Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to forest land to the west. This adjacency could have potential minor environmental consequences. <br />Overall environmental consequences from expanding onto this site for industrial use would be slightly <br />negative to neutral. <br />Energy: While the addition of industrial employment near residential areas may decrease energy use <br />from commuter traffic, an isolated employer or two is unlikely to have significant benefits, and is just as <br />likely to draw employees from other parts of the region. Overall energy consequences from expanding <br />onto this site for industrial use would be neutral. <br />Economic: A UGB expansion to include Site P4.1a to serve the City's need for industrial employment land <br />is not likely to actually result in a site that is truly available for economic development during the <br />planning period. Site P4.1a is separated from the current UGB by productive forest land. For Site P4.1a <br />to be developed for the needed urban industrial use, it would first need to be annexed into the city <br />limits. The City would be legally prohibited from annexing Site P4.1a until the site is contiguous with the <br />city limits, either through annexation of the intervening forest land (which would not serve an identified <br />need for the City), or a significant (and arguably unreasonable) "cherry stem" annexation of 30th Avenue. <br />Given that it is therefore highly unlikely that Site P4.1a would be annexable during the planning period, <br />expanding the UGB to include it for industrial employment would create "phantom" capacity, failing to <br />meet the goals of the expansion. Additionally, the cost of extending urban services to this site (including <br />transportation improvements for the connection to 1-5) is disproportionate to the site's benefits. Overall <br />economic consequences of expanding the UGB onto this site for industrial use would be negative. <br />Social: Expanding the UGB for industrial use in this location would have slight potentially negative social <br />consequences for nearby rural residents and students exposed to traffic and other impacts of such uses <br />adjacent to their homes and school. Overall social consequences from expanding onto this site for <br />industrial use would be neutral. <br />Summary: Due to the economic challenges to developing this site during the planning period, as well as <br />other environmental, energy, economic and social concerns, Site P4.1a is discarded from further <br />consideration. <br />Site P4.1b - <br />This site is assembled from 15.7 contiguous acres of an 8.6 acre tax lot and a 36.5 acre tax lot both <br />designated for Forest. Land to the south, west and north is designated for forest use, while land to the <br />east is designated for Government and Education and is currently developed as the primary campus for <br />Lane Community College. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site <br />surrounded by forest land on three sides. This adjacency could have potential minor environmental <br />consequences. This site also has the negative consequence of more than half of the acreage of the two <br />tax lots is constrained by slope, leading to a considerable amount of forest land that would be taken into <br />the urban growth boundary by expanding for this site without serving an identified need. Overall <br />environmental consequences from expanding onto this site for industrial use would be slightly negative. <br />Appendix B to Findings May 2017 Page 68 <br />