consequences. Overall environmental consequences from expanding onto this site for industrial use <br />would be slightly negative to neutral. <br />Energy: The adjacency of this site to the airport presents positive energy impacts that are balanced by <br />negative impacts arising from the site's considerable distance from urban neighborhoods. Overall <br />energy consequences from expanding onto this site for industrial use would be neutral. <br />Economic: A UGB expansion to include Site P4.8e 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 P4.8e is separated from the current UGB by land that does not serve an identified <br />need for the City. For Site P4.8e to be developed for the needed urban industrial use, it would first need <br />to be annexed into the city limits. The City would be legally prohibited from annexing Site P4.8e until the <br />site is contiguous with the city limits, either through annexation of the intervening land which would not <br />serve an identified need for the City, or an (arguably unreasonable) "cherry stem" annexation of <br />Highway 99. Given that it is highly unlikely that Site P4.8e would be annexable during the planning <br />period, expanding the UGB to include it for industrial employment would create "phantom" capacity, <br />failing to meet the goals of the expansion. Overall economic consequences of expanding the UGB onto <br />this site for industrial use would be negative. <br />Social: Expanding the UGB for industrial use in this location would have neutral social consequences <br />given the separation from residential areas. Overall social consequences from expanding onto this site <br />for industrial use would be neutral. <br />Summary: Due to the economic challenges of developing this site during the planning period, as well as <br />other environmental, energy, economic and social concerns, Site P4.8e is discarded from further <br />consideration. <br />Site P4.8f - <br />This site is 51.4 contiguous acres of an 85.2 acre tax lot (which also contains Site P4.8d) designated <br />Agricultural. Land not under consideration surrounding the site is designated Agricultural to the north <br />and east. The site is bordered by Meadowview Road to the north and Highway 99 to the east. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to active agriculture to the north. This adjacency could have potential minor environmental <br />consequences. Overall environmental consequences from expanding onto this site for industrial use <br />would be slightly negative to neutral. <br />Energy: The adjacency of this site to the airport presents positive energy impacts that are balanced by <br />negative impacts arising from the site's considerable distance from urban neighborhoods. Overall <br />energy consequences from expanding onto this site for industrial use would be neutral. <br />Economic: A UGB expansion to include Site P4.8f 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 P4.8f is separated from the current UGB by land that does not serve an identified <br />need for the City. For Site P4.8f to be developed for the needed urban industrial use, it would first need <br />to be annexed into the city limits. The City would be legally prohibited from annexing Site P4.8f until the <br />site is contiguous with the city limits, either through annexation of the intervening land which would not <br />Appendix B to Findings May 2017 Page 114 <br />