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 and other <br />potential industrial expansion sites. Overall energy consequences from expanding onto this site for <br />industrial use would be slightly negative to neutral. <br />Economic: A UGB expansion to include Site P4.8i 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 P4.8i is separated from the current UGB by land that does not serve an identified <br />need for the City. For Site P4.8i 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 P4.8i 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 and Meadowview Road, extending outside of the study area. Given that it is highly unlikely <br />that Site P4.8i would be annexable during the planning period, expanding the UGB to include it for <br />industrial employment would create "phantom" capacity, failing to meet the goals of the expansion. <br />Overall economic consequences of expanding the UGB onto this site for industrial use would be <br />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 P4.8i is discarded from further <br />consideration. <br />Site P4.8j - <br />This site is 13.3 acres within the study area of a 78.8 acre tax lot designated Agricultural (83% of the tax <br />lot in question is outside of the study area. Land not under consideration surrounding the site is <br />designated Agricultural. The site is bordered by the railroad 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 and other <br />potential industrial expansion sites. Overall energy consequences from expanding onto this site for <br />industrial use would be slightly negative to neutral. <br />Economic: A UGB expansion to include Site P4.8j 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 P4.8j is separated from the current UGB by land that does not serve an identified <br />need for the City. For Site P4.8j 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 P4.8j 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 117 <br />