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 P4.8j 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 P4.8j is discarded from further <br />consideration. <br />Site P4.8k - <br />This site is a 23.0 acre unconstrained tax lot designated Agricultural. Land not under consideration <br />surrounding the site is designated Agricultural to the north and east, and Rural Residential to the west. <br />The site is bordered by Brown Lane to the west. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to one other potential industrial site and tax lots designated for Agriculture. This adjacency could have <br />potential minor environmental consequences. Overall environmental consequences from expanding <br />onto this site for industrial use would be slightly negative to neutral. <br />Energy: The proximity 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 slightly negative to <br />neutral. <br />Economic: This site is connected to the UGB by another potential industrial expansion site (P4.81), but is <br />at a considerable distance from the current city limits, making it questionable whether the site would <br />develop (be annexable) during the planning period. Additionally, the cost of extending urban services to <br />this area for the few available candidate sites is disproportionate to the benefit. Overall economic <br />consequences of expanding the UGB onto this site for industrial use would be slightly negative to <br />neutral. <br />Social: Expanding the UGB for industrial use in this location would have slight potentially negative social <br />consequences for adjacent residents exposed to traffic and other impacts of such uses close to their <br />homes. Overall social consequences from expanding onto this site for industrial use would be neutral. <br />Summary: Although there are some environmental, energy, economic and social concerns associated <br />with expanding on this site, they are insufficient to discard it from further consideration at this juncture. <br />Site P4.8k is considered as a candidate industrial expansion site in Section Ill.g, below. <br />Appendix B to Findings May 2017 Page 118 <br />