Site P4.81- <br />This site is a 20.4 acre tax lot designated Agricultural. Two adjacent second priority tax lots (identified in <br />Subarea P2.10, above) measuring 4.5 (western site) and 4.2 (eastern site) acres could be considered <br />with this site, connecting it to the current UGB. Inclusion of one of these sites would not change the size <br />category of land need addressed by the site, but because it is necessary to make the fourth priority site <br />contiguous with the UGB and viable with regard to annexation, they will be evaluated as a single site. <br />The western second priority tax lot is actively used for agricultural activities, while the eastern second <br />priority tax lot is vacant, only serving as a driveway. For the purposes of this analysis, therefore, the <br />eastern site is considered more appropriate and will be included in the analysis of the fourth priority <br />site. Together, these two tax lots form a 24.6 acre site. <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, but is at a considerable distance from the current city <br />limits, making it questionable whether the site would develop (be annexable) during the planning <br />period. Additionally, the cost of extending urban services to this area for the few available candidate <br />sites is disproportionate to the benefit. Overall economic consequences of expanding the UGB onto this <br />site for industrial use would be slightly negative to 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 P4.81 is considered as a candidate industrial expansion site in Section Ill.g, below. <br />(e) Dismiss Candidate Land if its Inclusion in the UGB to Address the <br />Identified Industrial Land Deficit would be Incompatible with <br />Nearby Agricultural or Forest Activities Occurring on Farm or Forest <br />Land Outside the UGB <br />As explained above, Sites P4.8a, P4.8b, P4.8c, P4.8d, P4.8e, P4.8f, P4.8i, and P4.8j are separated from <br />the existing UGB by agricultural land that is not suitable for the City's industrial land needs. Expanding <br />the UGB to include any of these sites would require the City to also bring that intervening agricultural <br />land into the UGB (or extend the city limits in an arguably unreasonable "cherry stem"), making it <br />urbanizable land. In that way, inclusion of Sites P4.8a, P4.8b, P4.8c, P4.8d, P4.8e, P4.8f, P4.8i, and P4.8j <br />in the UGB to address the identified industrial land deficit would be incompatible with the nearby <br />Appendix B to Findings May 2017 Page 119 <br />