Factor 1: Efficient accommodation of identified land needs <br />This expansion option accommodates the entire portfolio of needed sites in a relatively cohesive area <br />with one outlier site. In association with the school expansion and parkland that is under consideration <br />for expansion to develop as a community park, this area also fills in an indentation in the urban growth <br />boundary, reducing the urban/rural interface from 6.5 miles along this stretch to 3.1 miles. This area <br />would require the inclusion of fifteen small tax lots and part of one tax lot totaling 6570 acres (up to a <br />possible 289.1 acres depending on park expansion proposals) that are otherwise not under <br />consideration. <br />Factor 2: Orderly and economic provision of public facilities and services <br />As a two-area expansion without much spread, this option would still allow for master planned public <br />facilities, enhancing the efficiency and orderliness of providing services as development requires. <br />Factor 3: Comparative environmental, energy, economic, and social consequences <br />Environmental: The south Clear Lake-focused expansion option contains some scattered Goal 5 <br />protected areas and three areas constrained by the Special Hazard Flood Area. These environmental <br />constraints would require additional guidelines or regulation to mitigate potential consequences. The <br />cohesive nature of the area with constraints would allow such regulations to be integrated into planning <br />considerations. Overall environmental consequences from expanding into this area for industrial use <br />would be neutral. <br />Energy: This expansion option would promote energy efficiencies through proximity to the airport and <br />transportation corridors, and relative proximity (even adjacency in the case of the southernmost site) to <br />residential areas to the south. The cohesive nature of the site also increases energy efficiency <br />opportunities for transit by including multiple destinations in a single area. Overall energy consequences <br />from expanding onto this site for industrial use would be positive. <br />Economic: This expansion option would create additional industrial employment land, as all expansions <br />would. Comparative economic benefits of this expansion option include the efficiency of providing <br />services to a single area and the high level of connection to the current urban growth boundary. The <br />overall economic consequences of expanding the UGB for industrial uses in this location are positive. <br />Social: While expanding the UGB for industrial use in this area would have impact very few residents, it <br />could have potentially negative social consequences for students exposed to traffic and other impacts of <br />such uses adjacent to both sides of the proposed school expansion. These impacts would require <br />planning to limit the intensity of uses allowed in close proximity to the school facility. Additional <br />employment sites near but not directly adjacent to residential neighborhoods provide a positive social <br />consequence. Overall social consequences of expanding into this area for industrial use would be <br />neutral to positive. <br />Appendix B to Findings May 2017 Page 143 <br />