Joint Governing Bodies <br />June 27, 2017 <br />Page 5 <br />creeks than converge into the Nature Conservancy-owned property. Other study areas have <br />some floodplain issues. <br />Steep Slo es not a~ Sia-nificant Constraint <br />The shape and the topography of the Property are conducive to both multi-family <br />and single-family residential development. While some of the Property has some steep <br />slopes, the majority (over 2/s) of the Property has slopes between 0 and 20%. On the other <br />hand, some of the Exception study areas are constrained by steep slopes, making <br />infrastructure difficult and expensive to construct. <br />Compatibility with Farm, Practices <br />There is very little, if any, farming near the Property and none on the Property. The <br />Property abuts the UGB to the north and the east and is adjacent to mostly Rural Residential <br />property to the south and southwest. The majority of the Resource property in the area is <br />designated and zoned Forest with recent Forest 'T'emplate Dwelling approvals on property <br />abutting the Willow Creek property to the west. <br />Close to Employment /Retail and transit Corridor <br />The Property abuts the Hynix property and is close to the industrial/ employment <br />park on the north side of West 11t1, Avenue. This is a very advantageous location because <br />while the Campus Employment property presents employment opportunities for nearby <br />residents, Campus Employment uses are generally compatible with multi-family and single- <br />family residential. One need only look at the newer., higher-end homes north of Chad Drive <br />that are directly adjacent to Campus Employment to see that Campus Employment is an <br />appropriate designation next to multi-family and single-family residential. Additionally, the <br />new LTD EmY line that will run down West 11th Avenue, while not yet reaching the <br />Property, could still be a benefit for future residents. The retail and other employment areas <br />along West 11 t1, Avenue are reasonably close to the Property. <br />Environmental -justice /Affordable Housing <br />As discussed above, the Property is not located near Heavy Industrial designated <br />property. In contrast, the Clear Lake study area for residential would be located close to <br />Heavy Industrial designated, zoned and developed property. The City's Human Rights <br />Commission ("HRC") provided the Mayor and City Council a memorandum on May 23, <br />2012, expressing concern about the City Manager's recommendation to expand the UGB in <br />the Clear Lake and Russel Creek/LCC Basin study areas. The IIRC suggested providing <br />incentives for developers that would encourage them to build affordable housing, including <br />single-family homes. The Property is large and undeveloped and, as such, is a blank slate; it <br />AG~ <br />