Site P4.6g - <br />This site is 13.5 contiguous acres of a 115.5 acre tax lot designated Agricultural and Forest. Land to the <br />north and west is designated Agricultural with some nearby Rural Residential, while land to the south <br />and east is designated Forest. The site is bordered by Crow Road to the west. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to agricultural and forest land. This adjacency could have potential minor environmental consequences. <br />Additionally, 88% of the tax lot is constrained by slope, leading to a considerable amount of fourth <br />priority land that would be taken into the UGB by expanding for this site, but would not directly serve <br />the industrial need. Overall environmental consequences from expanding onto this site for industrial use <br />would be slightly negative. <br />Energy: While the addition of industrial employment near residential areas may decrease energy use <br />from commuter traffic, a given employer is just as likely to draw employees from other parts of the <br />region. Overall energy consequences from expanding onto this site for industrial use would be neutral. <br />Economic: A UGB expansion to include Site P4.6g 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 P4.6g is separated from the current UGB by rural residential and agricultural land. <br />For Site P4.6g to be developed for the needed urban industrial use, it would first need to be annexed <br />into the city limits. The City would be legally prohibited from annexing Site P4.6g until the site is <br />contiguous with the city limits, either through annexation of the intervening residential or agricultural <br />land (which would not serve an identified need for the City), or an (arguably unreasonable) "cherry <br />stem" annexation of Crow Road. Given that it is highly unlikely that Site P4.6g would be annexable <br />during the planning period, expanding the UGB to include it for industrial employment would create <br />"phantom" capacity, failing to meet the goals of the expansion. Additionally, the cost of extending urban <br />services to this area for the few available candidate sites is disproportionate to the benefit. Overall <br />economic consequences of expanding the UGB onto this site for industrial use would be negative. <br />Social: Expanding the UGB for industrial use in this location would have slight potentially negative social <br />consequences for residents exposed to traffic and other impacts of such uses close to their homes. <br />Overall social consequences from expanding onto this site 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 P4.6g is discarded from further <br />consideration. <br />Site P4.6h - <br />This site is assembled from 8.8 contiguous acres of a 12.2 acre tax lot and a 3.4 contiguous acres of a <br />5.42 acre tax lot both designated Agricultural. Together they form a 12.2 acre site. Land to the east and <br />west is designated Forest, while land to the north is designated Rural Residential. Land to the south and <br />northeast is designated Agricultural. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to agricultural and forest land. This adjacency could have potential minor environmental consequences. <br />Appendix B to Findings May 2017 Page 91 <br />