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existing urban growth boundaries or by intensification of development in existing rural communities; As explained above, the Board finds that the previous conceptual approval and related goal exception require the commercial and residential components of the subdivision to be built in conjunction with the existing 18-hole golf course. The approval includes findings regarding locating the proposed development in an area already committed to recreational development. It concludes that there are no alternative sites in Marion County that meet the minimum locational requirements that would not require taking a goal exception. The reasoning of the previous approval is even more persuasive today because the golf course and related facilities are fully developed at this location. The residential uses that were approved as part of the 1982 conceptual approval require location in the immediate proximity of the golf course and, therefore, can only reasonably be accommodated at this location. Additionally,there is no evidence in the record establishing that suitable alternative sites that are already committed to golf course development have become available inside an existing UGB or in existing rural communities between 1982 and the present. Further, the proposed golf resort development has specific locational requirements that inherently cannot be accommodated in an urban area or an existing rural community. The type of accommodations required to meet the needs of the targeted golf and recreational tourists include proximity to the existing golf course and a quiet, rural setting. The Board agrees with evidence submitted by the applicant that the proposed resort requires a quiet and scenic rural setting, which provides privacy and serenity, as well as close proximity to the existing golf course and related recreational uses that are compatible with a relaxing golf resort experience. The subject property is unique in that it provides all of the necessary site-related requirements. The subject property is adjacent to the existing golf course, is large enough to meet the site size requirement, and was previously approved as the site for the conceptual subdivision plan. The property also provides a quiet rural setting, and includes enough acreage to ensure that the resort will be surrounded by landscaping, open space, and other resource-related uses that will be compatible with the needs of the resort guests. Any site that did not include these features would not provide the necessary features to meet the required need and would not result in a successful project. Additionally, the Board finds that approving a Goal 14 exception for the subject property allows the proposed resort to be developed without taking any viable forestry lands out of production, since the land is already subject to a Goal 4 exception. For the reasons described above, and additional reasons provided by the applicant in the record as a whole, the Board agrees that the proposed development could not be reasonably accommodated in or through expansion of existing UGBs, or in existing rural communities. The applicant proposes to complete the development that was approved by the county in 1982, which obviously requires it to occur in the location for the golf resort previously approved and already developed with the existing golf course facility. (b) That Goal 2, Part II(c)(3) is met by showing that the long-term environmental, economic, social and energy consequences resulting from urban development at the proposed site with measures designed to reduce adverse impacts are not significantly more adverse than would typically result from the same proposal being located on other undeveloped rural lands, considering: -11-