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PHOENIX (AP) - A new study says there'd be limited potential to develop state trust land near the southern Arizona landmark of Picacho Peak as an industrial park if Union Pacific Corp. buys some of the land for a new railroad switching yard.

The report by consultants hired by the state Land Department says there's some value to approving the railroad project on its own merits.

But the report says suggestions by Union Pacific that the state could benefit by developing adjacent trust land for industrial use may be too optimistic. It cites development patterns near other rail yards and availability of land elsewhere in Pinal County.

Local officials endorse the project as an economic development opportunity, while critics have said it'd be an environmental blemish within eyesight of Picacho Peak State Park.

Image courtesy Kevin Dooley via Wikimedia Commons