regional industrial wetlands / wetlands mitigation project
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Regional Industrial Wetlands /Wetlands Mitigation Project
RegionalIndustrial Wetlands /Wetlands Mitigation ProjectCoordinated by –Oregon Cascades WestCouncil of Governments
In cooperation with –City of Adair Village City of HarrisburgCity of Albany City of LebanonCity of Corvallis City of MillersburgCity of Halsey City of TangentState of Oregon
With funding provided by –State of Oregon DLCDBL3 Regional Investment BoardPacifiCorp
Overview of key findings...
What is a “wetland”?
How do wetlands impact industrial sites?
What are the issues?
What needs to be “fixed”?
How can we move forward?
What is a “wetland”?
Is this Tangent site likely to be a wetland?
What about this Corvallis site?
What is a “wetland”? May not always be wet –
Seasonal Altered (farmed, tiled, channeled)
Inundated or saturated with ground or surface water to support hydrophytes (aquatic plants)
What is a “wetland”? Serve important
functions – Storm water retention Ground water recharge Filter contaminates Wildlife & plant habitat Recreation Aesthetics
Goal 5 balancing act
How do wetlands impact sites?
Almost all industrial sites have areas of known or suspected wetlands
Few 10+ acre sites could be developed without impacting likely wetlands area...
How do wetlands impact sites?South Halsey Site
Total Area of Site: @ 25.0 AcresSuspected Wetlands: @ 15.6 Acres
How do wetlands impact sites?Lebanon Rodeo Industrial Park
Total Area of Sites: 120.1 AcresDelineated Wetlands: 73.1 Acres
How do wetlands impact sites?South Albany Industrial Park
Total Area of Sites: 247.0 AcresDelineated Wetlands: 125.5 Acres
What are the issues?
Phase I findings – Uncertainty & time
needed to address wetlands requirements are impediments to siting industry
Cost to meet regulations is a lesser factor for larger sites with build-to-suit developments
What are the issues? Review to possible permit can take 1 year
Approval required from both - Oregon Department of State Lands U.S. Army Corps of Engineers
3 key definitions / hurdles - Delineation Defines boundary of wetlands Assessment Evaluation of wetlands
values,functions, & condition
Determination Decision that a site does, islikely to, may, or does notcontain wetlands
What are the issues? Development proposal must work to -
#1 - Avoid wetlands area#2 - Minimize impact to wetlands#3 - Compensate for impact -
Restore wetlands / create new wetlands Same / more wetlands area Same / enhanced wetlands functions & values
What are the issues? Review cannot begin until
there is a detailed, real, development plan
Site must have recent delineation
Alternatives analysis must prove non-wetlands sites aren’t possible
Developer must mediate between DSL & US ACE
What are we “fixing”? Forecast future
industrial land demand Preferred & likely future Inform local Comp Plan
updates = 20 years
Understand industrial site wetlands
Address wetlands-related uncertainty & timing impediments
DEMAND FOR INDUSTRIAL LAND
BASELINE INDUSTRIAL EMPLOYMENT PROJECTION
Broad Economic Trends State Economic Visionand Economic Initiatives
The Region’s Assets
Anticipated Growth and Change in Industrial Sectors
REFINED ECONOMIC FUTURE –REGIONAL INDUSTRIAL EMPLOYMENT PROJECTION
Evaluate Alternative Viewsof Industrial Land Demand
Community Characteristics and Preferred Economic Future
What are we “fixing”? Industrial Economic Opportunities Analysis
Need inventory of @1,500 acres of vacant land to meet demand & provide market choice
Inventory requires about 84 sites - 20 sites of 10-acres or more 63 sites of under 10 acres (76% of demand)
Cities inventoried 3,360 acres in 108 sites Review wetlands on “key sites”
Toured sample of 20 sites most likely to develop 100–300 acres will need to be mitigated Common approach is possible -
All in same Upper Willamette Basin 97% of potential wetlands area is PEM Flats classification
What are we “fixing”? Regulators prefer larger areas to
individual or on-site mitigation – Shared maintenance costs Eased monitoring Increased long-term success
Securing mitigation bank credits improves part of certainty issue, but...
Almost all existing & planned Upper Willamette mitigation bank credits are taken, and...
Recent Upper Willamette credit purchases averaged $93,654 ($84,500 state-wide)
How will we move forward?Track A: Explore & frame regional mitigation bank
A collaborative bank is feasible
Cost of bank development & long-term operating pool is @$31,000 = 1/3 of credit
Additive values & benefits couldbe brought into / alongside publicwetlands mitigation bank
Next steps... Outreach to partners Seek EPA funding for next steps Clarify interest in a “consortium” approach Frame business plan (structure, operation, finances,
etc.)
Track B: Seek regional-level reviews
Try to move package of sites through reviews Regional “Alternatives Analysis” Site-by-site analysis of conditions
Work toward 80-90% certainty... Current delineation required Development plan review required
Next steps... Secure US ACE cooperation = KEY! Obtain funds for assessment & to write EPA application Conduct assets assessment to clarify top sites Secure EPA grant to fund site & opportunities analyses
How will we move forward?
Regional Industrial Wetlands /Wetlands Mitigation Project
RegionalIndustrial Wetlands /Wetlands Mitigation ProjectCoordinated by –Oregon Cascades WestCouncil of Governments
In cooperation with –City of Adair Village City of HarrisburgCity of Albany City of LebanonCity of Corvallis City of MillersburgCity of Halsey City of TangentState of Oregon
With funding provided by –State of Oregon DLCDBL3 Regional Investment BoardPacifiCorp
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