Regional Industrial Lands Readiness - Wetlands Mitigation Solutions
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Transcript of Regional Industrial Lands Readiness - Wetlands Mitigation Solutions
Regional Industrial Lands Readiness - Wetlands Mitigation Solutions
Regional Industrial Lands Readiness - Wetlands Mitigation SolutionsCoordinated by –
Oregon Cascades WestCouncil of Governments
In partnership with –State of Oregon: Gov’s Office, DLCD, DSL, Business Oregon, OEDCity of Adair VillageCity of AlbanyCity of CorvallisCity of LebanonCity of MillersburgCity of TangentEconomic Dev Organizations: AMEDCBL3 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 are we moving 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?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?Analysis of wetlands-related impacts on industrial development found - Uncertainty & time to
address wetlands permit requirements are impediments to siting industry
Cost to meet regulations is a lesser factor for larger build-to-suit development
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 requires real, detailed,
development plan Review to possible permit can
take over 1 year Recent delineation Delineate in rainy season
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 ~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 of 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...
In ‘08 almost all existing & planned Upper Willamette credits were taken, and...
‘08 Upper Willamette credit purchases averaged $93,654 ($84,500 state-wide)
Track A: Regional mitigation Cities agree they have a role in providing
industrial development certainty Business plan for mitigation banking strategy Strong desire to add multiple values
into/alongside public mitigation area Cascades West Regional Consortium incorporated
Seeking project development funding State endorsement for this regional effort Connections to potential partners
How will we move forward?
Track B: Streamlined permitting State priority – great support Regulators like regional permit & RGP provides ~70% certainty Gov’s Strategic Reserve Funds Solicited for & selected 20 “best” sites for analysis Contracted w/Pacific Habitat Services to develop
RGP Proposal Continued RSC assistance
20 sites moving to “Decision-Ready” status Professional services for “Certified” readiness
How will we move forward?
Regional Industrial Lands Readiness - Wetlands Mitigation SolutionsCoordinated by –
Oregon Cascades WestCouncil of Governments
In partnership with –State of Oregon: Gov’s Office, DLCD, DSL, Business Oregon, OEDCity of Adair VillageCity of AlbanyCity of CorvallisCity of LebanonCity of MillersburgCity of TangentEconomic Dev Organizations: AMEDCBL3 Regional Investment BoardPacifiCorp