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