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