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31. Staff approval of all street names. The Board relies on the evidence in the record, including the testimony of the applicant stating that it has not yet selected street names,but will submit names to Marion County for staff approval once a selection has been made, and finds that it is feasible to comply with this condition. To ensure compliance, the Board imposes Condition No. 8. XIII. RESPONSES TO ISSUES RAISED BY OPPONENTS The majority of issues raised by opponents that are relevant to applicable approval criteria are addressed in the findings set forth above. In addition to those findings, the Board adopts the following findings in response to specific issues raised by opponents. A. Transportation Issues Several opponents suggest that completion of the Elkhorn Resort will have a devastating impact on North Fork Road and Gates Hill Road. Contrary to the opponents' assertions, the Board finds that the evidence in the record demonstrates that approval of this project will infuse over$1 million in transportation improvements to the area and, with the proposed mitigation, will improve the volume to capacity(v/c)ratio of the roads compared to what is anticipated without the project. The Board also finds that the TIS prepared by DKS Associates, dated August 2007 and adopted and incorporated into these findings by reference, demonstrates that the impacts of the project are relatively small, the proposed Highway 22/North Fork Road intersection improvement mitigates the proportional impacts of the project and that the intersection will experience better operations with the project than it would without the project. More recently, the Willamette Law Clinic, on behalf of 1000 Friends of Oregon, submitted a letter arguing that approval of the proposed development would violate the Transportation Planning Rule ("TPR"). However, the applicant has submitted a supplemental memorandum prepared by DKS Associates, dated June 18, 2008,which contains a TPR analysis and is adopted and incorporated into these findings by reference. The DKS memorandum recommends mitigation at the Highway 22/North Fork Road intersection by a channelized right-turn lane on the north leg of North Fork Road and a corresponding acceleration lane with a taper section on the west leg of Highway 22, and demonstrates that the proposed transportation improvements will mitigate the impacts of the proposed development and meet all TPR requirements. By letter dated June 25, 2008, the Oregon Department of Transportation ("ODOT") confirmed that the proposed improvements are feasible when designed to ODOT standards. As stated above in the findings regarding Goal 12, the Board finds that with the proposed improvements, any impacts caused by the project will be adequately mitigated as contemplated by the TPR. B. Alternatives Analysis Concerns have been raised by opponents that the applicant has not considered other alternative sites where the opponents believe the development could be located in or through the expansion of existing UGBs. Specifically, opponents contend that the proposed residential resort development could be located on the old Woolen Mill site in Stayton, or on unidentified sites in or adjacent to Gates,Detroit, and Idanha. The Board finds that approval of this application would result in final development approval of a prior subdivision that was specifically approved in this location, for this golf course resort. The Board also finds that residential and commercial components of this application merely complete the second phase of the prior county approvals,which specifically contemplate an integrated golf course and residential resort development in the proposed location at Elkhorn Valley Golf Course. Therefore, there is no alternative site that involves an existing preliminary subdivision approval -34-