AR26-005 Staff Decision - Laserfiche WebLink

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additional perspective on development patterns. Based on this analysis, the applicant concluded that four 40-acre grid cells are already developed and that the proposed dwelling would be located within a grid cell containing four existing dwellings. This finding suggests that the additional dwelling would not substantially alter the overall development pattern or significantly increase the development footprint within the broader 640-acre area. While this approach does not meet the clustering criteria established under the safe harbor method, it offers an alternative perspective supporting the conclusion that the proposed dwelling would be located within an area of existing residential concentration. The applicant submitted information evaluating the potential effects of roadways on wildlife movement and habitat use. Turnstone Environmental reviewed multiple studies indicating that elk utilize habitat within 100 to 200 meters of roadways less frequently than areas farther from roads. One study concluded that elk preferentially use clearcuts, areas adjacent to streams, and habitat located more than 150 meters from roads, regardless of roadway use intensity. Given that Abiqua Road NE bisects the subject parcel, Turnstone concluded that the roadway may reduce the likelihood of deer and elk utilizing the property. Additionally, the nearest perennial stream east of the roadway is located approximately 500 feet from the proposed dwelling site. The purpose of the Big Game Habitat Overlay is to protect significant wildlife habitat within the County's resource zones. As part of the application materials, Turnstone Environmental submitted a map from the Oregon Department of Fish and Wildlife (ODFW) Priority Wildlife Connectivity Areas analysis. Based on the submitted mapping, the proposed dwelling would be located within an ODFW-designated wildlife conservation area. This portion of the parcel is classified with a primary management objective of "Protect" and a secondary objective of "Restore," reflecting ODFW's intent to conserve and restore critical wildlife movement corridors throughout the state. Staff evaluated whether the proposed dwelling location is consistent with the intent and purpose of the Big Game Habitat Overlay and the ODFW Priority Wildlife Connectivity Area designation. Although the applicant submitted information documenting wildlife use of the parcel, the original application did not include mitigation measures intended to reduce potential impacts associated with the proposed dwelling. In addition, the application provided limited analysis supporting the selection of the proposed building site, despite the presence of other potential building locations on the parcel that appeared to be outside the identified conservation area. Staff requested additional information from the applicants, including identification of potential predator species, proposed mitigation measures, unique parcel characteristics, and an analysis of alternative building sites. This information was submitted on June 8, 2026, and included a revised homesite location. After reviewing the revised proposal, staff found the alternative homesite to be less suitable and recommended that the applicants proceed with the originally proposed dwelling location, which they elected to do. Staff's evaluation of the additional information is provided below. The supplemental submittal includes a thorough analysis of the parcel's topography, vegetation, and existing land disturbance. The applicants describe the vegetation within the proposed homesite as predominantly ferns, blackberries, and alder trees and note the shelf-like topography of the building site. They explain that the existing road configuration, established culverts, and vegetation characteristics indicate that this area has already experienced human disturbance. As proposed, the dwelling would largely overlap this existing disturbance footprint, minimizing the need to disturb previously undisturbed habitat. The applicants also note that the parcel slopes steeply to the northeast, substantially limiting feasible building locations. The applicants evaluated several alternative homesite locations. One alternative, located on the western portion of the tax lot across Abiqua Road NE, was determined to be unsuitable due to extensive wetlands and seasonal high-water conditions associated with Abiqua Creek. The applicants further note that the land west of Abiqua Road NE provides the highest-quality big game habitat on the parcel because of its proximity to water and relatively undisturbed condition. Another alternative, located farther northwest but east of Abiqua Road NE, was also evaluated. According to the applicants, development at this location would reduce the separation between the existing and proposed residences, increasing disturbance adjacent to the identified deer travel corridor. This alternative would also require the removal of additional trees and canopy cover compared to the proposed homesite. Relocating the dwelling farther