STAFF REPORT 

March 2, 2011 

 
 
 
 

 
 
 
 
prepared for the 

March 9, 2011 
Reconsideration Hearing 
of the 

Oregon Pipeline, LLC  
Consolidated Application
 
 TABLE OF CONTENTS 
 
 
STAFF REPORT....................................................................................................................................1 
TIMELINE ............................................................................................................................................2 
SUMMARY OF APPLICABLE CRITERIA and FINDINGS.........................................................................3 
FINDINGS............................................................................................................................................5 
LWDUO 80‐14 
Type II Procedure ...................................................................................................................5 
Type IIa Procedure .................................................................................................................5 
Mailed Notice of Hearing.......................................................................................................5 
Published Notice ....................................................................................................................6 
RA5 Zone ................................................................................................................................7 
AF Zone ..................................................................................................................................15 
F80 Zone.................................................................................................................................26 
EFU Zone ................................................................................................................................35 
AD Zone..................................................................................................................................36 
AC2 Zone ................................................................................................................................40 
AN Zone..................................................................................................................................43 
Flood Hazard Overlay.............................................................................................................50 
Geological Hazard Overlay.....................................................................................................51 
Shoreland Overlay..................................................................................................................55 
Sensitive Bird Habitat Overlay ...............................................................................................59 
Conditional Use......................................................................................................................61 
Review Use.............................................................................................................................61 
Coastal Zone Consistency ......................................................................................................62 
Transportation System Impact Review..................................................................................63 
Columbia River Estuary Impact Assessment & Resource Capability Determination.............64 
STANDARDS DOCUMENT 
Erosion Control ......................................................................................................................71 
Farm and Forest Zones Dwelling and/or Use Standards .......................................................72 
Columbia River Estuary Shoreland and Aquatic Use and Activity Standards ........................73 
Protection of Riparian Vegetation .........................................................................................79 
Vehicle Control and Circulation .............................................................................................81 
Road Standards ......................................................................................................................82 
COMPREHENSIVE PLAN 
Goal 1 .....................................................................................................................................85 
Goal 2 .....................................................................................................................................86 
Goal 3 .....................................................................................................................................88 
Goal 4 .....................................................................................................................................89 
Goal 5 .....................................................................................................................................90 
Goal 6 .....................................................................................................................................92 
Goal 7 .....................................................................................................................................93 
 Goal 8 .....................................................................................................................................95 
Goal 9 .....................................................................................................................................95 
Goal 10 ...................................................................................................................................95 
Goal 11 ...................................................................................................................................95 
Goal 12 ...................................................................................................................................95 
Goal 13 ...................................................................................................................................96 
Goals 16 & 17 .........................................................................................................................97 
Lewis & Clark, Youngs, Wallooskee River Valleys Community Plan ......................................101 
Elsie Jewell Community Plan..................................................................................................101 
 
STAFF RECOMMENDATION....................................................................................................102 
 
EX 1 PUBLIC NOTICES .........................................................................................................................103 
 
EX 2 PUBLIC COMMENTS ...................................................................................................................116 
 
 
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 EXHIBIT 2 A

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 EXHIBIT 2 A

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Clatsop County ph: 503-325-8611
Transportation & Development Services fx: 503-338-3666
800 Exchange Street, Suite 100, em: comdev@co.clatsop.or.us
Astoria, OR 97103 www.co.clatsop.or.us

CLATSOP COUNTY BOARD OF COMMISSIONERS

NOTICE OF PUBLIC HEARING
For the reconsideration of the conditional approval of the consolidated application by Oregon
Pipeline, LLC, to construct a 41-mile natural gas pipeline.

DATE OF HEARING: Wednesday, March 9, 2011

TIME: 3:30 PM
LOCATION: Judge Guy Boyington
Building, 857 Commercial Street - Astoria, Oregon
97103
CONTACT PERSON: Jennifer Bunch, Clatsop County Planner

You are receiving this notice because you own property within 750-feet of the proposed
Oregon LNG pipeline or are considered to be a party of interest on the record, or you are
considered to be an affected state or federal agency, local government, or special district.

NOTICE IS HEREBY GIVEN that on January 13, 2011, the Clatsop County Board of
Commissioners, pursuant to ORS 197.830(13(b) and OAR 661-010-0021, withdrew its decision
to grant conditional approval to the Oregon Pipeline, LLC, consolidated application that was
originally approved by the Board of Commissioners on November 8, 2010. That decision had
been appealed to the State of Oregon Land Use Board of Appeals (LUBA).

On February 9, 2011, the Board of Commissioners held a public hearing and set the scope of
review for the March 9, 2011, reconsideration hearing. The Board has determined it may
consider any and all issues identified in the findings adopted in support of the November 8, 2010,
Board of Commissioners decision and that no new evidence will be considered as part of its
reconsideration of the November 8, 2010 findings and decision.

The criteria applicable to the Board’s decision on reconsideration are as follows:

Land and Water Development and Use Ordinance 80-14
L3.220 – Residential Agriculture 5 Zone L5.000 – Conditional Development and Use
L3.510 – Agricultural Forestry Zone L5.040 – Development and Use Permitted with Review
L3.550 – Forest-80 Zone L5.120 – Coastal Zone Consistency Review
L3.560 – Exclusive Farm Use Zone L5.350 – Transportation System Impact Review
L3.740 – Aquatic Development Zone L5.800 – Columbia River Estuary Impact Assessment
L3.780 – Aquatic Conservation 2 Zone and Resource Capability Determination.
L3.800 – Aquatic Natural Zone
L4.000 – Flood Hazard Overlay
L4.040 – Geological Hazard Overlay
L4.080 – Shoreland Overlay
L4.200 – Sensitive Bird Habitat Overlay

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Standards Document
S2.500 – Erosion Control Development Standards
S3.500 – Farm and Forest Zones Dwelling and/or Use Standards
S3.650 – Tsunami Inundation Zone
S3.700 – Geologic Hazard Requirements
S4.200 – Columbia River Estuary Shoreland and Aquatic Use
and Activity Standards
S4.500 – Protection of Riparian Vegetation
S6.000 – Road Standard specifications for Design and Construction

Clatsop County Comprehensive Plan – Goals and Policies

Goal 1 – Citizen Involvement
Goal 2 – Land Use Planning
Goal 3 – Agricultural Lands
Goal 4 – Forest Lands
Goal 5 – Open Space, Scenic and Historic
Areas and Natural Resources
Goal 6 – Air, Water and Land Quality
Goal 7 – Natural Hazards
Goal 8 – Recreation
Goal 9 – Economy
Goal 10 – Population and Housing
Goal 11 – Public Facilities & Services
Goal 12 – Transportation
Goal 13 – Energy Conservation
Goals 16 and 17 – Estuarine Resources and Coastal Shorelands
Lewis & Clark, Youngs, Wallooskee River Valleys Community
Plan and the Elsie Jewell Community Plan

Oral and written argument will be accepted from all of the parties to the LUBA proceedings
related to the November 8, 2010 approval. Oral argument must be presented through the parties’
legal counsel only unless otherwise permitted by the Board at the hearing. County staff will be
permitted to make a staff report and respond to Board questions. All other persons or
organizations who participated in the 2010 Hearings Officer and Board of Commissioner
proceedings in this matter will be permitted to submit written argument only, as provided below
in this notice.

All written argument must be submitted to and received by this office no later than 5:00
PM on Wednesday, February 23, 2011, in order to be considered at the March 9, 2011
public hearing. Send such writings to: Clatsop County Board of Commissioners, 800
Exchange Street, Suite 100, Astoria, OR 97103. Written arguments may also be sent via FAX to
503-338-3666 or via email to comdev@co.clatsop.or.us. No new evidence may be included or
referred to in such written submittals.

NOTE: Failure of an issue to be raised in a hearing, in person or by letter, or failure to provide

statements sufficient to afford the decision maker an opportunity to respond to the issue precludes
an appeal based on that issue.

The following documents are available for review at the Clatsop County Transportation &
Development Services office, 800 Exchange Street, Suite 100, Astoria, Oregon. A copy of the
application, all documents and evidence submitted by or on behalf of the applicant and applicable
criteria are available for inspection at the department office during normal business hours (M-F, 8-5)
at no cost and will be provided in a digital format at reasonable cost.

A copy of the staff report will be available for inspection at the Department office at no cost at least
seven days prior to the hearing and will be provided at a reasonable cost.

In general, the procedure for conduct of the public hearing will in accordance with LWDUO
Section 2.185(3): Introductory statements by the Board of Commissioners, staff report presentation,
argument from the LUBA parties, argument from other parties, rebuttal by LUBA parties, and

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conclusion of the public hearing. The Board of Commissioners will then deliberate and issue a
decision.

If you have questions about this land use matter or need more information, please contact
Jennifer Bunch, Clatsop County Planner, at (503) 325-8611 or via email at
jbunch@co.clatsop.or.us .

Notice to Mortgagee, Lien Holder, Vendor or Seller: ORS Chapter 215 requires that if
you receive this notice it must promptly be forwarded to the purchaser.

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 EXHIBIT 3

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