and archeological resources, infrastructure deficiencies, parcel <br />fragmentation, or natural hazard areas. Goal 7 specifically defines <br />"...floods (coastal and riverine)..." as one type of natural hazard. <br />Development within the SFHA is likely to become even more <br />difficult for developers to obtain financing or obtain insurance <br />during the 20-year planning period. There is increasing uncertainty <br />about development within the SFHA as a result of the settlement <br />agreement that Federal Emergency Management Agency (FEMA) <br />reached with several environmental groups.80 Under the terms of <br />the settlement agreement, FEMA will now require applicants for <br />certain types of changes to the Oregon floodplain maps to <br />demonstrate that the map change will not cause a loss of habitat. <br />Second, the settlement agreement requires FEMA to initiate a <br />"consultation" under the Endangered Species Act (ESA) with the <br />National Marine Fisheries Service (NMFS) to determine the impacts <br />of the National Flood Insurance Program (NFIP) on fifteen salmon <br />and steelhead species that are listed as threatened or endangered <br />under the ESA. The outcome of this process is still pending, and <br />may result in stringent requirements for development regulations <br />for development in or near the floodplains. Even under existing <br />regulations, commercial developments are required to either <br />elevate or flood-proof structures located in the floodplain, <br />significantly increasing costs or impacting pedestrian and freight <br />access to the site. Eugene has indicated that "location outside the <br />SFHA" would be an important site characteristic, if not treated as <br />an actual development constraint, because it is very risky for a <br />manufacturer to invest in a development site in the SFHA under <br />the current regulatory uncertainty. <br />• Compatible surrounding land uses. Manufactures reject sites <br />located in areas where a manufacturing operation will be <br />incompatible with surrounding uses (established or planned). OAR <br />660-009-0025(6) recognizes that compatibility is an important factor <br />when locating new employment land. It strongly encourages cities <br />to manage the encroachment and intrusion of incompatible uses <br />with employment uses. Industrial buildings used for <br />manufacturing are generally compatible with other industrial uses, <br />commercial uses, and some public uses. Industrial uses may be <br />80 Audubm Socie4l of Portlaiid, National Wildlife Federation, Northwest Eiiviromnerdal Defense Ceirter, <br />Associatim of Northwest Steelheaders v. Federal EmergeiinlMaiiagemeirt AgeiinI in the United States <br />District Court, District of Oregon, Case No. 3:09-cv-729-HA <br />Part 11 - Eugene Economic Opportunities Analysis ECONorthwest Page 131 <br />