Packet - Hubbard

Transcription

Packet - Hubbard

MEETING NOTICE FOR THE
CITY OF HUBBARD
TUESDAY
MARCH 15, 2016
............................................................................................................................................................
PLANNING COMMISSIONERS: HOLUM, ANDERSON, NICHOLS, ESTES, NELSON
............................................................................................................................................................
The Hubbard Planning Commission will meet for a planning meeting at the
Hubbard City Hall at 6:30 p.m.
The City will, upon request, endeavor to arrange for the following services to be
provided. Since these services must be scheduled with outside service providers, it is
important to allow as much lead time as possible. Please notify the City of your
need by 4:00 p.m. on the Monday of the week preceding the meeting date.
Χ
Qualified sign language interpreters for persons with speech or hearing
impairments; and
Χ
Qualified bilingual interpreters; and
Χ
Assisting listening devices for persons with impaired hearing.
Additional agenda items may be accepted until 4:00 p.m. on the Monday of the week
preceding the meeting date. Please contact the Director of Administration/City
Recorder, Vickie L. Nogle, MMC, at 981-9633. (TTY / Voice 1-800-735-2900)
SEE ATTACHED AGENDA
Posted 3/9/2016
4:00 p.m.
Vickie L. Nogle, MMC
Director of Admin/City Recorder
CITY OF HUBBARD
PLANNING COMMISSION
MEETING AGENDA
TUESDAY, MARCH 15, 2016 - 6:30 PM
LOCATION: HUBBARD CITY HALL
3720 2ND STREET, HUBBARD
1) CALL TO ORDER.
a) Flag Salute.
2) PUBLIC HEARINGS.
Continued from February 16, 2016 / Kevin Chappell – SDR #2015-05 construction of
5,950 SF storage building for existing nursery business. (2625 Pacific Highway 99E)
3) WORK SESSION.
a) Commercial Center Rezone Project.
4) ADJOURNMENT. (Next regular scheduled Planning Commission meeting April 19, 2016, at
6:30 p.m.)
100 HIGH STREET S.E., Suite 200 | SALEM, OREGON 97301 | www.mwvcog.org
T: 503.588.6177 | F: 503-588-6094 | E: mwvcog@mwvcog.org
An equal opportunity lender, provider, and employer
To:
Hubbard Planning Commission
From:
Joey Shearer, MWVCOG
Date:
March 8, 2016
Subject:
Commercial Center Rezone Project
Attach:
Resource Team Report (Excerpt), Comp Plan (Excerpt), Comp Plan Map,
Zoning Map, Commercial Center Aerial Photo, Comp Plan/Zoning Comparison,
Development Code (Excerpt)
The City Council has authorized a legislative rezone of the Commercial Center in conjunction
with grant funding awarded by Marion County. This memo outlines the need for this project,
the project scope, and the timeline moving forward.
BACKGROUND
The Comprehensive Plan identifies the “Commercial Center” of Hubbard as the blocks bounded
by A Street to the north, G Street to the south, 3rd Street to the west, and Hwy 99E to the east.
However, the majority of this area is zoned Residential-Commercial (RC) or Industrial (I), and
only a small portion is actually zoned Commercial (C). The name Residential-Commercial often
creates confusion because it does not allow a full range of commercial uses. Furthermore, the
Comp Plan Map designates most of the RC zoned properties as “Commercial” but HDC Section
2.104.01 states: “The RC District is consistent with the High Density Residential Comprehensive
Plan designation.” In summary, the zoning and Comprehensive Plan designations for much of
the property in the Commercial Center does not align.
In 2003, the City of Hubbard adopted a Resource Team Report prepared by the Oregon
Downtown Development Association (ODDA) as part of its Comprehensive Plan. The ODDA
report includes a number of recommendations intended to improve the viability of Hubbard’s
historic Commercial Center. The report recommended expanding the diversity of retail and
related commercial uses to, as well as pedestrian and streetscape improvements.
The City has continuously reaffirmed its support for its Commercial Center through analysis of
economic opportunities, establishment of Comprehensive Plan policies, and investment in
infrastructure improvements.
Serving member governments in Marion, Polk, and Yamhill Counties
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Hubbard has a charming downtown area including the land “across the tracks” on Third Street.
Third Street has a fairly contiguous line of storefronts, both historic and new infill. This street
has a distinct charm due to its scale, architecture, and the wonderful line of street trees and
green space directly across from it. While the Hubbard Comprehensive Plan designation for this
area is “Commercial,” much of the commercial center, including Third Street, is not currently
zoned to allow the full range of commercial uses.
The ODDA report found that Hubbard has both a shortage of viable retail/commercial
properties and strong redevelopment potential of a historic downtown with a special “sense of
place”. An important component of Hubbard’s overall downtown revitalization should be the
‘reclaiming’ of Third Street as an important retail component of downtown. Currently, contains
a mix of uses ranging from residential to commercial service, which is reflective of its
Residential-Commercial zoning. However, breweries, distilleries, and other smaller-scale “craft”
or “artisan” processing operations are not currently permitted in much of the commercial
center. These types of commercial uses, which often include a compelling retail component, are
strong economic drivers for small towns in the region.
PROJECT SCOPE
Hubbard needs to amend its zoning to align its zoning map with its existing Comprehensive Plan
designations. Simultaneously, this will allow for the full range of commercial uses in the
designated commercial center, removing a barrier to private investment and fostering
economic development. The scale and ambiance of the commercial center, and especially Third
Street, lends itself to this type of development and commercial activity, but the zoning must
first be amended to accommodate it.
Phase 1 – Analysis. An updated parcel by parcel land use inventory will be conducted in the
commercial center, and each parcel primed for rezone will be identified and mapped. The City
will reach out to property owners affected by the rezone and solicit their input and feedback.
Phase 2 – Adoption. The Hubbard Planning Commission will hold a public hearing on the
proposed zoning amendment to take additional public comment before making a
recommendation to the City Council. The City Council will hold a final public hearing on the
zoning amendment before making a decision.
Project Goals: Bring zoning into compliance with Comprehensive Plan designations. Increase
the acreage of commercially zoned land available in the Commercial Center to meet the
anticipated need and economic development potential identified in the Comprehensive Plan
and ODDA Resource Team Report. Remove an obstacle to private investment and strengthen
the City’s economic base.
Anticipated Outcomes: City Council adoption of amendments to the official City Zoning Map
which achieve the project goals listed above.
March 8, 2016
Page 2 of 3
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IMPORTANT DATES
Tuesday, 3/15
Tuesday, 4/15
Tuesday, 5/10
Tuesday, 5/17
Tuesday, 6/14
Thursday, 6/30
Tuesday, 7/12
Friday, 7/15
March PC Meeting
April PC Meeting
May CC Meeting
May PC Meeting
June CC Meeting
Project Agreement between MC and Hubbard (IGA) Ends
July CC Meeting
Final Report Due
March 8, 2016
Page 3 of 3
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Oregon Downtown Development Association’s
Resource Team Report
for
Hubbard, Oregon
June 24-26, 2003
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Discussions for downtown revitalization assistance for Hubbard began with an
opportunity to create a community cluster approach to downtown planning in association
with the Oregon Downtown Development Association (ODDA) and communities within
the Mid-Willamette Valley Council of Government’s region. Communities who were
good candidates for this approach included Willamina, Scotts Mills, Gervais and
Hubbard. The on-site Resource Team for Hubbard consisted of downtown specialists in
the areas of public space and circulation design, architectural design, and business mix
analysis. A staff member from ODDA served as the Team’s coordinator. The Resource
Team convened in Hubbard on May 24, 2003. While on-site, the downtown planning
process included a public “kick-off” meeting; interviews with local stakeholders; a
thorough examination of issues affecting the downtown district through walking and
driving tours and collected information; analysis of issues that needed to be addressed;
and recommendations relating to those issues. A public presentation on the Team’s
findings and recommendations completed the on-site portion of the work. This report
serves as follow-up to the final presentation.
The recommendations contained in this report are broad brush and conceptual in nature.
The aim of this project is to bring the community together to discuss a shared vision of
downtown’s future, then articulate those ideas into conceptual drawings and supporting
text. The ideas contained in this report are not written in stone; they should be used as a
springboard for further discussion as to which projects should be implemented and to
assist in project prioritization and phasing.
This report is a summary of information collected and synthesized by the ODDA
Resource Team while working in Hubbard May 24-26, 2003. It is based on the
information presented at the May 26th final presentation. The recommendations in this
report are broken into sections based on the team members’ specialties: Public Space and
Architectural Design; Downtown Business Mix and Clustering; and Next Steps.
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the typical (less than inspiring) highway commercial-style development that currently
exists. The Resource Team recommends that the new Furniture Outlet building be sited
close to the sidewalk and have large display windows. It should also have a welcoming
‘porch’ element. The building could be constructed of simple, vernacular materials that
recall Hubbard’s tie to agriculture. By locating the parking behind the building, the site
could be developed with a drive way entry between the new Furniture Outlet building and
another, complementary group of businesses. Developing this site with an overall plan
and engaging design style could set a much higher benchmark for highway commercial
development in Hubbard.
THE DOWNTOWN PLAN:
REINVIGORATING OLD TOWN HUBBARD
This portion of the design component
addresses recommended
improvements for Old Town Hubbard.
As with the previous section, it is
broken out by public space and
architectural design components. The
suggested design solutions are
intended to integrate well with each
other and with the recommended
improvements along 99E. They also
support downtown vitality and
livability within the framework of a
traditional downtown commercial
district.
PUBLIC SPACE / STREETSCAPE IMPROVEMENTS
The overall Concept Plan and Downtown Plan show proposed locations for sidewalks
and street trees. Within the Old Town district, sidewalks are generally deteriorating
where they exist, and they are often narrow - - with some blocks completely missing
sidewalk sections. For this reason, pedestrians often walk in the street in this part of
downtown. As part of overall downtown revitalization efforts, the community should
strongly consider a sidewalk/streetscape improvement program to make downtown more
walkable, safe and inviting.
In addition to developing an upgraded, contiguous sidewalk system with street trees and
furnishings within the Old Town core, the Resource Team recommends the community
consider a special treatment for the street and sidewalk in two areas of Old Town. A
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shared, or plaza street should be considered along Second Street, beginning at D and
continuing to City Hall, and on Third Street between D and G Streets.
The term Shared Street refers to
commercial streets that are
designed to meet the needs of both
pedestrians and vehicle operators,
without physical separation
between the uses. Design
elements are used to forcibly slow
traffic dramatically, causing
drivers to operate in a manner
more consistent with driving in a
driveway or parking lot, or other
areas where pedestrians are
present without separation. The
purpose is to create a street within
a limited right of way that enable
pedestrians to safely walk, browse, access destinations, etc., while traffic utilizes the
same space for travel and access, but at very low speeds.
Shared streets are not appropriate for every situation, but they can be very successful
when implemented in appropriate situations. These streets are excellent locations to hold
festivals, farmers’ markets and other types of activities where they can be occasionally
closed off. Implementing the shared street concept along portions of Second and Third
Streets will help identify these particular areas as unique, with more focus on pedestrianoriented activity.
The above sketch of the proposed shared street treatment to Third Street, shows how it
could be laid out. The street along this section should be slightly raised and constructed
of textured paving materials. The street and sidewalk area should also be at the same
grade, as described in the section above. The details of the proposed shared street on
Third, shown above, begins at the storefront side of the street and continues to the
railroad right of way:
Sidewalk: 15’wide that includes lighting and pedestrian amenities (benches, trash
receptacles, etc). The sidewalk would be separated from parking by bollards
Parking: 8’ parallel parking stalls
Bike lane: 6’ wide
Travel lanes: two 11’ travel lanes
Street tree/furnishings zone: 9’ wide and should include pedestrian scaled lighting
along with mature street trees that add a wonderful ambiance to the street and shade
parking.
Railroad Right of Way: through an agreement with the railroad create angle-in
parking that is more organized than it is now.
ARCHITECTURAL UPGRADES & RETROFITS
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Old Town Hubbard is different than most traditional downtown districts in that it has an
unusually large amount of warehouse/industrial type buildings sprinkled throughout the
district. The good news is: many of these buildings are filled with active businesses. The
downside is: most of them do not have a retail or storefront presence and function
independently rather than as part of a district where the businesses create a synergistic
effect that supports pedestrian activity. The recommendations in this section of the report
look at reusing some of the existing warehouse-type buildings for public and private uses;
adding an outdoor use at an existing business; and rehabbing and infilling the historic
commercial area along Third Street. The goal of the Team Architect was to work with
and enhance, the existing urban structure of Old Town - - integrating warehouse stock
and traditional downtown architecture rather than layering an incongruous design ‘theme’
on the district.
HUBBARD COMMUNITY CENTER
Through the course of conversations with the community during the Resource Team
process, it became evident that creation of a community center was high on the ‘want’
list. The Resource Team considered a couple of potential sites, but settled on the vacant
Hubbard Seed Supply warehouse facility as the prime candidate for a retrofit into a
community center facility. The size, condition, and location of the property lends itself to
an adaptive reuse that would generate more ‘energy’ for downtown and provide space for
important community activities.
The plan would ‘open up’ the large warehouse building with windows, doors and porches
that complement the utilitarian look of the building. The addition of trees, lighting,
landscaping and inviting public plaza spaces would bring all the elements together into a
unified and uniquely attractive look. The idea behind keeping the original warehouse
form and materials for the community center supports the idea of agriculture as an
important part of Hubbard’s past, present and future.
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The backside of the community center
building could have a wonderful old
fashioned advertising-type ‘Hubbard’
sign that could be highly visible and
engaging.
A RETAIL RETROFIT
In addition to retrofitting the empty seed warehouse into a community center, there is an
opportunity to reuse other warehouse-type buildings in downtown for other purposes - helping generate more foot traffic and customers for Old Town. The following sketch is
one concept of how an existing storage facility that is located directly south of the
proposed community center, could be adapted into an inviting retail space.
As with the proposed community center, the idea behind this retrofit is to keep and
enhance the utilitarian look of the building. The addition of large storefront windows,
porches,
interesting
displays, signage
and landscaping
would help make
this a very
desirable retail
space. The ‘right’
business could
make this
location a
destination.
VOGET’S MEATS
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Voget’s Meats is a very successful and well- established destination business in
downtown Hubbard. To better integrate this ‘stand-alone’ business into the downtown
urban fabric, the Resource Team came up with ways to help ‘soften’ the stark appearance
of the building and offer complementary, expanded offerings. An outdoor covered dining
area /deli grill would be a great addition to the corner of the property - - adding activity to
the ‘dead’ corner. A good example for this can be found at the BBQ ‘shack’ located in
Portland near the intersection of Killingsworth and 33rd in the Natures’ Market parking
lot. In addition to the covered dining/grill area, trees and landscaping would make this
area much more ‘friendly’ in appearance and would help off-set the effect of the heatsink caused by the large areas of asphalt paving in the parking lot.
THIRD STREET REHABS AND INFILL
Hubbard has a very charming downtown area located ‘across the tracks’ on Third Street.
This street has a fairly contiguous line of storefronts, both historic and new infill. This
street has a distinct charm about it due to its scale, architecture, and the fact that it has a
wonderful line of street trees and green space directly across from it.
An important component of Hubbard’s overall downtown revitalization should be the
‘reclaiming’ of Third Street as an important retail component of downtown. Currently,
this street is mixed in use with ground floor residential blending in with service and
manufacturing. In order for an area to encourage pedestrian activity (aka: shopping),
there needs to be enough businesses to cater to the customer so that they browse and
circulate through the district (parking once and walking often rather than parking often
and walking once). The scale and ambiance of Third Street would lend itself to this type
of shopping experience with the right kind of building rehabs, infill and businesses
located there. Revitalizing Third Street will be a long-term project, but the results could
yield a small, unique, destination shopping/dining district.
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The Resource Team
recommends the community
explore the development of
a façade grant/loan program
to rehab downtown
buildings. It will be
important with a program of
this type that there are
conditions and guidelines in
place to ensure the rehabs
are completed in a
historically sensitive way
that contributes to the
district as a whole.
There is also an opportunity to infill one of the vacant lots along Third Street with a
building that is complementary in scale and design to the vacant historic building (next to
the old bank building). The sketch on the previous page shows what an appropriate infill
project could look like and how it could add more activity though its use.
As part of the overall revitalization strategy for Third Street, the community should
support the policy of ‘downtown uses in downtown spaces’ - - knowing that it will take
time and effort to ensure this outcome. However, it will be an important component in
reclaiming and revitalizing Third Street into an outstanding downtown asset and
destination for residents and visitors alike.
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DOWNTOWN HUBBARD’S ASSETS AND CHALLENGES
FOR BUSINESS DEVELOPMENT
The Market Assessment asks: How is Hubbard doing compared to other comparably
sized communities working to strengthen their downtown business district? The response
is organized into: Competitive Advantages/Assets, Challenges and Opportunities for
future development.
Competitive Advantages or Assets
Hubbard has an extensive list of positive attributes or assets to build upon in its efforts to
strengthen the business district.
1.
Hubbard’s location close to I-5 and in close proximity to jobs and amenities in
Salem and Portland make it a highly desirable family community.
2.
A growing local market of over 2,500 people. An expanding housing stock will
contribute to the growth trend.
3.
A relatively large employment base exists in Hubbard, unlike many small towns.
Seventy-five businesses are on the City’s 2003 business list. Hubbard’s industrial park is
home to 17+ businesses, many with skilled jobs offering pay above minimum wage.
Employment options ‘at home’ allow Hubbard to promote itself as a community where
you can ‘Live, Work and Play!’
4.
An existing business base that offers most of the convenience shopping goods and
services needed. This includes grocery items, banking, laundry, gas, auto service,
restaurants and related.
5.
Investors and risk takers are locating in and/or expanding within Hubbard. This is
a very positive indicator of overall confidence in the future of the community. A few of
those businesses are: Kriegsco Manufacturing, A&D Chiropractic, Furniture Outlet, Tip
Top Nails, Hubbard Market Chevron and the Homestead Restaurant.
6.
Hubbard has a large cluster of auto-related businesses: new and used car/truck
sales, several service businesses, a motorcycle shop, gas and service stations and parts
stores. Collectively, these could be promoted to make Hubbard a destination for those
looking to buy or service a vehicle.
7.
Hubbard also has a cluster of recreation equipment businesses: boats, RVs,
motorcycles. These could also be used to promote Hubbard as a destination for
sporting/recreation vehicle sales.
8.
Hubbard’s Hop Festival is a unique community event that could be expanded and
better promoted to draw visitors and outsiders well beyond the area to town. Beer tasting
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and outdoor eating and entertainment are big business in Oregon. With easy access to the
Portland and Salem metro markets, over time, Hubbard could grow this into a multi-day,
multi-venue event.
9.
Energy, optimism, enthusiasm! The majority of business owners and community
stakeholders interviewed during the resource team visit were very positive about the
future of Hubbard and their participation in making change. Positive attitude can be
contagious and is essential to successful community salesmanship.
10.
Hubbard’s history is an untapped asset. The many beautiful historic homes for
one could be part of an ongoing walking/driving tour or home tour. Historic downtown
properties and perhaps nearby century farms and the cemetery could be included in a
historic tour.
Challenges
Hubbard faces a variety of market or economic challenges in expanding its commercial
base. A brief synopsis follows:
1.
Hubbard’s existing retail base is very limited and retail leakage or out shopping to
Woodburn and other areas is significant. Positioning Hubbard as a convenience retail
center, even for local shoppers, will take hard work and time.
2.
Available commercial properties in town are few and those that exist are not in a
‘ready for occupancy’ condition.
3.
The Highway 99e commercial strip is an extraordinarily busy, pedestrianunfriendly environment, dangerous to vehicles, bikers and walkers.
4.
Hubbard’s diverse population with a large and fast-growing Hispanic population
will challenge businesses to serve a variety of consumer needs.
5.
Hubbard’s downtown and other community assets such as its parks are not signed
from the highway. The average passer-through, or even Hubbard employees, may not
know these special places exist. A simple sign, “Picnic and Playground” would draw
visitors.
6.
Numerous businesses expressed concern with the seemingly ‘business-unfriendly’
practices of the City of Hubbard. One issue of particular concern is the perception that
Hubbard’s development fees are very high.
7.
Franchises and chain stores (fast food businesses in particular) are being invited
or are seeking out Hubbard as a potential location. While these businesses add to the
overall business and job base, it is well known that most of the profits of chains go back
to company headquarters. The addition of these businesses to Hubbard may detract from
the special home town feel that its locally owned, mom and pop businesses create.
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8.
Creating a viable retail base downtown is challenged by the location of a
manufacturing occupant on the ‘historic’ main street. This situation would be easier to
overlook in a large downtown, but with only a small three block area to work with, every
square foot of ground floor space needs to be devoted to retail, restaurant and related
services in order to create a shopping destination.
Opportunities
Opportunities represent ‘best bets’ for enhancing the commercial environment and
growing the business base. Many of these opportunities may take numerous years to
develop.
1.
The Hubbard employment base is estimated at 1,000 people. Nationwide,
research demonstrates that workers will spend up to 15% of their income near the
workplace, if appropriate goods and services are available.
2.
Building on Hubbard’s strong retail anchor, the Furniture Outlet, and the several
large spaces available in town (aluminum warehouses), Hubbard should consider
developing a ‘Touch of Home’ retail theme, working to attract other complementary
businesses to town. Hubbard could become a regional home furnishings destination,
serving the middle marketplace. Examples of other businesses include: Appliances;
Home Accessories, lighting, etc, Rugs and Carpets; Electronics; Art & Frame; Fabrics;
Garden Shop, nursery, garden accessories, etc; Quilt shop; Window treatment; Antiques;
and Paint & wallpaper.
3.
Business expansion is another valuable approach to commercial growth. Voget’s
Meats is well known for its fine quality meat products. Presently, it mainly operates a
meat counter but could expand into a small lunch time deli, a business that is sorely
needed in Hubbard.
4.
Hubbard businesses should be mindful of local youth interests and needs. Youth
spending is significant across the US and this market segment should not be discounted
for its contribution to retail sales.
5.
Hubbard’s historic downtown blocks offer a very special ‘sense of place’ that
over the long term could develop into a special eating and shopping district—a welcome
escape from Highway 99. Two restaurant/bars are there now. A third one could be
enticed and then the district could begin to develop a niche as Restaurant Row.
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COMP PLAN EXCERPT
SECTION IX
ECONOMICS SECTION
Statewide Planning Goal 9 (Economic Development) requires cities to provide an adequate supply of
suitable sites for a variety of industrial and other employment uses. This section of the Hubbard
Comprehensive Plan serves as an Economic Opportunity Analysis (EOA) to fulfill the Goal 9
requirements and ensure an adequate supply of land is available for new and expanding businesses in
Hubbard over the 20 year planning horizon. This element of the Comprehensive Plan includes a
description of the economic trends combined with an assessment of the community’s economic strength
and weaknesses to determine the economic development potential of the area. This chapter also includes
a description of the amount of land and types of sites needed to fulfill Hubbard’s economic needs over the
next 20 years. This assessment of future land needs is compared with the supply of vacant and
underutilized commercial and industrial lands available to determine whether or not there are any
deficiencies in the land supply. The chapter concludes with a discussion of the planning implications and
policy recommendations.
OVERVIEW OF THE HUBBARD ECONOMY
The economy of the Hubbard area was built chiefly around the agricultural production of the valley.
During the late 1980s and into the 1990s the City significantly increased its industrial base. The largest
employers include meat packing, auto sales, a seed cleaning operation, clothing production, numerous
manufacturing businesses, telecommunication services, construction services, and related commercial
activities.
Hubbard provides limited commercial services in a small downtown area. The city's residents receive a
majority of commercial services from larger communities nearby such as, Woodburn and Salem. The city
also has several industrial developments and an industrial park. The community has several areas
available for industrial and commercial development. Commercial areas zoned Commercial General
(CG) and Industrial-Commercial (IC) are located on Highway99E. Smaller properties zoned ResidentialCommercial are located near the Old Town area of Hubbard located west of Highway 99E.
Industrial properties are located in the Hubbard Industrial Park located on Industrial Avenue one block
east of Highway 99E. In addition, properties located on Highway 99E zoned Industrial-Commercial (IC)
can also be developed for the full range of industrial uses.
Table 1 shows employment data for the Hubbard area based on employer records with a 97032 zip code.
Much of the employment for Hubbard residents is in the non-manufacturing sector.
Hubbard Comprehensive Plan
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Economics -Table 1
Hubbard Employment, 2004
Industry
Number of Jobs
Percent of Total
Agriculture, Forestry, Fishing & Hunting (11*)
443
28.2%
Manufacturing (31)
386
24.5%
Construction (23)
255
16.2%
Wholesale Trade (42), Transportation and Warehousing (48)
68
4.3%
Retail Trade (44)
143
9.1%
Real Estate (53) and Services (54, 55, 56, 62, 71, 72, 81, 99)
204
13.0%
Public Sector (Local, State and Federal Employment)
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4.7%
1573
100.0%
Total
Source: State of Oregon Employment Department sorted and summarized by MWVCOG, 2007.
* Two-digit North American Industry Classification System (NAICS) code.
NATIONAL, STATE AND REGIONAL ECONOMIC TRENDS
Economic activity within the Hubbard area is influenced by greater economic forces found at the national,
state and regional levels. How well the overall economy is performing at the national level will in turn
have an impact on which businesses experience prosperity and decline in Hubbard and the Willamette
Valley region. Recent economic trends and the economic outlook for these areas are the primary basis for
our expectations of future economic development in Hubbard.
National Economic Trends
National trends that will influence economic development in this region over the next 20 years include2:
·
·
·
·
·
·
Continued westward migration of the U.S. population and the increasing role of amenities and other
non-wage factors as determinants of the location decisions of households and firms.
Growth in Pacific Rim trade, with economic growth in China and India as a driving force.3
The growing importance of education as a determinant of wages and household income.
The decline of employment in resource-intensive industries and the increase in employment in
service-oriented and high-tech manufacturing sectors of the economy.
The increasing integration of non-metropolitan and metropolitan areas.
The rebound of U.S. manufacturing focused on production of durable goods.4
State Economic Trends
The Oregon Employment Department forecasts that total employment in Oregon will add close to
245,000 jobs between 2004 and 2014, an increase of 15 percent5. The forecasted growth is close to the
average ten-year job growth since 1973, but not as large as the state experienced in the 1990's with the
2
ECONorthwest, Woodburn Economic Opportunities Analysis, June 2001
3
E. D. Hovee, & Company, LLC: Marion, Polk, and Yamhill Counties Regional Economic Profile and Strategic
Assessment, March 2007
4
E. D. Hovee, & Company, LLC: Marion, Polk, and Yamhill Counties Regional Economic Profile and Strategic
Assessment, March 2007.
5
State of Oregon, Employment Department. Employment Projections by Industry 2004-2014, July 2005.
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growth of the high-tech manufacturing industry. The Oregon Employment Department identified three
broad industries that are expected to account for nearly 60 percent of the state's job growth:
·
·
·
Professional and business services
Education and health services, and
Trade, transportation and utilities.
The Employment Department forecasts additional job losses in the resource-based manufacturing sectors,
although at a decreasing rate from the previous forecast period. The Willamette Valley, combined with
the Portland Metro Area, are expected to add the majority of jobs over the forecast period.
Regional Employment
Table 2 shows covered employment data for the North Marion County region. Combined employment in
the communities of Woodburn, Gervais, Hubbard, Aurora, Donald, St. Paul, Scotts Mills, Mt. Angel, and
Silverton reached 21,235 in 2004. A large portion of the areas employment is based in natural resources
(22 percent of the total). Trade, transportation, and utilities sector also provided 22 percent of the total
jobs, followed by federal, state, and local government, which provided 12 percent of jobs.
The Employment Division reports that manufacturing employment in the area is varied, with wood
products and food and beverage manufacturing accounting for almost one-half of total manufacturing
employment. The remaining manufacturing employment was in furniture and related products,
machinery, metals, and chemicals, plastics and minerals-related products and transportation equipment
manufacturing.
Economics -Table 2
North Marion County Covered Employment by Industry, 2004
Industry
Percent
Trade/Transportation/Utilities
22%
Natural Resources/Mining
22%
Government
12%
Manufacturing
11%
Education/Health Services
9%
Construction
7%
Leisure/Hospitality
6%
Professional/Business Services
4%
Other Services
3%
Financial Activities
3%
Information
1%
Total
100.0%
Source: State of Oregon Employment Department, Employment Snapshot
of North Marion County, 2005.
Table 3 shows projected employment within Marion, Polk, and Yamhill counties for the period from 2004
through 2014. Industry employment in the region is expected to grow from 169,400 in 2004 to 194,900
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in 2014. This represents a growth rate of 15.1 percent. Oregon’s statewide industry employment is also
projected to increase by 15 percent over that time.6
Economics -Table 3
Employment Projections by Selected Industry
Marion, Polk, and Yamhill Counties, 2004 and 2014
2004
2014
Percent Change
2004-2014
Total Non-Farm Payroll Employment
169,400
194,900
15.1%
Manufacturing, Total
20,100
20,000
-0.5%
Durable Goods
10,900
10,800
-0.9%
Non-durable Goods
9,200
9,200
0.0%
149,300
174,900
17.1%
Construction
8,800
10,700
21.6%
Finance, Insurance, Real Estate
8,300
9,200
10.8%
Wholesale and Retail Trade
28,000
32,300
15.4%
Services
58,100
72,000
23.9%
Government
42,500
46,800
10.1%
Industry
Non-Manufacturing, Total
Source: State of Oregon, Employment Department. Regional Profile Industry Employment in
Region 3, 2004.
The Oregon Employment Department indicates that the services and construction industries will
experience the most significant job growth within the region through 2014. The region’s agricultural and
food processors will continue to struggle as they face national and international competition. Government
employment is forecast to grow more slowly than the average of all industries over the period through
2014.7
ECONOMIC OPPORTUNITIES AND CONSTRAINTS
The following section examines factors that influence economic growth opportunities in Hubbard,
including a discussion of the City's economic strengths and weaknesses. By identifying the City's
strengths and weaknesses, the City can begin to understand which industries have the greatest potential
for growth and expansion and what issues the city should work on to improve economic opportunity
within the area.
Location
Hubbard developed, in part, based upon its proximity to agricultural land within the Willamette Valley.
Over time, the community has developed as essentially a bedroom community to larger communities such
as, Woodburn and Salem. The city’s proximity to Salem and Portland markets has resulted in a number
of small manufacturing, distribution, and construction contracting firms locating in Hubbard. A number
of these firms have located within the Hubbard Industrial Park, located between Highway 99E and J
Street (Whiskey Hill Road). More than seventeen businesses are currently located within the Industrial
Park. In addition, commercial businesses specializing in durable goods have located in commercialzoned areas along Highway 99E.
6
7
Oregon Employment Department, Regional Profile Industry Employment in Region 3, 2002.
Oregon Employment Department, Regional Profile Industry Employment in Region 3, 2002.
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While Hubbard's location serves as an advantage for local manufacturing companies and industries that
desire a location in close proximity to the Salem and Portland metro areas, the City's proximity to
Woodburn, which is less than a few miles south of Hubbard, put the City at an economic disadvantage for
meeting the commercial retail and service needs of the local population. However, as the City's
population continues to grow, there will be a corresponding increase in the demand for convenience
commercial services to meet the needs of local residents.
Transportation
Available transportation access is one of the most important factors affecting economic development.
Transportation affects the cost of doing business at a location. Firms depend on ready transportation
access to ship and receive goods. Ready access allows for reduced production costs and more convenient
automobile access for customers and employees.
State Highway 99E runs north/south through the City of Hubbard and connects Salem and Portland
markets with a number of communities in north Marion County. Interstate 5 serves as the primary
transportation artery in the Willamette Valley and is located approximately two (2) miles west of
Hubbard. Access to Interstate 5 is conveniently located less than four (4) miles northwest of the Hubbard
at the Hubbard Cutoff (Exit 278), which connects Highway 99E to Interstate 5.
Railroads can be an important form of transportation for businesses that need to transport bulky inputs
and finished products. While Hubbard is served by the Southern Pacific Railroad that runs north/south
through older areas zoned for industrial use., railroad access is not available for much of the industrial
land within the community located within the Industrial Park..
Utilities
The City has recently completed improvements to both the water and sewer systems. Regarding the water
system, the City recently completed a series of water system improvements designed to increase the
available system capacity, including the addition of a 1-million gallon reservoir. According to the City’s
Water System Master Plan, these improvements are intended to serve a population of approximately
3,700 persons.
The City’s wastewater treatment facility is designed to serve a population of 5,100 persons.
Improvements to the treatment facility designed to increase system efficiency were completed in 2005.
These improvements provide for an overall sewer capacity to 3,839 persons.
Areas available for development and zoned for commercial and industrial uses are fully served with water
and sewer services. No capacity or service issues exist that will limit future development in these areas.
Land Cost
The OregonProspector.com is the state's official public-private website for site consultants and businesses
interested in relocating or expanding a business in Oregon. This site provides an on-line database of
available commercial and industrial properties in Oregon. The most recent database listing shows eight
(8) vacant properties in Marion County with advertised sales prices, the majority of which are located in
Salem. These properties range in size from 0.06 acres to 540 acres at the recently created Mill Creek
Industrial Park. Sale prices for the properties range from $58,543/acre to $317,174/acre with an average
sales price of $175,239/acre.
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While none of the properties listed are in Hubbard, Marion County Assessor records show that the real
market value of several vacant industrial properties in the community is approximately $89,355/acre.
While this obviously does not represent a comprehensive market survey, it does indicate that land costs,
particularly in relation to the Salem market, may be lower in the Hubbard area. Lower land cost is often a
primary reason for the firms to locate in smaller communities.
Quality of Life
Quality of life is a subjective standard that is hard to quantify. It includes economic factors, such as
income, employment, and housing costs, as well as non-economic factors, such as natural and physical
amenities, quality of local education, and cultural and recreational opportunities. Quality of life plays a
role in economic development because it affects the relative attractiveness of the city to migrants. Net
migration is expected to comprise about 70 percent of Oregon’s population growth over the next 20
years.8 A more attractive quality of life may help Hubbard attract a greater share of in-migrants. These
migrants not only bring job skills to various employment sectors, such as construction, services, and retail
trade, but some may also start new businesses in the community.
In 2003, the Oregon Downtown Development Association (ODDA) completed a Resource Team Report
for Hubbard. The ODDA Report made a number of recommendations intended to improve the
appearance of both the Highway 99E commercial area and the city’s Old Town commercial area located
along 3rd Street. The Report recommended pedestrian and streetscape improvements for both of these
areas as well as architectural improvements and infill recommendations for the Old Town area.
Since the ODDA study was completed and adopted as part of the city’s Comprehensive Plan, the City has
placed an emphasis on construction of sidewalks along Highway 99E. The City has also recently
received a grant from the Oregon Transportation Enhancement Program for sidewalk and pedestrian
improvements along the portion of Highway 99E from D Street to the north city limits. Improvements to
D Street from Casteel Street to the Highway 99E intersection are also part of this project. Construction of
the project is scheduled to begin in 2009.
Training Opportunities
The Woodburn Campus of Chemeketa Community College (CCC), which is located within a few miles
south of Hubbard, offers workforce training and career development services. In concert with the Oregon
Employment Department, CCC has developed the Woodburn Job and Career Center to assist job seekers
find available jobs and receive training to enhance their job skills. The Job and Career Center can also
provide specialized training workshops for employers.
The Woodburn Campus also offers services to support small business owners through training programs,
mentorships, and information on other available resources such as Small Business Administration Loans.
Under the clustering concept, businesses thrive in particular locations because their network of local
connections to a specially skilled local workforce and the availability of local suppliers in proximity to
one another generates business advantages that cannot easily be imitated or competed away by low cost
competitors. 9
8
9
Oregon Office of Economic Analysis, Long-Term Population and Employment Forecast for Oregon, 1997.
From the website: http://www.oregonclusters.org/faq.html
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OREGON SITE CERTIFICATION
Industrial Site Certification documents and assembles information needed by a business considering
acquisition and use of a site. A certified site meets specific, market-driven criteria based on the standards
of real estate professionals and of the industries that would develop and operate at these locations. Each
site receives a consistent level of analysis for development issues.10
In order to be considered for certification, an industrial site will need to contain at least 10 net contiguous
developable acres, and preferably, the site should be 25 or more acres in size, as well as vacant. Projectready sites have had necessary environmental and other investigations performed, but they may
necessitate that additional capital investment or mitigation work is undertaken during an up to 180-day
period.
Each site will be certified for one or more of eight industry profiles. The use of industry development
profiles allows the State to identify needed facilities or site improvements and develop capital investment
or mitigation plans prior to certification or an actual recruitment.11
The industry profiles used for the first round of certification are:
· Heavy Industrial Manufacturing
· General Manufacturing
· Food Processing
· High Technology manufacturing/processing
· Campus Industrial/Electronics and Computer Assembly
· Warehouse and Distribution
· Call Center/Business Services
· Rural Industrial
CITY POLICIES AFFECTING ECONOMIC DEVELOPMENT
The overall economic development goal for the City of Hubbard as stated in the Comprehensive Plan is,
"To provide for and maintain a viable and diverse economy while preserving the present sense of
community and high level of environmental quality." Policies to help the City achieve this goal and
support economic development in Hubbard as stated as follows:
1. The City of Hubbard shall encourage a wide variety of commercial activities in convenient and
desirable locations to serve city residents.
2. The City of Hubbard encourages the continuation of business within the City limits along the
Highway 99E corridor.
3. The City of Hubbard wishes to develop and maintain a central business area to serve the needs of the
resident and the visitor. A specific area between Highway 99E and the railroad right-of-way will be
designated for a mixture of commercial and secondary residential uses to provide housing and
services within close proximity of each other.
4. To achieve a commercial and industrial development pattern that is balanced with a moderate rate of
10
11
From the website: http://www.econ.state.or.us/IC.htm
From the website http://www.econ.state.or.us/ICfacts.
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overall economic growth, the City of Hubbard encourages the location of businesses within the
community that create wages able to support a family.
5. Commercial and industrial establishments should contribute to and not detract from the beauty of the
community.
6. The City of Hubbard supports the industrial park concept for the area on the southeast end of town to
attract larger industrial based businesses to the community.
7. The City of Hubbard shall encourage the development of economic activities that will provide jobs
able to utilize the skills of the local labor force.
8. The City of Hubbard will encourage economic development planning and programming activities that
serve to stimulate private sector development.
9. The City of Hubbard shall cooperate with relevant federal, state, regional, and local government
agencies in economic development planning for the area.
As part of the 2007 update of the Comprehensive Plan, the following additional economic development
policies were adopted:
10. The City of Hubbard will support projects and development in commercial areas consistent with the
City’s adopted 2003 Resource Team Report for Hubbard Oregon prepared by the Oregon Downtown
Development Association
11. Consistent with Marion County Framework Plan policies, the City of Hubbard has conducted an
Economic Opportunities Analysis (EOA) consistent with the Goal 9 Rule (OAR Chapter 660,
Division 9) that:
(a)
(b)
(c)
(d)
(e)
Describes state and regional economic trends;
Inventories lands suitable for employment use by parcel size;
Assesses community economic development potential;
Forecasts future employment; and
Estimates the amount of land needed in Commercial and Industrial plan designations to accommodate
future employment;
11. The City’s policy is to accommodate industrial and commercial growth consistent with the
2007Hubbard Economic Opportunities Analysis (EOA).
12. The City of Hubbard will continue to work with Marion County, economic development agencies,
area economic development groups, and major institutions to provide information to support
development of a region-wide strategy promoting a sustainable economy.
Summary of Economic Opportunities and Constraints
Hubbard has a number of economic opportunities that will help foster economic growth and development
over the next 20 years. The city has a number of smaller (less than five (5) acres) vacant industrial and
commercial parcels without physical constraints, with good transportation access, and public utilities
available. Hubbard is located nearly equidistant from the Portland and Salem metro areas, which are
easily accessed via Highway 99 and Interstate 5. The location to markets has attracted a number of small
manufacturing firms to the city’s industrial park. A number of commercial businesses, specializing in
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durable goods, such as autos and recreational vehicles, furniture, and heavy equipment sales, as well as
construction contracting firms and auto repair firms have located in the commercial areas along Highway
99E. The City continues to attract inquiries from these types of firms interested in locating in Hubbard.
Economic constraints include the city's proximity to Woodburn, which has a large supply of vacant
industrial land with better access to Interstate 5 and a large supply of commercial goods and services
within a short drive of Hubbard. It is reasonable to expect that Woodburn will continue to serve as the
large-scale commercial retail center for the surrounding area. Lower land costs relative to the region, will
attract small and medium-sized businesses to Hubbard where an emphasis on reducing business costs is
more important than direct access to Interstate 5.
LOCAL EMPLOYMENT GROWTH PROJECTION
Based upon the economic outlook for the state and region, and the economic advantages to doing business
in Hubbard, the city can expect to grow as fast as the region over the next 20 years. Rather than attempt
to project the number of new jobs created as a percentage of the region, which is relatively small, this
analysis uses the "Safe Harbor" method to determine employment needs as identified in Oregon
Administrative Rules (OAR) 660-024-0040(8). The Safe Harbor method assumes the number of jobs
created in the city will grow at a rate equal to the regional job growth rate provided in the most recent
forecast published by the Oregon Employment Department (OED). The most recent forecast provided by
the OED estimates the region's employment will grow by 15 percent from 2004 to 2014. This same
growth rate was extrapolated throughout the 20 year planning horizon through the year 2027 to developed
employment projections for Hubbard.
Covered employment includes only those workers covered under unemployment insurance. The data
tends to underestimate total employment by excluding certain employees, such as business owners and
some agricultural workers. Overall, covered employment accounts for only about 81 percent of all
employment in Oregon. In Table 4, 2004 covered employment is converted to total employment using
statewide conversion ratios. The percentage in each employment sector that is reported as part of covered
employment is shown in the column titled “Covered Employment Percentage”. Estimated total
employment in Hubbard in 2004 was 2,073.
Economics - Table 4
Covered and Total Employment
Hubbard, 2004
Sector
Agriculture, Forestry, Fishing & Hunting
Manufacturing
Construction
Wholesale Trade, Transportation, and Warehousing
Retail Trade
Real Estate and Services
Total
Covered
Employment
Percentage
62%
94%
73%
87%
84%
74%
100%
2004 Covered
Employment
443
386
255
68
143
2004 Total
Employment
715
411
349
78
170
204
74
1,573
276
74
2,073
Source: State of Oregon Employment Department sorted and summarized by MWVCOG, 2007.
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Table 5 shows the 2027 total employment projection for Hubbard. Total employment is projected to
increase to 2,854 by 2027, an increase of 781jobs. This represents an increase of 38 percent over 2004
total employment.
Economics - Table 5
Total Employment Projection
Hubbard, 2027
2004
2027
Sector
Agriculture, Forestry, Fishing & Hunting
Manufacturing
Construction
Wholesale Trade, Transportation, and Warehousing
Percent
34.5%
19.8%
16.8%
3.8%
Total
715
411
349
78
Percent
34.5%
19.8%
16.8%
3.8%
Total
985
565
479
108
Retail Trade
Total
8.2%
13.3%
3.6%
100.0%
170
276
74
2,073
8.2%
13.3%
3.6%
100.0%
234
380
103
2,854
Source: 2004 employment data provided by the State of Oregon Employment Department. 2004 data sorted and summarized by
MWVCOG, 2007. Local employment projection for 2027 calculated by MWVCOG.
LAND DEMAND ANALYSIS
A primary function of the Economic Opportunities Analysis is to determine if sufficient land is available
to accommodate projected employment over the planning horizon. In order to accomplish that, the
employment growth forecasted above must be aggregated into general land use categories. Next, the
number of new jobs created for commercial and industrial use must be converted into the number of acres
needed for commercial and industrial uses over the 20 year planning horizon.
The employment sectors forecasted above were allocated into the following two (2) land use categories:
·
·
Commercial: Retail Trade; Real Estate and Services.
Industrial: Construction; Manufacturing; and Wholesale Trade, Transportation, Communications
and Utilities.
This analysis assumes growth in the public sector employment will occur on existing public lands and
that growth in agriculture, forestry and fishing industries will occur primarily on adjacent agricultural
lands outside the urban area.
Table 6 shows the 2027 total employment growth by land use type. Table 6 indicates there will be an
estimated 168 new commercial jobs and 314 new industrial jobs created, for a combined total of 482 new
commercial and industrial jobs created by 2027.
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Economics -Table 6
Total Employment Growth by Land Use Type
Hubbard, 2004 to 2027
Projected Employment
Growth by 2027
Sector
Commercial
Retail Trade
Total increase in commercial employment
64
104
168
Industrial
Manufacturing
154
Construction
Wholesale trade, transportation, and warehousing
Total increase in industrial employment
130
30
314
Source: MWVCOG, 2007.
To convert the employment growth shown in Table 6 above to the number of acres needed by land use
type, the density of employment per acre must be estimated. One of the common methods used to
determine the job density of an area is to calculate the number of employees per developed acre of land.
Using employment data and the buildable lands analysis, estimates of commercial and industrial
employment per acre in Hubbard were determined. For developed properties in the IndustrialCommercial (IC) Zone, which allows a broad mixture of industrial and commercial uses, Marion County
Assessor data was used to determine whether developed properties were industrial or commercial uses.
Based on this information, this analysis assumes 11.2 employees per acre for commercial uses and 15.2
employees per acre for industrial uses. The analysis is shown in Table 7.
Economics -Table 7
Employees Per Acre
Hubbard
Sector
Commercial
Industrial
Total
Total Employment
347
810
Developed Acres
30.91
53.32
Employees Per Acre
11.2
15.2
Includes 11.8 acres zoned Commercial General (CG), 9.2 acres zoned Industrial-Commercial (IC), 5.9 acres zoned
Residential-Commercial (RC), and 4.0 acres located within the UGB, zoned Commercial General (CG) by Marion
County. Areas included from the Industrial-Commercial (IC), Residential-Commercial (RC), and Marion County
Commercial General (CG) zones are developed with commercial uses.
2
Includes 40.7 acres zoned Industrial (I) and 12.6 acres zoned Industrial-Commercial (IC). Areas included from the
Industrial-Commercial (IC) Zone are developed with industrial uses.
1
Table 8 shows the amount of land needed to accommodate new commercial and industrial employment
growth through 2027. Approximately 25.2 acres will be needed to accommodate projected commercial
employment growth through this period. Approximately 20.1 acres will be needed to accommodate
projected industrial employment growth through this period.
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Economics -Table 8
Land Need by Land Use Type
Hubbard 2027
Sector
Commercial
Industrial
Total
Total Employment Growth
168
314
482
Employees Per Acre
11.2
15.2
Total Demand (acres)
15.0
20.7
35.7
COMMERCIAL AND INDUSTRIAL SITE REQUIREMENTS
An additional consideration is the type of sites needed for future commercial and industrial developments.
Site requirements include the physical characteristics required for a particular type of industrial or
commercial use to operate, such as parcel size, site configuration, and access to a specific type of
transportation facility. Employment growth is forecasted for all of the major commercial and industrial
sectors in Hubbard over the planning horizon; therefore, it is important that a variety of sites be available
to meet the forecasted employment needs.
Table 8 shows the size characteristics of developed commercial and industrial properties in Hubbard.
Commercial uses in Hubbard have developed on properties that are between 5,000 square feet and three
(3) acres in size. The average size of developed commercial properties in Hubbard is approximately 0.6
acres (26,390 square feet).
Developed industrial properties average about 1.2 acres in size. The current size of commercial and
industrial parcels in Hubbard indicates the need for parcels between one half acre and two (2) acres in
size.
Economics –Table 8
Size Characteristics of Developed Properties by Zone
Hubbard 2007
Zone
Residential-Commercial (RC)1
Commercial General (CG)
Industrial-Commercial (IC) (commercial use)
Industrial-Commercial (IC) (industrial use)
Industrial (I)
Average
(acres)
0.2
Median
(acres)
0.2
Parcel Size
Range
(acres)
0.09 – 0.7
0.8
1.2
1.4
1.0
0.4
1.0
1.0
0.7
0.3 – 3.0
0.4 – 2.5
0.2 – 4.4
0.1 – 3.2
Source: Marion County Assessor data, MWVCOG, 2007.
1
Includes parcels in the RC Zone that are currently in commercial use.
As discussed under the economic opportunities and constraints section above, Hubbard is well positioned
to see economic growth in small scale manufacturing industry. A discussion of the specific site
requirements for these types of industries is provided as follows.
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Small Scale Manufacturing
Site characteristics for small-scale manufacturing include building sites with slopes less than 15 percent,
on soils without severe building limitations. These businesses often locate on parcels between one (1) to
three (3) acres in size that are preferably rectangular in shape with a lot depth of 200 to 300 feet. Smallscale manufacturers prefer direct access to a state highway or other well-travel transportation facility.
Building configurations should allow for a variety of ancillary uses such as, show rooms and office space.
These types of industries do not have as large of an impact as large-scale manufacturers and heavy
industries, and thus do not require larger land use buffers of 50 to 100 feet. However, consideration
should be given to provide some buffering between industrial and residential uses and avoiding truck
traffic through residential areas.
COMMERCIAL AND INDUSTRIAL LAND INVENTORY
In order to determine whether or not there is sufficient land available to meet projected employment over
the planning horizon, an up-to-date inventory of the current land supply is needed. The following section
identifies the supply of vacant and underutilized employment land within the Hubbard Urban Growth
Boundary (UGB). Table 9 shows a summary of the amount of vacant and redevelopable commercial and
industrial land available within the Hubbard UGB. No physical site constraints, such as steep slopes,
wetland, or floodways, were identified in the buildable lands analysis that would reduce the amount of
land available for development.12 Table 9 shows a total acreage of 25.5 acres of vacant and redevelopable
commercial and industrial land is available in Hubbard.
Economics -Table 9
Commercial and Industrial Buildable Lands Inventory
Hubbard, 2007
Zone
Residential Commercial (RC)
Vacant Acres
0.5
Redevelopable Acres
0.0
Total Acres
0.5
Commercial General (CG)
5.1
0.3
5.4
Industrial-Commercial (IC)
6.9
0.0
6.9
Industrial (I)
12.1
0.6
12.7
Total
24.6
0.9
25.5
Table 10 shows the number of vacant and redevelopable commercial and industrial parcels by size. A number
of small (less than 0.5 acre) commercial and industrial parcels are available for development. The size of
available parcels is consistent with the inventory of developed parcels shown in Table 8. For the long-term,
the City may wish to consider identifying one or more parcels that are at least three (3) acres in size and
designating these for industrial use in order to provide a competitive market for such sites that is competitive
with other cities.
12
A one-acre parcel identified as Assessor Map 41W33DC, Tax Lot 100 is designated as Industrial in the Hubbard
Comprehensive Plan. The property is located within the Hubbard UGB, but outside the city limits, and is currently
zoned Urban Transition (UT) by Marion County. This property has limited potential for industrial use. It is
currently developed with a single-family residence and is located behind existing industrial development on
Highway 99E. The property does not have frontage on Highway 99E and the only vehicular access is via an access
easement across an adjoining property.
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Economics -Table 10
Commercial and Industrial Vacant Land Inventory by Parcel Size
Hubbard, 2007
Parcel Size
0.0 - 0.5 acres
0.6 - 1.5 acres
Number of
Commercial Parcels
9
1
Number of
Industrial Parcels1
4
3
2
0
13
5
1
13
1.5 - 3.0 acres
Larger than 3.0 acres
Total
1
Includes parcels zoned Industrial-Commercial
Comparison of Land Demand and Supply
Table 11 shows a comparison of land needed to accommodate new employment growth (demand) through
2027 and the available supply of vacant and redevelopable land. The comparison shows that there is not
sufficient commercial or industrial land available within the Hubbard urban area to meet the projected land
demand. Also, in the event that available vacant land zoned Industrial-Commercial is developed for
commercial uses, which is a reasonable expectation given the location of these properties on Highway 99E,
the deficit of available industrial-zoned land will be greater than is shown here.
Economics - Table 11
Comparison of Supply and Demand for Commercial and Industrial Land
Hubbard, 2027
Land Use Type
Supply
Commercial
Industrial 1
Total Supply
Demand
Commercial
Industrial
Total Demand
Surplus (Deficit)
Commercial
Industrial
Total
Additional land needed for public uses - streets,
parks, etc. (25% of 20-year land needs)
Total Commercial and Industrial Land Needs
Vacant/Redevelopable Acres
6.9
19.6
26.6
15.0
20.7
35.7
(8.1)
(1.1)
(9.1)
2.3
11.4
Includes parcels zoned Industrial-Commercial
1
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Short-Term (5 Year) Land Needs
Table 12 identifies short-term land needs for the City of Hubbard. Short-term land needs are
characterized by those lands that will be needed for employment growth within the next five (5) years.
Ideally, land available for short-term employment growth is not constrained by the lack of infrastructure
or those lands considered unavailable due to land speculation. The five-year demand is approximated as
one quarter of the projected 20-year demand. Based upon a review of the buildable lands inventory, the
city has adequate commercial and industrial land to meet its short-term land needs. Hubbard’s short term
supply of vacant commercial and industrial lands is not currently constrained by immediate public
improvements or natural resource constraints.
Short-Term Demand for Commercial and Industrial Land
Hubbard
Land Use Type
Commercial
Industrial
Total Demand
Vacant/Redevelopable Acres
3.8
5.2
9.0
Long-Term Land Needs
As shown in Table 11, the city does not have enough land available to meet the projected need for
commercial and industrial land through 2027. Oregon Administrative Rules 660-009-0025 requires that,
as part of an Economic Opportunities Analysis, the city must designate enough land to meet the total
projected land needs for each industrial or other employment use category identified in the plan during the
20-year planning period.
The City has identified an area for inclusion in the Urban Growth Boundary that would meet the projected
need for commercial and industrial land. The area is comprised of four (4) parcels, located south of the
existing UGB and west of Highway 99E, that comprise approximately 12.3 acres. The properties range in
size from 1.7 acres to 4.7 acres. These properties are located on either side of Schmidt Lane, a public
road right-of-way that serves properties on both sides of Highway 99E. The properties to be included in
the UGB are shown in Table 13 below.
Proposed Urban Growth Boundary Area for
Commercial and Industrial Use
Hubbard
Assessor Map/Tax Lot
41W33DC/400
41W33DC/500
41W33DC/800
41W33DC/900
Schmidt Lane right-of-way
Parcel Size (acres)
2.5
1.7
2.8
4.7
0.60
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The properties meet the size requirements for both commercial and industrial uses, and can be partitioned
or subdivided to make smaller parcels as needed. Schmidt Lane would provide the sole access to the
parcels thus limiting access conflicts on Highway 99E. Upon annexation and development, Schmidt Lane
would be constructed to City street standards. The area to be included in the UGB would be designated as
Commercial in the Comprehensive Plan and upon annexation would be zoned Industrial-Commercial.
This zoning would provide for the full range of commercial and industrial uses permitted in Hubbard and
would provide the greatest flexibility in meeting projected land needs through 2027.
Key Findings and Future Planning Implications
Overall, the economy in Region 3, comprised of Marion, Polk, and Yamhill Counties, is expected to
experience modest economic growth over the next 20 years. Hubbard should be able to capitalize on that
growth. Hubbard has some comparative advantages related to the availability of suitable commercial and
industrial sites that have public services readily available, and transportation access to Highway 99E.
While direct access to Interstate 5 is not available in Hubbard, Highway 99E connects with Interstate 5
approximately four (4) miles north of Hubbard. The city is located between major markets in Salem and
Portland.
Total employment in Hubbard is projected to reach 2,854 persons by 2027, an increase of about 38
percent over 2004 total employment. Manufacturing, construction, and real estate and services sectors
will experience the largest employment growth over the 20-year planning period.
The city’s buildable lands inventory shows there will be a deficit of vacant or redevelopable commercial
and industrial land available to meet the projected need through the year 2027. All vacant and
redevelopable properties have services readily available. The type and size of available commercial and
industrial sites is typical of sites that have been previously developed. The city will need to expand the
UGB to include more land for commercial and industrial development to meet the 2027 projected
demand. An 12.3 acre area located south of the existing UGB has been identified as the area for
commercial and industrial development.
ECONOMIC DEVELOPMENT GOALS AND POLICIES
Goal:
To provide for and maintain a viable and diverse economy while preserving the present sense
of community and high level of environmental quality.
Policies:
1. The City of Hubbard shall encourage a wide variety of commercial activities in convenient and
desirable locations to serve city residents.
2. The City of Hubbard encourages the continuation of business within the City limits along the
Highway 99E corridor.
3. The City of Hubbard wishes to develop and maintain a central business area to serve the needs of the
resident and the visitor. A specific area between Highway 99E and the railroad right-of-way will be
designated for a mixture of commercial and secondary residential uses to provide housing and
services within close proximity of each other.
88
30 of 47
4. To achieve a commercial and industrial development pattern that is balanced with a moderate rate of
overall economic growth, the City of Hubbard encourages the location of businesses within the
community that create wages able to support a family.
5. Commercial and industrial establishments should contribute to and not detract from the beauty of the
community.
6. The City of Hubbard supports the industrial park concept for the area on the southeast end of town to
attract larger industrial based businesses to the community.
7. The City of Hubbard shall encourage the development of economic activities that will provide jobs
able to utilize the skills of the local labor force.
8. The City of Hubbard will encourage economic development planning and programming activities that
serve to stimulate private sector development.
9. The City of Hubbard shall cooperate with relevant federal, state, regional, and local government
agencies in economic development planning for the area.
10. The City of Hubbard will support projects and development in commercial areas consistent with the
City’s adopted 2003 Resource Team Report for Hubbard Oregon prepared by the Oregon Downtown
Development Association.
11. Consistent with Marion County Framework Plan policies, the City of Hubbard has conducted an
Economic Opportunities Analysis (EOA) consistent with the Goal 9 Rule (OAR Chapter 660,
Division 9) that:
(a)
(b)
(c)
(d)
(e)
Describes state and regional economic trends;
Inventories lands suitable for employment use by parcel size;
Assesses community economic development potential;
Forecasts future employment; and
Estimates the amount of land needed in Commercial and Industrial plan designations to
accommodate future employment;
12. The City’s policy is to accommodate industrial and commercial growth consistent with the
2007Hubbard Economic Opportunities Analysis (EOA).
13. The City of Hubbard will continue to work with Marion County, economic development agencies,
area economic development groups, and major institutions to provide information to support
development of a region-wide strategy promoting a sustainable economy.
89
31 of 47
11614
LEGEND
19108
Urban Growth Boundary
Public Use
Commercial
Medium Density Residential (R2)
City Limits
0
Low Density Residential (R1)
High Density Residential (R3)
·
4585 Does Not Show Complete Tax Lot
CITY OF HUBBARD
- Comprehensive Plan Population 3140
4565
24
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31
21
d.
et 3 244
305
05
32
301
31
Key Bank
0
1
89
St. Agnes
22
30
24
34
34
4
75
20
Church
34 41
35
31
32
30
31
74
34 21
57
30
4
35
8
11
9
31 8
64
2961
66
34
30
35
31
20
294
Hubbard
296
64
24
1
2
Duplex
30
72
31 89
34
Market
291
8 26
69
33
2
2942
1
35
28
30 7
32
33 5
92
3
21
33
1
51
27
33 85
29
33
32
t 292
19
62 3 65
3573
2810 Walnut Co u r289 2
355
3572
2
30
34
32
30
3
2
2
Walnut
5
1
2
2
3552
69
32 40
91
2
29
Post
28
Vale Park
3542
20
57
Loop 3387
3533
47
3532
Office
30 3325
Rainb ow
32
Fire Hall
2
3376
9
3522
4
5
29
32 3
3367
3
31
29
7
1
1
5
Hubbard
7
61
3 32
Walnut Vale
34
3473
3472 3495
35
0
Water
Community
42
77
32
3347
Subdivision
2
3
9
Treatment Plant
Church
2884
30
5
20
31
2885
Hoodview
3
3434
5
3
2
3433
32
13
28
3432 3445
0 6
01
3327
31
28
35
30 54
74
30
3
Estates
3424
Sunshine Circle
72
35
52
31
2
3
2
4
6 2
05
85
28
6
3297
6
3016
3
1
3
3
3
3352
3
0
3435
3353
1
7
15
4
0 3
28
19
32
28
3354 36 82 3036
5
4
27
3 30 66
34
3277
95
30 06264
36 692
28
3
27
60
3
09
3056
14
55
3252 3355
3254
3253
3257
2
31
3057
Va
35
3255
ca n
3067 3076
1
3237
16
2715
t
27
99
33
3154 3077 3096
3152
3153
2
54
3097
3155
3217
Zephyr Estates
Rainbow Loop 319
7
3054
3052 3055
305
3053
4
17717
ng
11623
Al
R1
Mineral Springs
Subdivision
4454
4436
Riviera Court
83
Winchester Subdivision
18418
11813
2231
Morfitt St.
2189
2115
2121
2123
93
4458
4421
37
24
Do 244
rs
ey
D
4466
4456
4452
4444
4438
4420
01
21
42
2110
21
21
03
2118
52
21
21
43
2124
92
2
22
16
12
3
2140
21
22
9
32
21
22 3
2162
22
72
13
52
2
19
22
22
2
2174
33
22
7
21
12
22
93
22 2
53
2188
92
2
2203
22
2232
23 332
83
72
2212
2213
2252
2224
2233
2335
2236
2355 2272
2253
Baines Blvd.
2152
20
4464
4434 4435
4416
4480
4474
26
Riviera
Subdivision
20
18438
11817
2226
2211
63
21 57
21 145 3
2 14 9
2 13 5
2 13
2
18497
0
4460 4461
4456 4457
Dorsey Drive
4463
18598
380
4525
21
219939
212187
Open Space
21 85
71
219
6
217
4
4455
2152
4433
2138
4401
CREATED BY: M. OLINGER
Hubbard Public Works
Last Revised: April, 2011
0
4534
Andrew Commons
Subdivision
2375 2292
Please Note: 4253 & 4215
3rd Street are currently part
of Barendse Park
0
2374
Outside City Limits/UGB
2209
Industrial
19210
Legend
City Limits
Commercial General
Industrial
Parks/Open Space
Commercial
19108
Low Density Residential (R1)
Public Use
Industrial Commercial
Medium Density Residential (R2)
Urban Transition Farm
Highway 99E Overlay Zone
High Density Residential (R3)
18897
Urban Transition
Residential Commercial
CITY OF HUBBARD
- Zoning/Address Map Population 3140
0
* PLEASE NOTE: Zoning designations
0
outside the City Limits are maintained
by Marion County and are provided
as a courtesy only.
PLEASE NOTE: 4253 & 4215
3rd Street are currently part
of Barendse Park.
CREATED BY: M. OLINGER
Hubbard Public Works
Last Revised: April, 2011
4585 Does Not Show Complete Tax Lot
4565
4534
24
29
West Meadows Estates
Subdivision
4304
5th Street
4274
es
Bl
(P
vd
.
N
in
riv
at
ely
M
aP
1
ain 7 7
ta 2
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0
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58
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18568
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45 86
45 84
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80
39
33 396
9
39
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72
67
39
37 39
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63
8
39
66
39
64
39
62
31
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39
39
39
39
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39
27
39
39
25
38
36
39
21
23
39
39
22
39
24
39
26
39
30
28
39
39
3417
3436 3437
3427
3792
3752
3186
3772
3146
3127 3126
Painter Lp. N.E.
12698
3681
12680
3117
17705
Tree Farm
17581
17665
17534
2470
3793
3773
3487
3477
3466 3457
3497
3486
3713
3733
3753
Oak Street
3600
12670
Dunn Rd. N.E.
17631
17531
17532
17492
17605
17585
17571
17
37
9
17408
11827
11987
7
77
11
17561
0
11918
11
89
8
11
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11808
11
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17308
12417
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I
17671
17586
2670
17644
17576
2600
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17745
17575
2700
2400
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2363
2350
Hoodview Drive
36
03
2830
2750
17712
17692
2840
2500
Industrial Avenue
39
9E
y. 9
33
62
2814
17721
17585
2685
2844
17825
17762
17578
2687
3460
2850
17762
17584
31
42
2783
Tower
3320
17761
2852
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17772
17581
31
53
17791
17885
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Oakri dge
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17803
2900
2826
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17591
La
t
2956
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dt
tre
34
53
29
83
30
75
32
33
57
3 36
32
87
33 33 346
33
68 56
27
33 336
33
76 6
47
33
6
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2952
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17
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80
30
30
31
87
32
36
32
76
3270
29
67
28
7
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8
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2330
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26
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271
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17621
0
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11714
St
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0
12880
3790
3791
3792
3780 3793
3781
3770
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3762
3740 3763
Pon derosa
3732
3720 3733
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10
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33
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8
7
17558
2485
4354
4305
2414
2394
25
26
2412
2392
2445
2395
2415
2375
2367
2366
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Kari Lane
lv d
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91
Munker St.
2251
2273
2250
2248
2355
2333
2257
2245
2231
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2189
2115
2121
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Mobile Estates
49
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34 of 47
COMPREHENSIVE PLAN DESIGNATION
ZONING DESIGNATION
35 of 47
2.104
RESIDENTIAL-COMMERCIAL DISTRICT (RC)
2.104.01
Purpose
The purpose of the RC District is to provide for a mix of housing types and limited
commercial activities. The residential density shall be no greater than 12 units per
acre. The RC District is consistent with the High Density Residential Comprehensive
Plan designation.
2.104.02
Permitted Uses
Unless otherwise subject to Conditional Use provisions or requirements of this
Ordinance, the following uses are permitted in the RC District:
A. The following residential and non-commercial uses are permitted in the RC
District:
1. Single family dwelling unit, including a manufactured home except that a
manufactured home shall not be placed within an acknowledged historical
district nor adjacent to a historic landmark
2. Duplex
3. Multi-family housing, including apartments, townhouses, and condominiums
at a density no greater than 12 units per acre, subject to the Site Development
Review procedures of Section 3.105
4. Bed and breakfast establishment, subject to the Site Development Review
procedures of Subsection 3.105
5. Residential care home and facility
6. Day care facilities operating as group child care homes and centers
7. Home occupation, subject to the provisions of Section 2.303
8. Residential accessory structure or use
9. Parks and open space areas
10. Church
11. Residential Planned Unit Developments, subject to the provisions of Section
3.107
B. The following commercial uses are permitted, subject to the Site Development
Review procedures of Section 3.105 and the development standards listed in
Section 2.300:
1. Professional office
33
36 of 47
2. Retail trade and service operation having a maximum floor area of 2,500
square feet
3. Restaurant, except those with drive-through facilities
2.104.03
Conditional Uses
The following uses are permitted as conditional uses, provided that such uses are
approved in accordance with Section 3.103:
A. Uses operating before 7:00 AM or after 10:00 PM
B. Public facility, government structure, or communications towers for emergency
services
C. Cemeteries
2.104.04
Dimensional Standards
The following dimensional standards shall be the minimum requirements for all
development in the RC District except for modifications permitted under Section
2.402, General Exceptions.
A. Minimum Lot Area and Density Standards
1. Single-family dwelling
5,000 square feet
2. Two-family dwelling (duplex)
7,000 square feet
3. Townhouse (not on a corner lot)
3,500 square feet
4. Multi-family dwelling (three or more units)
3,630 sq. ft. per unit
5. Commercial Use
5,000 square feet
6. Public utility structures: Lot area shall be adequate to contain all proposed
structures within the required yard setbacks.
7. All other uses (including townhouse on a corner lot) 5,000 square feet
8. Commercial uses on properties located within the 99E overlay zone shall
comply with lot area requirements according to the Commercial General (C)
zone district.
B. Minimum Yard Setback Requirements
1. All principal structures shall maintain the following minimum yard setbacks:
a. Front Yard
-- Setback to garage
15 feet
20 feet
34
37 of 47
2.106
COMMERCIAL DISTRICT (C)
2.106.01
Purpose
The purpose of the Commercial District is to provide areas for the broad range of
commercial operations and services required in the central business district and other
areas to meet the economic needs of the City of Hubbard. The Commercial District is
consistent with the Commercial Comprehensive Plan designation.
2.106.02
Permitted Uses
Ordinance, the following uses are permitted in the C District:
A. Retail trade establishments engaged in selling goods or merchandise to the
general public for personal or household consumption such as retail groceries,
hardware stores, department stores, gas stations and sporting goods stores
B. Retail service establishments offering services and entertainment to the general
public for personal or household consumption such as eating and drinking
establishments, motels, hotels, banks, real estate and financial services
C. Business service establishments engaged in rendering services to other businesses
on a fee or contract basis such as building maintenance, employment services and
consulting services
D. Offices and clinics such as doctor and dentist offices, veterinary clinics and law
offices
E. Dwelling units accessory to a permitted use or above a permitted use
F. Group day care homes and centers
G. Residential care home and residential care facility
H. Amusement and recreational services
I. Public and private utility buildings and structures such as electric substations,
telephone exchanges, and communications antennas or towers
J. Church
K. Automobile sales, both new and used, recreational vehicles, recreational unit, and
light trailer sales.
42
38 of 47
2.106.03
Conditional Uses
The following uses are permitted as conditional uses, provided that such uses are
approved in accordance with Section 3.103:
A. Church
B. Except as provided in Section 2.304, any commercial service or business activity
otherwise permitted, involving the processing of materials which is essential to
the permitted use and which processing of materials is conducted wholly within
an enclosed building
C. Public and private utility buildings and structures such as electric substations,
telephone exchanges, and communications towers and/or antennas
D. Automotive repair
2.106.04
The following minimum dimensional standards, with the exception of modifications
permitted under Section 2.402, shall be required for all development in the
Commercial District.
A. Minimum lot area:
No limitation
B. Minimum yard setbacks:
1. Front Yard
* - Abutting Highway 99E
None*
20 feet
2. Rear Yard
-Abutting a non-residential district
-Abutting a residential district
None
15 feet
3. Side Yard
-Abutting a non-residential district
-Abutting a residential district
None
15 feet
C. Maximum structure height:
2.106.05
45 feet
Development Standards
All developments in the Commercial District shall comply with the applicable
provisions of Section 2.200 of this Ordinance. In addition, the following specific
standards shall apply:
A. Off-Street Parking. Off-street parking shall be as specified in Section 2.203.
43
39 of 47
B. Signs. Signs in the Commercial District shall be subject to the provisions of
Section 2.206.
C. Landscaping. All development is subject to the landscaping provisions in Section
2.207.
D. Subdivisions and Partitions. All subdivisions and partitions shall be reviewed in
accordance with the provisions of Section 2.208.
E. Design Review. All new development and expansion of an existing structure or
use in the Commercial District shall be subject to the Site Development Review
procedures of Section 3.105.
F. Outdoor Display. There shall be no outdoor display or storage of materials or
merchandise within a designated alleyway, roadway or sidewalk that would
impede pedestrian or vehicular traffic except during community retail sales
events. Safety precautions shall be observed at all times. Outdoor display shall
only be permitted between the hours of 7am and 10pm unless the display items
are screened pursuant to Section 2.207.
G. Access. Approaches and driveways shall be subject to provisions of Section
2.202.
44
40 of 47
2.107
INDUSTRIAL DISTRICT (I)
2.107.01
Purpose
The purpose of the Industrial District is to provide areas for general industrial
activities which do not produce excessive smoke, dust, noise, vibration, smell or
harmful substance to meet the economic needs of the City of Hubbard. The Industrial
District is consistent with the Industrial Comprehensive Plan designation.
2.107.02
Permitted Uses
Ordinance, the following uses are permitted in the Industrial District:
A. Establishments engaged in manufacturing, processing, packing, assembly,
distribution, repair, finishing or refinishing, testing, fabrication, research and
development, warehousing and servicing activities. Examples of uses that would
be appropriate include: aircraft or auto parts, bottling plants, bakery products,
communication equipment, drugs, fabricated textile products, office machines,
building materials, recycling centers, and motor freight terminals; and
B. Warehouse and outdoor storage activities.
C. Automotive repair
D. Manufactured home sales
E. Place of worship, club lodge, or fraternal organizations.
2.107.03
Conditional Uses
The following uses may be permitted in the Industrial District when authorized by the
Planning Commission pursuant to Section 3.103.
A. Extraction and processing of minerals, rock, or other earth products
B. Automotive dismantling, wrecking and salvage yard
C. Fuel oil distribution
D. Manufacturing, processing or storage of explosive, flammable or toxic products
E. Welding operations
F. Public and private utility buildings and structures such as electric substations,
telephone exchanges, and communications towers and/or antennas.
G. Caretaker residence subject to the following requirements:
45
41 of 47
1. Establishment of caretaker residence shall be subject to the Site Development
Review requirements of Section 3.105.
2. Only one residence is allowed per tract of land.
3. The residence is limited to a manufactured or mobile home or a park trailer or
recreational park trailer as defined by this ordinance or the residence is
incorporated into the building design for an associated business on the
property.
4. Installation of a park trailer or a recreational park trailer shall comply with the
requirements of Oregon Administrative Rules Chapter 918, Division 530 and
shall be connected to public utilities.
5. No variance shall be granted for any of the requirements in this section.
H. Large-scale amusement facilities, such as a gymnasium, skating rink, pool or race
track.
I. Other uses determined by the Planning Commission to be of similar character to
those specified above
2.107.04
The following dimensional standards, with the exception of modifications allowed
under Section 2.200, shall be required for all development in the Industrial District.
A. Lot Size: None
B. Setback Requirements:
1. Front yard
20 feet
2. Side yard
-Abutting a residential or commercial district
-Abutting an industrial district
25 feet
10 feet
3. Rear Yard
25 feet
10 feet
C. Maximum Building Height:
80 feet
46
42 of 47
2.107.05
All development in the Industrial District shall comply with the applicable provisions
of Section 2.200 of this Ordinance. In addition, the following specific standards shall
apply:
A. Off-Street Parking. Off-street parking in the Industrial District shall conform to
the standards of Section 2.203.
B. Signs. Signs in the Industrial District shall conform to the provisions of Section
2.206.
C. Landscaping. All development is subject to landscaping provisions in Section
2.207.
E. Design Review. All new development or expansion of existing structure or use in
the Industrial District shall be subject to the Site Development Review procedures
of Section 3.105.
F. Outdoor storage. Outdoor storage shall be screened pursuant to the landscaping
standards listed in Section 2.207.
G. Access. Approaches and driveways shall be subject to provisions of Section
2.202.
47
43 of 47
2.108
INDUSTRIAL-COMMERCIAL DISTRICT (IC)
2.108.01
Purpose
The purpose of the IC (Industrial-Commercial) District is to provide areas suitable for
light industrial uses, light industrial uses with related commercial sales, commercial
retail uses and wholesale commercial sales. The IC District is appropriate in those
areas designated Industrial in the Comprehensive Plan where the location has access
to a collector street, arterial street or highway, and permitted uses will not adversely
impact local streets or residential districts.
2.108.02
Permitted Uses
Ordinance, the following uses are permitted in the Industrial-Commercial District:
A. all uses permitted in the Industrial (I) District;
B. building material, hardware and garden supply sales;
C. retail sales accessory to a permitted industrial use;
D. other retail uses which are permitted in the Commercial District; and
E. wholesale commercial sales.
2.108.03
Conditional Uses
The following uses may be permitted in the Industrial-Commercial District when
authorized by the Planning Commission pursuant to Section 3.103:
A. all uses permitted conditionally in the Industrial District; and
B. office uses not associated with a permitted use.
2.108.04
The following dimensional standards, with the exception of modifications allowed
under Section 2.201, shall be required for all development in the IndustrialCommercial District.
A. Lot Size:
None
B. Setback Requirements:
1. Front yard
20 feet
48
44 of 47
2. Side yard
25 feet
10 feet
3. Rear Yard
25 feet
10 feet
C. Maximum Building Height:
2.108.05
80 feet
All development in the Industrial-Commercial District shall comply with the
applicable provisions of Section 2.200 of this Ordinance. In addition, the following
specific standards shall apply:
A. Off-Street Parking. Off-street parking in the Industrial-Commercial District shall
conform to the standards of Section 2.203.
B. Signs. Signs in the Industrial-Commercial District shall conform to the provisions
of Subsection 2.206.
C. Landscaping. All development is subject to landscaping provisions in Section
2.207.
E. Design Review. All new development or expansion of existing structure or use in
the Industrial-Commercial District shall be subject to the Site Development
Review procedures of Section 3.105.
F. Access. Site access points shall be located to minimize traffic hazards and
development is subject to provisions in Section 2.202.
49
45 of 47
3.102
COMPREHENSIVE PLAN AND DEVELOPMENT CODE TEXT
AMENDMENTS, COMPREHENSIVE PLAN MAP AMENDMENTS, AND
ZONE CHANGES
3.102.01
Process
Comprehensive Plan and Development Code text amendments, Comprehensive Plan
and Zone District map amendments, and zone changes will be reviewed in
accordance with the Type III review procedures in Section 3.201.
City-wide changes to the Plan and Code documents or maps will be reviewed in
accordance with Type IV review procedures in 3.201.
3.102.02
Application and Fee
An application for a zone change shall be filed with the City Recorder and
accompanied by the appropriate fee and/or deposit. It shall be the applicant's
responsibility to submit a complete application which addresses the review criteria of
this Section.
3.102.03
Criteria for Approval
A. Comprehensive Plan and map amendments shall be approved if the applicant
provides evidence substantiating the following:
1. conformance with the applicable Statewide Planning Goals,
2. conformance with the goals and policies of the Plan or demonstration of a
change in circumstances that would necessitate a change in the goal and/or
policy,
3. a demonstration of public need for change, and
4. a demonstration that the proposed amendment will best meet the identified
public need versus other available alternatives.
B. Development Code amendments and zone change proposals shall be approved if
the applicant provides evidence substantiating the following:
1. approval of the request is consistent with the Comprehensive Plan and the
Comprehensive Plan map designation and most effectively carries out the Plan
goals and policies considering all alternatives, and
2. the property and affected area is presently provided with adequate public
facilities, services, and transportation to support uses allowed within the
requested zone, or such facilities, services provided concurrently with the
development of the property.
149
46 of 47
3. The proposed amendment is consistent with the purpose of the Code's subject
section and article.
C. the natural features of the site are conducive to the proposed zone district.
150
47 of 47

Packet - Hubbard

Transcription

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