Basalt Creek Employment Zone Project

Basalt Creek Employment Zone (BCE) Project

Presently, industrial lands in the Basalt Creek planning area are designated Manufacturing Park (MP), which encourages the development of large‐scale specialized manufacturers and research campuses. However market trends have shown a decline in this type of development.

As a result, this project aims to create greater flexibility for landowners to develop their industrial property in the Basalt Creek area based on employment and market trends. 

This project includes the following tasks:

• Code audit to review the existing MP zoning against current economic data, land development trends, and recommendations from the City’s adopted Basalt Creek Concept Plan, Economic Opportunities Analysis, and Southwest and Basalt Creek Development Area plan;
• Public engagement opportunities that will afford members of the Council, Planning Commission, public, and stakeholder groups an opportunity to provide feedback on recommended changes; and
• Amended zoning code for City Council consideration and adoption.

BACKGROUND:

In 2019, the City adopted the Basalt Creek Concept Plan which established the proposed zoning. The Basalt Creek Planning Area consists of roughly 92.95 buildable acres (156.43 total acres) zoned Manufacturing Park (MP) which is expected to accommodate 1,897 new jobs. The MP zone is located adjacent to future residential lands and transitions to our border with Wilsonville. Currently, this area is unincorporated and lacks adequate City infrastructure. In late 2019, the City adopted an Economic Opportunities Analysis (EOA), which found a deficit of 74 acres of industrial land. The EOA further recommended changes to zoning that encourage more efficient use of employment land, by specifically prohibiting new development that requires substantial amounts of land but results in little employment, such as warehouse and distribution uses. In 2021, the City adopted the Southwest and Basalt Creek Development Area, a new urban renewal area, the intent of which was to address the lack of infrastructure in the Basalt Creek Planning Area and to support future high-wage job growth.

PROJECT SCHEDULE:

The City entered into a professional services contract with Harper Houf Peterson Righellis (HHPR) in February 2022 to assist with the preparation of the code update.

Virtual Open House 

• July 27, 2022: the recorded webinar may be viewed here.

Planning Commission 

• September 15, 2022: The Commission reviewed the draft code presented by staff. The recorded meeting may be viewed here.
• January 19, 2023: Staff presented feedback heard from stakeholder groups and the business community, as well as additional code considerations for the commission to review and consider. The recorded meeting may be viewed here.
• March 16, 2023: Listening session and opportunity for staff to confirm the Commission’s direction is incorporated in a future draft code. The recorded meeting may be viewed here.
• June 15, 2023: The Planing Commission made a recommendation for City Council to approve the plan text and plan map amendment project (PTA 22-0001/ PMA 22-0001). The recorded meeting may be viewed here.

Architectural Review Board

• August 9, 2023: Staff shared the project’s proposed development, building, and landscaping standards with the Architectural Review Board during an informational work session.

City Council

• February 27, 2023: Staff presented a project update during a work session discussion with Council. The recorded meeting may be viewed here.
• August 28, 2023: The Council unanimously approved Ordinance 1480-23, to adopt the Basalt Creek Employment (BCE) Zone plan text and map amendment proposal (PTA and PMA 22-0001).

ADDITIONAL QUESTIONS:

Please contact the Planning Division at (503) 691-3026 or by email.