Consultant: Martin Field study narrows 240-acre area to 64.5 developable acres; infrastructure could cost about $24 million

College Place — The Economic Development and Tourism Commission on a recent meeting heard a final presentation on the Martin Field planning and economic feasibility study from consultant Mr. Hoppe, who said roughly 64.5 acres of the roughly 240-acre study area appear suitable for industrial development and that full infrastructure improvements could total about $24 million.

The study, Hoppe said, produced a concept plan showing about 29 industrial lots and recommended a suite of infrastructure investments — internal roads, sewer and water extensions, stormwater work and dry utilities — to make the parcels marketable to users. "We ended up with 64 and a half acres," Hoppe said during the presentation.

Why this matters: the city must decide whether to invest in public infrastructure to attract industrial users or rely on developers to extend roads and utilities, a choice that affects timing, cost to taxpayers and the marketability of sites near the airfield. The consultant recommended that the city pursue funding options and consider regulatory measures that protect airport operations.

Key findings and figures from the presentation: the consultant trimmed the study area mainly because portions were planned or zoned residential, contained creek setbacks, or fell inside airport operational zones. The report's high-level cost summary Hoppe presented included about $4 million for internal road network construction, roughly $7 million in sanitary sewer work (including a proposed lift station and force main), about $9 million for potable water (including a loop tying into a proposed reservoir), roughly $800,000 for stormwater, about $2 million for dry utilities and around $500,000 in earthwork — producing an approximate full-build subtotal near $24 million. Hoppe described that total as a conservative, full-build estimate and noted that development typically phases over years and that some costs can be shifted to developers.

On transportation and site capacity, Hoppe reported that the intersections evaluated for existing and 20-year "build" conditions have adequate lane capacity and turning movements for the kinds of truck and industrial traffic the study anticipates, though he recommended a later, separate pavement-condition assessment to confirm whether surface thicknesses can handle higher truck volumes.

Airport considerations: the study included an airspace/surface evaluation and recommended the city consider an airport overlay zone to preserve Martin Field operations. Hoppe said the airport does not currently have an overlay zone and described how such zoning can limit certain uses (for example, schools or hospitals) in defined approach and departure zones while allowing more intensive development further from runways.

Next steps Hoppe recommended included further discussion of an airport overlay zone with the county, a pavement-condition review for roads like Last Chance, pursuit of identified grants and financing tools, and coordination with potential developers to sequence infrastructure construction. Planning staff, Mr. Rizzatella said later during staff reports, have shared the report with the developer Terragon, which has previously shown interest in adjacent hangar and industrial development and in residential parcels to the south of the airfield.

The consultant said he will distribute the slide deck and final report to city staff for internal review and that the commission is scheduled to review and consider a recommendation to city council at a future meeting.

Ending: Commission members did not take formal action on the study at the meeting; the consultant and staff said the draft report will be circulated and a recommendation is expected at the commission's next meeting.