Planning commission recommends City Council adopt economic opportunities analysis and three utility master plans into comp plan

The St. Helens Planning Commission voted to recommend the City Council adopt a new Economic Opportunities Analysis and to incorporate the city’s water, wastewater and stormwater master plans into the comprehensive plan.

Consultant Jas Goodman presented the EOA, funded by a state grant to address Goal 9 (economy) requirements under Oregon’s statewide planning program. The EOA updates an earlier 2009 analysis, inventories vacant and constrained commercial and industrial land, forecasts employment growth for a 20‑year planning horizon, and proposes policy and action recommendations to support business growth, preserve prime industrial land, and guide rezoning where appropriate.

Goodman told commissioners the city’s buildable lands inventory showed roughly 300 acres of vacant, unconstrained commercial and industrial land (about 280 acres inside city limits), with most vacant acreage in heavy industrial zones. The EOA committee and staff recommended prioritizing preservation of prime industrial parcels with existing utilities and exploring selective rezoning of lower‑value industrial acreage to commercial uses where appropriate to serve local retail and services.

The study uses an employment forecast that the consultant described as an “aspirational” high‑range scenario—about 1,421 new covered jobs over 20 years—and converts job growth into land need using typical employment densities (roughly 8 employees per industrial acre and 20–25 employees per commercial acre, per the report’s methodology). Goodman emphasized the forecast is a planning tool and not a guaranteed outcome: “If it’s a little slow or fast, you still have time to plan; the goal is a 20‑year supply of land,” she said.

The commission also reviewed draft comprehensive plan text amendments and a shorter staff memorandum summarizing the EOA recommendations, which include hiring an economic development specialist, pursuing a business growth/attraction strategy, conducting a code audit to align zoning with economic goals, and continuing implementation of the waterfront and corridor plans to boost tourism and destination appeal.

Commissioners heard that the EOA committee included city and regional stakeholders: Port of Columbia County representatives, Grow Greater St. Helens, Columbia Economic Team, local business owners and tourism representation. Staff noted the wastewater, water and stormwater master plans had previously been adopted by resolution and that incorporating them into the comprehensive plan by ordinance is considered best practice per the Department of Land Conservation and Development guidance.

A motion recommending approval of the EOA and the three master plans was made and seconded; the commission recorded aye votes and forwarded the package to the City Council with the planning commission’s recommendation. Staff noted the City Council public hearing is scheduled for April 16 at 6 p.m.

The recommendation, if adopted by council, will add new economic goals, policies and non‑binding action items to the comprehensive plan and will formally adopt the water, wastewater and stormwater master plans into the plan text. Actions recommended in the EOA are implementation suggestions (for example, a market analysis and regional coordination) rather than mandatory changes to the city budget or code without further council review.