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Troutdale planning staff: marijuana retailers, FEMA floodplain rule and industrial applications on the horizon
Summary
City planning staff told the Feb. 5 Citizens Advisory Committee they will propose restoring conditional allowances for marijuana retailers, implement new FEMA floodplain submittal requirements on a permit‑by‑permit basis, and are processing multiple industrial and downtown development applications.
City planning staff briefed the Troutdale Citizens Advisory Committee on Feb. 5 about several items heading to planning commission and city council.
Marijuana facilities: Staff said city council will receive an introduction next week to a code amendment that would restore the pre‑2023 approach to marijuana retailers in commercial and industrial zones. Planning staff described the change as reversing a 2023 amendment that had banned marijuana facilities after a prior council action; staff said that followed voters’ rejection of ballot measure 26‑248 that would have banned marijuana facilities. The amendment restores conditional allowance for retailers in specified zones and adds a provision that treats the community college as a school for separation requirements.
FEMA floodplain requirements: Planning staff told the committee that FEMA has required communities to select a way to implement recently issued floodplain standards intended to address impacts to fish and habitat. Staff said the city evaluated three approaches—prohibiting development in floodplains, adopting FEMA’s model ordinance wholesale, or applying new standards on a permit‑by‑permit basis—and recommended the permit‑by‑permit approach because Troutdale already requires floodplain development permits and staff judged that approach most practical. The new requirement will add an additional submittal requirement for floodplain permits: a flood habitat analysis and a mitigation plan aiming for "no net loss" of habitat, staff said. Dakota noted the change also increases annual reporting commitments to FEMA and that the city chose the permit‑by‑permit option to maintain participation in the National Flood Insurance Program (staff said communities risk removal from the program if they do not implement required measures).
Development applications: Staff said several applications are moving through review, including site development reviews in industrial areas for truck storage and materials handling; a conditional‑use application for a child daycare on SE 250th Avenue that will likely go to planning commission next month; and additional site work in the downtown core, including a restaurant and small boutique hotel conversion for a former Chinese‑restaurant site (demolition permits have been submitted).
Old city hall and tenants: Staff reported that Away Days (a brewery tenant proposed for Old City Hall) has pulled out. The building’s developer remains engaged with the city about completing the project; staff said the developer and city attorneys are discussing options and that the city retains some contractual input over future uses. Staff said there is no confirmed replacement tenant at the time of the Feb. 5 meeting.
Staff also described longer‑range work the planning division expects in 2025 and 2026, including a housing/economic analysis and comp‑plan‑related projects that will require significant public engagement and consultant assistance.
No formal votes were taken on the items in the staff update; staff said they will bring code amendments and individual applications through the normal planning‑commission and council recommendation processes.
