Planning Commission - Regular Meeting

Hey Matt and Jessa. Um, we are waiting right now to see if we can pull together a quorum. We are down a couple commissioners here. So, if you want to hold tight, we will have an update for you as soon as we hear. No worries. I wondered if that was the case. Yeah. [laughter] All right. Stay tuned. We will stay tuned. We'll hang tight. No worries. Thank you. Yep.

Oh, just an update for everybody on the screen. We will be resuming this in just a about two minutes. Here we have somebody logging in here, so we're almost ready to go. All right, great. We got a quorum. Here we go. All righty. Uh, thank you everyone. Planning Commission meeting February 5th, 2026. I call this meeting to order. May we please have the roll call.

Steve Light is absent. Melissa Alvarado is absent. Jared Goson is absent. Maria Pena here. Harry Pippenich here. Buddy Cornet here. Don Grant here. Thank you. All righty. Pledge of allegiance, please. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Okay,

thank you. Next is the approval of the agenda. If all commissioners present have reviewed the agenda, may I please have a motion to approve and a second. So moved. Second. Excellent. That has been moved and seconded. All in favor of approving the agenda, raise your right hand, say I. I. I.

Thank you. Next is the approval of the minutes. Um I don't think we have a quorum to approve the minutes. because it was just me and you. Were you here? Did you zoom in on last? Okay. Um, so we'll move on to that. We'll have to approve the minutes for the next Please. Sorry. Please move the approval of the meeting minutes from the December 18th meeting to our next meeting, please. Excellent. The next topic is public comment. During this portion of the meeting, anyone may speak on any subject that does not later appear on the agenda. Five minutes per person will be allowed. And I don't I don't see any public in the Zoom audience or here. So, we'll move on from that. Next is the legislative public hearing. Excuse me. Now is the time specified for the commission to conduct a legislative public hearing to consider the following matter. Consideration of comprehensive plan amendment application number 58-25, City of the Dallas. Recommendation to city council for adoption of the employment opportunities analysis and employment buildable lands inventory and amendments to goal nine economic development of the DA's comprehensive land use plan. This hearing requires the commission to consider explanation of the relevant criteria standards policies and laws a statement of basic facts relied upon in rendering the decision and the evidence in the record. The criteria on which the commission will base it consideration of this matter are found in the city's comprehensive plan. the Dallas Municipal Co Municipal Code Title 10 and the staff report. [clears throat] Anyone who wishes to testify must be recognized by me before testifying. When I recognize you, please proceed to the microphone and state your name and mailing address for the record. The hearing is also required to be recorded. Generally, the public hearing procedure will go as follows. Prior to the public meeting, we will begin with the staff report and any

questions the commission may have for staff. Next, I will ask for testimony from anyone who wishes to offer relevant testimony or ask relevant questions on this matter, limited to no more than three minutes per testifier. After all public testimony, staff will have an opportunity to respond. When this process has been concluded, I will close public testimony and the commission will deliberate toward the decision. To expedite the hearing, commissioners may ask questions of persons as they testify, and I may conclude or limit cumulative, repetitious, or immaterial testimony consistent with the planning commission bylaws. Some important standards apply during the hearing. First, if you testify, please address your testimony to the applicable criteria or either, excuse me, or other criteria which the person believes applies to the decision from the comprehensive plan or Dow's municipal code title 10. Second, failure to raise an issue with enough detail to allow the commissioners and the parties an opportunity to respond to that issue prohibits an appeal to the land use board of appeals on that specific issue. Third, failure to participate in this public hearing either orally or in writing precludes appeal to the land use board of appeals. Do any members of the commission wish to make any conflict of interest tolo disclosure or abstain from participating or voting on this matter because of possible financial gain resulting from this legislative action?

No. No.

No. No. For me also. Thank you. The public hearing is now open. May you please have the staff report. Good evening. Good evening, Chair Cornet, commissioners. Thank you. Uh Joshua Chandler, Community Development Department. Um [clears throat and snorts] I am joined this evening by Matt Hasty and Jessa Miller with MIG. They're going to assist me. We're basic we're going to have a kind of a tandem presentation here. Uh, a lot of the material here will be covered on their end more in depth. The staff report really is kind of a high level that goes into the overall process of the EOA and the BLI. So, I'll kind of touch on that a little bit and then pass it over to them. Then after that, we'll take some questions at the end just so we can move this along. [clears throat] So, as mentioned, we are considering you are considering recommendation city council for the adoption of the EOA. Uh ultimately this is a a a project many many years in the making. Um it it started in 2019. We did some work in 2019 2020 the commission ultimately uh recommended approval to city council and at the time at that time in 2022 uh city council decided not to adopt it um because there was some additional information that was really needed that they felt needed to be needed to be addressed. Uh in that period of time we see some substantial development occur out on the port. Um one of those being Google's current u under construction data center which is a 90 acre data center. So that really kind of tipped the scales of available land in our overall inventory. There's also some other developments that have happened in that period of time. And then also 2019 to 2022 that information you know a lot of things have happened in that period of time obviously a global pandemic. So there's a lot of shifting and changing that really

occurred in the economic sphere. So some updates to that [clears throat] uh were warranted. So in um in response beginning in 2025, the city initiated the m the EOA process with MIG. MIG was part of the process initially um with their a former company um that was um kind of absorbed into MIG Angelo Planning Group. Matt was the project manager at that time as well. So, he has a wealth of information here. Uh, the update to the EOA is is something, like I said, even longer, long needed. Um, the city's last full EOA was in 2007. There was some updates in 2011, but you can imagine it was a a very long period of time that really overall updates were needed. So, what you're going to see tonight, what we're going to discuss, it is a complete overhaul. It's a brand new EOA. It's a brand new goal 9 to the comprehensive plan. So, that is one thing that we'll kind of touch base with. Uh Matt's team, Matt and Jess are going to go through kind of the EOA process, the BLI, talk a little bit about the U comprehensive plan in their slides coming up. But then also I wanted to note that um there was some some stakeholder engagement that we had throughout this process. Um we had we convened a project specific uh technical advisory committee that met three times u in this last year in 2025. After the work there moved on to a joint session that we had with the planning commission in August of 2025. After that we requested comments and and and suggestions and and any questions and those were received by staff. We then um took the extra step of reaching out to the economic development division of of DLCD to basically give the information to them, have them take a

first look at at our approach. We got some good feedback throughout that process. This is really the informal review. DLCD does provide a formal review. So, it was kind of a sneak peek to them and I think it was appreciated by both sides to get the comments back and it also gave them a heads up of what they were expecting when we sent over the the full uh the full document. So, having the staff report some adjustments that were made to the employment and land demand analysis, also to the buildable lands inventory and the comp plan goals. So, a lot of it was just um a lot of good recommendations throughout that whole process. A lot a great collaborative effort overall. Uh this this project was notified uh this meeting was notified um in the Columbia Gorge News as well as DLCD following statutory guidelines. No comments have been received um in that period of time. Um the review, you know, I'll touch a little bit on the review that we went through. Um you know, with any code amendment, it um we touch on comprehensive plan amendments, um Oregon revised statutes, Oregon administrative rules. So that can be found on uh is exhibit A going through each of those. We touched on uh goal one of the comprehensive plan touched on goal two, goal nine. Goal one is uh citizen involvement. So this was really talking about that. That's that's that stakeholder engagement that we had throughout the process. Goal two,

sorry, real quick. Do you have a PowerPoint that we could get up there? No, not right now. So I'm going over this high level of the staff report and then Matt's team is going to take this a little bit further. they're going to touch on a little bit of the stuff that I'm talking about now, but I think that'll be like the best way for our transition. Okay, cool.

Um, so yeah, we'll we'll kind of get into it. Um, as you can see in exhibit A touches on all the different findings um throughout and I think probably the biggest finding that you'll see is when we talk touch on on goal 9. One thing to keep in and that is really like an overhaul of our comprehensive plan. Like I said, it was in need of an update. We restructured it different than how it's been. So there's a lot of like um it it it is a big change and I think that is the like the most significant finding that you'll see in these findings the findings justifying our recommendation um to approve this um going forward. And I think um with that just kind of give you [clears throat] um information in here. We have our um exhibit A is our findings. Exhibits B and C. Exhibit B, that is the um what the final comprehensive plan is going to look like in in the code when it's all done. Um exhibit C are red lines showing you all the changes that were made. And you're going to see it's entirely brand new. So the whole thing is is red, you know, redlinined out. Um [clears throat] and then the actual document, the EOA, that actual package document is exhibit D. These are all included in your packet. And with that, I am uh more than welcome to or more than happy to pass this over to Matt and Jessa and um they can take it from here.

Awesome. Thank you, Josh. Can y'all hear me? Okay, there in the room. Yeah, I'm going assume that's a yes. Yes.

Okay. Excellent. All right. So, I am going to share my screen, one of my screens. Um and walk through a presentation. Um uh there's few places where there will be some overlap overlap between kind of um what Josh covered and what I'll cover and I'll try not to repeat too much stuff um when we get to those points. Um and uh and I I sort of I assume we'll kind of hold off on questions till the end. Um and uh I'll also say that I am going to tag team with this with Jessa. So, I'll end up doing a lot probably most of the talking, but luckily for you, she'll jump in in the middle and you'll get a little break from me um in the middle section there. So, um uh so first bit really Josh kind of covered this. This is just the the things that we're going to talk about with you in this pres as part of this presentation. Um not too many next steps. It's basically, you know, from here if you recommend it, go to the council. That's sort of the next step. Um so kind of what is an EOA or an economic opportunities analysis? Um just a brief summary of that you know it's I it is intended to identify the major categories or types of industrial or other employment um trends um anticipated in the city over the next 20 years. Identify how many sites and how much land is needed to accommodate projected employment growth. That's kind of the demand side. And then on the supply side, inventory your supply of buildable land, buildable employment land. Um, compare the demand with the with the supply and then as Josh talked about, update your comprehensive plan based on the results of the EOA. So that's kind of the main purpose here or the main components. Um, this is just a quick review of the process we went through. Um, we got started back in um, April of 2025. actually, as Josh said, even earlier. Um, but for this update, this kind of significant overhaul, um,

we did most of the substantive work um, between April and July of this year, um, and then spent a fair bit of time making some of the refinements that Josh talked about, um, a couple minutes ago and now headed into the the adoption process. So, um, so, you know, what are kind of our primary goals or objectives of this process? Um, as Josh said, um, you know, really it's been a while since the, um, EOA was and and this chapter comprehensive plan has been updated. So, we're providing updated data, findings, and recommendations. And that's to help inform future decision- making, you know, by planning commission, by the council, by um employers, um and land owners, um and to help, you know, serve as a basis for how the city allocates resources in economic development efforts. Um the city expects to take the results of this and do some shorter term sort of more immediate um uh planning um and strategizing related to economic development. So this provides a basis for that and it also provides a basis for reviewing future um development applications for consistency with comprehensive um plan goals and policies. So you've got an updated set of goals and policies to review those things against. Um this is a little history. I think Josh did a really good job of covering all this. Um, so I'm actually going to kind of skip right on past this because he pretty much talked about all this. Um and then I'll kind of start in and I will summarize some of the information um in the again kind of the demand analysis and the future trends analysis and then Jessa will talk about the buildable lands inventory and then I'll kind of finish up with the comparison of the two and talk a little bit about the comprehensive plan updates. So I'll

cover these next few slides. Um, again, some of this, um, Josh talked about already a little bit, a lot of change since the year two 2000. We kind of looked at trends both backwards and forwards. So, you've seen a lot of divers diversification in your economy since 2000. Um, over that period. Um, over the last 20 plus years, your uh, the employment there has grown um, by an annual rate um, of well, it's grown by about 1.2% 2% per year since 2020. So, we're sort of calling that a recovered to that annual rate because there were a lot of things that happened in the mid 2000s and then COVID that really um made it tough for you and for other communities um throughout the state um in terms of economic development. Um the Oregon Employment Department um produces forecasts and they're predicting employment in the region as a whole um is going to grow by just under 1% through 2033. Um you have seen wage growth um or wages increase annually um during the last 10 years. So that's good news. Um and you're also seeing the median age trending downwards in the Dows. not necessarily the case in a lot of places, but I think that sort of bodess well in terms of future employment opportunities and and the labor market. Um and um again, in terms of those uh kind of regional um projections, you're expected to have about 550 new jobs. Um a lot of them in service occupations, but also in other categories um uh through about 2033. And I'll say more about employment forecasts in a minute here. Um, in terms of just some trends, here's a couple of graphics that describe trends in terms

of um, uh, on the left, the US, Oregon, and your region in terms of which sectors we've seen employment growth or loss in some cases. Um and then on the right there's I will not read all those but that's a bunch of different sectors of the economy um where you've seen growth both uh or not both but before through and after the pandemic and the pandemic was a big as everybody knows event in terms of you know employment around the state. So this is sort of a summary of the the areas where you've seen some growth and where you might want to continue to sort of focus resources in terms of supporting and attracting employers in those different sectors. So

sorry to interrupt really quick. Will you mind making the uh slide just bigger on the screen? I cannot really make it bigger on my end because it's I'm sharing the whole screen and and that's the extent I so I don't think I can control that I at my end. Yeah, we're doing on our end. Sorry, that was a that was Yeah, perfect. Thank you. Okay. So, I was going to start doing hand signals and stuff, but I was just gonna

All right. Thank Thank you. Sorry about that. Um, all right. So, I'm going to keep rolling. Um, and I've got just a couple more slides, then I'll turn it over to Jessa for a little while. Um, so this is showing um job forecasts um by sector. And um we uh and I'll just note um uh we have another consulting team member um a woman named um Arian Columbo. She's with a firm called Competit Competanomics. um she actually was with um the company it's called Bridge um economic development that did the work back in um 2019 to 2022 but she was on our team and she was the one that they're really focused on kind of the employment trends and forecasting side. So some of this is sort of coming from her. So when I say we I kind of mean her to some degree or a large degree on some of the stuff. So we looked at three different um employment forecast scenarios. Um, one was that the Dows gets its sort of proportionate share of the forecasted growth predicted by the Oregon um, employment department. That's that assumes a moderately low growth rate um, over the next 20 years of about 7% per year. Um, the second um, scenario is that employment increases along the same trend line as population growth is expected to occur. um population growth is forecasted by the Portland State University Population Research Center and so they're predicting a higher um growth rate in population than um than OED is predicting in terms of job growth. So that's that kind of middle line and then the top line is kind of a more I'll call it aspirational scenario to some degree and it assumes that you all you know work hard and coordinate with others to try to attract um and

support um employers and industries that are in some of those potential target industries that I showed you on the earlier slide. So that's kind of the the highest the dark blue growth line in the forecast on the left and that's the scenario that we are using in terms of projecting future growth for the purposes of this plan. And then the um on the right just shows you sort of what that equates to in terms of a 20-year forecast by sector. Um and so it increase it it um it assumes an increase in employment of about 2,800 folks um or workers really I should say um over the next 20 years. Um so that's what that's showing. And then we translate that employment growth into land need. There's a couple of different ways we did that as part of this process. Um, one is sort of I will call it kind of the tried andrue method that I see in in almost every um employment uh economic opportunities analysis that I've worked on which is sort of a a gross projected projection. So you take these different sectors, you take the numbers of jobs that are predicted, you average them by a factor that relates to employees per acre, and you come up with a projected acreage need that way. Um, and that assumes um a net uh a need um a net need of aboutund just under 150 acres. The second method we employed here was to think about this more in terms of how many sites of different sizes might be needed to accommodate the projected employment growth in various sectors. So commercial sector, industrial, government instit government and institution sector and each of those kind of bundles up or adds up a number

of different specific um occupations and employment sectors. Now, in that case, um, we're seeing potentially the need for, frankly, quite a bit more land because we're assuming that you need a certain number of sites given the size of employers that you have now in the Dallas and you've seen over the last number last 10 years or so. Um, and when you add that up, it's a much bigger number, frankly. Um, that's sort of I'm going to say the best analysis we can do with the information we have available. Um, it's pretty rough. Um, and there is a pretty big delta between kind of those two different approaches to estimating future land need. And somewhere in the middle of that is kind of likely, I don't know exactly the middle, but somewhere between those two numbers is what you're likely to need over the next 20 years um, in terms of land need. So, um, I will stop there. Um, and Jess is going to now talk about kind of the supply side, what the buildable lands inventory um, findings were and then we'll circle back to me to finish things up.

Great. Thank you, Matt. And good evening, everyone. So, as Matt just mentioned, I'm going to spend the next few minutes in slides diving into the second main phase of this process, which was the refined employment buildable land inventory or BLI, which looks at the supply of employment lands in the Dows and how this compares to the employment demand that Matt just summarized um from the refined employment forecast and land needs analysis. So to start, this process refineses the BLI from the 2020 economic opportunity analysis to reflect new conditions such as recent development, tax lot changes, new constraints such as the city's new stream quarter buffers and updated FEMA flood plane data and multiple rounds of staff public advisory and committee and elected official feedback to ensure an accurate repres reflection of developable employment lands in the city. The BLI update was composed of five main steps which are shown here on this slide which are als and they are also summarized in detail in the DLI memo included in today's meeting packet. These steps include determining land type for all tax lots of the dowels to focus in on employment lands identifying and calculating constraints such as steep slopes flood plane wetlands stream corridors easements etc. classifying land by development status, inventorying these results to calculate developable employment land, and then lastly, comparing land demand or land need or demand with the supply of buildable land um that was found by the BLI. Next slide, please. Um so, as I just mentioned, one of the main steps of the BLI was to classify the city's employment land by development status. Um the the BLI includes five different land classifications which are defined on the side slide including developed so sites with improvements and little to no additional capacity for development. Vacant sites so those with minimal to no

physical improvements partially vacant sites so those with some improvements but still enough capacity for additional development. committed sites which are those that are either vacant or partially vacant but reserved for or committed to non-employment uses or cannot be developed for an employment use during the planning period. Um one example of this would be federally owned properties in the DAO such as the those owned by the US Postal Service and I will also note that um within your meeting packet there is a summary of all the committed sites that are identified in the BLI. And then lastly, we have constrained sites, which are those that are completely constrained by specific features or hazards that have zero unconstrained acreage and therefore no developable employment land. So I already went through this a little bit already um but this slide further breaks down the methodology that was used for the BLI. Um so we started with all land in the urban growth boundary and the removed land zone for residential and other non-employment uses to get the city's total employment lands. From this we then remove land that is developed or committed to public facilities or other uses. And then from that we then remove constraints or constrain land as well as land needed for streets and infrastructure to land at the city's net buildable acres of employment land or the employment land supply. Next slide, please. So, these next few slides will provide a series of maps that kind of walk us through that process visually. Um, so first we have a map of the city's zoning, which informed what was identified as employment lands that are shown on this next map. And then um so here you can see those that the lands that we identified as employment lands in blue and then those identified as residential in yellow and those identified as other in gray. So

this analysis focused on those sites identified in blue which are largely located along the Columbia River. Next slide please. Then this next map shows um the development constraints that were removed to calculate the city's unconstrained employment land. So in purple we have those stream corridor 50-foot buffer areas. In blue we have wetlands. In orange we have steep slopes. In very bright blue we have BPA rights of way. And then kind of in that turquoise color we have FEMA flood hazard areas. So all these lands impacted by these constraints were not incorporated. The total developable acreage calculations.

I'm going to interrupt and add something real quick. Sorry, Jessa. Um and just you know Josh noted earlier that we sent this work over to the state to have their um economic development specialist take a look at it and one of the things they commented on was you know 20 slopes of 25% I mean that is sort of a safe harbor when we look at constrained land and their comment was um it you don't have to hit 25% for something to be constrained for employment uses and so we did some spot checking of land in the um inventory that's that's employment land. And frankly, most of that is on much lower slopes than that. So, there really weren't many areas that were um above, let's say, 7% um slopes um in the employment land inventory because as Jessa said, most of it's close to the river. It's much flatter down there than up in the hills, you know, on the um kind of eastern and southern uh portions of the of the city. So, I just wanted to note that the 25% is sort of our baseline for taking stuff out, but um we did take a look at slopes in a little more detail than that based on what we heard from the folks at um at the state. So, just a quick note or not super quick, but all right, I will you can go to the next slide.

Okay. And then this last map shows how the city's employment land was classified into those different development types that I just went over a few minutes ago. So the pink shows committed sites, blue shows constrained sites, orange shows developed sites and then yellow shows partially vacant sites and then lastly green shows vacant sites. So once all mapping was completed and the sites were classified, we then summarized the aggregate land findings. So the table on this slide shows the gross and net developable acres of employment land within the Dows broken down by zone. Um I'm not going to go into each of the zones today, but these tables are all included in your packet that was provided. But it shows that there is an estimated 262.5 gross acres of vacant or partially vacant employment land in the Dells. The gross acreage also accounts for a reduction in 10 acres of available land on sites owned by Google based on their lower assumed employment densities. Um, we also then calculated net acreage and as a result there's an estimated 204.8 acres available for employment land after accounting for existing development on partially vacant sites and then set aides for infrastructure and setbacks on vacant land. And then with that, I think I'm going to hand it over to Matt who's going to discuss needs for sites of different sizes and also some key takeaways about the comparison between demand and supply.

Yep. Thanks, Jessa. So, um this table is just kind of summarizing the number of sites within the city um in different size ranges. Um so, we summarize that information in kind of the um uh top part of this table. And then um our um colleague Arianne identified um estimated needed numbers of sites in these same different um size categories. Um and so what you're seeing here at the bottom of the table is do you have a surplus or a deficit of needed sites in these different size categories. Um and what she's showing is a deficit in virtually every category that um you don't have enough just purely numbers of properties to meet the projected employment need in terms of the sizes of sites that are typically required um for various employment sectors um in the Dows and again that's kind of based on the patterns of development that have occurred and the um and the conditions on the ground there. So, uh, what that ends up showing is that, um, you saw kind of earlier on I noted that that that net demand if you just kind of take almost like an aggregate average of land, we showed the need for about 150 acres, you have a surplus if you're just looking at it from that perspective. But if you're looking at this from a site needs perspective, we're seeing that you don't frankly have enough land to meet the future demand for employment land. So that's kind of our key takeaway here is that even though we're showing an aggregate surplus and it's not a huge aggregate surplus about 50 acres or a little more um you're you really we think have a deficit in terms of the number of sites needed and that translates to a deficit in acreage um

for the next 20 years. And we just kind of included a a quote here um that the lack of sites over 20 acres in in size in particular is a detriment to business recruitment and expansion areas in industrial sectors where they need frankly larger um pieces of land. So and that echoes some of what we heard during the advisory committee process that we had with folks. So wanted to note that. Um I am now going to move on to kind of the last bit of this which is to talk about the comprehensive plan um revisions that are re being recommended. So just first just a little bit of an overview. So um one you know we've got the EOA and the findings from the EOA and the information from the EOA um that talks about projected um employment and land needs. Um we've then got the the parts that Jessa covered that talk about the um supply of land. So that's a key element that we're summarizing um ultimately in the comprehensive plan. Um and then in terms of policies, you know, the policies are meant to implement or achieve um the findings um in the EOA. Um we've got policies that are around designating an adequate number of employment sites and also providing public facilities and transportation facilities. Um your comprehensive plan also um includes um implementation measures associated with specific policies. Um so you'll see that the other thing um that you'll be doing over time to implement the EOA is um potentially plan and zoning map and text amendments. We're not proposing any of those kind of amendments at this time. Um but that's something could that could happen in the future based on um applications or proposals from property owners. Um we did take kind of a high level look at your development code and we didn't see anything that was really out of whack in terms of implementing the EOA, but again there may be some

text amendments around that in the future. So, in terms of the revisions, the proposed revisions to the comprehensive plan, um, as Josh said, it's kind of a wholesale replacement. Um, you know, because the information, the narrative information in the current comp plan is so out of date, there's not really much left in there that's that's still relevant. So, we've basically just drafted kind of a whole new set of narrative, and that narrative um summarizes the work we've done. And then the supporting EOA and associated materials are referenced as um as supporting elements of your comprehensive plan. So reorganized the narrative and then also and when I say we here on the goals, policies and implementation strategies staff Josh and Jacob did really an excellent job of kind of reorganizing and reformulating those. And so those are um those are really pretty much a replacement of what was previously in your um comprehensive plan as well. So pretty much a brand new economic element as Josh said. I will just give you um just a little more background on this and a couple of examples. So um the way this is organized similar to other um elements of your comp plan is into goals and then under each goal is a set of policies and under each policy is a set of implementation measures. That's kind of how that's the framework. Um these are the seven goals. I will not read all these um but um they they're pretty broad goals and again under each of them you've got policies and implementation measures. And I will just walk through a couple quick examples of how that plays out within the document. Um, and then I'll wrap it up. So, this is an example from goal one. So, a goal one is to expand and diversify the economic base.

And one of the policies in there really talks about protecting and planning for long-term um the the supply the long-term supply of industrial land. And then there's several implementation measures um underneath that policy. So preserving key industrial areas such as the port lands. Um creating policies to avoid conversion of industrial land and non-industrial uses because it's important to retain those industrial um industrially zoned properties. um to the extent that industrial lands are lost to redevelopment, having a strategy for replacing that supply and then just generally um increasing the supply of industrial sites so you can attract some of the larger industries um within those target industries or occupations. So that's kind of one example. And then I've got an example under goal four. Um goal four says ensure economic development readiness and resilience. um couple of policies under here and the implementation measures under them. So 4.1 is make it easier to develop land in the Dallas um and there's several implementation measures here streamlining your processes for land use permitting um including expansions and reuse um providing pre-development assistance. So somebody's looking to redevelop a site, provide some support for that, particularly for cat catalytic sites, you know, sites that are basically have the potential to catalyze additional development in other parts of the city or in other um sectors. And then regularly update um the resources on the city's website so people are kind of aware of what the opportunities are. Um and then policy 4.2 talks about planning for long-term resilience and adaptability. Um and then again several um implementation measures there. One incorporating um uh hazard mitigation. So mitigating hazards related to

flooding or um erosion or things like that. Um as well as redundant utilities as you're planning for infrastructure and land and um and land use. um encouraging strategies that address that incorporate infrastructure layouts, long-term adaptability as um industries needs change. Um and then finally, keeping track of how you're doing, you know, monitoring and reporting progress using um different types of economic metrics or measures, land absorption, job growth, etc. So those are a few examples of some of the again goals, policies, and implementation measures you'll find in this updated comprehensive plan. And there's a whole bunch more. So I will not go through all of those. Um that was my last slide. Happy to answer any questions um or just hear any comments or suggestions y'all have. And um I'm also happy to stop sharing this unless somebody wants me to go back to something and then I can keep it up there.

Do you guys have any questions or anything?

Okay, Jared, go ahead. Make sure you unmute yourself.

Of course. Uh Jared Gossson uh planning commission member. I just had one question about some of these changes. Uh was there any particular changes around uh like water safety in these industrial zones that were uh removed in particular uh around environmental hazards with the industrial zones? Uh I'm just not sure if there's any uh what do you call it environmental or health uh protections in there that were made made way as part of this new planning or if those are kept in place.

Um I'll try to answer that and then I'll see if Josh or Jess have anything to add. So I guess a couple of things. One of the things we did, and Jess had touched on it briefly, um was we updated the buildable lands inventory to reflect your current regulations or requirements in terms of buffer areas related to um streams or repairarian corridors. So, that was a change since the last um update to the buildable lands inventory. Um the other thing that we did was we incorporated updated um flood plane maps from from FEMA. Um so both of those things were updated and those do reflect you know um kind of regulations around and impacts of those resources on development capacity. So in both of those cases, what we're doing is identifying where those conditions occur, where those stream buffers are, and where those um flood planes are, and saying, "Hey, from a capacity standpoint, those areas don't um you know, they're not considered capacity for future employment." And then the city at the same time has development code regulations around the ability to develop in those areas. So, that's one thing we did. I don't think in terms of kind of the goals and policies in the plan, we didn't we didn't eliminate anything that would kind of relate directly to that. Um, and then finally, we we didn't recommend any changes to your development code that would that would affect those things. you know, we're assuming you continue to regulate um land use and development consistent with those types of pro protections, I guess I would say. So, I don't know if that totally gets at what you're asking, but that's it.

That's what I can say. Okay, perfect. Yeah, no worries.

Go ahead. I I don't know if this is the right time, but I had um three sort of minor suggestions in the sort of policy and implementation pieces. Um the first one was in um policy 1.2 around entrepreneurship, innovation, and business startups. I'd really like to see some [sighs] maybe more flexible language around um support for and I know this is support for support for like business support services um especially thinking about diverse populations that may be looking to start or grow a business in the community. Um, I don't see any language in there around that. And I think it's important to think about the different paths folks take in making that choice um, and the ways that the community can support them.

Awesome. Um,

and then the next one was on policy 2.2. um just around the hospital relocation. Um you know, I appreciate that's a big conversation in the community and an important one and I'd like to see some direct language talking about support for redevelopment of the existing site. um if there is a shift in that location knowing that that's a pretty significant chunk of land for our community with a lot of constraints around access and things like that. um and then the last one um was on um 5.3 um that first implementation measure. I'd like to see a little broader language. it specifically calls Google out there and I that's fine but I think noting um there are other tech companies in the community and the region that we could be looking to collaborate with and that focusing specifically on Google there seems a little bit limiting to me.

Yeah. So just kind of include some broader language around that. Yeah. Yeah. Okay. Yeah. And those were the three I jotted down. a lot of appreciation to staff and the other folks that had input into those. I think the the goals and um implementation pieces are looking really good. Awesome. Appreciate. Well, again, I really most of that credit goes to Josh and Jake on that. So, yeah, thank you

to those points. Um, as far as this evening, um, Commissioner Pippenage, would you feel comfortable with us trying to word Smith something now? And, you know, um, I mean, that can happen. You know, this is this is the planning commission's opportunity to make these these final tweaks before it goes to city council. Um, and that's

and I think that other I'll just toss in another alternative just for the sake of you know consideration and that would be that I mean I think you gave us some good direction um and maybe there's something in the motion that says um uh update those three implementation measures and those three policies to achieve these things that you talked about and then we could craft something um and bring that to council. Um, so that would just be another option instead of trying to It's always to me hard to words something in a setting like this. But not that we couldn't do it um or try it, but that's just another option. So, sorry. I mean, I didn't really want to, but you know, uh,

I mean, I'm I am trusting of you all to take that feedback and implement it. I don't feel the need to word Smith it here unless somebody else [laughter] does. If that's a potential path, I'm comfortable with that. Yeah. Yeah, we can. and and if a motion is made then I would I would then recommend number two on here on this and it's basically um it would be a modified comprehensive plan with after adopting any changed amendments or findings unless the the city attorney is you know the city attorney is okay with us you know adopting it through that motion and making the changes after the fact before it goes to city council. Yeah, that's fine. Can you hear me? Okay. Yes.

Yep. Perfect. Yeah, that's fine. I would just I would just ask, you know, um be very clear, get it on the record exactly what your intended change is or modification is. Um and then we'll write it up um to to ensure that it's accurately reflecting the intent of the commission, of course. Um, and so I would ask, you know, if that is uh the way that anybody wants to go tonight, just make it really clear that when you're making that motion that that's your intent is to is to make a specific change or changes and to be clear about what they are and then we'll take care of it on the back end.

So, um would you would sorry, would you mind saying again which um policy numbers? Yeah. and the specifics that you would like change with them. Need to do it [laughter] again. I mean, I have the policy numbers 1.2, 2.2, and 5.3. Okay. And um 1.2 some clarification um additional support services for entrepreneurs. Is that something you were targeting? Yeah, diverse entrepreneurs. So what? Just say something like support diversity in entrepreneurship, innovation, and business startups. That's great.

Okay. And then what's excuse me, no um support a diverse support diverse entrepreneurship, innovation, and business startups because that in that way diverse means anything. Yeah. In a good way. Um what's the next one? uh policy 2.2. Um maybe just some additional language at the end of that continue multi-partner effort to relocate the hospital to a more central location and support redevelopment of the existing site.

Yeah. And then 5.3 maybe it's just collaborate with Google other I mean I think it could even just be other private industry CGCC and STEM organizations

I make a suggestion on that on that 5.3 I I as we are um explicitly stating company names or um organizations or uh what is STEM for lack of a better word? Um yeah, focus area. Focus area. Yeah, sure. I would say um collaborate with the following but you know include but not limited to or something like that. Um, then maybe you could even do like a uh include but not limited to these and other related or similar industries or policies. Just something like that.

Yeah, we can add some language, come up with some language that does that. Thank you for the suggestions. Then we got a hand raised too. Okay. Another Go ahead, uh Jared.

Yeah, just uh just on maybe something to uh help with alleviating this text, maybe we could just add at the end of the existing one and other community partners. It seems like it's something that would include additional partners who would come in. Uh whether it's educational or commercial or just anyone who's willing to partner, that might be that we're trying to target if everyone thinks that's good. I guess I tend to think of community partners as often meaning like public or nonprofit. And I I think I'm specifically interested in engagement with other private sector technology related businesses rather than just Google. I mean, not that the other partners wouldn't would be more than welcome to the table and excited to see that engagement, but

and and there are other policies around um coordinating with other more kind of institutional and nonprofit um this note. So, yeah. Yeah. Yeah. Typ typically when you say partner, you're referring to partner agencies um like you said, nonprofit, other government agencies, stuff like that. Okay. Any any other um thoughts, additions, questions, alterations? I appreciate you speaking up because I think those are three are great. Um and I was [clears throat] concerned about the Google part because yeah, you are uh pointing out one particular one. Okay. [snorts]

Does commission have any other questions for staff at this time? No. All good. Uh, does anyone from the public wish to offer relevant testimony or ask relevant questions on this matter for up to three minutes? If so, please state your name and address for the record. And we have no no one's here aside from our darling Matt Cleves. And no one in the audience either. So, do the commissioners feel they have enough information to make a decision? I do as well. Ready for deliberations then? I am um public testim public testimony portion of the hearing is now closed and then we'll just proceed with deliberations. I I personally have nothing to deliberate. Grant also says no. Maria says no. Jacob, are you all good? Excuse me. Jared, I mean, there's a couple J's up there.

Yeah. Yes, I'm I'm as good as I can be, though. Unfortunately, I I didn't get this packet until today, so I wasn't able to fully review it.

It's okay. Um, excuse me. In that case, may I please request a that someone, one of the commissioners, uh, make a motion. The resolutions are on page 19 of the packet. I believe we discussed um not to influence anyone's next sentence. Uh number two move to re move to recommend with variations. Uh, I would move to recommend to city council the approval of a modified comprehensive plan amendment 58-25 after adopting the proposed changes changed amendments or findings discussed at the regular February 5th, 2026 planning commission meeting.

Second. Okay. We have a motion to move to rec move to recommend the city council move to recommend to the city council the modified comprehensive plan amendment 58-25. That motion has been seconded. All in favor of approving that motion and raise your right hand say I. I. That is unanimous. Um, I just want to Oh, Jared, will you unmute yourself, please? Oh, uh, I I was just going to to abstain mostly because I couldn't read everything in the packet. So,

okay. Apologies. We have four eyes and one one abstain. Okay, next on the agenda, we have an action item. Just just real quick to close this all down. Um, appreciate Matt and Jessa's time this evening. Um, we'll be moving forward. We'll make these changes. We'll be moving this process forward to the uh February 23rd city council meeting. So, I will see you both then. We'll probably touch base before. Awesome. Have a good evening. Thanks everybody. Yeah, thank you both. Thank you all. Byebye.

Okay, next item, action item, adoption of resolution PC 632-26 granting a time extension for conditional use permit number 213-25. Thank you, Chair Cornett. Um, as mentioned, this next item is a request for a time extension for CUP23-25. The applicant here is the city of the Dallas, and we have a representative for the city, and the city manager is sitting behind me. If there's any questions at the end, he might be able to answer them for you. Uh so background here is uh CUP 213-25 was approved by the planning commission about 364 days ago on February 6th, 2025. Um and this was um at that time the planning commission voted unanimously unanimously to approve this request. This was for the construction well the the demolition of two structures that are up in the in the parking lot in the library parking lot and the con and the construction of a new uh facilities building and this would be um you know consolidating the city's maintenance division operations and provide storage for the Dallas Wasco County Library and Friends of the Friends of the Dow's library book barn. Um and the process is to what that at that time is to um establish a community facilities overlay. So this was approved. We're bringing it back um because conditional use permits expire after one uh one year unless construction is moving forward. Uh so looking at the review criteria, this is really a condensed almost like a memo for you all. Um review criteria, all the same review criteria that was applied has been applied. um it is still consistent. All those findings and conditions are still applied to that application. Nothing is changing this evening. As a result, this is really just a discussion on a timeline

extension um a formality if you will. Um so exhibit B um has been provided here and that is the the notice of decision from the previous um application. So going through it and as I mentioned the planning commission uh excuse me there's conditions um and those conditions are they still apply there are no changes to the approved plans those conditions you can see a complete list of those is in exhibit A. I do have a typo here. My apologies from here on out my findings got a little got a little wonky so I I renumbered it. But in any case, the next step is then going through um section 1035070. And this really talks about this breaks down the the request the requirement that we would review for for an extension here. Um the first is really talking about unavoidable delay and extended schedule. Uh due to project delays beyond the city's control, they are requesting this extension. These include increased costs due to federal tariffs affecting steel and other construction materials as well as some additional conversations with library about some long-term operational needs. So these were unavoidable which has delayed the project. I'm looking again at consistency with the approved conditional use permit. As I mentioned, there is no change to the plans. This is really just this is just a timeline extension. Also a performance guarantee. The planning commission may require a performance guarantee for this. This is typically applied to the applicants. Um staff is not recommending a time uh any performance guarantee. The applicant is the city. Uh so we do not recommend one. It is up to the commission's you know they you do retain the discretion to make that if you choose to this evening we're staff is not recommending that. And also this timely request um the applicant the city did submit in a timely request. Um it has been provided

as exhibit C. uh that was submitted before the one-year timeline. So, um at the end of the day, staff's recommendation is to adopt resolution number 632-26, which is approving um this one-year extension. And um with that, I'm happy to answer any questions. Any questions from anybody on this? Um I do have one. Can I? Um, so [clears throat] the extension is one year. So do we know when is this going to start happening?

I think that is a a perfect segue for the city manager to answer that question. And he is sitting right behind me.

Uh, please state your name and address for the record. Uh yes, Mr. Chair Cornet, chair. Uh my name is Matthew Cleaves. I'm the city manager for the city of the Dals. Um uh Josh is is 100% correct. Uh last year we encountered some difficulties in particular steel prices and some of the tariffs that those prices and we decided to rate on the pro on the project hoping costs uh would go down and would would change. um things are looking better, not necessarily for steel, but for some other dynamics with the building that we may be able to move forward with. Um that being said, one of the other uh components here that will prevent me from saying like a specific start date. We're still coordinating with the library and the library board. Um the library board has had some discussions about some alternative ideas there that we want to make sure that we uh work through with them u before we move forward. Um, the city needs and absolutely requires a maintenance building. You've been in the basement here at city hall. It's a little terrifying. Um, and so we need a proper space to store our materials, to store our vehicles, secure a safe environment. Um, so it's something that we have budgeted for and will budget for in the upcoming fiscal year cycle. Um, but frankly, I don't have a specific date that we would break ground. Want to make sure we do our diligence and finish those conversations.

Sure. Thank you. Any any other questions for city manager Cleaves? Thank you kindly. Um I I have no other questions for the staff regarding this extension. Okay. If no one else does either, uh may I please have uh will someone please make a motion? The motion language is on page 158 of the packet.

Uh, go ahead there, Jared. You said page 158. 158 of the packet. That's right. Uh, Sorry, I was looking to make that motion and then I'm it doesn't look like I've got the

right. I move the planning commission to adopt resolution PC 625- 25 or Not correct. It's not. Oh, sorry. It's 26. It's a different Yeah,

26. Okay. So, let me start over on that one. Uh, [sighs and gasps] I move for the planning commission to adopt resolution PC 632-26 granting a time extension for the conditional use permit number 213-25. Motion has been made. May I have a second? Second. Second has been made. All in favor of adopting resolution 632-26 granting the extension for conditional use permit number 213-25 raise your right hand say I.

I I have a question though. Do we do we have to say how long is the extension or no? The the ext the extension is one year and that is just by the nature of a conditional use permit. Sorry. Okay. So all all eyes I all eyes. Okay. Thank you all. Uh moving on to uh B consideration to adopt amendments to the Dallas planning commission bylaws. Great. Thank you.

Thank you again. Um, this [clears throat] next item is really kind of finishing up the the overall cycle that we've been going through of the past couple months of some planning commission restructuring updates. So, similar to other public boards and commissions, the the planning commission operates under adopted set of bylaws. Uh, we adopted the the planning commission last last completed a comprehensive bylaw update in 2023. um which this really focused on um primarily on procedural updates related to the CO 19 pandemic you know creating some more flexibility around some virtual participation attendance expectations meeting decorum uh since that time the city has completed a two-phase um reorganization of the planning commission the first being general ordinance uh 25-1422 which was adopted in November and that's what restructured the schedule of the planning commission ultimately to to really that was the big one of the big points to it of one meeting a month. Then also phase two implemented the hearings officer system and this was adopted uh at the January 12th city council meeting. So really this is a followup to that work overall. Um the proposed amendments here generally address the following areas. Reorganization and uh clarification of the bylaws for readabil readability internal consistency ease of reference. uh additional alignment with bylaws and and um Oregon revised statutes applicable provisions of the Dallas Municipal Code. Uh clarification of of the roles and authority of the procedures following the adoption of the hearings officer um system. Um some additional refinements to meeting procedures, quorum requirements, voting standards, updates to public hearing procedures, public comment, and then you know some expanded and

clarified ethics, conflict of interest and hear and quasi judicial hearing provisions. Um overall this this does not change the overall function of the planning commission. This is really just something that is that is formalizing these these code amendments that have been made in the past couple months. So really it's this is largely administrative in nature. Does not have to go to to city council by any means. So it is something that is it is approved this evening and um if it is approved this evening it's um really going into you know future future handbooks for the planning commission. Those are the rules that we'll be moving forward with. So uh staff's recommendation move to adopt the proposed planning commission bylaws as presented. Okay. Any any thoughts or questions on this from the commissioners? Okay. This, as far as I'm concerned, this is all stuff that we've been warming up to for the past few meetings slash months, etc. So, I I am also okay with it. So, if no one has any um columns or adjustments, may I please have a motion and a second? Uh, the motion motion, excuse me, motion language is on page 163.

I would move to adopt the proposed planning commission bylaws as presented. Motion has been made. I second. It has and it has been seconded. All in favor of moving to adopt the proposed planning commission bylaws as presented, raise your right hand, say I. I. I. I. I. I. That is unanimous. All five. Thank you very much any everyone. Um we are moving on to staff comments and project updates. Thanks everyone.

Thank you everyone. Um I think I'm going to go over just a couple things here. Won't keep you too long. I do want to make a note here just for the record. I got my numbers a little screwed up when I was putting the resolutions together. So, in your packet, the resolution that was tied to the EOA was incorrectly titled as 632-26. That's actually the one for uh this most recent update to the cup. However, the document that you'll be signing this evening, Chair Cornet, I've already made the change there. So, just for the record, everybody knows that that is a typo in there. Um, aside from that, there is, um, excited to announce that we are in the process of reviewing the Chennith Loop affordable housing project over on the west side of town. So, that is that is in the queue right now. I'm working with our public works department to go through go through the plans. Um, that project, as I may have mentioned, um, has received funding approval at the state level. So, they're just going through the steps on our end. Once they have that, they'll be moving forward. They're hoping to, it's sounding like maybe summertime that they might start doing some construction out there. It's exciting stuff. Um, mentioned we have recently implemented the hearings officer system. So, our internal team will start working in the next couple weeks through that selection process in the hopes of having that hearings officer in place by by midappril. Um, and then we have we're looking at, you know, some some work over this next year. You know, part of part of restructuring planning commission and getting the hearings officer is to do some more of that long range planning work with the planning commission. So, our team is taking a look right now at some some middle housing amendments, code amendments. Um, this will be, you know, touching on a lot of things. What it's ultimately doing is it's expanding housing choices in in the Dells, making it a little easier. We're finding, you know, we always bump into some barriers here or there that makes it a little difficult uh to develop for one reason or another because the code can be so

strict on certain things. So, we're trying to open up get more flexibility there. And a lot of this, I mean, it this is really guided through the housing production strategy. This is one of our actions um to to address the middle housing amendments. So the hope is it might be a little soon to be at the next meeting but the hope is um at at the latest we'll have a discussion at least a high level discussion with the planning commission at some point in April. Um and other than that happy to answer any questions but that's all I got. You guys got any questions? Does does the commission have any comments or questions otherwise?