SUBJECT: City of Forest Grove Plan Amendment
DLCD File Number 013-13
The Department of Land Conservation and Development (DLCD) received the attached notice of adoption.
Due to the size of amended material submitted, a complete copy has not been attached.  A Copy of the 
adopted plan amendment is available for review at the DLCD office in Salem and the local government 
office.  
Appeal Procedures*
DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL:  Wednesday, March 05, 2014 
This amendment was submitted to DLCD for review prior to adoption  pursuant to ORS 197.830(2)(b) 
only persons who participated in the local government proceedings leading to adoption of the amendment 
are eligible to appeal this decision to the Land Use Board of Appeals (LUBA). 
If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals 
(LUBA) no later than 21 days from the date the decision was mailed to you by the local government.  If 
you have questions, check with the local government to determine the appeal deadline.  Copies of the 
notice of intent to appeal must be served upon the local government and others who received written notice
of the final decision from the local government.  The notice of intent to appeal must be served and filed in 
the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10).  Please call LUBA at 
503-373-1265, if you have questions about appeal procedures.
*NOTE:     The Acknowledgment or Appeal Deadline is based upon the date the decision was mailed by local 
        government. A decision may have been mailed to you on a different date than it was mailed to 
        DLCD. As a result, your appeal deadline may be earlier than the above date specified. NO LUBA  
       Notification to the jurisdiction of an appeal by the deadline, this Plan Amendment is acknowledged.
Cc: Dainel Riordan, City of Forest Grove
Gordon Howard, DLCD Urban Planning Specialist
Anne Debbaut, DLCD Regional Representative
<paa> YA
NOTICE OF ADOPTED AMENDMENT
02/19/2014
TO: Subscribers to Notice of Adopted Plan
or Land Use Regulation Amendments
FROM: Plan Amendment Program Specialist
http://www.oregon.gov/LCD/Pages/forms.aspx -1- Form updated November 1, 2013  
DLCD FORM 2 NOTICE OF ADOPTED CHANGE FOR DLCD USE 
 TO A COMPREHENSIVE PLAN OR File No.:        
 LAND USE REGULATION Received:       
 
Local governments are required to send notice of an adopted change to a comprehensive plan or land use regulation 
no more than 20 days after the adoption. (See OAR 660-018-0040). The rules require that the notice include a 
completed copy of this form. This notice form is not for submittal of a completed periodic review task or a plan 
amendment reviewed in the manner of periodic review. Use Form 4 for an adopted urban growth boundary 
including over 50 acres by a city with a population greater than 2,500 within the UGB or an urban growth boundary 
amendment over 100 acres adopted by a metropolitan service district. Use Form 5 for an adopted urban reserve 
designation, or amendment to add over 50 acres, by a city with a population greater than 2,500 within the UGB. Use 
Form 6 with submittal of an adopted periodic review task. 
 
Jurisdiction: City of Forest Grove 
Local file no.: CPA-13-01369 
Date of adoption:  1/27/2014  Date sent:  2/12/2014 
Was Notice of a Proposed Change (Form 1) submitted to DLCD? 
         Yes: Date (use the date of last revision if a revised Form 1was submitted): 9/30 & 10/29/13  
         No 
Is the adopted change different from what was described in the Notice of Proposed Change?      Yes       No 
If yes, describe how the adoption differs from the proposal: 
The adopted Comprehensive Plan designations for the area south of Pacific Avenue and east of Ritchey Road were 
modified based on public testimony received.  The initial proposal showed a larger area for Multifamily Low density 
and single family residential.  The high density area increased. 
 
Local contact (name and title):  Daniel Riordan 
Phone: 503-992-3226  E-mail: driordan@forestgrove-or.gov 
Street address: 1924 Council Street  City: Forest Grove    Zip: 97116- 
 
PLEASE COMPLETE ALL OF THE FOLLOWING SECTIONS THAT APPLY 
For a change to comprehensive plan text: 
Identify the sections of the plan that were added or amended and which statewide planning goals those sections 
implement, if any: 
Comprehensive Plan Background text; Citizen Involvement Chapter (Goal 1); Land Use Chapter (Goal 2); Natural 
Resources and Hazards (Goal 7). 
For a change to a comprehensive plan map: 
Identify the former and new map designations and the area affected: 
Change from C-Low   to Mixed Use  30.0 acres.      A goal exception was required for this change. 
Change from LI   to Mixed Use   25.0 acres.      A goal exception was required for this change. 
Change from GI    to INST   5.5 acres.     A goal exception was required for this change. 
Change from RML   to A-Medium   13.0 acres.     A goal exception was required for this change. 
Location of affected property (T, R, Sec., TL and address): various, see map 
      The subject property is entirely within an urban growth boundary 
     The subject property is partially within an urban growth boundary 
http://www.oregon.gov/LCD/Pages/forms.aspx -2- Form updated November 1, 2013  
If the comprehensive plan map change is a UGB amendment including less than 50 acres and/or by a city with a 
population less than 2,500 in the urban area, indicate the number of acres of the former rural plan designation, by 
type, included in the boundary. 
Exclusive Farm Use – Acres:       Non-resource – Acres:       
Forest – Acres:        Marginal Lands – Acres:       
Rural Residential – Acres:       Natural Resource/Coastal/Open Space – Acres:       
Rural Commercial or Industrial – Acres:        Other:       – Acres:       
If the comprehensive plan map change is an urban reserve amendment including less than 50 acres, or 
establishment or amendment of an urban reserve by a city with a population less than 2,500 in the urban area, 
indicate the number of acres, by plan designation, included in the boundary. 
Exclusive Farm Use – Acres:       Non-resource – Acres:       
Forest – Acres:        Marginal Lands – Acres:       
Rural Residential – Acres:       Natural Resource/Coastal/Open Space – Acres:       
Rural Commercial or Industrial – Acres:        Other:       – Acres:       
For a change to the text of an ordinance or code: 
Identify the sections of the ordinance or code that were added or amended by title and number: 
      
 
For a change to a zoning map: 
Identify the former and new base zone designations and the area affected: 
Change from          to           Acres:        
Change from          to            Acres:       
Change from          to           Acres:       
Change from          to           Acres:       
 
Identify additions to or removal from an overlay zone designation and the area affected: 
Overlay zone designation:         Acres added:           Acres removed:       
Location of affected property (T, R, Sec., TL and address):       
 
List affected state or federal agencies, local governments and special districts:        
 
 
 
Identify supplemental information that is included because it may be useful to inform DLCD or members of the 
public of the effect of the actual change that has been submitted with this Notice of Adopted Change, if any. If the 
submittal, including supplementary materials, exceeds 100 pages, include a summary of the amendment briefly 
describing its purpose and requirements. 
Environmental quality and physical environment are addressed as part of the Natural Resources and Hazards 
chapter.  Energy is addressed as part of the Public Facilities Chapter.  
 
Additional Comprehensive Plan map Changes: Multifamily High Density to Single Family B-Standard (6.5 acres); 
Multifamily High to Multifamily Low (5.6 acres); Institutional to Town Center Support (0.3 acres); Comm'l to Town 
Ctr (23 ac).  
 
 
http://www.oregon.gov/LCD/Pages/forms.aspx -4- Form updated November 1, 2013  
 If a comprehensive plan map or zoning map is created or altered by the proposed change: 
 A map showing the area changed and applicable designations, and 
 Electronic files containing geospatial data showing the area changed, as specified in OAR 660-018-
0040(5), if applicable 
 Any supplemental information that may be useful to inform DLCD or members of the public of the effect of 
the actual change 
CD Contents 
 
 
1. CD Contents 
2. Form 2 – DLCD Notice of Adoption 
3. Citizen Involvement Element 
4. List of Citizen Involvement Meetings 
5. Community Sustainability Element 
6. General Background Chapter 
7. Land Use Element 
8. Comprehensive Plan Changes (Map) 
9. Natural Resources and Hazards 
10. Ordinance 2014-02 
11. Order 2014-03 
12. School and Education Element  
13. Public Facilities and Community Services Element (Energy Text) 
14. Notice of Final Local Decision 
 
\\w2k\cd\CD Dept\PERIODIC REVIEW\PHASE 2 - WORK PROGRAM\Submittals\February 11 2014\CD 
Contents.docx 
ORDINANCE NO. 2014-02 
ORDINANCE ADOPTING POST-ACKNOWLEDGMENT PLAN AMENDMENT WORK 
PRODUCTS RELATED TO THE UPDATE OF THE CITY OF FOREST GROVE 
COMPREHENSIVE PLAN. FILE NO. CPA-13-01369 
WHEREAS, ORS Chapter 197 establishes procedures for post-
acknowledgement plan amendments to adopted Comprehensive Plan; and 
WHEREAS, the Post Acknowledgment Plan Amendment items address Citizen 
Involvement, Background Chapter; Land Use Chapter and Comprehensive Plan Land 
Use Map, Community Sustainability, Natural Resources and Natural Hazards including 
Environmental Quality and Physical Environment, and Schools and Education; and 
WHEREAS, the City completed the Post-Acknowledgment Plan Amendment 
work products; and 
WHEREAS, the City implemented a citizen participation program to facilitate 
public participation in the development of the Comprehensive Plan; and 
WHEREAS, the citizen participation program included the following elements; 
and 
WHEREAS, the Planning Commission held multiple work sessions on the 
Comprehensive Plan text and land use map; and 
WHEREAS, notice was provided to the Oregon Department of Land 
Conservation and Development and Metro in advance of the public hearings as required 
by ORS and Metro Code; and 
WHEREAS, the Planning Commission held public hearings on the 
Comprehensive Plan and Transportation System Plan work products on November 4, 
2013, November 18, 2013, December 2, 2013, and December 16, 2013; and 
WHEREAS, the Planning Commission considered public comments made during 
the public hearings and modified recommendations pertaining the Comprehensive Plan 
land use map and Transportation System Plan; and 
WHEREAS, on December 16, 2013, the Planning Commission unanimously 
approved a motion to accept the Comprehensive Plan post-acknowledgment-plan-
amendment work products and recommend City Council approval; and 
WHEREAS, notice of the City Council public hearing on this matter was mailed to 
affected property owners and interested persons on December 26, 2013; and 
Ordinance No. 2014-01 
Page 1 of 2 
WHEREAS, notice of the City Council Public Hearing was published in the Forest 
Grove News-Times on January 8, 2013 as required by the Forest Grove Development 
Code; and 
WHEREAS, the City Council held a duly-noticed Public Hearing on January 13 
and January 27, 2014. 
NOW THEREFORE, THE CITY OF FOREST GROVE ORDAINS AS 
FOLLOWS: 
Section 1. The City Council of the City of Forest Grove hereby adopts the 
Comprehensive Plan Post-Acknowledgement-Plan-Amendment work products shown 
on Exhibit A. 
Section 2. The City Council hereby adopts and modifies the Comprehensive 
Plan Map as recommended by the Planning Commission and shown on Exhibit B. 
Section 3. The City Council hereby adopts the Planning Commission staff 
reports dated November 4, 2013, November 18, 2013, December 2 2013, and 
December 16 2013. 
Section 4. The City Council hereby adopts the findings of fact supporting the 
Comprehensive Plan attached as Exhibit C. 
Section 5. This ordinance is effective 30 days following its enactment by the 
City Council. 
PRESENTED AND PASSED the first reading the 131h day of January, 2014. 
PASSED the second reading the 2th day of January, 2014 . 
.__~&Q~ 
Anna D. Ruggles, Cit ecorder 
APPROVED by the Mayor this 2th day of January, 2014. 
p~ 
Ordinance No. 2014-01 
Page 2 of 2 
Forest Grove Comprehensive Plan 
List of Post-Acknowledgement-Plan-Amendment Products 
Task A: 
Task B: 
Task C: 
Task D: 
Task E: 
Task F: 
Task G: 
Task H: 
Task 1: 
Citizen Involvement Chapter Text 
1. Revised Comprehensive Plan Citizen Involvement Chapter 
Comprehensive Plan Background Chapter Text 
1. Revised Comprehensive Plan Chapter 1: Introduction 
2. Revised Comprehensive Plan Chapter II: The Planning Process 
a. Add new plan amendment process section 
Comprehensive Plan Land Use Chapter Text 
1 . Revised Land Use Chapter 
a. Include Proposal for Mixed-Use Development Zone 
b. Updated Comprehensive Plan Map 
c. 2011 Land Use inventory 
d. Revised Historic resources text and maps. 
Comprehensive Plan Community Sustainability Chapter Text 
a. Add new chapter to Comprehensive Plan 
Natural Resources and Hazards 
A. Urban/Wildland Interface 
B. Earthquake Hazards 
C. Other hazards 
Environmental Quality Chapter Text 
A. Revised Environmental Quality Chapter for Comprehensive 
Energy Chapter of Comprehensive Plan 
A. Revised Energy Chapter of Comprehensive Plan 
Physical Environment Text 
A. Revised Physical Environment Chapter for Comp. Plan 
School Element Text 
A. Coordination with Forest Grove School District 
B. Draft School Chapter of Comprehensive Plan 
Exhibit A 
m 
>< :::r 
tT 
;:::;: 
OJ 
city of 
forest grove 
Comprehensive Plan Designations 
COMP_PLAN 
D A-Medlum 
I B-C 
C-Low 
_ Commercial Auto 
U Commercial Neighborhood 
Semi-Public 
_ TCC 
O rcs 
LJ rcr 
0 Urban Growth Boundary 
- City Limits 
0 650,300 2,600 3,900 5,200 
• • Fe~ 
City of Forest Grove Comprehensive Plan Designations 
Legend 
- City Limits 
EJ School Sites/Property 
C) uGB 
city of 
Jorest rove 
PLANNING COMMISSION RECOMMENDATION 
Comprehensive Plan 
Land Use Concept 
Planning Commission Findings and Decision to Recommend Approval of 
Comprehensive Plan Periodic Review and Post-Acknowledgment Plan 
Amendment Work Products and Transportation System Plan Update 
WHEREAS, the Department of Land Conservation and Development issued Periodic 
Review Work Program Approval Order 001786 on April15, 2010; and 
WHEREAS, the Periodic Review Work Program directs the City to updated the Forest 
Grove Comprehensive Plan in the areas of citizen involvement, housing needs and buildable 
lands inventory, economic development, public facilities and urban services, transportation, 
evaluation of alternative development scenarios, concept plans and policies, urbanization, and 
future population projects; and 
WHEREAS, the City desires to revise the entire Comprehensive Plan and add 
provisions pursuant with the Post-Acknowledgment Plan Amendment procedures described by 
Oregon Revised Statutes Chapter 197; and 
WHEREAS, post acknowledgement plan amendments to the Comprehensive Plan affect 
the following areas of the Comprehensive Plan including Community Sustainability, Natural 
Resources and Natural Hazards, Schools and Education, Community Services, and Citizen 
Involvement; and 
WHEREAS, to comply with the Periodic Review Approval Order 00186, the City updated 
the 2010 Transportation System Plan to reflect recommended changes to the Comprehensive 
Plan land use map; and 
WHEREAS, the updated Transportation System Plan brings the Transportation System 
Plan into substantial conformance with the 2035 Metro Regional Transportation Plan and 
Regional Transportation Functional Plan; and 
WHEREAS, notice of the proposed Comprehensive Plan amendments and 
Transportation System Plan update were provided to the Department of Land Conservation and 
Development on September 30, 2013 as required by state law (ORS Chapter 197.610 and OAR 
660-018-0010); and 
WHEREAS, the notice of the proposed Comprehensive Plan amendments and 
Transportation System Update was mailed to property owners and interested persons on 
October 15, 2013 in advance of the Planning Commissions public hearings; and 
WHEREAS, notice of the Planning Commission public hearing on the proposed 
Comprehensive Plan amendments and Transportation System Plan Update was published in 
the Forest Grove News Times on October 30, 2013, November 13, 2013, November 27, 2013, 
and December 11,2013 as required by Development Code Section 10.1.710; and 
WHEREAS, the Planning Commission held four duly-noticed public hearings on the 
Comprehensive Plan amendments and Transportation System Plan Update on November 4, 
2013, November 18, 2013, December 2, 2013 and December 16, 2013; and 
After considering public testimony and holding deliberations on the Comprehensive Plan 
Amendments and 2035 Transportation System Plan Update, the City of Forest Grove Planning 
Commission does hereby recommend adoption of the Forest Grove Comprehensive Plan 
Periodic Review and Post-Acknowledgement-Plan-Amendment work products and 2035 
Exhibit C 
Transportation System Plan Update making the following specific findings in support of this 
decision: 
Approval Criteria and Findings 
Under state law, amendments to a local Comprehensive Plan must be considered based on the 
following criteria: 
1. Compliance with applicable state of Oregon Land Use Planning Goals, 
2. Consistency with the Metro Regional Framework Plan, Metro Urban Growth 
Management Functional Plan, and 
3. Compliance with relevant policies of the Comprehensive Plan. 
The following section describes how the Comprehensive Plan amendments comply with 
applicable state of Oregon Land Use Planning Goals. 
Oregon Statewide Land Use Planning Goals 
Goal1 (Citizen Involvement): The purpose of Goal 1 is to require a citizen involvement 
program that insures the opportunity for citizens to be involved in all phases of the planning 
process. 
Analysis: The City implemented a citizen involvement program employing a variety of 
techniques to ensure opportunity for involvement in all phases of the comprehensive plan 
update process. 
Finding: The City of Forest Grove implemented a robust citizen involvement program for 
purposes of updating the Forest Grove Comprehensive Plan. The Citizen Involvement Strategy, 
dated July 2010, provided guidance for community outreach during the comprehensive plan 
update process. 
The citizen involvement program included many opportunities for citizen involvement including 
project newsletters, surveys, comment open houses, input via the project website and multiple 
Planning Commission work sessions on specific topics. The record includes documentation of 
the meetings held during the work program phase of the Comprehensive Plan update. The 
following opportunities for public involvement were provided: 
Meeting Topic Date 
PC Work Session Public Facilities and Community August 19, 2013 
Services 
CC Work Session TSP, Land Use, Comp. Plan Text June 24, 2013 
PC Hearing Public Facilities, Schools, Natural December 2, 2013 
Hazards and Resources, 
PC Work Session Public Facilities and Urbanization July 18, 2011 
PC Hearing Land Use Inventory, BLI, Wetland November 7, 2011 
Inventory, EOA 
PC Work Session Periodic Review Work Program October 3, 2011 
Review 
CC Work Session Water Master Plan, EOA August 23, 2010 
Resolution 
CC Work Session EOA Update February 11, 2011 
PC Work Session Periodic Review Update - Results September 20, 2010 
of Community Open House 
PC Work Session Housinq October 18, 2010 
PC Work Session Economic Development November 1, 2010 
PC Work Session Land Use Inventory October 4, 2010 
Buildable Land Inventory 
PC Work Session Economic Development January 3, 2011 
PC Work Session Economic Development February 21, 2011 
PC Work Session TSP Update April 1, 2013 
CC Work Session Comp. Plan Update June 24, 2013 
TSP Update 
CC Public Hearing Adoption of EOA August23,2010 
PC Work Session Downtown Planning August19,2013 
Public Facilities Element 
PC Work Session TSP Update May 20, 2013 
Comp. Plan Land Use Concept 
PC Work Session Land Use and Transportation September 17, 2012 
Policy Framework and Evaluation 
Criteria 
CC Public Hearing Acceptance and Approval of Land November 28, 2011 
Use Inventory, BLI and 
Development Capacity Estimates, 
Wetland Inventory Update and 
EOA 
Economic Development Economic Development Element March 3, 2011 
Commission 
PC Work Session Community Sustainability March 7, 2011 
PC Work Session Economic Development February 7, 2011 
Newsletter March 2009 
Sustainability Committee Community Sustainability April 26, 2012 
Committee for Citizen Periodic Review Work Program April 14, 2009 
Involvement 
Committee for Citizen Periodic Review Work Program May 12, 2009 
Involvement 
CC Work Session EOA January 12, 2009 
Washington County EOA and Housing Needs March 5, 2009 
Cities 
PC Work Session Land Use Alternatives March 5, 2012 
PC Hearing Comp Plan Land Use November 4, 2013 
PC Hearinq TSP November 18, 2013 
PC Hearing Public Facilities December 2, 2013 
PC Hearing Growth Projections December 16, 2013 
Newspaper Insert Planning Assumptions Summer 2010 
Newspaper Insert Land Use Alternatives Summer 2012 
Project Website 
Open Houses 
In addition to the meetings identified above opportunities for public involvement included 
meetings with the City's Advisory Boards and Commission, advertisements placed within the 
Forest Grove News Times and outreach at the Forest Grove Farmers Market. 
Goal 2 (Land Use Planning): The purpose of Goal 2 is to establish a land use planning 
process and policy framework as a basis for all decision and actions related to the use of land 
and to assure an adequate factual base for such decisions and actions. 
Analysis: Goal 2 outlines the basic procedures of Oregon's statewide planning program. Under 
Goal 2 local decisions and actions related to the land use planning program must be based on 
an adequate factual base. Under Goal 2 land use decisions must be made in accordance with a 
comprehensive plan, and suitable "implementation ordinances" to put the plan's policies into 
effect must be adopted. 
Goal 2 requires that plans be based on factual information, that local plans and ordinances be 
coordinated with those of other jurisdictions and agencies; and that plans be reviewed 
periodically and amended as needed. The Comprehensive Plan is based on factual information 
including: 
• Wetlands Inventory ( 1990s and 2011 review)- Meets requirements for inventory of 
natural resources, their capabilities and limitations. 
• Buildable Lands Inventory 
• Residential land study including review of subdivision activity for compliance with the 
Metropolitan Housing Rule. 
• Land Use Inventory (2011)- Meets requirement for man-made structures and utilities, 
and their location. 
• Economic Opportunity Analysis (2009) 
• Water Master Plan 
• Sewer Master Plan 
• Storm Drainage Master Plan 
• Transportation Plan Update (2010 and 2014) 
• Clean Water Services 
• Identification of "implementing ordinances" 
• Forest Grove Development Code 
• 
• Identification of factual information 
• Buildable Land Inventory (2009 and 2010) 
• Residential Land Study (2009) 
• Building Permit Files 
• Economic Opportunity Analysis 
• Land Use Inventory (2011) 
• Metro Gamma Household and Employment Projections (2012) 
• Transportation System Plan 2013 
• Water Master Plan 2010 
• Substation Master 
• Sanitary Sewer Master Plan 
• Clean Water Services Master Plan 
• Metro Solid Waste Master Plan 
• Storm Drainage Master Plan 
• Portland State University Population Estimates 
• Wetland Inventory 
• Wetland Inventory Update 
• Historic Resource Inventory (City of Forest Grove Planning Division) 
The Forest Grove Comprehensive Plan establishes a planning process and policy framework as 
the local basis for all decisions and actions related to the use of land within the Forest Grove 
planning area. The Forest Grove Comprehensive Plan Update establishes a planning program 
including an objective process for amending the Comprehensive Plan. The Comprehensive 
also establishes specific goals and policies for citizen involvement, land use housing, economic 
development, transportation, urbanization, natural resources and hazards, public facilities and 
community services, community sustainability, and schools and education. 
The land use chapter of the Comprehensive Plan establishes location criteria for the various 
land use designations assigned to property. The Comprehensive Plan also establishes density 
targets for each of the residential land use categories identified in the Comprehensive Plan. 
These residential density targets promote the efficient use of residential land within the urban 
growth boundary consistent with the Statewide Land Use Planning Goals, Metro Regional 
Framework Plan, Metro Urban Growth Management Functional Plan and urbanization chapter 
of the Forest Grove Comprehensive Plan. 
The land use chapter of the Comprehensive Plan, including the Comprehensive Plan Map, , 
ensures that there is a 20-year supply of vacant and redevelopable land within the urban growth 
boundary consistent with the statewide land use planning goals. Specific data related to land 
supply and land needs over the next twenty-years are contained in the 2009 Economic 
Opportunity Analysis. 
The Forest Grove Comprehensive Plan is based on many resource documents incorporated by 
reference. The documents provide the factual basis for the policies contained in the various 
chapters of the Forest Grove Comprehensive Plan. These resource documents include: 
1. City of Forest Grove Vision Statement (2007) 
2. Economic Opportunity Analysis (2009) 
3. Buildable Land Inventory (2008/2009) 
4. Land Use Inventory (2011) 
5. Wetland Inventory Update (2011) 
6. City of Forest Grove Water Master Plan (201 0) 
7. City of Forest Grove Storm Drainage Master Plan (2007) 
8. Park, Recreation and Open Space Master Plan (2002) 
9. City of Forest Grove Wastewater System Master Plan (2007) 
10. Clean Water Services Master Plan (2009) 
11. City of Forest Grove Light and Power Master Plan (2013) 
12. City of Forest Grove/Cornelius Hazard Mitigation Plan (2011) 
13. Metro Regional Solid Waste Management Plan (2008-2018) 
14. City of Forest Grove Capital Improvement Program 
15. Metro Gamma Household and Employment Projections (September 2012) 
16. City of Forest Grove Community Sustainability Strategy (2013) 
17. City of Forest Grove Transportation System Plan Update (2014) 
18. City of Forest Grove Historic Resources Inventory (2013) 
The map below shows the land use inventory that serves as the basis for the update to the 
Comprehensive Plan. 
Legend 
Constrained land 
LandUse2011 
<aU other values> 
Gen_Landuse2011 
AgricuHuralland 
Commercial and Off1ce 
Industrial Land 
lnstrtutionalland 
- Multi~Family Residential 
, Single-Family Residential 
vacant, development potential 
vacant. no development potential 
The map below shows the current comprehensive plan map. 
city of 
forest grove 
Comprehensive Plan Designations 
COMP_PLAN 
L]A-Medium 
B·C 
S..Slandard 
C-Low 
Commercial Auto 
Commercial Neighborhood 
Existing Park 
General Industrial 
High OenSJty Residentral 
Ught Industrial 
Sem1-Public 
TCT 
Urban Growth Boundary 
--CttyLimits 
0 650,300 2,600 3,900 5,200 
-=- Feet 
City of Forest Grove Comprehensive Plan Designations 
The map below shows the recommended changes to the Comprehensive Plan map. 
city of 
forest grove 
PLANNING COMMISSION RECOMMENDATION 
Comprehensive Plan 
Land Use Concept 
The Comprehensive Land Use Chapter and land use concept is consistent with the Metro 
Regional Framework Plan since the land use plan reinforces the Forest Grove Town Center and 
promotes a compact development form consistent with Metro Regional Framework Plan Land 
Use Policy 1.1. Furthermore, the land use plan promotes housing choice and economic vitality 
consistent with Metro Regional Framework Plan Land Use Policies 1.3 and 1.5. 
The land use plan is also consistent with the Metro Urban Growth Management Functional Plan. 
The land use plan supports housing choice through establishment of a variety of residential land 
use designations. The land use plan promotes land efficient development by establishing target 
development densities in the Land Use Chapter of the Comprehensive Plan. The land use plan 
also promotes a strong local economy by designating sufficient amounts of land for industry and 
employment consistent with the Economic Opportunity Analysis. 
Finding: The update to the Comprehensive Plan is consistent with Goal 2 for the reasons 
stated above. Furthermore, the land use concept and Land Use Chapter of the Comprehensive 
Plan is consistent with the Metro Regional Framework Plan and Metro Urban Growth 
Management Functional Plan. 
Goal 3 (Agricultural Lands): The purpose of Goal 3 is to preserve. and maintain agricultural 
lands within the state. 
Analysis: The Comprehensive Plan establishes a land use framework and growth management! 
urbanization program that serves to conserve agricultural lands by ensuring the efficient use of 
land within the urban growth boundary. The efficient use of land within the urban growth 
boundary is achieved through the establishment of specific land use districts including location 
criteria and density parameters. For these reasons, the revised Forest Grove Comprehensive 
Plan is consistent with Goal 3. 
Finding: The Comprehensive Plan is consistent with Goal 3 (Agricultural Lands) 
Goal 4 (Forest Lands): The primary purpose of Goal 4 is to conserve forest lands by maintain 
the forest base and to protect the forest economy. 
Analysis: The Comprehensive Plan establishes a land use framework and growth 
management/ urbanization program that serves to conserve forest lands by ensuring the 
efficient use of land within the urban growth boundary. The efficient use of land within the urban 
growth boundary is achieved through the establishment of specific land use districts including 
location criteria and density parameters. For these reasons, the revised Forest Grove 
Comprehensive Plan is consistent with Goal 4. 
Finding: The Comprehensive Plan is consistent with Goal 4 (Forest Lands). 
Goal 5 (Natural Resources, Scenic and Historic Areas, and Open Spaces): The primary 
purpose of Goal 5 is to protect natural resources and conserve scenic and historic areas, and 
open spaces. 
Analysis: The Comprehensive Plan addresses natural resources in the Natural Resources and 
Natural Hazards chapter of the plan. Historic resources are addressed in the Public Facilities 
and Community Services Chapter of the Comprehensive Plan. Parks and open space are also 
addressed in the Public Facilities and Community Services Chapter of the Comprehensive Plan 
and in the Parks, Recreation and Open Space Master Plan which is a resource document to 
Comprehensive Plan. Natural resources were also addressed through the update of the City's 
local wetland inventory in 2011. 
Finding: The Comprehensive Plan is consistent with Goal 5 (Natural Resources, Scenic and 
Historic Areas, and Open Spaces). 
Goal 6 (Air, Water and Land Resource Quality): The primary purpose of Goal 6 is to maintain 
and improve the quality of the air, water, and land resources of the state. 
Analysis: This goal is addressed in several chapters of the Comprehensive Plan. These 
chapters include the Land Use Chapter, Public Facilities and Community Services, and Natural 
Resources and Natural Hazards Chapter, and Transportation Chapter. 
The Land Use Chapter of the Comprehensive Plan establishes a land use framework which 
promotes efficient use of land within the urban growth boundary and a compact development 
pattern consistent with the Metro Regional Framework Plan. The Land Use Chapter establishes 
target residential densities, location factors for land use activities to promote a multi-modal 
transportation system including transit. A land-efficient, compact residential land use pattern 
serves to improve air quality by reducing vehicle miles traveled and pollution generated by 
automobiles. 
The Natural Resources and Natural Hazards Chapter of the Comprehensive Plan also 
addresses air and water quality. The Natural Resources and Natural Hazards Chapter of the 
Comprehensive Plan includes information regarding the air quality surveillance network near 
Forest Grove. Monitoring stations include Hillsboro, Beaverton, ad Sherwood. Water Quality is 
also addressed in the Natural Resources and Natural Hazards Chapter of the Comprehensive 
Plan. Water resources in Forest Grove include Clear Creek Watershed, Gales Creek, Scoggins 
Reservoir/Henry Hagg Lake; Tualatin River, local wetlands, and groundwater. The local 
wetland inventory was updated in 2011 to ensure that no isolated wetlands were missed in 
previous inventories. The wetland inventory was reviewed using current Lidar imagery. The 
Natural Resources and Hazards Chapter of the Comprehensive Plan also recognizes the 
location of defined vegetative corridors and the importance of such corridors in improving water 
quality. 
Finding: The Comprehensive Plan is consistent with the Goal 6 (Air, Water and Land Resource 
Quality). 
Goal7 (Areas Subject to Natural Hazards): The primary purpose of Goal 7 is to protect 
people and property from natural hazards. 
Analysis: The Forest Grove Comprehensive Plan addresses Goal 7 specifically in the Natural 
Resources and Natural Hazards Chapter of the Comprehensive Plan. The Natural Resources 
and Natural Hazards Chapter identifies the locations within the community at risk for seismic 
activities including the location of known fault lines. The Natural Resources and Natural 
Hazards Chapter of the Comprehensive Plan also addresses flood and landslide risk. 
Furthermore, the Natural Resources and Natural Hazards Chapter addresses wildfire risk 
associated with the wildland/urban interface. Finally, the Natural Resources and Natural 
Hazards Chapter contains goals and policies to reduce potential risk associated with natural 
hazards. 
Finding: The Comprehensive Plan is consistent with the purpose of Goal 7 (Areas Subject to 
Natural Hazards) and Metro Urban Growth Management Functional Plan for the reasons stated 
above. 
Goal 8: (Recreational Resources) The primary purpose of Goal 8 is to satisfy the recreational 
needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of 
necessary recreational facilities including destination resorts. 
Analysis: The Forest Grove Comprehensive Plan addresses recreational needs in the Public 
Facilities and Community Services chapter of the Comprehensive Plan and on the 
Comprehensive Plan map. The Public Facilities and Community Services Chapter lists the park 
facilities in Forest Grove including parks owned and operated by the City of Forest Grove. In 
addition, the Public Facilities and Community Services Chapter includes recreational facilities 
available at school sites, and recreational amenities provided by state and county agencies. 
The Public Facilities and Community Services Chapter also identifies park need and facility 
criteria. Finally, the Comprehensive Plan incorporates by reference the Park, Recreation and 
Open Space Master Plan adopted by the City in 2002. 
Finding: The Comprehensive Plan is consistent with Goal 8. 
Goal 9: Economic Development The primary purpose of Goal 9 is to provide adequate 
opportunities throughout the state for a variety of economic activities vital to the health, welfare 
and prosperity of Oregon's citizens. 
Analysis: The Comprehensive Plan includes a chapter called Economic Development which 
addresses the requirements of Goal 9 and the implementing Oregon Administrative Rules. The 
Economic Development chapter is based on the data and findings contained in the City's 2009 
Economic Opportunity Analysis. The Economic Development chapter includes the following 
sections: 
1. Overview of state and regional policies affecting economic development efforts; 
2. An economic profile for the City of Forest Grove and discussion of Forest Grove's role in 
the Portland region; 
3. Findings related to economic development based on the 2009 Economic Opportunity 
Analysis; and 
4. Goals and policies for local economic development. 
Goal 9 calls for diversification and improvement of the economy. It asks communities to 
inventory commercial and industrial lands, project future needs for such lands, and plan and 
zone enough land to meet those needs. To meet this requirement the City prepared a Buildable 
Land Inventory in 2008 and Economic Opportunity Analysis in 2009. In addition, the City 
prepared an inventory of commercial and industrial lands in 2011 as part of a comprehensive 
land use inventory to supplement the BLI. The Economic Opportunity Analysis addresses future 
needs and identifies the amount of land needed for commercial and industrial purposes during 
the twenty-year planning period. The Planning Commission adopts the Buildable Land Inventory 
and capacity analysis completed by the City. Furthermore, the Planning Commission adopts 
the 2009 Economic Opportunity Analysis including the findings and conclusions contained 
therein. 
Oregon Administrative Rules Chapter 660 Division 9 establishes requirements related to 
compliance with Goal 9. 
OAR 660-009-015 (Economic Opportunity Analysis) identifies requirements for an Economic 
Opportunity Analysis. The requirements include: 
• {1) Review of National, State, Regional, County and Local trends 
• This requirement is addressed on EOA pages 4 through 17 
• (2) Identification of Required Site Types 
• This requirement is addressed on EOA pages 41 through 51 
• (3) Inventory of Industrial and Other Employment Lands 
• This requirement is addressed on EOA pages 33 through 38 
• ( 4) Assessment of Community Economic Development Potential 
• This requirement is addressed on EOA pages 17 through 20 
OAR 660-009-0020 (Industrial and Other Economic Development Policies) states 
Comprehensive plans subject to this division must include policies stating the economic 
development objectives for the planning area. These policies must be based on the community 
economic opportunities analysis prepared pursuant to OAR 660-009-0015 and must provide 
Community Economic Development Objectives. The Economic Development Chapter includes 
stated community economic development objectives (Economic Development Chapter pages 28 
through 31 ). Furthermore, OAR 660-009-0020 states comprehensive plans must include a 
Commitment to provide a competitive short term supply of employment land. To comply with 
this section cities and counties within a metropolitan planning organization must adopt a policy 
stating that a competitive short-term supply of land as a community economic development 
objective for the industrial and other employment uses selected through the economic 
opportunities analysis pursuant to OAR 660-009-0015. Local Economic Development Goal 9.4 
addresses industrial activities and industrial land needs through Policy 9.4.6. OAR 660-009-
0020 also states the comprehensive plan must include policies committing the city or county to 
designate an adequate number of sites of suitable sizes, types and locations. The Economic 
Opportunity Analysis identifies industrial land needs. The Economic Development Chapter of 
the Comprehensive Plan establishes goals and policies related to the amount of land that 
should be designated on the Comprehensive Plan map for industrial activities. 
OAR 660-009-0025 (Designation of Lands for Industrial and Other Employment Uses) states 
cities and counties must adopt measures adequate to implement policies adopted pursuant to 
OAR 660-009-0020. Appropriate implementing measures include amendments to plan and 
zone map designations, land use regulations, public facility plans, and transportation system 
plans. The Land Use Element of the Comprehensive Plan establishes land use designations 
and location criteria for General Industrial and Light Industrial land use classifications. The 
Comprehensive Plan map identifies the locations of these classifications. 
Additional Findings Related to Economic Development 
Finding 1: Forest Grove has a substantially lower presence of persons receiving a higher 
education compared with Washington County 
Analysis: An area's level of educational attainment is often used as a proxy for the skill level of 
the population base. From an Economic Development perspective, Washington County is at a 
slight competitive advantage regionally, with a higher distribution of higher educated persons-
36.6% of local residents have a Bachelor's Degree or higher as compared to 34.7% at the 
Portland metro level. The City of Forest Grove has a 22.1% share of higher educated local 
residents according to the 2000 census. This is substantially less than the regional share and 
that of neighboring job centers, namely Hillsboro. This highlights concerns locally about the 
extent to which the local skill base matches the needs of high growth industry opportunities. 
Finding 2: From 2002 to 2007, employment growth in Washington County remained strong 
Analysis: Since 2002, total employment growth in Washington County remained strong, gaining 
11.3%. The county's growth cycle, which began in late 2003, maintained momentum until early 
2007. While the County is still demonstrating employment growth, it is measurably slower. 
Moreover, the slowing is expected to extend through early to mid-2009 and impact most 
industries. 
Finding 3: Economic activity in Washington County diverges from overall activity at the regional 
and state levels. 
Analysis: The largest sectors of the Washington County economy diverge somewhat from 
sector rankings of the State and metro area. For example, Manufacturing accounts for 19% of 
Washington County's economy whereas the share is nearly 12% at the State and metro area. 
On the other hand, Public Administration accounts for a correspondingly large share at the State 
(16.8%) and metro area (12.7%), but only an 8.5% share in Washington County. Portland metro 
and Washington County both have a relatively greater share of Professional & Business 
Services employment, 13.6% and 14.0%, respectively while the overall State share is 11.4%. 
However, in other sectors Washington County's employment share is roughly similar to State 
and metro levels. 
Finding 4: Forest Grove's economic activity is characterized by manufacturing and the 
Education and Health Services sector. 
Analysis: The City of Forest Grove generally adheres to Washington County's sector rankings, 
but is overwhelmingly driven by Manufacturing and Education & Health Services, which 
combine to account for over 60% employment in the City. 
Finding 5: Overall job growth in Forest Grove grew modestly between 2002 and 2007. 
Analysis: Between 2002 and 2007, the City of Forest Grove's employment grew roughly 4.3%. 
Over this five-year period, the City experienced its strongest job growth in Manufacturing (+143 
jobs) and Education & Health Services (+80 jobs). Forest Grove lost roughly 140 jobs in Natural 
Resources, Information and Professional & Business Services combined. 
Finding 6: Wage levels in Washington County exceed wage levels in the Portland region and 
the state. 
Analysis: With the exception of Public Administration, Leisure & Hospitality Services, 
Professional & Business Services and Financial Activities, average wage levels by sector in 
Washington County are at or above wage levels in the Portland metro area. Across all 
industries, Washington County wages averaged $50,036, again 11.0% above the Portland 
metro $45,090 average and 31.5% above the $38,057 Oregon average. Since 2002, wage 
levels in Washington County have averaged 2.9% annual growth, slightly below the 3.3% 
annual growth at the State level. Similarly, at 3.2%, 
Finding 7: Wage levels in Forest Grove lag behind Washington County and Portland regional 
averages. 
Analysis: Forest Grove has remained roughly consistent with State wage growth. However, in 
2007, the average wage in Forest Grove was $33,732, well below the Washington County and 
Portland area averages. 
Finding 8: High-tech represents a significant part of the Forest Grove economy. 
Analysis: According to the City's economic opportunity analysis, the concentration of 
employment in High-Tech in Forest Grove is better than 15 times the national average. While 
circuit board manufacturing is a significant part of the existing local economy, its share of growth 
is not likely to be high. High-tech growth in Forest Grove is likely to result from firms that are 
connected to the cluster of high-tech industries centered in Hillsboro. Given Forest Grove's 
proximity to Hillsboro, the City is in a good position for capturing economic growth in 
semiconductor and solar component manufacturing. 
Finding 9: Forest Grove's proximity to high quality farmland is an economic asset. 
Analysis: The proximity of Forest Grove to high quality farmland and the City's quality water 
supply has created opportunities for growth in food processing and specialty agriculture 
products. The city already has an existing economic base in food processing (J Lieb Foods), 
nursery & tree products (Hines Nursery), and specialty beverages (Sake One, McMenamins, 
wineries). A specialty agriculture products cluster could develop as growth opportunities exist in 
this area. Moreover, the nature of Forest Grove's specialty products-breweries, wineries, 
distilleries, etc. is closely related with leisure & tourism in the region. 
Finding 10: Tourism is underdeveloped in Forest Grove 
Analysis: The City of Forest Grove is currently undertaking efforts to "brand" the city, giving it a 
regional identity. The concept of Forest Grove as a "Gateway to Wine Country" is a popular 
option, facilitated both by Forest Grove's proximity to the metro area and. by abundant outdoor 
recreation activities. Central to the development of Forest Grove's tourism industry is a 
proposed partnership between McMenamins Grand Lodge and the Washington County Visitors 
Association (WCVA). The partnership would see the development of the "North Willamette 
Valley Wine Center" on the Grand Lodge property in Forest Grove. The center would feature an 
expansion of additional and more amenitized hotel rooms, potential convention facilities, and 
tasting facilities for regional wine makers. 
Finding 11: Pacific University is an economic asset to the community and anchor for the Forest 
Grove Town Center 
Analysis: While employment in public education can be expected to grow commensurately with 
family households in the region, broader growth in the education sector will be born out of 
Pacific University. The school is currently in an expansionary phase. In 2005 the school 
complete an $11 million LEED certified library, and new residence halls were completed in 2006 
and 2008. In spring 2008, the University completed Berglund Hall, which now houses the 
School of Education. Employment at Pacific University (in Forest Grove) has grown by nearly 
20% since 2002. The schools 2010 strategic plan outlines a goal to increase enrollment to 4,000 
students, up from roughly 3,100 currently. 
Finding 12: Health services is a major employment sector in Forest Grove 
Analysis: Four of the City's top 25 employers are nursing care or elderly home facilities. Forest 
Grove's composition of employment in Nursing and Residential Care Facilities is nearly three 
times the national average. 
Finding 13: The estimated 2008 total employment level in Forest Grove is approximately 9, 092 
employees. 
Analysis: For the year 2007, ES-202 reports estimate employment in Forest Grove to total 7,425 
employees. However, our source ES-202 data reports "covered employment" only-employer 
firms tracked through unemployment insurance. Because this data omits a significant portion of 
the workforce that are not covered (i.e. sole-proprietors, self-employed, commission workers) 
we must revise our estimates to reflect true employment. Estimates from the Bureau of 
Economic Analysis (BEA) indicate that covered employment accounts for approximately 85% of 
total employment in Washington County, with individual estimates reported by broad sector. 
Assuming that Forest Grove roughly tracks regional trends, we estimate the total employed level 
in 2007 to be in the area 9,296 employees. 
The second step to creating our base year estimate is updating our 2007 total employment 
estimate to the current period. This process involves the evaluation of countywide economic 
trends between 2007 and 2008 in addition to current knowledge about the local economic 
activity in Forest Grove. Outlined in Figure 14, we assume that between 2007 and 2008 the 
Forest Grove economy contracted slightly, by a margin of -2.2% to 9,092 employees. 
Finding 14: The baseline employment forecast projects an increase of 5,748 jobs in Forest 
Grove during the next twenty-years. 
Analysis: The baseline employment forecast anticipates an increase of 5, 7 48 jobs, reflecting an 
average annual growth rate of 2.5%. Significant employment gains are expected in existing 
employment sectors including Manufacturing and Education & Health Services. Currently, the 
Professional & Business Services sector is grossly underrepresented in the Forest Grove 
economy, with an employment density for the sector roughly 20% of the national average. 
These services, which include everything from law services and administration to waste 
remediation are likely being provided by regional firms outside of Forest Grove, namely 
Hillsboro and Portland. Over the course of the planning period, we expect the maturation of the 
Forest Grove economy and potential spillover effects from on-going economic growth regionally 
to produce noteworthy growth in professional services on the margin. 
Finding 15: Forest Grove growth potential is estimated to create demand for between 56 and 71 
acres of office commercial/and. 
Analysis: The City currently has approximately 2.3 acres of vacant buildable acres suitable for 
office commercial development. All of the acreage is in the small category and located in the 
Town Center. 
Finding 16: Over the next twenty years, net new demand for commercial and industrial land is 
expected to range from 311 to 451 net buildable acres. 
Analysis: The EOA projects that Forest Grove will need between 311 and 451 acres of net 
buildable land for commercial and industrial activities. In 2009, approximately 321 acres of net 
vacant land remains in the Forest Grove portion of the regional urban growth boundary. 
Finding 17: Forest Grove growth potential is estimated to create demand for between 56 and 71 
acres of office land. Although demand is not sufficient for a single typical, 50-acre Business 
Park site, Business Park development is estimated as the largest category of demand among 
the three office space classes. Given documented site demand and existing inventory, Forest 
Grove will require at least 53.5 acres and as many as 68.4 acres of office commercial land to 
meet economic need over the next twenty years. 
Analysis: Currently, Forest Grove has no site availability suitable for larger office park 
development outside the Town Center. 
Finding 18: Forest Grove economic growth is expected to generate demand for a minimum of 
164 industrial acres to as many as 294 acres through 2028. 
Analysis: Although the EOA shows individual site demand has the greatest count in the "Small 
Businesses" category, total acreage demand is highest in the "Large User or Mid Park" class. In 
general, there is sufficient industrial land capacity within the urban growth boundary to meet 
projected 20-year needs in all categories except Cluster Anchor. With a proactive economic 
development approach, however, demand for industrial land could exceed identified supply ~by 
approximately 48 acres over the twenty-year planning period. 
Finding 19: Forest Grove demand for commercial acreage is estimated to range from 97 acres 
to 142 acres depending upon economic growth scenario. 
Analysis: Medium sites, typically 10 acres in size, comprise the largest single share of acreage 
demand during the planning period. Given documented site demand and existing inventory, 
Forest Grove will require anywhere from 66 to 111 additional acres to meet the needs of 
anticipated population growth through 2028. Unmet commercial retail land need is most 
concentrated in Medium-sized retail demand, followed by large retail commercial types. 
Finding 20: There appears to be an overall surplus of available industrial/and and a deficiency 
of commercial/and both for short-term and through the planning period. 
Analysis: Industrial land for the planning period varies from an excess of 88.14 acres to a need 
of 24.56 acres, depending on the assumed growth scenario. By comparison, commercial land 
for the planning period is projected to have a need of 121.06 to 181.96 acres. The pattern is 
similar for the short term. Applying the short-term land need factor from the State Administrative 
Rule, there appears to be an oversupply of 94 acres and an undersupply of 26 acres for 
commercial use. 
Part of the commercial need for office development could be met in the City's Light Industrial 
District, which allows for call centers, research and development and information type of uses. 
There exists about 70 acres of vacant lands (three sites) currently zoned and planned for Light 
Industrial designation. Thus, there may not be a need to convert industrial land to commercial 
lands due to the flexibility of the Light Industrial District and plan designation as it currently 
exists. 
The Economic Development Chapter and Economic Opportunity Analysis are consistent with 
Title 4 of the Metro Urban Growth Management Functional Plan. The Economic Development 
Chapter promotes a strong local economy which supports a strong regional economy consistent 
with the Title 4. 
Finding: For the reasons stated above the Forest Grove Comprehensive Plan complies with 
Statewide Land Use Planning Goal 9, Metro Regional Framework Plan and Metro Urban Growth 
Management Functional Plan. 
Goal10: Housing The primary objective of Goal10 is to provide for the housing needs of the 
citizens of the state. 
Analysis: Local housing needs are based on the household growth projects prepared by Metro. 
These projects are based on the buildable land inventory and capacity analysis provided by the 
City and refined by Metro. Based on these projections the 2030 population estimate for Forest 
Grove is 28,100 persons as shown below. The estimate was derived from the Metro Gamma 
(September 2012) household estimates for 2025 and 2035 and the average number of persons 
per household in Forest Grove for the Year 2010 as reported by the US Census Bureau of 2. 71 
persons per household. The population assumptions for the Forest Grove Comprehensive Plan 
are indicated below: 
Population Assumptions 
• Base-year population used to develop the plan was 20,068 persons from the 2010 
Census. 
• 2013 Population is 22,3401 
• 2030 Planning Year Horizon Population is 28,1002 
Household Estimates 
1. Based on the Metro household projections released in September 2012, the City of 
Forest Grove should expect and plan for an additional 2,963 housing units during the 20-
year planning period from 2010 to 2030. 
2. Based on the City of Forest Grove Buildable Land Inventory, Forest Grove Economic 
Opportunity Analysis, and Metro land capacity estimates the residential development 
capacity for the Forest Grove Planning Area (urban growth boundary) is 4,800 units. 
This number takes into account the amount of vacant buildable land and redevelopment 
capacity. 
3. Based on the Metro household growth projections and estimated residential land 
capacity there is sufficient land within the urban growth boundary to accommodate 
housing needs during the 20-year planning period from 2010 to 2030. 
Metropolitan Housing Rule (OAR Chapter 660 Division 7) 
• Compliance with Metropolitan Planning Rule related to average density (provide 
opportunity to meet 8 units per acre. Finding: Under the Metropolitan Housing Rule 
1 Center for Population Research and Census, Portland State University, July 1, 2013 
2 This population estimate is based on the Metro Gamma household projections for 2025 and 2035 
released in September 2012. The population estimate is based on extrapolating a 2030 household 
number from the Metro estimates and applying a factor of 2.71 persons per household to the unit 
estimate. 2.71 persons per household is the average persons per household from the 2010 US Census. 
This population estimate is conservative given recent trends in population growth in Forest Grove since 
2010. 
(OAR 660-007-0035(2) the City of Forest Grove must provide for an overall density of 
eight or more dwelling units per net buildable acres. The Forest Grove Comprehensive 
Plan establishes a minimum number of dwelling units for each Comprehensive Plan 
designation. In addition, the Comprehensive Plan contains policies to encourage higher 
density residential development within the Town Center. Combined the policies serve to 
provide for an overall density of 8 swelling units per net acre within the planning area. 
Historical trends suggest the City is achieving the 8 dwellings per net acre requiremene. 
Determination of Residential Land Need 
The determination of 20-year residential land needs for an urban area must be consistent with 
the adopted 20-year coordinated population forecast for the urban area, and with the 
requirements for determining housing needs in Goal 10. 
The residential land needs for the City of Forest Grove is based on the coordinated population 
forecast derived from the city level household estimates prepared by Metro in September 2012. 
Housing needs are based on the Metro households estimates and Goal 1 0 housing analysis 
prepared by Johnson-Reid as part of the City's adopted 2009 Economic Opportunity Analysis. 
The analysis from the EOA identifies the following housing needs: 
$0- 50k 211 416 205 $0- 250 469 40 (429) 
$50k- 70k 135 156 21 $250-375 289 138 (151) 
$70k- 90k 137 156 18 $375 - 500 240 163 (77) 
$90k- 120k 143 157 14 $500-625 271 933 662 
$120k -160k 432 390 (42) $625-875 396 1,163 767 
$160k- 230k 701 1,462 762 $875- 1,250 497 642 145 
$230k- 350k 1,085 1,027 (58) $1,250- 1,875 601 330 (271) 
$350k- 460k 779 315 (464) $1,875- 2,500 133 82 (51) 
$460k- 690k 656 147 (510) $2,500- 3,750 48 0 (48) 
$690k + 195 52 (143) $3,750 + 0 0 0 
Totals: 4,474 4,278 {196) Totals: 2,945 3,490 546 
Occupied Units: 7,419 
AU Housing Units: 7,768 
Total Unit Surplus: 350 
3 See Residential Land Study (2009) 
FIGURE 39: FUTURE HOUSING PROFILE (2028) 
Baseline Growth Medium Growth High Growth 
Scenario Scenario Scenario 
2008 Population*: 19,882 19,882 19,882 
Annual Growth Rate: 2.0% 2.3% 2.6% 
Estimated 2028 Population*: 29,394 31,504 32,916 
Estimated 2028 Households: 10,968 11,755 12,282 
Total Housing Units: 11,668 12,506 13,066 
Occupied Housing Units: 10,968 11,755 12,282 
Vacant Housing Units: 700 750 784 
New Population ('08-'28): 9,512 11,622 13,034 
New Households ('08-'28): 3,549 4,337 4,863 
New Housing Units ('08- '28)1 3,900 4,737 5,298 
* Does not include Group Quarters population. 
1 New Housing Units= Total housing units, occupied and vacant. 
To be conservative in estimating deficiencies related to supply and demand, the City of Forest 
Grove chose the medium growth scenario which is slightly higher than historical growth trends. 
The table below from the EOA shows the projected future needs for new housing units under 
the medium growth scenario. 
PROJECTED FUTURE NEED FOR NEW HOUSING UNITS (2028- MEDIUM GROWTH SCENARIO) 
OWNERSHIP HOUSING 
Price Range Single Duplex 3-or4- s+Units Mobile Boat,RV, Total %ofUnits Cummulative Familv ulex MFR bome otber Units % 
$0- 50k -52 10 8 6 0 0 -28 -0.7% -0.7% 
$50k -70k 39 6 5 3 0 0 53 1.4% 0.6% 
$70k- 90k 57 7 5 4 0 0 72 1.9% 2.5% 
$90k -1201< 65 7 5 4 0 0 82 2.1% 4.6% 
$120k- 160k 232 21 15 11 0 0 280 7.2% 11.9% 
$160k- 230k -263 30 26 18 0 0 -190 -4.9% 7.0% 
$230k- 350k 591 55 40 30 0 0 715 18.5% 25.5% 
$350k- 460k 974 51 34 27 0 0 1,087 28.2% 53.7% 
$460k- 690k 1,199 56 37 29 0 0 1,321 34.2% 87.9% 
$690k + 425 20 13 10 0 0 468 12.1% 100.0% 
Totals: 3,266 264 188 141 0 0 3,859 %All Units: 81.5% 
Percentage: 84.6% 6.8% 4.9% 3.7% 0.0% 0.0% 100.0% 
. ~N'f~._QU$11\llt 0.2~7··· .. 
s~(JJiif:s 'M~bne ·~t.ltv;;, 
·;jtft(; 
···'·: ·'hoine"····" .~.:6~ .. ;(;. · r!l:ol:;ll ~ ; .v~t$:: 
$0-250 248 57 263 0 0 656 74.7% 74.7% 
$250-375 110 21 31 90 0 0 252 28.7% 103.4% 
$375-500 93 16 23 65 0 0 198 22.5% 125.9% 
$500-625 -101 -54 -97 -320 0 0 -572 -65.1% 60.8% 
$625-875 -74 -55 -103 -342 0 0 -573 -65.3% -4.5% 
$875-1,250 106 4 -3 -28 0 0 78 8.9% 4.4% 
$1,250 - 1,875 245 46 68 195 0 0 554 63.0% 67.5% 
$1,875 - 2,500 72 14 21 60 0 0 166 18.9% 86.4% 
$2,500- 3,750 44 10 16 49 0 0 119 13.6% 100.0% 
$3,750 + 0 0 0 0 0 0 0 0.0% 100.0% 
Totals: 743 60 43 32 0 0 878 %All Units: 18.5% 
Percentage: 84.6% 6.8% 4.9% 3.7% 0.0% 0.0% 100.0% 
s~un16 
')tftf:· n~~~l~e· Snom~·· · 
Totals: 4,010 324 173 0 0 4,737 100% 
Percentage: 84.6% 6.8% 4.9% 3.7% 0.0% 0.0% 100.0% 
Sources: PSU Population Research Center, Claritas Inc., Census, Johnson Reid 
Values are in 2008 dollars. 
PROJECTED NEW RESIDENTIAL LAND NEED, FOREST GROVE (2028) 
BASELINE GROWTHSCE~ARIO (2% Annual Pop. Growth) 
Total Future Unit I Net Gross 
ZONING DESIGNATION Need· Vacant Units Per Acreage Acreage Distrib-NetAae ution 
' 
Lands1 Neede.d Needed 
SR Low Density Residential 0 1.0 0 0 NA 
R-10 Low Density Residential -159 4.4 0 0 NA 
R-7 Low Density Residential -447 6.2 0 0 NA 
R-5 Low Density Residential -96 8.7 0 0 NA 
RML Medium Density Residential -55 12.0 0 0 NA 
RMH High Density Residential -43 20.3 0 0 NA 
TC Town Center designations (3) NA* 
Totals/Averages: -800 8.9 0 0 NA 
7Qbil·F~~;_,Dil' 
.· c~~~~nt~; • 
SR Low Density Residential 0 1.0 0 0 0.0% 
R-10 Low Density Residential 7 4.4 2 2 28.9% 
R-7 Low Density Residential 21 6.2 3 4 57.1% 
R-5 Low Density Residential 4 8.7 1 1 8.7% 
RML Medium Density Residential 3 12.0 0 0 3.6% 
RMH High Density Residential 2 20.3 0 0 1.7% 
TC Town Center designations (3) NA* 
Totals/ Averages: 37 8.9 6 7 100% 
SR Low Density Residential 0 1.0 0 0 0.0% 
R-10 Low Density Residential 119 4.4 27 34 28.9% 
R-7 Low Density Residential 334 6.2 54 67 57.1% 
R-5 Low Density Residential 72 8.7 8 10 8.7% 
RML Medium Density Residential 41 12.0 3 4 3.6% 
RMH High Density Residential 32 20.3 2 2 1.7% 
TC Town Center designations (3) NA* 
Totals/ Averages: 598 0.0 94 118 100% 
1 Assumes that Town Center designation, which is currently surrounded by incorporated land, will not expand, 
therefore its capacity is included in the capacity of current vacant lands. 
Sources: City of Forest Grove, Metro RLIS, johnson Reid LLC 
Land Inventory and Response to Deficiency 
Under state law when evaluating or amending a UGB, a local government must inventory land 
inside the UGB to determine where there is adequate development capacity to accommodate 
20-year needs determine in OAR 660-024-0040. For residential land, the buildable land 
inventory must include vacant and redevelopable land and be conducted in accordance with 
OAR 660-007-0045 or OAR 660-008-0010, whichever is applicable, and ORS 197.296 for local 
governments subject to that statute. For employment land, the inventory must include suitable 
vacant and developed land designated for industrial or other employment use and must be 
conducted in accordance with OAR 660-009-0015(3). 
Under state law Metro is responsible for evaluating and amending a UGB. The City of Forest 
Grove inventoried the land inside the UGB within the City's planning area in 2011 to determine 
where there is adequate development capacity to accommodate 20-year land needs. A 
buildable land inventory was also completed to assess the amount of constrained lands with 
little or no development capacity. Based on this analysis there is no deficiency in 20-year 
supply of land based on land use inventory, buildable land inventory and 2009 Economic 
Opportunity Analysis. 
Each city must plan for and accommodate needed housing types4 , such as multifamily and 
manufactured housing. Goal10 requires each city to inventory its buildable residentiallands5, 
project future needs for such lands, and plan and rezone enough buildable land to meet those 
needs. It also prohibits local plans from discriminating against needed housing types. The 
Comprehensive Plan complies with the preceding requirements in the following ways: 
• The City prepared a Buildable Land Inventory and vacant land capacity analysis. The 
Planning Commission adopts the buildable land inventory and capacity analysis 
Residential Land Study. 
• Needed housing types are identified in the Economic Opportunity Analysis. The Planning 
Commission adopts the data, findings, conclusions and recommendations contained in 
the EOA. 
• The Comprehensive Plan does not contain policies that discriminate against needed 
housing types including manufactured homes. Furthermore the Comprehensive Plan 
does not restrict housing tenure. 
Analysis of Government Assisted Housing Units 
According to Metro and the Regional Equity Atlas there are approximately 607 publicly-
subsidized affordable housing units in Forest Grove. This represents approximately 8. 7% of the 
total dwelling units in Forest Grove. 
Project Name Project Location Number of Units 
Harkson Court 2900 22°0 Avenue 20 
Covey Run Apartments 1775 Covey Run Drive 45 
4 Needed housing types are defined in ORS 197.303 and includes attached and detached single family 
dwellings, multiple family dwellings at particular price ranges and rent levels available to renters and 
owners, government assisted housing, and manufactured homes on individual lots and within 
manufactured home subdivisions. The Forest Grove Economic Opportunity Analysis (2009) identifies 
needed housing types during the planning period and is adopted by reference. 
5 The City conducted a Buildable Land Inventory in 2008 and updated in 2011 as part of review of the 
Metro Buildable Land Inventory and completion of a comprehensive local land use inventory. The 
Planning Commission adopts the buildable land inventories and land use inventory. 
Jose Arciga Apartments 3231 22na Place 55 
The Villager Apartments 1921 Fir Road 36 
Vanrich Apartments 2016 B Street 17 
Parkside Apartments 2715 Main Street 24 
517 Ballad Way 517 Ballad Way 1 
2731 Buxton Street 2731 Buxton Street 1 
2738 Buxton Street 2738 Buxton Street 1 
2736 Ballad Lane 2736 Ballad Lane 1 
618 Ballad Lane 618 Ballad Lane 1 
705 Willamina Avenue 705 Willamina Avenue 1 
1770 Tamarack Way' 1770 Tamarack Way 1 
1816 Sequoia Court 1816 Sequoia Court 1 
1721 Fir Road 1721 Fir Road 1 
1755 Tamarack Way 1755 Tamarack Way 1 
1626 Fir Court 1626 Fir Court 1 
1704 Fir Court 1704 Fir Court 1 
1525 Tara Court 1525 Tara Court 1 
3506 18tn Place 3506 18tn Place 1 
2221 23ra Place 2221 23ra Place 2 
2225 23ro Place 2225 23rd Place 2 
1804 Sequoia Court 1804 Sequoia Court 2 
Forest Grove Beehive 2122 Hawthorne Street 44 
Willow Park Apartments 2824 22na Avenue 46 
Wynwood of Forest Grove 3110 19tn Avenue 82 
Garden Grove Apartments 2727 22na Avenue 48 
Forest Manor Apartments I 2141 Quince Street 19 
Forest Manor Apartments II 2141 Quince Street 6 
Forest Villa Apartments 2131 Quince Street 84 
Elm Park I and II 2350 Elm Street 62 
Source: Regional Equity Atlas 
The current inventory of mobile home units is approximately 698 mobile home units. 
Manufactured dwelling parks in Forest Grove include; Quail Run, The Homestead, Rose Grove 
Mobile Home Park and Hampton Court (2829 Pacific Avenue). 
The Housing Chapter of the Comprehensive Plan is consistent with Title 1 of the Metro Urban 
Growth Management Functional Plan. The Housing Chapter promotes housing choice based 
on identified needs contained in the Economic Opportunity Analysis. 
Finding: The Forest Grove Comprehensive Plan substantially complies with Goal10 housing 
and the applicable Oregon Administrative Rules and the Metro Urban Growth Management 
Functional Plan. 
Goal 11: Public Facilities and Services The primary purpose of Goal 11 is to plan and 
develop a timely, orderly and efficient arrangement of public facilities and services to serve as a 
framework for urban and rural development. 
Analysis: The Public Facilities and Community Services chapter of the Comprehensive Plan 
addresses the requirements of Goal 11. The Public Facilities and Community Services Chapter 
of the Comprehensive Plan along with the Land Use Chapter promotes an orderly and efficient 
arrangement of public facilities within the urban growth boundary based on available resources. 
The Public Facilities and Community Services Chapter of the Comprehensive Plan addresses 
the municipal water, sanitary sewer and storm sewer systems. The Transportation Chapter of 
the Comprehensive Plan addresses transportation system needs and constraints. The Public 
Facilities and Community Services Chapter of the Comprehensive Plan incorporates by 
reference the adopted Water (August 2010), Clean Water Services Sewer Master Plan Update 
(2009) Storm Sewer Drainage Master Plan (November 2007), Sanitary Sewer (November 
2007), and Park, Recreation and Open Spaces Master Plan (December 2001 ), and City of 
Forest Grove Light and Power Substation Master Plan (July 2013). In addition to the public 
services identified above, the Public Facilities and Community Services chapter addresses 
public safety, health services, energy, parks and cultural resources, solid waste and recycling, 
communication services, library and city administrative services. 
OAR 660-011-0010(1) states that the public facility plan shall contain the following items: 
• (a) An inventory and general assessment of the condition of all significant public facility 
systems which support the land uses designated in the acknowledged comprehensive 
plan; 
• (b) A list of the significant public facility projects which are to support the land use 
designated in the acknowledged comprehensive plan. Public facility project descriptions 
or specifications of these projects as necessary; 
• (c) Rough cost estimates of each public facility project; 
• (d) a map or written description of each public facility project's general location or service 
area. 
• (e) Policy statement(s) or urban growth management agreement identifying the provider 
of each public facility system. 
• (f) an estimate of when each facility project will be needed; and 
• (g) A discussion of the provider's existing funding mechanism and the ability of these 
and possible new mechanisms to fund the development of each public facility project or 
system. 
The Public Facilities and Community Services Chapter of the Forest Grove Comprehensive 
Plan provides a general overview of the various municipal infrastructures systems including 
needs and deficiencies. The Public Facilities and Community Services Chapter also identifies 
infrastructure projects and associated costs. Additional information necessary for compliance 
with OAR 660-0110001 0( 1) including an inventory of public facility systems and condition, 
significant projects necessary to support planned land uses, cost estimates, maps showing 
project locations, expected timing for construction and funding mechanisms can be found in the 
public facility master plans list above. 
OAR 660-011-001 0(2) states those public facilities to be addressed in the plan shall include, but 
need not be limited to those specified in OAR 660-011-0005(5). Facilities included in the public 
facility plan other than those included in OAR 660-011-0005(5) will not be reviewed for 
compliance with this rule. The facilities listed under OAR 660-011-005(5) include water, sewer, 
and transportation facilities. The Public Facilities and Community Services Chapter of the 
Comprehensive Plan address water and sewer systems. The Transportation Chapter of the 
Comprehensive Plan and Transportation System Plan Update complemented concurrently with 
Periodic Review addresses the transportation system. 
OAR 660-011-001 0(3) states it is not the purpose of this division to cause duplication of or to 
supplant existing applicable facility plans and programs. Where all or part of an acknowledged 
comprehensive plan, facility master plan either of the local jurisdiction or appropriate special 
district, capital improvement program, regional functional plan, similar plan or any combination 
of such plans meets all or some of the requirements of this division, those plans, or programs 
may be incorporated by reference into the public facility plan required by this division. Only 
those referenced portions of such documents shall be considered to be a part of the public 
facility plan and shall be subject to the administrative procedures of this division and ORS 
Chapter 197. The Public Facilities and Community Services Chapter of the Comprehensive 
Plan incorporates by reference the master plans identified above including the findings, 
conclusions and recommendations. 
OAR 660-011-0015(1) states the responsibility for the preparation, adoption and amendment of 
the public facility plan shall be specified within the urban growth management agreement. The 
Urban Planning Area Agreement (UPAA) between Washington County and Forest Grove, 
executed on October 25, 1988, outlines the roles and responsibilities for the provision of public 
services within the Forest Grove planning area (unincorporated area within the urban growth 
boundary). The UPAA specifies the City of Forest Grove is the appropriate governmental 
agency responsible for providing public services at such time property is annexed into the city. 
Provision of urban services is contingent upon annexation into the City of Forest grove The 
1988 UPAA remains in effect. 
OAR 660-011-0015(2) states the jurisdiction responsible for the preparation of the public facility 
plan shall provide for the coordination of such preparation with the city, county, special districts 
and, as necessary, state and federal agencies and private providers of public facilities. 
Response: 
OAR 660-011-0020(1) The public facility plan shall include an inventory of significant public 
facility systems. Where the acknowledged comprehensive plan, background document or one 
or more plans or programs listed in OAR 660-011-001 0(3) contains such an inventory, that 
inventory may be incorporated by reference. The City's public facility master plans for water, 
sanitary sewer, storm drainage, and transportation are incorporated into the Comprehensive 
Plan by reference. · 
OAR 660-011-0025 states: (1) the public facilities plan shall include a general estimate of the 
timing for the planned public facility projects. The timing of projects may be related directly to 
population growth; service level; long term availability of funding and (2) projects should be 
identified as occurring either in the short term or long term. The Public Facilities and 
Community Services chapter of the Comprehensive Plan provides a summary of the required 
planned public facility projects needed to meet long term (20-year) development needs. 
Additional detail is provided in the water, sanitary sewer, storm drainage and Transportation 
System Plans incorporated herein by reference. 
OAR 660-011-0030 states: the public facility plan shall identify the general location of the public 
facility project in specificity appropriate for the facility. OAR 660-011-0035 states the public 
facility plan shall include rough cost estimates for those sewer, water, and transportation public 
facility projects identified in the facility plan. The Public Facilities and Community Services 
chapter of the Comprehensive Plan provides a summary of the required planned public facility 
projects needed to meet long term (20-year) development needs. Additional detail is provided 
in the water, sanitary sewer, storm drainage and Transportation System Plans incorporated 
herein by reference. 
OAR 660-011-0045 states (1) the governing body of the city or county responsible for 
development of the public facility plan shall adopt the plan as a supporting document to the 
jurisdiction's comprehensive plan and shall also adopt as part of the comprehensive plan (a) 
The list of public facility project titles, excluding (if the jurisdiction so chooses) the descriptions 
or specifications of those projects; (b) a map or written description of the public facility projects' 
locations or service area as specified in sections (2) and (3). (c) The policy(ies) or urban growth 
management agreement designating the provider of each public facility system. The Public 
Facilities and Community Services chapter to the Comprehensive Plan includes these 
provisions. 
The Public Facilities and Community Services Chapter of the Comprehensive Plan is consistent 
with Metro Regional Framework Plan Chapter 3 (Nature in Neighborhoods). Chapter 3 
promotes the provision of parks and open space. The Public Facilities and Community Services 
Chapter of the Comprehensive Plan provides an inventory of park facilities consistent Metro 
Regional Framework Policy 3.1 and Policy 3.5. 
Finding: For the reasons stated above the Comprehensive Plan complies with Goal 11 and the 
Metro Regional Framework Plan. 
Goal12: Transportation The primary purpose of Goal12 is to promote a balanced multimodal 
transportation system taking into account future development and land use. 
Analysis: The Transportation Chapter of Comprehensive Plan summarizes the findings, goals 
and policies contained in the Transportation System Plan. Both the transportation chapter and 
the Transportation System Plan supports a balanced multi-modal transportation system. 
The Planning Commission adopts Appendix K to the Transportation System Plan update 
including the findings and conclusion therein. 
Finding: The Transportation Chapter of the Forest Grove Comprehensive Plan is consistent with 
Goal12. 
Goal14: Urbanization The primary purpose of Goal14 is to provide for an orderly and efficient 
transition from rural to urban land use, to accommodate urban population and urban 
employment inside urban growth boundaries, to ensure efficient use of land and to provide for 
livable communities. 
Analysis: The Urbanization Chapter of the Comprehensive Plan establishes an urbanization and 
growth management program for the City. This program provides for an orderly and efficient 
transition from urban to rural land use; accommodates employment and population needs within 
the urban growth boundary. The local urbanization program is based on the Urban Area 
Planning Agreement (UPAA) executed between Washington County and Forest Grove in 1988. 
Among other things the UPAA identifies roles and responsibilities for the provision of urban 
services within the urban growth boundary. The Urbanization Chapter of the Comprehensive 
Plan describes the local annexation program. 
With respect to the UGB, the boundary must be based on the adopted 20-year population 
forecast for the urban area described in OAR 660-024-0030, and must provide for needed 
housing, employment and other urban uses such as public facilities, streets and roads, schools, 
parks, and open space over the 20-year planning period consistent with the land need 
requirements of Goal14 and this rule. The 20-year need determinations are estimates which, 
although based on the best available information and methodologies, should not be held to an 
unreasonably high level of precision. Under state law, Metro is responsible for managing the 
location of the urban growth boundary. In addition, Metro is responsible for ensuring the urban 
growth boundary provides for a 20-year supply of land for housing, employment and other urban 
uses. This is accomplished through the Urban Growth Report which is prepared every five 
years. 
The Urbanization Chapter of the Comprehensive Plan establishes a growth management 
program consistent with the Metro Regional Framework Plan. The local urbanization program 
promotes an efficient arrangement of land uses and the orderly and efficient provision of public 
services. This is further reinforced in the Land Use Chapter of the Comprehensive Plan and the 
Public Facilities and Community Services Chapter of the plan. 
Finding: The Urbanization Chapter of the Comprehensive Plan is consistent with Goal 14 and 
the Metro Regional Framework Plan. 
Comprehensive Plan Map Amendments Findings 
Property at End of Elm Street 
Metro Urban Growth Management Functional Plan Title 4 Criteria 
3.07.450 (Employment and Industrial Areas Map) Section C: A city or county may amend its 
comprehensive plan or zoning regulations to change its designation of land on the Employment 
and Industrial Areas Map in order to allow uses not allowed by Title 4 upon a demonstration 
that: 
1. The property is not surrounded by land designated on the map as Industrial Area, 
Regionally Significant Industrial Area or a combination of the two. 
2. The amendment will not reduce employment capacity of the city or county. 
3. If the map designates the property as Regionally Significant Industrial Area, the subject 
property does not have access to specialized services, such as redundant electrical 
power or industrial gases, and is not proximate to freight loading and unloading facilities, 
such as transshipment facilities. 
4. The amendment would not allow uses that would reduce off-peak performance on Main 
Roadway Routes and Roadway Connectors shown on the Regional Freight Network 
Map in the RTP below volume-to-capacity standards in the plan, unless mitigating action 
is taken that will restore performance to RTP standards within two years after approval 
of uses. 
5. The amendment would not diminish the intended function of the Central City or Regional 
or Town Centers as the principal locations of retail, cultural, and civic services in their 
market areas; and 
6. If the map designates the property as Regionally Significant Industrial Area, the property 
subject to amendment is ten acres or less; if designated Industrial Area, the property 
subject to the amendment is 20 acres or less, if designated Employment Area, the 
property subject to the amendment is 40 acres or less. ' 
3.07.450(0). A city or county may also amend its comprehensive plan or zoning regulations to 
change its designation of land on the Employment and Industrial Areas Map in order to allow 
uses not allowed by this title upon a demonstration that: 
1. The entire property is not buildable due to environmental constraints; or Finding: 
Property is buildable. 
2. The property borders land that is not designated on the map as Industrial Area or 
Regionally Significant Industrial Area; and Finding: Davidson site does not border land 
that is designated as Industrial Area or Regionally Significant Industrial Area. 
3. The assessed value of a building or buildings on the property, built prior to March 5, 
2004, and historically occupied by uses not allowed by this title, exceeds the assessed 
value of the land by a ratio of 1.5 to 1. Finding: Buildings on the properties do not exceed 
the land value. 
Sunset Drive Property 
• Promote Housing, needed services and jobs 
• Efficient use of land 
• Local Commercial Land Use Goal 4: Encourage development of neighborhood 
convenience centers as needed in outlying areas of the City to serve existing and future 
residential development. 
Finding: The subject property is generally located east of Sunset Drive and southwest of 
Highway 47. The property is designated General Industrial. A historic structure is present near 
the far southern portion of property. The site also contains two trees listed on the City's 
Register of Significant Trees. The north-eastern edge of the property is adjacent to the urban 
growth boundary. The south and eastern sides of the property are adjacent to property 
designated Single Family Residential R-7. The subject property is disconnected from the City's 
established industrial areas. The nearest established industrial area, at Quince Street and 241h 
Avenue, is located approximately 1.4 miles to the east via Sunset Drive and Highway 47. The 
subject property is adjacent to Oregon Highway 47, a principal arterial on the Transportation 
System Plan map and Sunset Drive, a designated collector street. The property is not adjacent 
nor served by rail transportation. The subject site is approximately 25 acres in land area. 
The site has been designated as light industrial planned development since 1980. The site 
remains vacant today. Since 1980 significant residential construction has occurred to the south 
and west of the property. The location of the property and size supports the development a 
mixed-use node with residential, office, and service uses. With sufficient density this node could 
become an anchor for transit service. Promoting retail and office uses in this area will 
complement existing residential areas and promote "complete" neighborhoods. This concept 
supports Local Commercial Land Use Goal4: Encourage development of neighborhood 
convenience centers as needed in outlying areas of the City to serve existing and future 
residential development. 
Conclusion: Re-designation of the subject property is consistent with applicable Comprehensive 
Plan policies. Applicable policies include: 
Local Urbanization Goal 1: Land shall be made available within the urban growth boundary to 
meet all urban land use needs. 
Elm Street Property 
Finding: The historic AT Smith House is located near the terminus of Elm Street at the periphery 
of the General Industrial area south of Highway 47. The AT Smith House is need of repair and is 
currently vacant. This structure is one of the first dwellings in the Forest Grove area and is a 
significant cultural resource. The current General Industrial designation is inconsistent with 
preservation of this resource. Re-designating the property as Institutional reflects the presence 
of a designated historic structure on the subject property owned by a non-profit organization 
(Friends of Historic Forest Grove). Applying the Institutional designation to the site and 
associated adjacent land will provide a higher level of protection for this historic resource since 
uses and activities are limited. All allowed uses within the Institutional designation, except basic 
utilities, some community recreation uses, and government offices require conditional use 
approval under the Forest Grove Development Code. The re-designation of the site will not 
negatively impact employment capacity within Forest Grove since a portion of the site is 
developed with an historic structure and the adjacent property also owned by the Friends of 
Historic Forest Grove will not be developed for industrial purposes. Re-designation of the site is 
consistent with Goal 1 and Goal 2 of the Historic Preservation and Scenic Areas section of the 
Comprehensive which states: 
Goal 1: Preserve and enhance areas, sites and structures, of historic and cultural 
significance to the Forest Grove area 
Goal 2: Promote the community's cultural institutions and traditions. 
The Institutional designation also promotes preservation of the AT Smith house by providing the 
potential for adaptive reuse to general offices or a cultural institution. Cultural institutions are 
defined in the Forest Grove Development Code as museum-like preservation and exhibition of 
objects in such activities as the arts and sciences, gallery exhibition of works of art, or library 
collection of books, manuscripts, etc. for study and reading. Cultural institutions are not 
permitted in the General Industrial zone and office activities are limited. 
Conclusion: Re-designation of the subject property is consistent with applicable Comprehensive 
Plan policies and promotes the preservation of an identified historic and cultural resource. 
Post Office Property 
Finding: The Forest Grove Post Office located within the Town Center is housed in a building 
that is privately owned. The land area of the subject property is approximately 0.34 acres. The 
current zoning designation is Institutional. Adjacent property is designated Town Center 
Support. As the City grows pressure will build for a larger post office facility serving a growing 
population with sufficient land area for needed parking and circulation. Re-designation of the 
subject property to Town Center Support consistent with adjacent property will expand options 
for the re-use of the building and site. This action supports a strong Town Center consistent 
with Comprehensive Plan policies. This action also promotes economic development potential 
by expanding opportunities for new businesses within the Forest Grove Town Center. 
Conclusion: Re-designation of the subject property is consistent with the Forest Grove 
Comprehensive Plan for the reasons stated above. 
South of Pacific Avenue Area (west of Town Center) 
Finding: Area has been designated Multi-family high density since 1980. Reduction of density 
with greater distance from the Town Center better meets the Comprehensive Plan land use 
criteria for designation of land. Designation allows for development and preserves the 
residential character of the area along Ritchey Road. Conclusion: Re-designation of the area 
south of Pacific Avenue west of the Town Center is consistent with the applicable policies 
contained in the comprehensive plan. Applicable policies include: 
Sunset Drive Title 4 Findings 
3.07.450 (C) A city or county may amend its comprehensive plan or zoning regulations to 
change its designation of land on the Employment and Industrial Areas Map in order to allow 
uses not allowed by this title upon demonstration that: 
1. The property is not surrounded by land designated on the map as Industrial Area, 
Regionally Significant Industrial Area or a combination of the two; 
2. The amendment will not reduce the employment capacity of the city or county; 
3. If the map designates the property as Regionally Significant Industrial Area, the 
subject property does not have access to specialized services, such as redundant 
electrical power or industrial gases, and is not proximate to freight loading and 
unloading facilities, such as trans-shipment facilities; 
4. The amendment would not allow uses that would reduce off-peak performance on 
Main Roadway Routes and Roadway Connectors shown on the Regional Freight 
Network Map in the RTP below volume-to-capacity standards in the plan, unless 
mitigating action is taken that will restore performance to RTP standards within two 
years after approval of uses; 
5. The amendment would not diminish the intended function of the Central City or 
Regional or Town Centers as the principal locations of retail, cultural and civic 
services in their market areas; 
6. If the map designates the property as Regionally Significant Industrial Area, the 
property subject t to the amendment is ten acres or less; if designated Industrial 
Area, the property subject to the amendment is 20 acres or less; if designated 
Employment Area, the property subject to the amendment is 40 acres or less. 
Finding 1: The subject property is disconnected from the City's developed industrial areas. The 
nearest industrial area is located along 23rd Avenue east of Sunset Drive approximately 2/3 mile 
distant. The site is adjacent to the urban growth boundary on one side and residential land on 
the other three sides. The site is not surrounded by land on the Title 4 map 
Finding 2: The designation will increase the employment capacity of the city since office 
commercial yields an average jobs per net acre that is much higher than industrial uses (37.9 
jobs per acre for commercial versus 16.9 jobs per acre for industrial uses). 
Finding 3: Site is not designated as Regionally Significant Industrial Area. Therefore, this 
criterion is not applicable. 
Finding 4: Highway 47 is designated as a Roadway Connector. in the Regional Freight Plan. 
However, the site has no direct access onto Highway 47. Access is available from Sunset 
Drive. Sunset Drive is designated as a collector street in the Forest Grove Transportation 
System Plan. The intersection at Sunset Drive and Highway 47 is signalized. Although, the 
amendment will allow for a variety of activities including employment and residential uses it is 
unclear how development will impact off peak performance. Current v/c is 0.37. Projected 2035 
v/c is 0.61. Necessary mitigation measures would be considered at time of development 
application based on type of use. Given existing and project LOS and the process for additional 
review at time of development this criterion is met. 
Finding 5: The net developable acreage of the site is approximately 18.5 net acres. The intent 
of the designation is to promote complete neighborhoods with residential, commercial and 
employment in proximity. In addition, this designation promotes nodal development that could 
complement the Town Center. The Town Center would still function as the principal location for 
specialized retail (such as restaurants), cultural and civic activities within the Forest Grove 
market area. 
Finding 6: This criterion is not clear to gross acres or net acres. Most zoning standards refer to 
net acreage. Metro buildable land inventory capacity assessment uses net acreage for 
analysis. Therefore, the City assumes net acreage is the standard. The site is 2.5 gross acres. 
The gross developable area of the site excluding the existing farm house and surrounding area 
is approximately 21.7 gross acres. The subject property has a net acreage that is less than 
twenty. Deducting land for streets and right-of-way equal to 15% of the gross area yields a net 
developable acreage of 18.5 acres. Therefore, this criterion is met. 
Based on the above findings, the Planning Commission hereby recommends approval 
TOM BECK, Chair Date 
ORDER NO. 2014-03 
ADOPTING FINAL FINDINGS SUPPORTING POST -ACKNOWLEDGMENT 
PLAN AMENDMENTS TO THE CITY OF FOREST GROVE COMPREHENSIVE PLAN 
PURSUANT TO THE ADOPTION OF ORDINANCE NO. 2014-02; 
FILE NO. CPA-13-01369 
WHEREAS, City Council adopted Ordinance 2014-02 on January 27, 2014, related 
to post-acknowledgement-plan-amendments to the City of Forest Grove Comprehensive 
Plan; and 
WHEREAS, the post-acknowledgement-plan-amendments are identified on Exhibit 
A; and 
WHEREAS, City Council desires to adopt specific findings and facts supporting the 
plan amendments and demonstrating compliance and consistency with the Oregon 
Statewide Land Use Planning Goals, Metro Regional Framework Plan, and Metro Urban 
Growth Management Functional Plan; and 
WHEREAS, City Council desires to adopt specific findings and facts responding to 
public testimony raised during the public hearing process as shown on Exhibit B. 
NOW, THEREFORE, THE CITY OF FOREST GROVE ORDERS AS FOLLOWS 
Section 1. The City of Forest Grove City Council hereby adopts the staff reports 
provided to the Planning Commission dated November 4, 2013, November 18, 2013, 
December 2, 2013, and December 16, 2013 and the facts and conclusions contained 
therein. 
Section 2. The City of Forest Grove City Council hereby adopts by reference the 
Planning Commission findings and conclusions dated January 10, 2014. 
Section 3. The City of Forest Grove City Council hereby adopts the findings and 
facts attached as Exhibit B demonstrating compliance and consistency with the Oregon 
Statewide Planning Goals, Metro Regional Framework Plan, and Metro Regional Urban 
Growth Management Functional Plan. 
Section 4. The City of Forest Grove City Council hereby adopts the staff reports 
dated January 27, 2014, responding to public testimony presented during the public hearing 
process. 
Section 5. This Order is effective immediately upon its enactment by the City 
Council. 
PRESENTED AND PASSED on the 101h day of February, 2014 
~~~ 
Anna D. Ruggles, City Recorder 
APPROVED by the Mayor this 1 O" day of~-
Peter B. ruax, Mayor 
Forest Grove Comprehensive Plan 
List of Post-Acknowledgement-Plan-Amendment Products 
Task A: 
Task B: 
Task C: 
Task D: 
Task E: 
Task F: 
Task G: 
Task H: 
Task 1: 
Citizen Involvement Chapter Text 
1. Revised Comprehensive Plan Citizen Involvement Chapter 
Comprehensive Plan Background Chapter Text 
1. Revised Comprehensive Plan Chapter 1: Introduction 
2. Revised Comprehensive Plan Chapter II: The Planning Process 
a. Add new plan amendment process section 
Comprehensive Plan Land Use Chapter Text 
1 . Revised Land Use Chapter 
a. Include Proposal for Mixed-Use Development Zone 
b. Updated Comprehensive Plan Map 
c. 2011 Land Use inventory 
d. Revised Historic resources text and maps. 
Comprehensive Plan Community Sustainability Chapter Text 
a. Add new chapter to Comprehensive Plan 
Natural Resources and Hazards 
A. Urban/Wildland Interface 
B. Earthquake Hazards 
C. Other hazards 
Environmental Quality Text 
A. Revised Environmental Quality Chapter text for Comprehensive 
Energy Text 
A. Revised Energy text of Comprehensive Plan 
Physical Environment Text 
A. Revised Physical Environment text for Comp. Plan 
School Element Text 
A. Coordination with Forest Grove School District 
B. Draft School Chapter of Comprehensive Plan 
EXHIBIT A 
Metro Regional Framework Plan 
Urban Growth Management Function Plan 
Findings 
Regional Framework Plan 
Chapter 1: Land Use 
Fundamental 1: Encourage a strong local economy by providing an orderly and 
efficient use of land, balancing economic growth around the region and 
supporting high quality education. (Periodic Review Work Program Item). 
Finding: An updated Land Use Element was adopted by the City Council on January 27, 
2014 (Ordinance 2014-02) as part of the post-acknowledgement-plan-amendment 
process. The Land Use Element encourages a strong local economy by establishing 
industrial land use districts. Economy element encourages a strong local economy by 
identifying opportunities and establishing policies for local economic development. 
The City of Forest Grove approved An Economic Opportunity Analysis (EOA) by 
resolution 2010-71. The adopted Economic Opportunity Analysis was subsequently re-
adopted as part of Ordinance 2014-01 accepting and approving Periodic Review work 
program deliverables. The EOA complies with OAR 660-09-0015. The EOA includes 
an assessment of national, regional and local economic trends, 20-year employment 
forecast; 20-year employment needs analysis; 20-year employment land demand site 
qualities; 20-year housing need forecast; and 20-year housing land needs analysis. 
The EOA shows a baseline need/demand of approximately 164 acres of industrial land 
and vacant industrial land supply of 291 acres. The land use pattern shown on the 
adopted Comprehensive Plan Map includes approximately 260 acres of vacant 
industrial land which is sufficient to meet 20-year projected demand. 
The adopted Comprehensive Plan School and Education element, prepared in 
coordination with the Forest Grove School District, supports Fundamental 1 by 
supporting high quality education. The School and Education element adopted as part 
of Ordinance 2014-02 identifies 20-year school district needs. The School and 
Education element identifies a need for one elementary school during the 20-year 
planning period. In additional to elementary and secondary schools the School Element 
recognizes the presence and importance of Pacific University in providing high quality 
education and educational opportunities at Portland Community College and local 
vocational schools. For the reasons stated above the Forest Grove Comprehensive 
Plan complies with Fundamental 1. 
Fundamental 2: Encourage the efficient use of land within the UGB including 
buildable industrial and commercial land and focus development in 2040 mixed 
use centers and corridors. (Post-Acknowledgement-Plan-Amendment Item) 
Finding: The updated Comprehensive Plan Map adopted as part of Ordinance 2014-02 
identifies an efficient use of land within the UGB including buildable industrial and 
commercial land as explained below. The Land Use and Economy elements of the 
Comprehensive Plan also establish policies to encourage development in the Forest 
EXHIBIT B 
Grove Town Center (a Region 2040 Town Center) and along the Pacific Avenue 
corridor. 
The Comprehensive Plan map identifies approximately 260 acres of buildable industrial 
land; 31 acres of buildable commercial land along the Pacific Avenue commercial 
corridor, within the Forest Grove Town Center, and near the intersection of Elm Street 
and Highway 4 7. The largest buildable commercial area is located at the intersection of 
Hwy.47 and Hwy. 8 (18.4 acres) The Comprehensive Plan Map also identifies 
approximately 40 acres of newly designated mixed-use land outside of the Forest Grove 
Town Center providing retail opportunities. For the reasons stated above, the Forest 
Grove Comprehensive Plan update complies with Fundamental 2. 
Policy 1.2.1(d): Coordinating public investment with local comprehensive and 
regional functional plans. (Periodic Review Work Program Item) 
Finding: The Public and Community Services Element of the comprehensive plan 
provide a framework for coordinating public investment with the local comprehensive 
plan and subsequent development. The public facility master plans identify needed 
services to accommodate planned growth based on the Metro Gamma Household and 
Employment projections released in September 2012. Based on the Metro estimates 
the City of Forest Grove is planning for a year 2030 population of approximately 28,000 
persons (Background Element p. 1 ). The public facility master plans are based on a 
population estimate of 28,127 persons 1. 
Water Master Plan (2010): 33,400 
Storm Sewer Master Plan (2007): 30,000 
Wastewater System Master Plan (2007): 31,600 
Transportation System Plan (2014 ): 30,240 (2035) 
Parks Master Plan (2002): 22,800 
Each of the master plans listed above identify specific projects to address identified 
needs and deficiencies. The plans have been incorporated by reference into the 
Comprehensive Plan by Ordinances 2014-01 and 2014-02. 
Applicable Goals and Policies 
Housing Policy 1 0.1 .1 Establish the location and density of residential development 
based on the following factors: (C) Capacity of public services and facilities including but 
not limited to water, sanitary sewer, fire and police protection and transportation 
facilities. 
Public Facilities and Community Services - Water Service Policy 1: A master plan 
including prioritized lists of capital improvement needs shall be adopted for provision of 
water service. The plan shall be based on future land use policies and needs. 
1 Population estimate includes incorporated and unincorporated areas within the urban growth boundary 
(Forest Grove planning area). 
Public Facilities and Community Services - Water Service Policy 3: The sizing of 
municipal water facilities shall follow land use plan designations and concentrate 
development close to the City Center. 
Public Facilities and Community Services - Storm Water (Drainage) System Policy 2: 
Design of storm water facilities shall support comprehensive plan land use designations. 
Public Facilities and Community Services - Sanitary Sewer System Goal 1: Sewer 
facilities shall be designed and sized to serve the need of future land uses as shown on 
the Forest Grove Comprehensive Plan Map. 
Transportation Goal 12.9: Develop a transportation system that is consistent with the 
City's Comprehensive Plan and adopted state and regional plans. 
Community Sustainability Goal 3: Promote financial sustainability through a compact 
and land efficient development pattern intended to reduce long term costs for providing 
municipal services. 
For the reasons stated above the Comprehensive Plan and Transportation System Plan 
both comply with Policy 1.2.1(d). 
Policy 1.2.1(e): Creating a balanced transportation system, less dependent on the 
private automobile, supported by both the use of emerging technology and the 
location of jobs, housing, commercial activity, parks and open space. (Periodic 
Review Work Program Item). 
Finding: In conjunction with the update to the Forest Grove Comprehensive Plan the 
City updated the Transportation System Plan. The updated Transportation System Plan 
was adopted on February 10, 2014 (Ordinance 2014-03). The updated Transportation 
System incorporates the performance measures required by the Regional 
Transportation Functional Plan. The TSP update addresses all modes of transportation 
including pedestrian, bicycle, freight, and automobile. The adopted financially 
constrained project list includes projects for all modes that create a balanced 
transportation system, less dependent on the private automobile. The Transportation 
System Plan update is reflects the updated Comprehensive Plan map. As a result the 
Transportation System Plan recognizes the location of jobs, housing, commercial 
activity, parks and open space. 
Applicable Comprehensive Plan Goals and Policies 
Transportation Goal 12.1 : Develop and maintain a balanced transportation system that 
provides travel choices and reduces the number of trips by single occupant vehicles. 
Transportation Policy 12.1.3: Support travel options that allow individuals to reduce 
single-occupant vehicle trips. 
Transportation Policy 12.1.5: Encourage local employment and commercial 
opportunities to reduce the number of locally generated regional work and shopping 
trips. 
Transportation Policy 12.4 Action 12.4.1: Design streets and highways to respect the 
characteristics of the surrounding land uses, natural features and other community 
amenities. 
For the reasons state above the Comprehensive Plan and Transportation System Plan 
complies with Policy 1.2.1(e). 
Policy 1.3.1(a) Encourage affordable housing opportunities in the region by 
offering a diverse range of housing types, available within the region, and within 
cities and counties inside Metro's Urban Growth Boundary. (b) being available to 
households of all income levels that live or have a member working in each 
jurisdiction and subregion. (Periodic Review Work Program Item) 
Finding: The Land Use element and Housing element of the Comprehensive Plan 
provides opportunities for affordable housing and a diverse range of housing types. The 
Economic Opportunity Analysis, based on the City's land use inventory, shows the 
following distribution of housing types: 
Dwelling Type Number of Units 
Single Family 4,326 
Duplex 343 
3-plex or 4-plex 542 
Multiple Family 1,743 
Total 6,954 
According to Metro and the Regional Equity Atlas there are approximately 607 publicly-
subsidized affordable housing units in Forest Grove. This represents approximately 
8. 7% of the total dwelling units in Forest Grove. The Regional Equity Atlas identifies the 
following affordable housing locations in the community: 
Project Name Project Location Number of Units 
Harkson Court 2900 22°0 Avenue 20 
Covey Run Apartments 1775 Covey Run Drive 45 
Jose Arciga Apartments 3231 22°0 Place 55 
The Villager Apartments 1921 Fir Road 36 
Vanrich Apartments 2016 B Street 17 
Parkside Apartments 2715 Main Street 24 
517 Ballad Way 517 Ballad Way 1 
2731 Buxton Street 2731 Buxton Street 1 
2738 Buxton Street 2738 Buxton Street 1 
2736 Ballad Lane 2736 Ballad Lane 1 
618 Ballad Lane 618 Ballad Lane 1 
705 Willamina Avenue 705 Willamina Avenue 1 
1770 Tamarack Way' 1770 Tamarack Way 1 
1816 Sequoia Court 1816 Sequoia Court 1 
1721 Fir Road 1721 Fir Road 1 
1755 Tamarack Way 1755 Tamarack Way 1 
1626 Fir Court 1626 Fir Court 1 
1704 Fir Court 1704 Fir Court 1 
1525 Tara Court 1525 Tara Court 1 
3506 18m Place 3506 18m Place 1 
2221 23ra Place 2221 23ra Place 2 
2225 23'0 Place 2225 23'0 Place 2 
1804 Sequoia Court 1804 Sequoia Court 2 
Forest Grove Beehive 2122 Hawthorne Street 44 
Willow Park Apartments 2824 22na Avenue 46 
Wynwood of Forest Grove 3110 19m Avenue 82 
Garden Grove Apartments 2727 22°0 Avenue 48 
Forest Manor Apartments I 2141 Quince Street 19 
Forest Manor Apartments II 2141 Quince Street 6 
Forest Villa Apartments 2131 Quince Street 84 
Elm Park I and II 2350 Elm Street 62 
Applicable Housing Goals and Policies from the Comprehensive Plan 
Housing Goal1 0.1 Ensure an adequate supply of developable land to support needed 
housing types and a complete community. 
Housing Policy 1 0.1.1 (B) Establish the location and density of residential development 
based on the following factors: (A) the type and distribution of housing units required to 
meet projected population needs. 
Community Sustainability Goal 4: Reduce barriers to affordable housing by advocating 
for an inventory of a minimum 20-year supply of land for needed housing types when 
Metro considers urban growth boundary expansions. 
Community Sustainability Goal 9. Foster the preservation, construction and 
maintenance of an adequate supply of healthful, affordable, resource-efficient and 
inclusiv~ housing. 
Community Sustainability Policy 11 : Ensure that needed housing for all segments of the 
population in the community is met through land use policy. 
Conclusion: For the reasons stated above the Comprehensive Plan complies with Metro 
Regional Framework Plan Policy 1.3.1 (a). 
Summary of Compliance with 2040 Growth Concept (Post-Acknowledgement-
Plan-Amendment Item). 
Finding: Downtown Forest Grove is designated as a Town Center in the Region 2040 
Growth Concept. The Pacific Avenue/Tualatin Valley Highway (Oregon 8) is designated 
as a corridor in the Region 2040 Growth Concept. The Land Use element of the 
Comprehensive Plan identifies various Town Center Comprehensive Plan map land use 
designations including Town Center Core, Town Center Transition, and Town Center 
Support. These land use designations are intended to implement the Region 2040 
Growth Concept. The Land Use Element also establishes the Community Commercial 
designation applicable primarily to areas adjacent to Pacific Avenue/191h Avenue or 
Oregon Highway 8. This Comprehensive Plan land use designation is intended to 
implement the Region 2040 corridor concept. 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan 
complies with the Region 2040 Growth Concept. 
Chapter 2: Transportation (Periodic Review) 
Fundamental 4: Provide a balanced transportation system including safe, 
attractive facilities for bicycling, walking and transit as well as for motor vehicles 
and freight. 
Finding: The Transportation Element and Transportation System Plan addressed 
Fundamental4 by encouraging a balanced transportation system including safe, 
attractive facilities for bicycling, walking and transit as well as for motor vehicles. 
Applicable local goals and policies are identified below. In addition, Metro determined 
on February 3, 2014 that the Forest Grove Transportation Plan substantially complies 
with the Regional Transportation Functional Plan. 
Applicable Comprehensive Plan Goals and Policies 
TSP Appendix K adopted as part of Ordinance 2013-03 addresses compliance with the 
Statewide Land Use Planning Goals, including the Transportation Planning Rule, Metro 
Regional Transportation Functional Plan and local Comprehensive Plan policies. 
Chapter 3: Nature in Neighborhoods (Post-Acknowledgement-Plan-Amendments) 
Applicable Goals and Policies 
Community Sustainability Goal 14: Promote opportunities for community gardens within 
neighborhoods. 
Community Sustainability Goal 16: Increase the amount of urban forest tree canopy 
while planting species adapted to this area. 
Community Sustainability Goal 18. Increase the amount of park land and natural areas 
serving the community. 
Community Sustainability Goal 19: Support the restoration of natural areas such as 
Fern Hill Wetland and Thatcher Woods. 
Community Sustainability Policy: 7: Support the urban forest management program 
through land use regulations intended to retain and expand the urban forest canopy. 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan 
complies with the Chapter 3 of the Metro Regional Framework Plan (Nature in 
Neighborhoods). 
Chapter 4: Watershed Health and Water Quality (Post-Acknowledgement Plan 
Amendment) 
Finding: Water Quality is addressed in the Natural Resources and Natural Hazards 
element of the Comprehensive Plan (pages 12 and 13). The Water Quality sections 
recognizes the lead role of Washington County Clean Water Services in preserving and 
enhancing water quality and watershed health within the County. 
Applicable Comprehensive Plan Goals and Policies 
Natural Resources and Natural Hazards Goal 4: The area's water quality shall be 
protected, maintained and improved wherever possible to ensure livability. 
Natural Resources and Natural Hazards Policy 4: Permanent structural improvements 
will not be permitted in areas delineated as being located within the floodway of the 100 
year flood plan as indicated from flood plan surface elevations provided by the U.S. 
Army Corps of Engineers. 
Natural Resources and Natural Hazards Policy 15: Land use controls and project 
reviews will be used to determine and regulate the impact of development on water 
quality. 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan 
complies with Chapter 4 of the Metro Regional Framework Plan (Watershed Health and 
Water Quality). 
Chapter 5: Regional Natural Hazards (Post-Acknowledgement-Plan-Amendment) 
Finding: The Natural Resources and Natural Hazards element of the Comprehensive 
Plan addresses regional natural hazards. This element of the Comprehensive Plan 
addresses seismic activity, floods, slope, soils characteristics, and wildfire. 
Applicable Comprehensive Plan Goals and Policies: 
Natural Resources and Natural Hazards Goal 1: All development shall consider, take 
into account and demonstrate suitability relative to the natural hazard limitations of the 
Forest Grove area. 
Natural Resources and Natural Hazards Policy 1: Areas with known geologic hazards, 
or soils which the Soil Conservation Service has rated as severe hazard soils including 
shrink-swell potential, weak foundation support (shear strength), and erosion hazard 
shall permit construction and densities only when adhering to recommendations made 
through engineering analysis, review and ordinances. 
Natural Resources and Natural Hazards Policy 2: Those involved in development will be 
required to address hazard conditions by the inclusion of basic environmental data (i.e. 
soil type, elevation of the flood plain, geological limitations, etc.) and related designs for 
engineering solutions in the submittal requirements for development. 
Natural Resources and Natural Hazards Policy 3: Adopt as a provision in both the 
zoning and subdivision ordinances that an environmental report be prepared and 
certified by a qualified engineer for all development proposals in areas having natural 
physical hazards and/or limitations. As part of the environmental report, the engineer 
shall identify the intensity of urban development to be permitted based on the carrying 
capacity of the land. Open space may be required within the development in order to 
protect the public health and safety. 
Natural Resources and Natural Hazards Policy 8: Establish landslide mitigation 
measures including logging regulations on steep slopes, landscape requirements, 
drainage controls, and pre-development technical studies. 
Natural Resources and Natural Hazards Policy 10: Collaborate with local agencies to 
evaluate the local risk of wildland-urban interface fires. 
Natural Resources and Natural Hazards Policy 13: Amend development standards in 
areas with potential landslide hazard to minimize potential landslides while allowing 
appropriate development. 
Natural Resources and Natural Hazards Policy 14: Evaluate the need for seismic retrofit 
improvements to existing buildings in the Town Center to minimize potential damage 
where feasible. 
Data Sources: 
Relative Earthquake Hazard Map (Oregon Department of Geology and Mineral 
Industries) 
Soil Survey 
1980 Comprehensive Plan 
City of Forest Grove Hazard Mitigation Plan 
Conclusion: For the reasons stated above, the Forest Grove Comprehensive Plan 
substantially complies with Chapter 5 of the Metro Regional Framework Plan 
Urban Growth Management Functional Plan 
Title 1: Housing Capacity 
Areas for residential development are shown on the adopted Comprehensive Plan Map 
The 2012 Gamma Housing Unit estimate for Forest Grove for the year 2010 is 7,492. 
The 2030 estimate extrapolated from the Metro 2025 and 2035 household estimate is 
10,096 households. The difference between 2010 and 2035 is 2,604 households. 
Based on the City's capacity analysis prepared to support the Economic Opportunity 
Analysis and the latest Urban Growth Report is 4,850 housing units. Therefore, there is 
sufficient residential housing capacity to meet household demand over the twenty-year 
planning period. 
A residential capacity analysis showing potential impact from adopted changes to the 
Comprehensive Plan map is shown below. 
Residential Capacity Analysis Findings 
location 
South of'Pacific 
Town Ceo~~r 
Thatcher Rd./David Hill Road 
•. $~f'l~t(jijv~ill~ga 
Gales Creek Road/Thatcher Road 
. f'or~~e~~e Neig6bc>rhriod · 
South of Pacific3 
· fown.~nt~r~ 
Thatcher/David Hill Road 
sup~f'P:five/Wil~iil~· 
Gales Creek Road/Thatcher Road 
t=orestmeade:Nef tib6rnriod 
.... · ................... · .. JiJ .............. . 
Current 
Designation 
RMH 
TC 
C-Low (R-10) 
It;· 
CPO 
RMi... 
41 
•. () 
Proposed 
Designation 
RMH/RML/R-7 
TC 
MU 
'MU. 
MU 
. 'R-5 
430 
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178 
'1ll~" 
101 
.<~~ 
Acreage 
Gross/Net 
39.7/33.7 
71/612 
30.6/14.2 
6.4/5.4 
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-111 
+1. ·:2.,.7 
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+137 
'~1~()· 
+101 
Note: The City of Forest Grove commits to adopting the necessary Zoning Map and 
Development Code text to achieve the stated planned residential capacities identified 
above within one-year from Oregon Department of Land Conservation and 
Development approval of the Forest Grove Comprehensive Plan Update. 
Zoning Map Classifications 
R-5 (Single Family Residential- 8.71 dwellings per net acre) 
R-7 (Single Family Residential- 6.22 dwellings per net acre) 
R-10 (Single Family Residential- 4.35 dwellings per net acre) 
RML (Multifamily Residential Low- 12.0 dwellings per net acre) 
RMH (Multifamily Residential High- 20.28 dwellings per net acre) 
TC (Town Center- 20.28 dwellings per net acre) 
CPO (Commercial Planned Development) 
IL(Light Industrial) 
MU (Proposed Mixed-Use Development Zone- 20.28 dwellings per net acre) 
2 Not including Pacific University campus. 
3 Estimate represents analysis contained in the December 16, 2013, written staff report to the Planning 
Commission. 
4 Estimated current number of dwelling units = 460 units. Source; City of Forest Grove Planning Division 
and Metro State of the Centers Report (May 2011 ). 
5 Figure does not include Pacific University. 
6 Estimated based on increasing outright permitted target density from 20.28 units/acre to 40 units/acre. 
The City Council adopted Resolution 2014-19 on January 27, 2014 acknowledging that 
it is necessary to adopt amendments to the Official Zoning Map and Forest Grove 
Development Code to comply with Metro Urban Growth Management Functional Plan 
Title 1 (Requirements for Housing and Employment Accommodation) within one-year 
after the Oregon Department of Land Conservation and Development approves the 
Comprehensive Plan update. 
Conclusion: For the reasons stated above, the Forest Grove Comprehensive Plan 
substantially complies with Title 1 (Housing Capacity). 
Title 3: Water Quality and Flood Management 
Finding: Water Quality is addressed in the Natural Resources and Natural Hazards 
element of the Comprehensive Plan (pages 12 and 13). The Water Quality section 
recognizes the lead role of Washington County Clean Water Services in preserving and 
enhancing water quality and watershed health within the County. 
Applicable Comprehensive Plan Goals and Policies 
Natural Resources and Natural Hazards Goal 4: The area's water quality shall be 
protected, maintained and improved wherever possible to ensure livability. 
Natural Resources and Natural Hazards Policy 4: Permanent structural improvements 
will not be permitted in areas delineated as being located within the floodway of the 100 
year flood plan as indicated from flood plan surface elevations provided by the U.S. 
Army Corps of Engineers. 
Natural Resources and Natural Hazards Policy 15: Land use controls and project 
reviews will be used to determine and regulate the impact of development on water 
quality. 
Conclusion: For the reasons stated above, the Forest Grove Comprehensive Plan 
substantially complies with Title 3. 
Title 4: Industrial and Other Employment Areas 
Finding: The adopted Economic Opportunity Analysis (EOA) addresses industrial and 
employment needs during the 20-year planning period. The EOA meets the 
requirements of OAR 660-09-0015 and addresses the following topics: 
• National, State, Regional and Local Economic Trends; 
• Economic Opportunity Analysis Stakeholder Outreach; 
• 20-Year Employment Land Needs Analysis; and 
• 20-Year Employment Land Demand Site Qualities 
The EOA identifies that the City of Forest Grove has a vacant industrial land supply of 
approximately 291 acres (EOA Figure 27, page 52). The EOA identifies a baseline 
demand of 164 acres during the 20-year planning time horizon of the Comprehensive 
Plan update. Therefore, the City of Forest Grove has sufficient vacant industrial land to 
meet projected demand during the 20-year planning time horizon. 
The Economic Development element of the Comprehensive Plan summarizes the 
findings and conclusions contained in the EOA and establishes goals and policies 
related to the local economy and economic development. Along with the EOA, The 
Economic Development element provides a factual basis for the goals and policies 
contained in the Economic Development element. The Economic Development element 
summarizes local socio-economic indicators and identifies the comparative advantage 
of the employment sector. 
The Economic Development element establishes goals and policies to promote 
industrial activities and preserve large industrial sites. Applicable goals and policies 
supportive of industrial activities are identified below: 
Goal 9.1: Strengthen Forest Grove's Economy: 
Policy 9.1.2: To preserve large lot industrial land establish a large lot industrial district to 
control the division of large industrial sites while allowing for market flexibility. 
Policy 9.1.4: Seek certification of large industrial sites through the State of Oregon 
Industrial Site Certification program. 
Goal 9.4 Promote Industrial Activities 
Policy 9.4.1: Designate a total between 160 and 300 acres of land on the 
Comprehensive Plan Map to meet projected industrial demand over the next twenty-
years. [Approximately 230 acres of land is identified on the Comprehensive Plan Map 
to meet projected demand over the next 20-years]. 
Policy 9.4.2: Establish a large lot industrial district on the Comprehensive Plan map and 
Zoning map to meet the needs of businesses requiring large parcels. 
Policy 9.4.3: Implement development standards to control the division of large industrial 
sites. 
Policy 9.4.4: Promote greater efficiency in the use of industrial land through the use of 
financial incentives for infill and redevelopment. 
Policy 9.4.5: Implement a brownfield redevelopment program to increase the productive 
re-use of contaminated sites. 
Conclusion: Based on the findings presented above and the information contained in 
the Economic Opportunity Analysis and Economy element contained in the 
Comprehensive Plan update the Forest Grove Comprehensive Plan substantially 
complies with Title 4. 
Title 6: Centers, Corridors, Station Communities and Main Street 
Finding: Downtown Forest Grove is designated as a Town Center in the Region 2040 
Growth Concept. The Pacific Avenue/Tualatin Valley Highway (Oregon 8) is designated 
as a corridor in the Region 2040 Growth Concept. The Land Use element of the 
Comprehensive Plan identifies various Town Center Comprehensive Plan map land use 
designations including Town Center Core, Town Center Transition, and Town Center 
Support. These land use designations are intended to implement the Region 2040 
Growth Concept. The Land Use Element also establishes the Community Commercial 
designation applicable primarily to areas adjacent to Pacific Avenue/191h Avenue or 
Oregon Highway 8. This Comprehensive Plan land use designation is intended to 
implement the Region 2040 corridor concept. 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan 
complies with the Region 2040 Growth Concept. 
Title 7: Housing Choice 
Finding: The Economic Opportunity Analysis, Housing element of the Comprehensive 
Plan and the Land Use element and Comprehensive Plan Map serve to promote 
housing choice. Title 7 deals primarily with affordable housing. 
The Economic Opportunity Analysis identifies 20-year housing needs and 20-year 
housing land needs. In addition, the Metro Gamma household forecast released in 
September 2012 identifies long range housing needs. 
The Forest Grove Comprehensive Plan update includes strategies to ensure a diverse 
range of housing types. Goal 10.1 states: "Ensure an adequate supply of developable 
land to support needed housing types and a complete community." Goal10.4 states 
"Provide and maintain an adequate supply of affordable housing opportunities. 
The Comprehensive Plan update establishes policies to maintain the existing supply of 
affordable housing as well as increasing opportunities for new dispersed affordable 
housing. The table below shows the existing supply of affordable housing. The source 
of the data is the Regional Equity Atlas. 
Project Name Project Location Number of Units 
Harkson Court 2900 22no Avenue 20 
Covey Run Apartments 1775 Covey Run Drive 45 
Jose Arciga Apartments 3231 22no Place 55 
The Villager Apartments 1921 Fir Road 36 
Vanrich Apartments 2016 B Street 17 
Parkside Apartments 2715 Main Street 24 
517 Ballad Way 517 Ballad Way 1 
2731 Buxton Street 2731 Buxton Street 1 
2738 Buxton Street 2738 Buxton Street 1 
2736 Ballad Lane 2736 Ballad Lane 1 
618 Ballad Lane 618 Ballad Lane 1 
705 Willamina Avenue 705 Willamina Avenue 1 
1770 Tamarack Way· 1770 Tamarack Way 1 
1816 Sequoia Court 1816 Sequoia Court 1 
1721 Fir Road 1721 Fir Road 1 
··--
1755 Tamarack Way 1755 Tamarack Way 1 
1626 Fir Court 1626 Fir Court 1 
1704 Fir Court 1704 Fir Court 1 
1525 Tara Court 1525 Tara Court 1 
3506 18111 Place 3506 181h Place 1 
2221 23'0 Place 2221 23ro Place 2 
2225 23ro Place 2225 23ro Place 2 
1804 Sequoia Court 1804 Sequoia Court 2 
Forest Grove Beehive 2122 Hawthorne Street 44 
Willow Park Apartments 2824 22na Avenue 46 
Wynwood of Forest Grove 3110 191' Avenue 82 
Garden Grove Apartments 2727 22na A venue 48 
Forest Manor Apartments I 2141 Quince Street 19 
Forest Manor Apartments II 2141 Quince Street 6 
Forest Villa Apartments 2131 Quince Street 84 
Elm Park I and II 2350 Elm Street 62 
The Comprehensive Plan includes policies to increase opportunities for households of 
all income levels to live within their individual jurisdictions. Table 14 of the Housing 
element identifies the estimated need for housing by price range. 
The following figure from the EOA identifies residential land need to accommodate all 
types of housing within the community. The Comprehensive Plan includes sufficient 
developable land to accommodate the project need. 
BASELINE GROWTH SCENARIO (2% Annual Pop. Growth) 
Total Future Unit Units Per Net Gross Distrib-ZONING DESIGNATION Need- Vacant Acreage Acreage 
Lands1 Net Acre Needed Needed uti on 
SR Low Density Residential 0 1.0 0 0 NA 
R-10 Low Density Residential -159 4.4 0 0 NA 
R-7 Low Density Residential -447 6.2 0 0 NA 
R-5 Low Density Residential -96 8.7 0 0 NA 
RML Medium Density Residential -55 12.0 0 0 NA 
RMH High Density Residential -43 20.3 0 0 NA 
TC Town Center designations (3) NA* 
Totals/ Averages: -800 8.9 0 0 NA 
MEDIUM GROWTH SCENARIO (2.3o/oAnnual Pop. Growth} 
TotalFuture Unit Units Per Net Gross Distrib-ZONING DESIGN.#\TION Need - Vacant Acreage Acreage 
Lands1 Net Acre Needed Needed uti on 
SR Low Density Residential 0 1.0 0 0 0.0% 
R-10 Low Density Residential 7 4.4 2 2 28.9% 
R-7 Low Density Residential 21 6.2 3 4 57.1% 
R-5 Low Density Residential 4 8.7 1 1 8.7% 
RML Medium Density Residential 3 12.0 0 0 3.6% 
RMH High Density Residential 2 20.3 0 0 1.7% 
TC Town Center designations (3) NA* 
Totals/ Averages: 37 8.9 6 7 100% 
HIGH GROWTHSC£NAIUO (2.6% Annual Po~. Growtlt) 
.· . 
Totai.Fnture Unit Units Per . Net Gross Disb:ib-ZONING DESIGNATION Need· Vacant Acreage Acreage 
Lands1 Net Acre Needed .. Needed uti on 
SR Low Density Residential 0 1.0 0 0 0.0% 
R-10 Low Density Residential 119 4.4 27 34 28.9% 
R-7 Low Density Residential 334 6.2 54 67 57.1% 
R-5 Low Density Residential 72 8.7 8 10 8.7% 
RML Medium Density Residential 41 12.0 3 4 3.6% 
RMH High Density Residential 32 20.3 2 2 1.7% 
TC Town Center designations (3) NA* 
Totals/ Averages: 598 0.0 94 118 100% 
1 Assumes that Town Center designation, which is currently surrounded by incorporated land, will not expand, 
therefore its capacity is included in the capacity of current vacant lands. 
Sources: City of Forest Grove, Metro RLIS, johnson Reid LLC 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan is 
consistent with Title 7. 
Title 13: Nature in Neighborhoods 
The purpose of Title 13 is to conserve, protect and restore streams, rivers and 
floodplains, control and prevent water pollution, and improve water quality throughout 
the region. The update of the Comprehensive Plan contains goals and policies identified 
below consistent with the intent of Title 13. 
Finding: Applicable Goals and Policies 
Community Sustainability Goal14: Promote opportunities for community gardens within 
neighborhoods. 
Community Sustainability Goal 16: Increase the amount of urban forest tree canopy 
while planting species adapted to this area. 
Community Sustainability Goal 18. Increase the amount of park land and natural areas 
serving the community. 
Community Sustainability Goal 19: Support the restoration of natural areas such as 
Fern Hill Wetland and Thatcher Woods. 
Community Sustainability Policy: 7: Support the urban forest management program 
through land use regulations intended to retain and expand the urban forest canopy. 
Conclusion: For the reasons stated above the Forest Grove Comprehensive Plan 
complies with the Chapter 3 of the Metro Regional Framework Plan (Nature in 
Neighborhoods). 
Title 14: Urban Growth Boundary 
Finding: Metro oversees and manages the urban growth boundary. The urbanization 
element of the Comprehensive Plan addresses the conversion of agricultural land for 
urban uses. The urbanization element also establishes a framework for the efficient 
accommodation of identified land needs; orderly and economic provision of public 
facilities and services; and compatibility of the urban uses with nearby agricultural and 
forest activities. In addition, the urbanization element references the Urban Planning 
Area Agreement with Washington County and the annexation process. The 
Urbanization element also addresses the urban reserves designated near Forest Grove. 
Applicable Comprehensive Plan Goals and Policies. 
Urbanization Goal 1: Establish policies to ensure an orderly and efficient transition from 
rural to urban land use. 
Urbanization Policy 1: The City's long term land needs shall be evaluated periodically, 
and the adequacy of land within the Forest Grove portion of the Portland Regional 
Urban Growth Boundary to meet those needs shall be evaluated. If necessary, 
amendments to the Urban Growth Boundary shall be recommended to Metro as part of 
Metro's urban growth boundary evaluation process. 
Urbanization Policy 2: All lands within the urban growth boundary shall be assigned 
priorities for urban development. Priorities shall be based on the City's ability to provide 
urban services and the orderly and efficient timing of service extension. These priorities 
shall be the basis for making decisions on all development proposals and requests for 
annexation. 
Urbanization Policy 6: Participate with Metro in the ongoing review of the Portland 
regional urban growth boundary and the periodic update of the Metro Urban Growth 
Report. 
Urbanization Policy 8: The City of Forest Grove will advocate for adding urban reserve 
lands into the urban growth boundary to meet the City's long term urban development 
needs. 
Conclusion: The Urbanization element of the Forest Grove Comprehensive Plan 
including the goals and policies identified above are consistent with the intent of Title 
14. Therefore, the Forest Grove Comprehensive Plan complies with Title 14. 
Attachment A 
Planning Commission Recommended 
TSP Changes 
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Planning Commission 
Recommended Comprehensive Plan Map Changes 
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PLANNING COMMISSION RECOMMENDATION 
Comprehensive Plan 
Land Use Concept 
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Edits to Draft Comprehensive Plan Map 
€1 Remove Mixed-Use Commercial Designation along Hwy. 47 between Hartford 
Drive and David Hill Road. 
~ Retain Mixed-Use Commercial Designation at Sunset Drive and Hwy. 47 
e Retain Mixed-Use Commercial Designation at David Hill Road and Thatcher 
Road 
• Retain Mixed-Use Commercial Designation at Gales Creek Road and Thatcher 
Road ("CPO Area") 
• Designate area west of E Street and South of Pacific Avenue to RML or retain 
RMH designation 
• Designate Post Office site from Institutional to Town Center Support 
• Designate Friends of Historic Forest Grove property in Taylor Way area to 
Institutional from General Industrial. 
Edits to Draft Transportation System Plan 
• Correct notation on TSP maps referring to Gales Creek as Tualatin River 
• Designate Pacific Avenue west of E Street to Collector consistent with 
Washington County TSP. 
• Project list and funding amounts (consistent with update RTP costs) 
• Edit Functional Classification Map 
• Add reference to Grovelink system and ridership in Transit Chapter 
• Add reference to Scenic Bikeway route through Forest Grove in Transit Chapter 
• Include ODOT edits (refer to PowerPoint presentation) to Table 10-3, remove 
references to traffic signals, remove references to preferred land use alternative 
and create separate background document. 
• Update cost estimates to reflect RTP funding changes 
• Revise conceptual roadway near Fern Hill wetlands 
• Revise map to include South Hwy. 47 Special Study Area 
• Revise text to include South Hwy. 47 Special Study Area 
• Change Table 10-3 to say Possible Funding Source instead of funder 
Edits to School Element 
• Update Pacific University Projections 
• Revise Pacific University Map for legibility - Add Lincoln Park 
• Add the percentage of Population below 15 and % above 65 to General 
Population Characteristics Table. 
Edits to Natural Hazards and Natural Resources Element 
• No changes 
Edits to Public !Facilities and Communstv Services Element 
® Include Boards and Commission in Administrative Services section 
4) Add reference to need for new police station in public facilitfues element 
Edits to Land Use Element 
• Distinguish between Community Neighborhood zone and proposed Mixed-Use 
zone 
• Add location criteria for Mixed-Use Zone 
• Ensure references to Mixed-Use Zone are updated and correct 
Edits to Urbanization Element 
• No changes 
Edits to Community Sustainability Element 
• No changes 
Edits to Housing Element 
• No changes to Housing Element 
Edits to Economic Development Element 
• Revisions to improve readability and update data 
Edits to Citizen Involvement Element 
• No changes to Citizen Involvement Element 
Edits to Background Document 
• Add wording to recognize that growth projections should be monitored and 
updated as needed. 
• Add wording describing Forest Grove's location on the edge of the Portland 
Regional urban growth boundary, proximity to agricultural lands and distance 
from the Portland core area. 
Residential Capacity Analysis Findings 
January 16, 2014 
Location 
South of Pacific 
ToyijlCent~r 
Thatcher Rd./David Hill Road 
· · St1ri~t Driv~M'illaminfj 
Gales Creek Road/Thatcher Road 
Forestmeade Nejgf1bothood 
South of Pacific2 
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Thatcher/David Hill Road 
. sunsett)nveiY\lillainlna 
Gales Creek Road/Thatcher Road 
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Current 
Designation 
RMH 
TC 
C-Low (R-10) ,,, 
CPO 
RML 
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RMH/RML/R-7 
T:e 
MU 
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MU 
R-5 
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430 
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178 
180 
101 
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Acreage 
Gross/Net 
39.7/33.7 
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30.6/14.2 
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1.~.3111.4 
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-111 
4:1217 
+137 
+1~!) 
+101 
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Note: The City of Forest Grove commits to adopting the necessary Zoning Map and 
Development Code text to achieve the stated planned residential capacities identified 
above within one-year from Oregon Department of Land Conservation and 
Development approval of the Forest Grove Comprehensive Plan Update. 
Zoning Map Classifications 
R-5 (Single Family Residential- 8.71 dwellings per net acre) 
R-7 (Single Family Residential- 6.22 dw~llings per net acre) 
R-10 (Single Family Residential- 4.35 dwellings per net acre) 
RML (Multifamily Residential Low- 12.0 dwellings per net acre) 
RMH (Multifamily Residential High- 20.28 dwellings per net acre) 
TC (Town Center- 20.28 dwellings per net acre) 
CPO (Commercial Planned Development) 
IL(Light Industrial) 
MU (Proposed Mixed-Use Development Zone) 
1 Not including Pacific University campus. 
2 Estimate represents analysis contained in the December 16, 2013, written staff report to the Planning 
Commission. 
3 Estimated current number of dwelling units = 460 units. Source; City of Forest Grove Planning Division 
and Metro State of the Centers Report (May 2011 ). 
4 Figure does not include Pacific University. 
5 Estimated based on increasing outright permitted target density from 20.28 units/acre to 40 units/acre. 
South of Pacific Avenue Area (west of Town Center) 
Findings and Conclusions 
Finding: Area has been designated Multi-family high density since 1980. Reduction of density with 
greater distance from the Town Center better meets the Comprehensive Plan land use criteria for 
designation of land. Designation allows for development and preserves the residential character of 
the area along Ritchey Road. Conclusion: Re-designation of the area south of Pacific Avenue west 
of the Town Center is consistent with the applicable policies contained in the comprehensive plan. 
Applicable policies include: 
Land Use 
Local Land Use Goals 
1. Residential areas shall be developed in a safe, aesthetically pleasing, and efficient manner. 
Finding: The proposed land use concept for the area south of Pacific Avenue west of the Town 
Center to Ritchey Road includes a graduated density pattern with the highest density (RMH) 
nearest to the Town Center and the lowest (Single Family Residential B-Standard/R-7) furthest 
from the Town Center near Ritchey Road. This concept provides for a variety of housing and 
flexibility for an aesthetically pleasing development pattern and efficient arrangement of housing 
types. The proposed land use concept promotes a variety of housing options including multiple 
family attached, multiple family detached, single family attached and single family detached units. 
For the reasons stated above the proposed land use concept recommended by the Planning 
Commission meets the intent of Local Land Use Goal #1. 
Local Land Use Policy 1: 
1. Multi-family developments shall be near the commercial core of major arterials. 
Finding: The proposed zoning for the subject area includes the highest density land use 
designation (High Density Residentiai/RMH) near the commercial core and adjacent to Pacific 
A venue where it is designated as an arterial street on the Transportation System Plan map. 
Therefore, the proposed land use designations recommended by the Planning Commission are 
consistent with this policy. 
The proposed land use concept meets the intent of the land use location criteria identified below. 
The high density residential development is located on land with generally 10% slope or less. In 
addition, the high density residential land is located proximate to Pacific A venue where it is 
designated as an arterial street. Furthermore, the high density residential/and is located about ~ 
mile from mass transit and community-serving commercial uses. As a rule of thumb, locations 
within ;Y.; mile are considered to be within convenient walking distance. The area is served by urban 
services such as streets, police and fire protection and municipal water. 
The areas identified for medium density and low density residential development are not 
penetrated by major arterial roads or railroads. Furthermore, the medium and low density areas 
are located within convenient driving distance to schools and neighborhood commercial areas. 
The area is. served by urban services such as streets, police and fire protection and municipal 
water. 
Land Use Description Criteria for Allocation 
HIGH DENSITY Up to 20.28 units I Net Ill Hazard free location suitable for heavy 
RESIDENTIAL residential acre building 
DEVELOPMENT (apartments, town Ill 10% of less slope 
houses, and 
Ill Location near major arterials with buffer condominiums) 
strips 
• Convenient walking distance to open space, 
mass transit, and community-serving 
commercial area 
• Availability of full urban services 
MEDIUM DENSITY Up to 12 units a net • Hazard free location suitable for homesites 
RESIDENTIAL residential acre 
• 10% or less slope 
DEVELOPMENT (duplexes, 
• Location bounded but not penetrated by townhouses, and 
condominiums) major arterials or railroads 
• Convenient driving distance to schools and 
neighborhood commercial 
• Availability of full urban services 
LOW DENSITY 4.35 to 8. 71 units a net • Hazard free location suitable for homesites 
RESIDENTIAL residential acre (single-
• Consideration of density related to building DEVELOPMENT family) limitation (slope, soil, geology) 
• 20% or less slope 
• Location bounded but not penetrated by 
arterials or railroads 
• Convenient driving distance to schools and 
neighborhood commercial 
• Availability of full urban services 
The land use concept arranges lower density development, single-family, on the edges of the 
urban area. Nearer the city center, higher density residential development, multi-family and duplex, 
are concentrated. This is consistent with the Land Use Chapter of the Forest Grove 
Comprehensive Plan. Another important factor determining the distribution of residential land use 
on the Plan Map are the goals and policies in the Land Use element as previously stated. The land 
use concept is consistent with the policy calling for multi-family units to be near major arterials. 
The criteria regarding hazard free location is addressed below. 
Earthquake Hazards The public testimony provided on January 131h indicated the subject area is 
located within an earthquake hazard zone. The Oregon Department of Geology and Mineral 
Industries (DOGAMI) published a series of maps for the region showing relative earthquake 
hazards. The degree of earthquake hazard is based on three factors. These factors include: 
• Ground motion amplification; 
• Liquefaction; and 
• Slope instability. 
Liquefaction is a term used to describe areas of water-saturated sand creating areas of soft soils 
when shaken. Given these factors the entire Forest Grove Planning area is susceptible to some 
level of earthquake risk. Additional engineering may be necessary to reduce damage to 
infrastructure and buildings from earthquake hazards. This will be assessed during the 
development review process. It should be noted that risk can be mitigated through design and 
engineering but not entirely eliminated. 
The area nearest the floodplain and urban growth boundary is identified as having the highest 
relative risk to earthquake hazards. This area is located within Relative Earthquake Hazard Zone 
A (red area on map). The area west of B Street, south of Pacific Avenue and generally north of 
191h Avenue is identified as being within Relative Earthquake Hazard B (orange area on map). 
Earthquake hazard Zones A and B affect all of Forest Grove except for the area north of Gales 
Creek Road and west of Thatcher Road. 
The Natural Resources and Natural Hazards Chapter of the Comprehensive Plan recognizes the 
earthquake risk in the Planning area. The City's Emergency Operations Plan establishes 
procedures for responding to a seismic event to minimize the risk to life and property. 
Floodplain and Wetlands the subject area is located adjacent to the urban growth boundary. In this 
area of the region the urban growth boundary generally follows the 1 00-year flood plain for Gales 
Creek. There is some uncertainty with respect to the developable area near the floodplain 
boundary. Based on prior analysis conducted in 2005/2006 the developable area is generally 
above the 180 foot elevation contour line. This is due the presence of a levy providing some 
protection from flood waters. 
In general, development is restricted within the floodway and floodplain by Washington County 
and the Forest Grove Development Code. In addition, development is restricted near wetlands 
and within vegetative corridors established by Clean Water Services. Development potentially 
impacting vegetative corridors requires review by Clean Water Services and issuance of a Service 
Provider Letter before development permits are issued by the City. There are no identified wetland 
areas in the subject area based on the review of the local wetland inventory review completed in 
2011. 
Local Housing Goals 
The proposed land use concept is consistent with the housing goals contained in the 
Housing chapter of the Comprehensive plan including: 
1. Encourage the provision of affordable good quality housing in adequate numbers to all 
segments of Forest Grove's population including but not limited to people of all races, 
age, sex, religion, national origin, mental and physical handicaps, marital status or 
family size. 
Finding: The proposed land use concept identifies a variety of land use residential land use 
designations including Multifamily High Density, Multifamily Low Density, and Single Family 
Residential (B-Standard/R-7). This encourages the provision of affordable good quality housing in 
adequate numbers to accommodate all segments of Forest Grove's population. For this reason, 
the proposed land use concept meets the intent and is consistent with Local Housing Goal #1. 
2. Provide for an adequate supply of new housing to meet demand, thus avoiding 
shortages and adverse impacts on price, rents, and choice of housing. 
Finding: The proposed land use concept provides for a supply of land suitable for new housing 
needed to partially meet expected housing demand. The table below shows the residential 
capacity findings for the current and proposed land use designations. These estimates are based 
on the net acreages for each land use category identified in the subject area. 
South of Pacific A venue Capacity Analysis 
Current Capacity Planned Residential Estimated 
(Dwellings) Capacity (Dwellings) Change (Dwellings) 
541 430 -111 
Finding: For the reasons stated above, the proposed land use concept and changes to the Forest 
Grove Comprehensive Plan Map recommended by the Forest Grove Planning Commission are 
consistent with intent of the Forest Grove Comprehensive Plan. 
Statewide Land Use Planning Goals Compliance 
Goal 2: Land Use Planning - Goal 2 establishes a land use planning process and policy framework 
as a basis for all decision and actions related to use of land and to assure an adequate factual 
base for such decisions and actions. The proposed land use concept establishes a framework of 
the how land may be developed within the subject area. The land use concept recommends the 
designation of specific land use categories on the Comprehensive Plan map based on the housing 
needs identified in the City's 2009 Economic Opportunity Analysis (pages 66 through 80) and 
Housing Chapter of the Comprehensive plan. 
Goal10: Housing- To provide for the housing needs of citizens of the state. Land use concept 
provides for a variety of housing units including multiple family attached, single family attached, 
and multiple family detached. Therefore, the proposed land use concept is consistent with Goal10. 
Metropolitan Housing Rule- The Metropolitan Housing Rule (OAR 660-007-035(2) establishes 
minimum residential density requirements for new construction. Under this provision, the City of 
Forest Grove must provide for an overall density of eight or more dwelling units per net buildable 
acre. Based on the planned residential development capacity shown above the subject property 
could accommodate 430 dwellings based on the proposed land use designations. Since the 
subject area is approximately 33.7 net acres the resulting density is 12.76 dwellings per net acre. 
This exceeds the Metropolitan Housing Rule requirement of at least 8 units per net acre. 
Therefore, the proposed land use concept complies with the Metropolitan Housing Rule. 
Metro Urban Growth Management Functional Plan Compliance 
Chapter 1: Land Use 
Fundamental 1: Encourage a strong local economy by providing an orderly and efficient 
use of land, balancing economic growth around the region and supporting high quality 
education. Finding: The proposed land use South of Pacific Avenue promotes an orderly 
and efficient land use pattern accommodating a variety of housing types. 
Fundamental 2: Encourage the efficient use of land within the UGB including buildable 
industrial and commercial land and focus development in 2040 mixed use centers and 
corridors. Finding: The proposed land use pattern for the area south of Pacific Avenue 
represents an efficient use of land by encouraging a range of densities near the Forest 
Grove Town Center. 
Policy 1.3.1 (a) Encourage affordable housing opportunities in the region by offering a 
diverse range of housing types, available within the region, and within cities and counties 
inside Metro's Urban Growth Boundary. (b) being available to households of all income 
levels that live or have a member working in each jurisdiction and subregion. Finding: The 
proposed land use pattern for the area south of Pacific Avenue encourage a diverse range 
of housing types from multiple family attached units to single family detached units. 
Housing units will be available to a diverse range of households representing a variety of 
income levels. 
Urban Growth Management Functional Plan 
Title 7: Housing Choice 
Under Title 7 of the Metro Urban Growth Management Functional Plan cities and counties 
within the Metro region shall ensure that their comprehensive plans and implementing 
ordinances: 
A. Include strategies to ensure a diverse range of housing types within their 
jurisdictional boundaries; 
B. Include in their plans actions and implementation measures designed to maintain 
the existing supply of affordable housing as well as increase the opportunities for 
new dispersed affordable housing within their boundaries; and 
C. Include plan policies, actions, and implementation measures aimed at increasing 
opportunities for households of all income levels to live within their jurisdictions in 
affordable housing. 
Finding: The proposed land use concept is consistent with Metro Urban Growth 
Management Functional Plan Title 7 for the following reasons: 
1 . The recommended comprehensive plan map promotes a range of housing types 
within the area south of Pacific Avenue and within the jurisdictional boundaries of 
Forest Grove; 
2. The proposed land use designations increase opportunities for new dispersed 
affordable housing whether multiple family attached, single family attached or single 
family detached; and 
3. The proposed land use designations increases opportunities for households of all 
income levels to live within their jurisdictions in affordable housing. 
City Council Findings 
Comprehensive Plan Land Use Concept for the South of Pacific Avenue Area 
Response to Testimony Provided by Ms. Kathy Corey on January 27, 2014 
Background: Testimony was provided by Ms. Kathy Corey at the January 27, 2014, City 
Council meeting regarding the proposed Comprehensive Plan designations for the area 
south of Pacific Avenue, between D Street and Ritchey Road. The proposal is to retain the 
Multifamily High Density designation in the area generally between D Street and E Street. 
A transition zone of Multifamily Low Density is identified between the Multifamily High 
Density area and a Single Family B-Standard (R-7) area east of Ritchey Road (Attachment 
A). 
Ms. Corey presented an alternative land use concept to the City Council on January 27, 
2014 that is included in the record (Attachment B). The alternative concept includes 
changing the Multifamily High Density designation adjacent to D Street Single Family 
Residential 8-Standard. The concept also includes changing the current Multifamily High 
Density residential designation, near the southwest corner of D Street and Pacific Avenue, 
to Multifamily Low Density. The Multifamily High designation would be retained along 
Pacific Avenue from E Street to the area recommended by the Planning Commission as B-
Standard west of Ritchey Road. 
This document responds the alternative land use concept proposed by Ms. Corey on 
January 27, 2014 and provides findings and conclusions. 
Issue: Multiple High Density Designation 
The subject area has been designated on the Comprehensive Plan Map as Multifamily 
High Density (RMH) since 1980. The RMH designation was designated in 1980 to partially 
meet housing needs including a need for 216 acres of land identified for multiple family 
housing types. The RMH designation also helps meet the Metropolitan Housing Rule 
(Oregon Administrative Rules Chapter 660, Division 7) requirements that Forest Grove 
provide opportunity for an average of 8 dwellings units per net acre. RMH designation 
allows for a variety of housing types including: 
• Single Family Detached units on existing lots of record smaller than 5,000 square 
feet; 
• Single Family Attached (townhouses); 
• Duplexes; 
• Manufactured Homes; 
• Manufactured Home Parks as a conditional use 
• Multifamily Units. 
The description for High Density Residential below is from the 1980 Land Use Chapter 
Comprehensive Plan Text. 
High Density Residential 
High density residential areas are intended to provide for the greatest concentrations 
of population in the planning area (20.28 units/net acres) and, as with other urban 
densities, all should have full community services available before development. Most 
of these areas are located close to the center of the city and/or along existing or 
planned arterial and collector streets. This location affords residents of high density 
developments direct access to major streets, public transportation, work and 
shopping areas, and affords maximum cost effective use of existing and planned 
public/private utility distribution and/or collection systems. Many of the high density 
residential areas are presently occupied by high density residential uses or 
commercial or other uses where a change from the existing land use is desirable. 
Within the framework of the Zoning Ordinance, high density residential uses, as well 
as single-family and duplex residential uses, would be permitted as an outright use 
under this map designation. 
Findings and Conclusions: Based on the description above the area closest to the Town 
Center, including the area adjacent to D Street, should be retained as Multifamily High 
Density. This area has full community services available including municipal water, 
sanitary sewer, storm sewer as documented on maps maintained by the City Engineering 
Division. The area is also served by municipal police and fire protection. The area 
adjacent to D Street is also located within one-block of the arterial street system including 
Pacific Avenue and 19th Avenue. In addition, the D Street area is within Y4 mile of the 
terminus of the TriMet Line 57 located at B Street and 191h Avenue. Retaining the 
Multifamily High Density residential designation along D Street is consistent with the 
concept of maximizing cost-effective use of existing and planned public/private utility and 
distribution systems as stated above since these systems are in place. Finally, based on 
the text contained in the Comprehensive Plan existing single family residences would be 
considered as an outright use under the High Density Residential designation. Therefore, 
City Council finds retaining the Multifamily High Density residential Comprehensive Plan 
designation is consistent with the description of High Density Residential areas as 
described above and contained in the Comprehensive Plan and will not impact the ability 
to continue single family uses in the area along D Street. 
Issue: Location of Multiple Family Low Designation 
Ms Corey proposed re-designating the area near the southwest corner of D Street and 
Pacific and an area south of Pacific Avenue as Multifamily Low Density. The 
Comprehensive describes the purpose of the Medium Density Residential designation as 
follows: 
Medium Density Residential 
Medium density residential areas are intended to provide areas for duplex 
developments (12 units/net acre) with all areas having community services available 
prior to development. This designation was created to provide a buffer zone between 
high and low density residential development, and to be used in areas where single-
family developments would not be desirable, either physically or economically. Single-
family residential uses would also be permitted as an outright use. These medium 
density residential areas have been distributed in several parts of the city with all 
locations being readily accessible to major streets and public transportation, adjacent 
to public or quasi-public open space and near commercial services. 
Findings and Conclusions: The area identified by Ms. Corey for Medium Density 
Residential development may be appropriate based on the intent of the Medium Density 
Residential designation as described above and the general location criteria contained in 
the Comprehensive Plan. Although the locations may be appropriate additional analysis is 
necessary to determine potential to housing capacity and perspective of the affected 
property owners. These issues are discussed below. 
Issue: Single Family Designation 
The B-Standard/R-7 zone allows for: 
• Single Family Detached 
• Single Family Attached (within subdivisions of 20 or more units up to 8% of lots may 
be developed as duplexes and single family attached lots 
• Duplexes with same restrictions as Single Family Attached 
• Manufactured Homes as a conditional use 
• Manufactured Home Parks as a conditional use 
• Multifamily units prohibited 
Single-Family (Standard) 
Single-family standard density residential areas are intended to provide for the most 
common urban residential density anticipated within the Forest Grove Urban Growth 
Boundary. Areas assigned with this map designation are either undeveloped areas with 
compatible site characteristics for this type of single-family development, areas which 
could be economically serviced with public water and sewer, areas of existing single-
family residences with predominately 7,000 square foot lots, or areas recommended for 
redevelopment based on the nature and condition of existing uses in conjunction with 
the parcelization characteristics. In the northwest portion of the city, certain areas have 
been given the map designation of either Single-Family Standard, or Single-Family Low 
as a result of known building limitations of the area. The precise lot size will be 
determined at the time of development based on engineering data which will be 
supplied by the developer. A 7,000 square foot lot would be the minimum lot size 
allowed in this map designation and not preclude larger lot developments. 
Findings and Conclusions: The City Council finds that changing the existing Multifamily 
High Density zoning designation near D Street to Single Family is not consistent with the 
site characteristics for Single-Family Standard as described above. The subject area 
along D Street is not undeveloped. 
Issue: Designation Property Based on Lot Size 
Findings and Conclusions: The testimony presented on January 27, 2014 requested 
zoning changes to the Gails (sic) Creek D Street Area to properly zone the area according 
to existing residential lot sizes. The City Council finds that existing residential lot size is 
not a criterion for designating land use on the Comprehensive Plan as shown on the table 
below taken from the Land Use Chapter of the 1980 Comprehensive Plan. 
Land Use Description Criteria for Allocation 
HIGH DENSITY Up to 20.28 units I Net • Hazard free location suitable for heavy 
RESIDENTIAL residential acre building 
DEVELOPMENT (apartments, town 
• 1 0% of less slope houses, and Location near major arterials with buffer condominiums) • 
strips 
MEDIUM DENSITY 
RESIDENTIAL 
DEVELOPMENT 
Up to 12 units 
residential 
(duplexes, 
townhouses, 
condominiums) 
• Convenient walking distance to open space, 
mass transit, and community-serving 
commercial area 
• Availability of full urban services 
a net • Hazard free location suitable for homesites 
acre 
and 
• 1 0% or less slope 
• Location bounded but not penetrated by 
major arterials or railroads 
• Convenient driving distance to schools and 
neighborhood commercial 
• Availability of full urban services 
LOW DENSITY 4.35 to 8. 71 units a net • Hazard free location suitable for homesites 
~~e~L~NPT~~~T residential acre (single- • Consideration of density related to building 
family) limitation (slope, soil, geology) 
• 20% or less slope 
• Location bounded but not penetrated by 
arterials or railroads 
• Convenient driving distance to schools and 
neighborhood commercial 
• Availability of full urban services 
Issue: Planning Commission consideration of public testimony and final recommendation. 
Findings and Conclusions: Re-designation of the area south of Pacific Avenue from 
Multifamily High Density residential to Multifamily Low Density as proposed by Ms. Corey 
is inconsistent with the desires and testimony received from property owners within the 
affected area as provided during the Planning Commission public hearing process and 
reflected in the record. The Planning Commission considered the testimony provided by 
affected property owners prior to making a recommendation on December 16, 2014. For 
this reason the City Council finds that the proposed downzoning presented by Ms. Corey is 
inappropriate. 
Issue: Title 1 of the Metro Urban Growth Management Functional Plan establishes 
requirements for maintaining housing capacity within the City. The City of Forest Grove is 
obligated to ensure the Forest Grove Comprehensive Plan is consistent with Title 1 of the 
Metro Urban Growth Management Functional Plan. 
Ms. Corey did not provide testimony demonstrating how potential reductions to housing 
capacity under the alternative land use concept would be offset by increasing densities 
elsewhere. A staff analysis of potential impact to housing capacity is shown below. 
Analysis of Development Capacity Yield Related to Proposal 
Area Proposed Target Net Capacity 
Zoning Density Acreage Yield 
West End R-7 6.22 5.5 34 
West/South RML RML 12.0 11.0 132 
Pacific Ave RMH RMH 20.28 9.3 188 
East RML RML 12 1.2 14 
East R-7 R-7 6.22 9,5 44 
TOTAL Proposed 412 
Current Capacity 541 
Findings and Conclusions: City Council finds the proposed land use concept as 
presented on January 27, 2014, would reduce housing capacity from an estimated 541 
dwelling units to 412 dwelling units. The City Council also finds housing capacity must be 
increased elsewhere in the City as required by Metro Title 1: Housing Capacity. Metro 
Title 1 Section 3.07.120(C) states: 
A city or county may reduce its minimum zoned capacity by one of the following actions if it 
increases minimum zoned capacity by an equal or greater amount in other places where 
the increase is reasonably likely to be realized within the 20-year planning period of 
Metro's last capacity analysis under ORS 197.299: 
1. Reduce the minimum dwelling unit density, described in subsection B, for one or 
more zones; 
2. Revise the development criteria or standards for one or more zones; or 
3. Change its zoning map such that the city's or county's minimum zoned capacity 
would be reduced. 
Issue: The issue of natural hazards in the subject area was included the public record on 
January 27, 2014. The following Comprehensive Plan goal addresses natural hazards: 
All Development Shall Consider, take into account and demonstrate suitability relative to 
the natural hazard limitations of the area 
Findings and conclusions regarding natural hazards are provided below: 
Findings and Conclusions: Those involved in development will be required to address 
hazard conditions by the inclusion of basic environmental data (i.e. soil type, elevation of the 
flood plain, geologic limitations, etc.) and related designs and for engineering solutions in the 
submittal requirements for the development. An analysis of the natural hazards limitations 
within the area is provided in the January 27, 2014 written staff report to the City Council 
included in the record and supports the Comprehensive Plan Map land use concept 
approved by the City Council on January 27, 2014 (Ordinance 2014-02). 
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  1
 
 
Citizen Involvement 
 
This element of the Forest Grove Comprehensive Plan promotes the principles contained 
in the City’s Vision Statement and Oregon Statewide Planning Goal 1: Citizen 
Involvement.  
 
The City’s Vision Statement was written to reflect the best of what exists now, and what we 
aspire to become as a community.  The full text of the Vision Statement is attached at the 
end of the Citizen Involvement Element.  Citizen participation is a key element of the 
Vision Statement.  The City’s Vision Statement encourages a community by design 
through:  
 
Participation of an engaged public and accessible, responsive government.   
 
This element of the Forest Grove Comprehensive Plan supports and promotes this key 
component of the Vision Statement.  
 
To comply with Goal 1 a city must implement a local citizen involvement program that 
ensures the opportunity for citizen involvement in all phases of the planning process.  In 
addition, Goal 1 encourages the coordination of planning efforts among federal, state, and 
regional agencies and special purpose districts.     
 
By its very nature comprehensive planning is broad based and delves into a variety of 
subjects.  These subjects are included in this comprehensive plan.  Subjects include land 
use planning, transportation, local economy, parks and recreation, and natural resources.   
A broad-based citizen involvement program is necessary to provide opportunities for 
effective and meaningful citizen participation in developing plans and making planning 
decisions in many topical areas.  The following section of the comprehensive plans shows 
how the City of Forest Grove complies with requirements of Goal 1. 
 
Statewide Land Use Planning Goal 1 requires that local citizen involvement programs 
incorporate the following components: 
 
9 Provide for widespread citizen involvement; 
9 Assure effective two way communication with citizens; 
9 Provide the opportunity for citizens to be involved in all phases of the planning 
 process; 
9 Assure that technical information is available in an understandable form; 
9 Assure that citizens will receive a response from policy-makers; and 
9 Insure funding for the citizen involvement program 
 
Each of these components are described further below: 
 
  2
Provide for Widespread Citizen Involvement 
 
The City of Forest Grove provides for widespread citizen involvement in a variety of ways.  
Citizen involvement is possible through the various city boards and commissions and ad-
hoc citizen involvement committees.  Several boards and commissions have direct input 
into subjects covered by the comprehensive plan.  These boards and commissions 
include: 
 
ƒ Planning Commission; 
ƒ Economic Development Commission; 
ƒ Community Forestry Commission; 
ƒ Historic Landmarks Board; and 
ƒ Parks and Recreation Board 
 
The Forest Grove Committee for Citizen Involvement (CCI) provides another opportunity 
for citizen involvement into matters important to the community.  The CCI fulfills the Goal 1 
requirement for an officially recognized committee for citizen involvement that is broadly 
representative of geographic area s and interests related to land use and land use 
decisions.  The Forest Grove CCI advises the City Council on ways to include residents in 
Planning Forest Grove’s future with an emphasis on communication and land use.  
Significant responsibilities of the CCI include: 
 
• Encourage and facilitate citizen involvement, access and opportunity to be 
involved in the land use process; 
• Achieve two-way communications between citizens and policy makers; and 
• Conduct the Annual Town Meeting 
 
To Assure Effective Two Way Communication 
 
The Forest Grove CCI strives to assure effective two-way communication between city 
residents, business and property owners and city policy makers.  The primary tool used by 
the CCI is the Annual Town Meeting and participation on community events such as the 
Forest Grove Farmers Market.  E-mail communication and social media are other methods 
used to promote two-way communication.     
 
Provide for the Opportunity for Citizens to be Involved in all phases of the planning 
process 
 
State Land Use Planning Goal 1 promotes opportunities for involvement in all phases of 
the planning process.  This includes preparation of plans and implementation measures, 
plan content, plan adoption, minor changes and major revisions in the plan and 
implementation measures. 
 
In addition to formal and ad-hoc boards and commissions, the City publishes newspaper 
articles and inserts to highlight major planning initiatives and initiate a community dialogue.     
 
  3
Assure that technical information is available in an understandable form 
  
Technical information is prepared to support the ongoing operations of the City.  Technical 
information is routinely prepared by the Planning Division, Engineering Division and to 
support the annual budgeting process.  The City of Forest Grove provides technical 
information prepared for these efforts in an understandable form using a variety of 
methods.  City staff writes and submits guest opinion articles for publication in local 
newspapers.  City staff also prepares newspaper inserts for major planning initiatives 
highlighting alternatives and policy recommendations.  Draft plans and studies are also 
placed in the Forest Grove Community Library for community review.  In addition, the 
Annual Town Meeting conducted by the Committee for Citizen Involvement provides 
another opportunity to present technical information in an understandable way for 
community discussion.    
 
Assure that citizens will receive a response from policy-makes 
 
Programs are in place to assure that citizens receive a response from policy makers.  The 
City uses social media to encourage a two-way dialogue between city staff, elected 
officials, residents, business owners and property owners.   In addition, the City solicits 
comments regarding City business through the City of Forest Grove website.  As part of 
the City’s communications strategy, the City’s Legislative and Executive Department 
ensures that questions submitted are answered in a timely manner.       
 
Insure funding for the citizen involvement program 
 
 The City’s annual budget reinforces the importance of citizen involvement in Forest 
Grove.  It is a stated goal of the City’s Legislative and Executive Department to solicit 
citizen input through frequent, clear communication efforts.  Public information is a specific 
line item in the various City departmental budgets.        
 
City Boards and Commissions  
 
To encourage broad-based citizen participation the City Council has established several 
advisory boards and commissions.  These boards and commission address specific policy 
areas relevant to the Forest Grove Comprehensive Plan.  These boards and commission 
include:  
 
• Planning Commission (Land Use and Transportation Planning) 
• Economic Development Commission (Local Economy) 
• Parks and Recreation Commission (Parks and Recreation Master Plan) 
• Community Forestry Commission (Urban Forest/Natural Resources) 
 
Council Coordination  
 
The Forest Grove City Council supports inter-agency coordination by serving as liaisons to 
various local and regional organizations.  These organizations include:   
 
• Forest Grove Chamber of Commerce 
• Washington County Community Development Block Grant Program 
  4
• Economic Development Partnership 
• Fernhill Wetlands Council 
• Forest Grove Senior and Community Center 
• Forest Grove Rural Fire Protection Board 
• Joint Water Commission 
• Metro Policy Advisory Committee 
• Washington County Public Safety Coordinating Committee 
• Regional Water Providers Consortium 
• Ride Connection 
• Washington County Coordinating Committee 
      
City Service Clubs and Organizations   
 
The City is home to many organizations that provide opportunities for citizen 
involvement.  These service clubs and organizations include: 
 
• Adelante Mujeres 
• Dairy Creek Food Web 
• Forest Grove Daybreak Rotary Club 
• Forest Grove Noon Rotary Club 
• Friends of Historic Forest Grove 
• Forest Grove Elks 
• Friends of Fernhill Wetlands 
• Friends of Forest Grove Library 
• Kiwanis Club of Forest Grove 
• Lions Club of Forest Grove 
• Masonic Holbrook Lodge #30 
 
Other clubs and organizations providing opportunities for community interaction are 
listed on the City of Forest Grove website.   
 
Goals and Policies 
 
Goal 1.1 City Vision Statement  
 
Ensure the ongoing relevance of the City’s Visions Statement for all citizens of 
Forest Grove.  
 
 Policy 1.1.1 The Committee for Citizen Involvement will periodically review and 
initiate updates to the City’s Vision Statement to reflect emerging issues and the 
changing needs and desires of the community.  
 
 Policy 1.1.2 The Committee for Citizen Involvement will work to ensure 
implementation of the City’s Vision Statement as City resources allow. 
 
  5
Goal 2.1 Citizen Involvement Program  
 
Promote the participation of an engaged public and accessible, responsive 
government.  
 
 Policy 2.1.1 Encourage broad-based and active citizen involvement on the City’s 
advisory boards and commissions including participation by students and communities 
typically under-represented in civic affairs.   
 
 Policy 2.1.2 Promote the ongoing training of citizen volunteers serving on boards 
and commissions to encourage community leadership.  
 
 Policy 2.1.3 Pursue emerging technologies and platforms to promote and encourage 
citizen involvement in all phases of the planning process.  
 
 Policy 2.1.4 Identify areas of City government in which a formal citizen advisory 
committee or commission is warranted if funding and staff resources are available.   
 
Goal 3.1 Inter-Agency Coordination 
 
Promote the interests and needs of Forest Grove in local, state and national 
affairs. 
 
 Policy 3.1 Provide adequate resources to support meaningful participation of 
elected leaders and appropriate city staff on committees having a role in land use 
planning and civic affairs. 
 
Goal 4.1 Fund Public Outreach and Education Efforts 
 
Implement a framework for facilitating open two-way communication between 
City representatives and the broader community.   
 
 Policy 4.1.1 Support the Committee for Citizen Involvement in initiating and 
planning community events about important City matters affecting the general public.     
 
 Policy 4.1.2  Continue to budget resources for public outreach and education as 
part of the annual budget process.   
 
Goal 5.1 Updating the Forest Grove Comprehensive Plan 
 
Encourage and facilitate citizen involvement and inter-agency coordination in the 
development, implementation and updating of the Comprehensive Plan  
 
 Policy 5.1.1 The City shall develop and carry-out an ongoing citizen involvement 
and inter-agency coordination program in conjunction with the comprehensive planning 
process of the city.  
 
Appendix: City Vision Statement 
  Comprehensive Plan Amendment Process 
  6
Forest Grove Vision Statement 
This statement is written and designed to reflect the best of what exists now, and what we 
aspire to become, as a community. 
 
Forest Grove is a friendly, twenty-first century, small, full service city. It was settled in 1841 by 
pioneers who valued respect for education, faith, enterprise, service to humanity, and the 
bountiful resources of the Tualatin Plain.  Those values persist to inspire a common vision for a 
high quality of life in a thriving and progressive community that reaches from its historical 
commercial core around Pacific University to a horizon of forests, farms, vineyards, and the 
Coast Range.  As an engaged and diverse people, we assure sustainability in our economy and 
our environment, thus supporting a community that nurtures our youth, educates all residents, 
and attracts and welcomes visitors.  Forest Grove is itself a destination that thrives by design and 
is our home. 
 
Forest Grove is a Destination that offers visitors and residents: 
• A rich heritage preserved by honoring the city’s natural, cultural, and historic treasures 
while also embracing the future.  
• A centrally located gateway to forests, waterways, beaches, and mountains; this 
wealth of resources is cherished and preserved to foster sport, recreation, reflection, and 
leisure. 
• Arts & culture that abound throughout the year; we celebrate our cultures and 
participate in a wide variety of visual and performing arts and festivals. 
• A community recognized for its commitment to conserve, preserve, protect and restore 
our natural assets. 
 
Forest Grove is a community by Design through:   
• Participation of an engaged public and accessible, responsive government.  
• Planning that considers and accommodates both the desires and needs of all 
community members to ensure their quality of life and prosperity. 
• Sustainable transportation modes, systems, and networks that provide opportunities 
for all to conveniently and safely move about within and outside of the community. 
• Economic development that encourages innovative, diverse and ecologically sound 
enterprises that provide ample opportunities for employment, and ensures the vitality of 
the community. 
• Fiscally sound funding of quality public safety and municipal services including locally 
owned public utility and watershed. 
 
Forest Grove is Home to:    
• Individuals who are respected and valued for their experience, abilities, and 
differences, and where all residents are included in the life of the community through 
excellent education, recreation, and social programs.  
• Young people who are nurtured and encouraged to achieve their full potential. 
• Families of every size and description who have community resources needed for 
lifelong learning and development. 
• Older residents whose ongoing leadership, wisdom and investment in the community 
build the foundation for our future. 
• Distinctive neighborhoods replete with a variety of accessible housing options, 
schools, parks, places of worship and social gathering, and farmlands and open spaces. 
• A community in harmony, bound by commonly shared respect for its residents, natural 
resources, economic vitality, and its active role in a global society. 
  7
Comprehensive Plan Amendments 
 
Introduction 
 
The Forest Grove Comprehensive Plan is the primary policy framework used by the City 
to link land use, economic development, public facilities and key community services.  
The Comprehensive Plan implements the City’s Vision Statement and takes it a step 
further by establishing the City’s expectations for land use and development for a 
twenty-year period.   
 
The Comprehensive Plan also demonstrates compliance with the Oregon Statewide 
Land Use Planning Goals, Oregon Revised Statutes, Oregon Administrative Rules, and 
regional policies related to land use, transportation and other key public facilities.  
 
The Comprehensive Plan is not intended to be a static document and should respond to 
market needs and evolving community preference for what Forest Grove should and 
could be.  The following section describes the process for revising the plan text 
including the data, goals, policies and land use map.       
 
Types of Comprehensive Plan Amendments 
 
Generally speaking there are two basic types of plan amendments:   
 
 1. Text Amendments; or  
 2. Map Amendments.   
 
Text amendments serve to update information that serves as the foundation of the plan 
or removes, revises or adds goals and policies to the plan.  In contrast, map 
amendments change the land use designation for property within the City’s planning 
area.  Regardless of type of plan amendment changes to the plan must be based on 
factual information that addresses the applicable decision criteria identified in the 
following section.  
 
There are two methods for amending the plan.  An amendment is either quasi-judicial or 
legislative.  Amendments to the Comprehensive of Plan Text are processed through a 
Legislative (Type IV) process.  This process is described in detail in Article 1 of the 
Forest Grove Development Code Article 1. A Type IV plan amendment requires public 
notice including publication of notice in the local newspaper.  A Type IV plan 
amendment requires public hearings with the Planning Commission and City Council.  
Comprehensive Plan text amendments must be adopted by City Council ordinance.     
 
Amendments to Comprehensive Plan Map are processed through either a legislative 
(Type IV) or quasi-judicial process (Type III) depending on whether the map 
amendment affects a small group of properties or large area.  The Type III process is 
also described in Forest Grove Development Code Article 1.  A Type III process 
requires notice to surrounding property owners, publication of the notice in the local 
newspaper and public hearings with the Planning Commission and City Council. 
Amendments to the Comprehensive Plan map will be adopted by City Council 
ordinance.   
  8
 
Plan amendments may be initiated by the following parties: 
 
• Property owner of record or authorized agent of the property owner of 
record; 
• Contract purchaser; 
• City Council;  
• Planning Commission;  
• City Manager; or 
• Community Development Director.   
 
Individuals may submit a request to amend the text of the Comprehensive Plan at any 
time.  The Planning Commission will consider the merits of the proposal.  If warranted, 
the Planning Commission will make a recommendation to the City Council to initiate the 
amendment process.  A recommendation to initiate the amendment process must 
address the applicable decision considerations identified below.      
 
The City Council may approve a proposed text or map amendment as submitted, 
approve the proposed amendment with specific changes based on findings of fact, or 
deny the amendment.  Decisions of the City Council are appealable to the Oregon Land 
Use Board of Appeals.   
 
Decision Considerations 
 
Amendments to the comprehensive plan will be considered by the Planning 
Commission and City Council based on: 
 
• Consistency with applicable Comprehensive Plan policies; 
• Consistency with the Metro Regional Framework Plan; 
• Consistency with the Metro Urban Growth Management Functional Plan 
(Metro Code Chapter 3.07) or Regional Transportation Functional Plan as 
applicable; and 
• Consistency with the Oregon Statewide Land Use Planning Goals  
 
Application Contents 
 
A non-City initiated application for a Comprehensive Plan Map or Text amendment shall 
be made on forms provided by the City.  The plan amendment application shall be 
accompanied with a deposit to cover processing costs as prescribed by City Council 
resolution.  The application form shall also be accompanied by a narrative with text and 
supporting maps describing how the proposed amendment complies with the 
Comprehensive Plan Amendment Decision Considerations identified above.    
  
A public hearing on the proposed amendment with the Planning Commission and City 
Council will be set once the application is deemed complete by the Community 
Development Director or designee.   
 
The Community Development Director shall render a decision on application 
completeness within 30-days of submittal to the City.  Rejection by the Director for 
  9
incompleteness shall be based solely on failure to address the development standards 
or supply information required for the application.  Rejection shall not be based on 
differences of opinion as to quality or accuracy.  Acceptance indicates only that the 
application is ready for review.   
 
Application Submittal Checklist 
 
_____   City of Forest Grove Land Use Application 
_____   Comprehensive Plan Amendment Filing Deposit 
_____   Supporting Narrative including Text and Supporting Maps 
  
 
Citizen Involvement 
 
Meeting Topic Date 
PC Work Session Public Facilities and Community 
Services 
August 19, 2013 
CC Work Session TSP, Land Use, Comp. Plan Text June 24, 2013 
PC Hearing Public Facilities, Schools, Natural 
Hazards and Resources,  
December 2, 2013 
PC Work Session Public Facilities and Urbanization July 18, 2011 
PC Hearing Land Use Inventory, BLI, Wetland 
Inventory, EOA 
November 7, 2011 
PC Work Session Periodic Review Work Program 
Review 
October 3, 2011 
CC Work Session Water Master Plan, EOA 
Resolution 
August 23, 2010 
CC Work Session EOA Update February 11, 2011 
PC Work Session Periodic Review Update – Results 
of Community Open House 
September 20, 2010 
PC Work Session Housing October 18, 2010 
PC Work Session Economic Development November 1, 2010 
PC Work Session Land Use Inventory 
Buildable Land Inventory 
October 4, 2010 
PC Work Session Economic Development January 3, 2011 
PC Work Session Economic Development February 21, 2011 
PC Work Session TSP Update April 1, 2013 
CC Work Session Comp. Plan Update  
TSP Update 
June 24, 2013 
CC Public Hearing Adoption of EOA August 23, 2010 
PC Work Session Downtown Planning 
Public Facilities Element 
August 19, 2013 
PC Work Session TSP Update 
Comp. Plan Land Use Concept 
May 20, 2013 
PC Work Session Land Use and Transportation 
Policy Framework and Evaluation 
Criteria 
September 17, 2012 
CC Public Hearing Acceptance and Approval of Land 
Use Inventory, BLI and 
Development Capacity Estimates, 
Wetland Inventory Update and 
EOA 
November 28, 2011 
Economic Development 
Commission 
Economic Development Element March 3, 2011 
PC Work Session Community Sustainability March 7, 2011 
PC Work Session Economic Development February 7, 2011 
 Newsletter March 2009 
Sustainability Committee Community Sustainability April 26, 2012 
Committee for Citizen 
Involvement 
Periodic Review Work Program April 14, 2009 
Committee for Citizen 
Involvement 
Periodic Review Work Program May 12, 2009 
CC Work Session EOA January 12, 2009 
Washington County EOA and Housing Needs March 5, 2009 
Cities 
PC Work Session Land Use Alternatives March 5, 2012 
PC Hearing Comp Plan Land Use November 4, 2013 
PC Hearing TSP November 18, 2013 
PC Hearing Public Facilities December 2, 2013 
PC Hearing Growth Projections December 16, 2013 
Newspaper Insert Planning Assumptions Summer 2010 
Newspaper Insert Land Use Alternatives Summer 2012 
Project Website   
Open Houses   
 
Adoption Draft Community Sustainability Element 
October 2013 
 1 
 
 
 
Community Sustainability 
 
Introduction 
 
The term sustainability addresses many facets of community life.  To some people 
sustainability means minimizing human impacts on the natural environment.  To others 
sustainability means having a job and being able to meet financial obligations.  To some 
sustainability means having equal access to healthy food options. In general, 
sustainability can be summed-up as follows:  where the natural environment, economy, 
social equity, and individual needs intersect.  How we as a society meet these needs, 
now and in the future, determines how sustainable we are as a community.        
 
A common definition of sustainability was developed by the United Nations World 
Commission on Environment and Development often referred to as the Brundtland 
Commission.  The commonly quoted definition of sustainable development is:  
 
" [D]evelopment that meets the needs of the present without compromising the ability of 
future generations to meet their own needs.” 
 
Promoting a sustainable community is an ongoing goal of the Forest Grove City 
Council.  To address this goal the City formed an ad-hoc sustainability committee in 
2011.  To focus their efforts the sustainability committee drafted the following mission 
statement: 
 
The people of Forest Grove are committed to improving the quality of life in our 
community by providing stewardship of our economic, social, environmental and 
cultural resources in a manner that is equitable for all present and future 
generations. 
 
The City of Forest Grove recognizes its responsibility to: 
 
 Provide efficient, equitable and responsible access to and use of social, 
economic and natural resources; 
 Utilize resources cost effectively while ensuring they are used no faster 
than they can be replenished through natural systems; 
 Assure the benefits and costs of society are equitably distributed 
throughout the community; 
 Consider the long-term environmental, economic and social impacts of our 
actions; 
 Promote education and awareness of the benefits of sustainable practices 
to enhance the community; 
 Support citizens, organizations, businesses and neighborhoods both 
within and outside the community to invest in sustainability and continually 
improve their practices and environments; and 
Adoption Draft Community Sustainability Element 
October 2013 
 2 
 Prioritize long-term needs over short-term gains to ensure that the 
resources necessary to sustain life are available now and in the future. 
 
The committee met regularly over the course of two years to craft goals and strategies 
for energy and green building, local food production, materials management, natural 
resources, social equity, transportation and planning.  This element of the 
Comprehensive Plan incorporates the work of the ad-hoc sustainability committee.      
 
The comprehensive plan and sustainable development go hand-in-hand.  The reason 
for this is quite evident since the plan greatly influences the community’s environmental 
and social fabric through land use.  For example, a plan determines how efficiently land 
is used and whether future growth is accommodated within the established urban 
growth boundary.  This in turn influences opportunities for social interaction and a 
household’s ability to afford the purchase price of a home in our community.  On its 
surface, many of the topics in the comprehensive plan may seem unrelated; however 
they all play a critical role in determining whether or not we as a community meet our 
needs with the foresight to not compromise the ability of future generations to meet their 
needs.  
 
The City’s Vision Statement is replete with references to community sustainability 
consistent with the concept of civic ecology.  Each element of the comprehensive plan 
has an important role in furthering the sustainability principles contained in the Vision 
Statement.  These principles include: 
 
 A community that is recognized for its commitment to conserve, preserve, 
protect and restore our natural assets; 
 
 Planning that considers and accommodates both the desires and needs of 
all community members to ensure that their quality of life and prosperity; 
 
 A community in harmony, bound by commonly shared respect for its 
residents, natural resources, economic vitality, and its active role in a 
global society; 
 
In essence, the Vision Statement promotes a sustainable Forest Grove - a complete 
community, where local residents have opportunities to shop near where they live, work 
close to home, and use a variety of transportation options. A sustainable Forest Grove 
promotes local food production including community gardening.  A sustainable Forest 
Grove also encourages partnerships and collaborations to encourage the sharing of 
environmental resources and to promote opportunities for localized neighborhood scale 
energy production. 
 
To further the sustainability principles contained in the Vision Statement the concept of 
sustainability is woven throughout this plan.  For example, the Land Use Element 
promotes the idea of creating complete neighborhoods where residents have an 
opportunity to shop and get services close to home.  The Land Use Element also 
promotes opportunities for more housing to increase the vitality of the Forest Grove 
Town Center.  Together these initiatives should promote sustainability by encouraging 
Adoption Draft Community Sustainability Element 
October 2013 
 3 
the efficient use of land and reduce the need to drive long distances to meet daily 
needs.  This will help the City achieve objectives for reducing greenhouse emissions a 
possible contributor to climate change.  
 
The Housing Element also supports sustainability by promoting a diverse community.  
This is achieved by encouraging housing types suitable to a variety of households 
including single persons, large and small families, retirees and persons in need of extra 
care.  A variety of housing types helps contribute to financial sustainability of the 
community and diverse population contributes to social interaction.   
 
The Urbanization Element promotes the cost-effective extension of public services and 
the efficient delivery of services.  This is achieved though annexation and other 
urbanization tools.  
 
The Transportation Element supports a balanced transportation system accommodating 
pedestrians, bicyclists, transit riders and drivers.  The Transportation System Plan 
promotes roadway design to minimize environmental impacts. 
 
Sustainability Guiding Principles 
 
The organization ICLEI (International Council for Local Environmental Initiatives) 
comprised of local governments for sustainability developed the STAR Community 
Index.  The Index includes 81 sustainability goals and 10 guiding principles. The STAR 
Community Index provides a framework for promoting healthy, inclusive, and 
prosperous communities.   
 
STAR guiding principles for sustainability include reducing local contributions to the 
accumulation of natural materials, reducing local contributions to the concentration of 
synthetic substances, reducing the ongoing physical degradation of nature and 
avoidance of undermining our ability to meet basic needs. 
 
This can be achieved by:  
 
1. Compact and complete communities; 
2. Interconnected land use; 
3. Greenhouse gas reduction; 
4. Energy use; and  
5. Climate adaptation. 
 
Establishing a minimum level of performance in each of these areas is crucial to 
meeting long-term sustainability objectives. 
Adoption Draft Community Sustainability Element 
October 2013 
 4 
Greenhouse Gas Emissions Inventory 
 
The City of Forest Grove prepared a local greenhouse gas emissions inventory for City 
operations in 2012 to guide future efforts on sustainability.  This inventory will serve as a 
baseline against which the City’s progress in reducing emissions can be demonstrated.  
The greenhouse gas inventory follows the protocol established by the ICLEI for 
preparing emissions inventories.   
 
The table below shows Co2e greenhouse gas emissions by sector for City operations.  
Emissions are estimated based on the 2009 version of ICLEI’s analytic software.  
Sectors evaluated including building and facilities, vehicle fleet, streetlight and traffic 
signals, water delivery facilities, employee commuting, contracted services, and 
government generated solid waste.  The data indicates that building and facilities 
comprise approximately 31% of the greenhouse gas emissions based on the sector 
analysis.   
 
Sector Metric Tons Co2e 
Building and Facilities 1,052 
Vehicle Fleet 564 
Streetlights and Traffic Signals 506 
Water Delivery Facilities 170 
Employee Commute 128 
Contracted Services 600 
Government Generated Solid Waste 4 
Totals 3,023 
 
The following table shows Co2e by energy source.  Energy sources include electricity, 
natural gas, diesel, refined gasoline and other petroleum based energy sources.  
Electricity accounts for approximately 56% of greenhouse gas emissions based on 
source of energy used for municipal operations.  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Further analysis of greenhouse gas emissions will guide efforts leading to the 
development and implementation of a sustainability strategic plan for the City. This plan 
will promote a more sustainable Forest Grove. The sustainability plan will include action 
steps to promote reducing greenhouse gas emissions.  Through these efforts the City 
Source Metric Tones Co2e 
Electricity 1,700 
Natural Gas 2 
Diesel 755 
CNG 1 
Gasoline 471 
Off Road Diesel 54 
Off Road Gasoline 11 
Waste 4 
Fuel Oil (#1 2 4) 26 
Totals 3,023 
Adoption Draft Community Sustainability Element 
October 2013 
 5 
will be in a much better position to adapt to the potential impacts resulting from a 
changing climate.  
 
Sustainability Vision 
 
The Forest Grove Ad-hoc Sustainability Committee developed a vision statement for 
each topic area in the Forest Grove sustainability Action Plan which captures the 
essence of Forest Grove as a community.  This sustainability vision states:  
 
1. Forest Grove will become a leader in the support of green building practices and 
the promotion of energy and natural resource conservation. 
 
2. Forest Grove will be a thriving food community in which all residents have the 
opportunity to grow, prepare and consume nutritious local food in order to 
support the health of the land and its people. 
 
3. Forest Grove will be a city that focuses on the recapture, reduction, and 
elimination of its material stream to enable a high quality of life for all residents. 
 
4. The residents of Forest Grove demonstrate good stewardship of our natural 
resources by preserving the health of our watershed, forest, air and green space 
for future generations. 
 
5. Forest Grove is a place that welcomes and supports equitable and sustainable 
opportunities for all community members by providing the means for human 
needs to be met. 
 
6. Forest Grove is community with a safe, affordable, reliable, sustainable, and 
connected transportation system this is energy efficient while supporting other 
transportation modes. 
 
The sustainability vision statements provided above serve as the basis for specific goals 
to achieve and policies to implement as part of the Comprehensive Plan.  The goals and 
policies are presented below: 
 
Sustainability Goals 
 
Land planning and design are important aspects of local efforts to promote long term 
community sustainability. The goals and policies identified below are those that most 
directly impact land use policy. 
 
1. Support the function and identity of neighborhoods by encouraging 
communication, strengthening community bonds, local participation and 
interaction, and enhancing sense of place through design1. 
 
2. Encourage involvement of underrepresented groups in civic affairs.    
                                            
1
 Adapted from ICLEI, Star Community Index, Sustainability Goals and Guiding Principles, October 2010.  
Adoption Draft Community Sustainability Element 
October 2013 
 6 
 
3. Promote financial sustainability through a compact and land efficient 
development pattern intended to reduce long term costs for providing municipal 
services.  
 
4. Reduce barriers to affordable housing by advocating for an inventory of a 
minimum 20-year supply of land for needed housing types when Metro considers 
urban growth boundary expansions.   
 
5. Promote economic prosperity by providing a twenty-year supply of land for 
employment needs and by improving access to local employment opportunities.  
 
6. Foster excellence in the design of public and private development projects to 
minimize environmental impacts, maximize financial efficiency, optimize social 
equity and benefits, and improve public health2. 
  
7. Promote interconnected land uses that encourage diverse, accessible, and 
proximate land uses that promote active living and access to vital services 
including employment, education, and healthy food3. 
  
8. Create complete neighborhoods, through land use regulations, with housing, 
recreational opportunities, retail, services and employment nearby. 
  
9. Foster the preservation, construction and maintenance of an adequate supply of 
healthful, affordable, resource-efficient, and inclusive housing4. 
 
10. Promote the preservation and reuse of historic resources, including buildings, 
structures, sites, neighborhood districts and cultural landscapes to assist in the 
retention of local, regional and national history and heritage, reinforcement of 
community character, and conservation of material resources5.  
 
11. Encourage the clustering of residential development in the David Hill area to 
reduce impacts to the environment and minimize degradation of views from lower 
elevations especially the Town Center.  
 
12. Through land use policy reduce the amount of greenhouse gas production in the 
community. 
 
13. Update the Development Code to allow for neighborhood and building scale local 
energy production projects. 
 
14. Promote opportunities for community gardens within neighborhoods. 
 
                                            
2
 ICLEI, Star Community Index, Sustainability Goals and Guiding Principles, October 2010. 
3
 ICLEI, Star Community Index, Sustainability Goals and Guiding Principles, October 2010.  
4
 ICLEI, Star Community Index, Sustainability Goals and Guiding Principles, October 2010. 
5
 ICLEI, Star Community Index, Sustainability Goals and Guiding Principles, October 2010.  
Adoption Draft Community Sustainability Element 
October 2013 
 7 
15. Reduce impacts on the Forest Grove solid waste transfer facility and regional 
landfills by supporting efforts to collect material which is difficult to recycle. 
 
16. Increase the amount of urban forest tree canopy while planting species adapted 
to this area. 
 
17. Encourage water conservation efforts such as installation of gray water systems 
in buildings, construction of bio-swales, and use of low impact design techniques 
to slow storm water runoff.  
 
18. Increase the amount of park land and natural areas serving the community. 
 
19. Support the restoration of natural areas such as Fern Hill Wetlands and Thatcher 
Woods. 
 
20. Support education efforts on the benefits, care, and maintenance of trees for 
aesthetics, shade and carbon storage. 
 
21. Promote efforts to improve access to housing meeting household needs.   
 
22. Support efforts to increase transit accessibility throughout the community by 
establishing minimum development densities necessary to provide for cost-
effective transit service. 
 
23. Promote a balanced transportation system increasing opportunities for bicycling 
and walking throughout the community.  
 
24. Anticipate the possibility of local in-migration due to the relocation of individuals 
and families impacted by a changing climate. 
 
25. Develop and implement policies recognizing that climate change includes two 
components: mitigation and adaptation.  
 
Policy Measures 
 
1. Participate in the preparation of a comprehensive community sustainability plan 
for City operations as well as the broader community.  The community 
sustainability plan should involve local organizations, institutions and community 
stakeholders and address community systems, governance, and desired 
sustainability outcomes. 
 
2. Prepare and adopt a citizen involvement program for land use matters to ensure 
the involvement of underrepresented groups in civic affairs.  The citizen 
involvement program should be based on a demographic analysis of the City’s 
population.    
 
3. Periodically review, and if needed amend, the Comprehensive Plan and 
development regulations to foster community sustainability initiatives.  
Adoption Draft Community Sustainability Element 
October 2013 
 8 
 
4. Evaluate the U.S. Green Building Council’s Leadership in Energy and 
Environmental Design (LEED) for Neighborhood Development program as a 
framework for assessing the social, economic and financial sustainability of new 
residential subdivisions. 
 
5. Establish a program to provide incentives for use of low impact design 
techniques such as bio-swales, rain gardens, porous pavement, green streets, or 
other generally accepted techniques in new developments. 
  
6. Evaluate local partnerships for establishing Eco-Districts6 as tool for 
implementing sustainability initiatives.  
  
7. Support the urban forest management program through land use regulations 
intended to retain and expand the urban forest canopy. 
 
8. Promote local food production through land use policy by encouraging 
community gardens in neighborhoods.  Study using City parks and land owned 
by religious organizations for neighborhood community gardening efforts.  
 
9. Support transportation connectivity through the Transportation System Plan, 
Engineering Design Standards and Development Code requirements to reduce 
vehicle miles traveled and encourage bicycling and walking to destinations.  
 
10. Evaluate the feasibility of allowing small scale local energy production such as 
solar or wind in neighborhoods. 
 
11. Ensure that needed housing for all segments of the population in the community 
is met through land use policy. 
  
12. Monitor population migration trends due to climate change impacts to anticipate 
potential changes in population growth during the 20-year planning period. 
   
13. Evaluate and adopt appropriate development standards to mitigate climate 
change impacts resulting from severe seasonal storms, slope instability, higher 
temperatures and increased fire danger at the urban/wildland interface. 
 
                                            
6
 An Eco-district is a neighborhood or district that has committed to achieving ambitious sustainability 
performance goals guiding district investments and community action, and tracking the results over time. 
(Seltzer, Ethan, et. al., Making Eco-Districts, Concepts and Methods for Advancing Sustainability in 
Neighborhoods, September 2010, Portland, Oregon, p. 9).   
 1
FOREST GROVE COMPREHENSIVE PLAN 
BACKGROUND 
 
Introduction 
 
Forest Grove is a full-service community located at the far western edge of the Portland 
regional urban growth boundary near the foothills of the Coastal Mountain Range.  The 
surrounding farms and forest give the community a rural feel seemingly far removed 
from the suburban landscape found elsewhere in the region.  Because of this unique 
setting, Forest Grove has the resources and natural amenities that form the very 
character and high quality of life experienced by residents and visitors of the 
community.  The Forest Grove Comprehensive Plan strives to protect this quality of life 
while accommodating expected housing and employment growth over the next twenty 
years.  
 
In addition to Forest Grove’s natural setting, Forest Grove is home to Pacific University, 
a renowned private liberal arts and health professions university.  The city is also known 
for its strong and vibrant historic town center, mature and developing neighborhoods, a 
retail corridor, high quality parks and open spaces, and many community gathering 
places where cultural and entertainment events take place throughout the year.   
 
These amenities, available land, and competitive cost of living, have helped fuel a 
steady rate of population growth since the comprehensive plan was adopted in 1980.  In 
1980, the population of Forest Grove was about 11,500 persons.  Since 1980, the 
population of Forest Grove has almost doubled to over 21,000 persons.  The prediction 
of the 1980 plan that Forest Grove can be expected to almost double its population over 
the next twenty years was very well founded. 
 
Although Forest Grove will not likely experience another doubling of its population over 
the next twenty years growth will continue at a steady pace.  Population growth will 
occur due to natural increase, nearby employment opportunities, moderate climate 
availability of water and competitive local utility rates.  It is expected that the population 
of Forest Grove will increase to about 28,000 persons by the year 2030.  This 
population will require approximately 2,500 housing units based on an average of 2.71 
persons per dwelling unit.    This represents approximately 50% of the development 
capacity within the urban growth boundary of approximately 4,850 housing units.  This 
suggests that it’s possible to accommodate expected residential growth within the 
confines of the existing urban growth boundary.  In contrast, analysis suggests that land 
within the urban growth boundary is inadequate for large lot industrial needs.  The land 
use and economic development elements of the comprehensive plan addresses land 
needs in more detail.     
 
The comprehensive plan is a tool for maintaining the quality of livability of the 
community by coordinating development and use of natural resources with anticipated 
urban growth as it occurs.  The plan will be most effective as a tool to provide long run 
money saving benefits not only to City government function but to the community as a 
whole.  Development will be coordinated with utility services so that streets, water lines, 
sewers, storm drains, etc. will not be overloaded before their economic life has finished.  
 2
Services and development will be provided in a logical, sequential manner in an effort to 
reduce duplicating costs and environmental damage.          
 
Significant Changes since Last Plan Update 
 
Aside from population growth, there have been many significant changes since adoption 
of the Comprehensive Plan in 1980.  Western Washington County has experienced 
considerable employment growth with the evolution of the high technology sector; the 
Oregon Highway 47 bypass was constructed changing traffic patterns in the city; and 
significant policies affecting land use were adopted by regional and state agencies as 
explained below.         
 
Hillsboro exemplifies much of the change in western Washington County since 1980.  
Hillsboro has grown from a population of about 28,000 persons in 1980 to a population 
of over 90,000 persons in 2010.  Some of this growth is attributable to annexation of 
previously unincorporated territory.  However, considerable population growth is due to 
gains in employment especially in the high technology sector.     
 
The growth of Hillsboro is clearly beyond our control, however what happens in 
Hillsboro has an impact on Forest Grove.  Such impacts include the type of housing 
built in Forest Grove, the shopping opportunities that are provided for residents and the 
need for new or expanded roads to accommodate commuting to job opportunities 
outside the city.    
 
To help tackle regional issues such as housing and transportation, Metro adopted the 
Region 2040 growth management concept in 1995.  The Region 2040 concept impacts 
how and where cities in the region grow.  Generally, regional growth is guided by the 
location of the urban growth boundary, regional investments in transportation, local 
zoning designations including minimum density requirements, annexation policies and 
location of water and sewer lines.  Region 2040 addresses growth management by 
promoting mixed-use town centers, a multi-modal transportation system, coordination 
between land use and transportation decisions, and separation between urbanizable 
and rural lands.        
 
As noted above, transportation decisions have significant impacts on the use of land.  
The Regional Transportation Plan adopted by Metro, impacts how federal and certain 
state transportation funds are spent in the region.  Adoption of the RTP is a federal 
requirement for use of federal transportation funds.  As a result of this requirement 
many transportation decisions are made at the regional level.  Metro has the 
responsibility for allocating federal transportation projects such as investment in high 
capacity transit as well as highway improvements.   Regional allocation of the limited 
and decreasing transportation funding for local needs is highly competitive.  Close 
coordination with regional partners is needed to ensure Forest Grove’s interests are 
considered and acted upon.   
  
Another significant policy change is the establishment of urban and rural reserves in the 
Portland area.  The Oregon Land Conservation and Development Commission will 
consider regional recommendations for urban and rural reserves.  These reserves are 
 3
intended to identify areas for potential urbanization during the next fifty years as well as 
areas where agricultural and forestry operations will be protected.  The intent of this 
policy is to provide certainty to the agricultural community and development interests.  
This certainty will enable long term financial investment decisions in and around the 
region.  
 
Plan Context 
 
Forest Grove’s Comprehensive Plan represents a cooperative effort by the City and its 
residents, businesses, and industries.  The principal aim of the plan is to establish a 
coordinated set of policies addressing the quantity, quality and location of future urban 
development in and around Forest Grove.  By developing and adopting such a set of 
policies for the area, future urban development can be guided into areas best suited for 
development taking into account areas with severe building limitations or where 
municipal services cannot be provided in a cost effective manner.  Through such efforts 
urban sprawl type development can be avoided saving acres of valuable agricultural 
and forestry land as well as other natural resources.   
 
While the comprehensive plan represents a position and commitment by the entire 
community relative to urban growth, many of the adopted policies represent specific 
directives for action to various City departments, commissions, and the City Council.  
Based in Oregon State Law, the authority and responsibility for the planning, 
management and protection of the community’s resources, the coordination of the 
physical development, and the provision of adequate public facilities and services are all 
under the purview of local government.  However, it is the intent of the law that policies 
contained in the comprehensive plan should reflect the position of the general public 
through an adopted citizen involvement program.  It was through just such a process 
that the Forest Grove Comprehensive Plan was developed.   
 
Predictability in Planning 
 
Planning is a process.  This process is intended to provide an opportunity for citizen 
involvement in the preparation of plans and policies affecting land use.  This process is 
also intended to improve predictability in land use decisions.  The aim is to establish 
policies leading to decisions that provide landowners with clear expectations as to what 
they can and can’t do with their land.  In addition to guiding how land might be used 
today, the comprehensive plan also describes how land could be used in the future.  
Therefore, by its very nature, the comprehensive plan should reduce uncertainty for 
landowners and the community as to what that vacant tract of land next to a subdivision 
might be used for in the future.     
 
Forest Grove in the Region 
 
Forest Grove’s place in the region has changed since the comprehensive plan was 
adopted in 1980.  Forest Grove is located in the far western boundary of the Metro 
Portland planning area.  In relation to other cities in the Portland regional urban growth 
boundary, Forest Grove is located the furthest from downtown Portland.  Forest Grove 
is roughly the same distance from downtown Portland as Newberg and Estacada.  This 
 4
presents both opportunities and challenges for the City.  First, land use and 
transportation policies that might work in Portland, Tigard or Beaverton may not be 
applicable to Forest Grove.  Comparatively, population densities are lower and land 
economies are very different in Forest Grove than larger and closer-in cities with better 
access to Interstate 5 and Highway 26.  Regional policies should take these differences 
into consideration.      
 
Forest Grove’s role in the region is defined by Forest Grove being a college town; a 
market center for the surrounding western Washington County agricultural areas; a 
retirement community; and place to live and raise a family while also working in the high 
technology industries of western Washington County.      
 
Forest Grove’s planning area includes the area within the Forest Grove city limits as 
well as unincorporated territory within the urban growth boundary west of the City of 
Cornelius.  Roles and responsibilities for planning in the unincorporated area are 
described in the urban planning area agreement between the City of Forest Grove and 
Washington County. 
 
Issues and Opportunities Addressed in the Plan 
 
The Forest Grove Comprehensive Plan identifies a number of issues and opportunities.  
Issues include limited employment options in Forest Grove, improved transportation 
connections to the region including Hillsboro, limited retail opportunities in the City, lack 
of Town Center gathering place.  
 
Opportunities include proximity to Hillsboro, proximity to agricultural resources, Pacific 
University, cost competitive electrical rates, water supply and local control over 
watershed, Town Center.  
 
Fundamentally a comprehensive plan is a map and coordinated policy statement 
showing how the city expects to grow in the future.  A comprehensive plan is more than 
a map or list of goals of goals and objectives.  The plan shows what’s important to the 
community – what we as residents’ and business owners’ value.  It shows how parts of 
the city are interrelated.  It shows how we’ll respond to change and ensure that current 
and future community needs are met.  Simply put a comprehensive plan is who we are 
as a community. 
 
• It is a policy document intended to coordinate decision making; 
• It is a database that establishes a sound basis for decisions.  Data should 
be updated and consulted as part of making land use findings and 
decisions; 
• It sets broad priorities for the City 
• It establishes the basis for land use and development regulations 
• It coordinates decision making 
• It gives guidance to landowners and developers 
• It provides certainty about how and where the city grows 
• It ensures there is an adequate supply of land for expected housing and 
employment needs. 
 5
 
Planning Authority 
 
Oregon Revised Statutes Chapter 197 provides the legal framework for local planning in 
the State of Oregon.  ORS 197 describes the planning responsibilities for cities and 
counties.  Under this statute cities must prepare, adopt, or amend and revise 
comprehensive plans in compliance with goals approved by the Land Conservation and 
Development Commission.  In addition, cities must enact land use regulations to 
implement the comprehensive plan.  Land use decisions must be made in compliance 
with an approved (acknowledged) comprehensive plan and land use regulations.   
 
Oregon Revised Statutes Chapter 195 addresses local government planning 
coordination.  ORS Chapter 195 describes procedures for annexation of unincorporated 
territory, urban reserve areas, urban service agreements, and regional coordination of 
planning activities.   
 
Oregon Administrative Rules establishes guidelines for meeting State of Oregon Land 
Use Planning Goals.   
 
 6
Forest Grove Vision Statement 
This statement is written and designed to reflect the best of what exists now, and what we 
aspire to become, as a community. 
 
Forest Grove is a friendly, twenty-first century, small, full service city. It was settled in 1841 by 
pioneers who valued respect for education, faith, enterprise, service to humanity, and 
the bountiful resources of the Tualatin Plain.  Those values persist to inspire a common 
vision for a high quality of life in a thriving and progressive community that reaches from 
its historical commercial core around Pacific University to a horizon of forests, farms, 
vineyards, and the Coast Range.  As an engaged and diverse people, we assure 
sustainability in our economy and our environment, thus supporting a community that 
nurtures our youth, educates all residents, and attracts and welcomes visitors.  Forest 
Grove is itself a destination that thrives by design and is our home. 
 
Forest Grove is a Destination that offers visitors and residents: 
• A rich heritage preserved by honoring the city’s natural, cultural, and historic treasures 
while also embracing the future.  
• A centrally located gateway to forests, waterways, beaches, and mountains; this 
wealth of resources is cherished and preserved to foster sport, recreation, reflection, and 
leisure. 
• Arts & culture that abound throughout the year; we celebrate our cultures and 
participate in a wide variety of visual and performing arts and festivals. 
• A community recognized for its commitment to conserve, preserve, protect and restore 
our natural assets. 
Forest Grove is a community by Design through:   
• Participation of an engaged public and accessible, responsive government.  
• Planning that considers and accommodates both the desires and needs of all 
community members to ensure their quality of life and prosperity. 
• Sustainable transportation modes, systems, and networks that provide opportunities 
for all to conveniently and safely move about within and outside of the community. 
• Economic development that encourages innovative, diverse and ecologically sound 
enterprises that provide ample opportunities for employment, and ensures the vitality of 
the community. 
• Fiscally sound funding of quality public safety and municipal services including locally 
owned public utility and watershed. 
Forest Grove is Home to:    
• Individuals who are respected and valued for their experience, abilities, and 
differences, and where all residents are included in the life of the community through 
excellent education, recreation, and social programs.  
• Young people who are nurtured and encouraged to achieve their full potential. 
• Families of every size and description who have community resources needed for 
lifelong learning and development. 
• Older residents whose ongoing leadership, wisdom and investment in the community 
build the foundation for our future. 
• Distinctive neighborhoods replete with a variety of accessible housing options, 
schools, parks, places of worship and social gathering, and farmlands and open spaces. 
• A community in harmony, bound by commonly shared respect for its residents, natural 
resources, economic vitality, and its active role in a global society. 
 7
Metro Region 2040 Growth Concept 
 
Metro adopted the Region 2040 growth concept in 1995 to promote the efficient use of land 
within the urban growth boundary.  The underlying premise of the growth concept is to preserve 
access to nature and promote strong communities for people who live in the Portland region 
today and will live here in the future.   
 
The growth concept establishes a hierarchy of mixed-use, pedestrian friendly centers that are 
well connected by high capacity transit and corridors.  The concept supports a multi-modal 
transportation system that ensures continued mobility of people and goods throughout the 
region.  Coordination of land uses and the transportation is imperative to realizing the future 
envisioned by the growth concept.  Finally, the concept promotes an urban to rural transition to 
reduce sprawl and keeping a clear distinction between urban and rural lands.The Region 2040 
growth concept defines several categories of land uses including regional centers, town centers, 
transit station communities, corridors and employment areas.   
 
Regional centers are larger established concentration of activities.  There are seven regional 
centers in the Portland area.  Hillsboro serves the western portion of the region.  Regional 
centers are the focus of compact development, redevelopment, high quality transit service, and 
multi-modal street networks. 
 
Town Centers are smaller than regional centers serving a more localized market area.  Similar 
to regional centers, town centers are characterized by compact development and transit service.  
Town centers provide local shopping, employment, cultural and recreational opportunities.  
Downtown Forest Grove is a designated town center under the Region 2040 growth concept. 
 
Transit station communities are concentrations of development focused around a light rail or 
high capacity transit station.  Station communities feature a high quality pedestrian environment 
with sufficient densities to encourage transit use.  Station communities encompass an area 
approximately one-half mile from a station stop.  As of 2009, the Region 2040 growth concept 
does not designate any station communities in Forest Grove.  
 
Corridors are not as dense as centers but are located along good quality transit lines such as 
TriMet Line #57.  Corridors are areas with opportunities for increased development densities, 
high pedestrian environments and convenient access to transit.  Typical development along 
corridors include rowhouses, duplexes and one- to three-story office and retail buildings.  Some 
corridors are characterized by narrow bands of higher intensity development along arterial 
roads.  Others are more nodal with smaller focused areas of activity at major intersections or 
locations with high quality pedestrian access, good connections to surrounding neighborhoods 
and convenient transit access.  Pacific Avenue/Oregon Highway 8 is a designated corridor in 
the Region 2040 Growth Concept. 
 
Industrial and employment areas are locations needed to meet current and projected 
manufacturing, warehousing and wholesaling activities.  These areas are generally found near 
major transportation routes and inter-modal facilities including air and marine terminals, freight 
rail yards and truck terminals.   
 
Draft Land Use Element 
 
 1 
Land Use 
 
Introduction 
 
The land use element of the comprehensive plan establishes a long-term (usually 20 
years) framework for the urban form of the city – where houses, businesses, schools, 
and other activities are placed within the urban growth boundary.  This element 
describes the existing land use pattern of the city and possible future land use scenarios 
based on population and employment growth projections.  In addition, the element 
supports the goals, policies and implementation measures1 affecting land use. 
 
It is important to note that the American economy has experienced a period of 
uncertainty that began in 2008 with the housing lending crisis.  The economic volatility 
over the past two to three years makes it difficult to forecast land needs based on past 
trends with any degree of certainty.  Given this uncertainty land needs shown on the 
comprehensive plan map are based on the medium growth scenario described in the 
Economic Opportunity Analysis prepared in 2009.  Using the medium growth scenario 
should ensure that there is enough land designated on the comprehensive plan map to 
meet needs during the next twenty-years.    The medium growth scenario assumes a 
2.3% average annual rate of population growth which seems somewhat optimistic given 
economic conditions at the present time.  
 
The land use element complies with the requirements of Statewide Planning Goal 2: 
Land Use.  Goal 2 requires that local jurisdictions establish a land use planning process 
and policy framework as a basis for all decision and actions related to the use of land 
and to assure an adequate factual base for such decisions and actions.  The factual 
basis includes inventories of existing and future socio-economic trends, assessment of 
land capacity, adequacy of public facilities and documentation of the roles and 
responsibilities of governmental units.     
 
The land use element is divided into several sections.  Sections include an overview of 
significant changes since adoption of the original comprehensive plan in 1980 and 
subsequent updates in 1985 and 1991, summary of existing conditions, description of 
future projections, a statement of land use goals, policies, and implementation actions 
and finally an illustration of land use alternatives and preferred land use scenario.  
 
The land use map shows the general distribution of current and future land activities 
within the urban growth boundary.  In addition, the land use element of the 
comprehensive plan establishes goals and policies for reaching the community’s vision 
of how Forest Grove should develop over the next twenty years.   
 
                                        
1
 Implementation measures are the means used to carry out the plan.  There are two types of 
implementation measures: (1) Management Implementation Measures – ordinances, regulations or 
project plans, and (2) Site or Area Specific Measures – permits, construction of public facilities or 
provision of services.   
Draft Land Use Element 
 
 2 
Comprehensive Plan Consistency 
 
It is very important to ensure that various elements of the comprehensive plan are 
consistent with one another and are mutually supportive.  The Land Use Element of the 
Comprehensive Plan must provide the framework to achieve the goals and objectives of 
all aspects of the Comprehensive Plan including the Housing, Economic Development, 
Transportation and Urbanization elements of the plan.  Furthermore, the Public 
Facilities element must align with the land uses shown on the Comprehensive Plan 
map.   
Designating land for commercial or employment use is of little value to the community if 
public services cannot be provided to support the level of development called for in the 
plan or if public serves are cost prohibitive to provide.  A discussion follows providing an 
indication of how the various elements of the comprehensive plan relate to the Land 
Use element.   
 
The Housing Element fulfills the requirements of Statewide Land Use Planning Goal 10: 
Housing.  This element of the Comprehensive Plan provides a basis for establishing 
housing needs – both short- and long-term.  Housing needs are assessed based on the 
socio-economic and demographic characteristics of the present population as well as 
assumptions about future needs based on a coordinated twenty-year population 
forecast2 for the City of Forest Grove.       
 
The Land Use Element must set aside enough land on the Comprehensive Plan map to 
accommodate identified twenty-year housing needs contained in the Housing Element 
and Economic Opportunity Analysis.  In addition, land identified on the Comprehensive 
Plan map must provide sufficient opportunity for a variety of housing types available at 
price levels proportionate with the financial resources of individual households.  That is 
to say, the City must provide opportunities for housing meeting the needs of low-, 
moderate- and higher income households that would like to live in the community.   
 
There is a significant role for the City to ensure that there is an adequate supply of land 
for housing, as well as other land uses, to accommodate expected growth within the 
city’s planning area.  Such land is identified on the Comprehensive Plan map.  An 
adequate supply of land is necessary to avoid imposing supply constraints that 
inadvertently increases the price of land and increases the cost of housing. 
 
                                        
2 State law (ORS 195.025) requires that Metro prepare a coordinated population forecast with local 
governments inside the Portland regional urban growth boundary.  Metro updates the population forecast 
approximately every four to five years as part of updating the Regional Transportation Plan and the Urban 
Growth Report.  The population forecast relies, in part, on an assessment of residential and employment 
land capacity to distribute population and employment growth throughout the region.  Land capacity is 
based on a buildable land inventory taking into account the amount of vacant and redevelopable and infill 
land that is unconstrained by natural features or prior development.   
 
Draft Land Use Element 
 
 3 
Once land is identified on the Comprehensive Plan map the City establishes policies, 
through the Comprehensive Plan, to guide how land is developed.  Such policies could 
include setting minimum and maximum development densities, establishing incentives 
to encourage the construction of affordable housing in the community and identifying 
locations factors for suitable development sites.    Although the City identifies land for 
development and establishes policies for land use it’s important to recognize that the 
City does not provide or construct housing.  Most of the housing in the community is 
built by private contractors working on behalf of private developers.  Developers provide 
housing based on a number of factors including the characteristics of the local 
economy, availability of adequate building sites, price of land, the cost of construction, 
financing, degree of risk and profit potential.  In some cases developers might not 
construct needed housing due to lack of available financing, high risk, or lack of return 
on investment.  This is especially true for very affordable housing with low sales prices 
or rent levels.  In this case, the City should look for ways to promote opportunities for 
affordable housing through community development grants, sale of surplus property for 
affordable housing or incentives such as fee or development charge waivers or 
reductions.           
 
The Economic Development Element fulfills the requirements of Statewide Land Use 
Planning Goal 9: Economic Development.  Locations for employment and commerce 
are shown on the Comprehensive Plan map.  The amount of land shown is based on 
the data and analysis contained in the City’s Economic Opportunity Analysis.  The 
Economic Opportunity Analysis also provides the basis for the goals and policies 
included in the Economic Development Element.   
 
The Comprehensive Plan takes into account the social, environmental, energy, and 
economic impacts of the land use plan on the community.  With respect to the social 
aspect of economic development consideration of impacts includes promoting 
employment opportunities matching the jobs skills of residents, providing opportunities 
for enhancement of job skills, and encouraging higher wage employment opportunities 
in Forest Grove.  Environmental impacts include ensuring that development does not 
impair natural resources.  Energy considerations include promoting energy efficiency, 
sustainable development practices, use of alternatives to high carbon fuels and 
reducing commute distances.  Economic impacts include building on the economic 
strengths of Forest Grove, diversifying the local economy and promoting employment 
opportunities in Forest Grove to reduce the need to commute long distances for work.       
 
The Transportation Element addresses requirements of Statewide Planning Goal 12: 
Transportation. Goal 12 promotes a safe, convenient and cost-effective transportation 
system.  The transportation system includes streets to accommodate vehicle travel, bike 
lanes, sidewalks and associated traffic control devices.  Goal 12 gives special attention 
to the needs of individuals with limited transportation options including persons with 
limited mobility and households without access to automobiles.   
 
Draft Land Use Element 
 
 4 
Land use and transportation are inescapably linked.  The relationship between land use 
and transportation can be illustrated by the impact land use has on the design of 
transportation facilities.  For example, a proposed large shopping center will likely 
generate significant amounts of traffic.  This increase in expected traffic may require 
street improvements such as adding an additional lane for traffic to accommodate 
turning or traffic signals to improve safety.   
 
The transportation system also influences how land is used.  One reinforces the other.  
It goes without saying that the transportation system provides access to property.  
Access could be in the form of a street, river, or pathway.  Without some kind of access 
the ability to develop land is severely limited unless access is improved.  The quality of 
access influences the value of the property.  Development sites in areas with very good 
access may receive a premium in the form of higher rent or sales prices.  Only certain 
types of land use activities may be able to pay these higher prices.  This is why the 
most intensive retail activities tend to take place in central locations with high quality 
transportation connections.         
 
The Transportation Element identifies the planned transportation network necessary to 
support land use activities identified on the Comprehensive Plan map.  Therefore, the 
Land Use Element and Transportation Element must support each other and be 
consistent. 
 
The Urbanization Element addresses Statewide Planning Goal 14: Urbanization.  The 
intent of Goal 14 is to ensure that local comprehensive plans establish a framework for 
the orderly and efficient use of land set-aside for urban development.  The Urbanization 
Element implements Goal 12 at the local level by establishing goals and policies 
intended to ensure enough land is planned and zoned within the urban growth boundary 
to accommodate expected growth during the twenty-year time horizon of the plan. The 
Comprehensive Plan map shows specific land use designations used to guide zoning of 
unincorporated land annexed into the city.   
 
Guiding Principles 
 
Efficient Use of Land 
 
The land use element is based on several fundamental principles.  First, the land use 
element emphasizes the efficient use of land within the urban growth boundary. Efficient 
use of land within the urban growth boundary serves to reduce the need to expand the 
UGB to accommodate future growth.  Serving land outside of the current UGB with 
public services is expensive, takes agricultural land out of production, and reduces the 
likelihood that passed over vacant land within the UGB will develop at higher densities. 
 
Using land efficiently within the urban growth boundary also reduces the need to travel 
long distances for work, school, shopping and other essential services.  Minimizing 
Draft Land Use Element 
 
 5 
travel distances reduces energy consumption, improves health by encouraging walking 
and bicycling and generally saves money for individuals and public service providers. 
 
Complementary Land Uses  
 
The second principle used to develop the land use element has to do with providing 
opportunity for placing complementary uses close together.  Providing complementary 
uses near residential areas increases the likelihood for walking or bicycling to meet daily 
needs.  This in turn reduces the areas carbon footprint3 and helps the City address the 
issue of climate change including meeting regional and state targets for the reduction of 
greenhouse gases.   
 
Strengthen Downtown Forest Grove 
 
The third principle addresses the Forest Grove Town Center.  The land use element 
establishes policies to strengthen the Forest Grove Town Center as the focal point of 
the community.  The Forest Grove Town Center is included in the Metro Region 2040 
land use concept.  Town centers are areas with ample urban style amenities and 
mixture of uses served by good public transit service.  
 
Neighborhood Character 
 
Some areas of the community are zoned to allow higher development density than is 
characteristic of the historical land use pattern.  While this promotes to encourage the 
efficient use of vacant or underutilized land it could serve to undermine a 
neighborhood’s identity and character.  A common principle of urban design is to 
respect the elements of a neighborhood that provide a sense of place that establishes a 
neighborhood’s character and identity.  Such elements include street width, presence of 
mature trees, wide sidewalks, housing style and placement of a building on a lot.  The 
Land Use Element of the Comprehensive Plan strives to preserve the identity of 
established neighborhoods by reducing development densities in areas where 
neighborhood preservation is important to the community. 
 
To balance possible reductions in development density in specific areas of the 
community the plan identifies areas where development density could be increased. 
Areas where development density could be increased include the Town Center and 
mixed-use focus areas (nodes) along the Pacific Avenue/Oregon Highway 8 corridor.  
                                        
3 A carbon footprint is "the total set of greenhouse gas (GHG) emissions caused by an organization, event, product 
or person."
[1]
 Greenhouse gases can be emitted through transport, land clearance, and the production and 
consumption of food, fuels, manufactured goods, materials, wood, roads, buildings, and services.
[2]
 For simplicity of 
reporting, it is often expressed in terms of the amount of carbon dioxide, or its equivalent of other GHGs, emitted.  
(From wikipedia.com) 
 
Draft Land Use Element 
 
 6 
Higher development density within the Town Center will support businesses activity, 
take advantage of existing public services, promote the use of transit and encourage 
development of vacant lots.  Higher density development along the Pacific 
Avenue/Oregon Highway 8 corridor will also encourage the use of transit, promote land 
efficient development, and encourage mixing activities where only commercial uses 
exist.    
 
The land use element is divided into general land use policies, residential, commercial, 
industrial, parks and recreation, and institutional land uses.  Separation of issues is 
used to facilitate presentation of the plan.  However, decisions about land use should be 
made taking into to account the inter-relatedness of land use activities as well as the 
long term consequences of land use decisions including impact to the economy, 
environment and long term needs of the community. 
 
Policies contained in the land use element also affect the housing, economic 
development, urbanization, natural resources, and public facilities elements of the 
comprehensive plan.   
 
Changes since Plan Adoption 
 
The Forest Grove community experienced significant change since adoption of the 
Comprehensive Plan in 1980.  The population of Forest Grove has grown from 11,500 
to 21,000 persons; the Highway 47 bypass has been completed; the economy of 
western-Washington has been transformed with the maturation of the Silicon Forest; the 
Metro Region 2040 growth concept was adopted with emphasis on centers and 
corridors; the MAX light rail was constructed from Portland to Hillsboro providing 
additional transportation options for Washington County residents.  Martin Road has 
been improved providing a better connection between Forest Grove, Highway 26, and 
Hillsboro. 
 
Emerging Issues 
 
Another significant change since adoption of the comprehensive plan is the emerging 
consensus that the climate is changing.  The State of Oregon adopted aggressive 
targets to reduce carbon emissions affecting the climate.  The targets are being 
integrated into regional planning efforts.  This comprehensive plan recognizes climate 
change and the need to address issues affecting the concentration of greenhouse 
gases in the atmosphere. 
 
An unprecedented regional effort to establish urban and rural reserves has been 
completed.  The City of Forest Grove participated in this effort.  The urban reserves 
include lands intended to meet the land use needs over the next fifty years.  Rural 
reserves include agricultural lands that will be off limits to urbanization during the next 
fifty years.   
 
Draft Land Use Element 
 
 7 
Three urban reserve areas are located near Forest Grove.  These include the Purdin 
Road (Urban Reserve 7B), David Hill (Urban Reserve 7A) and the south industrial urban 
reserve (Urban Reserve 7E).  Future concept planning will be necessary for each of 
these areas prior to inclusion into the urban growth and annexation into the City of 
Forest Grove.   
  
Sustainability is another emerging issue.  With roots in the ecology movement of the 
1960s and 1970s, sustainability has gained momentum as a way to address climate 
change and the interrelatedness of the environment, economy and community needs.  
Sustainability addresses the interrelatedness of environmental, economic and social 
needs of the community.  Sustainability also provides a framework for long-term 
continuity by explicitly recognizing possible long term consequences of decisions made 
today.  Principles of sustainability are embedded throughout the comprehensive plan.          
 
Intergovernmental Coordination 
 
Statewide Planning Goal 2 requires the consistency between local comprehensive plans 
and other city, county, state and federal, and special district plans and actions related to 
land use.  Such plans include the Metro Regional Framework and Functional Plans, 
Regional Transportation Plan, Regional Solid Waste Plan, Clean Water Services Plan.  
The comprehensive plan is also coordinated and consistent with the Forest Grove 
Water Master Plan, Sewer Master Plan, Transportation System Plan, and Parks and 
Recreation Master Plan.        
 
Development of the comprehensive plan was coordinated with the following agencies: 
 
 Metro (compliance with Regional Framework and Function Plans); 
 DLCD (compliance with statewide land use planning goals); 
 Washington County; 
 City of Cornelius; 
 City of Banks; 
 City of Gaston; 
 Community Planning Organization 15; 
 Business Oregon (economic development impact); 
 Oregon Department of housing and community services (affordable 
housing); 
 Forest Grove Planning Commission; 
 Forest Grove Economic Development Commission; and 
 Forest Grove City Council 
Draft Land Use Element 
 
 8 
Plan Designations 
 
Residential 
 
The designation of residential land within the urban growth boundary is shown on the 
adopted comprehensive plan map.  As identified on the map, these residential 
designations satisfy:  
 
1. Identified residential land needs for the next twenty years; 
2. The goals and policies identified by the City; 
3. The location requirements for residential land; 
4. The location of vacant buildable land identified as being suitable for residential 
land use;  
5. Requirements of the Metropolitan Housing Rule (OAR 660-007-0035) which 
requires the City to provide for an overall development density of 8 or more 
dwelling units per net buildable acre.  
 
Overview of Residential Land Use Concept 
 
The most important determining factors for the particular designation of residential land 
included the housing need as identified in the Economic Opportunity Analysis, existing 
pattern of development, the existing and planned transportation system, desire to 
support a variety of transportation modes and the cost-effectiveness of providing public 
services.  
 
Single Family Residential Designations  
 
The A-Medium plan designation corresponds to the R-5 single family residential zone 
district.  This designation is intended for development of housing at a target density of 
8.71 dwelling units per net acre.  Detached single family housing is the predominant 
housing type in this zone.  Accessory dwelling units4, duplexes and attached housing 
types are also permitted subject to the density limitations of the zone.  A limited range of 
compatible non-residential uses such as parks and schools are also permitted or 
allowed with conditional use approval.  The A-Medium designation applies to the historic 
residential neighborhoods in the city to reflect the historic platting patterns of early 
Forest Grove.  There are approximately 170 acres of A-Medium land designated on the 
comprehensive plan map. 
 
The B-Standard plan designation corresponds to the R-7 single family residential zone 
district.  The R-7 zone is intended for development of housing at a target density of 6.22 
dwelling units per net acre.  Detached single family housing will be the predominant 
housing type in this zone.  Accessory dwelling units, duplexes and attached housing 
                                        
4 Accessory dwelling units are defined in the Article 12 of the Development Code as one or more rooms 
with private bath and kitchen facilities comprising an independent, self contained dwelling unit within or 
attached to a single family dwelling. 
Draft Land Use Element 
 
 9 
types are also permitted or allowed with conditional use approval.  There are 
approximately 790 acres of B-Standard land designated on the comprehensive plan 
map. 
 
The C-Low plan designation corresponds to the R-10 single family residential zone 
district.  The R-10 zone is intended for development of housing at a target density 0f 
4.35 dwelling units per net acre.  Detached single family housing will be the 
predominant housing type in this zone.  Accessory dwelling units, duplexes and 
attached housing types are also permitted subject to the density limitations of the zone.  
A limited range of compatible non-residential uses such as parks and schools are also 
permitted or allowed with conditional use approval.  There are approximately 290.7 
acres of C-Low land designated on the comprehensive plan map.   
 
The D-Suburban plan designation corresponds to the Suburban Residential (1 unit per 
acre) zoning district.  This district applies to areas within the urban growth boundary 
above the 440 foot elevation.  The 440 foot elevation is significant since land above this 
elevation is not able to receive municipal water due to system limitations.  The Water 
Master Plan addresses this limitation.  The one acre minimum lot size is consistent with 
state law related to land area necessary for septic tank systems.  There are 
approximately 69 acres of D-Suburban land designated in the land use plan.   
 
New comprehensive plan designations for single-family residential designations are 
proposed to improve consistency with the Development Code.  The new designations 
correspond with the planned target development densities of the associated zoning 
district.  Descriptions of the plan designations are provided below:    
 
Previous Plan Designation New Plan Designation Target Density 
A-Medium R-8.7 8.7 dwellings per net acre 
B-C R-6.2 or R-4.3 6.2 to 4.3 dwellings per net acre 
B-Standard R-6.2 6.2 dwellings per net acre 
C-Low R-4.3 4.3 dwellings per net acre 
D-Suburban R-1.0 1.0 dwellings per net acre 
 
Multiple Family Residential Designations 
 
The Medium Density Residential district corresponds to the Residential Multifamily Low 
zone district.  The RML zone is intended for development of housing at a target density 
of 12 dwelling units per net acre.  Small-lot single family housing, duplexes, attached 
dwellings and small multi-dwelling residences will be permitted housing types subject to 
the density limitations of the zone.  A limited range of compatible non-residential uses 
such as parks and schools are also permitted or allowed with conditional use permit 
approval.  The RML zone functions as a transition zone between lower density 
residential zones the higher intensity residential and non-residential zones.  The RML 
designation also encourages land efficient housing options such as townhouses.  There 
are approximately 198 acres of Medium Density Residential land designated on the 
comprehensive plan map.  The Economic Opportunity Analysis indicates no additional 
Draft Land Use Element 
 
 10 
need for RML land during the twenty-year planning period.  This reflects the current 
amount of RML land designated on the comprehensive plan map and the existing split 
between single family and multiple family units. 
 
The High Density Residential district corresponds to the Residential Multifamily High 
zone district.  The RMH zone is intended for development at a target density of 20.28 
dwelling units per net acre.  Multi-unit residential buildings will be the predominant 
housing type in this zone.  RMH zoning is generally applied near existing or planned 
transit service and adjacent to commercial or employment districts.  The RMH zone also 
allows for a limited range of non-residential uses to help provide services for residents 
and enhance the quality of the higher density neighborhood.   
 
High Density Residential development should occur in areas with few environmental 
constraints that are well served by access and other public services.  High density 
residential development should not be isolated but rather integrated into the surrounding 
neighborhood.  There are approximately 345 acres of High Density Residential Land 
designated on the comprehensive plan map.  The Economic Opportunity Analysis 
indicates no additional need for RMH land during the twenty-year planning period.  This 
reflects the current amount of RMH land designated on the comprehensive plan map 
and the existing split between single family and multiple family units. 
 
Previous Plan Designation New Plan Designation Location Factors 
Medium Density Residential RML 1. Slope less than 10%
5
; 
2. Carrying capacity of the land given 
presence of wetlands, soil 
characteristics, and infrastructure 
capacity including water, sewer, and 
transportation. 
3. Sites located within ¼ mile of planned 
or existing transit service; 
4. Constructed with single family 
residential development if approved 
through Planned Residential 
Development process. 
High Density Residential RMH 1. Slope less than 10
6
%; 
2. Carrying capacity of the land given 
presence of wetland, soil characteristics, 
and infrastructure capacity; 
3. Sites located within ¼ mile of planned 
or existing transit service; 
4. Sites adjacent to existing or planned 
parks or open space; 
5. Sites within ¼ mile of designated 
employment areas; 
6. Constructed with single family 
                                        
5 Construction on slopes greater than 10% is not precluded if development is supported by a geotechnical 
report approved by the city engineer that shows the site is suitable for proposed development.  
6 Construction on slopes greater than 10% is not precluded if development is supported by a geotechnical 
report approved by the city engineer that shows the site is suitable for proposed development. 
Draft Land Use Element 
 
 11 
residential development if approved 
through Planned Residential 
Development process;  
7. Creation of nodes to facilitate transit 
extension. 
 
Commercial Designations 
 
The Town Center Core district encompasses the traditional downtown core including 
Main Street.  The purpose of this zone is to provide a concentration of retail, office and 
residential uses in a defined area.  Retail or service uses are required on the ground 
floor, with an emphasis on those uses that serve a walk-in clientele.  Office and/or 
residential uses are allowed and encouraged on upper floors.  Design standards for this 
district requires continuous storefront façade featuring streetscape amenities for the 
pedestrian.  There are 7 acres of land designated Town Center Core on the 
comprehensive plan map.   
 
The Town Center Core includes several iconic buildings listed on the National Register 
of Historic Places.  A key policy consideration is whether development density should 
be increased in the Town Center while retaining significant historical buildings and the 
overall ambience of what makes downtown Forest Grove a focal point for the 
community.   
 
The Town Center Transition district is established to increase employment and housing 
opportunities in close proximity to the Town Center Core.  A mix of retail, office, light 
industrial and residential uses are allowed in the TCT zone.  Ground floor retail uses are 
permitted but not required within the Town Center Transition district.  Consistent 
streetscape improvements such as street lighting, wayfinding signage, street trees and 
sidewalks are encouraged to link the Town Center Transition zone with the Town 
Center Core.  There are approximately 9 acres of land designated Town Center 
Transition on the comprehensive plan map. 
 
The Town Center Support district is established to increase employment and housing 
opportunities that complement the Town Center Core.  A mix of office, light industrial 
and residential uses are allowed in the TCS zone.  Ground floor retail uses are 
permitted but not required in the Town Center Support district.  Pedestrian and bicycle 
improvements are encouraged to link the Town Center Support zone with the Town 
Center Core.  There are 23 acres of land designated Town Center Support on the 
comprehensive plan map. 
 
The Neighborhood Commercial district is established to provide for small to medium 
sized shopping and service facilities in close proximity to residential neighborhoods.  
The Neighborhood Commercial district is intended to meet the daily convenience 
shopping and service needs of the immediate neighborhood.  NC districts should be 
located on arterial or collector streets, preferably at an intersection.  NC zones should 
be spaced at approximately one-half (1/2) mile intervals and each district should be 
Draft Land Use Element 
 
 12 
limited to a total size of approximately five (5) acres.  There are 0.8 acres of land 
designated Neighborhood Commercial on the comprehensive plan map. 
 
The Mixed-Use plan designation is established to provide for a variety of retail and 
office uses near residential neighborhoods.  Limited Commercial zones should be 
located on or bounded by arterial and collector streets to create nodes or concentrations 
of activity.   
 
The Community Commercial district is established to promote a concentration of mixed-
uses – including retail, service, office and residential uses – along the regional transit 
corridor.  The link between land use and transit is intended to result in an efficient 
development pattern that supports the regional transit system and makes progress in 
reducing traffic congestion and air pollution.  The location, mix and configuration of land 
uses are designed to encourage convenient alternatives to the auto, a safe and 
attractive streetscape, and a more livable community.  There are approximately 245 
acres of Community Commercial land designated on the comprehensive plan map.   
 
The Transit-Oriented Commercial plan designation is established to promote retail and 
office uses integrated with the surrounding neighborhood that is supportive of high 
capacity transit service.  Areas zoned for transit-oriented commercial activities should 
developed at a density sufficient to generate a critical mass of activities and designed to 
be walkable with pedestrian and bicycle connections to surrounding residential areas.  
Off-street parking must be minimized and shared of off-street parking is strongly 
encouraged.          
 
Previous Plan Designation New Plan Designation Location Factors 
Central Business District Town Center Core Within ¼ mile of existing or planned 
transit service; 
Central Business District Town Center Support Adjacent to Primary Core Area; 
Within ¼ mile of existing or planned 
transit service; 
Pedestrian and Bicycle Connections to 
TCC; 
Central Business District Town Center Transition Adjacent to TCS; 
Within ¼ mile of existing or planned 
transit service; 
Pedestrian and bicycle connections to 
TCS 
Neighborhood Commercial Neighborhood Commercial Adjacent to residential areas 
Within 1/8 mile of collector street or 
arterial street intersection; 
Maximum site size: 5 acres 
Commercial Auto Community Commercial Adjacent to Pacific Avenue/19
th
 
Avenue couplet or Oregon Highway 8; 
 
Draft Land Use Element 
 
 13 
New Transit-Oriented 
Commercial 
Within ½ mile of existing or planned 
high capacity transit
7
 service; 
Level site; 
Designed to minimize environmental 
impacts 
New Mixed Use Areas where a mixture of residential, 
office and retail uses are appropriate to 
create complete neighborhoods or 
provide needed services and housing.  
 
Sites tend to be 10 acres in land area 
or less. 
 
Employment Designations 
 
The comprehensive plan establishes three employment designations separate from the 
Town Center and commercial designations.  Designations include Light Industrial, 
General Industrial, and Campus Employment.  Additional detail about these 
designations is provided below.    
 
The Light Industrial designation is intended for a wide variety of manufacturing and 
other industrial uses with controlled external impacts.  These types of industries are 
often involved in the secondary processing of materials into components, the assembly 
of components into finished products, transportation, communication and utilities, 
wholesaling and warehousing.  Industrial activities occur in enclosed buildings.  On a 
limited basis, supporting commercial and office uses are permitted in the LI zone.  
There are approximately 127.0 acres of Light Industrial land designated on the 
comprehensive plan map. 
 
The General Industrial designation is intended for industrial uses that are generally not 
compatible with residential development because of their operational characteristics.  
This district is also intended for uses that may require extensive outdoor areas to 
conduct business activities or for product storage or display.  General industrial uses 
include those involved in the processing of raw materials into refined products and/or 
industrial uses that have external impacts.  The purpose of this district is to permit the 
normal operations of any industry that can meet and maintain compliance with 
established state and federal performance standards.  The district is intended to contain 
supportive retail development.  Commercial or retail uses that do not primarily serve the 
needs of people working or living in the employment or industrial areas are prohibited in 
this district8.  New residential uses are not permitted in the GI zone.  There are 388 
acres of General Industrial land designated on the comprehensive plan map.   
                                        
7 High capacity transit includes any form of public transit that has an exclusive right of way, a non-exclusive 
right of way or a possible combination of both. High capacity transit vehicles make fewer stops, travel at higher 
speeds, have more frequent service and carry more people than local service transit such as typical bus lines. 
High capacity transit includes options such as light rail, commuter rail and bus rapid transit. (Metro) 
8 Policy choice:  should the City allow for limited retail activities in the GI zone such as outlet stores and 
tasting rooms.   A balance is needed to ensure that retail activities are large enough to be commercially 
Draft Land Use Element 
 
 14 
 
The Campus Employment designation is intended for development of industrial and 
office parks with a high level of amenity value including landscaping and open space.  
Typical uses include high technology companies, call centers, research and 
development firms, and business incubators.  Industrial activities typically take place in 
enclosed structures.  The district is intended to contain supportive retail development 
and business services. 
 
Previous Plan Designation New Plan Designation Location Factors 
General Industrial General Industrial Slope Less than 5% 
Light Industrial Light Industrial Slope less than 5% 
New Campus Employment Greater than 25 gross acres; 
Direct access to arterial streets; 
Buffered from surrounding residential and 
agricultural uses. 
 
Residential Land Use 
 
Forest Grove is characterized by historic residential neighborhoods, new subdivisions, 
assisted living facilities and college dormitories.  Residential development makes-up 
approximately 42% of the land area within the Forest Grove city limits.  There are 
approximately 7,760 housing units within the City.  Of this number approximately 2,535 
multiple family units and 5,122 single family residential units9. 
 
The overall residential density in Forest Grove has increased from 5.4 dwelling units per 
acre in 1976 to 6.3 dwelling units per net acre in 2011.  Recent development activity has 
been constructed at an average density of 8.5 dwelling units per net acre since 2000.         
 
A summary of changes since adoption of the Comprehensive Plan is provided below: 
 
1976 land use inventory  
 Residential Acres 668 acres  
 Residential Density 5.41 units per acres 
 
2011 land use inventory  
  Single Family 1,198 acres 
  Multiple Family 153 acres 
  Residential Density 6.30 units per net acre  
  
 
                                                                                                                               
viable but not so large as to interfere with other industrial operations.   Allowing limited retail activities 
could support Forest Grove’s food processing sector and proximity to specialty beverage producers.    
9 Forest Grove Land Use Inventory 2011 
Draft Land Use Element 
 
 15 
The Issues 
 
Forest Grove is suburbanizing.  This is evident by a review of recent subdivision activity 
and local commuting patterns.  A challenge over the next twenty years will be how to 
ensure that Forest Grove remains a complete community with housing and employment 
options available to all current and future residents regardless of income. 
 
There’s no doubt that new techniques for housing construction will occur.  There will 
likely be additional pressure to build on smaller lots, reuse lots for higher density 
development and mix housing with jobs.  The comprehensive plan and implementing 
ordinances must be flexible enough to respond to these challenges. 
 
A common approach to land use planning is to separate uses.  Research has shown 
that this results in increased traffic congestion, isolation of neighborhoods and higher 
costs to provide public services.  A business-as-usual approach to residential 
development is no longer sustainable in an era of tight fiscal budgets, higher energy 
costs and increasing lack of affordable housing options.  The Forest Grove 
comprehensive plan establishes a framework for responding to these issues. 
 
A complete community requires both housing and jobs.  As Forest Grove suburbanizes 
it will be important to ensure there are adequate employment opportunities for area 
residents.  There are several important benefits to this including reducing commute 
times and costs associated with travel.  Energy use could be reduced as well production 
of greenhouse gases and pollutants.  Currently the City of Forest Grove has a jobs-to-
housing balance of 1.25.  A jobs-to-housing balance is an indicator of the number of 
jobs available in an area in relation to the number of households or housing units.  A 
jobs-to-housing balance of 1.25 indicates a relatively low level of employment 
opportunities for each household.  That is to say businesses in Forest Grove do not 
currently offer enough local employment to meet the job demand of current residents.      
 
The residential housing market has changed.  The economic downturn beginning in 
2007 fundamentally changed market conditions affecting housing.  The construction of 
new housing units has slowed considerably while the inventory of vacant units has 
increased due to foreclosure.  Credit markets have tightened making it more difficult to 
obtain housing financing.  It’s too soon to know what the impacts of this will be or 
whether the housing market will rebound and return to a level before the economic 
downturn.   
 
Factors such as a limited regional supply of land for single family dwellings, employment 
growth in the high technology sector of western-Washington County, increasing 
transportation costs and the regional response to climate change will have an impact on 
land use and development patterns. 
 
The cost of constructing housing is increasing.  Many factors affect the cost of housing.  
System development charges used to recover costs from new development on public 
Draft Land Use Element 
 
 16 
systems, cost of building materials, the cost of land, and the cost of financing are all 
components that contribute to housing cost.  Many of these factors are beyond the 
scope of the comprehensive plan.  One area the comprehensive does address is the 
availability of land.  The availability of land directly affects the cost of land.  This element 
of the comprehensive plan identifies a land use concept to ensure availability of land 
within the Forest Grove portion of the urban growth boundary based on the best 
available information at the time of plan adoption.   
 
Policy Choices 
 
The location of housing affects many aspects of our lives.  The location of housing 
determines how far we have to commute to work, where our children play and whether 
or not we can walk or bicycle to stores and services10.  In addition the amount of land 
available for development and land use regulations impact the cost of housing.   The 
City of Forest will adopt policies and strategies to respond to identified issues and 
problems affecting land use.  A policy is a general directive statement that identifies the 
class of actions to be performed; the conditions under which they are to be performed; 
and the individuals, groups, or agencies by which they are to be performed.11 
 
Policies and strategies include:     
 
1. Adopt land use map designations for all land use categories based on the 
findings, goals and policies in the comprehensive plan.  Where redevelopment of 
an existing residential neighborhood is deemed necessary to accommodate other 
uses, standards shall allow mixing of uses when combined with the appropriate 
plan review for setbacks, screening, landscaping and compatibility with existing 
residential uses. 
2. The zoning ordinance shall include design standards for mobile home 
developments.  Standards shall cover minimum lot size, covered car area, 
covered storage, open/recreation space, setbacks, streets, sidewalks, curbs and 
storm drainage.  This has been accomplished 
3. Multi-family developments shall be near the commercial core of major arterials. 
[Revise to say location factors for the placement of multi-family development 
shall be included in the Comprehensive Plan and updated periodically to reflect 
changes in development best practices.] Multi-family developments shall be 
buffered from major arterials by evergreen plantings, bike paths, setbacks, 
building orientation away from arterials, and other suitable means. [too specific 
for comprehensive plan, should be in implementing ordinances] 
4. Off-street parking for multi-family developments shall be permitted in required 
yards.  [this is a development standard and should be deleted]. 
5. The land use regulations shall provide for clustering of houses, zero lot line 
construction, and common wall construction. 
                                        
10 Additional information about housing related issues is contained in the American Planning Association 
Policy Guide on Housing available at www.planning.org 
11 The Planning Commissioners Guide, APA, Page 97 
Draft Land Use Element 
 
 17 
6. Access to multi-family units through single family areas shall be avoided.    
Planned unit development standards and procedures shall promote the 
redevelopment of deteriorating neighborhoods and the development of passed 
over lands.  [Not necessary, the PRD section in the Development Code already 
establishes standards.   
7. Land partitioning procedures and zoning ordinance standards shall encourage 
the filling in of vacant land with mixed uses in the core area.  [How do land 
portioning procedures promote infill and mixed-use development?] 
8. The following density standards shall apply in the various residential zoning 
districts:  [list densities] 
9. The City shall take into consideration the housing rules of the State Land 
Conservation and Development Commission when considering plan 
amendments affecting future development densities or the mix of housing types. 
10. Planned residential developments shall be granted allow for density bonuses in 
order to encourage the use of the planned development process.  Measures shall 
be taken to ensure that density bonuses do not result in greater negative impacts 
on surrounding neighborhoods. 
11.  Land designated for single family attached and multi-family developments 
shall be distributed throughout the city taking into consideration 
availability of public services, topography and environmental constraints.  
Preferred locations for medium and higher density residential development 
include areas within walking distance of schools, parks, commercial areas, 
or existing/planned transit service. [This policy helps to distribute multi-family 
developments throughout the community since schools and parks are found 
throughout the community.  The reference to planned transit service is broader 
than the current wording of existing transit service.] 
12.  Development regulations shall promote a variety of housing types suitable for 
owner- and renter-occupants.  The Economic Opportunity Analysis indicates a 
need for 3,859 owner-occupied units and 878 renter-occupied units over then 
next twenty-years.    
13.  Ensuring the availability of affordable housing is a priority for the City of Forest 
Grove.  Affordable housing options provided for through planning and 
development regulations should reflect the documented housing needs of current 
and future residents of the City. 
14. Develop and implement incentives for the construction of affordable housing 
meeting documented community needs.    
15. Amend land use regulations to expand the definition of accessory dwelling units 
to include units not attached or within an existing residential structure12.  
16. New neighborhoods in steeply sloped areas shall be designed to minimize the 
impact of views from the broader community. 
17. Regulations shall require that new developments pay a proportional share of the 
cost of capital improvements based on impact to community systems.  
                                        
12 Policy Issue: should the accessory dwelling definition be expanded?  If so, what are the implications? 
Draft Land Use Element 
 
 18 
18. Prior to redevelopment of manufactured housing parks the City shall identify sites 
for replacement housing.  
19. Adopt development standards to promote compact and cluster residential land 
use patterns without requiring a planned unit development review process.  This 
could include development standards for court bungalows, zero lot line housing13, 
co-housing14.   
20. Prepare and adopt neighborhood plans for areas within the city. 
 
Commercial Land Use Policies 
 
Findings 
 
Forest Grove has 127 acres of developed commercial land mostly along the Pacific 
Avenue/19th Avenue/Oregon Highway corridor and within the Town Center.  
Commercial land makes-up approximately 4% of the total land area in the City of Forest 
Grove.   
 
The Forest Grove Economic Opportunity Analysis indicates a potential demand of 97 
acres to 142 acres for commercial land over the next 20-years.  Medium sized sites 
comprising 10 acres represents the largest are of demand.  In contrast, the City of 
Forest Grove has nearly 31 acres of buildable commercial acreage remaining within the 
urban growth boundary.  The EOA concluded that Forest Grove is completely lacking 
any large commercial retail acreage to serve expected demand based on population 
growth15.  There are no sites available for commercial development greater than 25 
acres for future growth during planning period covered by the Comprehensive Plan.   
 
A potential opportunity site for commercial land is located west of Sunset Drive and 
south of Highway 47.  This site, under single ownership is approximately 23.5 acres in 
gross land area.  Other potential opportunity sites include the area near Watercrest 
Road and Thatcher Road and David Hill Road and Thatcher Road. 
 
The Issues 
 
Commercial land fulfills two important functions.  The first is to serve the retailing and 
services needs of residents, workers, and visitors.  The second function is providing 
employment opportunities for local residents.  An adequate supply of commercial land is 
necessary to fulfill these needs.  The Comprehensive Plan serves to balance the 
amount of land designated for commercial purposes with expected future demand for 
commercial enterprises serving Forest Grove and the surrounding area.      
                                        
13 Single family dwellings arranged on individual lots as either detached structures with one or more side 
walls on a side property line. 
14 A planned community composed of private homes supplemented by shared facilities. Shared facilities 
may include a kitchen, dining room, laundry, child care facilities, offices, internet access, guest rooms, 
and recreational features. (Wikipedia)  
15 Forest Grove Economic Opportunity Analysis (2009), page 53 
Draft Land Use Element 
 
 19 
 
The ability for residents to meet needs locally is paramount to a strong and vibrant 
community.  Commercial land use in Forest Grove is located in two distinct areas.  The 
first area is the Forest Grove Town Center.  The second area is the Pacific Avenue/19th 
Avenue corridor.  Residents living in newly developed parts of town must drive to go 
shopping, banking, grab a bite to eat or meet other daily needs.  As the city grows over 
time there will be increased demand for retail services in the northwest part of the 
community.  
 
Forest Grove needs additional land designated for commercial development.   The 
Forest Grove Economic Opportunity Analysis indicates a need of 66 to 111 additional 
commercial acres to meet the needs of anticipated population growth through 2030.  
Unmet commercial retail land need is mostly concentrated in medium sized sites 
followed closely by larger retail commercial uses.  Opportunities for commercial retail 
development are especially needed in the northern and western parts of the community.  
Establishing commercial uses in these areas will serve to reduce the need to travel to 
the Pacific Avenue corridor for shopping and services.  
 
The Community Commercial Zone does not encourage nodal development.  The 2005 
Commercial Corridor Study recommends the development of mixed-use nodes along 
the commercial corridor.  Nodal development promotes more efficient use of land and 
potentially reduces traffic congestion.  The community commercial zone applies to all 
properties fronting Pacific Avenue and 19th Avenue east of Cedar to the city limits line.  
While the Community Commercial zone allows for residential development the zone 
does not specifically identify specific areas for mixed-use development.  A new 
development zone should be created to focus the desired type of development within 
node areas.  Other possible strategies include identifying nodal areas in the 
Transportation System Plan, constructing supportive road improvements or providing 
development incentives.        
 
Commercial Office  The 1980/1985 Comprehensive Plan identified conflicts between 
commercial and residential land use in the Community Commercial area located in two 
areas:  on the west side of B Street near Pacific Avenue; and between Douglas and 
Hawthorne and south of 19th to Maple Street.  The 2005 Commercial Corridor study 
recommended a small scale commercial district in this area with a mixture of 
residences, small stores and offices.  This district should retain the lower intensity 
commercial character of the area created by single family residences in the area.      
 
Town Center 
 
Downtown Forest Grove is designated as a Town Center in the Metro Region 2040 land 
use concept.  A Town Center is smaller in scale than a Regional Center.   The closest 
Regional Center to Forest Grove is downtown Hillsboro approximately 6 miles to the 
east. 
 
Draft Land Use Element 
 
 20 
Town Centers are easily accessible by pedestrians and are connected by good transit 
service.  Town Centers include a high level of urban amenities such as full service 
grocery stores, restaurants, coffee shops, bakeries, and delis to name a few.    
 
The Forest Grove Town Center contains 107 gross acres and functions as the cultural 
and service center for Forest Grove and the surrounding area.  The center has 991 
residents (not counting students), 1,326 employees and 460 dwelling units16.  The Town 
Center is generally characterized by two- and three-story buildings placed adjacent to 
the sidewalk.  While there are a number of underutilized properties, including several 
parking lots, the Town Center also has several buildings listed on the National Register 
of Historic Places.  This historic character of the Town Center is part of the ambience of 
the Town Center that makes it the primary location for community festivals and events. 
 
Retail Corridor 
 
The Pacific Avenue/19th Avenue area is designated as a corridor by the Metro Region 
2040 land use concept.  The Metro Regional Framework plan describes corridors as 
having a lower development density than town centers.  The Forest Grove corridor has 
developed with an auto orientation. There is high level of traffic and few crosswalks 
making pedestrian travel difficult.     
 
The Region 2040 land use concept promotes nodal development along corridors with 
medium to high density housing and retail uses.    Nodal development is characterized 
by a series of small centers at major intersections or other locations along an arterial 
road that has high quality pedestrian amenities, good connections to adjacent 
neighborhoods and good transit service.  The ideal land use pattern is one with 
rowhouses, duplexes, and one- to three-story office and retail buildings.   
 
In 2005, the Community Development Department completed a study of the Pacific 
Avenue/19th Avenue corridor.  The corridor study contains goals and objectives for the 
future development of the corridor.  The corridor contains a significant amount of vacant 
land and vacant or under-utilized buildings.  The corridor study recommends a transition 
to nodal development pattern and an increase in the number of housing units along the 
corridor.   
 
Objectives 
 
1. Distribute commercial activity throughout the city to serve existing and planned 
residential or employment areas. 
 
2. Designate on the Comprehensive Plan map at least 116 acres 100 acres of land 
for additional commercial development over the next twenty-years including 30 
acres for large commercial sites (over 20 acres in area), 45 acres for medium (5 
                                        
16 State of the Centers, Metro, May 2011 
Draft Land Use Element 
 
 21 
to 20 acre) sites, and 25 acres for small (5 or fewer acre) sites.  This land should 
be distributed throughout the urban growth boundary, in appropriate locations, to 
serve new and existing neighborhoods.   
 
3. Land designated for commercial use shall have a slope of 5% or less, be free of 
building hazards, have proximity to peak traffic flows, access to mass transit 
service, space to accommodate a variety of services and have availability of full 
urban services.  [This policy promotes commercial development along the 
corridor only.  The policy should be broadened.]  Land designated for commercial 
use must be suitable for development taking into account environmental 
constraints and topography, have direct access to arterial or collector streets, be 
accessible to employment, residential or recreational areas that are within 
walking distance (generally ½ mile) and be designed to act as a focal point for 
surrounding neighborhoods.      
 
4. Designate commercial/mixed-use nodes along the Pacific Avenue/19th Avenue 
Corridor consistent with the findings contained in the 2005 Commercial Corridor 
Study. 
 
5. Implement development standards to promote transit-oriented land use within 
walking distance of planned high capacity transit corridors. 
 
6. Establish a commercial office zoning designation to promote office and 
professional service activities throughout the city. 
 
7. Implement development standards to ensure the preservation and the integrity of 
single family residential homes converted to office or shops in the Pacific 
Avenue/Hawthorne Street area. 
 
8. Priority should be given to retrofitting single use commercial and retail 
developments into walkable, mixed-use areas.  
 
9. Encourage improvement of the Central Business District Town Center by 
cooperating with the Downtown Business Association and the Oregon Downtown 
Development Association in their Main Street Program . 
10. Sufficient land shall be included in the Central Business District to allow for the 
opportunity for growth and expansion. [Is this necessary given the creation of the 
various Town Center zones?]    
11. Off-street parking for new uses in the Central Business District shall be provided 
in the best manner possible, provided that it may not be located at the front of the 
building.  [No longer necessary since off-street parking is not required in the 
Town Center]. 
12. Provide standards for screening, access, location, circulation, parking, 
landscaping, density, and scale for both commercial and multi-family uses to 
reduce conflicts between adjoining uses and protect the livability of residences.  
Draft Land Use Element 
 
 22 
[Such standards are in place.  Focusing on conflicts serves to separate uses.  
Opportunities should be pursued to integrate such uses together especially 
multifamily residential and commercial development. 
13. The Comprehensive Plan Map and corresponding zoning standards shall provide 
for a neighborhood convenience center near commercial development 
opportunities serving newly developing areas in the City. 
14. Limit the overall space available on neighborhood commercial zones through 
appropriate zoning standards.  [Not sure what this means.  I think this has been 
done. 
15. Require that proposed development along arterial streets make provision for 
limiting access to its site by sharing curb cuts with adjoining property at such time 
as the adjoining property is developed. 
16. Improve Adopted standards related to landscaping, access, signing, utility 
locations and building orientation which minimize the negative features of 
commercial strip development based on best practices.  Adopt standards which 
encourage grouping, clustering, and/or master planning of consolidated tracts of 
commercial property along arterial streets.  [This has been done through the 
Commercial Planned Development district which hasn’t been too successful).  
17. Make provision in development proposals along arterial streets for financial 
participation by property owners in traffic management projects which may be 
developed at a later date.  [This shouldn’t be in the commercial land use section] 
18. Through appropriate ordinances and design measures, ensure that accessibility 
for non-auto traffic (pedestrian, bicycle, mass transportation) is not impeded 
along arterial streets.   [This shouldn’t be in the commercial land use section] 
19. Explore the possibility of placing all existing overhead power and telephone lines 
underground along Pacific and 19th Avenues. [This shouldn’t be in the 
commercial land use section]. 
 
Designation of Commercial Land 
 
1. Designate at least 10 acres of commercial land in northwest Forest Grove to 
meet the expected retailing needs of developing areas of the community; 
2. Create and implement the commercial land use designations; 
3. Designate the area between Cedar, Hawthorne, 21st Avenue and 19th Avenue as 
Commercial Village; 
4. Designate the area west of B Street to E Street and 19th Avenue to Pacific 
Avenue as Commercial Village. 
 
Industrial Land Use Policies 
 
The Issue 
 
The economy of Forest Grove has changed significantly since adoption of the Forest 
Grove Comprehensive Plan in 1980.  Agricultural processing and forest industries have 
been on the decline.     
Draft Land Use Element 
 
 23 
 
The Forest Grove economy is characterized by education and healthcare services and 
one high technology company.  Employment in healthcare services has been relatively 
stable over the past five years.  The majority of healthcare employment in Forest Grove 
is in nursing and residential care facilities.   
 
Forest Grove has challenges with respect to recruiting high technology manufacturing.  
Transportation is the most significant challenge.   
 
Findings 
 
Information about developed industrial land and general composition of the workforce is 
contained in the Economic Opportunity Analysis.  A summary of land absorption for 
various activity types consistent with the Economic Opportunity Analysis is provided 
below.  The baseline growth level is based on a 2% population growth rate.  The 
medium growth scenario assumes an annual population growth rate of 2.3%.  The high 
growth scenario assumes an annual population increase of 2.6%.    
 
Average Annual Land Use Demand in Acres 
 
Use Type Baseline High Growth Medium Growth 
Office Commercial 14 18 16 
Retail Commercial 19 28 25 
Overnight Lodging 4 4 4 
Specialized Uses 20 20 20 
    
Industrial 35 64 52 
 
Gross Employment Land Demand 
 
Use Baseline  High  Medium  
Office 56 acres 71 acres 65 acres 
Industrial Anchor Tenant 45 acres 81 acres 67 acres 
Large Industrial Tenant 51 acres 92 acres 75 acres 
Medium Industrial Tenant 34 acres 61 acres 50 acres 
Expanding User 9 acres 17 acres 14 acres 
Small Business 24 acres 43 acres 36 acres 
TOTAL 219 acres 365 acres 307 acres 
 
High Technology 
 
Strengths for Forest Grove in this cluster include proximity to Oregon’s largest high 
technology manufacturing center.  One high technology firm has a presence in Forest 
Grove. 
 
Challenges in this cluster include limited supply of large lot serviced industrial land.  
Forest Grove’s work force does not readily match the needs of high technology firms. 
Draft Land Use Element 
 
 24 
Another challenge is regional land use policies which prioritizes regional investments in 
regionally significant industrial areas.     
 
Development within the high technology corridor of Washington County demonstrates 
that high technology firms favor large sites with ample room for expansion.  The Forest 
Grove Economic Opportunity Analysis and 2011 Land Use Inventory indicates a lack of 
large sites designated for light industrial uses with services within the urban growth 
boundary.  Two vacant sites between 25 and 35 acres remain in the southeast industrial 
area in the vicinity of Heather Street.  Vacant General Industrial land in the Oak Street 
area, south of Highway 47, exists and may be suitable for a high technology firm once 
urban services are extended.  This site is approximately 75 acres in area.            
 
Agricultural/Farm Products 
 
Cluster strengths include proximity to high-quality farmland and availability of water.  
Agricultural processing has an established presence in Forest Grove and a workforce 
with expertise in this area.  Forest Grove has the potential to take advantage of agri-
tourism.  Forest Grove is also well located to take advantage of export markets.  Wages 
in this sector tend to be low relative to other clusters. 
 
Forest Grove is fairly well positioned to take advantage of the burgeoning specialty 
agriculture products sector especially beverages (distilling, brewing and wine 
production).         
 
Cluster challenges include type of agricultural product produced in the Forest Grove 
area.  The raising of nursery stock, seasonal fruit varieties and exporting raw logs limits 
the potential for value added agricultural processing.  Climate change may also impact 
the type of agricultural produce that is viable in the region.    
 
Education 
 
Cluster strengths include the presence of Pacific University which attracts regional, 
national and international students.   
 
Cluster challenges include primary and secondary school funding and expansion of the 
Pacific University graduate programs in Hillsboro.   
 
Retirement Services   
 
Cluster strengths include the livability of Forest Grove area and favorable 
demographics.  Approximately 20% of the City’s population is aged 55 and older. These 
households provide support for leisure activities and financial services.  Over the next 
five years, the retirement age population is expected to increase by 16%.   
 
Draft Land Use Element 
 
 25 
Adding to the strength of this cluster is the presence of Forest Grove hospital.  The 
Forest Grove hospital operated by Tuality Healthcare is purported to have one of the 
finest geriatric facilities in the region.  
 
Existing Conditions 
 
Existing industrial activity in Forest Grove is concentrated in four distinct areas:  the 
Taylor Way industrial area, 24th Avenue industrial area, 23rd Avenue industrial area and 
the Southeast industrial area.   
 
The Taylor Way industrial area includes the National Guard Armory, Forest Grove 
School District bus yard, Sake One distillery, Kerr Construction company, and a 
wholesale warehouse facility.  The Taylor Way industrial area is characterized by land 
intensive enterprises.  Opportunities exist to intensive development in this area. 
 
The 24th Avenue industrial area includes a variety of activities including warehousing 
flex space, food processing, warehousing, industrial services, and some light 
manufacturing.    
 
The 23rd Avenue industrial area includes agricultural food processing, the City Public 
Works shops and agricultural processing businesses. This industrial area is in a state of 
transition.   
 
The Southeast industrial area is anchored by a high technology firm specializing in 
circuit board manufacturing.  A sizable amount of vacant industrial land remains in this 
area.  The majority of manufacturing employment in Forest Grove is located in this area.   
 
Based on the Economic Opportunity Analysis there is a potential 20-year need for 
approximately 240 vacant acres of industrial land.  The current supply of vacant land is 
approximately 290 acres.  This amount of land does not include land with vacant 
structures that could accommodate future needs.  Consideration should be given to 
converting excess industrial land in appropriate locations for other employment needs 
such as medical facilities and offices.   Some land designated industrial could also be 
used for mixed-use development or residential development.   
 
Objectives 
 
1. Provide at least 309 acres 250 acres of land for additional industrial development 
anticipated over the next 20 years. [Vacant supply is 290 acres.  At least 40 
acres of industrial land could be re-designated] 
2. Land designated for industrial use shall have a slope of 5% or less and access to 
arterial and collector street and adequately sized utilities. 
3. Attempt to annex sufficient land so that one half of the 20 year need and one 75 
acres tract is available for development. Ensure the availability of at least one 
large industrial tract comprising at least 50 gross acres in land area. 
Draft Land Use Element 
 
 26 
4. Develop plans for the financing and construction of streets and sanitary sewers 
serving land designated for future industrial use. 
5. Maintain an inventory of available industrial land, updating it annually.  [Shouldn’t 
be in comprehensive plan] 
6. Provide for specific industrial activities as permitted uses in designated industrial 
districts, restricting retail and office uses to those directly accessory to the main 
industrial use of a site. [need to revise policy to allow for direct sales of product 
produced on site] 
7. Provide that industrial activity shall be separated from established residential 
neighborhoods and all future residential development, and require either natural 
or man-made buffers between industrial and residential land.   
8. The City shall cooperate with the local Chamber of Commerce and other 
economic development entities in the area in promoting industrial development in 
Forest Grove. 
9. Coordinate the designation of industrial and other land use activities in the 
Comprehensive Plan with the Transportation Element.  Through the designation 
of industrial land use linked to the recommended transportation network of 
arterials and collectors, existing and proposed residential areas can be avoided 
to the maximum extent possible 
10. Access to industrial sites shall be from arterials or local industrial streets, 
oriented away from residential areas wherever feasible. 
11. Estimate industrial land needs for the next 50 years and identify the most 
appropriate locations for this development to occur.  The design of future sewers 
and other facilities should take into account the servicing of this additional land 
area. 
12.  Implement development standards to promote start-up businesses. 
13.  Work with our regional partners to ensure there’s an adequate supply of 
industrial land in locations meeting the economic development needs of Forest 
Grove. 
14. Develop a concept plan for the Purdin Road Urban Reserve Area. 
15. Implement development standards to promote the efficient use of industrially 
zoned land. 
16. Transition industrial activities out of the Town Center and re-use these sites for 
commercial and residential mixed-use activities. 
17. Redesignate appropriate industrial areas to employment areas to promote a 
diversity of employment activities and encourage the re-use of underutilized land.  
18. Seek opportunities to recruit industrial activities that could take advantage of the 
City’s cost-competitive electricity rates and the skills of the resident labor force. 
19. Develop economic development programs that support Forest Grove’s location in 
the region and limited connectivity with Hillsboro and Portland.  Work with 
regional partners to overcome these constraints. 
20. Promote small scale manufacturing and services with housing in zoning and 
development standards.   
21. Implement a land use concept to increase jobs-housing ratio in Forest Grove 
from 1.2 to 1.5.   
Draft Land Use Element 
 
 27 
22. Transition industrial activities out of the Town Center and re-use these sites for 
commercial and residential mixed-use activities. 
23. Implement development standards and incentives to protect large industrial sites. 
24. Implement development standards and incentives to encourage the preservation 
of large industrial sites. 
25. Redesignate appropriate industrial areas to employment areas to promote a 
diversity of employment activities and the re-use of underutilized land. 
 
Implementation Actions 
 
Specific land use implementation actions are described below:  
 
1. The City of Forest Grove will adopt a land use concept that promotes the efficient 
use of land within the urban growth boundary17.  Measures to promote the 
efficient use of land will take into account local land economics and market 
feasibility.  Examples of development standards to encourage the efficient use of 
land include implementing minimum floor area requirements in all commercial 
and employment zones, increasing minimum development densities, reducing 
off-street parking requirements, allowing for density bonuses, and/or transfer of 
development rights.   
 
2. The City of Forest Grove will support policies that promote the continued viability 
of the Forest Grove Town Center as the focal point of the community.  Future 
comprehensive plan text and map amendments affecting land use should 
consider potential positive and negative impacts to the Forest Grove Town 
Center.  Potential positive impacts include increasing housing in the Town Center 
and finding creative ways to efficiently use upper floor space.  Negative impacts 
include implementing policies that increase land values beyond what downtown 
shop owners can afford and allowing the continuation of incompatible land 
extensive activities better suited for employment or industrial areas.  Other 
negative impacts include adopting zoning provisions that do not recognize 
market realities.     
3. The City of Forest Grove will support policies that encourage locating 
complementary land uses in proximity to reduce demand on transportation 
systems and improve the overall quality of life of the community. 
4. The City of Forest Grove will develop land use concept plans for approved urban 
reserve areas that support the complete community concept by complementing 
the historic development pattern of the community, promoting jobs-housing 
balance, providing cost-effective public services and governance and limiting 
                                        
17 The efficient use of land reduces pressure to expand the urban growth boundary and thereby 
conserving agricultural land, reduces the cost of development by reducing the cost to extend public 
services, reduces traffic congestion by placing complementary activities near one another and improves 
air quality and lowers greenhouse production, reduces the length of automobile trips and reduces the 
cost to operate a vehicle.   
Draft Land Use Element 
 
 28 
development impacts affecting surrounding agricultural activities and 
investments.  
5. The City of Forest Grove will promote policies designed to protect the character 
of single family residential neighborhoods while also allowing for limited infill 
development.  
6. The City of Forest Grove will support policies to consolidate access points along 
the Pacific Avenue corridor. 
7. The City of Forest Grove will participate in regional affairs to advance policies 
that address local land use and development needs.   
 
Plan Monitoring 
 
The comprehensive plan is intended to be a dynamic document.  The plan should be 
reviewed periodically and updated to ensure that policies remain relevant based on 
changing conditions and community needs.   
 
Cross References 
 
ORS 197, Metro Regional Framework Plan, Statewide Land Use Planning Goal 2, 
Comprehensive Plan Background chapter, Comprehensive Plan Housing Element, 
Comprehensive Plan Economic Development Element, Comprehensive Plan 
Urbanization Element. 
 
Allow for fee credit or SDC reduction if project or development is LEED certified and it 
can be documented that there will be a reduction in storm water runoff, water use, or 
sanitary sewer impact, etc. 

  1 
Natural Resources and Hazards 
 
The natural amenities that made Forest Grove attractive for permanent settlement also 
create potential hazards for persons and property.  Forest Grove is located near the 
Coast Range foothills and Tualatin River watershed.  Gales Creek and Council Creek 
are prominent features providing a sense of place in the metropolitan region.  Forest 
Grove is located in an area susceptible to a variety of natural hazards.  Forest Grove’s 
location near the Coast Range foothills, Gales Creek, Council Creek provides scenic 
vistas.  These amenities also present potential hazards due to landslide and flooding.   
 
Oregon’s land use planning program requires that communities in Oregon address 
potential natural hazards to minimize risks to people and property.  Natural hazards 
include earthquakes, floods, landslides, wildfire, and wind storms.  
 
In 2010, the City of Forest Grove adopted the Forest Grove Emergency Operations 
Plan.  The plan defines the roles and responsibilities of emergency responders that 
serve the Forest Grove area.  In addition, the Emergency Operations Plan identifies 
specific hazards potentially affecting the community. 
 
Oregon Statewide Land Use Planning Goal 7 
 
Oregon Statewide Land Use Planning Goal 7 addresses areas subject to natural 
hazards.  The primary objective of Goal 7 is to protect people and property from natural 
hazards. Goal 7 requires that local governments adopt comprehensive plans 
(inventories, policies, and implementing measures) to reduce risk to people and 
property from natural hazards. Natural hazards for purposes of Goal 7 include floods, 
landslides, earthquakes and related hazards, tsunamis, coastal erosion, and wildfires.  
Local governments may identify and plan for other natural hazards.  This element of the 
Comprehensive Plan addresses the topics included under Goal 7.  
 
Goal 7 also suggest that when reviewing development requests in high hazard areas, 
local governments should require site-specific reports where appropriate for the level 
and type of hazard (e.g. hydrologic reports, geotechnical reports or other scientific or 
engineered reports) prepared by a licensed professional.  Such reports should evaluate 
the risk to the site as well as the risk the proposed development may pose to other 
properties.  While development should not be completely prohibited due to slope care 
should be taken to avoid development on unstable slopes. 
 
Building limitations are associated with the character of the geology and the soils in the 
Forest Grove study area.  Four general geologic formations underlie the region and 
produce soils.  Columbia River Basalt and a layer of sedimentary rock lie in the northwest 
of the study area composing the uplands of David Hill.  Building is limited here by steep 
slope, uneven settlement, sewage disposal problems, and by potential erosion and 
landslides.  The two other geologic layers are the young alluvial deposits in the flood plain 
of the area and the older valley fill which underlies much of the City and areas to the north.  
Building limitations associated with these formations result from poor drainage and 
moisture problems leading to potential shrink-swell, low shear strength (weak foundation) 
and high water table. 
  2 
 
Oregon Statewide Land Use Planning Goal 5 
 
Oregon Statewide Land Use Planning Goal 5 addresses Natural Resources.    The 
purpose of Goal 5 is to protect natural resources and conserve scenic and historic areas 
and open spaces.  This chapter of the Comprehensive Plan addresses the natural 
resources aspect of Goal 5.  Historic areas and open spaces are addressed in the Public 
Facilities and Community Services chapter of the Comprehensive Plan.   
 
Seismic Activity 
 
Seismic activity presents a potential risk for the Forest Grove community.  Several 
identified fault lines run parallel to the Coast Range just west of Forest Grove.  The 
historical record shows that more than 56 earthquakes have been widely felt in or near 
the greater Portland area.  The more severe earthquakes occurred in 1877, 1880, 1953, 
1962, and 1993.   
 
Forest Grove Town Center is characterized by many late 19th and early 20th Century 
buildings. These buildings add to the charm of the community.  These same buildings 
are also susceptible to potential damage during a moderate to severe seismic event.  
City policy should reinforce state building requirements regarding seismic retrofits and 
upgrades.  Effort should be made to protect these community resources through 
building reinforcement.     
 
Many utility lines are placed underground including water, sewer electricity and 
telecommunications.  These connections are vulnerable to damage during a seismic 
event.            
 
Damage from seismic activity may result from amplification, liquefaction, and slope 
instability.  The map below, prepared by the Oregon Department of Geology and 
Mineral Industries, shows relative earthquake hazard areas.  The darker orange areas 
are locations rated as a high relative earthquake hazard area.  Yellow indicates a lower 
zone of earthquake hazard.  
 
 
 
 
  3 
 
 
 
 
 
 
As the Oregon Emergency Management website states: Since the late 1980´s, the 
citizens of Oregon have become increasingly aware that their home is definitely 
earthquake country and that damaging earthquakes will strike the state. This growing 
awareness increased dramatically in 1993 when western Oregon experienced two 
damaging upper crustal earthquakes, Scotts Mills (magnitude 5.6) and Klamath Falls 
(magnitudes 5.9 and 6). The last significant earthquake in Oregon, prior to 1993, was in 
1962. 
 
In addition to earthquake activity in the historic record, prehistoric evidence for great 
subduction zone earthquakes and associated tsunamis has been found in coastal 
wetlands along the Pacific Northwest coast. The last one, approximately 300 years ago, 
may have been a magnitude 9 or greater, affecting coastlines from British Columbia to 
Northern California. What is most surprising is that evidence for this great earthquake 
also came from Japan. Japanese historic records indicate that a destructive distantly-
produced tsunami struck their coast on January 26, 1700. It is very possible that the 
subduction zone earthquake, that produced this tsunami, occurred off the Pacific 
Northwest coast. Indian legends also lend some support to the timing of this last event. 
 
  4 
Faults 
 
 
 
Floods 
  
Northwest Oregon is susceptible to strong winter storms that are carried along the Jet 
Stream over the Pacific Ocean.  Heavy rain events are not uncommon during the fall, 
spring, and autumn months.  These rain events caused localized flooding especially 
south of Forest Grove along the Gales Creek.  B Street south of the Forest Grove Town 
Center is often impacted by Gales Creek flood waters.  Fern Hill Road, south of 
Highway 47, also floods after heavy rain events.  Closure of these streets presents and 
inconvenience to Forest Grove travelers. Alternative transportation routes exist 
including Elm Street, Golf Course Road in Cornelius and Oregon Highway 219 in 
Hillsboro. 
 
Forest Grove is located Gales Creek poses the greatest risk to flooding.  Winter storms 
routinely result in flooding over B Street between Highway 47 and the Forest Grove 
Town Center.  In addition flooding also occurs over Fern Hill Road south of Highway 47.  
This flooding reduces access from Forest Grove to points south.   
 
The map below shows the extent of flooding impacting Forest Grove during the 1996 
Flood.  As the map shows B Street, a portion of Highway 47, and Fern Hill Road were 
inaccessible during the 1996 Flood 
 
  5 
 
 
 
The land within this flood plain constitutes about 3500 acres and is associated with 
sections of Gales Creek, the Tualatin River and Council Creek.  Most of this land is in 
agricultural uses south of the City with only a few acres actually within the present city 
limits.  The flood plain represents a large section of land bordering the City which blocks 
expansion for development to the south and north.  Because of the building hazard, the 
flood plain represents a large section of land with open space characteristics.  This land 
could fit easily into an open space system while simultaneously utilizing it as an 
agricultural resource.  Drainage hazard areas exist and are identified in addition to the 
three major streams in the area. 
 
Scoggins Dam 
 
Scoggins Dam is located southwest of Forest Grove near the City of Gaston.  According 
to the Bureau of Reclamation Tualatin Project Internet Site: 
 
Scoggins Dam is a 151-foot-high zoned earthfill structure that is 2,700 feet long 
at the crest and contains 4 million cubic yards of material. The upstream side of 
the dam is faced with rock riprap for protection against wave action; the 
downstream side is faced with topsoil and planted with grass. Total capacity of 
Henry Hagg Lake is 59,910 acre-feet (active 53,600 acre-feet).  
 
As stated in the Forest Grove Emergency Operations Plan: 
 
“[A]ll dams are subject to earthquakes, tremors and other threats (sabotage, 
hurricanes, ice flows, winter storms, and severe runoff).  Should the Scoggins 
Dam fail, downstream homes, roads, bridges, fields, etc. could quickly become 
saturated and flooded.  While flood waters impacting Forest Grove could be 
relatively shallow, flooding would cause debris exacerbating conditions. Flood 
debris could release environmental contaminants and potentially impede 
  6 
movement and commerce.  The Scoggins Dam Emergency Action Plan, prepared 
by the U.S. Bureau of Reclamation, outlines procedures to be taken in the event of 
a dam failure.”   
 
Slope 
 
Lands with slopes above 20% are considered constrained for purposes of building.  A 
considerable amount of such land exists in the northwest section of the study area on 
David Hill mixed with land of lesser slope.  Only a small portion of this hazardous sloping 
land exists in the existing city limits with the bulk of the study areas and only steep slopes 
on David Hill might be subject to such hazards. 
 
The David Hill area includes the steepest land within the Forest Grove portion of the 
UGB.  Slopes exceed 20% with elevations ranging from 320 feet to 480 feet.  Building 
limitations are associated with character of the geology and soil types.  Four general 
geologic formations underlie the Forest Grove area.  Columbia River Basalt and a layer 
of sedimentary rock are present in the northwest part of the UGB comprising the 
uplands of David Hill.  Historically, building has been limited in this area due to steep 
slopes, uneven settlement, sewage disposal problems, and by potential erosion and 
landslides.  The two other geological layers are alluvial deposits in floodplains and older 
valley fill which underlies much of the City and areas to the north.  Building limitations 
associated with these areas formations result from poor drainage and moisture 
problems leading to potential shrink-swell, low shear strength and high water table. High 
water table corresponds to seasonal flooding. 
 
  7 
The map below shows contour elevations and areas that exceed 25% slope.  
 
 
 
 
The map below shows areas that exceed 10% slope. 
 
 
 
Soil Type  
 
Particular soil types in the study area have potential shrink-swell and low shear strength 
problems.  These characteristics of the soil limit the ability of the soil to support building 
foundations and can damage structures through expansion and contraction in response to 
  8 
moisture levels.  The latter problem of shrink-swell potential is associated with isolated 
patches of land in the flood plain and the extreme northern section of the study area.  The 
weak foundation problem of low shear strength is more common in areas within the city 
and immediately north of the city.  These potential building limitations require careful 
analysis of building sites and building adaptations and safeguards. 
 
North of David Hill Road the predominant soil type is Laurelwood Silt Loam.  This soil 
type is well drained, depth to water table more than 80 inches. South of David Hill Road 
the predominant soil type is Cornelius and Kinton Silt Loam.  This soil type is 
moderately well drained.  Depth to water table about 27 to 37 inches.  East of Thatcher 
that predominant soil type is Woodburn Silt Loam. The Woodburn soils are on nearly 
level to gently sloping broad valley terraces at elevations of 150 to 400 feet above sea 
level. This soil type is moderately well drained with slow to medium runoff and slow 
permeability.  
 
As the supply of land is exhausted at lower elevations there will be increased pressure 
to build at higher elevations and on steep slopes.   
 
The maps below provide delineation of soil types in Forest Grove and associated 
characteristics.  Soils in the region tend to be soft and slick especially in higher 
elevations.  
Central Forest Grove 
 
 
 
45 A – Woodburn Silt Loam 0% to 3% slope (runoff is slow) 
45 B – Woodburn Silt Loam (3% to 7% slope) 
2 – Wapato Verboort Cove Association   (very deep, poorly drained, level silt clay loams 
and clays) 
 
  9 
David Hill Area 
 
 
 
 
 
Wildfire 
  
While Forest Grove is not identified as being in a high risk wildfire area by the Oregon 
Department of Forestry, wildfire is a potential risk to certain areas of the community.  
The greatest for wildfire in Forest Grove is from the interface between wildland and 
developed areas.  This is called the occluded wildland-urban interface characterized by 
islands of wildland vegetation inside a largely urbanized area.   
 
The northwest part of Forest Grove is steeply sloped and forested.  Most of the 
remaining developable land within the Forest Grove portion of the urban growth 
boundary is within this area. This area is most susceptible to potential wildfire.  
 
The information below summarizes the steps that could be used to assess wildfire 
threat: 
  
Step 1 
 
 Select the areas to be evaluated 
 Define the area or scope of assessment 
 Using a map, display the interface areas 
 Name or number each area 
Step 2 
 
 Select the hazard components to consider in the assessment 
  10 
 Assemble the list of hazard components  
 Fuel 
 Topography 
 Weather 
 Fire history 
 Roofing materials 
Step 3 
 
 Rank the hazard components 
 Define a system to rank the hazard level of the components 
 Evaluate and rank each individual component  
 Develop an overall hazard rating system 
 Calculate the overall hazard rating 
Step 4 
 
 Compile the hazard rankings in a useable format 
 Use a variety of display methods to make the data understandable 
 Consider maps and computer modeling for analyzing data 
Step 5 
 Develop future actions 
 Use the information developed to reduce the fire-loss potential 
 
This assessment methodology is useful for identifying hazard areas.  Once identified the 
population residing for project to reside in the hazard could be calculated. In addition, 
the value of structures could be calculated to estimate potential loss form a wildfire 
event.  
 
Winter Storms 
 
Forest Grove is susceptible to winter storms.  Winter storms may result from strong 
winds, heavy rain and snow/ice.  Strong winds may damage trees causing property 
damage and personal injury.  The most common problem from winter storms includes 
tree damage and localized flooding.  
 
Air Quality 
 
The problem to be faced by Forest Grove and other fast growing communities in the state 
in the coming years will be how to accommodate their share of anticipated regional growth 
while at the same time protecting the quality of the community's environmental resources.  
As has often been the case in the past, as the resident population of an area increased, 
the demands placed upon the land for residential, commercial and industrial use has often 
had this development occurring in environmentally sensitive areas.  As a result, the quality 
of the areas air, water and land resources has often suffered, with the damage done being 
irreversible.  In the future, it will be up to each individual community in the state to develop 
and implement comprehensive guidelines for development to ensure that the economic 
benefits derived from growth will not be cut short from the unnecessary abuse or neglect of 
the community's environmental resources. 
  11 
 
Lacking specific data on air quality in Forest Grove to evaluate the extent and degree of air 
pollution within the community and study area, data for Hillsboro from the Oregon 
Department of Environmental Quality was used for analysis. 
 
The map below shows the Oregon Air Quality Surveillance Network.  Monitoring stations in 
Washington County include Hillsboro, Beaverton, and Sherwood (summer only).  An air 
monitoring station is also located in McMinnville. 
 
 
 
 
The graph below shows the seasonal nature of air quality in the region as measured in 
Hillsboro.  Air quality in western-Washington County tends to be worst during the winter 
months with the unhealthiest air quality in mid-November.1    
                                            
1
 USFG on the chart below means Unhealthy for Sensitive Groups 
  12 
 
 
Water Quality 
 
In 1972, Congress enacted the Water Pollution Control Act which directed states to 
establish standards relative to water quality and formulate regulations to ensure that these 
standards are met.  In response to this Federal mandate, the Oregon Department of 
Environmental Quality established standards for all rivers in the state. 
 
As a community in the greater Portland metropolitan area, the City of Forest Grove has 
worked closely with other local and regional governmental bodies, especially Washington 
County Clean Water Services, to ensure that the quality of surface and ground water 
resources of the city would be adequately protected from the unregulated discharge of 
wastewater.   
 
Local ground- and surface water is a significant resource for the community.  Water 
resources include: 
 
 Clear Creek Watershed; 
 Gales Creek; 
 Scoggins Reservoir/Henry Hagg Lake; 
 Tualatin River; 
 Wetlands; and 
 Groundwater 
 
Land use practices and development design affect the quality of the community’s water 
resources.  As such, the City will enact policies to protect and restore water resources in 
partnership with Washington County Clean Water Services and Metro including Title 3 
of Metro’s Urban Growth Management Functional Plan (Water Quality and Flood 
Management) and Title 13 (Nature in Neighborhoods).. 
  13 
 
Complying with Oregon Statewide Land Use Planning Goal 6 (Air, Water and Land 
Resources Quality) requires that the City adopt policies and standards to protect water 
quality.  The purpose of Goal 6 is to maintain and improve the quality of the air, water, 
and land resources of the state.  Under Goal 6, local plans should take into account 
methods and devices for implementing Goal 6 including land use controls and 
ordinances.  The Forest Grove Development Code is the primary means for 
implementing land use controls for the City.  Such controls include requirements for 
storm water drainage and protection of natural resource areas.      
 
The erosion and sediment control requirements of Title 3 and the Clean Water Services 
erosion control programs have a positive impact on reducing erosion and sedimentation 
affecting local streams and other water resources.  
 
Wetlands  
 
In 2011, the City reviewed the Local Wetland Inventory prepared in 1999.  The purpose 
of the review was to confirm the location of wetlands in the City included isolated 
wetlands.  The Local Wetland Inventory review and analysis is included as technical 
appendix to the Comprehensive Plan.   
 
The map below shows the locations of identified wetlands in the Forest Grove planning 
area.  Refer to the technical appendix for additional detail.  
 
  
  14 
 
Vegetative Corridors 
 
Clean Water Services has mapped areas of potential development impact along 
streams in the Forest Grove area.  These areas of potential impact are also referred to 
as “vegetative corridors.” The purpose of this chapter is to outline design requirements 
for storm and surface water management related to water quality Sensitive Areas and 
Vegetated Corridors.  Greater review is required for projects within these areas to 
address potential water quality impacts. The review requirements are intended to 
prevent or reduce adverse impacts to the drainage system and water resources of the 
Tualatin River Basin.  In combination with other state, federal, and local laws and 
ordinances, these requirements promote protection of the beneficial uses of waters 
within the Tualatin River Basin and within the Clean Water Services District including 
Forest Grove.  
   
 
 
  15 
Goals 
 
1) All development shall consider, take into account and demonstrate suitability relative 
to the natural hazard limitations of the Forest Grove area. 
2) Flood plain areas shall be protected from incompatible uses to reduce potential for 
property damage. 
 
3) The area’s air quality shall be maintained and where possible improved to ensure 
community livability. 
 
2) The area’s water quality shall be protected, maintained and improved wherever 
possible to ensure livability. 
 
3) Maintain and improve community sustainability by promoting future economic 
activities that are environmentally desirable. 
 
Policies 
1) Areas with known Geologic hazards, or soils which the Soil Conservation Service has 
rated as severe hazard soils including shrink-swell potential, weak foundation support 
(shear strength), and erosion hazard shall permit construction and densities only 
when adhering to recommendations made through engineering analysis, review and 
ordinances. 
2) Those involved in development will be required to address hazard conditions by the 
inclusion of basic environmental data (i.e. soil type, elevation of the flood plain, 
geologic limitations, etc.) and related designs and for engineering solutions in the 
submittal requirements for the development. 
3) Adopt as a provision in both the zoning and subdivision ordinances that an 
environmental report be prepared and certified by a qualified engineer for all 
development proposals in areas having natural physical hazards and/or limitations.  
As part of the environmental report, the engineer shall identify the intensity of urban 
development to be permitted based upon the carrying capacity of the land.  Open 
space may be required within the development in order to protect the public health 
and safety. 
4) Permanent structural improvements will not be permitted in areas delineated as being 
located within the floodway of the 100 year flood plain as indicated from flood plain 
surface elevations provided by the U.S. Army Corps of Engineers. 
5) The development of areas delineated as being within the 100 year flood plain as 
indicated from flood plain surface elevations provided in the most current Washington 
County, Oregon - U.S. Army Corps of Engineers information shall be limited to 
appropriate open space uses. 
6) Fill and compensatory excavation of the flood plain shall be used only as a final 
design solution for development adjacent to the floodway.  Developers shall be 
  16 
required to spell out how development alternatives were evaluated and conclusions 
were made. 
 
 
7) Cluster development to accommodate needed housing while preserving larger 
blocks of forest land and open space. (ADF, Tree City USA Bulletin No. 63) 
 
 
8) Establish landslide mitigation measures including logging regulations on steep 
slopes, landscape requirements, drainage controls, and pre-development 
technical studies.  
 
 
9) Minimize the risk of loss of life and damage to property from wildfires within the 
City and the urban growth boundary.   
 
10) Collaborate with local agencies to evaluate the local risk of wildland-urban 
interface fires.   
 
11) Collect data related to fuel locals and mapping vulnerable areas Prepare 
landscaping regulations to improve fire resistance  
 
12) Adopt adequate roadway requirements to assure response by fire protection 
agencies.   
 
13) Amend development standards in areas with potential landslide hazard to 
minimize potential landslides while allowing appropriate development.   
 
14) Evaluate the need for seismic retrofit improvements to existing buildings in the 
Town Center to minimize potential damage where feasible.  
 
15) Land use controls and project reviews will be used to determine and regulate the 
impact of development on water quality. 
 
16) Transportation Plan objectives and alternatives that encourage and provide for 
increased bicycle and mass transit ridership shall be adopted. 
 
 
 
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Education and School Facility Element   
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Education and School Facility Element 
 
 
Purpose  
 
This element of the comprehensive plan highlights public and private educational 
opportunities in and around Forest Grove.  This element also addresses the 
requirements of Oregon Revised Statutes Chapter 195.110 related to long term school 
facility planning. 
 
Introduction 
 
Forest Grove’s history is tied to education.  The City of Forest Grove grew-up around 
the Tualatin Academy; the first educational institution chartered by the Oregon 
Territorial Legislature in 1849.  The Tualatin Academy, was a secondary school that 
became what is now Pacific University.  The mission of the Tualatin Academy continues 
today through a partnership between the Forest Grove School District and Pacific 
University.  This partnership provides opportunities for high school students interested 
in taking classes at the university level.   
 
The Forest Grove School District is the primary provider of public instruction in Forest 
Grove for grades kindergarten through high school.  The Northwest Regional Education 
Service District supplements programs offered by the Forest Grove School District 
including services for special needs students. 
 
Forest Grove is also located within the Portland Community College district boundary.  
Based on enrollment, Portland Community College is the largest post-secondary public 
provider of education in Oregon.  Classes are primarily offered at the PCC Rock Creek 
and Sylvania campuses and Hillsboro Center.  Portland Community College offers 
associate degree programs as well as continuing education classes.   
 
Pacific University is the most prominent educational institution in Forest Grove.  Pacific 
University is a private liberal arts and graduate teaching and health professions 
university.  Undergraduate programs are taught on the Forest Grove campus with most 
graduate classes taking place in Hillsboro.  Pacific University is well known for their 
optometry and psychology degree programs.   
 
Other providers of education include a variety of private vocational colleges in Hillsboro 
and Portland.       
 
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Demographics  
 
Characteristics of the population help to inform school needs both now and in the future.  
The information that follows provides a broad overview of general population 
characteristics. 
 
General Population Characteristics 
 
The table below shows general population characteristics for Forest Grove residents.  
The total population of Forest Grove in 2010 is approximately 21,080 persons.  The 
median age of Forest Grove residents is 32.7 years. 
 
Approximately 79% of Forest Grove residents are White.  Persons identifying 
themselves as some other race is the next largest category at 12.5% of residents.  This 
category is followed by persons of two or more races at 3.9%.  Asian, Native American 
and the African American population makes-up approximately 5% of Forest Grove 
residents.   
 
Approximately 23% of the Forest Grove population identifies themselves as being of 
Hispanic Origin.  It’s important to note that Hispanic Origin is not a racial category as 
defined by the US Census Bureau.  Persons identifying themselves as being of 
Hispanic Origin may also be counted under one or more racial category.  
 
Forest Grove 
General Population Characteristics 
Total Population 21,083 
Median Age 32.7 
Population below age 15 22.0% 
Population above age 65 12.8% 
White 78.8 
Other  12.5% 
Two or More Races 3.9% 
Asian 2.6% 
Native American 1.1% 
African American 0.8% 
Hispanic Origin 23.1% 
 
Cornelius 
General Population Characteristics 
Total Population 11,869 
Median Age 30.4 
Population below age 15 31.8% 
Population above age 65 7.3% 
White 64.0% 
Other  27.2% 
Two or More Races 4.0% 
Asian 2.2% 
Native American 1.3% 
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African American 1.2% 
Hispanic Origin 50.1% 
 
As the tables above show, Forest Grove has an older population than Cornelius.  The 
median age of a Forest Grove resident is 32.7 years of age.  In contrast, the median 
age of a Cornelius resident is 30.4 years.    
 
Cornelius is a more diverse city than Forest Grove.  Approximately 50% of the 
population in Cornelius identifies themselves as being of Hispanic origin.  This 
compares to Forest Grove where 23% of the population is of Hispanic origin.   
 
Households also tend to be larger in Cornelius than households in Forest Grove.  
According to the US Census Bureau, the average household size in Cornelius is 3.51 
persons per household.  The average household size on Forest Grove is approximately 
2.77 persons per household.  This is a significant difference.   
 
School Age Population 
 
The tables below show the current and future distribution of school age population in 
Forest Grove for the years 2010 and 2030. The 2010 population estimates are from the 
US Census Bureau’s American Community Survey.  For planning purposes the City 
estimated population by school age group for the year 2030.  The City’s estimate is 
based on long-term household and population projections, prepared by Metro, for the 
year 2030.  Population for the year 2030 was assigned to school age groups based on 
the current (year 2010) distribution of population by age group.  The City recognizes 
that this methodology is not as accurate as performing a cohort survival analysis.  
However, this technique is the best way to assess potential population by age group 
given available resources.   
    
Estimated School Age Population for Forest Grove (2010) 
 
Age Group Population Percent 
5 to 9 Years 1,637 7.9% 
10 to 14 Years 1,439 7.0% 
15 to 19 Years 1,635 7.9% 
20 to 24 Years 1,730 8.4% 
   
Total 6,441 31.2% 
   
Source: US Census Bureau, American Community Survey 2010 
 
Estimated School Age Population for Cornelius (2010) 
 
Age Group Population Percent 
5 to 9 Years 1,149 9.7% 
10 to 14 Years 1,053 8.9% 
15 to 19 Years 1,018 8.6% 
20 to 24 Years 787 6.6% 
   
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Total 4,007 33.8% 
   
 
Projected School Age Population for Forest Grove (2030) 
 
Age Group Population Percent 
5 to 9 Years 2,265 7.9% 
10 to 14 Years 2,007 7.0% 
15 to 19 Years 2,265 7.9% 
20 to 24 Years 2,409 8.4% 
   
Total 8,946 31.2% 
 
Projected School Age Population for Cornelius (2030) 
 
Age Group Population Percent 
5 to 9 Years  1,989 9.7% 
10 to 14 Years 1,824 8.9% 
15 to 19 Years 1,763 8.6% 
20 to 24 Years 1,359 6.6% 
   
Total 6,935 33.8% 
 
 
Difference Between 2010 and 2030 for Forest Grove  
 
Age Group Population 
5 to 9 Years 628 
10 to 14 Years 568 
15 to 19 Years 630 
20 to 24 Years 679 
  
Total 2,505 
 
The chart below, prepared by the Forest Grove School District, shows the number of 
students enrolled or projected in various grade levels on an annual basis over a six 
school year period.  The chart shows how “age cohorts” progress through grade levels.   
 
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Education and School Facility Element   
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The table below shows estimated school enrollment for residents over the age of 3 in 
Forest Grove.  The data is from the American Community Survey prepared by the US 
Census Bureau.  Elementary school enrollment represents the largest percentage of 
school enrollment in Forest Grove.  Elementary school enrollment is followed by college 
enrollment at 33%.  This is expected with the presence of Pacific University in Forest 
Grove. 
 
Grade Forest Grove 
Population 
Forest Grove 
Percent 
Cornelius 
Population 
Cornelius 
Percent 
Nursery/Pre-School 211 3.4% 249 7.1% 
Kindergarten 257 4.1% 120 3.4% 
Elementary (Grades 1 – 8) 2,585 41.3% 1,976 56.2% 
High School (Grades 9 -12) 1,131 18.1% 677 19.3% 
College or Graduate School 2,073 33.1% 494 14.1% 
     
Total 6,257 100% 3,516 100.0% 
Source: US Census Bureau, American Community Survey 2010 
 
Educational Attainment (Population 25+) 
 
The table below shows educational attainment for persons age 25 years and older living 
in Forest Grove.  Approximately one-quarter of Forest Grove residents 25 years of age 
and older have some type of college degree.  Another quarter of the population 
attended some college but did not receive a degree.  Approximately 10% of the Forest 
Grove population older than 25 have less than a 9th grade education.  Another 9% 
attended high school but did not receive a diploma.  Therefore, almost one-fifth of the 
adult population, 2,250 persons over 25 in Forest Grove, has not graduated from high 
school.          
 
Grade Forest Grove 
Population 
Forest Grove 
Percent 
Cornelius 
Population 
Cornelius 
Percent 
Less than 9th  1,160 9.5% 1,586 24.0% 
9th to 12th (No Diploma) 1,088 8.9% 516 7.8% 
High School Graduate 3,353 27.4% 1,707 25.8% 
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Some College, No Degree 3,261 26.6% 1,517 22.9% 
Associate’s Degree 782 6.4% 484 7.3% 
Bachelor’s Degree 1,679 13.7% 582 8.8% 
Graduate or Professional Degree 918 7.5% 225 3.4% 
Total 12,241 100% 6,617 100% 
     
Source: US Census Bureau, American Community Survey 2010 
 
 
Forest Grove School District 
 
The Forest Grove School District serves a large portion of western Washington County 
including the communities of Forest Grove, portion of Cornelius, Gales Creek, 
Glenwood, and Dilley.  The Forest Grove School District boundary is shown below with 
Forest Grove and Cornelius at the eastern edge of the boundary.  The western 
boundary is the Washington/Tillamook County line. 
 
 
 
 
As of 2009, the District has ten school buildings and two support facilities.  This includes 
seven elementary schools, one upper elementary school, one middle school and one 
high school.    The two support facilities include the District’s central office on Main 
Street and the Taylor Way support annex off of Fern Hill Road south of Highway 47. 
 
The map below shows the locations of existing school locations in Forest Grove. 
 
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School Facilities in Forest Grove 
 
The Forest Grove school district serves a diverse population.  Approximately 2,800 
students are White making-up 49% of total school enrollment.  About 2,850 students are 
identified as being of Hispanic origin.  Hispanic students comprise about 48% of the 
student population.  The school district estimates that nearly 1,340 students are English 
language learners (approximately 23% of the student population).  Approximately 955 
students, or 16% of enrollment, come from migrant farm worker families.   
 
The diversity of the student population is an asset enhancing learning opportunities.  An 
example of this is the district’s Two Way Immersion Program.  Students participating in 
the program spend half their time learning English and half their time learning Spanish.  
The goal of the program is to create students who are literate in both languages.  The 
program, which started in 1996, includes about 300 students, including native Spanish 
speakers, Native English speakers and students who have grown-up in bilingual 
households.     
 
Growth in the Latino population is an important factor behind Forest Grove’s enrollment 
growth prior to 2008.  Historically, Hispanic enrollment increased more rapidly than 
other enrollments at the national, state and district levels.  This could be attributable to 
higher birth rates and a wave of immigration from Latin America prior to the 2008 
economic downturn.  Between 2000 and 2005, Hispanic enrollment climbed by over 54 
percent.  During 2006, Hispanic students accounted for over 38 percent of the total 
student enrollment in the Forest Grove School District.  This percentage has increased 
to 48 percent based on current statistics.       
 
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The chart below shows the breakdown of enrollment by grade level for the 2010 school 
year. As of 2010 there were approximately 1,960 high school students, 880 middle 
school students and 3,100 elementary school students.    
 
Forest Grove School District Enrollment (2010) 
Breakdown by Grade Level  
 
Grade Level Students 
Kindergarten – Fourth Grade 2,074 
Grades 5 and 6 888 
Grades 7 and 8 877 
Grades 9 through 12 1,963 
Charter School 144 
  
Total Enrollment 5,946 
 
 
The economic downturn that began in 2008 had a significant impact on school 
enrollment.  The chart below shows how annual school enrollment has changed since 
2002.  Projections for the 2012-2013 indicate that school enrollment could fall back to 
near 2002-2003 levels.        
 
Forest Grove School District Enrollment 
 
5,765
5,795
5,873
5,927
6,144
6,035
5,981 5,992 6,004
5,835
5,733
5,500
5,600
5,700
5,800
5,900
6,000
6,100
6,200
2002-
2003
2003-
2004
2004-
2005
2005-
2006
2006-
2007
2007-
2008
2008-
2009
2009-
2010
2010-
2011
2011-
2012
2012-
2013
School Enrollment
 
 
A number of factors may contribute to the decline in school enrollment.  One possible 
factor is the loss of employment, especially construction jobs in the region, since the 
start of the economic downturn.  Immigration has slowed due to fewer local job 
opportunities.  As a result, some families have returned to their native countries.   
 
Another factor contributing to the decline in school enrollment is the large number of 
housing foreclosures impacting the area.  The foreclosure process is disruptive and may 
force some families to relocate to other areas to find shelter with family or friends.   
 
Changes in state law could also affect enrollment in the short-term.  State law allowing 
for “open enrollment” may reduce the number of students attending class in the Forest 
2002-2003 5,765 
2003-2004 5,795 
2004-2005 5,873 
2005-2006 5,927 
2006-2007 6,144 
2007-2008 6,035 
2008-2009 5,981 
2009-2010 5,992 
2010-2011 6,004 
2011-2012 5,835 
2012-2013 5,733 
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Grove School District.  Data from the School District suggests as many as 53 students 
may transfer to the Forest Grove School District from other districts.  This number, 
however, will be more than offset by as many as 121 students transferring from Forest 
Grove to other school districts.     
 
Given recent events, when will school enrollment likely return to the levels experienced 
in 2006-2007?  It is unlikely that pre-recession housing and population growth will return 
for the foreseeable future.  Housing preferences are changing, fuel costs continue to 
rise and budgets at all levels of government continue to be strained.  Although 
prospects for robust growth appear weak, Forest Grove is well positioned to capture a 
larger share of the regional growth that does occur.  Forest Grove has an adequate 
supply of vacant and buildable land for new single family dwellings, competitive water 
and electrical utility rates and proximity to job opportunities in western-Washington 
County.  The supply of single family residential land is especially important given supply 
constraints expected to occur elsewhere in the Portland region.  These trends indicate 
that enrollment in the Forest Grove School District will rebound and surpass pre-
recession levels during the next decade.   Expectations for long term enrollment growth 
are addressed more fully below following the discussion of school facilities. 
 
Overview of Existing School Facilities 
 
The Forest Grove School District has ten school facilities, two support facilities and a 
health center.  Schools include one high school, one middle school, an upper 
elementary school, and eight elementary schools.  The two support facilities include the 
central office and Taylor Way support annex.  The district also operates a health center, 
located at the High School, for students and faculty.    
 
Additional information about individual school district facilities follows. 
 
Support Facilities 
 
Central Office The Central Office facility is a one-story building, with a finished 
basement and a mechanical mezzanine.  The building, located at 1728 Main Street in 
Forest Grove, was constructed in 1930-31 and was originally used as an elementary 
school.  Due to non-conformance with seismic codes, student occupancy is no longer 
allowed.  Major renovation of the building began in 1997.    The building is 
approximately 271,548 square feet and is constructed of brick and concrete.  The site is 
approximately 2.80 acres in area.    
 
Taylor Way Support Annex – The Taylor Way Support Annex is located in near Fern Hill 
Road and Taylor Way in Forest Grove.  The annex includes the district warehouse, 
maintenance area, bus barn and some office areas.  The Annex also houses the 
Community Alternative Learning Center (CALC).  The facility is two stories and was 
constructed in 1996 with a remodel in 2002.  The facility is approximately 70,000 square 
feet.  The site area is approximately 7.5 acres.  The building includes tilt-up construction 
with a wood roof and a metal framing with wood roof.    
 
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Health Center The Forest Grove School Based Health Center, located at Forest Grove 
High School, is operated by the Virginia Garcia Memorial Health Center.  Services are 
available to students and faculty of the Forest Grove, Banks, and Gaston School 
Districts.  Services include immunizations, routine physical exams, treatment of minor 
illness and injury, vision and blood pressure screening, individual and family counseling.  
The health center accepts most private insurance and offers a sliding fee scale based 
on family income.   
 
Elementary Schools 
   
Harvey Clarke Elementary School   Harvey Clarke Elementary School is a one story 
facility constructed in 1949 with an optimum capacity for 450 students and a maximum 
capacity of 511 students. Enrollment during the 2009-2010 school year at this facility is 
490 students.   
 
Harvey Clarke Elementary School serves most of northwest Forest Grove.  This is the 
fastest growing part of the city with the greatest amount of developable residential land.  
Office additions to the building were completed in 1998. The building has a total area of 
52,064 square feet and is of wood frame construction.  The school site is 10.88 acres in 
area. 
 
The following items were completed at Harvey Clarke Elementary School with bond 
funding between 2000 and 2005: 
 
 Re-roof of areas that were originally installed before 1996; 
 Replacement of glass block in gymnasium; 
 Replacement of heating system; 
 Replacement of domestic water lines; 
 Replacement of storm damaged sun screening; 
 Replacement of covered play structure; 
 Replacement of asbestos floor tile; 
 Abatement of asbestos pipe insulation. 
 
Additional projects will be completed as part of the 2010 bond.  These projects include 
classroom and student space, deferred maintenance, energy efficiency improvements, 
safety and security improvements and technological enhancements.  Total cost for 
these projects is estimated at $3.88 million (2010).   
   
Joseph Gale Elementary Enrollment at Joseph Gale Elementary is approximately 318 
students based on 2009-2010 data.  The 2010 bond includes construction of a new 
Joseph Gale Elementary School.  The new building will have a capacity of 500 students.  
This compares with the previous optimum capacity of 364 students and maximum 
capacity of 412 students.  The new school will be 18,000 square feet larger than the old 
school building.  Construction will meet a LEED silver or better rating.  Sustainability 
initiatives include installing solar panels.  The estimated cost of the project is $20 
million.  The school site is approximately is approximately 11.44 acres in area.   
   
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Tom McCall Upper Elementary School Enrollment at Tom McCall Upper Elementary 
School is approximately 960 students.  Optimum capacity is 800 students with a 
maximum capacity of 960 students.   
 
Tom McCall Upper Elementary School includes two two-story buildings constructed in 
2003.  Tom McCall West has a capacity of 500 students.  Tom McCall East has a 
capacity of 300, but is designed for expansion to accommodate an additional 200 
students.  The two buildings have a combined area of 72,000 square feet.  The school 
site land area is 37.36 acres.   
 
Completed bond work at the facility includes new facilities and renovation of the existing 
gymnasium at Tom McCall East.  Planned improvements as part of the 2010 bond 
include installation of operable windows, lighting and HVAC upgrades, security and 
safety improvements and technological enhancements.  Costs for these improvements 
are estimated at $185,000.   
 
Currently the Tom McCall facility is in excellent condition.  The chart below summarizes 
improvements made: 
 Expansion of Tom McCall East to accommodate 500 students 
 Remodel mezzanines for access at gymnasium 
 Remodel wall of library loft 
 Track repairs. 
   
Fern Hill Elementary School  Fern Hill Elementary school located in Southeast Forest 
Grove currently has 310 students in kindergarten through fourth grade.  The two-story 
facility was constructed in 2003 and is designed to allow expansion to house a total of 
500 students.  The building has a total area of 49,000 square feet.  The school site is 
approximately 10 acres in area. The 2010 bond includes several planned upgrades to 
the facility including roof flashing installation, HVAC control upgrades, safety and 
security improvements and technology enhancements.     
 
The Forest Grove School District has two elementary schools in Cornelius: Echo Shaw 
and Cornelius Elementary.  Other elementary school facilities include Dilley Elementary 
and Gales Creek Elementary School. 
 
Cornelius Elementary School has an optimum capacity of 364 students and a maximum 
capacity of 412 students.  Current enrollment is approximately 419 students.   
 
Echo Shaw Elementary School has an optimum capacity of 453 students and a 
maximum capacity of 513 students.  Current enrollment is 465 students. 
 
Dilley Elementary school serves the area south of Forest Grove.  Dilley Elementary has 
an optimum capacity of 228 students and a maximum capacity of 258 students.  Current 
enrollment is 290 students. 
 
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Gales Creek Elementary has an optimum capacity of 114 students and maximum 
capacity of 129 students.  Gales Creek Elementary is the smallest school facility in the 
school district.  The future of Gales Creek Elementary School is uncertain. 
  
Middle School  
  
Neil Armstrong Middle School Neil Armstrong Middle School is mostly a one-story 
building with an additional upper floor gymnasium area.  This school has an optimum 
capacity of 1,725 students and a maximum capacity of 2,070 students.  Current 
enrollment is approximately 957 students.   
 
Neil Armstrong Middle School was constructed in 1970 with a partial remodel in 1996.  
A 9,000 square foot addition to the building in occurred in 2003.  This school has 
approximately 946 students in seventh and eighth grades.  The building is 
approximately 114,000 square feet and is comprised of predominately tilt-up 
construction.  The site area is 42.92 acres. 
 
The following items were completed at Neil Armstrong Middle School with bond funding 
between 2000 and 2005.  These improvements include: 
 
 Code upgrades 
 Addition of seven classrooms 
 Replacement of folding partitions with solid walls 
 Re-roofing of the main building 
 Barometric relief vents 
 Boiler replacement with pumps 
 HVAC direct digital control 
 Domestic water line flow expansion and water line replacement 
 New ceiling including installation of flame barrier 
 Student locker replacement 
 
Improvements planned as part of the 2010 bond include classroom and student space 
additions, ADA access to upper gymnasium, asbestos tile abatement and new flooring, 
track resurfacing, kitchen modifications, new bleachers to meet code requirements, 
lighting upgrades, safety and security enhancements, and technology improvements.  
The total estimated cost for these improvements is approximately $2.6 million.     
 
High School 
   
Forest Grove High School The Forest Grove High School has an optimum capacity of 
1,675 students and a maximum capacity of 2,079 students.  Current high school 
enrollment is approximately 1,675 students.  The building was completed in 1983 with 
approximately 15 additional classrooms added in 1997/1998.  The building is 
approximately a combination of tilt-up concrete, poured concrete and steel frame 
construction.  The building is approximately 271,571 square feet including 184,841 
square feet on the first floor and 86,730 square feet on the second floor.  The site area 
is approximately 37.01 acres.   
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The following items were completed at the Forest Grove High School with bond funding 
between 2000 and 2005: 
 
 Welding station and electrical modification in the shop 
 Additional heat in counseling area 
 Electrical upgrade for parking lot lighting 
 Building HVAC upgrades 
 Chiller/condenser retrofit 
 Computer lab cooling 
 Extension of direct digital control 
 Stadium handrail and bleacher repairs 
 Parking lot seal coat 
 Tennis court resurface 
 Improvements to athletic fields 
 
Projects planned as part of the 2010 bond include: 
 
 Classroom and student space additions 
 Completion of deferred maintenance items 
 Energy efficiency enhancements 
 Safety and security improvements 
 Technology upgrades 
 
The estimated cost for the projects is approximately $36 million.  Other bondable 
projects identified include stadium bleacher improvements, tennis court maintenance, 
construction of two additional fields on 20 acres adjacent to the school and stadium field 
lighting.  These projects amount to an additional $2.9 million in potential cost.  
  
School Capacity 
 
The following section addresses school capacity for various facilities in the Forest Grove 
School District.  The optimum capacity is based on a class size factor for various grade 
levels.  The Forest Grove School District uses factors to determine optimum and 
maximum school capacity.  Factors are based on grade level and optimum or maximum 
number of students.     
 
 
Grade Level Optimum School Capacity 
Factor 
(students) 
Maximum School  
Capacity Factor 
(students) 
Kindergarten 20 23 
Grades 1 and 2 22 25 
Grade 3 25 28 
Grade 4 25 28 
Grade 5+ 30 30 
  
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The table below shows the optimum and maximum capacity for each school in the district.  Data 
is also provided for current enrollment.  The estimated available capacity is based on comparing 
current enrollment with maximum capacity.  
 
School Capacity Analysis 
 
School Optimum 
Capacity 
Maximum 
Capacity 
Enrollment  
(2009-2010) 
Estimated 
Available 
Capacity 
Fern Hill Elementary 317 359 315 44 
Harvey Clarke Elementary 451 511 490 21 
Joseph Gale Elementary 364 412 318 94 
Tom McCall Upper Elementary 800 960 961 (1) 
Neil Armstrong Middle  1,725 2,070 957 1,113 
Forest Grove High School 1,675 2,079 1,675 404 
Cornelius Elementary 364 412 419 (7) 
Dilley Elementary 228 258 290 (32) 
Echo Shaw Elementary 453 513 465 48 
Gales Creek Elementary 114 129 115 14 
     
Total 5,691 6,743 6,005 738 
 
Land Need and Determination of Adequate Supply 
 
ORS Chapter 195 requires that comprehensive plans include an analysis of the land 
required for school needs.  The determination of land need requires an assessment of 
household and population growth.  Household growth projections are used to determine 
the number of potential students resulting from new development in the community.  A 
summary of household and population growth for Forest Grove is provided below.  The 
household estimates are from Metro’s growth projections developed in concert with 
cities and counties in the Portland region.  A factor of 2.71 persons per household was 
used to estimate population for Forest Grove.  This factor comes from the US Census 
Bureau’s American Community Survey.  Based on the household and population 
estimates school enrollment could increase by an additional 1,671 students between the 
year 2010 and 2030 due to new development in Forest Grove.  Total Forest Grove 
School District enrollment from Forest Grove households will approach 6,170 students 
by the year 2030. 
 
Forest Grove 
Household and Population Projection 
      
 Households Population 
2010 Estimate 7,492 20,303 
2025 Estimate 9,813 26,593 
Difference 2025 – 2010 2,321 6,289 
   
2030 Estimate 10,277 28,677 
Difference 2030 – 2010 2,785 7,547 
 
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Population growth in Cornelius also impacts school enrollment.  Approximately one-half 
of Cornelius is within the Forest Grove School District boundary.  The other half of 
Cornelius is within the Hillsboro School District.  A factor of 3.51 persons per household 
was used to estimate population in Cornelius.  This number is based on American 
Community Survey data and reflects the larger household sizes in Cornelius.  Based on 
the household and population estimates below, enrollment in the Forest Grove School 
District could increase by an additional 1,722 students due to future population growth 
in Cornelius.  Therefore, total student enrollment in the Forest Grove School District 
could increase to 7,888 students at the end of the twenty-year planning period. 
 
Cornelius 
Household and Population Projection 
      
 Households Population 
2010 Estimate 3,518 10,544 
2025 Estimate 5,369 16,107 
Difference 2025 – 2010 1,851 5,553 
   
2030 Estimate 5,738 17,214 
Difference 2030 – 2010 2,220 6,660 
 
Enrollment projections serve as the basis for estimating additional building area and 
land needs.  The analysis of building needs, presented below, is based on estimates of 
building area required per additional student from the Beaverton School District.  Land 
needs are based on prototypical site designs for various school types. 
 
Estimated School Needs 
 
School Type Additional 
Students 
Additional 
School Need 
Additional  
Building Need 
(Square Feet) 
Additional  
Land Need 
(Acres) 
Elementary 779 1 65,000 13 
Middle 341 < 1 44,300 - 
High 380 < 1 53,200 - 
     
Total 1,500    
 
Based on the information presented above, one additional elementary school may be 
needed by the year 2030.  This translates into a land need of approximately 13 acres 
during the next twenty years.  It may be possible to accommodate other school needs 
through expansion of existing facilities, installation of portable classrooms and 
reconfiguring existing space.     
 
School Siting 
 
The Oregon School Siting Handbook (Planning for Schools and Livable Communities, 
2005) provides guidelines for selection of school sites.  The Handbook recommends 
selecting school sites taking a variety of factors into. One such factor is transportation 
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cost.  As the Handbook explains, a well sited school gives school children more 
transportation choice including walking and bicycling promoting physical health and well 
being.  In addition, school locations that provide transportation options may reduce out-
of-pocket costs to parents, the District for providing transportation and may reduce 
traffic impacting neighborhoods.    
 
In addition to transportation choices, the Handbook recognizes that schools should 
serve as community focal points and neighborhood anchors: 
 
“The school’s role as a community focal point is still seen today.  
Parents meet each other while taking their children to school.  
Neighbors bump into each other while walking their dogs on the 
school grounds.  Grandparents attend the school play and recognize 
a friend from long ago.  Through these informal interactions, social 
networks are formed that help people provide a stronger support 
system for children and feel more connected to their community.” 
 
In other words, schools as neighborhood anchors promote a sustainable community 
that has lasting value.  “A well sited school can turn a subdivision into a neighborhood.” 
–The School Siting Handbook (2005), page 24.      
 
Population projections by school age group (FGSD uses 0.6 students per household).  
This needs to be broken down further into school type. 
 
The State of Oregon does not establish standards for adequate school sites.  School 
districts, however, may adopt their own standards.  The Council of Educational Facility 
Planners International (CEFPI) is a noted source for information about school facilities.  
The 2004 edition of the CEFPI updates prior recommendations for school standards.  
The standards now account for variations in educational programs or the difficulties in 
obtaining sizeable tracts of land in densely population areas.  CEFPI now recommends 
calculating the amount of space needed based on program criteria.        
 
School Site Characteristics 
 
As part of the school facility planning process, state law requires that cities and counties 
identify desirable school sites in coordination with a school district subject to ORS 
195.110.  To assist with effort school may adopt standards for what constitutes a 
desirable school site. Such standards typically address needed land area, facility 
features and target enrollment by school type. 
 
The Beaverton School district adopted guidelines for school site selection.  These 
guidelines are presented below:  
  
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Elementary School Site 
Site Size Range 7 to 10 acres 
Significant Site Features Covered Play Area 
Soft play area with play equipment 
Soccer field size grass area 
Room for portable classrooms 
Typical Enrollment 725 students 
 
Middle School 
Site Size Range 15 to 20 acres 
Significant Site Features Covered Play Area – 4 basketball courts 
Soccer field(s) 
Football field(s) 
4 – 6 tennis courts 
Baseball field(s) 
Softball field(s) 
Room for portable classrooms 
Typical Enrollment 1,100 students 
 
High School  
Site Size Range 35 to 40 acres 
Significant Site Features Football Stadium 
Track and Field Area with bleachers 
baseball fields  
softball fields  
4 -6 outdoor basketball courts 
Football practice area 
Marching band practice area 
8 – 12 tennis courts 
Batting cages 
Field house and concessions 
Portable classrooms 
Typical Enrollment 2,200 students 
 
Alternatives to acquisition of additional land for school needs include assessing new 
ways to meet school related and/or recreational activities on-site, off-site or in other 
programmatic ways; assess existing school sites to determine optimal capacity; 
opportunities for joint partnerships with local agencies; and updated school designs. 
 
Efficiency measure may include portable classrooms; multi-story buildings (already 
planned for Joseph Gale School); shared use, and shared parking. 
 
Future Development Sites 
 
The school district owns three sites for future development.  The sites include property 
adjacent to the Forest Grove High School, property south of David Hill Road adjacent to 
Thatcher Park and property on McKibbon Road north of Highway 47.  The 2006 Master 
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Plan Report recommended that the District consider additional land acquisitions to fulfill 
future school facility requirements inside Cornelius and Forest Grove based on the 
existing urban growth boundary. 
 
Future School Sites 
 
 
 
 
Forest Grove High School Site – The District owns approximately 20 acres adjacent to 
the Forest Grove High School.  The 2006 Master Plan recommended that the District 
reserve this parcel of land to accommodate future growth of facilities, parking and 
athletic fields for the high school.  This site is being improved as part of improvements 
to the high school area as part of the 2010 bond.   
 
David Hill Road Site – The District owns 17 acres of land south of David Hill Road west 
of Thatcher Park.  The Forest Grove School District Board determined that this 
particular site is not very conducive for a school given the steep grade.  The land is 
currently for sale. 
 
McKibbon Road Site – The District owns approximately 30 acres on McKibbon Road off 
of Highway 47 north of the Forest Grove city limits.  The site is located outside of the 
urban growth boundary.  This area has been designated as Rural Reserve by 
Washington County given the high quality agricultural land in this area.  Under state law 
land designated as urban reserve is the priority for meeting development needs for a 
twenty- to fifty-year period after designation.  This means the McKibbon Road area will 
not be developed unless state law is changed.  The Master Plan recommends using a 
portion of the property for the Forest Grove High School Agriculture program.  
 
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Constructing a school on land beyond the urban growth boundary is a complicated and 
costly process.  State law restricts a city’s ability to provide urban services beyond the 
urban growth boundary.   Schools must be built within urban growth boundaries to 
receive city services.  If a school district decides to construct a school beyond the urban 
growth boundary the district must provide and pay for its own infrastructure.  Oregon 
Revised Statutes Chapter 197.732 requires an application for an exception to the state 
land use planning goals to construct a school within three miles of an urban growth 
boundary.    
 
To expand an urban growth boundary for a school site, the city would need to make a 
special needs argument consistent with the public facilities and services factor of 
statewide planning Goal 14.  The application must identify clear standards for required 
school sites and must demonstrate that viable alternative sites do not exist within the 
boundary.   
 
Buildable Residential Land  
 
The map below shows the location of vacant and developable sites within the Forest 
Grove portion of the regional urban growth boundary large enough to accommodate 
elementary schools.  The highlighted parcels are at least 10 acres in area and 
designated for residential development.  Elementary schools are permitted as 
conditional uses within the City’s residential development zones.  
 
 
 
School Funding  
 
ORS 195.110(5)(a)(D) Financial plans to meet school facility needs including an 
analysis of available tools to ensure facility needs are met. 
 
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Available financing tools include: 
 
 General Obligation Bonds – voter approved property tax levy for capital 
construction and land acquisition.  School District property tax rate in 
Forest Grove is $8.2965 per $1,000 of taxable assessed value.  Local 
Sources: Property Taxes - $8.9 million in (2009-2010) 
 Construction Excise Tax – the Construction Excise Tax was passed by the 
2007 Oregon Legislature.  Under the law a school district may impose a 
construction excise tax on new structures and expansions.  A school 
district may impose a $1 per square foot charge of new residential 
construction and 50 cents per square foot for new non-residential 
construction.  The city collects the Construction Excise Tax on behalf of 
the school district at time of building permit issuance.  The proceeds may 
be used for capital projects and construction. 
 Qualified Zone Academy Bonds (QZAB) – A QZAB is a non-interest 
bearing bond that the borrowing school pays back on 15 years.  The 
QZAB is a federal program annually appropriated by Congress.  The 
program is administered by the Oregon Department of Education.  QZAB 
may be used for renovating and repairing buildings, investing in equipment 
and up-to-date technology, developing challenging curricula, training 
quality teachers.  Eligible school districts are those where 35 percent or 
more of the students are eligible for free or reduced-price school meals.  
According to the Forest Grove School District 2010 Annual Report, 61% of 
district students receive free or reduced school lunches.  A 10% mach 
from a private business is required. 
 State School Fund Grant  
 Common School Fund  
 State Managed Timber Revenue  
 Miscellaneous Donations and Grants   
 
True to Forest Grove’s commitment to education, voters approved several bond 
measures to improve local school facilities.  Bond measures were passed in 1994, 2000 
and 2010.  The 1994 measure provided funds for a new classroom wing at Forest 
Grove High School.  The classrooms were constructed in 1998.  The 1994 bond will be 
paid off in 2012.    
 
The 2000 bond provided funds for the construction of Fern Hill and Tom McCall 
Elementary Schools.  Completion of the new schools occurred in 2006.  The 2000 bond 
will be paid off in 2021. 
 
A $65.3 million construction bond was approved by the voters in 2010.  The bond will 
fund improvements to many schools in the district.  Bond proceeds will fund 
construction of a new Joseph Gale Elementary school.  The new school will replace the 
building originally constructed in 1954. 
 
The Forest Grove School District does not anticipate moving forward with another bond 
measure until after 2021 at which time the 2000 bond will be paid off.  Current bond 
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proceeds are adequate to fund necessary improvements to school facilities during the 
10-year planning period required by ORS 195.110.    
 
Northwest Regional ESD 
 
The Northwest Regional Education Service District is a public entity responsible for 
providing special education instructional services and support services for 20 school 
districts in northwest Oregon.  The Northwest Regional ESD serves school districts in 
Washington, Columbia, Clatsop, and Tillamook Counties.  The regional office serving 
Forest Grove is located in Hillsboro.  Funding for the ESD comes from a combination of 
property taxes, state timber tax receipts, the State School Fund, state and federal 
contracts and grants.   
`  
Pacific University 
  
According to the Friends of Historic Forest Grove, Oregon’s Pacific University is the 
oldest chartered university in the west.  The Oregon Territorial Legislature granted its 
original charter as the Tualatin Academy in 1849.  Pacific University is a private 
institution of higher learning with approximately 3,000 students as of 2010.  Pacific 
University’s undergraduate programs are centered in Forest Grove.  The graduate 
studies have primarily migrated to the Hillsboro campus.     
 
Pacific University has a well respected optometry program.  In addition, Pacific 
University offers degrees in education, health professions and writing to a new a few.     
 
Pacific University prepared a master plan is 2006 to guide long term development of the 
campus. The master plan is a companion to the Pacific University 2015 Campus Master 
Plan for the Forest Grove campus.  In addition to guiding on campus planning, the 
master plan is intended to improve the integration between the University and 
community.  The plan also provides a foundation for coordinated infrastructure planning.   
 
Key Elements of Master Plan 2015 
 
The master planning process included a review of all existing campus buildings as well 
as space allocation and facilities programming.  With the launch of the Health 
Professions Campus in Hillsboro, large areas of classroom and office space on the 
Forest Grove campus will become available for new uses.  An important aspect of the 
Master Plan is that it caps enrollment at the Forest Grove campus.  Residential 
construction is planned for housing 80% of Forest Grove campus students.  
Replacement of functionally obsolete buildings is also proposed.  In addition, modest 
expansion of existing academic buildings will occur as needed.  Parking is also 
addressed in the Master Plan to reduce potential conflicts with the area surrounding the 
campus.   
 
The diagram below shows the basic layout of the Forest Grove campus.   
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Enrollment Projections 
 
The table below shows anticipated enrollment changes at the Pacific University Forest 
Grove Campus as described in the Pacific University Master Plan dated May 2012.  The 
table shows a slight decline in enrollment at the Forest Grove campus between the 
2005-2006 enrollment and build-out enrollment.  However, the projected on-campus 
resident population is expected to increase significantly from 700 residents to 1,360 
students.  
 
Timeline Health 
Profession 
Other 
Grad 
Programs 
College of 
Arts and 
Sciences 
On-
Campus 
Residents 
Forest 
Grove 
Student 
FTE 
Faculty 
and Staff 
FTE 
Total 
Campus 
FTE 
2005-06 748 144 1,225 700 2105 470 2,575 
2006-07 243 136 1,273 860 1,640 400 2,040 
Build-Out 
10-15 yrs 
0 230 1,700 1,360 1,930 370 2,300 
 
Campus Housing 
 
Pacific University has a goal of accommodating 80% of the undergraduate housing 
needs on-campus by the year 2015.  Currently, there are 700 on-campus residents.  
This number should increase to 1,360 at build-out.  Demand for off-campus housing 
should decrease as enrollment in Forest Grove declines and more students are 
accommodated on-campus.  Therefore, the university will not have a significant impact 
on the demand for additional housing, especially apartments, near the campus.    
 
Community Interface 
 
The Master Plan addresses how the university integrates with the surrounding area and 
community.  The Master Plan recommends reinforcing the physical, visual and 
perceptual linkages between the campus and the surrounding community of Forest 
Grove.  In addition, the plan emphasizes fostering improved connections between the 
Pacific University campus and the City of Forest Grove and other community 
organizations 
 
Coordinated Land Use and Transportation Planning 
 
As the plan states” “With the Health Professions campus opening, connections between 
Forest Grove and the rest of the Portland metropolitan area will become more important 
for the University.  The University plans to be an active partner with public agencies in 
pursuing improved transit service to the community.”   
 
To this end the plan recommends:  
 
 Working with all relevant agencies to plan for eventual light rail service to 
Forest Grove;  
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 Promoting a multi-modal system based on a balanced transportation 
network that allows for cars, buses, bicycle and pedestrians and in the 
long term either a high capacity bus lane, diesel motorized units, or light 
rail between the Forest Grove and Hillsboro campus; and 
 Developing partnership for interim transportation projects such as shuttles 
and rideshare programs. 
 
University District 
 
The Master Plan recommends creation of a “university district” around the campus.  
This district would recognize the University environs as a distinct part of Forest Grove 
with specific characteristics that should be accentuated.   In addition, the district would 
encourage the development of land uses that are inviting to students as well as people 
who work downtown or who are visiting from the surrounding residential neighborhoods 
or the larger metropolitan area.  Design standards and guidelines could promote ground 
floor uses are pedestrian friendly, with windows, patios and pedestrian amenities that 
make the streetscape more inviting for pedestrians.  
 
Sustainability Efforts 
 
The long term sustainability of Pacific University is a shared goal of both the City and 
university.  The university endeavors to construct new buildings that are designed to 
reduce the impact on the environment.  The Master Plan recommends furthering 
sustainability efforts through enhanced energy and water conservation incentive 
programs, development of renewable energy systems, and construction of innovative 
systems for storm water and wastewater.  In addition, the Master Plan supports creating 
a market for local producers of materials, goods and services needed by the university.       
 
Amendments to Approved Master Plan 
 
An application for an amendment to an approved master plan is addressed in 
Development Code.  An amendment must address all relevant requirements similar to 
approval of a new master plan.   Approval of an amendment is a legislative process 
requiring review by the Planning Commission with final action taken by the City Council.  
Review of the amendment is limited to the area affected by the amendment and does 
not include reconsideration of the master plan zone as a whole. 
 
Portland Community College 
  
Portland Community College has several campuses serving the Portland region 
including Forest Grove.  The facility closest to Forest Grove is the Rock Creek Campus 
located on 185th Avenue, north of the Sunset Highway in the Bethany area of 
Washington County.  The main PCC campus is located in southwest Portland near 
Interstate 5 and Barbur Boulevard.     
  
Portland Community College also offers classes at the college’s Hillsboro Center in 
downtown Hillsboro.  The Hillsboro Center opened during the winter of 2002.  This 
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Education and School Facility Element   
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facility has upgraded technology, Internet access, a testing room, a study room, three 
classrooms, and computer lab, art classroom and common area.  The Hillsboro Center 
offers a variety of university transfer classes and professional and technical courses.  
English as a second language is also taught at the Hillsboro Center.  There is direct bus 
service from Forest Grove to the Hillsboro campus on Bus Line 57.   
 
Expansion of Portland Community College programs in Forest Grove is not anticipated.   
 
Vocational Schools   
 
There are several private vocational schools offering training in select employment 
fields.  Schools include the Northwest College of Hair Design in Hillsboro, Elite Truck 
School in Hillsboro and New Era Computers in Cornelius.  
 
Goals and Policies 
 
ISSUE 
As the City of Forest Grove grows over the next two decades, the community must 
formulate plans to improve and expand existing educational facilities and service if the city 
is to meet the growing and changing needs of its residents.  While in most cases present 
facilities and services are adequate, in the future many, if not all of these schools, will not 
be capable of handling anticipated student enrollment. 
 
GOALS AND POLICIES 
 
Local Goals 
1. SUPPORT THE FOREST GROVE SCHOOL DISTRICT’S EFFORT TO PROVIDE 
COMPLETE EDUCATIONAL FACILITIES AND SERVICES THROUGH THE HIGH 
SCHOOL LEVEL. 
2. SCHOOLS SHALL BE LOCATED IN RESIDENTIAL AND COMMERCIAL AREAS.  
THESE USES SHALL REQUIRE SPECIAL REVIEW CONSIDERATIONS. 
3. SCHOOLS SHALL BE LOCATED TO SERVE RESIDENTIAL NEIGHBORHOODS. 
4.  IN PARTNERSHIP WITH THE FOREST GROVE SCHOOL DISTRICT DEVELOP A 
SCHOOL CAPACITY FORMULA AS A BASIS FOR EVALUATING PROPOSED 
CHANGES TO LAND USE POLICIES. 
5. ADOPT STANDARDS AND CRITERIA FOR NEW SCHOOL FACILITIES BY 
FACILITY TYPE. 
6. THE CITY OF FOREST GROVE AND CORNELIUS SHOULD WORK 
COOPERATIVELY WITH THE FOREST GROVE SCHOOL DISTRICT TO 
IDENTIFY SPECIFIC LOCATIONS FOR SCHOOL FACILITIES MEETING THE 
NEEDS OF THE SCHOOL DISTRICT AND INDIVIDUAL CITIES. 
7. PROMOTE AND FACILITATE THE COORDINATED DEVELOPMENT OF NEW 
AND EXPANDED SCHOOL FACILITIES THROUGH ADOPTION OF A SCHOOL 
MASTER PLAN ZONE. 
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Local Policies 
1. Cooperate with the School District to ensure opportunities for adequate school sites  
necessary to serve an expanding population. 
2. Encourage the location of schools within the urban growth boundary and within 
walking distance for students. 
3. Commercial and residential zones shall permit schools with standards for screening, 
landscaping, parking and access through conditional use procedures to reduce 
conflict with other uses. 
4. School sites based on future growth and land use expectations shall be identified on 
the comprehensive plan map to serve existing and future neighborhoods. 
5. Adopt an agreement with the School District for the use of their facilities for multiple 
use, particularly in summer recreation programs. 
7. Encourage implementation of cost-effective alternatives to construction of new 
school facilities to meet projected enrollment needs. 
 
 
 
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Education and School Facility Element   
27 
Appendix A 
 
Oregon Revised Statutes Chapter 195.110 
Findings 
 
195.110 School facility plan for large school districts.  
 
(1) As used in this section, “large school district” means a school district that has 
an enrollment of over 2,500 students based on certified enrollment numbers 
submitted to the Department of Education during the first quarter of each new 
school year. 
 
The Forest Grove School District has a 2009/2010 enrollment of nearly 6,000 students.  
This enrollment exceeds the minimum threshold for a large school district.  Therefore, 
the requirements of ORS 195.110 are applicable to the Forest Grove School District and 
the City of Forest Grove Comprehensive Plan update. 
   
 (2) A city or county containing a large school district shall: 
  
(a) Include as an element of its comprehensive plan a school facility plan 
prepared by the district in consultation with the affected city or county. 
 
This element of the Forest Grove Comprehensive Plan is intended to serve as the 
school facility plan required under this section.  This plan was prepared through a 
cooperative process between the City of Forest Grove and Forest Grove School District.  
 
The Forest Grove School District also prepared a master plan in 2006 that identifies 
long term building needs.  The master plan also provided the basis for passage of a 
successful bond measure approved in 2010 to fund priority needs. 
       
(b) Initiate planning activities with a school district to accomplish planning as 
required under ORS 195.020. 
 
The City of Forest Grove initiated planning activities with the Forest Grove School 
District as required under ORS 195.020.        
 
(3) The provisions of subsection (2)(a) of this section do not apply to a city or a 
county that contains less than 10 percent of the total population of the large 
school district. 
 
Forest Grove is the largest city served by the Forest Grove School District with an 
estimated population of over 20,000 persons in 2010.  The estimated 2010 population of 
Cornelius is approximately 10,544 persons.  Forest Grove represents approximately 
two-thirds of the population living in incorporated areas within the Forest Grove School 
District.  The City of Forest Grove contains more than 10 percent of the total population 
of the Forest Grove School District. As a result, Subsection 2(a) applies to the City of 
Forest Grove.   
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(4) The large school district shall select a representative to meet and confer with 
a representative of the city or county, as described in subsection (2)(b) of this 
section, to accomplish the planning required by ORS 195.020 and shall notify the 
city or county of the selected representative. The city or county shall provide the 
facilities and set the time for the planning activities. The representatives shall 
meet at least twice each year, unless all representatives agree in writing to 
another schedule, and make a written summary of issues discussed and 
proposed actions. 
 
The Forest Grove School District Business Manager was the assigned representative 
from the District participating in the planning process.  The City and District met 
periodically to coordinate planning activities.  Coordination activities include staff-to-staff 
meetings and joint meetings between the Forest Grove City Council and Forest Grove 
School District Board.     
 
(5)(a) The school facility plan must cover a period of at least 10 years and must 
include, but need not be limited to, the following elements: 
 
(A) Population projections by school age group. 
 
The Forest Grove School District does not have a staff demographer or the resources 
available to prepare long-term population projections by school age group.  For 
purposes of the Forest Grove Comprehensive Plan, the City estimated population by 
school age group for the year 2030.  The City’s estimate is based on long-term 
household and population projections, prepared by Metro, for the year 2030.  Population 
for the year 2030 was assigned to school age groups based on the current (year 2010) 
distribution of population by age group.  The City recognizes that this methodology is 
not as accurate as performing a cohort survival analysis.  However, this technique is the 
best way to assess potential population by age group given available resources.      
 
(B) Identification by the city or county and by the large school district of desirable 
school sites. 
 
Need map of desirable school sites/buildable residential land. 
 
(C) Descriptions of physical improvements needed in existing schools to meet 
the minimum standards of the large school district. 
 
This was addressed by the 2006 Forest Grove School District Master Plan Report.  The physical 
improvements identified in the Master Plan address needs for the minimum 10-year period 
required by ORS 195.110. 
 
(D) Financial plans to meet school facility needs, including an analysis of 
available tools to ensure facility needs are met. 
 
The 2006 Forest Grove School District Master Plan Report identifies costs for identified 
school facility needs.  This information served as the basis for a bond measure 
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29 
approved by voters in 2010.  Revenue provided though the bond will ensure needs are 
met for the 10-year period required by ORS 195.110.  
 
(E) An analysis of: 
(i) The alternatives to new school construction and major renovation; and 
 
This element of the Forest Grove Comprehensive Plan includes an analysis of 
alternatives to new school construction and major renovation.  The Forest Grove School 
District has employed a variety of techniques to minimize new construction and major 
renovation where feasible such as placement of temporary classrooms, and adjustment 
enrollment boundaries. 
 
(ii) Measures to increase the efficient use of school sites including, but not 
limited to, multiple-story buildings and multipurpose use of sites. 
 
The Forest Grove School District has implemented measures to increase the efficient 
use of school sites including construction of multiple-story buildings, conversion of and 
old school to office space, and constructing classroom space at the Taylor Way support 
annex.  
 
(F) Ten-year capital improvement plans. 
 
Need to get something from the school district. 
 
(G) Site acquisition schedules and programs. 
(b) Based on the elements described in paragraph (a) of this subsection and 
applicable laws and rules, the school facility plan must also include an analysis 
of the land required for the 10-year period covered by the plan that is suitable, as 
a permitted or conditional use, for school facilities inside the urban growth 
boundary. 
 
The Forest Grove School District owns one vacant site within the urban growth boundary large 
enough to accommodate school land needs during the twenty-year planning period addressed 
by the Forest Grove Comprehensive Plan.   
 
(6) If a large school district determines that there is an inadequate supply of 
suitable land for school facilities for the 10-year period covered by the school 
facility plan, the city or county, or both, and the large school district shall 
cooperate in identifying land for school facilities and take necessary actions, 
including, but not limited to, adopting appropriate zoning, aggregating existing 
lots or parcels in separate ownership, adding one or more sites designated for 
school facilities to an urban growth boundary, or petitioning a metropolitan 
service district to add one or more sites designated for school facilities to an 
urban growth boundary pursuant to applicable law. 
 
The Forest Grove School District has not determined that there is an inadequate supply 
of suitable land for school facilities for the 10-year period covered by the school facility 
plan.  
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(7) The school facility plan shall provide for the integration of existing city or 
county land dedication requirements with the needs of the large school district. 
 
The Forest Grove Development Code addresses land dedication requirements 
associated with development.  Existing land dedication requirements for access and 
infrastructure apply to school sites similar to any other type of development.   These 
dedication requirements are based on state statute and case law taking into account the 
impact associated with the proposed development.  Existing City code does not require 
the dedication of land by private developers for school needs.  The city collects the 
School Construction Excise Tax for school needs at time of building permit issuance.          
 
(8) The large school district shall: (a) Identify in the school facility plan school 
facility needs based on population growth projections and land use designations 
contained in the city or county comprehensive plan; and (b) Update the school 
facility plan during periodic review or more frequently by mutual agreement 
between the large school district and the affected city or county. 
     
This element of the Forest Grove Comprehensive Plan addresses facility needs based 
on land use designations contained in the comprehensive plan and growth projections 
prepared in coordination with Metro.   
 
(9)(a) In the school facility plan, the district school board of a large school district 
may adopt objective criteria to be used by an affected city or county to determine 
whether adequate capacity exists to accommodate projected development. 
Before the adoption of the criteria, the large school district shall confer with the 
affected cities and counties and agree, to the extent possible, on the appropriate 
criteria. After a large school district formally adopts criteria for the capacity of 
school facilities, an affected city or county shall accept those criteria as its own 
for purposes of evaluating applications for a comprehensive plan amendment or 
for a residential land use regulation amendment. (b) A city or county shall provide 
notice to an affected large school district when considering a plan or land use 
regulation amendment that significantly impacts school capacity. If the large 
school district requests, the city or county shall implement a coordinated process 
with the district to identify potential school sites and facilities to address the 
projected impacts. 
 
The criteria for the capacity of school facilities contained in this document is presented 
for illustrative purposes only.  The City and District may prepare criteria to be used for 
evaluation of comprehensive plan zoning code amendments.  The criteria shall be 
incorporated into the Forest Grove Comprehensive Plan though a text amendment to 
the plan.  
 
It is City of Forest Grove policy to provide notice to the Forest Grove School District 
when considering a plan or land use regulation that may impact school capacity.  The 
Forest Grove School District has not requested that the City implement a coordinated 
process to identify potential school sites and facilities to address the projected school 
impacts resulting from development.  
Draft Public Facilities Element 1 
 
 
Public Facilities and Community Services 
 
Introduction 
 
This element of the Comprehensive Plan addresses the public facilities and community 
services needs necessary to accommodate growth expected over the next twenty 
years.  This element of the Comprehensive Plan also addresses the requirements of 
Oregon Statewide Land Use Planning Goal 11: Public Facilities and Services and 
Oregon Administrative Rules Chapter 660, Division 11.   
 
In general, the public facilities element establishes a framework for an orderly and 
efficient arrangement of public facilities and services for urban development.  Under 
Goal 11 “A Timely, Orderly, and Efficient Arrangement” refers to a plan that coordinates 
the type, locations and delivery of public facilities and services in a manner that best 
supports existing and proposed land uses as shown on the Comprehensive Plan map.  
Under state law the public facilities element must address the following public facilities:  
 
 Water; 
 Sanitary Sewer;  
 Storm Drainage; and 
 Transportation  
 
Cities and counties are free to include other public facilities and community services in 
the public facilities element.  Other public facilities and community services identified in 
the public facilities elements include: 
 
 Public Safety (Police and Fire);  
 Health services;   
 Energy;  
 Parks and Cultural Resources; 
 Solid Waste and Recycling; 
 Communication services;  
 Library; and 
 Administrative Services 
 
Oregon administrative rules establish requirements for public facilities plans.  To comply 
with the rules public facility plans must include:  
 
 Inventory and general assessment of the condition of significant public facility 
systems which support land uses designated in the acknowledged 
comprehensive plan; 
 
 List of the significant public facility projects which are needed to support the 
land uses designated in the acknowledged comprehensive plan; 
Draft Public Facilities Element 2 
 Rough cost estimates for each public facility project; 
 
 A map or written description of each public facility project’s general location or 
service area; 
 
 Policy statement identifying the provider of each public facility system; 
 
 An estimate of when each facility project will be needed to serve development.  
Timing should relate to planned population growth. Projects must be identified 
as either long term or short term.  
 
 Under state law the public facilities element must include rough cost estimates 
for: 
o Sewer improvements 
o Water improvements 
o Transportation improvements 
o Provide estimate of the fiscal requirements to support the land use 
designations in the acknowledged comprehensive plan 
o Identification of existing funding mechanisms: 
 General Fund 
 General Obligation or Revenue Bonds 
 Local Improvement Districts 
 System Development Charges 
 The City must  also adopt:  
o A map and written description of the public facility projects locations or 
service areas as specified in (2) and (3) 
o Policies governing or urban growth management agreement designating 
the provide of each public facility system 
 
A public facility element may allow for the following modifications to projects without 
amendment to the public facility plan: 
 
A. Administrative changes including modification to a public facility project that are 
minor in nature and do not significantly impact the project’s general description,  
location, sizing, capacity or general characteristics of the project 
B. Technical and environmental changes including final engineering 
C. Land use amendments significantly impacting a public facility project.  
 
Planning Guidelines 
 
The Oregon Administrative Rules provide guidelines for preparing public facilities plans.  
The guidelines state:  
1. Plans providing for public facilities and services should be coordinated with plans 
for designation of urban boundaries, urbanizable land, rural uses and for the 
transition of rural to urban uses.   
2. Public facilities and services for rural areas should be provided at levels 
appropriate for rural use only and should not support urban uses. 
Draft Public Facilities Element 3 
3. Public facilities and services in urban areas should be provided at levels 
necessary and suitable for urban uses. 
4. Public facilities and services in urbanizable areas should be provided at levels 
necessary and suitable for existing uses.  The provision for future public facilities 
and services in these areas should be based upon:  
a. The time required to provide the service;  
b. Reliability of service;  
c. Financial cost; and  
d. Levels of service needed and desired.  
5. A public facility or service should not be provided in an urbanizable area unless 
there is a provision for the coordinated development of all the other urban 
facilities and services appropriate to that area. 
6. Plans providing for public facilities and services should consider as a major 
determinant the carrying capacity of the air, land and water resources of the 
planning area.  The land conservation and development action provided for by 
such plans should not exceed the carrying capacity of such resources.   
 
Local Public Services Policy 
 
1. It is the policy of the City of Forest Grove to require new development within the 
city limits to connect to public services for access, sewer, water and storm water 
unless private access is approved through the issuance of a land use permit.   
 
For purposes of developing the public facilities plan the following household, population 
and employment estimates were used.  
 
Household, Population and Employment Estimates 
Metro Gamma Estimate (September 2012) 
  
Households 10,380 
Population 28,130 
Employment 10, 380 
  Retail 1,747 
  Service 3,455 
  Other 5,343 
  
Implementation 
 
Public facility plans must provide for the implementation of recommendations.  
Implementation may include:  
 
1. Capital improvement programming and budgeting should be utilized to achieve 
desired types and levels of public facilities and services in urban, urbanizable 
and rural areas.  
2. Public facilities and services should be appropriate to support sufficient amounts 
of land to maintain an adequate housing market in area undergoing development 
or redevelopment.  
Draft Public Facilities Element 4 
3. The level of key facilities that can be provided should be considered as a 
principal factor in planning for various densities and types of urban and rural land 
uses. 
4. Plans should provide for a detailed management program to assign respective 
implementation roles and responsibilities to those governmental bodies operating 
in the planning area and having interests in carrying out the goal. 
5.  Urban Growth Management Agreement (Washington County) 
 
Service Providers 
 
The following organizations provide public and community services within the Forest 
Grove planning area:  
 
Police:   City of Forest Grove Police Department 
    Washington County Sheriff  
Fire:   City of Forest Grove Fire and Rescue 
Water:   City of Forest Grove Public Works Department 
Electricity:  City of Forest Grove Light and Power Department 
Natural Gas:  Northwest Natural 
Communications: Various Private Service Providers: 
     Telephone:  Frontier  
       Comcast 
     Fiber Optic: Frontier  
       Comcast 
     Cable Television: Frontier Communications 
        Comcast 
     Cellular Telephone: Multiple Carriers 
     Satellite Television: Multiple Providers 
Healthcare:  Forest Grove Community Hospital (Tuality Healthcare) 
Solid Waste:  Waste Management Corporation 
 
 
 
 
 
    
 
Draft Public Facilities Element 5 
Water System 
  
The Forest Grove Water Master Plan was updated in August 2010.  The purpose is 
the update was to evaluate water system facilities serving Forest Grove and 
determine water supply requirements and system improvements needed to serve 
expected housing and employment growth of the City.  The Forest Grove Water 
System generally serves the area within the Forest Grove city limits and adjacent 
unincorporated lands within the Forest Grove portion of the Portland regional urban 
growth boundary (OAR 660-011-0010(d)).  The Forest Grove water system also 
serves the Gales Creek unincorporated community northwest of Forest Grove.  
Consistent with Statewide Land Use Planning Goal 11 (Public Facilities), provision of 
water to the Gales Creek community does not allow for an increase in development 
in the Gales Creek Community due to availability of water service from the City of 
Forest Grove.     
 
Local water providers include the City of Forest Grove Public Works Department, 
Joint Water Commission, and Tualatin Valley Irrigation District.  
 
The 2010 Master Plan updates the City’s 2000 Water Master Plan document.  The 
Water Master Plan is a public facility plan as defined by OAR 660-011-0005.  The 
Waster Master Plan is a supporting document to the Forest Grove Comprehensive 
Plan and the analysis, findings and recommendations contained in the August 2010, 
Water Master Plan Update are incorporated into the Forest Grove Comprehensive 
Plan by reference.      
 
The Water Master Plan provides an assessment of water supply requirements based 
on updated population and water demand forecasts.  The Water Master Plan 
identifies distribution system deficiencies, recommends water system improvements 
and includes project cost estimates.  The Water Master Plan partially fulfills the 
requirements of Statewide Land Use Planning Goal 11: Public Facilities and 
Services.  The Water Master Plan also substantially complies with the water system 
master planning requirements under Oregon Administrative Rules Chapter 333, 
Division 661.  In addition, the Water Master Plan substantially complies with the 
water system master planning requirements under Oregon Administrative Rules 
Chapter 333 - Division 61 - Section 60.   
 
Chapter 3.800-3.812 and 4.005-4.135 of the City of Forest Grove Municipal Code 
establishes regulations for the Forest Grove water utility.  Section 3.804 establishes 
procedures for establishing water system development charges.  The water system 
development charge funds a portion of the cost of capital improvements for water 
storage, transmission, treatment and distribution.      
 
History 
 
The first public water system for the City of Forest Grove was built circa 1908.  A 
water intake was constructed on Clear Creek, a tributary of Gales Creek.  A 
transmission line, constructed of logs with a ten-inch hole bored through the center, 
conveyed water from the intake to the present site of the water treatment facility on 
Draft Public Facilities Element 6 
Watercrest Road.  The water was stored in a concrete reservoir built at the same 
time as the intake and transmission line.  The reservoir is still in use as the settling 
basin for the water treatment plant. 
 
A five million gallon water reservoir was constructed in 1947 about the same time as 
an improved water treatment plant.  This is reported to be one of the first rapid sand 
filter treatment facilities built in Oregon.  During 1978 the water treatment plant was 
rebuilt.  Construction was completed in 1980.  The facility has a firm capacity of 
approximately 3.7 million gallons per day.   
 
The City’s water distribution system serves approximately 5,800 customers within 
the urban growth boundary.  The water distribution system includes 78 miles of 
water main supplying approximately 1,000 million gallons of water during Calendar 
Year 2010.  
 
The following map shows the water distribution system currently serving Forest 
Grove. 
 
  
Draft Public Facilities Element 7 
Water Supply 
 
The City of Forest Grove has rights to the following sources of water: Clear Creek, 
Gales Creek, Roaring Creek, Tualatin River, Scoggins Reservoir, and Barney 
Reservoir.  The City has intake facilities within the Clear Creek watershed.  In 
addition, the City ha a 16-inch diameter raw water transmission main from the Clear 
Creek basin to the City’s water treatment plant located in the northwestern Forest 
Grove.   The water treatment plant has a firm plant capacity of 3.7 million gallons per 
day.  The plant is of conventional design, consisting of rapid mix, flocculation, 
sedimentation, and rapid sand filtration.   Filtered water is piped by a gravity system. 
 
The City of Forest Grove is a member of the Joint Water Commission (JWC).  Other 
members of the JWC include Hillsboro, Beaverton, and the Tualatin Valley Water 
District.  The Joint Water Commission provides the primary potable water supply to 
approximately 425,000 customers within Washington County including 
approximately 50% of the City of Forest Grove’s water supply needs on an annual 
volume basis. Joint Water Commission facilities include the water treatment plant 
located on Fern Hill Road south of the City, intake pump, two reservoirs and main 
transmission lines.  The JWC water treatment capacity is approximately 75 million 
gallons per day.  The City of Forest Grove’s approximate capacity ownership is 10%.  
The ownership percentage is used by JWC to allocate capital costs.  
 
Pressure Zones and Service Areas 
 
The City of Forest Grove water distribution system supplies three pressure zones 
and an outside service area.   
 
The main (lower) pressure zone includes most of the City of Forest Grove.  The 
reservoir at the City water treatment plant site and the pressure reducing station of 
the Joint Water Commission supply line hydraulically serve the main pressure zone.   
The minimum elevation of the lower pressure zone is 155 feet and the maximum is 
250 feet. The lower pressure area serves approximately 1,685 acres with 5,970 
connections.  
 
The intermediate and upper pressure zones are located in the northwest corner of 
the City.  These pressure zones are served from the main pressure zone by the 
David Hill pump station, Watercrest pump station and the David Hill reservoir.  The 
minimum elevation of the intermediate pressure zone is 230 feet and the maximum 
is 320 feet.  The intermediate pressure zone serves approximately 51 acres with 182 
connections.     
 
The upper pressure zone serves the Valley Crest, Flemming, and Lavina area of 
Forest Grove.   The minimum service elevation is 300 feet and the maximum 
elevation is 445 feet.  The upper pressure zone serves approximately 120 acres with 
593 connections.   The “hilltop” area above the 440 foot contour elevation is not 
serviceable from the existing water system.     
 
Draft Public Facilities Element 8 
The Gales Creek Service Area is outside of the city limits.  This service area 
includes the water customers originally served off the 16-inch raw water supply line 
running along Gales Creek to the City of Forest Grove water treatment plant. The 
Gales Creek service area is at an elevation of approximately 250 feet to 300 feet.  
The Gales Creek service area serves 57 connections.  
 
Distribution System  
 
The City of Forest Grove Water System includes intake facilities within the Clear 
Creek watershed in the Coastal Mountain Range foothills northwest of Forest Grove.   
This includes intake facilities on Clear Creek, Roaring Creek, Thomas Creek, Deep 
Creek, and Smith Creek.  The 16-inch diameter raw water transmission main form 
the Clear Creek basin intake facility to the City’s water treatment plant is 
approximately seven miles long.   
 
The City of Forest Grove water treatment plant has a firm plant capacity of 3.7 
million gallons per day.  The plant consists of rapid mix, flocculation, sedimentation 
and rapid sand filtration.  
 
Forest Grove Water Treatment Plant 
 
 
 
 
The filtered water is piped by gravity to the City’s main 4.27 million gallon covered 
reservoir located adjacent to the water treatment plant.  The City’s 1.0 million gallon 
reservoir was constructed in 1985.  This facility is located on David Hill Road outside 
the city limits.  
 
The City’s water distribution system has three pumping facilities: 
 
Draft Public Facilities Element 9 
 Raw water booster pump station along the transmission main to the 
City water treatment plant; 
 David Hill pump station; and 
 Watercrest pump station 
 
The David Hill pump station was the primary means to pump water from the main 
(lower) pressure zone to the David Hill reservoir.  The Watercrest pump station is 
currently the primary pump station feeding the David Hill reservoir and the upper 
pressure zone.  The David Hill reservoir is now used as the back-up.  
 
The water distribution system is comprised of piping ranging in size up to 24 inches in 
diameter.  Pipe types include cast iron, ductile iron, copper, steel, wrought iron, 
galvanized iron, and polyvinyl chloride (PVC).  Newer distribution piping is primarily 
ductile iron.  The distribution system contains approximately 78 miles of distribution 
main pipelines.   
 
Water System Performance Measures 
 
 Collect approximately 180 samples annually to meet requirements of the Oregon 
Health Division and ensure clean and safe water. 
  Replace meters after 15 years of service 
 Test meters greater than 2 inches annually. 
 Test 12% of the distribution system per year for leaks 
 Flush distribution system annually 
 Respond to service interruption within 24 hours 
 
Water System Performance Goals 
 
 Provide adequate water supply to meet the present and future water needs of the 
community 
 Maintain and manage the City watershed for water supply quality and sound 
forest environment 
 Provide reliable and efficient water treatment facilities 
 Ensure sufficient water flow for all water use, including fire suppression, by 
maintaining the reservoirs, pump station, piping and fire hydrants 
throughout the distribution system 
 Provide efficient metering of all water to assure fair allocation of costs and 
maintain reasonable water rates 
 Construct pipelines and other facilities necessary to replace those that are aged 
and defective or to serve expansion of services 
 Safeguard the water distribution system from contamination by providing a 
backflow prevention program 
 Continue partnership with the Joint Water Commission (JWC) 
Draft Public Facilities Element 10 
 
Water System Recommendations 
 
Capital Improvement Purpose Cost (2010) 
Million 
Implementation  
Water Rights Strategic Plan Supply $0.03 Short Term 
Tualatin Valley Irrigation District Supply Option Study Supply $0.045 Short Term 
JWC Transmission Line Emergency Intertie (Heather St.) Transmission $0.25 Short Term 
JWC Parallel Supply Line (18”  6mgd capacity) Transmission $3.5  Long Term 
Raw Water Booster Station Upgrade Transmission $0.2 Long Term 
Raw Water Transmission Line Replacement Transmission $2.5 Long Term 
Gales Creek Source Improvements Supply $2.5 Long Term 
TVID Supply Plan Transmission Extension Transmission TBD Long Term 
JWC Barney Reservoir Buy-Back Supply $1.5 Long Term 
TBWSP Water Supply Future Buy-In Supply TBD Long Term 
Scoggins Seismic Retrofit Supply $4.9 Long Term 
JWC ASR Future Buy-In Supply TBD Long Term 
Watershed Road Improvements Other $0.02 Short Term 
Fish Screen at Fern Hill Pump Station Transmission $0.320 Long Term 
Raw Water Pipeline Transmission $2.7  Long Term 
Water Treatment Plant Safety and Ops. Improvement Treatment $0.03 Short Term 
Mechanical Sludge /Residuals Collection System Treatment $0.15 Short Term 
Plate Settlers and Launder Replacement Treatment $0.7 Short Term 
TVID Supply Treatment Modifications Treatment TBD Long Term  
Forest Grove Water Treatment Plant Major Maintenance Treatment $0.01 Short Term 
Land Acquisition for Upper Zone Storage Storage $0.1 0-5 years 
Land Acquisition for Lower Zone Storage Storage $0.1 0-5 years 
Land Acquisition for David Hill Area Storage $0.1 20+ years 
0.30 MG Upper Reservoir 1 Storage $0.35 0-5 years 
0.30 Upper Reservoir 2 Storage $0.35 11-15 years 
2.25 MG Lower Reservoir Storage $2.13 6-10 years 
Flow/Pressure Improvements Distribution $1.9 0-5 years 
David Hill Road Waterline Distribution  $0.24 0-5years 
Watercrest Road Pump Station Upgrade Distribution $0.075 TBD 
Industrial Area – 23
rd
/24
th
 Avenue Distribution $0.25 0-5years 
Line Oversizing Participation Distribution $0.05 Annual 
Water Master Plan Update (every 6 years) Other $0.125 6-20 years 
Asset Management Program Other $0.10 0-5 years 
Joint Water Commission Commitments Other $6.1 0-20 years 
Tualatin Basin Water Supply Commitments Other $5.3 0-20 years 
    
Total    
 
Project costs were prepared using a combination of similar project costs, RS Means 
2006 data, and September 2007 Engineering News Record Construction Cost Index.  
Total project cost was calculated by multiplying the base cost of construction times a 
non-construction cost factor.  This factor includes contractor mobilization, contractor 
overhead and profit, and a planning level contingency.   
 
Draft Public Facilities Element 11 
Funding 
 
The following funding sources are general used to fund the water system: 
 
 Water System Development Charges 
 Water Rates (Two Components) 
 Fixed Charge 
 Volume Charge 
 
Local improvement districts and reimbursement districts may also be used to fund water 
infrastructure.  Under a local improvement district benefitting properties are charge an 
assessment to fund the cost of infrastructure.  Under a reimbursement district the City 
pays for the infrastructure and the City is reimbursed when property is sold or 
developed.  
 
Water Service Goals 
 
1. Water facilities shall be designed and sized to serve the need of future land uses as 
designated in the Forest Grove Comprehensive Plan map. 
 
2. Protect and restore the natural systems that underpin watershed health and 
hydrological integrity1.   
 
3. The Water Master Plan shall be incorporated as part of the Forest Grove 
Comprehensive Plan. 
 
Local Policies 
 
1. A master plan including prioritized lists of capital improvement needs shall be 
adopted for provision of water service.  This plan shall be based on future land use 
policies and needs. 
 
2. All future development shall be required to comply with the adopted water master 
plan, Municipal Code including Development Code and the City of Forest Grove 
Engineering Specification. 
 
3. The sizing of municipal water facilities shall follow land use plan designations and 
concentrate development close to the City Center. 
 
4.  Water easements shall, if possible, be incorporated in the Comprehensive Plan as 
part of an open space and trail system. 
 
5. The master plan element for water shall include design for the adequate provision of 
these facilities for those areas designed in the land use plan for industrial use.  These 
design requirements shall serve as the City standards for services to industrial areas. 
 
                                            
1
 ICLEI, Sustainability Goals and Guiding Principles, October 2010. 
Draft Public Facilities Element 12 
6.  The City of Forest Grove will develop a capital improvement program that will 
provide water for the processing of agricultural products when economically feasible.   
 
7. The Master Plan for water shall be designed for service to at least the Year 2030 and 
be adopted as part of the Comprehensive Plan. 
 
8. Recommendations for capital improvement needs relative to the water facility shall be 
included in an adopted Capital Improvement Program.  
 
9. Develop, adopt, and achieve, local water conservation and demand management 
goals. 
 
10. Protect, enhance and restore the water quality of the region through sound 
management of the City’s watershed including to the maximum extent practicable the 
integrity of streams, wetlands, and floodplains.  
 
11.  Promote the protection of natural areas along waterways and enhancement of 
quality. 
 
12. Retain the City of Forest Grove’s regional competitive cost advantage for water 
service.   
 
Draft Public Facilities Element 13 
Storm Water (Drainage) System 
 
As the City of Forest Grove develops during the next twenty years, the City and 
Washington County Clean Water Services must plan and construct storm drainage 
facilities to improve and expand upon the existing system.  Clean Water Services, a 
special district of Washington County, operates and maintains the regional surface 
water management system.  The principal aim is keeping the Tualatin River clean and 
healthy for fish and other ecosystems.  The City of Forest Grove operates a local 
surface water management utility.   
 
Storm drainage facilities should convey storm runoff to the desirable discharge point in 
sufficient time to avoid potential damage and inconvenience during storm events.  An 
economic balance exists between the cost of drainage structures and the direct and 
indirect costs of possible damage to property and inconvenience to the public over time.   
 
The City of Forest Grove Storm Water (Drainage) Master Plan was updated in 2007.  
The purpose of the update was to analyze the City’s existing storm water system for 
current hydraulic adequacy and system performance based on future land use 
requirements.  The update was prepared by Kennedy/Jenks Consultants. The analysis, 
findings, conclusions and recommendations contained in the 2007 Storm Drainage 
Master Plan is incorporated into the Forest Grove Comprehensive Plan by reference. 
 
Storm water drainage is an identified facility plan under Statewide Land Use Planning 
Goal 11: Public Facilities Planning (OAR 660-0011-0005(7).   
 
The update of the Storm Drainage Master Plan included the following work: 
 
 Review of stormwater system inventory data; 
 Review of system map including existing system service areas and basin 
boundaries; 
 Describe the existing system and inventory of known problem locations; 
 Prepare land use projections as a basis for formulating flow projections; 
 Develop, validate, and analyze the stormwater using the PC-SWMM hydraulic 
modeling program.  The PC-SWMM model is consistent with the methodology used 
by Clean Water Services; 
 Identify and prioritize capacity deficiencies and needs forming the foundation for the 
Capital Improvement Program; 
 Categorize the model results with regard to the amount of the surcharge and the 
depth to overflow.  This shall include prioritizing existing pipes based on existing 
conditions; 
 Prepare a Capital Improvement Program identifying recommended capital 
improvements and estimated project costs for a 20-year planning period; and 
 Describe the general funding mechanisms and programs available; 
  
Draft Public Facilities Element 14 
Hydrology 
 
The City’s planning area within the Portland regional urban growth boundary abuts two 
major Tualatin River tributaries:  Council Creek and Gales Creek.  The City includes 7 
major drainage basins with a total combined acreage of approximately 3,860 acres. 
 
Conveyance System 
 
The conveyance system is composed of open drainageways, ditch systems, gravity 
storm drainage pipelines and 1 pump station.  The Storm Drainage Master Plan 
identifies approximately 245,000 feet of storm pipeline that is the responsibility of the 
City.   
Storm Water Capital Improvement Program 
 
Project  
Number 
Project Name Description  Cost (2007)  Timing 
07-1 Alyssum and Twinflower Replacement of 12” and 18” line with 550’ of 21” 
line. This will increase the system flow capacity 
to 16 cubic feet per second.  
$135,000 6-10 years 
07-2 Bonnie and B Street Add two new catch basin near intersection to 
collect water runoff more efficiently 
$113,000 0-5 years 
07-3 Cedar Street Gravity New gravity pipe system running north along 
Pacific Avenue property and discharging near 
26
th
 Street.  
$368,000 6-10 years 
07-4 26
th
 Street to Willamina Restoring or rebuilding the stream from 26
th
 
Avenue to Willamina.   
$352,000 0-5 years 
07-5 Hawthorne & 23
rd
 Street Stream restoration along the open channels and 
culvert replacements at Hawthorne Street and 
the railroad.  This project will require long-term 
construction phase easements, or land 
acquisition. 
$342,000 0-5 years 
07-6 Higby Lane Project Stream restoration/excavation along the open 
channel pathways downstream of Willamina 
Avenue.  This project will require long-term and 
construction phase easements or land 
acquisition. 
$230,000 6-10 years 
07-7 Beal Pond The existing pond develops water surface 
greater than crown of influent culverts.  Pond 
influences upstream flows. Install continuous 
stage recording device to monitor the frequency 
of specific high water elevations.  
$26,000 0-5 years 
     
89-1 Basin 1 Provide a piping system along Baseline Road 
between approximately Yew Street and the 
Forest Grove east city limit boundary.  This 
project is needed to minimize maintenance and 
traffic safety concerns in the area.  
$128,000 0-5 years 
89-2 Basin 2 Construct new storm sewers along Yew Street.  $85,000 6-10 years 
89-5 Basin 5 Construct new storm line should be run from the 
intersection of 17
th
 Avenue and Hawthorne 
Street in an easterly, downstream direction 
towards an existing storm line near Kingwood 
Street. This project is need to pick-up the slow 
draining intersection at 17
th
 and Hawthorne. 
$134,000 0-5 years 
Draft Public Facilities Element 15 
89-6 Basin 6 Improve outfall to Basin 6 crossing Tualatin 
Valley Highway.   
$54,000 0-5 years 
89-10 Basin 10 The main channel system downstream of 
Willamina Avenue should be improved for 
stream restoration capable of safely conveying 
storm flows through the area.  
$257,000 6-10 years 
89-11 Basin 11 Improve storm water drainage along Thatcher 
Road.  System surcharging should be 
addressed in the vicinity of Willamina just 
southwest of the intersection of Thatcher Road 
and Gales Creek Road.  This project should 
include preliminary survey and investigation to 
address existing grades and pipe condition. 
 
B Street and Camino Drive (north of 26
th
 
Avenue).  This project is needed to convey all 
flow to the north to the existing storm system 
further downstream in B Street. This project is 
needed to eliminate maintenance problems 
where the existing system currently directs flow 
to the northeast near Higby Lane.  
$271,000 6-10 years 
89-15 Basin 15 Long term drainage improvements are 
recommended in the area in the David Hill 
Road/Thatcher Road area to accommodate new 
development. Improvements include over 1,200 
feet of new piping, manholes, pavement 
replacement, and catch basins.  
$336,000 6-10 years 
89-16 Basin 16 This is a large drainage basin that also includes 
territory outside the urban growth boundary 
along Thatcher Road.  Approximately 1,000 feet 
of new piping ranging in size from 15’ to 24”,  
manholes, pavement replacement and catch 
basins.  
$185,000 6-10 years 
 
Funding Mechanisms 
 
The City’s surface water management/drainage program is funded through two primary 
sources: 
 
 Surface Water Management System Development Charge 
 Surface Water Management Fee 
 
Clean Water Services sets the rates throughout their service district.  The Clean Water 
Services service district includes the cities within Washington County and most of the 
urban unincorporated area.  The surface water management fee is comprised of two 
components – a regional fee and local fee.  The fee is based on the impervious surface 
of a property.  Clean Water Services sets both components through their Board of 
Directors which is made-up of the Washington County Commissioners. Cities are 
allowed to add or modify the local component of the fee.   
Draft Public Facilities Element 16 
Local Goals 
 
1. Storm sewer facilities should be designed to mitigate runoff conditions based on 
future land uses shown on the Forest Grove Comprehensive Plan map as 
determined by the City Engineer. 
2. Storm sewer facilities should co-locate to complement other infrastructure 
facilities and to avoid conflicts. 
3. The City of Forest Grove Storm Drainage Master Plan shall be incorporated as 
part of the Comprehensive Plan. 
4. Reduce storm water inflow and infiltration into the collection system2. 
5. Reduce storm water runoff by encouraging the use of low impact design 
techniques. 
6. Design and maintain an integrated water, storm water, and waste water system 
that reduces pollution and protects and restores ecological systems, minimizes 
energy use and maximizes efficiency3. 
 
Local Policies 
 
1. All future developments shall be required to comply with the Storm Water 
(Drainage) Master Plan, Development Code and City Engineering Specifications 
related to storm water runoff.  
2. Design of storm water facilities shall support Comprehensive Plan land use 
designations. 
3. Drainage easements, if possible, shall be incorporated as part of open space and 
trail systems with City Engineer approval. 
4. All future storm drainage facilities shall be designed for 5-year frequency storms 
using runoff conditions based on Forest Grove Comprehensive Plan land use 
designations. 
5. A list of capital improvements for storm water drainage needs shall be 
incorporated into the City’s Capital Improvement Program based on budgetary 
constraints.   
6. Encourage sustainable development practices to reduce stormwater runoff  
7. Promote the urban forest and recognize the positive benefits of the urban forest 
in managing stormwater. 
8. Encourage “green street” standards including the planting of street trees and use 
of pervious surfaces in appropriate locations.   
9. Manage stormwater runoff so that it is retained as close as practicable to the site 
at which development or redevelopment occurs. 
10. Ensuring to the maximum extent practicable the quantity of stormwater leaving a 
site after development is equal to or better than before development. 
11. Promote the incorporation of natural watershed systems into future planning and 
design processes to mitigate impacts of development. 
12. Inspect grease and oil separators in all food establishments.4 
 
                                            
2
 From 2012-2013 Budget 
3
 ICLEI, Sustainability Goals & Guiding Principles, October 2010. 
4
 From 2012-2013 budget. 
Draft Public Facilities Element 17 
Sanitary Sewer System 
 
The City of Forest Grove operates a local sanitary sewer utility that feeds into the 
regional sanitary sewer system operated by Clean Water Services.  Clean Water 
Services operates and maintains the regional sewer system including the large 
conveyance pipes over 24 inches in diameter and the wastewater treatment plants.  One 
wastewater treatment plant is located in southern Forest Grove east of Fern Hill Road 
and south of Highway 47.  Under an intergovernmental agreement with Clean Water 
Services, the City shares a proportional share of the revenue for the regional system.     
 
The City’s sewer utility is responsible for the safe and efficient operation and 
maintenance of the local sanitary sewer system.  The City’s Administrative Services 
Department performs utility billing services and provides customer service related to 
billing.   
 
Clean Water Services updated the regional Sanitary Sewer Master Plan in 2009.  This 
master plan is incorporated into the Forest Grove Comprehensive Plan by reference.  
The primary purpose of the Sanitary Sewer Master Plan is to provide a capacity 
assessment of the Clean Water Service wastewater collection facilities, and to identify 
improvement necessary to extend service into anticipated growth areas.  A key objective 
of the capacity assessment is to identify physical improvements needed to reduce the 
risk of unanticipated discharges (sanitary sewer overflows) as flows increase over time.  
The master plan includes recommendations to ensure conformance to water quality 
standards.   
 
Goals 
 
1. Sewer facilities shall be designed and sized to serve the need of future land uses as 
shown on the Forest Grove Comprehensive Plan Map5.   
 
2. Maintain a reliable collection system, to transport sewerage to the Clean Water 
Services conveyance system, and then to the Clean Water Services treatment facility6. 
 
 
2. Sewer facilities shall be located in a manner to complement other infrastructure 
improvements and reduce conflict with incompatible uses, be guided by existing uses 
and be subject to special review considerations7. 
 
3. The Sewer Master Plan shall be incorporated as part of the Forest Grove 
Comprehensive Plan8. 
 
                                            
5
 From 1980 Comprehensive Plan 
6
 From 2012-2013 Budget 
7
 From 1980 Comprehensive Plan 
8
 From 1980 Comprehensive Plan 
Draft Public Facilities Element 18 
Policies 
 
1. To ensure adequate sewerage collection within the Forest Grove planning area, the 
City shall advocate for the installation of needed trunk lines to serve planned 
development on the north and northwest part of the urban growth boundary.   
 
2. A master plan including prioritized lists of capital improvement needs shall be 
developed and adopted for sewer service.  The capital improvement program shall be 
based on future land use policies, needs, and budgetary constraints. 
 
3. All future development shall be required to comply with the sewer master plan, 
adopted engineering design standards, and requirements of the Forest Grove Municipal 
Code including the Development Code.   
 
4. The sizing of sewer collection lines shall support land use plan designations and 
concentrate development close to the City Center. 
 
5. Sewer easements shall, if possible, be incorporated as part of an open space and trail 
system.   
 
6. The planned sewer system shall include criteria for the adequate provision of sewer 
services for those areas of the community identified on the Forest Grove Comprehensive 
Plan map for industrial use including the needs of food processing businesses.   
 
Capital Improvement Plan 
 
Basin Improvement Category Length of Sewer (ft)/ 
Number of Pump Stations 
Estimated Cost 
(Million $) 
Forest Grove Upgrades to Existing Gravity Sewers 5,297 $1.3 
Forest Grove Upgrades to Existing Pump Stations 
and Force Mains 
3 $5.5 
Forest Grove New Gravity Sewer Extensions 7,126 $2.0 
Forest Grove New Pump Stations and Force Mains 1 $2.3 
    
Total   $11.1 
 
Funding 
 
Sewer Fund - Clean Water Services sets the sanitary sewer system rates throughout the 
Clean Water Services district which includes the City of Forest Grove and most of the 
unincorporated area within the urban growth boundary.  The sewer fee is comprised of 
two components – a regional component and a local component.  Clean Water Services 
sets the rate for both components through the Clean Water Services Board of Directors 
which is made-up of the Washington County Commissioners. Cities are allowed to 
modify the local component of the rate in order to properly fund local sewer services.   
 
Sewer SDC -  The sewer system development charge (SDC) is an assessment provided 
under Oregon Law which is paid at the time a connection permit is issued by the City.  
The SDC is based on the cost of using capacity previously built into the system.  The 
Draft Public Facilities Element 19 
amount of the charge is proportional to the impact of the service and is therefore based 
on the number of water use fixture units in a building.   
 
Clean Water Services is the regional authority for sewerage collection and treatment.  
The SDC revenue is allocated as follows: 80% to Clean Water Services and 20% to the 
City of Forest Grove.  The City uses the revenue to increase capacity of sewer collection 
lines and participation in proportional costs associated with construction large trunk 
lines.  The City is responsible for lines 21 inches in size and below.  Clean Water 
Services uses the revenue to increase the capacity of large conveyance pipes and 
wastewater treatment facilities need to accommodate growth.   
 
Other funding sources include reimbursement districts and local improvement districts. 
The City Council may establish reimbursement districts or local improvement districts to 
fund the extension of sanitary sewer lines.  Under a reimbursement district, the city 
funds the cost of extending and is reimbursed for eligible costs as property develops or 
is sold.  Under a local improvement district, the City funds the cost of extending the 
sewer line and benefitting property is assessed fee to repay eligible costs over time.     
Forest Grove Wastewater 
Treatment Facility  
The Forest Grove Facility, located 
at 1345 Fern Hill Rd., Forest Grove, 
Oregon, provides wastewater 
treatment for the City of Forest 
Grove, the community of Gaston, 
and the City of Cornelius. The 
facility provides secondary 
treatment using an activated sludge 
process followed by ultraviolet 
disinfection. The Forest Grove, 
Hillsboro, and Rock Creek 
Treatment Facilities are connected 
by pipeline and are integrated in 
terms of operational requirements. As such, responsibility for operating the facilities is 
also consolidated.  The Forest Grove Wastewater Treatment Facility Liquid Stream 
Upgrade project was completed in 2010. Principal new features that replaced outdated 
and undersized Facility components are a headworks, influent pump station, grit 
building, and aeration basin. 
Treatment processes at the Forest Grove Wastewater Treatment facility is becoming 
more sustainable and cost-effective.  Increasingly treatment is moving away from the 
chemical system to a natural treatment system.  Natural treatments system are 
generally more cost-effective and sustainable. 
Draft Public Facilities Element 20 
 
Energy 
 
Issue 
 
The City of Forest Grove has its own electrical utility through the Forest Grove Light and 
Power Department.  A municipal electrical utility is unique within the Portland urban 
growth boundary.  The Forest Grove Light and Power Department provides reliable 
cost-competitive electrical service within the city limits and surrounding unincorporated 
Washington County area.  The Light and Power Department provides lighting for 
streets, parks and parking areas under the jurisdiction of city government.  The Light 
and Power Department also supports local economic development initiatives.  
 
Findings: 
 
Forest Grove Light and Power was established in 1895 and is one of three municipal 
electrical utilities in the Portland area (Canby and McMinnville).  Customers: Forest 
Grove Light and Power serves approximately 8,600 customers9.  
 
The Forest Grove Light and Power Complex is located south of the Forest Grove Town 
Center on B Street south of 19th Avenue.  The complex includes the administrative 
offices and yard.  The Light and Power building is single story and contains 
approximately 25,300 square feet of space  The building was originally constructed in 
1966 and remodeled in 2012.   
 
Vintage Forest Grove Light and Power Building 
 
 
 
 
 
Contemporary Forest Grove Light and Power Complex  
                                            
9
 Oregon Municipal Electrical Utilities Association, 2008 
Draft Public Facilities Element 21 
 
 
 
 
Overview of Electrical Distribution System 
 
Forest Grove is served by high voltage power lines owned by the Bonneville Power 
Administration.  The Thatcher Junction substation is located on the 47 mile 115 kV line 
from Forest Grove to the Tillamook Substation.  The Filbert Substation is located on the 
24-mile 115 kV line between the Forest Grove Substation and BPA McMinnville.  
 
   Thatcher Junction Substation     
  
 
 
 
 
Filbert Substation 
Draft Public Facilities Element 22 
 
 
 
BPA and Forest Grove Substation 
 
 
 
The BPA substation is located adjacent to the Forest Grove substation north of the 
Portland and Western Railroad line and west of Oak Street in north-central Forest 
Grove.   
 
Relationship with Bonneville Power Administration 
 
The Bonneville Power Administration is a wholesale provider of electricity to the Forest 
Grove Light and Power.  Approximately 90 percent of the electrical power provided by 
Forest Grove Light and Power is purchased from the Bonneville Power Administration. 
The remaining 10 percent comes from two Grant County Washington hydroelectric 
projects.   
 
The chart below provides a comparison of electricity prices in select cities in 2010.  The 
chart shows that the electricity prices in Forest Grove are very competitive.   
 
 
 Source: Energy Information Administration, 2010 
Draft Public Facilities Element 23 
 
The table below provides a comparison of residential electricity rates in the Forest 
Grove area.  The table shows that Forest Grove offers very competitive rates within the 
region. 
 
Utility Base Charge Service Rate10 
Forest Grove Light and Power $13.26 5.525¢ per kWh 
Portland General Electric $9.00 7.139¢ per kWh 
Western Oregon Electric $35.00 1.102¢ per kWh 
Canby Utility $11.50 5.495¢ per kWh 
McMinnville Electric $11.63 8.345¢ per kWh 
   
Regional Average $16.08 7.45¢ per kWh 
  Source: City of Forest Grove from Internet search 
 
The table below shows electrical rates for large commercial and industrial service.  
 
Utility Base Charge Service Rate11 
Forest Grove Light and Power $49.99 3.735¢ per kWh 
Portland General Electric $20.00 to $25.00 6.008¢ per kWh 
Western Oregon Electric $103.50 9.265¢ per kWh 
Canby Utility $14.00 to $30.0012 3.68¢ per kWh 
McMinnville Electric $52.52 7.653¢ per kWh 
   
Regional Average $48.00 to $52.20 $6.0682¢ per kWh 
  Source: City of Forest Grove from Internet search 
 
Substation Master Plan  
 
The substation master plan addresses improved equipment reliability, capacity for 
reasonable load growth, and identifies a path to accommodate future city service 
expansion.   
 
Proposed improvements 
 
Year Actions Budget 
2013-14 Engineer for the replacement of transformers at 
Forest Grove and Thatcher; purchase the 
transformer, circuit switcher, and associated 
equipment for Thatcher substation, purchase and 
install feeder relays at Filbert substation 
$1,050,000 
2014-15 Install the transformer, circuit switcher and 
associated equipment at Thatcher, purchase the 
transformers, circuit switchers, and associated 
equipment for Forest Grove Substations #1 and 
#2, install 115kV protection upgrades with BPA. 
$2,520,000 
2015-16 Install the transformer, circuit switcher and $230,000 
                                            
10
 Blended rates  
11
 Blended rates 
12
 Base charge for general 1-phase and 3-phase service.   
Draft Public Facilities Element 24 
associated equipment for Forest Grove Substation 
#2. 
2016-17 Install the transformer, circuit switcher and 
associated equipment for Forest Grove #1 
$205,000 
2017-18 Purchase and install circuit switcher and 
associated equipment for Filbert Substation 
$270,000 
   
Total  $4,275,000 
 
BPA Fuel Mix Summary 
 
Fuel mix percent summary, June 2013, based on calendar year 2012 data 
 
 
 
Aggregate load data indicates that there has been a slight decline in average load from 
the City over the past 12 years13.   Daily peak loads have been on a decline during the 
same interval.   
Fiscal Year MW Load Factor 
2007 54.5 54% 
2008 55.3 55% 
2009 55.6 51% 
2010 60.2 45% 
2011 51.2 54% 
2012 49.3 57% 
2013 51.2 56% 
2014 51.4 56% 
2015 51.7 56% 
2016 51.9 56% 
2017 52.2 56% 
2018 52.5 56% 
2019 52.7 56% 
2020 53.0 56% 
2021 53.2 56% 
2022 53.5 56% 
2023 53.8 56% 
2024 54.0 56% 
                                            
13
 Source: City of Forest Grove Light and Power Substation Master Plan, July 2013 
Type Percent 
Biomass and Waste 0% 
Coal 0% 
Geothermal  0% 
Large Hydroelectric 85% 
Natural Gas 0% 
Non-Specified Purchases 4% 
Nuclear 9% 
Small Hydroelectric 1% 
Solar 0% 
Wind 1% 
Draft Public Facilities Element 25 
2025 54.3 56% 
2026 54.6 56% 
2027 54.9 56% 
2028 55.1 56% 
2029 55.4 56% 
2030 55.7 56% 
2031 56.0 56% 
2032 56.2 56% 
2033 56.5 56% 
 
Alternative approaches to substation capacity included: 
 Purchase three new large transformers 
 Purchase three smaller transformers 
 Purchase three smaller transformers now and add a 2nd transformer at the 
Filbert substation or the Thatcher substation in the future as load requires.  
Each alternative provides capacity for significant future load growth.  
 
 Existing 
Substation 
Equipment 
Purchase Three 
24 MVA 
Purchase Three 
15 MVA 
Add Future 
15 MVA 
Base Capacity 51 87  60   75  
Summer SC 
Peak Rating 
67 118 84  112 
Winter SC Peak 
Rating 
87 153 109  146  
 
 
The Light and Power Department has determined that the preferred approach is to 
purchase smaller transformers for the upgrades with the understanding that future load 
develop, added capacity can be installed at the Filbert Substation, Thatcher Substation 
and/or a new substation.   
 
System Reliability  
 
The Filbert Substation is located on the 24-mile 115kV line between BPA Forest Grove 
and BPA McMinnville.  The Thatcher Junction Substation is located on the 47-mile 115 
kV line from Forest Grove to the Tillamook Substation.  It is not uncommon to have 
winter season storm related outages to the Thatcher Junction Substation as BPA tests 
and restores the 115 kV line from Forest Grove to Tillamook.  Outages to the Filbert 
Substation are rare.   System reliability could be improved through the installation of 115 
kV lines from the Forest Grove Substation to both the Thatcher Substation and Filbert 
Substation to avoid being susceptible to outages on the BPA lines.   Preliminary cost 
estimates for the 115 kV switching station alone (not including replacement and 
relocation of transformers) was in excess of $2,000,000.  The 115 kV transmission line 
is estimated to cost approximately $700,000 per mile.  The line to the Thatcher Junction 
tap would cost approximately $1,300,000.  The line to the Filbert Substation tap would 
cost about $600,000.  Therefore, total cost is approximately $3,430,000.   
 
Draft Public Facilities Element 26 
An alternative to constructing the new 115 kV system is to approach BPA about 
upgrading protection on the Forest Grove to Tillamook line by upgrading the existing 
BPA 115 kV automatic switch with a circuit breaker and associated protective relaying.  
This would allow for clearing faults toward Tillamook without interrupting service to the 
Thatcher Junction Substation.  Alternatively, either of the automatic switches at the 
Thatcher tap or Timber tap could be upgraded to a remotely-controlled circuit switcher 
with protective relaying located at the existing BPA Forest Grove Substation with control 
of the circuit switcher provided by fiber optic communication line.  This approach could 
isolate the Thatcher substation from approximately 80% of the line exposure.  
 
Land Use Impact 
 
The Forest Grove Light and Power District is larger than the City’s planning area and 
there are undeveloped and underdeveloped portions of the City.   The possible impact 
of unexpected load growth is mitigated by both the Thatcher and Filbert Substations 
having adequate land and being arranged so that a second transformer and additional 
feeder capacity can be readily added.  This allows capacity to be expanded as load 
requires.  The preferred approach to additional capacity is adding transformers at Filbert 
and Thatcher rather than installing additional capacity at this time.  This approach 
allows adding capacity when and if needed.  If additional capacity is needed to serve a 
new high-density load (industrial) it would be appropriate to build a fourth substation to 
serve the expanded service area.    Growth north of the City could be fed by a new 
substation and served by a new tap to the BPA Forest Grove – Tillamook 115kV line.  
Should there be significant load growth and development in the urban reserve area, the 
City would need to acquire land for a new substation.     
 
Goals 
 
 Provide quality electrical service provided to Light and Power customers. 
 Maintain the high satisfaction rating from customers based on the Citizen’s Survey 
of City Services 
 Emphasize preventative maintenance and equipment replacement programs 
including upgrading underground cable installations, replacement of obsolete and 
dated substation equipment and the expansion and upgrading of the distribution 
system. 
 Encourage energy conservation and efficient use of energy resources. 
 Encourage local sustainability efforts by promoting renewable energy sources. 
 Provide electrical service to all energy user classes at the least possible cost. 
 Maintain an equitable balance between rates charged among energy user classes. 
 Evaluate City properties to determine feasibility of installing a future solar generation 
power facility 
 Incorporate findings and recommendations from the Electrical System Master Plan. 
 Reduce local reliance on petroleum and natural gas as a source of energy.  
 Implement a long-range land use concept that reduces the need to travel by 
vehicles using fossil fuels.  
Draft Public Facilities Element 27 
 Provide an affordable and secure energy supply that increases the development 
and use of renewable, least toxic and less carbon-intensive sources14. 
 
Policies 
 
1. Maintain an adequate FIRM power supply to serve anticipated growth consistent 
with the land use designations shown on the Forest Grove Comprehensive Plan 
map. 
2. Obtain and maintain a 20 percent margin between the FIRM power supply and 
system load to allow for such contingency events as supply equipment failure, 
extreme weather events and unanticipated load growth. 
3. Participate with other agencies and utilities in the evaluation and construction of 
additional power resources which show promise of becoming economically 
feasible. 
4.  Participated with other agencies and utilities in the development of sustainable 
energy resources. 
5. Develop and implement programs to assist customers to reduce electrical energy 
use. 
6. Periodically update the long range distribution system plan. 
7. Periodically perform a cost of service study and use the results of the study along 
with accepted utility practices to adjust electric rates. 
8. Utilize industry accepted best management practices for the operations and 
enhancement of the electrical utility 
9. Continue participation in the National Arbor Day Foundation Tree Line USA 
program to reduce conflicts between trees and overhead power lines. 
10. All new development shall be served by underground electrical utilities 
11. Adopt a Capital Improvement Program for electrical system needs based on 
budgetary constraints.   
12. Work with partners to reduce fossil fuel consumption and increase use of 
renewable energy resources. 
13. Reduce vehicle miles traveled   
14. Monitor and actively participate in requests for new natural gas pipelines near the 
Forest Grove planning area.  
                                            
14
 ICLEI, Local Governments for Sustainability, Star Community Index, Sustainability Goals and Guiding Principles.  
Draft Public Facilities Element 28 
 
Capital Improvement Program 
 
 
Project Description Cost 
Substation Upgrades Replacement of substation transformers, battery banks 
and protective equipment.  The Forest Grove substation is 
anticipated to be completely rebuilt with a revised physical 
layout to provide a better connection to the upgraded BPA 
115 kV yard, make better use of the property available, 
and to provide an improved grounding system. With 
completion of this project, the Forest Grove substation 
capacity will be greatly increased, and major equipment 
will have been replaced with newer technology able to 
provide a higher level of service.  
$5,823,000 
Distribution System 
and Additions 
Upgrades 
Purchase of equipment for monitoring substation 
operations.  Improvements to the distribution system will 
improve electric reliability to the 24th Avenue industrial area 
and provide better coordination protective devices in the 
electrical distribution system. 
$415,000 
 
Natural Gas and Petroleum  
 
The City of Forest Grove is located within the Northwest Natural gas service area.     
According to the State of Oregon Energy Assurance Plan (2012), Oregon imports 100% 
of its natural gas.  Two natural gas pipelines currently serve Oregon: The Williams 
Company Pipeline and the Gas Transmission Northwest Pipeline owned by the 
TransCanada Corporation.  Northwest Natural serves approximately 80% of Oregon’s 
retail customers including Portland, the Willamette Valley and coast.  Northwest Natural 
receives gas from the Williams pipeline. The Williams Pipeline brings natural gas from 
British Columbia and the Rocky Mountain region.  Northwest natural owns underground 
gas storage facilities in Mist and LNG storage facilities in Newport and Portland. 
Northwest natural also has contracts to use LNG storage facilities at Plymouth, 
Washington and underground storage at Jackson Prairie, Washington. 
 
Oregon does not have petroleum resources or refinement facilities15.   Therefore, 
Oregon must import 100% of its petroleum needs from outside the state.  More than 
80% of Oregon’s petroleum originates in the Alaska North Slope oil fields. Another 
source of petroleum for Oregon is the Western Canada Sedimentary Basin.   Less than 
five percent comes from the lower-48 continental United States, Mexico, Indonesia, or 
the Middle East.  
 
Oil refineries located near the Puget Sound in Washington provide more than 90% of 
Oregon’s refined petroleum products16.  Only minor amounts arrive on ship from 
California, and the Pacific Rim countries of Indonesia, South Korea or Japan.  
 
 
                                            
15
 Oregon Energy Assurance Plan (2012) 
16
 Oregon Energy Assurance Plan (2012) 
Draft Public Facilities Element 29 
Public Safety 
 
 
Issue: 
 
As a full service city the City of Forest Grove is committed to providing high quality 
public safety services.  This includes fire and police protection.     
 
Findings: 
 
Analysis of Fire Department Constraints and Capabilities 
 
The Forest Grove Fire Department has a defined fire fighting capability which provides 
the community with a basic level of fire protection.  It should be recognized that this 
level of protection fluctuates daily as a result of calls for service, availability of 
personnel, and availability of mutual aid.  The level of service is also affected by the 
budget allocation to the Fire Department by the City Council and ability to leverage 
grant opportunities.   
 
The ability to respond to calls for service is also affected by the community’s land use 
pattern since the extent of the developed urban area affects response time.  The 
transportation system needed to serve the land use pattern also affects level of service 
and response times. The Water Master Plan identifies specific areas were fire flow 
should be improved. Deficient fire flow and is a potential impediment to development. 
 
As the community grows an additional fire station may be needed to serve the 
northwest area to reduce response times and better serve newly developed areas.  This 
portion of the planning area is characterized by sloping topography and is forested.  
This poses a potential risk for fire related to the wildland/urban interface.  Development 
standards could decrease the fire risk related to the wildland/urban interface.  In 
general, the fire risk in the Forest Grove planning area is manageable.    
 
Critical Facilities 
 
The Forest Grove Fire Department identified the following critical facilities serving the 
City: 
 
City and Government Facilities 
 
 Forest Grove City Hall 
 Forest Grove Community Auditorium 
 Forest Grove Library 
 Forest Grove Police Department 
 Forest Grove Fire Station  
 Forest Grove Fire Station - Gales Creek Community 
 
Draft Public Facilities Element 30 
Utilities 
 Forest Grove Public Works Operations 
 Forest Grove Light and Power 
 Forest Grove Water Treatment Plant 
 Frontier Communications Switch Center (College Way) 
 Waste Management B Street Transfer Station 
 
Schools 
 Tom McCall Upper Elementary School 
 Central School Office 
 Taylor Way Annex Learning Center 
 Joseph Gale Elementary School 
 Harvey Clarke Elementary School 
 Forest Grove High School 
 Forest Grove Community Charter School 
 Neil Armstrong Middle School 
 St. Francis Catholic Private School 
 Westside Christian School (E Street and Pacific Avenue) 
 Pacific University 
 
Medical and Assisted Living Facilities 
 Forest Grove Community Hospital 
 Jennings McCall Center 
 The Grove Assisted Living 
 Gardens of the Grove 
 The Elms 
 Marquis Care 
 Marquis Vintage Suites 
 Beehive Assisted Living 
 Hawthorne House Alzheimer’s Care 
 Wynwood of Forest Grove 
 Forest Grove Rehabilitation 
 Quince Street Senior Apartments 
 The Homestead Senior Community 
 
Analysis of Police Department Constraints and Capabilities 
 
The Forest Grove Police Department provides law enforcement patrol, investigative 
services, crime prevention and community outreach.  As of 2011, the Forest Grove 
Police Department employs 29 sworn officers including a chief, two captains, four 
sergeants, two detectives, and 19 patrol officers including on school resource officer, 
one transit officer and one motor officer.  The Police Department also employs two non-
sworn part-time community service officers, a support unit supervisor, an evidence 
technician, and two records specialists. A volunteer chaplain also serves the members 
of the department and the community. 
 
Draft Public Facilities Element 31 
The Forest Grove Police Department participates with several interagency teams 
include the Crash Analysis Reconstruction Team, Tactical Negotiations Team, 
Washington County Elder Abuse Multidisciplinary Team, and Washington County Child 
Abuse Multidisciplinary Team.   
 
The Forest Grove Police Department processed 22,710 calls for service in 2011.  
Department personnel investigated 2,568 separate cases.  Dispatched calls include 
those reported to the Washington County Consolidated Dispatch Agency (WCCCA) or 
through the Forest Grove Records Division. 
 
In 1999, the City of Forest Grove had a population of 16,275 while employing 25 sworn 
police officers.  In 2009, the estimated population of Forest Grove was 21,500 while 
employing 29 sworn police officers.  
 
The City of Forest Grove Police Department budget is primarily comprised of General 
Fund revenue.  Approximately 11% of the Police Department budget comes from other 
state funds, department services and inter-agency agreements. For Fiscal Year 
2011/2013, approximately 88% of the Police Department Budget was for personnel 
services and 12% for materials and services.  
 
The total budget for the Police Department in 2012-2013 was approximately 
$4,428,000.  This is up from approximately $3.5 million in 2007-2008. The City of Forest 
Grove has approximately 1.35 sworn officers per 1,000 persons.   
 
Police Protection and Urban Growth  
 
The City’s land use pattern and transportation system directly impacts the ability to 
provide timely response for calls for service.   A compact city, served by a network of 
arterial and collector streets, supports consistent response times throughout the City.  
The northwest part of the Forest Grove planning area is primarily designated for lower 
density single family residential development.  Direct transportation routes serving 
planned neighborhoods are necessary to ensure adequate levels of service as the 
community grow over time.  Additional officers will be needed to maintain service levels 
as population increases over time.                 
 
General Public Safety Goals 
 
1. Provide a high level of public safety services including police and fire protection 
commensurate with development in the community. 
2. Support the Public Safety Advisory Commission in their efforts to create livable 
neighborhoods through adequate public safety funding 
3. Continue and enhance partnerships with public agencies and private 
organizations committed to public safety. 
4. Recognize that land use and transportation policies influence emergency 
response needs.  
Draft Public Facilities Element 32 
General Public Safety Policies 
1. Provide adequate funding so all areas of the City’s planning area receive police, 
fire and emergency services. 
2. Coordinate plan review with public safety and emergency services providers to 
ensure public safety needs are met.  
3. Review transportation improvements to ensure that public safety needs are met. 
 
Fire Department Goals 
 
1. Continue implementation of the Fire Department’s strategic plan.  Strategic goals 
include: 
a. Develop and maintain the highest possible level of service delivery 
b. Maintain long-term strategic planning 
c. Expand community outreach to meet the community’s vision 
d. Utilize available technology to enhance service delivery and efficiency 
e. Develop and maintain strategic partnerships 
f. Enhance internal relations, communications and employee development. 
2. Continue development of the City’s emergency operations plan to meet federal 
and state National Incident Management System standards. 
3. Enhance and improve the community’s risk reduction program through fire 
prevention classes, Community Emergency Response Team (CERT) training, 
and other community outreach efforts. 
4. Work with neighboring departments and develop public and private partnerships 
to enhance emergency service delivery in the region. 
 
Fire Department Policies 
 
1. As part of the strategic planning process, the Fire Department will develop a 
more accurate response-time measurement program. 
2. The Fire Department will maintain the emergency operations plan for the City 
and continue partnerships with neighboring agencies. 
3. The Fire Department will continue to improve the community risk reduction 
program to increase effectiveness. 
 
Police Department Goals 
 
1. Promote relationships with the community through neighborhood watch, safety 
fairs and community events. 
2. Apply for and obtain specific traffic safety grants 
3. Identify opportunities for a new location for the Police Department including sites 
for a satellite facility to reduce response times and maximize service delivery. 
 
Police Department Vision Statement 
 
 To be the best law enforcement agency in Washington County in terms of 
professional reputation. 
o Professional representation on regional investigative teams 
o Professional working relationships with other law enforcement agencies 
Draft Public Facilities Element 33 
o Positive working relationships with stakeholders 
 To be a career destination for law enforcement professionals – sworn and 
civilian. 
o Be a learning organization promoting professional development 
o Targeting recruitments consistent with department mission and values 
 To be an allied partner agency with regional stakeholders – promoting the 
interests of Forest Grove in furtherance of City goals. 
o Policy development and review in concert with city goals 
o Coordinated training with other law enforcement agencies 
 For Forest Grove Police Department employees to be proud of their affiliation 
with the department, city, and community. 
o Promoting spirit de corps through employee involvement 
o Maintaining accountability and responsibility 
o Rewarding behavior consistent with departmental mission and goals 
 To be fully capable of meeting all reasonable investigative, crime prevention, 
patrol, and traffic needs of the citizenry as growth impacts the community. 
o Forecasted budgeting reflecting the needs of the community 
o Stewardship and accountability of all entrusted public funds. 
 
 
 
 
 
 
Draft Public Facilities Element 34 
Administrative Facilities and Services 
 
Issue 
 
As a full service city, the residents of Forest Grove expect cost-effective and efficient 
delivery of public services meeting their day-to-day needs.  As the City grows over the 
next 20 years new ways of providing municipal service will be required to meet the 
demands of a growing community.   
 
The Comprehensive Plan addresses administrative facilities and services since 
municipal operations have a land use component.  For instance, acquisition of land and 
construction new facilities such as fire stations and police substations may be needed to 
serve a growing community.  Conversely, consolidating administrative offices to 
efficiently provide municipal services could reduce land use needs.     When new or 
remodeled facilities are needed, however, thoughtful design could further the City’s 
sustainability and energy efficiency goals which is a fundamental principle of the 
Comprehensive Plan.   
 
Findings 
 
City services are scatted among several buildings including 
 
 City Hall; 
 Engineering Department; 
 Public Works Building; 
 Parks and Recreation Building; 
 Library; 
 Police Department; 
 Fire Department; 
 Light and Power Building; 
 Corporate Yard; and 
 Community Auditorium  
 
City Hall/Administrative Offices 
 
The Forest Grove City Hall is located at 1924 Council Street in the Forest Grove Town 
Center.  Built in 1928, it originally housed all municipal departments except Light and 
Power.  As the City grew, the original City Hall became too small to accommodate all 
administrative offices and city departments.  In 1957, the City Hall was remodeled and 
the Fire Department was relocated.  This relieved some of the pressure for additional 
administrative offices until the late-1970s.   
 
In 1976, the City of Forest Grove was awarded a federal Economic Development 
Administration grant to renovate the fire station and build a new facility for the Police 
Department and community library and remodel City Hall into administrative offices.  
The remodel was completed in 1980.  
 
Draft Public Facilities Element 35 
City Hall currently houses the office of the City Manager, Administrative Services 
Department including finance, utility billing, and information services, and Community 
Development Department (Planning and Building Services).  The Public Works 
Engineering Division is located adjacent to City Hall in a separate building.   
 
The physical layout, including size and location of the administrative offices, directly 
impacts the ability to provide cost-effective and efficient municipal services for the 
community.  Effective delivery of public services requires interaction among staff 
members and the general public.  The current configuration of City Hall does not 
provide adequate space for meeting with the public and interaction among staff 
members collaborating on projects such as planning and engineering staff.      
 
Engineering Division Office 
 
The Engineering building is located at 1928 Council Street near City Hall.  The building 
is a single story structure approximately 3,900 square feet area.  The building has a 
concrete exterior wall, shares a brick masonry party wall with the building to the north 
and has wood roof structure.  The building requires accessibility improvements to meet 
requirements of the Americans with Disabilities Act.  
 
The Engineering Division office is only accessible to city staff located at City Hall 
through an exterior entrance.   The City Engineering staff works closely with Planning 
and Administrative Services staff on a variety or projects. Being physically separated 
from City Hall creates administrative inefficiencies that could be improved through 
consolidation of offices.   
 
Police Department 
 
The police station is a single story 12,900 square foot building with a partial basement 
and small mechanical mezzanine.  The building was originally constructed in 1977 and 
appears to be largely unmodified.  The building is constructed at the same time and is 
connected to the library to the east.  The police station and library share a basement 
level mechanical room.  The roof was replaced in 1996.  ADA accessibility is provided at 
the north (public) entrance.  Restrooms and door hardware throughout the building do 
not meet ADA requirements. A facilities assessment prepared for the City in 2009 by 
SERA Architects concludes that the current building configuration and building elements 
creates overlapping circulation paths and non-secure spaces which are not well suited 
for the current police operations.  
 
Public Works Office 
 
The Public Works Office is a single story building approximately 8,600 square feet in 
area.  The building is located at 2551 23rd Avenue and was originally constructed in 
1990.  The building is divided into two sections, the western office portion and a high 
bay vehicle service shop to the east.  The building has a split-face CMU exterior bearing 
wall with a stick frame wood interior.  The Public Works storage building is a single story 
prefabricated metal 5,100 square foot structure built in 1990.   
 
Draft Public Facilities Element 36 
Parks and Recreation Office 
 
The Parks and Recreation Office/Public Works Storage building is a 9,100 square foot 
building likely constructed in the early 1940s.  The building is divided into two sections.  
The south section is a two story office/storage section and north section is a large high 
bay space used for vehicle storage and some repair functions.  The exterior wall is 
constructed of bearing CMU with large wood bowstring trusses carried on wood pilaster 
as the roof structure.   
 
Aquatics Center 
 
The Aquatics Center is located at 2300 Sunset Drive.  The aquatic center building 
houses the community pool and associated facilities and the office of the Parks and 
Recreation Director.  The building’s footprint is approximately 21,800 square feet in 
area.     The first outdoor pool opened in 1943.  The indoor building was built in 1968 
and renovated in 2001.   
 
Light and Power Building 
 
The Light and Power building is located at 1818 B Street.  The building is a single story 
25,300 square foot structure with a small mezzanine.  The building was originally 
constructed in 1966 and remodeled in 2012.  The building is divided into two spaces.  
The eastern portion houses the utility offices and conference room.  The western portion 
includes a storage mezzanine.  The building has concrete tilt up walls with wood glu-lam 
structure with tongue and groove decking exposed in the interior.   
 
Community Auditorium 
 
The Community Auditorium is located at 1915 Main Street near City Hall.  The 
Community Auditorium was constructed in 2002 and is approximately 5,200 square feet 
in area.  The Community Auditorium provides meeting space for the City Council, 
boards and commission, and municipal court.  The Community Auditorium is also used 
for general community events sponsored by public and private organizations.    
 
Water Treatment Plant 
 
The Water Treatment Plan is located at 501 Watercrest Road.   
 
Sewage Treatment Plant 
 
The sewage treatment plan is located at 1345 Fern Hill Road.    
 
Administrative Services Goals 
 
1. Provide cost-effective and efficient delivery of public services 
2. Retain City administrative services in the Forest Grove Town Center 
3. Consolidate administrative functions to provide, cost-effective, efficient, and 
accessible municipal services. 
Draft Public Facilities Element 37 
4. Provide for staffing levels commensurate with the level of service desired 
 
 
Administrative Services Policies 
 
1. Seek funding for adequate governmental facilities to accommodate needed 
administrative services. 
 
2. Reduce the cost of providing public services by integrating technological advances in 
delivery systems. 
 
3. Program administrative services and staffing on an annual basis tailored to the needs 
and financial capabilities of the community 
 
4. Continue the system of user fees which reflects the true cost of providing municipal 
services and recognize that city services shall not be provided to non-residents on a 
subsidized basis by city property tax payers.  
 
5. Adopt a capital improvement program and schedule for all City capital improvement 
needs based on budgetary constraints. 
 
6.  Meet minimum Leadership in Energy and Environmental Design (LEED) standards 
for new municipal buildings.  
 
7. Employ technology where appropriate to encourage delivery of public services and 
information electronically.  
 
8. Establish and enhance partnerships to share physical resources among neighboring 
cities and other public service providers.  
 
9.  Make ADA accessibility improvements to the Engineering office.  
 
Land Use Impacts 
 
The Master Plan zone described in the Forest Grove Development Code is a tool to 
promote and facilitate the coordinated development of larger-scale institutional facilities 
through adoption of a master plan.  Government complex is one type of use appropriate 
for the master plan zone designation.  The master plan zone provides an opportunity to 
look at city administrative needs comprehensively to meet current and future needs in 
an efficient and cost-effective manner.    
 
Constraints  
 
Funding is the biggest identified constraint to addressing current and future 
administrative facility needs.   Other constraints to maximizing efficiency include the age 
and condition of administrative facilities and location.  
Draft Public Facilities Element 38 
Library 
 
It is the mission of the Forest Grove Library to provide the community with ready access 
to a broad spectrum of materials in a variety of media that record our knowledge, ideas, 
and culture.  All members of the Forest Grove Library staff, Library Commission and 
City Council support, protect, and facilitate every person’s rights to access library 
resources. 
 
In December 1908, the Forest Grove City Council established the first public library for 
the City of Forest Grove.  The library occupied part of a stationery store on the corner of 
what is now 21st Avenue and College Way.   Mrs. A.F. Rogers later bought the building 
occupied by the library and gave it to the City.  The library was named the Rogers City 
Library in her honor.  
 
Lack of space was a problem addressed when the City was awarded a federal grant in 
1976 for construction of a municipal service center at Pacific Avenue between Ash and 
Birch Streets that would include a new library building.  The building is approximately 
24,700 square feet in area.  The new library was renamed the Forest Grove City Library 
and was dedicated on October 4, 1978.  The library has been renovated over the years.  
The library remains on Pacific Avenue today.   
 
The Forest Grove Library is a member of the Washington County Cooperative Library 
Services (WCCLS).  Through this arrangement, Washington County residents receive 
tax payer supported access to all public libraries in Washington County.  Member 
libraries receive funding based on an adopted reimbursement agreement supported by 
revenues from Washington County, including a County-wide levy.  Other services 
received from this membership include:  access to the county-wide library catalog, daily 
courier service among member libraries, database subscriptions services, and a 
reciprocal borrowing agreement with Multnomah, Clackamas, Fort Vancouver and Hood 
River Library Systems.   
 
The Forest Grove Library receives approximately 72% of its funding for operations from 
the WCCLS.  Other revenue supporting library operations include various fees, charges 
and fines which comprise about 3% of the library’s budget.  The remaining 25% of the 
library’s operating budget comes from the City’s General Fund.  The library also 
receives support for one-time purchases from the Friend’s of the Library, the Library 
Foundation, and periodic donations. 
 
Library operations are supported by 11.3 full time equivalent positions this includes a 
Library Director, two service supervisors, 2.55 adult/youth services librarians, 5.50 
library associate/assistants, and a quarter time volunteer coordinator.  
 
To meet growing demand a satellite library facility could better serve the northwest area 
of Forest Grove and anchor a neighborhood mixed-use development area serving this 
part of the City.   
 
Draft Public Facilities Element 39 
Performance Measures 
 
 Access to Facility and Collections (Calendar Year 2011) 
 Library Visits = 222,822 persons came into the library 
 Library Cards Issued = 1.704 new registrations 
 Items checked out = 411,944 
 Volunteer assistance provided = 6,010 hours 
 Reference Assistance 
 Reference questions answered = 15,176 
 Hold and Interlibrary loan requests = 278,888 
 Programming for All Ages (Calendar Year 2011) 
 Children’s programs presented = 186 programs/6,022 persons 
attending 
 Adult programs presented = 79 programs/1,013 people attending. 
 
Constraints 
 
Given the high level of support from the City’s General Fund the library is vulnerable to 
service reductions due to competition for limited resources.  The Library has been 
successful with recruiting volunteers to help paid library staff.     
 
Library Goals 
 
1. Provide and maintain high quality public library facilities and services. (87-7) 
2. Provide public library services that are responsive to the needs of the community 
3. Provide the most effective service possible 
4. Provide an adequate number of books and other library materials to support the 
library program 
5. Provide adequate, sustained financial support for the public library program 
6. Continue the partnership with WCCLS  
7. Retain the main library branch in the Forest Grove Town Center 
8. Residents consider libraries the “front porches” of their communities by creating a 
welcoming environment for residents and recognizing that libraries contribute to 
building communities.  [From WCCLS Long Range Service Plan, 2010 to 2020.] 
9. Residents will have opportunities to explore cultural diversity through the library. 
[From WCCLS Long Range Service Plan, 2010 to 2020]  
 
Library Policies 
 
1. Assure services to all age levels and to minority groups and the handicapped 
through development of the city libraries collection, technology, services and 
through cooperation with other libraries. 
2. Establish procedures to receive adequate input from the community (87-7) 
3. Arrange library-oriented programs for cultural enrichment of the community. 
4. Monitor effectiveness of services by accepted professional standards 
5. Set annual service standards in preparation of budget and periodically review 
performance toward these standards 
Draft Public Facilities Element 40 
6. Participate with other public libraries, schools and other institutions to avoid 
needless duplication of services and minimize the need to expand facilities. 
7. Cooperate with museums, libraries and other institutions to preserve materials 
related to local history. 
8. Cooperate with other city departments and City Council in seeking reliable 
revenue source for city operations. 
9. Service patrons outside the city limits and cooperate with other libraries and 
other library systems 
10. Adopt and implement procedures to collect and report results of certain output 
measures including: 
a. Circulation per capita 
b. In-library use per capita 
c. Library visits per capita 
d. Program visits per capita 
e. Reference transactions per capita 
f. Reference fill rate 
g. Title, subject and author fill rate 
h. Registration as a percentage of population (87-7) 
11. Adopt and abide by a Mission Statement (see beginning of narrative) 
12. The Forest Grove Library has adopted and will adhere to the Library Bill of Rights 
as written by the American Library Association.  
   
Draft Public Facilities Element 41 
 
Health Services 
 
Issue: 
 
Hospitals are considered essential facilities for purposes of transportation and 
emergency response planning.  With an expected increase in population within Forest 
Grove the City must plan for new healthcare facilities with providers of healthcare 
services.  Land must be designated on the Comprehensive Plan map to ensure 
opportunities for an adequate level of health services to the population.  
 
Findings: 
 
The City is served by a variety of healthcare providers including: 
 
 Forest Grove Community Hospital (Tuality Healtchare) 
 Forest Grove High School Clinic 
 Virginia Garcia Clinic (Cornelius) 
 Pacific University Optometry Clinic 
 Maple Street Clinic 
 Mountain View Medical Center 
 Geneva Health Center (Urgent Aid) 
 Washington County Department of Health and Human Services 
 Offices of Private Practitioners 
 
The Forest Grove Community Hospital has been part of the City of Forest Grove since 
1962.  Several clinics, care facilities and senior living centers have located near the 
hospital.  Forest Grove Hospital became part of Tuality Healthcare in 1982 and many 
services previously offered in Forest Grove including surgery and obstetrics were 
transitioned to Tuality’s main hospital in Hillsboro.  The existing hospital property in 
Forest Grove is approximately 191,000 square feet in area developed with a building 
approximately 42,800 square feet in area.  Today, the Forest Grove Community 
Hospital employs approximately 173 people (100 full time equivalent positions) and 
primarily provides emergency and geriatric care services.  In addition to the Tuality 
Hospital in Hillsboro there is a Kaiser Permanente hospital in Hillsboro that opened in 
2013.  A future east-west transportation connection north of Forest Grove providing 
direct access to Hillsboro would improve access to the Kaiser Permanente Hospital. 
Other hospital facilities serving the general area are located in southwest Portland and 
McMinnville.   
 
Draft Public Facilities Element 42 
Forest Grove Hospital 
 
 
 
 
 
 
 
Forest Grove is home to several assisted living facilities providing residence to over 600 
persons.  Assisted living facilities in Forest Grove include: 
 
 Jennings McCall Center (2300 Masonic Way) 
 Marquis Care (3300 19th Avenue) 
 Elms Residential Center (2030 Elm Street) 
 Wynwood of Forest Grove (3110 19th Avenue) 
Draft Public Facilities Element 43 
 Grove Assisted Living (2112 Oak Street) 
 Camelot Care Center (3900 Pacific Avenue) 
 Gardens at the Grove (2112 Oak Street) 
 Forest Grove Beehive (2122 Hawthorne Street) 
 Hawthorne House (2635 21st Avenue) 
 
Many of the assisted living facilities are located near the Forest Grove Community 
Hospital. 
 
Several small scale residential care homes also exist in Forest Grove providing care for 
persons with disabilities. Group living for five or fewer residents is permitted by right 
within residential zones.  Group living with six or more residents requires conditional use 
approval within residential zones.  Conditional uses are subject to review because they 
may have adverse effects on the environment, overburden public services, or create 
nuisances.  The conditional use review process provides an opportunity to allow the use 
when there are minimal impacts, to allow the use but impose conditions to address 
identified concerns, or to deny the use if concerns cannot be resolved. 
 
Group living is permitted outright within the City’s Community Commercial zone.    
 
Analysis of Land Use Impacts 
 
Forest Grove has a large elderly population influencing the demand for healthcare 
services in the community.  This demand will continue as the population ages. 
Adequate sites must be designated to accommodate the expansion needs or new 
assisted care facilities serving current and future residents.  The City has an adequate 
reserve of land designated as residential multiple family or commercial that could 
accommodate assisted living facilities.      
 
Constraints 
 
The most significant constraint to health services in the community is the reliance on the 
Tualatin Valley Highway as the only major east-west transportation link to Hillsboro.  
Hillsboro is home to the main Tuality Healthcare campus.  Significant traffic delays or 
road closure could affect the ability to provide necessary emergency services in a timely 
manner.  Construction of an alternative east-west connection, such as the extension of 
Evergreen Road west could provide improved access to the Kaiser-Permanente 
hospital in Hillsboro.  
 
Health Services Goals 
 
1. Provide opportunities through City land use and development policy to ensure 
the health service needs of the entire community are met locally.   
2. Establish and maintain a local health system that monitors and improves 
community health and provides equal access to affordable, quality health 
services17.  
                                            
17
 ICLEI, Star Community Index 
Draft Public Facilities Element 44 
3. Promote good health and reduced healthcare costs through land development 
and transportation policies by encouraging active transportation (walking and 
bicycling) and recreational opportunities.    
4. Use the Master Plan Zone to comprehensively review healthcare campus 
proposals. 
5. Encourage “aging in place” through land use and building codes. 
6. Promote community food security and equitable physical and economic access 
to safe, nutritious, and culturally appropriate food at all times for every resident 
across a community and provide opportunities for residents to grow their own 
food18.     
 
Health Service Policies 
 
1. Work with the owner of the Forest Grove Community Hospital to implement the 
Forest Grove Healthcare Master Plan. 
2. Designate sufficient and suitable land on the Forest Grove Comprehensive Plan 
Map for public and private institutional uses including hospitals, clinics and 
assisted care facilities.  Hospitals and clinics are appropriate uses within 
institutional development districts.  Hospitals and associated medical facilities 
should be planned in advance through the City’s Master Plan Zone process.  
Assisted care facilities are appropriate within commercial areas and land 
designated for high density multiple family housing as a conditional use.  
3. Designate sufficient and suitable land on the Forest Grove Comprehensive Plan 
Map for professional offices including physicians, dentists, optometrists and 
healthcare providers.  Such uses are appropriate for commercial and mixed-use 
development districts.   
4. Provide opportunities for active transportation in land development and 
transportation regulations.  
 
 
                                            
18
 ICLEI, Star Community Index, Opportunities for residents to grow their own food is both a sustainability 
issue and land use issue appropriate for the Comprehensive Plan.   
Draft Public Facilities Element 45 
Solid Waste and Recycling 
 
Solid waste and recycling is an issue of regional significance.  As such, Metro has the 
primary responsibility for solid waste planning and management within the Portland 
region.  Municipal solid waste ordinances, regulations, and contracts are required to 
conform to the regional solid waste management plan.  Key issues addressed in the 
Metro Solid Waste Management Plan include: 
 
 Reducing the amount and toxicity of waste generated and disposed 
 Advancing sustainable practices throughout the region’s solid waste operations 
 Ensuring the disposal system continues to serve the best interests of the region. 
 
Local Responsibilities 
 
Cities and counties are responsible for regulating and managing solid waste and 
recycling collection within jurisdictional boundaries and reviewing collection rates and 
service standards.  Local solid waste collection and recycling is provided by a local 
company through franchise agreement with the City.  
 
A regional solid waste transfer station is located in Forest Grove on B Street.  Loads of 
solid waste are consolidated for transfer to landfills.  The Forest Grove transfer station is 
privately owned.  The annual throughput at the Forest Grove transfer station is 168,000 
tons per year in 2006 (Metro SWMP).  The Hillsboro Landfill the closest landfill to Forest 
Grove.  The Hillsboro Landfill is a limited-purpose facility that is permitted by DEQ to 
take only dry waste and some special waste.  In 2007, Metro estimated the reserve 
capacity at the Hillsboro landfill at 6 million tons.      
 
Regional Solid Waste Management Vision 
 
The Regional Solid Waste Management Plan envisions a significant evolution in today’s 
comprehensive solid waste management practices, to a future where waste is viewed 
as an inefficient use of resources.  Through cooperation and shared responsibility 
among producers, consumers, and government, the region will contribute to the 
sustainable use of natural resources to enhance our community, economy and 
environment for current and future generations.   
 
Regional Solid Waste Management Values 
 
The Regional Solid Waste Management Plan identifies the following values:  
 
1. Resource Conservation 
 
 Protecting the environmental quality of the region by conserving resources and 
reducing toxic and solid waste to ensure adequate resources for future 
generations. 
Draft Public Facilities Element 46 
2. Public Health and Safety 
 
 Ensuring solid waste management operations, eradicating illegal dumps and 
reducing toxic substances to maintain quality of life for the region’s residents. 
 
3. Shared Responsibility 
 
 Promoting a shift away from managing products after they have become waste to 
instead include manufacturers and users in bearing or avoiding the costs 
associated with product management and disposal. 
 
4. Life-long Learning 
 
 Raising awareness among all age groups of ways to conserve resources and 
reduces impacts on the environment.  
 
5. Coordination and Cooperation 
 
 Addressing regional issues and developing regional programs in partnership with 
local government, the private sector, citizens and other key parties. 
 
6. Performance  
 
 Emphasizing outcomes in programs and services to maximize efficiency and 
effectiveness. 
 
7. Access 
 
 Providing residential and commercial customers with access to information and a 
range of collection and facility service operations. 
 
Regional Policies 
 
1. System Performance 
 
The regional solid waste system will perform in a manner that is environmentally sound; 
regionally balanced; cost-effective; adaptable to change; technologically feasible; and 
acceptable to the public. 
 
2. Preferred Practices 
 
Solid waste management practices will be guided by the following hierarchy: 
 
1. Reduce the amount of solid waste generated; 
2. Reuse material for its originally intended purpose; 
3. Recycle or compost material that cannot be reduced or reused; 
Draft Public Facilities Element 47 
4. Recover energy from material that cannot be reduced, reused, recycled or 
composted so long as the energy recovery facility preserves the quality of air, water and 
land resources; and 
5. Landfill solid waste that cannot be reduced, reused, recycled, composted or from 
which energy cannot be recovered.  
 
Solid Waste and Recycling Goals 
 
1. The City of Forest Grove administration and operations will lead by example by 
promoting recycling and reuse throughout the organization. 
 
2. Develop and implement performance measures to track outcomes with respect to 
local solid waste management programs.  
 
3. Encourage the reuse of building materials trough public policies and actions when 
buildings and building sites are redeveloped.  
 
4.  Minimize waste and optimally recycle material resources to protect natural systems 
by reducing resource extraction, greenhouse gas emissions, and air and water 
pollution19. 
 
5. Ensure that new commercial and multiple-family residential construction incorporates 
functional and adequate space for on-site storage and efficient collection of solid waste 
prior to pick-up and removal by haulers.  
 
 
Solid Waste and Recycling Policies 
 
1. Acknowledge that solid waste management and recycling is a regional issue requiring 
coordination between the City of Forest Grove and Metro 
 
2. Commit to long term sustainability of natural resources by recognizing the link 
between solid waste reduction and reuse of materials, and recycling. 
 
3. Adopt standards in the Development Code of solid waste and recycling storage.  
 
The map below shows the regional solid waste facilities within the Portland region.   
 
                                            
19
 ICLEI, Sustainability Goals & Guiding Principles, October 2010 
Draft Public Facilities Element 48 
Regional Solid Waste Facilities 
 
 
 
Solid Waste Hauler Boundaries 
 
Draft Public Facilities Element 49 
Forest Grove Solid Waste Transfer Station 
 
Draft Public Facilities Element 50 
Landfills 
 
Draft Public Facilities Element 51 
Communications 
 
Issue 
 
Telecommunications is a critical service supporting local to economic development, 
response to natural disasters and other emergencies and general quality of life. 
 
Findings 
 
The City of Forest Grove is served by a number of telecommunications providers offer 
landline and wireless services.  The City is also served by two weekly newspapers the 
Forest Grove News-Times and Forest Grove Leader.  The City is also a member of the 
Washington County Consolidated Communications Agency providing communication 
services for police, fire and emergency response.  
 
Telecommunications providers in Forest Grove include: 
 
 Frontier Communications (landline telephone, Internet and fiber optic 
television); 
 Comcast (telephone, Internet and cable television); 
 Various private wireless/cellular telephone providers; and 
 Various private satellite television providers 
 
Constraints 
 
Communication infrastructure has impacted land use throughout the years.  This is 
evident by the location of telephone poles, cell phone towers, wireless internet hubs, 
traffic cameras, and other devices relaying information.  Perhaps the biggest impact 
resulting from advances in communication over the past twenty-years is the ability to 
conduct business anywhere at anytime provided adequate support networks are in 
place.  Support networks include server farms, adequate internet bandwidth and 
reliable, cost-effective electrical service.  Forest Grove is well suited to support 
telecommunication facilities requiring electrical services.    
 
Communications Goals  
 
1. Partner with private and public telecommunications providers to enhance the 
delivery of communication service within the Forest Grove planning area. 
2. Telecommunications facilities should be co-located whenever possible to 
minimize impacts on the community. 
3. Enhance the delivery of emergency communications through efficient use of 
technology and partnerships with public and semi-public organizations. 
4. Recognize that the telecommunications system is a utility that supports 
economic development by supporting entrepreneurship, business recruitment 
and business expansion.  
5. Foster formal and informal lines of communication with partner agencies 
including the State of Oregon, Washington County, Forest Grove School 
District, Metro, and neighboring cities.  
Draft Public Facilities Element 52 
6. Establish development and design standards incorporating best practices for 
wireless communications facilities within the City of Forest Grove.  
 
Communications Policies 
 
1. Use technological advances to cost-effectively and efficiently distribute 
information about City policies and provide quality customer service. 
2. Schedule periodic meetings with partner agencies to share information and 
encourage collaboration on matters of mutual interest including land use policy. 
3. Promote governmental transparency though implementation of a robust 
communications strategy that fosters public participation in policy development. 
4. Require the co-location of telecommunication infrastructure through codes and 
ordinances. 
5. Utilize the Communications annex to Forest Grove Emergency Operations Plan 
as the basis for emergency communications in the City.   
6. Adopt and revise development and design standards for wireless 
communications facilities reflecting best practices and changes in technology. 
 
 
Draft Public Facilities Element 53 
Parks 
 
Introduction 
 
This element of the comprehensive plan addresses Statewide Planning Goal 8: 
Recreational Needs.  Goal 8 promotes the recreational needs of current and future 
residents of the community and visitors.   
 
Forest Grove’s moderate climate and location near the Coast Range Mountains 
provides a setting for some of the best recreational opportunities in Washington County.   
Many of these recreational opportunities are located within the city.  Others are nearby.   
 
Recreational amenities within the city include facilities owned and operated by the City 
of Forest Grove Parks and Recreation Department, Pacific University, and Oregon 
Department of Forestry.  Recreational opportunities are also provided for use by other 
organizations such as the Forest Grove School District, Washington County Clean 
Water Services, local churches and homeowner associations.   
 
The City of Forest Grove Parks and Recreation Department owns and operates the 
aquatics center as well as ten improved parks.  The Parks and Recreation Department 
also maintains the B Street Trail.  Additional information about the facilities is provided 
below.       
 
The Forest Grove Aquatics Center is located north of the Pacific University campus at 
Sunset Drive and University Avenue.  The aquatics center offers two indoor pools, a spa 
and a sauna.  The center is also home to the Forest Grove Swim Club and the Forest 
Grove High School swim team and water polo team.  In addition, swimming lessons and 
fitness classes are offered at the facility by the Parks and Recreation Department. 
 
In addition to the Aquatics Center, the Parks and Recreation Department also maintains 
ten improved parks.  The parks are located throughout the city and each offers a variety 
of recreational opportunities.  Below is a description of each park.       
 
Bard Park – Bard Park is located at 2921 22nd Avenue near 22nd Avenue and Kingwood 
Street.  This park is approximately 2.75 acres in area and provides a basketball court, 
barbeques, picnic tables, playground equipment, shelter and walking path. 
 
Central School Park – The old Central School, located at 18th Avenue and Main Street, 
includes a small park with play equipment.   
 
Fern Hill Elementary School – Fern Hill Elementary School, located on Heather Street 
near Mountain View Drive includes open space and a play area.   
 
Forest Glen Park – The lower portion of Forest Glen Park is located at 101 Gales Creek 
Road near the south end of Lavina Street.  This park is approximately 11 acres in area.  
Basketball courts and trails can be enjoyed at this park. The upper portion of the park is 
located on Forest Gale Drive near Circle Crest Drive.  Areas for outdoor grilling, picnic 
tables and playground equipment can be enjoyed at Upper Forest Glen Park.  
Draft Public Facilities Element 54 
 
Forest Grove High School – The Forest Grove High School includes facilities for 
football, baseball, soccer and other sports.  The facilities are used principally for high 
school athletic events.  
 
Hazel Sills Park – Hazel Sills Park is located at 1627 Willamina Avenue.  Visitors will 
find barbeques, picnic tables and playground equipment.  This park is approximately 
one-half acre is area. 
 
Harvey Clarke Elementary School -  Harvey Clarke Elementary School, located on B 
Street at 26th Avenue, includes a small play area and open space.   
 
Joseph Gale Park – Joseph Gale Park is located at 3014 18th Avenue near 18th Avenue 
and Maple Street.  The park is adjacent to Joseph Gale School.  Joseph Gale Park 
provides baseball fields, softball fields, barbeques, picnic tables, playground equipment, 
and restrooms.  The park is approximately 3.6 acres in area.     
 
Knox Ridge Park –  Knox Ridge Park is located at 2422 Strasburg Drive at the corner of 
Strasburg and Kalex Lane.  This park offers a playground with a play structure and 
swings.  The park has picnic tables.  Knox Ridge Park is approximately 0.4 acres in 
area.    
 
Lincoln Park – Lincoln Park is a jewel in the Forest Grove park system.  Located at 
2725 Main Street the park is just north of the Pacific University campus.  Lincoln Park 
serves both the broader community and the university.    Amenities at Lincoln Park 
include baseball fields, softball field, barbeques, picnic shelters, picnic tables, 
playground equipment, restrooms, a BMX course, a skateboard park, track, soccer field, 
and walking path.  Pacific University football, baseball and softball games are played at 
Lincoln Park.   
 
Neil Armstrong Middle School – Neil Armstrong Middle School, located on Mountain 
View Drive north of Heather Street includes open space and sports fields.   
 
Rogers Park – Rogers Park is located at 2421 17th Avenue, at the intersection of 18th 
Avenue and Elm Street.  This park is nestled in Forest Grove.  Large, mature oak trees 
are a defining feature of Rogers Park.  Barbeques, a picnic shelter, picnic tables, 
playground, tennis court, portable restroom and a walking path can be found at Rogers 
Park.  Rogers Park is approximately 3.6 acres in area.    
 
Talisman Park – Talisman Park is located at 1210 Willamina Avenue near Magnolia 
Way and Willamina Avenue.  This park offers barbeques, a picnic shelter, picnic tables, 
playground equipment, and a walking path.  Talisman Park is approximately 2.5 acres in 
area. 
 
Thatcher Park – Thatcher Park is another jewel in the park system.  The park is located 
at 750 NW David Hill Road.  This facility includes baseball fields, a picnic shelter, 
several picnic tables, playground equipment, restrooms, soccer field, softball fields, 
Draft Public Facilities Element 55 
walking path, and an off-leash dog area.  A wooded natural area is also located at 
Thatcher Park.  Thatcher Park is approximately 15.4 acres in area.       
 
B Street Trail – The B Street Trail was constructed on a former railroad right-of-way 
acquired by the City of Forest Grove.  The trail parallels B Street from 16th Avenue to 
Highway 47.  The trail provides a connection across Gales Creek and offers outstanding 
views of the Coast Range foothills.  The trail project was funded through a grant from 
the Oregon Parks and Recreation Department and a donation of a permanent easement 
for public access and maintenance across property owned by Metro.   
 
Council Creek Regional Trail – The Forest Grove Transportation System Plan and 
Metro Regional Transportation Plan include the Council Creek Regional Trail.  The 
Council Creek Regional trail is a multi-jurisdictional project with the aim of connecting 
Hillsboro, Cornelius, and Forest Grove to Banks and the Vernonia to Banks Trail.   
 
Stites Park – The City of Forest Grove owns property north of 26th Avenue between 
Sunset Drive and Hawthorne Avenue for a future park.   This area is currently 
undeveloped and will be improved to meet neighborhood needs as the area is 
developed.  
 
Tom McCall Upper Elementary School – Tom McCall Upper Elementary School is 
located in western Forest Grove north of Pacific Avenue and west of E Street.  The 
school grounds include open space and sports fields and recreational equipment.   
  
Fern Hill Wetlands – The Fern Hill Wetlands is a regional destination located on Fern 
Hill Road south of Highway 47.  The wetlands are owned and maintained by Clean 
Water Services – the Washington County sewerage agency.  The area around the 
wetlands is undergoing restoration and improvement.  The wetlands area includes trails, 
viewpoints, shelters and restroom facilities.  The area provides habitat for migratory 
birds and other wildlife.   The City of Forest Parks Department maintains the restroom 
and mows the area around the ponds when needed. 
 
The Fern Hill Wetlands area is being developed into a first class recreational facility with 
interpretative features, landscaping, and trails.  The wetlands will be a showcase for 
environmental stewardship.       
 
Oregon Department of Forestry Arboretum – The Oregon Department of Forestry 
operates an arboretum in Forest Grove.  The arboretum is located near the ODF district 
office at 801 Gales Creek Road.  The arboretum provides a showcase of Oregon’s trees 
and ecosystem.  The site includes a picnic shelter and self guided interpretative trails. 
 
Scoggins Valley Park – Scoggins Valley Park, including Henry Hagg Lake, is located 
between Forest Grove and Gaston on Scoggins Valley Road just west of Highway 47.  
The lake and surrounding facilities are owned by the US Bureau of Reclamation and 
maintained and operated by Washington County.  Fishing, boating, trails, and several 
picnic shelters are offered for enjoyment.     
 
Draft Public Facilities Element 56 
Tillamook State Forest – The Tillamook State Forest is located west of Forest Grove in 
the Coast Range Mountains.  Historically, the forest provided employment opportunities 
for local residents in the tree harvesting and wood products industry.  Now the forest 
provides an abundance of recreational opportunities for local residents including hiking, 
camping, fishing, a variety of equestrian trails and roads for all terrain vehicles.      
 
Planning 
 
Planning and determining areas for future park sites in advance of development can 
help prevent the lack of facilities serving the needs of the community.   The Parks and 
Recreation Master Plan provides a framework for planning for the recreational needs of 
the community.  
 
Park Facility Standards  
 
The National Recreation and Parks Association (NRPA) historically published numerical 
standards for parks and recreational facilities.  Although numerical standards are no 
longer published, NRPA standards provide a point of reference.  In general, park 
standards are used as a tool to determine park deficiencies in contrast to park 
adequacy.  For purposes of determining Forest Grove’s standards a comparative study 
was done of eight cities comparable in size to Forest Grove.  These cities include 
Ashland, McMinnville, Oregon City, Roseburg, Troutdale, Tualatin, West Linn and 
Woodburn. 
 
Existing Facilities 
 
Facility Average Standard 
Per 1,000 persons 
City  Other School Total Acres 
Neighborhood Park, Playlots and School 
Parks 
2 acres 13.50  12.15 25.65 
Community Parks 3 acres 22.50  45.84 68.34 
Regional Parks 7 acres 0.00  - 0.00 
Special Use Parks No Standard 18.60  - 18.60 
Recreational Centers No Standard 1.00  - 1.00 
Open Space/Greenways/Natural Areas 10 acres 167.75 66.70 9.25 243.70 
 
The table below shows estimated park land needs based on a City population of 28,000 
by the Year 2030.  The estimated build-out population within the Forest Grove planning 
area (urban growth boundary) is approximately 33,500 persons.  
 
Park Need 
 
Facility Recommended Standard 
Per 1,000 persons 
Total Acres 
Planning Period 
Total Acres 
Build-Out 
Neighborhood Park, Playlots and 
School Parks 
1.5 42.0 Total 
16.35 Net 
50.3 Total 
24.7 Net 
Community Parks 4.0 112.0 Total 
43.7 Net 
134.0 Total 
65.66 Net 
Regional Parks No Standard - - 
Special Use Parks No Standard - - 
Recreational Centers No Standard - - 
Open Space/Greenways/Natural Areas 13.00 364.0 Total 
120.3 Net 
435.5 Total 
191.8 Net 
Draft Public Facilities Element 57 
Neighborhood Parks, Play Lots, Neighborhood School Parks 
 
Based on the 2002 Parks and Recreation Master Plan, the City has 25.65 acres of land 
in this category.  This amounts to 1.28 acres per 1,000 persons as of the year 2010.  
This is below the preferred standard identified in the Parks and Recreation Master Plan 
of 1.50 acres per 1,000 persons.  Based on the City’s projected population of 28,130 
persons by 2035 the City will need a total of 42.2 acres of land in this category.  
Therefore, an additional 16.5 acres of land for neighborhood parks, play lots, or 
neighborhood school parks is needed.     
 
Community Parks and Community School Parks 
 
Based on the 2002 Parks and Recreation Master Plan, the City has 68.34 acres of land 
in this category. This amounts to 3.3 acres per 1,000 persons as of the year 2010.  This 
is below the preferred standard identified in the Parks and Recreation Master Plan of 
4.0 acres per 1,000 persons.  Based on the City’s projected population of 28,130 
persons by 2035 the City will need a total of 112.5 acres of land in this category.  
Therefore, an additional 44.2 acres of land for community parks and community school 
parks is needed. 
 
Open Space/Natural Resource Areas 
 
Based on the 2002 Parks and Recreation Master Plan, the City has 357.3 acres in this 
category.  This amounts to 17.8 acres per 1,000 persons.  The preferred standard 
identified in the Parks and Recreation Master Plan for this category is 13 acres per 
person. Based on the City’s projected population of 28,130 persons by 2035 the City will 
need a total of 500.7 acres of land in this category.  Therefore, an additional 143 acres 
of land for open space/natural resource areas is needed.   
 
Regional Parks 
 
The City does not have any regional park facilities within its boundaries.  No standards 
have been set for this type of park. 
 
Special Use Parks 
 
Based on the 2002 Parks and Recreation Master Plan, the City has 18.60 acres in this 
category.  This amounts to 0.93 acres per 1,000 persons.  Because of the special 
nature of this facility (Forest Glen Park) no standards have been set for special use 
parks.  
 
Recreation Centers 
 
Currently the City owns two recreation centers.  This includes the senior center and 
aquatics center.  No standards have been assigned in this area.   
Draft Public Facilities Element 58 
Common Recreational Areas 
 
Common recreational areas are encouraged for all subdivisions, and are required for all 
subdivisions of twenty or more lots.  Public park dedication can satisfy this requirement.   
 
Goals 
 
1. Serve all ages and abilities 
2. Provide safe and convenient access to parks for everyone 
3. Create and expand partnerships for recreation facilities and programs 
4. Promote a sense of community and preserve the character of Forest Grove 
5. Contribute to a strong local economy by using park amenities to attract new 
residents, businesses and tourists.  
6. Provide diversity in facilities and programs 
 
Policies 
 
1. Provide new neighborhood and community parks, additional open space and 
trails and new recreation facilities to meet the needs of Forest Grove residents as 
the population grows and resources allow.  
2. Construct parks accessible to people with and without disabilities 
 Connect neighborhoods, schools, parks and greenways with a network of multi-
 purpose trails that are accessible people with and without disabilities.   
3. Continue working with other recreation program and facility providers to increase 
recreational opportunities to Forest Grove residents through shared resources, 
partnerships, and joint use agreements.  
4. Expand community involvement in maintaining and upgrading parks 
5. Recognize that community and neighborhood parks provide a sense of place for 
community residents 
6. Encourage the use of parks for community and neighborhood events 
7. Preserve open spaces and green spaces and protect rural surrounding by 
acquiring land in appropriate locations for passive recreation use while it’s 
available.  
8. Promote the development of a downtown community plaza 
9. Make parks attractive destinations for visitors and encourage tourism 
10.  Promote opportunities for relaxing, exercising, exploring and learning through 
the parks program.    
   
Implementation  
 
 Acquire additional land for community park expansion as resources permit 
 Seek grant funding for acquisition of park land and improvement to 
existing park facilities 
Draft Public Facilities Element 59 
Cultural Resources 
 
Introduction 
 
As stated in the City’s Vision Statement; Forest Grove is a designation that offers 
visitors and residents a rich heritage preserved by honoring the city’s natural, cultural, 
and historic treasures while also embracing the future.  Forest Grove has embraced this 
heritage a number of ways.  First, the Forest Grove City Council established, and 
continues to support a Historic Landmarks Commission.  Second, city residents and 
property owners have worked together with the local, state and federal governments to 
establish three National Register Historic Districts in Forest Grove.  In addition, the City 
of Forest Grove received designation as a “Certified Local Government” from the 
Oregon State Historic Preservation Office.  Many properties have agreed to have their 
properties designated as historic resources on the Register of Historic Places.  Property 
owners have also voluntarily included historic and significant trees on the City’s Register 
of Significant Trees to ensure preservation.  Many of the trees on the Register are 
community landmarks such as several Giant Sequoia and many Oregon White Oak 
trees.  The Oregon White Oak is the official City tree.      
 
Certified Local Government Program 
 
The City of Forest Grove is designated a historic preservation Certified Local 
Government (CLG) by the Oregon Park and Recreation Department’s State Historic 
Preservation Office.  The CLG designation is a federal program administered in Oregon 
by the Oregon State Historic Preservation Office.  The intent of the program is to 
promote historic preservation at the local level.  
 
Local governments must meet certain qualifications to become "certified" and thereby 
qualify to receive matching grants from SHPO.  The basic certification requirements 
include:  
 Establish a historic preservation commission and appoint interested and qualified 
residents to serve.  To the extent they are available, at least some of the 
commission members should meet "professional" qualifications in the disciplines 
of history, architecture, architectural history, archaeology, or related fields.  
 Pass a preservation ordinance that outlines how the local government will 
address historic preservation issues.  
 Agree to participate in updating and expanding the state's historic building 
inventory program. SHPO takes the lead in this effort by maintaining the master 
database and the files for the statewide inventory and by providing grants to 
survey additional properties.   
 Agree to review and comment on any National Register of Historic Places 
nominations of properties within the local government boundaries.  Nominations 
are usually submitted by the property owners themselves or other members of 
the public.  SHPO administers the National Register program in Oregon.  
 Affirm that it will fulfill its obligation to enforce existing state preservation laws.  
 
Draft Public Facilities Element 60 
Historic Structures 
 
The City’s historic resources provide a sense of place that distinguishes Forest Grove.    
The historic Main Street continues to be a focal point for community residents and 
visitors alike.  The historic Grand Lodge on Pacific Avenue offers a well needed respite 
for visitors enjoying all that the Forest Grove area has to offer.   
 
The historic neighborhoods, south of the Forest Grove Town Center, also contribute to 
the City’s sense of place.      
 
The Planning Division maintains the inventory of historic structures in the City.  The 
complete inventory is a background document independent from the Comprehensive 
Plan.      
 
Historic Districts 
   
Clark Historic District 
 
The Clark Historic District was established in 2002.  The Clark Historic District is 
generally bounded by 18th Avenue and 19th Avenue on the north, Elm Street on the 
east, 16th Avenue on the south and A Street on the west.   
 
Draft Public Facilities Element 61 
   
The district is named after Reverend Harvey Clark and his wife Emeline who arrived in 
the Forest Grove area in 1842. At that time the Forest Grove area was known as the 
West Tualatin Plains.   
 
Land within the Clark Historic District was originally platted into one-acre lots.  Lots were 
purchased and homes were built for local residents working in various occupations, 
including doctors, lawyers, merchants, farmers, and railroad employees.  This diverse 
population is reflected in the broad spectrum of architectural styles found within the 
Clark district.   
 
Historically significant structures in the Clark District include: 
 
 Central School located at 1728 Main Street; 
 Smith-Schofield House located at 2011 18th Avenue; 
 Congregational Church Parsonage located at 2125 18th Avenue; 
 B. Cornelius House located at 2314 19th Avenue; 
 C.L. Large House located at 1804 Douglas Street; 
 A.C. Hoffman House located at 1703 Main Street; 
 Mills House located at 1648 Ash Street; 
 I.J. Hoar House located at 1623 Ash Street; 
 Thomas Hines House located at 1604 Birch Street; and  
 Rasmussen-Price House located at 1653 Birch Street. 
 
Walker-Naylor Historic District 
  
In 2011, the Walker-Naylor district became Forest Grove’s third National Historic 
District.  The Walker-Naylor Historic District is generally bounded by 23rd Avenue on the 
north, 21st Avenue on the south, A Street on the east, C Street on the west and Gales 
Way on the northwest corner.   The map below shows the Walker-Naylor area.  
  
Draft Public Facilities Element 62 
Walker-Naylor Historic District 
 
 
 
 
The Walker-Naylor district includes portions of two early Donation Land Claims.  The 
first was granted to Thomas G. Naylor and the second was granted to Elkanah Walker 
in 1849.  Homes in the district were predominantly built between 1858 and 1959.  Very 
few residences, however, existed in the area until after the Oregon State Legislature 
granted a charter to the Town of Forest Grove in 1872 and the Walker and Naylor 
additions to the City were platted in 1873. 
 
From its early history the Walker-Naylor area as desirable place to reside due to close 
proximity to major transportation routes, the downtown business area and Pacific 
University.  Pacific University strongly influenced the neighborhood’s development in the 
early 1900s with students, their families, and professors seeking out homes in the 
district. 
 
Historically significant homes in the district include: 
 
 McEldowney House #2 located at 2114 B Street; 
 McCurdy House located at 2038 B Street; 
Draft Public Facilities Element 63 
 Broderson House located at 2204 A Street; 
 Blank House located at 2117 A Street; and 
 Crosley House located at 2125 A Street 
 
McCurdy House 
 
 
 
Walker-Naylor Historic District 
Street Sign 
 
 
 
 
Painters Woods 
 
The Painters Woods historic district was established in 2009.  The Painters Woods 
district is located on land originally purchased by R.M. Painter from Forest Grove co-
founder Harvey Clark.  The Painters Woods district includes portions of the first 
subdivisions in Forest Grove including the South Park Addition (1891) and Knobb Hill 
Draft Public Facilities Element 64 
Addition (1909).  The district is a well-preserved example of residential development in 
Forest Grove between 1880 and 1948.  
 
The Painters Woods district is located 15th and 12th Avenues running north and south, 
and between Elm and Ash Streets running east and west.   
 
 
 
 
Unlike the Clark Historic district with large lots, the Painters Woods area included 
smaller lots (5,000 square feet) designed for residential use.  This marked the beginning 
of Forest Grove’s transition from a semi-rural community to a more modern suburban 
community. 
 
The Painters Woods neighborhood includes examples of Queen Anne, Craftsman, 
Bungalow, Foursquare, Colonial Revival, English Cottage, Vernacular, World War II era 
cottage and ranch architectures.   
 
Historically significant structures in the Painters Woods district include: 
 
 Wilson House located at 1305 Birch Street; 
 Shultz House located at 2204 15th Avenue; 
 Abraham House located at 1320 Cedar Street; 
 Miller House located at 1506 Cedar Street; 
 Marble House located at 1504 Elm Street; 
 Buxton House located at 2206 12th Avenue; 
 Macrum House located at 2225 12th Avenue;  
 World War II era cottage located at 2324 15th Avenue; 
 Bailey House located at 2422 15th Avenue; and 
 Watts House located at 2434 15th Avenue. 
 
Draft Public Facilities Element 65 
Other Cultural Resources 
 
Pacific University, founded in 1849, is one of the oldest educational institutions in the 
western United States. Marsh Hall on the Pacific University campus is listed on the 
City’s historic register.   
 
Pacific University maintains an active presence in Hawaii and as a result many students 
from Hawaii attend classes in Forest Grove.  The University provides a bridge between 
Hawaiian culture and Forest Grove. The University holds an annual luau which provides 
a cultural link between Forest Grove and Hawaii that is widely anticipated.     
 
The former Star Theater building on Pacific Avenue in the Forest Grove Town Center is 
listed on the City’s historic register.  The Theater in the Grove which occupies the space 
conducts many live performances and productions.   
 
Washington County Museum showcases the history of Washington County from its 
agricultural roots.  The museum is operated by the Washington County Historical 
Society and is located in downtown Hillsboro.  The museum hosts exhibits and lectures 
on variety of topics related to the history of the area.   
 
Rice Museum.  The Rice Northwest Museum of Rocks and Minerals is another cultural 
resource in the area.  The museum highlights the geological resources.  The main 
building is also listed on the National Register of Historic Places.  
 
Friends of Historic Forest Grove Old Train Station Museum and Library – The Old Train 
Station in downtown Forest Grove has been renovated by the Friends of Historic Forest 
Grove.  The station now includes a museum and library for research.  
Draft Public Facilities Element 66 
 
Historic Structures 
 
ADDRESS PROPERTY NAME 
1221 BIRCH ST WILLIAM MCCREEDY HOUSE 
1306 BIRCH ST BURLINGHAM HOUSE 
1414 BIRCH ST TEMPLETON-SCHULTZ HOUSE 
1506 CEDAR ST F.J. MILLER HOUSE 
1603 ASH ST JAMES DEEKS HOUSE 
1604 BIRCH ST THOMAS HINES HOUSE 
1619 MAPLE ST TEMPLETON HOUSE 
1621 MAIN ST LOYAL GRAHAM HOUSE 
1623 ASH ST IVES J. HOAR HOUSE 
1631 ASH ST NICHOLSON-DEEKS HOUSE 
1632 MAIN ST JOHN ABBOTT HOUSE 
1651 HAWTHORNE ST HINMAN HOUSE 
1653 BIRCH ST RASMUSSEN-PRICE HOUSE 
1703 MAIN ST A.G. HOFFMAN HOUSE 
1724   21ST AVE GRIEBELER HOUSE 
1736 PACIFIC AVE EMERSON HOUSE 
1803  ASH  ST IRELAND HOUSE 
1803 MAIN ST LOOMIS HOUSE 
1804 MAIN ST HINES HOUSE 
1807 ASH ST W.A. GOODIN HOUSE 
1810 PACIFIC AVE VIA HOUSE 
1825 MOUNTAIN VW PARSONS HOUSE 
1839 ASH ST CHANDLER HOUSE 
1904 PACIFIC AVE CHRISTIAN SCIENCE CHURCH 
1923 ELM ST TUCKER HOUSE 
1926 PACIFIC AVE KNIGHTS OF PYTHIAS BLDG 
1933   16TH AVE MERTZ HOUSE #2 
1938   16TH AVE I.L. SMITH HOUSE 
2003   21ST AVE AMERICAN LEGION BUILDING 
2004 MAIN ST 1ST NAT'L BANK OF OREGON BLDG 
2008 MAIN ST HAINES AND BAILEY BLDG 
2015   18TH AVE LAUGHLIN-MARSHALL HOUSE 
2016 MAIN ST NIXON BLDG 
2017   21ST AVE PALACE GARAGE/FG CREAMERY 
2018   17TH AVE SCOTT HOUSE 
2018 COLLEGE WAY GENERAL TELEPHONE BLDG 
2019   21ST AVE OLD ROGER'S CITY LIBRARY 
2019 MAIN ST HOLBROOK LODGE #30 
2020 MAIN ST WOODS AND CAPLES BLDG 
2028 PACIFIC AVE STAR THEATRE/THEATRE IN THE GROVE 
2030 MAIN ST INGLES AND POPE BLDG 
Draft Public Facilities Element 67 
2033   18TH AVE E.A. JEROME HOUSE 
2036 MAIN ST INGLES AND PORTER BLDG 
2038   17TH AVE THORNBURG HOUSE ENGLISH 
2038 B ST MCCURDY HOUSE 
2038 MAIN ST WAGNER BLDG 
2039   18TH AVE AUSTIN-MCNAMER-HUGHES HOUSE 
2043 COLLEGE WAY PACIFIC UNIVERSITY - MARSH HALL 
2117 A ST STEPHEN/PARTHENA BLANK HOUSE 
2119 B ST JEROME PORTER HOUSE 
2120   17TH AVE CHARLES ROE HOUSE 
2125   18TH AVE CONGREGATIONAL CHURCH PARSONAGE 
2125 A ST HARRY CROSLEY HOUSE 
2126   17TH AVE THOMAS ROE HOUSE STEINBACH 
2128   15TH AVE DR. CHARLES HINES HOUSE 
2211 A ST CHARLES WALKER HOUSE 
2212 A ST W.R. TAYLOR HOUSE 
2214 PACIFIC AVE J.W. HUGHES HOUSE (PACIFIC U.) 
2225   12TH AVE I.A. MACRUM HOUSE 
2234 B ST BUXTON HOUSE 
2307   18TH AVE THOMAS HOUSE 
2314   19TH AVE BENJAMIN CORNELIUS HOUSE 
2325 A ST OSCAR BROWN HOUSE #1 
2328   18TH AVE FORTNER HOUSE 
2335 A ST OSCAR BROWN HOUSE #2 
2336 GALES WAY RODLUN HOUSE 
2338   17TH AVE HARRIS-ATKINS HOUSE 
240 ELM ST A.T. SMITH HOUSE 
2406   15TH AVE W.P. SPAULDING HOUSE 
2422   15TH AVE JOHN BAILEY HOUSE 
2434   15TH AVE LAVINA LYON WATTS HOUSE TEEL, 
2606   17TH AVE ROBB-ROBERTS HOUSE 
2617   17TH AVE DANIEL BUMP HOUSE 
2620   18TH AVE HOLLIS HOUSE 
3081 SUNSET  A.C. BROWN HOUSE 
    
 
Draft Public Facilities Element 68 
City Advisory Boards and Commissions 
 
The City Council established ten advisory boards and commission to promote public 
involvement in decision making.  These boards and commissions are identified below: 
 
 Budget Committee 
 Planning Commission 
 Economic Development Commission 
 Historic Landmarks Board 
 Community Forestry Commission 
 Sustainability Commission 
 Parks and Recreation Commission 
 Public Safety Advisory Commission 
 Library Commission 
 Public Arts Commission 
 
The Boards and Commissions provide a variety of services for the City including:  
 
 Historic Landmarks Board which oversees grants for improvements to historic 
structures and publishes a newsletter related to historic preservation.  
 Community Forestry Commission undertakes activities that assist the City in 
meeting National Arbor Day Foundation Tree City USA requirements and tree 
planting activities; the Public Arts Commission which allocates funding for public 
art efforts; the Economic Development Commission which develops marketing 
materials for business recruitment activities; Library Commission which promotes 
community outreach efforts related to library activities. 
 Planning Commission which reviews and approves certain development 
proposals and makes recommendation on land use policies. 
 Library Commission which undertakes public outreach efforts related to Library 
programs and services 
 Economic Development Commission which develops and reviews marketing 
materials related to business expansion and recruitment. 
 Parks and Recreation Commission which promotes park and recreation 
programs. 
 Public Arts Commission which fosters relationships between organizations and 
individuals on matters pertaining to art and culture.  The Commission supports 
fund raising efforts and oversees the acquisition of public art. 
 Sustainability Commission which helps the City build community connections 
with the aim of implementing strategies related to community sustainability 
efforts. 
 Budget Committee which reviews and makes recommendations to the City 
Council on the annual budget. 
 Parks and Recreation Commission which promotes public recreation programs 
that fosters learning and improves public health. 
Draft Public Facilities Element 69 
 Public Safety Advisory Commission which promotes safe and livable 
neighborhoods and builds awareness on service levels and budgetary needs 
related to police and fire protection.  
 Library Commission which conducts community outreach on the variety of 
services and programs offered by the Forest Grove Library.  
 
 
 
Education and School Facility Element 
January 2014 
Forest Grove Comprehensive Plan                                                                                                                     
Education and School Facility Element   
31 
 
(10) A school district that is not a large school district may adopt a school facility 
plan as described in this section in consultation with an affected city or county. 
 
With an enrollment of nearly 6,000 students, the Forest Grove School District meets the 
requirements for a large school district as defined under ORS 195.110.  Therefore, this 
section is applicable.    
 
(11) The capacity of a school facility is not the basis for a development 
moratorium under ORS 197.505 to 197.540. 
 
The capacity of a school facility included in the Forest Grove Comprehensive Plan will 
not be the basis for a development moratorium under OSR 195.505 to 197.540. 
 
(12) This section does not confer any power to a school district to declare a 
building moratorium. 
      
The Forest Grove School District does not have the power to declare a building 
moratorium.  
 
(13) A city or county may deny an application for residential development based 
on a lack of school capacity if: (a) The issue is raised by the school district; (b) 
The lack of school capacity is based on a school facility plan formally adopted 
under this section; and (c) The city or county has considered options to address 
school capacity. 
 
The City does not intend to use this element of the Forest Grove Comprehensive Plan 
to deny an application for residential development based on a lack of school capacity. 
 
 
 
 
 
 
NOTICE OF FINAL LOCAL DECISION 
 
To:  Interested Persons 
 
From:  Daniel Riordan, Senior Planner 
 
Date:  February 11, 2014 
 
Re: City Council adoption of Order 2014-02 and Order 2014-03 related to 
Comprehensive Plan Post-Acknowledgment-Plan-Amendments 
 
 
On January 17, 2014, the Forest Grove City Council, Washington County, approved 
Ordinance 2014-02 making specific changes to the Forest Grove Comprehensive Plan 
defined as Post-Acknowledgment-Plan Amendments under Oregon land use law.  The 
adopted changes affect the following chapters of the Plan; 
 
 General Background; 
 Citizen Involvement; 
 Community Sustainability (new chapter); 
 Land Use including the Comprehensive Plan Map; 
 Natural Resources and Natural Hazards; 
 Schools and Education; and 
 Public Facilities and Community Services related to energy. 
 
The City Council considered the following requirements when the Council approved 
Ordinance 2014-02: 
 
A. Relevant Oregon Statewide Land Use Planning Goals; 
B. The Metro Regional Framework Plan Goals and Objectives; 
C. The Metro Urban Growth Management Functional Plan Policies; and 
D. Relevant sections of the Forest Grove Comprehensive Plan 
 
The findings of fact and conclusions addressing the requirements identified above are 
attached to Ordinance 2014-02 for your information. 
 
On February 10, 2014, the City Council also approved Order 2014-03 making additional 
findings and conclusions supporting the adopted Comprehensive Plan Post-
Acknowledgment-Plan-Amendments.  These findings are supplemental and in addition 
to the findings attached to Ordinance 2014-02.  The findings adopted as part of Order 
2014-03 are attached for your information. 
 
This decision constitutes the final local action on the annexation and zoning matter.  An 
appeal of this zoning decision must be filed with the Oregon Land Use Board of Appeals 
(LUBA) within twenty-one (21) days from the postmark date of this notice of decision. 
LUBA may be reached at (503) 373-1265 or www.oregon.gov/LUBA/Pages/index.aspx.   
 
 
Sincerely, 
 
 
 
 
Daniel Riordan 
Senior Planner  
 
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