The City of Hillsboro is undertaking the Jackson East Project to plan for the eventual urbanization of a 670-acre area located in unincorporated Washington County. Jackson East, depicted in the map below, is bounded by Evergreen Road (south), Jackson School Road, Waibel Creek and Storey Creek (west), U.S. Highway 26 (north), and the North Hillsboro Industrial Renewal Area (east).
Jackson East has three subareas. Two of these subareas are characterized by highly parcelized, rural-residential development patterns. Subarea A, located north of Waibel Creek, was brought into the UGB in 2014 by the Oregon Legislature through House Bill 4078 for future employment. During Legislative discussions about House Bill 4078, the City advocated that this UGB expansion area not include Subarea A, but was denied. Subarea B, located south of Waibel Creek, was brought into the UGB by the Metro regional government in 2005 for future employment, and designated for industrial use in 2008. Jackson East also includes Subarea C which is primarily characterized by larger parcels being actively farmed. Subarea C was brought into the UGB in 2014 by the Oregon Legislature through House Bill 4078 for future employment.
Over the past year, the City and project consultants have prepared a transportation infrastructure report, public utilities and services report, subarea best practices report, and an analysis of subarea development opportunities report, along with a natural resource inventory report and an economic, social, environmental, and energy (ESEE) analysis report. In addition to evaluating future industrial and commercial uses in the Jackson East area, the analysis of subarea development opportunities report also considered future residential uses based on the City’s lack of available single-family residential land, the existing rural-residential development pattern, and current property owner requests. Both industrial and residential developers expressed an interest in these highly-parcelized, rural-residential areas for future development.
After careful consideration based on a number of factors, the City intends to designate the 545 acres brought into the UGB through House Bill 4078 for industrial use (Subareas A and C). An industrial designation is consistent with House Bill 4078, which specifically directed that this UGB expansion area be planned and zoned for employment use. Designating the 545 acres for industrial use will create needed additional industrial development opportunities adjacent to the North Hillsboro Industrial Area, support North Hillsboro Industrial Area marketability, and reduce potential use conflicts that could negatively affect business recruitment and retention. North Hillsboro is of regional and statewide importance for economic growth. The City has made – and will continue to make – considerable investments to support industrial employment in the surrounding North Hillsboro area. The City also intends to maintain the existing Hillsboro Comprehensive Plan industrial designation for Subarea B. Under an industrial use designation, a property may remain in unincorporated Washington County under the County’s Future Development 20-Acre (FD-20) designation.
Public Involvement and Next Steps
Over the past two years, the City has held four Jackson East community meetings, a Subarea A property owner meeting, and has spoken with multiple stakeholders via e-mail, phone, and in-person. At the fourth community meeting held on September 25, 2017, property owners in Subarea A north of Waibel Creek requested that the City delay the anticipated Planning Commission public hearing in fall 2017 to afford those owners time to reach out to the State Legislature regarding the language in House Bill 4078. The City has not scheduled a Planning Commission public hearing related to Jackson East Comprehensive Plan amendments. The City is currently carefully considering the request of property owners in Subarea A and coordinating internally on the project’s next steps. Any updates will be posted to this project webpage.