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Section 12 of Newberg Inventory of Natural and Cultural Resources

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Section 12 of Newberg Inventory of Natural and Cultural Resources Economic Opportunities Analysis Section 12 of Newberg Inventory of Natural and Cultural Resources Originally Adopted by Newberg City Council January 3, 2006 (Ordinance No. 2006-2635) Revised May 20, 2013 (Ordinance No. 2013-2761) City of Newberg Economic Opportunities Analysis Table of Contents Table of Tables ............................................................................................................................... 2 Table of Figures .............................................................................................................................. 3 I. Introduction ............................................................................................................................. 4 II. Economic Trends Analysis ..................................................................................................... 6 National, State and Regional Trends .......................................................................................... 6 Regional Economic Development Industry Clusters and Targeted Industries ......................... 12 Yamhill County Agri-Business ................................................................................................. 13 Regional Industrial Land Availability ...................................................................................... 16 Newberg Population Profile ...................................................................................................... 17 Historic and Future Growth Trends ...................................................................................... 17 Age Characteristics ............................................................................................................... 18 Educational Attainment and Income ..................................................................................... 19 Commuting Patterns.............................................................................................................. 21 Newberg Employment Characteristics ..................................................................................... 22 Historic Economy ................................................................................................................. 22 Current Economy .................................................................................................................. 23 Retail Conditions .................................................................................................................. 26 III. Assessment of Community Economic Development Potential ......................................... 27 State Employment Forecast ...................................................................................................... 27 Regional Employment Forecast ................................................................................................ 28 Newberg Employment Forecast ................................................................................................ 29 Employment by Land Use Type ........................................................................................... 30 Newberg’s Comparative Advantages and Disadvantages ........................................................ 32 Comparative Advantages ...................................................................................................... 32 Comparative Disadvantages .................................................................................................. 34 Special Opportunities ................................................................................................................ 35 Dental Equipment Cluster ..................................................................................................... 35 Alternative Energies.............................................................................................................. 36 South Industrial Area ............................................................................................................ 36 Aviation Related Industry ..................................................................................................... 37 Nursery and other Agricultural Products .............................................................................. 37 Wine/Tourism Industry ......................................................................................................... 38 Retail ..................................................................................................................................... 39 IV. Newberg’s Economic Development Strategy .................................................................... 40 Capitalizing on Comparative Advantages & Addressing Comparative Disadvantages ........... 40 Regional Focus.......................................................................................................................... 41 Locally Targeted Economic Development Industry Clusters (Targeted Industries) ................ 43 Comprehensive Plan Policies and Recommended Supportive Economic Development Actions ................................................................................................................................................... 44 V. Industrial and Commercial Land Needs and Supply ............................................................ 46 Section 12: Economic Opportunities Analysis | City of Newberg 1 Industrial Land Need................................................................................................................. 46 Industrial Employment Forecast ........................................................................................... 46 Industrial Site Suitability Requirements ................................................................................... 51 State Rules Governing Site Suitability Characteristics ......................................................... 51 Background on Newberg’s Industrial Site Characteristics ................................................... 52 Industrial Site Size ................................................................................................................ 54 Industrial District Size and Industrial/Commercial Proximity ............................................. 56 Topography ........................................................................................................................... 58 Proximity to UGB ................................................................................................................. 61 Proximity to Transportation and Services............................................................................. 61 Compatibility with Residential Uses .................................................................................... 63 Importance of Site Characteristics to Different Types of Targeted Industrial Uses ............. 65 Industrial Land and Sites ............................................................................................................ 7 2032 Industrial Site Need vs. Supply .................................................................................... 10 Commercial Land Need ............................................................................................................ 11 Commercial Employment Forecast....................................................................................... 11 Commercial Land and Site Sizes Needed ............................................................................. 11 Commercial Site Suitability Requirements ............................................................................... 14 Commercial Site Size ............................................................................................................ 15 Topography ........................................................................................................................... 15 Proximity to Transportation and Services............................................................................. 16 Compatibility with Adjacent Uses ........................................................................................ 17 Commercial Land and Sites ...................................................................................................... 17 2032 Commercial Site Need and Supply .............................................................................. 18 VI. Conclusion ......................................................................................................................... 21 Table of Tables Table 12- 1: Yamhill County Value of Agricultural Production, 2007 ........................................ 14 Table 12- 2: Newberg Census Populations .................................................................................. 17 Table 12- 3: Newberg Urban Area Population Forecast .............................................................. 18 Table 12- 4: Comparative Age Characteristics ............................................................................ 18 Table 12- 5: Comparative Educational Attainment ..................................................................... 19 Table 12- 6: Comparative Household Income ............................................................................. 20 Table 12- 7: Comparative Median Household Income ................................................................ 20 Table 12- 8: Newberg Employment 1978-2010 .......................................................................... 23 Table 12- 9: Estimated Newberg Employment
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