Projections show job growth in county

Significant job growth is anticipated in Clark County over the next 20 years, spurred in part by firms that cross the Columbia River to avoid high taxes in Oregon.

That’s the scenario Clark County commissioners see as they update the county’s Comprehensive Growth Management Plan to guide development during the next two decades.

“It’s much more expensive to build and work in Oregon, and in Portland in particular,” Commissioner David Madore told The Reflector. “They have a state income tax, they have high property taxes, they have a Portland metro tax. You name it, they’ve got it.

“I look at it as an IQ test. Why would anyone locate across the river when we put the welcome mat out here?”

That welcome mat might include additional infrastructure to accommodate up to 91,200 new jobs in Clark County through 2035, according to figures from the Washington State Employment Security Department. If that many new jobs appear, commissioners would need to identify almost 6,000 additional acres of land in unincorporated areas to handle the influx, the department projects.

Other less-optimistic estimates from the agency show anywhere from 25,700 to 78,500 new jobs being added during the period. Commissioners took public comment April 1 about how much future employment growth to factor into the new comprehensive plan. It’s one of many decisions they’ll have to make by June 30, 2016, when an updated plan must be adopted.

Most of those who spoke during the hearing urged commissioners to plan for job growth on the high end of the state’s forecasts, which break down into four scenarios. The Clark County planning staff recommends commissioners select the third-highest level of potential job growth, which calls for 78,500 jobs requiring 4,800 acres of developable land.

“Don’t tie the hands of industry,” said Mike Bomar, the Columbia River Economic Development Council president. “Give us an aggressive number.”

“The time is right to be aggressive about jobs,” agreed attorney Steve Horensten. “I don’t know why we would take a less than aggressive stance on jobs. Portland is sending (Clark County) job opportunities. The growth in the I-5 corridor is going to be in Ridgefield, Camas and Washougal. We need to plan for more than 75,000 jobs.”

He added that as new land is identified for development, commissioners should build in flexibility so many uses can be allowed. That flexibility would help the Port of Vancouver, where the type of tenants varies greatly, said Katy Brooks, a spokesperson for the port.

James Howsley, a land-use attorney and member of the Building Industry Association of Clark County, also called on commissioners to pick a job forecast number on the high end.

“We have a unique opportunity,” Howsley said, referring to the county’s ability to attract employers who are shying away from Oregon as a place to do business.

La Center Mayor James Irish also spoke, urging “a robust job forecast” along with flexibility for land development.

Commissioners listened to the public last week, but didn’t make a decision about which future employment level to put into the comprehensive plan. They’re scheduled to vote on that Tues., April 22.

Madore said he can’t publicly say which job forecast he endorses, but emphasized he’s leaning to what many speakers at the hearing called “a robust plan.”

“Portland is sending jobs over here,” Madore said. “Let’s not miss those opportunities. We are going to take control and purposely navigate ourselves to a business-friendly environment.”

Mielke noted that planning, while critical to responsible development, isn’t an exact science.

“Sometimes when you’re looking at a 20-year plan it’s like spitting into the wind,” he said.

Commissioner Steve Stuart expressed appreciation that county officials are committed to leaving behind the concept of Vancouver and Clark County as a bedroom community for Portland. However, he said it’s easier to talk about creating jobs than to actually see companies invest.

“The difficult thing is getting those jobs on the ground,” Stuart said.

The commissioners’ belief that Clark County is becoming a brighter spot for businesses to locate was underscored last week when Banfield Pet Hospital announced it will build a 250,000-square-foot office complex on Southeast Mill Plain Boulevard. The new complex will replace the firm’s headquarters in northeast Portland and bring 600 employees to Clark County.

Integra, a communication and networking solutions provider, will soon begin leasing 85,000 square feet of commercial office space in Vancouver to consolidate its Portland-area locations. “Roughly half of our employees in the Portland metro area currently reside in Washington,” said Felicity O’Herron, Integra’s senior vice president of human resources.

Madore said during an interview that jobs are a quality of life factor. Clark County has moved into “a much higher gear” than a few years ago in terms of granting permits for business properties and new homes, he said.

Madore added that feedback he’s getting from his Facebook page shows Clark County residents don’t want to cross the river for employment.

“Why take hours out of your day and suffer the stress of commuting to another state?” he asked. “Would people rather drive to work in Portland or be employed in Clark County? The quality of life has to include the ability to work here at home.”

Community Planning Director Oliver Orjiako has recommended the county plan for 91,200 jobs in addition to the current 137,000 jobs.

“That would be a very ambitious approach to reducing the pressure for county residents to seek employment in Oregon and consistent with economic development strategies already endorsed by the board” of commissioners, Orjiako said in a news release.

Clark County’s current comprehensive plan was adopted in 2007 and guides development until 2024. The update will extend the outlook through 2035.

Besides allowing for increased land for residential, commercial and industrial uses the plan covers such things as parks, schools, public services, utility facilities and roads.

Commissioners have already adopted a population projection for the new plan. It estimates the county will grow from 435,000 residents in 2013 to 562,207 in 2035.