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UPDATE: Could a 'Big Box' store be in Wilkes East's future?

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By admin - Posted on January 7th, 2010
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Could a 'Big Box' store be in Wilkes East's future? Four potential Gresham locations, and no 'Big Box' building code
Suzan Wells, Pres. SWNA
outside abandoned QFC store
182nd/Powell. Gresham Outlook

City identifies 181st & Halsey as one of four potential Gresham locations.

Five years later, still no 'Big Box' building code for responsible development.

According to a recent City Council report the possibility is real.

At the October 13th 2009 City Council meeting city planners presented a report that acknowledges Gresham's (Oregon's fourth largest city) need for a big-box policy. The report outlined areas of concern; a summary of how similar sized cities address those issues; and how Gresham compares.

Report recommends delay

The report recommends delaying code development saying the retail market has slowed, making another big-box development unlikely anytime soon. Besides, "A big-box store requires eight acres to accommodate parking," said John Pettis, associate comprehensive planner, "there are no vacant properties (in Gresham) that meet that requirement".

Planners did however identify four sites big enough to be redeveloped to accommodate a big-box (bigger than 100,000 sq. ft.); including 181st & Halsey. (See map below for location)

Click here for a link to the City Council report.

Potential Big Box Retail Sites

  • Wilkes East
    • 181st and Halsey
  • Centennial
    • 182nd and Division
    • 182nd and Powell
  • Central City
    • Burnside and Hogan
 Map of four redevelopable sites where a Big Box (bigger than 100,000 sq. ft.) could built in Gresham, Oregon
Sep. 2009 map. Click to enlarge.

Council overrules planners

City Council members overruled city planners and directed their staff to develop an ordinance regulating big-box retailers. "Personally, I think it’s high time we created some standards" said Councilor Josh Fuhrer, "All you really need is one (big-box store) to become a major neighborhood problem."

Fuhrer argued that big-box retailers are looking at building smaller boxes. "How many sites in Gresham would accommodate a 70,000-square-foot store?" he asked. Adding that the changing economy may increase the demand for stores that appeal to the "low end of the price point ladder."

Councilors Shirley Craddick and Dick Strathern also said they wanted to see an ordinance.

Mayor Shane Bemis, however, called for an "honest conversation" about the true intent of a big-box code, adding that any talk of what the city wants to prohibit must be tempered by a discussion about what the city could also miss out on. “Is this to keep Walmart from 181st and Powell, or is this going to keep Best Buy or other retailers away that citizens may want?”

Mike Abbate, director of urban design and planning for the City said the staff would return to the council in about a month with some options for a big-box code.

That hasn't happened. Its been more than two months and still no word on any big-box code options.

UPDATE: Sign-up for the City's 'Big Box' code development email list here!
See UPDATE below for details.

Will history repeat itself?

A few years ago the City of Gresham became mired in a three year battle when Walmart's proposed supercenter (182nd & Powell) met with fierce opposition from the local neighborhood association over issues with traffic, safety and livability. Gresham approved the 212,000 sq ft project (complete with two levels of underground parking for 900 cars) but the neighborhood, worried about traffic problems, appealed the city’s decision to the state Land Use Board of Appeals (LUBA) and won. A year later, Walmart proposed a store half the size; this time the city rejected the proposal, citing traffic issues. Walmart appealed to LUBA, but the application was eventually denied in part due to strong citizen opposition.

Five years and still waiting

Five years ago the Southwest Neighborhood Association (SWNA) appealed to Gresham city leaders to create a code regulating big-box stores. "The City of Gresham didn't have a development code then that related to big-box retail," said Suzan Wells, SWNA President "and it doesn't have a big-box code now that would allow for reasonable and responsible development."

"This is not about keeping businesses out. This is about responsible development in the City of Gresham. There needs to be standards so that development in the City occurs in a responsible manner that maintains livability.", says Wells. "No matter what corner or what mega big-box retailer is involved, there needs to be regulations in place that keep development consistent with the best interests of the citizens of Gresham."

What you can do

Please join us to get this new code implemented.

It looks like the subject will again be up for discussion, public comment, citizen input etc. in January 2010.

We encourage people to attend all public meetings that the City holds with this subject on the agenda

We as citizens have influence with elected City officials. We need people to write letters to the Mayor, City Councilors, City Manager, Newspapers, Gresham Businesses, etc., urging them to support the development of a Big Box Retail ordinance to be incorporated into the City of Gresham's Development Code.

Here's how to contact them:

City of Gresham
1333 NW Eastman Parkway
Gresham, Oregon 97030

Mayor:

City Councilors:

City Manager:

Gresham Outlook Newspaper
1190 NE Division St
Gresham, Oregon 97030
Mara Stine -- mstine@theoutlookonline.com

UPDATE: (Jan 8, 2010)

The 'Retail Design and Development Standards' project is being lead by the Long Range Planning section of the Urban Design and Planning Department. Over the next two weeks will be developing a detailed public participation plan for the project. Once the public participation plan is completed I can provide you with tentative dates for community forums and Council deliberations as well as other public input opportunities.

Generally we expect to develop over the next 6 months draft code amendments that would include regulations and design standards for big box development. The draft amendments then would be subject to a legislative adoption process that would include Planning Commission and Council public hearings. This would likely happen during the summer/fall months.

We will be setting up a web site for this project which I will let you know about when created.

We will also create an interested parties e-mail list that will notify interested parties by e-mail at various milestone events. Let me know if you would like to be included in that e-mail notification list. The e-mail notification process comes with an opt-out capability so you can opt-out of receiving e-mails at any time.

Jonathan Harker, AICP, Principal Planner
Long Range Planning Manager
Urban Design & Planning
City of Gresham
1333 NW Eastman Parkway, Second Floor
Gresham OR 97030-3813
v 503-618-2502
f 503-669-1376
Jonathan.Harker@GreshamOregon.gov
www.greshamoregon.gov

Sign me up!

Click here to join the City's 'Big Box' code development email list!

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