Selected Experience

Austin Family: Newberg Property Master Plan
Johnson Economics provided market analysis for the master planning of a major property holding in Newberg, Oregon. The analysis included detailed market evaluation of single family housing, condominiums/townhomes, rental apartments, commercial space and a boutique hotel. Our involvement also included strategic recommendations and collaborative work with the planning firm on developing a highest and best use scenario for the property. Ongoing work has included refinement of the single-family component of the development, as well as development of a financial analysis and ongoing strategic support for the family.
Weyerhaeuser Real Estate: Snoqualmie Ridge
Johnson Economics prepared a highest and best uses analysis, including market and financial analysis, for several components of Snoqualmie Ridge, a 1,343 acre master planned community east of the Seattle metro area. Uses in the community include a wide range of ownership residential, rental residential, retail shops and office/industrial space.
American Assets: Lloyd District Superblock
Johnson Economics provided market analysis and ongoing input to American Assets and their development team on a three-block development in Portland's Lloyd District. The project provides a range of housing alternatives, as well as an active ground floor retail environment. Challenges for the project included the scale of development and achievable phasing plans, as well as balancing commercial with residential needs. Johnson Economics worked collaboratively with the project team to refine the program to meet both market and financial parameters.
Metropolitan Land Group: 45 Central
Johnson Economics completed a highest and best uses analysis for a 40-acre property in Beaverton, Oregon. Proposed land uses included single family homes, rental apartment and a commercial center. Our work included market evaluation of the constituent land uses, as well as preparation of a market need analysis in support of a comprehensive plan change to allow for the commercial development.
Metro: Urban Growth Report - Redevelopable Lands Methodology
Johnson Economics worked with Metro’s Economist to develop a module for predicting redevelopment activity within the Portland metropolitan area’s urban growth boundary. The project entailed working with development industry and planning professionals from local jurisdictions to establish current market pricing for land in a series of geographic submarkets within the Metro area, and using Metro’s RLIS parcel level data to generate an inventory of properties with a likelihood to redevelop. The work was utilized to supplement the estimated carrying capacity from vacant and developable property for residential, commercial and industrial uses.

Abu Dhabi Urban Planning Council: Abu Dhabi 2030 Urban Structures Framework Plan
Johnson Economics completed work on the Framework Development Plan for Abu Dhabi in the United Arab Emirates. Our work focused on the unique aspects of the development environment in Abu Dhabi, including an assessment of the dynamics between various key players in the market. The work focused on development and redevelopment economics in the local context, and the anticipated impact on development activity of the range of regulatory changes contained in the Framework Plan.
Abu Dhabi Urban Planning Council: Abu Dhabi Housing Plan
Johnson Economics provided technical assistance to the Urban Planning Council’s development of a comprehensive housing plan. While Emirate housing is widely available, the areas extensive expatriate workforce faces significant challenges in obtaining affordable housing on or near Abu Dhabi Island. Our work focused on the economics of delivering a range of alternative housing forms in the area.
Portland Development Commission: Oregon Convention Center Blocks Study
Johnson Economics was engaged on a market analysis of achievable development forms on sixteen blocks surrounding the Oregon Convention Center in Portland’s Lloyd District. As part of this assignment, we worked with an urban design team to assist in developing market savvy solutions in the district. As a result of this effort, the firm has been retained by property owners in the district to assist in program development for a major mixed-use development. In addition, we have worked with another property owner in the district who is developing a major mixed-use development on a three-block property that will serve as the initial phase of what will eventually be a ten block redevelopment.
City of Seattle – Office of Economic Development: University District
Johnson Economics developed a revitalization strategy for the University District as a whole, with emphasis on the “Ave”. In addition to a focused retail analysis, components of the study also included analysis of employment, population, and housing in the area. From the analysis, resolutions were passed to remove the “lease lid” from the University of Washington as well as the implementation of strategies to encourage an increase in the housing stock.

Downtown Seattle Association: Broadway District
Johnson Economics completed an analysis of the development environment for Seattle’s Broadway District. As part of this assignment, we selected a series of alternative development sites and prepared detailed financial evaluations of prototypical development schemes on these sites. This information was used to identify measures to influence private development activity to better reflect district development and redevelopment goals.

Portland Development Commission: Kenton Redevelopment Study
Johnson Economics led a multi-disciplinary team addressing the economics of redevelopment in Portland’s Kenton commercial district. Despite the District's many advantages and on-going revitalization efforts, Kenton has not yet met its full potential, with many properties standing underutilized or vacant. The goal of this project was to set the stage for revitalization by working with property owners, the development community and public agencies to encourage redevelopment in the district.

The scope included the following:

• Public involvement
• An inventory of all sites and buildings in the project area;
• Identification of appropriate concepts for property development and redevelopment;
• Conceptual design recommendations for streetscape improvements;
• A redevelopment guide for existing property owners; and
• A sales and leasing strategy to enhance existing businesses and attract new anchor and niche businesses to the street.
City of Hillsboro: Amberglen Integrated Plan
Johnson Economics worked with the City of Hillsboro to produce an integrated plan for the Amberglen area. Originally platted as a business park, the project identified opportunities associated with converting the area over time to a more pedestrian friendly mixed-use environment, incorporating retail, office and residential uses. The project also incorporated high capacity transit, either as part of the region’s light rail system or a more localized streetcar system. The project included extensive outreach to impacted property owners, financial analysis of prospective development forms, and a phased strategy for achieving the targeted development patterns. The firm has subsequently worked with a series of developers on projects in the district.
Metro: Streetcar Impact Model
Johnson Economics developed a predictive redevelopment model that translated marginal shifts in key development variables into a geographically-specific predicted development/redevelopment pattern. The model was designed to qualitatively evaluate the impact of streetcar improvements on development patterns, allowing for a comparison of alternative alignments. The model is based on a series of simultaneous pro forma assessments of highest and best use at the parcel level. Outputs include aggregated development activity by type, physical form and resulting impact on the value of improvements. The model is also set up to allow for easy testing of sensitivities to key assumptions.
Metro: Hedonic Modeling of Urban Amenities
Johnson Economics was retained by METRO’s Transit Oriented Development & Centers Program to research the pricing effects of urban living infrastructure. The objectives of the work were to:

• Document if and by how much urban living infrastructure improves the financial feasibility of mixed use residential development.
• Determine if public investment in urban living infrastructure is a cost-effective strategy to catalyze centers development.

The hedonic modeling evaluate a range of urban amenities hypothesized to represent critical components of an “urban experience”, which can add value to an area that can be realized in higher achievable pricing for residential development. Hedonic statistical modeling of 2006 home transactions proximate to various urban amenities revealed a range of price premium estimates for recent home sales, all else equal. Our study identified a substantive impact on achievable pricing associated with a range of tenant types.
City of Eugene: Development Scenario Modeling
Johnson Economics worked with the City of Eugene, Oregon to develop a predictive model of development and redevelopment activity based on current and anticipated market conditions. The model evaluated commercial, industrial and residential development patterns, translating key market inputs and regulatory controls into associated conclusions with respect to highest and best use and predicted development/redevelopment forms. The work provided an assessment to inform the City by offering insights on how key districts might absorb future residential and commercial growth through development and redevelopment. The analysis provided a theoretical construct within which assumptions with respect to the nature and magnitude of future development and redevelopment activity can be generated.

The results of this approach can be localized to specific districts, and can be policy sensitive. The output included district carrying capacities and likely development patterns, with alternative scenarios developed based on a range of prospective policy interventions.
Goal 9 Economic Opportunities Analysis—Multiple Jurisdictions
Johnson Economics is among the most qualified consultant teams in the preparation of Economic Development Strategies and Economic Opportunities Analysis in the state. Over the last several years, Johnson Economics has completed similar assignments in dozens of jurisdictions, with particular experience in regional economic coordination.

Economic Opportunities Analysis: Astoria, Beaverton, Boardman, Cornelius, Deschutes County, Hillsboro, Forest Grove, Keizer, Lincoln City, Medford, Milwaukie, Molalla, Newport, North Plains, Troutdale, Hermiston, Klamath Falls, LaGrande, Lincoln City, Milton-Freewater, Seaside, Troutdale, and Union.

Regional EOA: Central Oregon, East Multnomah County, Umatilla/Morrow Counties, Western Washington County, Wallowa County.

Westside Economic Alliance: Technology Industry Overview and Specific Area Needs Analysis – Genentech Site
Johnson Economics prepared an overview of recent trends in land development, usage patterns and locational requirements of high-tech firms locating in Washington County. The analysis included a review and reconciliation of exisitng studies of industrial land demand, including the Regional Industrial Lands Study and MetroScope. Successful demonstration of high-tech land need supported an Urban Growth Boundary amendment for 100 acres that was recently selected as the site for a significant Genetech Corporation facility. Site planning was subsequently completed by Mackenzie.
Innovation Quadrant Feasibility Study—Portland Development Commission
Johnson Economics worked with the Portland Development Commission to study the feasibility of promoting an innovation district in Portland’s Central City. The proposed Portland Innovation Quadrant is conceptualized by the connection of Portland State University, OMSI, OHSU, and Portland Community College via high-capacity transit and the catalytic investments associated with the OHSU Knight Cancer Challenge. For this project, Johnson Economics conducted empirical research in to identify the metrics commonly associated with successful innovation economies. The analysis critically evaluated Portland’s performance across these metrics to identify opportunities and constraints.

Regional Industrial Site Readiness Assessments—Multiple Jurisdictions
In 2012, Johnson Economics and Mackenzie were selected by a regional consortium of public and private funders— including Metro, the State of Oregon, Port of Portland, Portland Business Alliance, and the Oregon Chapter of NAIOP, the national commercial and industrial development association—to inventory and identify infrastructure and policy strategies for industrial land in the Portland metropolitan area. Phase I of this project produced a GIS-based site inventory that categorizes industrial sites (25 acres and greater) in the region into tiers based on their development readiness.

Phase II of the project identified strategically-important industrial sites for further evaluation. This more in depth analysis of development constraints detailed actions, requirements and costs for addressing the barriers to development readiness, as well as concept planning, market opportunities and an assessment of the fiscal and economic benefit for development of such sites. This pioneering work led to the passage of statewide legislature to provide grant funding for similar analysis throughout the state.

In the four years hence, this model approach has been lauded as best practices method in the evaluation of employment land readiness and opportunities. In 2014 and 2015 additional projects have been commissioned by Clackamas, Washington, and Clark Counties to evaluate a total of 54 large employment sites in the region. Business Oregon’s Infrastructure Finance Authority has also commissioned the team to develop a similar approach to inform the prioritization of infrastructure investments statewide.

Industrial Site Certification Program—Business Oregon
In 2015 Johnson Economics and Mackenzie teamed with Business Oregon to update and modernize Business Oregon’s Industrial Site Certification Program. This comprehensive three-phase project combined data analysis and interviews with local/state recruiters and site selectors to determine a range of targeted relevance to the Oregon economy. The project also included a complete overhaul of the program application process, and a marketing strategy for promoting certified sites on a global scale. Key deliverable for this project included a model to inform industry specific workforce needs and development of a new Business Oregon Industrial Site Need Matrix. The previous version of this matrix, also produced by Mackenzie, is a broadly referenced by communities and other firms to address the employment site needs element of the Economic Opportunities Analysis.

City of Tualatin: Industry Cluster and Business Linkage Analysis
Johnson Economics recently worked to identify and evaluate industry cluster dynamics in the City of Tualatin. The project used QCEW employment data, regional input-output tables, and local business reconnosiance to identify local industry specializations and vertical linkages of interrelated industries. The project classified five primary clusters, identifying linkages between production, supply, construction, service, and distribution industries.
Milliken & Vulcan: 2200 Westlake
Johnson Economics produced a market study for a major mixed-use development in downtown Seattle’s South Lake Union district. The project features condominiums, speculative office space and a grocery-anchored shopping center. Johnson Economics completed market analysis on the condominium and speculative office space components of the development.
Key Development: Burnside Bridgehead Tower
Johnson Economics was hired to evaluate rental apartment market feasibility on a site at the east end of the Burnside Bridge, in the Central Eastside district of Portland, Oregon. The current development plan calls for a 21-story high-rise luxury apartment project at “Block 67” of the Burnside Bridgehead area. The proposed development would offer 284 studio, one and two-bedroom units. All units would be built above street level on floors 6 through 21. The lower five floors will house structured parking, commercial space including day spa, common space including a large plaza on the roof of the podium, and the building lobby.
Port of Portland: Vista Business Park
Johnson Economics prepared a market analysis for the Port’s 203-acre Vista Business Park. The analysis evaluated the demand for industrial space by product type, as well as projected market balance and achievable pricing. In addition, the analysis evaluated the appropriateness of current zoning on the site and recommended modifications. The firm was subsequently hired to prepare a marketing strategy for the Park as an Eco-Industrial concept, including identification of targeted industries and strategic approaches to market the Park.
Schnitzer NW: Multiple Projects
Johnson Economics has prepared a series of due diligence analyses for Schnitzer NW on the acquisition of both land and improvements within the Portland and Seattle metropolitan areas. The primary use types have been speculative office space, flex space and warehouse/distribution. Specific assignment details are confidential at this time, but the work included projects in Bothell, Belleveue, the Kent Valley, Hillsboro and Beaverton.
Dubai Airport Free Trade Zone Authority: Dubai Silicon Oasis
Johnson Economics completed a detailed development pro forma evaluation of alternative development programs during the master planning of the Dubai Silicon Oasis, a 600-hectare master planned technology park located in Dubai, UAE. When complete, the project is expected to include semiconducter firms, manufacturing, office, R&D and residential components. Our role in this analysis was to provide market and financial support to the master planning efforts on the property.
City of Hillsboro: Baseball Stadium
Johnson Economics prepared a fiscal and economic impact analysis of the financing, construction and operation of a baseball stadium. The stadium would serve as the future home of a professional Class A baseball team as well as housing a variety of other uses. We prepared a 10- and 20-year cost benefit analysis of facility construction and operations. This report considered on-going revenue streams from direct, indirect, and induced fiscal impacts, as well as operating revenues. In addition to evaluating the local impact of construction and operations, the work included an assessment of the economic value of prospective events lost or impacted by the construction activity and case studies of other similar facilities.

Pacific University: Hillsboro and Forest Grove Campus
This project quantified the economic impacts associated with on-going operations of two existing campuses in Hillsboro and Forest Grove. Further, it quantified the marginal on-going and construction impacts of an additional campus building in Hillsboro, Oregon. To model the economic impacts of various activities, Johnson Economics utilized the IMPLAN (IMPact for Planning) input/output multiplier model methodology.

Pacific Northwest College of Art: Impact of New Developments and Existing Campus
Johnson Economics helped PNCA quantify the economic impacts associated with its new developments as well as on-going operations of the existing campus. The College was in the midst of a major capital campaign, which allowed for consolidation of campus, living and gallery spaces along the North Park Blocks.

Current and new facilities include:

• Pacific Northwest College of Art
• Feldman Gallery + Project Space
• The Museum of Contemporary Crafts
• ArtHouse Student Housing
• Arlene and Harold Schnitzer Center for Art and Design

City of Beaverton: Arts and Culture Center
Johnson Economics prepared an economic and fiscal impact analysis of construction and operation of a new Arts and Culture Center (ACC) in downtown Beaverton. The facility will serve as a venue, gallery, educational facility and gathering place, with a wide range of activities. The venue is expected to be approximately 40,000 feet, and include a 400 to 500 seat theater, a second smaller theater, classroom space, a café and meeting rooms. The project is expected to cost roughly $38 million to construct.

City of Gresham, Oregon: Springwater Community Public Finance Model
Johnson Economics developed an extensive financial model for the City of Gresham for 30-year planning of critical infrastructure and City services needs for the planned 800-acre Springwater community planning area adjacent to that jurisdiction. Utilizing the adopted concept plan and significant coordination with city departments, we developed a fully interactive financial model that allows the city to forecast all manner of public revenue streams benefited by Springwater development, as well as all essential city infrastructure projects identified during the community capital facilities planning process. Over 400 variables, including timing, costs, finance costs, development pace, development types, and many other variables can be modified by City staff to model countless growth and infrastructure financing scenarios.

Kittitas County: Suncadia Master Planned Resort
Johnson Economics completed a fiscal and economic impact analysis of the proposed 7,400-acre Suncadia Resort in Kittitas County, Washington. The analysis included detailed direct population and recreation forecasts at the resort, indirect forecasts for Kittitas County, a labor force evaluation, employment and payroll forecasts (direct, indirect & induced), impacts on the real estate and housing markets. The assignment also included an assessment of the net impact on service providers, including the school district, fire district, hospital district, police and general County services.
City of Lake Oswego: Block 137 (Wizer Block)
Johnson Economics provided strategic input to the City of Lake Oswego on the financial viability and requirements of a mixed-use development. The work included review and critical evaluation of the developer’s pro formas, as well as strategic input on market and financial risks. The project broke ground in October 2015.
City of Forest Grove: Times Litho Property
Johnson Economics provided strategic market and development analysis in determining potential redevelopment options for a series of properties acquired by the City. The analysis included an assessment of appropriate market variables and assumptions, as well as schematic pro forma development to inform the development of a request for proposals for development. The work included significant interaction with a local advisory committee and City Council to develop market and policy acceptable evaluation criteria.
Portland Development Commission: Burnside Bridgehead Project
Johnson Economics provided strategic market and development analysis in support of concept planning of the Burnside Bridgehead site in Portland, Oregon. The concept plan has been designed to provide for viable development forms in the current challenging real estate and financing market. The work included the creation of a strategic development plan, which provided for interim development steps that would support ongoing growth on the site as well as in the broader area.
The Belbadi Group: Vancouvercenter
Johnson Economics produced a market analysis and prepared a series of detailed financial analyses for a mixed-use urban development to be located in downtown Vancouver, Washington. Work was completed over a two-year period from 1999 through 2001. The analysis included pro-forma financial analyses of alternative development programs, a return on investment analysis for the City of Vancouver, as well as financing and ownership permutations. The focus of the analysis was to determine the optimal structure in light of financial objectives. Jerry Johnson conducted the financial analysis, while overseeing the market analysis. The project represents a public-private venture between the developer and the City of Vancouver, and includes rental apartments, retail, office and condominium components on a two-block site adjacent to Esther Short Park.
Gramor: Lake View Village
Jerry Johnson worked with Gramor Northwest in the development of an urban retail addition in downtown Lake Oswego, Oregon. The study evaluated the viability of developing a “lifestyle” center to serve local residents. The project included structured parking and a pedestrian-friendly circulation. The project was done with extensive support from the Lake Oswego Urban Renewal District, which assembled land, provided streetscape improvements and helped fund the structured parking. The subsequent development has been highly successful, rejuvenating the overall downtown district.
City of Milwaukie: North Downtown Redevelopment Project
The City of Milwaukie hired Johnson Economics to assist in determining the optimal development program for a publicly owned site in their downtown area and selecting a future private development partner for the site. Johnson Economics determined the highest and best use of the property from both a market and public policy perspective. The first phase provided detailed market information, outlining current market and demographic characteristics in the Milwaukie area. The market information was used to assist the city in determining a mix of uses on the site. The development program established was used to solicit proposals from developers. This process was successful, and a mixed-use development was subsequently completed at the site.
Portland Development Commission: SE Quad
Johnson Economics evaluated the market and financial feasibility of a range of potential development programs on key sites along the new Portland/Milwaukie light rail alignment. The work has been collaborative, involving the property owners, a design team, PDC, the City of Portland and Tri-Met. This work covered multiple programs for six sites, and included an evaluation of retail, creative office, rental apartments, and community space. A second phase of work is currently underway, which includes financial analysis of an additional series of redevelopment opportunities. The work is also being integrated into a broader target industry and economic development effort.

Portland State University: Lincoln Station Area Plan
Johnson Economics led a multi-disciplinary team in the development of a master design plan for properties surrounding the new Lincoln Station of the Portland-Milwaukie light rail extension. The project included identification of key development/redevelopment sites, market analysis of a range of prospective land uses, outreach to the University, development community and neighborhood, urban design and financial analysis. The project is expected to result in the development of a number of key sites, including the University Place, a roughly four acre site currently owned by PSU.