Update Article: 224

Original Title

Sanitized Title

Clean Title

Source ID

Article Id01

Article Id02

Corpus ID

Dup

Dup ID

Url

Publication Url

Download Url

Original Abstract

Clean Abstract

Tags

Original Full Text

Portland State University PDXScholar Master of Urban and Regional Planning Workshop Projects Nohad A. Toulan School of Urban Studies and Planning 6-2024 Pendarvis Farm Amphitheater: A Roadmap to Conservation Development Maia Wiseman Portland State University Max del Hierro Portland State University Wyatt Schaffner Portland State University Dawn Walter Portland State University Summer Cook Portland State University See next page for additional authors Follow this and additional works at: https://pdxscholar.library.pdx.edu/usp_murp  Part of the Urban Studies and Planning Commons Let us know how access to this document benefits you. Recommended Citation Wiseman, Maia; del Hierro, Max; Schaffner, Wyatt; Walter, Dawn; Cook, Summer; and Gelin Ferreira, Miguel, "Pendarvis Farm Amphitheater: A Roadmap to Conservation Development" (2024). Master of Urban and Regional Planning Workshop Projects. 200. https://pdxscholar.library.pdx.edu/usp_murp/200 This Report is brought to you for free and open access. It has been accepted for inclusion in Master of Urban and Regional Planning Workshop Projects by an authorized administrator of PDXScholar. Please contact us if we can make this document more accessible: pdxscholar@pdx.edu. Authors Maia Wiseman, Max del Hierro, Wyatt Schaffner, Dawn Walter, Summer Cook, and Miguel Gelin Ferreira This report is available at PDXScholar: https://pdxscholar.library.pdx.edu/usp_murp/200 1Pendarvis Farm AmphitheaterA Roadmap to Conservation DevelopmentJune 2024Portland State University Toulan School of Urban Studies Master’s in Urban & Regional Planning Program Section of Pendarvis Farm. Photo by Cadence Planning AssociatesLand AcknowledgementThe Clackamas Band of the Chinook Tribe originally inhabited what is now known as Happy Valley and Clackamas County. These and other Indigenous peoples lived off the Willamette River’s bountiful salmon and gathered wapato and other root vegetables in the fertile valleys of the area. We respectfully acknowledge Wy’east, also known as Mount Hood, and Hyas Tyee Tumwata, also known as Willamette Falls, as sacred sites for many Native Americans. Today descendants live on, carrying on traditions and cultures, and honoring their ancestors. We honor the Native American people of Clackamas County as a vibrant, foundational, and integral part of the community here today. We wish to take this opportunity to thank the original and current caretakers of this land. Our intent in this project is to use our collective knowledge to advocate for the conservation of this land, and the wildlife who call it home and to sustain a space for people to experience connection with the land and each other.1Interior of Galaxy Barn. Photo by Cadence Planning AssociatesAcknowledgementsThe team would like to express its utmost appreciation for the involvement, thoughtful contributions, and partnership of all community members throughout this project. Without your guidance, support, and encouragement this project would not have been possible.Pickathon Experiential Music Festival Ryan Stiles, ProducerSam Walsh, Marketing Director Zale Schoenborn, Founder and Executive Director Pendarvis FarmScott Pendarvis, OwnerSherry Pendarvis, Owner City of Happy ValleyJosh Callahan, City CouncilorSteve Campbell, Director of Parks and RecreationSally Curran, City EngineerTom Ellis, MayorDavid Emami, City CouncilorBrett Sherman, City CouncilorLaura Terway, Planning ManagerPortland State UniversityDr. Jennifer Dill, ProfessorDr. Matthew Gebhardt, ProfessorDr. Megan Horst, Professor and MURP Workshop Faculty InstructorStephanie Writght, Nelson/Nygaard and MURP Workshop PractitionerInstructorDr. Jenny Liu, ProfessorDr. Masami Nishishiba, ProfessorDr. Greg Schrock, ProfessorCommunity MembersDianne Alves, Clackamas Arts Alliance, Executive DirectorMike Cebula, Sunnywside/West Mt. Scott Community Planning Organization, MemberTable of Contents The TeamExecutive SummaryProject IntroductionHistory and Current Conditions of Happy ValleyThe Planning Process Public Engagement Economic Analysis MethodologyComparative Case Analysis  Overview of Case Studies Economic Impact Case Studies  General Case Studies Economic Impact of the Pendarvis Farm AmphitheaterRecommendations & FrameworkImplementation ConsiderationsNext Steps: Future Research and Engagement1234661415 151622 27303942List of Figures4458 8 8 99 11 14  15 333435Figure 1. Population Change 1970-2020: Happy Valley, ORFigure 2. Age of Developments Around Pendarvis FarmFigure 3. Race by Hispanic Status in 2010 and 2020: Happy Valley, ORFigure 4. Racial and Ethnicity Demographic Breakdown of Resident Survey RespondentsFigure 5. Gender Identity Breakdown of Resident Survey RespondentsFigure 6. Household Income of Resident Survey RespondentsFigure 7. Development Preference of Resident Survey RespondentsFigure 8. Desired Farm Uses of Resident Survey Respondents Figure 9. Amount of Money Spent by Pickathon Attendees Off-Site  During Festival  Figure 10. Map of Portland-Vancouver Metropolitan Statistical Area Figure 11. Map of Amphitheaters Used as Comparative Cases Figure 12. Current Conditions of SE Hagen Road Figure 13. Current Condition of SE 172nd AvenueFigure 14. Map of Trails on Pendarvis Farm1The Team  At Cadence Planning Associates (CPA), we move and plan intentionally. Our pace is both the tempo of the process and the pace of life. Our mission is to help communities find balance and rhythm within their lives—through intentional people-focused transportation systems, economic development that creates richness and vitality, and ample opportunities to engage with and experience art. Wyatt SchaffnerWyatt, who has lived in both Tucson, AZ, and NYC, is focused on food systems, environmental planning, public space, community development, and climate resilience, with a particular interest in creating social narratives through placemaking. Interestingly, Wyatt went to the same high school as Kerri Strug.Summer CookSummer, from Bellingham, WA, and Chicago, Illinois, has a keen focus on active transportation, real estate development, and sustainability in her planning career. Outside of her professional interests, she enjoys bird watching in her free time.Miguel Gelin Ferreira Miguel is dedicated to sustainability, environmental planning, climate resilience, active transportation, public transit, and capacity building. Miguel is self-taught in swimming and riding a bike. Dawn WalterDawn’s focus in planning is on transportation, specifically improving accessibility for older adults and disabled individuals. She grew up in the Chicago suburbs and plans to return to the Midwest after graduation to work for WSP in St. Louis. Her favorite sport to play is curling. Max del HierroOriginally from the San Francisco Bay Area, Max has moved to Oregon and has set roots in the Happy Valley area. Max is a land use planner with a deep understanding of the government process and is passionate about preservation of natural resources. Max has played the tuba since 6th grade all the way through college and beyond. Maia WisemanHailing from Seattle, WA, Maia is dedicated to community development, climate resilience, and sustainability. She aims to work on projects that foster connections and relationships between people and the places they live, work, and play. A fun fact about Maia is that the first bicycle she ever rode was a red tandem with her dad. 2Executive SummaryThis summary outlines the development proposal for the Pendarvis Farm Amphitheater, a new 9,500 to 12,000-person capacity venue in Happy Valley, Oregon. Pickathon Experiential Music Festival, a long-standing music festival on the site, is a key proponent of the project. Equity and sustainability were central values guiding our analysis of the project’s potential economic benefits and drawbacks, along with community concerns and proposed mitigation strategies.Potential Economic Benefits Based on Case Studies:• Increased economic activity through out-of-region visitors attending concerts. Estimates project 2,194 out-of-region visitors per concert, generating spending on accommodation, food, and beverages.• Job creation through construction, venue operations, and increased business activity in the surrounding area.• Potential tax revenue for Happy Valley through a transient lodging tax and increased gas sales.Community Concerns and Mitigation Strategies:• Noise: A hard stop time of 10pm is proposed for all concerts, except Pickathon, to address noise concerns from nearby residents. A native tree barrier should be planted around the property perimeter to further reduce noise levels.• Air Quality: The native tree barrier will also improve air quality by absorbing pollutants.• Aesthetics: The native tree plan will enhance the aesthetics of the venue and surrounding area.• Community Engagement and Equity: A Community Benefits Agreement (CBA) is recommended to establish partnerships with the surrounding community. The CBA would focus on creating opportunities for local residents,such as equitable hiring practices, job training, and low-barrier access to arts programming. Pickathon’s planned non-profit organization could serve as a vehicle to deliver these benefits. The non-profit could partner with existing organizations like the Clackamas County Arts Alliance to leverage existing infrastructure and expertise.• Sustainability: Sustainable building materials and practices are recommended to be prioritized during construction, drawing inspiration from the PAE Living Building in Portland.Transportation Recommendations:• Enhance pedestrian and cyclist safety by adding sidewalks and designated bike lanes.• Improve traffic flow with a dedicated entrance and dedicated pedestrian crossings.• Explore options for a public transportation shuttle serving the venue, particularly for evening events.Next Steps:• Further community engagement, particularly with low-income residents and youth.• A cost-benefit analysis that considers including housing, commercial development, and a more extensive economic impact analysis.• Environmental studies and a transportation needs analysis.• Development of a site master plan incorporating sustainable building solutions and trash management strategies. 3Project IntroductionLocation of Pendarvis Farm in Happy Valley. Photo from Google EarthPickathon Experiential Music Festival (Pickathon) envisions a permanent outdoor venue and cultural district on Pendarvis Farm in Happy Valley, Oregon. The aim of this project is to create a high-capacity, year-round venue with the potential to transform the farm into a vibrant hub for music, community, and environmental awareness.Situated on the edge of Happy Valley, at 16581 SE Hagen Rd, Pendarvis Farm boasts 80 acres and is currently under private ownership of the namesake family, Scott and Sherry Pendarvis. The Pendarvises desire to preserve the natural habitat on the property, while also creating a space for community gatherings. Happy Valley is rapidly expanding and the farm will soon be central to the city’s growth. New developments–including a downtown and a 40-acre public park–are already underway on adjacent land to the east. These projects, along with the Pendarvis Farm Amphitheater, have the potential to create a walkable and amenity-rich district for this growing community.Pickathon aims to foster community engagement and economic development through this project. The centerpiece, a dedicated music venue, will serve as a platform for diverse artistic expression and ignite cultural vibrancy. Additionally, Pickathon emphasizes a collaborative process in planning, actively engaging neighbors, residents, and public entities in decision-making.To ensure a project that reflects the needs and desires of the community, Cadence conducted a comprehensive public engagement process. This included resident and attendee surveys to gauge public interest and preferences for the amphitheater project, along with stakeholder interviews that gathered insights from key community leaders and organizations.Accompanying the public engagement efforts, CPA conducted a comprehensive analysis, including an 11-case study examining the economic impact of similar venues across the country. Based on the findings from both the public engagement process and the comparative case analysis, Cadence has developed a set of recommendations and corresponding implementation considerations for the Pendarvis Farm Amphitheater. This is then followed by a clear outline of the next steps required to move the project forward.Equity and sustainability are core values guiding this project’s development. CPA has meticulously applied an equity lens throughout the analyses, engagement efforts, and development of recommended actions. This functions to ensure historically marginalized voices are heard and centered in the project’s planning. While true sustainability goes beyond environmental concerns, preserving the wooded area that makes up most of Pendarvis Farm, a vital community green space, is crucial. The project also aims to build a strong, inclusive community by reflecting the needs of its residents and ensuring accessibility for all. Economic sustainability is equally important, with a focus on supporting local businesses, job creation, and contributing to the overall economic health of Happy Valley.Ultimately, this document equips Pendarvis Farm and Pickathon with the preliminary information they need to embark on planning a thriving cultural district that celebrates community diversity, fosters inclusivity, and strengthens the economic landscape of Happy Valley.4History and Current Conditions of Happy ValleyThe historic identity of Happy Valley as a small, tight-knit agricultural community has recently come into conflict with its new identity as the “Fastest Growing City in Oregon.”2 The population exploded from 1,519 in 1990, to 4,519 in 2000, and 13,903 in 2010 (Figure 1). The City of Happy Valley website reports the current population to be 26,799 (the exact year that the data was collected is not specified).3  The area of Happy Valley outside of Pendarvis Farm has transformede dramatically over the past decade as the number of residential developments has grown, and continues to grow, immensely (Figure 2). Source: Social Explorer Table (SE), Census 1990 - 2020, U.S. Census Bureau; Social Explorer & City of Happy Valley (1970, 1980) Figure 1. Population Change 1970-2020: Happy Valley, OROregon Metro, Oregon State Parks, State of Oregon GEO, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS,Bureau of Land Management, EPA, NPS, USDA, USFWS, Esri, NASA, NGA, USGS, FEMA, Sources: Esri, USGSAge of Developments Around Pendarvis FarmHappy Valley, ORApril 13, 2024LegendPendarvis Farm1890 - 19361937 - 19571958 - 19711972 - 19861987 - 19992000 - 20112012 - 2022Year BuiltHistorically, city leaders tried to stall development. Many residents supported these efforts because they opposed the high costs that come with  infrastructural updates necessary for growth, such moving from septic tanks to a sewer system. This attitude began to shift in 1995 when a new mayor was elected and rapid urbanization was subsequently embraced by the city.4 Happy Valley attracts development due to its close proximity to Portland and large inventory of buildable lands. Further, there is a large population of families: 41% of households in Happy Valley contain at least one child under 18 as opposed to 22% in Portland, which could signal that residents consider it a good place to raise children.5 Figure 2. Age of Developments Around Pendarvis Farm. 5As Happy Valley’s population boomed between 2000 and 2020, demographics underwent a significant shift (Figure 3). While the White population, still the largest racial group, increased by 16%, their share of the total population shrunk from 75% to 65%. Meanwhile, Asians, the second-largest racial group, grew from 15% to 20% of the total population. Other minority groups also experienced growth: the combined population of Hispanics/ Latinos increased by 74% (from 5% to 7%) and African Americans/Blacks by a remarkable 111%, although their share in the total population remains below 2%. It’s important to note that despite this impressive growth, the absolute numbers of these minorities remain relatively low as of 2022 (1,497 Hispanic and Latino, 4,411 Asian, and 323 African American).6 Happy Valley is a relatively “young” city; the average resident age is 39 years, whereas similarly sized local towns West Linn and Lake Oswego have average resident ages of 44 and 45, respectively.7 All three cities have a similar median household income, falling between $126k and $134k, which indicates an affluent population. Happy Valley also has a high homeownership rate of 83%, compared to 54% in the City of Portland. This is supportive of the commonly-referenced description of Happy Valley as a “bedroom community”. More information on Happy Valley can be found in CPA’s Existing Conditions Report (Appendix A).Timeline of the City of Happy Valley’s Contemporary History. Adapted from the City of Happy Valley Comprehensive Plan. Source: Social Explorer Tables (SE), Census 2020 - PL94, Redistricting Data, U.S. Census Bureau; Social Explorer Figure 3. Race by Hispanic Status in 2010 and 2020: Happy Valley, OR6The Planning ProcessPublic EngagementCPA engaged in two phases of public engagement. Phase 1 consisted of two surveys: one to nearby residents of Pendarvis Farm and another to previous attendees of the Pickathon Music Festival (reached through the Pickathon Newsletter). Phase 2 consisted of key stakeholder interviews with the client, as well as community leaders, Happy Valley City Council and other experts. The Purpose• To identify key concerns of nearby residents on the impacts of the proposed venue• To identify the hopes and desires of nearby residents to use the venue as a community space • To understand the potential economic impact of a permanent venue on Happy Valley and the surrounding regionResident Survey During Phase 1, we collected feedback to inform development recommendations and mitigation strategies through a survey of residents within an approximate half a mile radius of Pendarvis Farm (Appendix B). The survey asked about:• preference for the proposed developments, • desired community amenities and programming, • level of concern about development impacts, and• possible transportation improvements (Appendix C) The survey was distributed via QR codes on custom paper door hangers (Appendix D). When purchasing the door hangers we estimated the survey area included approximately 1,375 households. Ultimately, we dropped off approximately 990 door hangers between April 13th and 17th, 2024. We couldnot distribute to all households in the study area due to various barriers: • the front doors of some homes were behind locked gates,• a few homes were located on busy arterials with no sidewalk access, • and others were under construction or unoccupied. Maia Wisman Dropping Off Door Hanger. Photo by Cadence Planning Associates  7Photo of the Galaxy Barn. Photo by Cadence Planning AssociatesAdditionally, the survey area includes a few apartment buildings whose units are inaccessible from the street. In hopes of reaching those residents, we modified the original door hanger into a flier version and sent it to the respective leasing offices for circulation on April 22nd (Appendix E). A reminder door hanger was distributed to approximately 990 households between April 27th and 28th (Appendix F). The decision to use a door hanger with a QR code (rather than mailing paper surveys) was based on the high cost of printing and mailing, though we acknowledge the downfall of this medium is that it could create an access barrier for folks without a smartphone or for those who don’t know how to use a QR code. On April 4, 2024, before the survey distribution began, Pickathon hosted a meet and greet in the Pendarvis Farm’s Galaxy Barn to introduce the idea of a permanent venue on the Farm to a handful nearby residents with whom Pickathon already had made previous connections. The presentation also included a mention of the upcoming resident survey. Two members of the team attended to answer questions and gather feedback from attendees. Approximately 20 residents attended the meet and greet. The discussion centered on trying to understand the process and applicability of a conservation development. The residents who attended the event are already acquainted with Pickathon and represented an overall favorable attitude towards the development and Pickathon in general. Key Findings: Resident SurveyTo gauge community interest in the development of Pendarvis Farm, we distributed the resident survey to 990 homes in Happy Valley through door hangers. We received 116 total unique responses, representing a 12% response rate.Demographics: A breakdown of racial demographics of survey respondents shows a majority of White Caucasians (66%), with Asians following at 11%, Hispanics and Latinos at 6%, and Black/African Americans at 1%, and 15% of total respondents preferring not to disclose (Figure 4). In terms of gender makeup, the survey indicates women comprising 57% and men 36% of respondents, with 7% preferring not to disclose (Figure 5). Sexual orientation leans heterosexual at 82%, gay or lesbian residents at 2%, and bisexual at 1%, with 15% preferring not to say. Approximately 9% of respondents identified as living with some form of disability. Household income levels skew towards the higher end, with the majority (23%) reporting an income between $150,000 and $199,000 and 22% reporting an income of $200,000 and over. Only 2% of respondents fell under the poverty line (<$25,000) and 23% of respondents preferred not to disclose their household income (Figure 6). When compared to Happy Valley’s demographics as a whole, these data follow the same trend. Thus, this sample of residents appears to be relatively representative of the larger Happy Valley population. 8 7Figure 4. Racial and Ethnicity Demographic Breakdown of Resident Survey RespondentsFigure 5. Gender Identity Breakdown of Resident Survey RespondentsFigure 6. Household Income of Resident Survey Respondents36% 57%7%  9Community Concerns:While maintaining a clean environment (prevalence of trash) and managing increased traffic (lack of parking and noise from visitors) are top concerns regarding development, the community also expressed anxieties about the broader environmental impact. Write-in responses highlighted worries about the potential for hundreds of new houses Development Preferences: The resounding message from the survey is a strong preference for partial development of the farm (88%). A small percentage (12%, representing 12 respondents) desire full development with an estimated 700 houses built (Figure 7).Desired Farm Uses:When it comes to utilizing the farm, recreational activities make up the most common desired uses. An overwhelming majority of respondents (87%) want trails for walking, running, biking, or rolling (Figure 8). Preserving natural areas is also a priority for 78% of respondents. Educational and entertainment options are also desired, with 58% expressing interest in after-school and summer camps for children, and 54% favoring a theater or performance space. Community maker spaces received the least interest at 31%.Figure 7.  Development Preference of Resident Survey RespondentsFigure 8.  Desired Farm Uses of Resident Survey RespondentsResidents also expressed a desire for the farm to serve as a venue for special events, such as weddings and holiday bazaars. There’s a clear interest in hosting “other festivals;” potentially food or drink-based events, farmers markets, and craft fairs. The write-in responses go into further detail, showing excitement and highlighting a desire for the farm to be a dynamic space that fosters community. Residents envision pop-up shops, restaurants, shows, and other activities that would bring more lively activity to Happy Valley’s suburban community. This emphasis on “doing” active use of the space seems to indicate a yearning for a vibrant community hub.Full Development 12%Partial Development 88%After-school programs and summer camps for children10to increase local surface temperature and decrease air quality, potentially harming local wildlife. Additionally, residents voiced concerns about the impact of development on stormwater runoff and its potential to negatively affect nearby streams. Overall, these responses indicated the community’s concerns about the potential negative environmental impacts of developing Pendarvis Farm. Transportation Desires:While not directly related to the farm itself, a significant portion of respondents expressed a desire for improved sidewalks (60%) and slower driving speeds (50%). There’s moderate interest in more parking options (43%), but less enthusiasm for increased bus connections (35%). Additionally, the write-in responses highlighted concerns regarding traffic congestion due to the increased visitors in cars and potential impacts caused by increased parking needs. Beyond the farm itself, the survey captured a desire for improved infrastructure. Comments also mentioned the need for better roads and sidewalks, specifically where there is a section of road without a sidewalk on Pleasant Valley Parkway near New Seasons.Statistical Analysis: A statistical analysis of responses yielded some responses with anticipated correlation. For example, with a significance of .054, those who responded in the affirmative for trails on Pendarvis Farm were also likely to want more bike lanes. Also, households which indicated having people under the age of 18 showed a significant correlation with expressing a desire for all access playgrounds on the farm.To coincide with the average age of Happy Valley, we categorized respondents aged 40 and younger, and those 41 and older. With a significant correlation, those 40 and younger were likely to desire amenities such as an outdoor movie area and after-school care and summer camps. An interesting note regarding age category and the response regarding the preservation of natural areas yielded a Fisher’s Exact Test score of nearly 1, which is interpreted to mean that there is no correlation of response between the two answers. In other words, the age of the respondent has no correlation on the likelihood of their response to support preservation of natural areas. So, the 77.7% of those who responded in support of preserved natural areas are equal across both of the age categories.Common Themes & Priorities Common themes emerge from the resident survey results, painting a clear picture of resident priorities for Pendarvis Farm. An overwhelming majority (88%) of respondents favor partial development, prioritizing the preservation of some natural areas while incorporating recreational opportunities. This is reflected in the desire for trails (87%) and the preservation of natural spaces (78%). Interestingly, educational and entertainment options also scored highly, with strong support for after-school programs (58%) and implementation of a theater/performance space (54%).When it comes to concerns, maintaining a clean environment (minimizing trash) and managing the parking and noise impacts from increased traffic are top of mind for residents. This suggests a thoughtful approach to development is necessary, balancing new amenities with the existing relaxed character of the neighborhood. The survey also highlights a desire for improved infrastructure outside the farm’s purview, with strong support for better sidewalks (60%) and slower traffic speeds (50%).11Attendee Survey To strengthen our economic impact analysis, we sent a survey to past Pickathon attendees on April 24th, 2024, via Pickathon’s email list. The survey was open until May 15th, 2024 and recipients received one email reminder to respond. The survey asks past attendees:• How far they traveled for the festival,• Chosen accommodations during the festival, and• Spending habits during the festival (Appendix G)Key Findings: Attendee SurveyWe received 226 responses to the Attendee Survey (this represents a 1% response rate as the Pickathon Newsletter has 18,500 subscribers). A majority of respondents are regular attendees (37% had attended 8+ years and 31% had attended 5-7 years of the festival). Further, an overwhelming majority (72%) reside in the Portland Metro area, with only 19% of this response sample living outside the state of Oregon. Most attendees (77%) camp on Pendarvis Farm during the festival, with only 3% staying in a hotel near the farm and 1% staying in a short term rental such as Airbnb or Vrbo. The remaining 19% of respondents stayed at home (16%), with friends/relatives (3%) or camped at another location (1%). With a response rate of 1% we cannot say in confidence that this sample of data can be used to make assumptions about the entire population of past Pickathon attendees. We hoped that the Attendee Survey would show a majority of Pickathon attendees are coming from out of state as the biggest economic impact is generated from out of state visitors–due to them bringing capital into the state, whereas local visitors simply represent the circulation of capital within the region. However, with a response rate of only 1% there is a possibility that this data is not representative of past Pickathon attendees. The survey did yield some information on visitors’ other activities within the region such as spending and recreational activities outside of Pickathon. When asked about what items/activities respondents spent money in Happy Valley, the most common were groceries (52% of respondents), gas (43%) and restaurant/bars (25%). Approximately a third of respondents (34%) did not spend any money in Happy Valley other than patronizing the festival. Amounts spent in Happy Valley varied with 31% of respondents spending between $50-$100, and 24% spending between $25-$50 and $100-$200 (Figure 9). Only 15% of respondents spent $200+ and 6% spent a modest amount of $0-$25. Figure 9. Amount of Money Spent by Pickathon Attendees Off-Site During Festival 12Steve Campbell, Director of Parks and RecreationDuring our meeting with Steve Campbell he recommended ending shows at 10pm instead of 11pm, which, in combination with other interviewees suggesting the same, led us to modify our recommendation on shut-down time. Campbell receives all the noise complaints during Pickathon and clarified that often the complaints aren’t referencing just the volume of the music but noise generated from the cheering crowd and cars peeling out of the parking lot. He also mentioned that most venues, such as Edgefield, end by 10pm. He said that there is a perception that once it gets dark you should lower the volume. Additionally, Campbell appreciated the Early Bird parking incentive and mentioned that they have tried similar incentives with other city events, such as having a coffee stand open after events for socializing. However, this strategy was almost too successful in that folks loitered longer than event hosts anticipated. For our recommendation to undergo minimal tree removal and relocation during construction, he specified that preserving trees doesn’t always mean preserving the trees that are currently there; unhealthy trees should be removed and replaced as they are dangerous in high winds. Overall, Campbell said that he would love to see Pendarvis Farm become a venue and emphasized that community ownership and economic benefit to Happy Valley will be vital to its success. Mike Cebula, Sunnyside/West Mt. Scott Community Planning Organization (CPO)Mike Cebula provided suggestions for mitigation of transportation impacts such as digital signage that would prompt neighbors to choose different routes on concert days. Additionally, he suggested that the end time for shows be changed from 11pm to 10pm to align with Happy Valley’s current standard quiet hours. He provided the example of Hood to Coast where Seaside, OR businesses Stakeholder Interviews Phase 2 of engagement consisted of a series of interviews with key stakeholders that were identified by CPA. The purpose of the meetings was to gather feedback on our draft list of recommendations. The structure of the interviews included a brief overview of all recommendations, a deep dive into select recommendations (as relevant to the respective stakeholder) and tailored questions in order to gather specific feedback. These key stakeholder interviews occurred between May 16 and June 5th. The stakeholders interviewed were: • Dianne Alves, Executive Director, Clackamas Arts Alliance• Josh Callahan, Happy Valley City Councilor• Steve Campbell, Director, Happy Valley Parks and Recreation• Mike Cebula, Member, Sunnyside/West Mt. Scott Community Planning Organization (CPO)• Sally Curran, Happy Valley City Engineer • Tom Ellis, Happy Valley Mayor• David Emami, Happy Valley City Councilor• Brett Sherman, Happy Valley City Councilor• Jason Tuck, Happy Valley City Manager• Key Takeaways: Stakeholder InterviewsDianne Alves, Executive DirectorDianne Alvers of the Clackamas County Arts Alliance (CCAA) recognized the importance of the Pendarvis Amphitheater as holding the potential for serving the community through programming and facilities which are notably absent today, being one of few performing arts spaces in the region once developed. Dianne informed CPAof the pressing needs of the diverse art and musician community in the region, who are marginalized through rural isolation, limited public transportation, and general lack of performance and exhibition spaces for generating income. She provided new insights in how to best engage and support the art community in Clackamas County through the implementation considerations, prioritizing increased access and affordability to diverse groups, culturally responsive programming, rehearsal/studio space for a wide range of media, and youth development in arts and culture. 13more comfortable with the project as city leaders, their ultimate goal is bringing about what their constituents want. Ultimately, this conversation strayed into the bigger questions of how this development will be funded, how the infrastructure improvements will be funded, how the parking and transportation will be managed, and what benefits will be offered to residents. Jason Tuck also indicated that there is flexibility regarding the extension of Scouter’s Mountain Road. This represents a significant impact on the development of Pendarvis farms.were left out of economic benefit, yet experienced all of the crowding and traffic of the large annual event, due to the specific placement of festivities. The end of the race was on the beach where all the non-local food trucks were parked. Cebula also recommended a detailed management company strategy for complaints, asking: “Is there going to be a point person to dispatch complaints on trash, loitering, noise, and inebriated patrons?”Sally Curran, City EngineerSally Curran was enthusiastic about our recommendations. She liked the idea of creating a multi-use path through Pendarvis along Hagen Road in the case that a bike lane is not created when the road is improved. Curran also appreciated the idea of implementing separate entrances to the venue for cars and pedestrians/bicyclists. She also said that in terms of the soon to be extended Scouters Mountain Road, a wildlife bridge or tunnel is possible and in line with their wildlife corridor goals. Councilors Josh Callahan and David Emami & Jason Tuck, City ManagerCouncilors Emami and Callahan and Jason Tuck were all very enthusiastic about our recommendations and the possibility of Pickathon and Pendarvis Farm creating a permanent venue. The major concerns this group saw with the proposal was dealing with the traffic and parking burdens and the construction of Scouters Mountain Road through the Pendarvis Farm property. They also expressed concern about the noise impacts on surrounding neighbors. Thus, this group was most interested to see more developed recommendations on noise mitigation and a traffic management plan. Jason did confirm that Happy Valley is currently in promising conversations with Trimet about expanding the Trimet service boundary to 172nd Avenue, which would mean that public transportation between Happy Valley and Portland would become an option for concert-goers.Mayor Tom Ellis, Councilor Brett Sherman, and Jason Tuck, City Manager Mayor Ellis and Councilor Sherman were supportive of our recommendations and noted that the high level of community engagement we did made them14Economic Analysis MethodologyTo estimate the potential economic impact of the Pendarvis Farm Amphitheater, the team analyzed economic impact reports of six amphitheaters across the United States. Drawing guidance from the example reports, the team identified several assumptions specific to this project to guide the economic analysis:• The market area of the Pendarvis Farm Amphitheater is being defined as the Portland-Vancouver Metropolitan Statistical Area (Figure 10). While the amphitheater will be located in Happy Valley, its operations and the spending of out-of-region visitors will impact industries across the regional economy. Defining the market area as the Portland-Vancouver Metropolitan Statistical Figure 10. Map of Portland-Vancouver Metropolitan Statistical Area. Adapted from Google Earth Area allows for the most reasonable portrayal of the proposed amphitheater’s economic impacts. • The analysis will only attempt to analyze the economic impact of out-of-region visitors attending events at the Pendarvis Farm Amphitheater. The impact by local visitors will not be considered in that figure as their spending does not count as new or additional income in the local economy. Residents would likely spend their money at other businesses in the area if they do not spend their money at the proposed venue. • Out-of-region visitors will be defined as individuals who live more than three hours away from the Portland-Vancouver Metropolitan Statistical Area by car as CPA assumes anyone who lives this distance or farther would opt to find local accommodations after a concert instead of driving home. 15Comparative Case AnalysisOverview of Case StudiesThe project team studied 11 amphitheaters across the country (Figure 11). Six of the cases were analyzed to understand the potential economic impact of the Pendarvis Farm Amphitheater. The other five were analyzed to develop recommendations to mitigate the Pendarvis Farm Amphitheater’s potential impacts on nearby residences and businesses. The case studies assembled for mitigation recommendations were selected by CPA as being notable examples of venues nationwide which demonstrated the ability to manage the effects of their operations on the surrounding communityand landscape. The chosen venues also have demonstrated a commitment to serving the larger community in addition to out of town patrons. In contrast to the Pickathon Festival, which builds temporary structures for its seasonal operations, the permanent venues have established public amenities which serve their communities. Amenities like free drinking water and camping are unique to Pickathon, but other best practices established from case study research, such as trails and public plazas are notably absent at Pendarvis Farm. Many of these examples are cases of regenerating existing spaces with arts and culture, or are otherwise sited within historical preservation areas. Others were selected based on how they addressed parking, traffic and noise to better serve the surrounding community. The criteria examined were transportation, economic impact, environmental impact, venue specifics, and any outliers which might expand our vision of what a venue could be. Figure 11. Map of Amphitheaters Used as Comparative Cases. 16Economic Impact Case Studies Frederik Meijer Gardens & Sculpture Park Frederik Meijer Gardens Amphitheater. Photo from the Frederik Meijer Gardens & Sculpture Park * Defined as living outside of Kent County, MI**Calculated for the entire campus The Frederik Meijer Gardens Amphitheater is a part of the Frederik Meijer Gardens & Sculpture Park.8 The park is run by a 501(c)3 not-for-profit organization by the same name. In addition to the amphitheater, the 158-acre campus includes a conservatory, five indoor theme gardens, outdoor gardens, nature trails, and a library. The nearly 300 permanent sculptures are scattered around the campus, including within the amphitheater. The amphitheater is open to the public when not in use for events. Examples of events at the amphitheater include the: • Annual Fifth Third Bank Summer Concerts at Meijer Gardens, • Ayers Basement Systems Tuesday Evening Music Club,• Sunday Strings seriesGeneral FactsSeating Capacity: 1,900Location: Grand Rapids, MILocation Type: CityLocation Population: 196,66089Concerts Per Year: 30 Economic Impact10Average Attendance Per Concert: 1,858Percentage of Out-of-Region Visitors Per Year*: 37% Annual Taxes Generated for Local Jurisdiction**: $325,559Full-Time Staff: Not Available Total Contracted Labor Hours: Not AvailableTotal Economic Output**: $138 millionAverage Spending Per Day by Out-of-Region Visitors: $26.18Other TakeawayThe Frederik Meijer Gardens & Sculpture Park has supported its region through capital investment projects. Over the past three years, it has spent, on average, $10 million per year on capital investment projects. This investment spending generated $12.1 million in economic output and support for 80 jobs.1117Hayden Homes AmphitheaterHayden Homes Amphitheater. Photo from Discotech.com. The Hayden Homes Amphitheater is an outdoor venue situated along the Deschutes River in Bend, Oregon.12 The amphitheater was built as part of Bend’s redevelopment of two sawmills which were abandoned in 1983.13 The venue was originally named Les Schwab Amphitheater in honor of Bend businessman Leslie Schwab but was renamed in 2021. It is operated by an independent executive team, but it does partner with Live Nation on programming.14General Facts Seating Capacity: 8,000Location: Bend, ORLocation Type: CityLocation Population: 104,55715Concerts Per Year:  50Economic Impact16Average Attendance Per Concert: ~5,000Percentage of Out-of-Region Visitors Per Year*: 50% Annual Taxes Generated for Local Jurisdiction: Not AvailableFull-Time Staff: 20Total Contracted Labor Hours: Not AvailableTotal Economic Output: $40 millionAverage Spending Per Day by Out-of-Region Visitors: Not Available * Defined as living more than 50 miles away18General FactsSeating Capacity: 9,545Location: Denver, COLocation Type: CityLocation Population: 716,57718Concerts Per Year: 190Economic Impact19Average Attendance Per Concert: 7,728Percentage of Out-of-Region Visitors Per Year*: 39%Annual Taxes Generated for Local Jurisdiction: $6.4 millionFull-Time Staff: 15Total Contracted Labor Hours: $18.1 millionTotal Economic Output: $717.2 millionAverage Spending Per Day by Out-of-Region Visitors: $384Other Takeaways The Red Rocks Amphitheatre is open to the public and can be used for leisure except during scheduled performances.20 * Defined as living outside of ColoradoRed Rocks Amphitheatre. Photo from Red Rocks Amphitheatre. The Red Rocks Amphitheatre opened in 1941 as a Civilian Conservation Corps project during the Great Depression.17 It is located in the Red Rocks Mountain Park which totals 738 acres. The Red Rocks’ hiking trails are free for the public and the amphitheatre is open to the public except during scheduled events. The amphitheatre was designated a National Historic Landmark in 2015. The venue is managed by the City of Denver Arts & Venues agency.Red Rocks Amphitheatre 19Untitled AmphitheaterKrug Park. Photo from the City of St. Joseph. Stone Planning LLC was engaged by the City of St. Joseph to complete an economic impact study for a new amphitheater at Krug Park in 2021. The team could not find any news of the amphitheater since. It does not appear to have been built. The team included this economic impact due to the small number of economic analyses on individual amphitheaters after the COVID-19 pandemic. General FactsSeating Capacity: 4,000Location: St. Joseph, MO Location Type: CityLocation Population: 70,65621Concerts Per Year: 65Economic Impact22Average Attendance Per Concert: 1,533Percentage of Out-of-Region Visitors Per Year*: 85% Annual Taxes Generated for Local Jurisdiction: $101,000Full-Time Staff: Not AvailableTotal Contracted Labor Hours: Not AvailableTotal Economic Output: $3.7 millionAverage Spending Per Day by Out-of-Region Visitors: $125* Defined as living outside of St. Joseph, MO20Orion AmphitheaterOrion Amphitheater. Photo from Wedding Wire.comOrion Amphitheater opened in 2022 as part of the redevelopment of Madison Square Mall.23 Since its opening, it has been featured on Billboard’s global Top Music Venues 2024 list and nominated for Amphitheater of the Year at the 2022 and 2023 IEBA Awards. The venue is managed by tvg hospitality and Huntsville Venue Group. General FactsSeating Capacity: 8,000Location: Huntsville, ALLocation Type: CityLocation Population: 221,93324Concerts Per Year: 30Economic Impact25Average Attendance Per Concert: 6,960Percentage of Out-of-Region Visitors Per Year*: 46% Annual Taxes Generated for Local Jurisdiction: $2 millionFull-Time Staff: Not AvailableTotal Contracted Labor Hours: Not AvailableTotal Economic Output: Not AvailableAverage Spending Per Day by Out-of-Region Visitors: Not AvailableOther TakeawayThe Orion Amphitheater has a goal of hosting 30 community events a year to ensure the venue remains a community asset.26* Defined as living outside of Alabama 21Ting PavilionTing Pavilion. Photo from Charlottesville Family.com.Ting Pavilion opened in 2005 on the east end of Charlottesville.27 It includes an indoor space underneath a Kevlar awning and a lawn space for picnicking and activities. Nearby is a pavilion where food carts and small businesses will set up during events. The space is used for private touring productions and community events like the Fridays after Five free concerts. The venue is managed by More Music Group and Red Light Management.28General FactsSeating Capacity: 3,500Location: Charlottesville, VALocation Type: CityLocation Population: 45,37329Concerts Per Year: 20Economic Impact30Average Attendance Per Concert: 2,360Percentage of Out-of-Region Visitors Per Year*: 31.4% Annual Taxes Generated for Local Jurisdiction: $372,420Full-Time Staff: 25Total Contracted Labor Hours: Not AvailableTotal Economic Output: $5.1 millionAverage Spending Per Day by Out-of-Region Visitors: $80.50Other TakeawayThe City of Charlottesville generates additional revenue via the Ting Pavilion through a 7% tax on all prepared edible refreshments, nourishments, and liquids sold by businesses (otherwise referred to as the Meals Tax).31* Defined as living outside of Downtown Charlottesville22General Case Studies Starlight Theater Starlight Theater. Photo from Clio.comStarlight Theater, founded in 1950, is Kansas City’s oldest continually operating theater.32 It is an outdoor theater situated in Swope Park. Every year it presents a mix of self-produced and touring productions. The theater has been managed by a not-for-profit organization of the same name (Starlight) since 1951. General FactsSeating Capacity: 7,739Location: Kansas City, MOLocation Type: CityLocation Population: 509,29733Concerts Per Year: 30Key Takeaways34The Starlight Theater used a community benefit agreement to ensure there were equal considerations to economic, social, and environmental groups and organizations when building partnerships. The Starlight Theater focuses on creating integrated partnerships with local small business and regional non-profits for its self-produced productions. 23First Bank AmphitheaterFirst Bank Amphitheater. Photo from First Bank AmphitheaterThe First Bank Amphitheater opened in 2021. It sits on a 138-acre reclaimed limestone quarry.35 Before construction of the amphitheater, the quarry was cleared of over 900 tons of junk and invasive species before native landscaping was planted to welcome back wildlife such as deer, groundhogs, turkey, herons, and the occasional bald eagle.36 The venue is managed by Graystone Quarry Music and Live Nation.  General FactsSeating Capacity: 7,500Location: Franklin, TNLocation Type: SuburbLocation Population: 86,89537Concerts Per Year: 20Key Takeaways38Each parking field has their own exit lane so traffic does have to merge to one exit. First Bank Amphitheater encourages patrons to arrive early by opening concession stands and providing space for patrons to gather and hang-out before each concert. 24St. Augustine AmphitheatreSt. Augustine Amphitheatre. Photo from St. Augustine Amphitheatre.The St. Augustine Amphitheatre opened in 1965 as part of the St. Augustine’s celebration of the 400th anniversary of the city’s founding.39 The venue is located on Anastasia Island, at the edge of Anastasia State Park. The venue promotes the state park’s trails, beaches, watersports, and camping as part of its marketing. It is managed by SJC Cultural Events, Inc. (SJCCE), a 501(c)3 nonprofit organization whose guiding principle is being “Community Owned, Community Operated, Community Led.” General FactsSeating Capacity: 4,100Location: St. Augustine, FLLocation Type: CityLocation Population: 15,18040Concerts Per Year: 70Key Takeaways41St. Augustine incentivizes patrons to arrive early by designating better parking spots for “early-bird” arrivals. St. Augustine has invested in nearby trails and amenities like seating and shade to provide areas of rest for “early-bird” arrivalsSt. Augustine uses traffic controllers at strategic spots to assist with the flow of traffic in and out of their parking lot.St. Augustine reserves parking spots for donors of a certain giving level.25Shoreline AmphitheatreShoreline Amphitheatre. Photo from DMBAlmanac.comShoreline Amphitheater was built in 1986 atop of an old landfill site.42 The amphitheater has two separate attendee seating sections: one which contains 6,500 permanent seats and another which is made up of strictly lawn area, boasting space for approximately 16,000 additional people. The venue’s design and construction was managed by the city of Mountain View, though now ongoing management is led by Live Nation. General Facts Seating Capacity: 22,500Location: Mountain View, CALocation Type: SuburbLocation Population: 81,05943Concerts Per Year: 70Key Takeaways44The Shoreline Amphitheatre measures the sound levels of each concert to ensure the sound level at the upper rim does not exceed 98 dB. The Shoreline Amphitheatre generates a sound level report after each concert that is reviewable by City Council. The Shoreline Amphitheatre moved the primary parking entrance and exit to an arterial road to improve traffic flow. The Shoreline Amphitheatre added safe and well-lit pedestrian routes between the parking lot and amphitheater.26White River AmphitheatreWhite River Amphitheatre. Photo from Barghausen Consulting Engineers.Located on the Muckleshoot Indian Reservation, the White River Amphitheatre is owned by Muckleshoot Tribal Enterprises and operated by Live Nation.45 The venue has a total capacity of 16,000, which includes 9,000 covered, permanent seats and a lawn area that fits approximately 7,000 more people. It regularly hosts music festivals such as the Vans Warped Tour, Crüe Fest, Ozzfest, and the Mayhem Festival. General FactsSeating Capacity: 16,000Location: King County, WALocation Type: RuralConcerts Per Year: 20Key Takeaways46The White River Amphitheatre constructed reear and side walls to the performance and audience area to damper sound to the surrounding area. The White River Amphitheatre uses seperate directional time-delayed speakers for lawn seating coverage. 27Economic Impact of Pendarvis Farm AmphitheaterAverage AttendanceRespective to the capacity of each venue analyzed, the average attendance ranged from 38.32% (St. Joseph Proposed Amphitheater) to 97.7% (Frederik Meijer Gardens & Sculpture Park). The venues closest in capacity to the proposed Pendarvis Farm Amphitheater averaged above 60% capacity (81.1% at Red Rocks Amphitheater, approximately 62.5% at Hayden Homes Amphitheater, and 87% at Orion Amphitheater). If the average attendance for the Pendarvis Farm Amphitheater were to be estimated based on the prevailing trends from similar-sized venues in the above analysis, a 70% attendance rate (6,650 attendees per concert) could be assumed (based on the proposed 9,500 attendee capacity). Out-of-Region VisitorsOut-of-region visitors per concert as seen in the venues used in the comparative study, ranged from 31.4% (Ting Pavilion) to 85% (Untitled Amphitheater). Since Pendarvis Farm Amphitheater will be competing with multiple venues within a three hour drive (Hayden Homes Amphitheater, Edgefield, and White River Amphitheater) and to be sure the impact of the Pendarvis Farm Amphitheater is not overestimated, CPA assumed that the percentage of out-of-region visitors will be on the lower end, representing one-third of all guests. That would translate to 2,194 guests per concert.  Annual Taxes Generated for Local JurisdictionThe City of Happy Valley follows in the footsteps of the State of Oregon by not having a general sales or use/transaction tax. None of Happy Valley’s current taxes (gas and cannabis taxes) would apply to the proposed Pendarvis Farm venue or related activity, but the city is in the process of adopting a transient lodging tax, at a rate of 8%.47 It is still under debate whether the tax should be applied for rentals through online housing platforms like Airbnb and Vrbo.If the proposed transient lodging tax is only applied to hotel, motel, and inn dwelling units, it will not apply to any businesses in Happy Valley as there are currently no such dwellings within city limits. A 125-room hotel is being proposed at the corner of Stevens Road and Main Street as part of the Eagle Landing development.48 If this development is built, it would create an opportunity to generate revenue for Happy Valley through the proposed tax. In order to estimate how much tax revenue would be generated through the Pendarvis Farm Amphitheater, the project team made two assumptions:• The price of a hotel room would be $136, which is in line with the average hotel price in the Portland area.49  • The hotel would fill all 125 rooms for the expected 60 concerts a year since it would be the closest hotel to the venue and currently there are few hotels nearby to handle the assumed amount of out-of-region visitors (see Out-of-Region Visitors section). With those two assumptions in place, this one hotel would generate $81,600 a year in tax revenue for the City of Happy Valley due to the proposed Pendarvis Farm Amphitheater. The amount of revenue generated would likely increase if additional hotels are built within city limits as 2,194 out-of-region visitors are expected per concert.Revenue would increase if the City of Happy Valley applied the transient lodging tax to units rented through online hosting platforms like Airbnb and Vrbo. Per ORS 320.300 a tax can be imposed on “spaces used for parking recreational vehicles or erecting tents during periods of human occupancy or houses, cabins, condominiums, apartment units, or other dwelling units, or portions of any dwelling units, that are used for temporary human occupancy.”5028Based on data from the online platform AirDNA, there are currently 86 short-term rental units available in Happy Valley city limits through online hosting platforms (in this case, Airbnb and Vrbo).51 At this time, the project team is unable to estimate the specific number of dwelling units needed to meet demand from out-of-region attendees with the data available. This should be explored further in a future analysis. The proposed venue will also likely increase the revenue seen by the City of Happy Valley through their gas tax ($0.02 per gallon sold every month per the Happy Valley City Code) due to the increased traffic that such a venue would bring to the area.52 There are too many uncertainties such as future gas costs and consumer behavior to calculate the revenue generated through the gas tax at this time. This should be explored further in a future analysis.Average Spending Per Day by Out-of-Region Visitors As mentioned above in the “Key Findings: Attendee Survey” section, the majority of past Pickathon Music Festival attendees (70%) spent more than $50 offsite during the festival weekend. There is a high likelihood that out-of-region visitors of the Pendarvis Farm Amphitheater would spend a similar amount if they grab a meal, drinks, or gas before or after a concert. The average spending would also increase dramatically if they stayed at a hotel or short-term rental within city boundaries.The Pendarvis Farm Amphitheater is likely to generate more economic activity for the City of Happy Valley compared to the Pickathon Music Festival as Pickathon seeks to keep people onsite throughout its festival weekend by bringing food vendors onsite, providing space for overnight camping, and ending shows at 2:00 am. The amphitheater will likely have concessions onsite, but it is unlikely to have the capacity to provide meals for all guests or even the approximately 2,100 out-of-region guests. The operators of Pendarvis Farm Amphitheater could increase the economic activity generated for the City of Happy Valley by promoting restaurants, activities, and accommodations nearby through marketing efforts. This should be explored further in a future analysis, especially as Happy Valley’s downtown is developed nearby.Full-Time StaffThe number of full-time, year-round staff employed at the venues analyzed in the case studies ranged from 15 to 25. The venues closest in size to the proposed venue–Red Rocks Amphitheater, Orion Amphitheater and Hayden Homes Amphitheater–have 15, 24, and 20 full-time staff members respectively. The project team assumes that the proposed Pendarvis Farm Amphitheater will have a similar staff size of 20 staff members. Based on the North American Industry Classification System (NAICS), the average pay per hour for someone in the industry of promoters of performing arts, sports, and similar events (NAICS 7113) is $38.90 per hour or $80,912 per year.53 It is not possible to calculate the exact impact of the venue’s full-time staff members on Happy Valley’s tax revenue with the data available at this time. Some full-time staff members of the Pendarvis Farm Amphitheater may live in Happy Valley (and thus increase Happy Valley’s share of state revenue), but it is unlikely that all would. Even if the full-time staff does not live in Happy Valley, they may contribute to Happy Valley’s tax revenue by purchasing gas to/from work. The potential impact of full-time staff members should be explored further in a future analysis.The proposed venue would also contribute additional jobs across the Portland-Vancouver Metropolitan Statistical Area in adjacent industries such as hospitality and retail. According to the 2017 Regional Input-Output Modeling System (RIMS II) Model, which analyze the economic impact of changes in one industry on every other industry in a regional economy based on inter-industry linkages, the proposed venue would lead to an additional 35 jobs in the region.54 The model assumes that purchasing patterns between industries are fixed and that a doubling of output requires a doubling of inputs. Similar to the impact of full-time staff, Happy Valley may see increased revenue due to more residents or the purchasing of gas but there are too many unknowns to29estimate the potential impact currently. It should be explored further in a future analysis.Total Contracted LaborUnfortunately, there is not enough data from the economic impact reports to estimate the total annual contracted labor hours for the Pendarvis Farm Amphitheater. This should be explored in a future analysis. Total Economic OutputOn-site and off-site spending by out-of-region visitors creates direct economic impacts within select industries where visitors spend their money, including but not limited to lodging, transportation, food and beverage, and retail. The affected industries will have to purchase goods and services from other sectors to use as inputs for their own business. Said purchases are indirect, or secondary, impacts. As previously mentioned, CPA used the 2017 RIMS II model for this analysis. The US Department of Commerce’s Bureau of Economic Analysis released an updated version of the RIMS II model in 2022, but the research team could not access the data due to financial constraints. A future analysis should include the updated figures to understand the potential impact of Pendarvis Farm Amphitheater after the COVID-19 pandemic.The impact of earnings for a permanent music venue in the Portland-Vancouver-Hillsboro Metropolitan Statistical Area is 1.9961 or for every dollar spent by, at, or because of the Pendarvis Farm Amphitheater, an additional $.9961 of economic activity will be generated in the region.55 CPA does not have the capacity to calculate the annual direct spending as most economic analyses incorporate data after a year or two of operation.The economic output of the comparative cases range from $3.7 million (Untitled Amphitheater) all the way up to $717.2 million (Red RocksAmphitheatre). Red Rocks Amphitheatre generates significantly more economic output compared to the comparative cases as it hosts 190 concerts per year. The Pendarvis Farm Amphitheater’s economic input will likely be closer to $40 million (Hayden Homes Amphitheater) as it hopes to host 60 concerts per year, similar to the 50 hosted by Hayden Homes.Visualization of Regional Input-Output Modeling System.  Created by Cadence Planning Associates 30Recommendations & Evaluation Framework This section builds on insights from the existing conditions analysis and community engagement activities, where infrastructure priorities were identified, and suggests a series of strategies for moving forward. Our recommendations were informed by our engagement efforts–primarily recurring response themes from the Resident Survey–as well as takeaways from our Comparative Case Study research. With a strong focus on equity, the recommended interventions aim to create a welcoming environment for the Happy Valley community to gather, socialize, and have fun, while also mitigating the negative impacts of the potential venue on said surrounding community. The recommendations in this document are categorized by the main topical areas needing intervention, as identified by our team: Transportation, Noise, and Other Environmental (Light Pollution, Loss of Trees, Habitat Loss). It’s important to highlight that ease of transportation and noise mitigation are critical factors in the success of the Pendarvis Farm Amphitheater. The existing conditions analysis identified several shortcomings in the Pendarvis Farm area; particularly a lack of parking, safe routes for pedestrians and cyclists, and infrastructure that meets disability access standards (ADA compliance).During our research, engagement and brainstorming processes, we also generated an additional list of actions to consider during construction and program development of the space. These suggestions will be referred to as “Implementation Considerations” below.The recommendations were then evaluated using a matrix that was developed using our key goals for the project: • Conservation, • Equity, • Accessibility, • Safety, • Environmental and Sustainability, • and Feasibility. Our goals were developed based on what we heard from the community in the Resident Survey as well as our client’s goals. Within the matrix, the team rated these 22 recommendations with a scoring system of -2 through 2 (five point scale with 0 in the middle). A -2 score would represent the most negative impact on the listed goal, and a 2 would represent the most positive impact. A 0 would represent a neutral response to the respective goal (i.e. the recommendation had neither a positive or negative impact). The scores for the recommendations from each of the six group members were compared using a standard deviation calculation to help pinpoint the specific goals and subgoals where our scoring did not match. We were then able to normalize our scores so we could rank our recommendations. This ranking brought forward the top five recommendations. Finally, our recommendations were presented to various stakeholders (see Phase 2: Key Stakeholder Interviews) for their consideration. Input from these stakeholders was incorporated as the final round of refinements to the recommendations.The following table shows the evaluation matrix of top-level goals and objectives that CPA has developed to evaluate our recommendations for the conservation development of Pendarvis Farm. Our recommendations areas include transportation recommendations (access, congestion, trail network, parking), noise pollution recommendations, and other environmental recommendations. Mitigation of noise and light pollution are of particular interest as they must be addressed in Conditional Use Permits.Our six highest scoring recommendations are detailed after the recommendation matrix. For a full list of recommendations please see Appendix G. 311a. Maintain Tree Canopy1b. Protect water 1c. Maintain wildlife passageways2a. Sense of Community Ownership2b. Increased visibility for lesser-represented communities2c. Amenities that serve the greater community2d. Serving transportation disadvantaged populations3a. Active transportation users served3b. Public transit users served3c. Quality of wayfinding4a. Automobile and traffic safety4b. Non-auto mode users' safety 4c. Perceptions of safety5a. Reduction of carbon emissions5b. Reduction of light pollution5c. Reduction of sound pollution6. Legal and zoning feasibility7. Community support Total ScoreEnhance pedestrian and cyclist safety on SE Hagen Road 0 0 0 1 1 2 2 2 2 1 2 2 2 2 -1 1 2 1 22Expand transit service boundary and place a bus stop by the venue-1 0 0 1 1 2 2 1 2 1 0 1 1 1 -1 -1 2 -1 11Bike parking onsite 0 0 0 1 1 1 2 2 1 0 0 1 1 1 0 1 2 2 16Improve trail connectivity 1 0 1 2 0 2 0 2 0 1 1 2 0 1 0 0 1 2 16Electric vehicles (EV) charging stations onsite-2 0 0 0 -1 1 -2 0 0 1 0 -1 0 2 -1 0 2 0 -1Enhance pedestrian and cyclist safety along and across 172nd 0 0 -1 1 2 2 2 2 0 0 2 2 2 1 -1 0 2 2 18Incentivize "early-bird" and "night-owl" parking 0 0 0 0 0 0 0 0 1 0 2 1 0 1 0 0 2 2 9Hire a parking company to manage the parking experience 0 0 0 0 0 1 0 0 0 1 1 1 2 0 0 0 2 2 10Designated rideshare pick-up and drop-off location0 0 0 0 0 0 1 0 0 1 1 1 2 0 0 0 2 2 10Shuttle between venue and Clackamas Town Center0 0 0 0 1 1 1 0 2 0 1 1 1 2 0 0 2 -1 11Incentivize carpooling 0 0 0 0 0 1 0 0 0 0 1 1 0 1 0 0 2 2 8Goal 1. Conservation Goal 2. Equity Goal 3. Accessibilty Goal 4. Safety Goal 5. Environmental and SustainabilityTransportation Recommendations321a. Maintain Tree Canopy1b. Protect water 1c. Maintain wildlife passageways2a. Sense of Community Ownership2b. Increased visibility for lesser-represented communities2c. Amenities that serve the greater community2d. Serving transportation disadvantaged populations3a. Active transportation users served3b. Public transit users served3c. Quality of wayfinding4a. Automobile and traffic safety4b. Non-auto mode users' safety 4c. Perceptions of safety5a. Reduction of carbon emissions5b. Reduction of light pollution5c. Reduction of sound pollution6. Legal and zoning feasibility7. Community support Total ScoreSignage around Pendarvis Farm to divert traffic away from local roads 0 0 0 0 0 1 0 0 0 2 1 2 2 -1 0 1 1 2 11Seperate entrance for vehicles and pedestrians / cyclists 0 0 0 0 0 0 1 2 2 0 2 2 2 0 -1 1 1 1 13End shows by 10pm 0 0 0 1 0 2 1 1 1 0 1 2 1 0 2 2 2 2 18Native tree barrier along property line and entrances 2 2 2 0 0 1 0 0 0 0 1 1 0 2 2 2 2 2 19Coordinate with City on noise level monitoring0 0 0 1 0 1 0 0 0 0 0 0 1 0 0 2 2 2 9Implement dark sky practices 0 0 2 1 0 0 0 0 0 0 0 0 0 1 2 0 2 1 9Wildlife passageway on  the collector road through Pendarvis Farm2 2 2 1 0 1 0 0 0 0 2 1 1 2 0 0 1 2 17Public trails on Pendarvis Farm 2 2 2 2 0 2 2 2 1 1 0 1 0 1 1 1 2 2 24The venue be open for public use except during scheduled events0 0 0 2 0 2 0 0 0 0 0 0 0 0 0 0 2 2 8Conduct a Comprehensive Tree Inventory 1 1 1 1 0 1 0 0 0 0 0 0 0 1 1 1 2 2 12Undergo minimal tree removal and relocation during construction2 2 2 1 0 2 0 0 0 0 0 0 0 2 2 2 2 2 19Goal 2. Equity Goal 3. Accessibilty Goal 4. Safety Goal 5. Environmental and SustainabilityTransportation RecommendationsNoise Reduction RecommendationsOther Environmental RecommendationsGoal 1. Conservation33Enhance Pedestrian and Cyclist Safety on SE Hagan Road Currently, SE Hagen Road lacks basic infrastructure for pedestrians and cyclists, particularly those without access to a car (Figure 12). This creates a significant barrier for visitors seeking an environmentally friendly way to access the Pendarvis Farm Amphitheater.Solution: We recommend that the City of Happy Valley extend the existing safety measures and infrastructure improvements already implemented on roads east of Pendarvis Farm. This includes the installation of sidewalks and designated bike lanes on the entire stretch of SE Hagen Road between SE 172nd Ave and SE 162nd Ave to encourage walking and cycling safely.Benefits: • Aligns with the City of Happy Valley’s Transportation Pan and Vision Zero goals, prioritizing safety for all users regardless of transportation mode or ability. • Encourages sustainable travel options that reduce traffic congestion and promote environmental responsibility. • Improves physical accessibility for the Pendarvis Farm Amphitheater, fostering a more inclusive and welcoming environment for the Happy Valley community. Implementation: • Collaborate with the City of Happy Valley Transportation team to leverage existing expertise and resources.• Explore potential partnerships with the Oregon Department of Transportation (ODOT) for grant funding opportunities.Figure 12. Current Condition of SE Hagen Road. Photo by Cadence Planning Associates. Timeline: • Initiate discussions with stakeholders (ODOT, City of Happy Valley, Community-based Organizations) and community engagement at least 18 months prior to the desired implementation date.• Conduct feasibility studies and secure funding within the 12 months following initial discussions.• Aim for construction and completion of infrastructure improvements within the 6 months leading up to the venue opening.Challenges:  • Securing political will and community support for the project.• Ensuring financial feasibility through creative solutions like local and federal grant opportunities.Anticipated Cost: $$$34Enhance Pedestrian and Cyclist Safety Along and Across SE 172nd AvenueSE 172nd Avenue is a designated arterial road in Happy Valley’s Transportation System Plan slated for redesign. This is crucial for connecting the new downtown to Pendarvis Farm and its new amphitheater. The current design of 172nd poses safety hazards for pedestrians and cyclists, particularly with the increased traffic expected due to the amphitheater (Figure 13). This could lead to a rise in accidents and deter people from using active transportation options.Solution: Implement comprehensive traffic calming measures to prioritize pedestrian and cyclist safety. This includes installing pedestrian-activated crosswalks with median islands at key intersections, along with designated school crossings near Scooters Mountain School. Constructing wide, accessible sidewalks with proper signage and lighting would further encourage active transportation. Planting trees along the road would not only improve aesthetics but also provide shade for pedestrians and improve traffic safetyFigure 13. Current Condition of SE 172nd Avenue. Photo from Google Earth. Benefits: • Enhances pedestrian safety: calming traffic measures minimize the risk of collisions and creates a safer environment for pedestrians utilizing the road as a way to reach Pendarvis Farm Amphitheater .• Encourages active transportation options that reduce traffic congestion and promote environmental sustainability. • Improves physical accessibility for the Pendarvis Farm Amphitheater, fostering a more welcoming environment for the Happy Valley community.Implementation: • Collaborate with the City of Happy Valley Transportation team to leverage existing expertise and resources.• Explore potential partnerships with the Oregon Department of Transportation (ODOT) for grant funding opportunities.Timeline: • Initiate discussions with stakeholders (ODOT, City of Happy Valley, Community-based Organizations) and community engagement at least 18 months prior to the desired implementation date.• Conduct feasibility studies and secure funding within the 12 months following initial discussions.• Aim for construction and completion of infrastructure improvements within the 6 months leading up to the venue opening.Challenges: • Securing political will and community support for the project.• Ensuring financial feasibility through creative solutions like local and federal grant opportunities.Anticipated Cost: $$$$35Public trails on Pendarvis FarmPickathon has created an extensive trail network on Pendarvis Farm (Figure 14). Public trials are a greatly desired community amenity by nearby residents. Opening the trails on Pendarvis for public use would create a community benefit while also creating an additional activity for venue attendees.Solution: We recommend opening the trails on Pendarvis to the public year round. This could also present an opportunity to connect to the extensive trail network already in Happy Valley, increasing the walkability of the area. Benefits: • Enhanced year-round use: Trails for public use would encourage year-round use of Pendarvis Farm, not just during events.• Boosted community connectivity: The trails could create a stronger link between Pendarvis Farm and the surrounding community, encouraging active lifestyles and outdoor recreation.Implementation: • Conduct a feasibility study to evaluate trail routes, construction costs, and maintenance requirements to upgrade the trails to be suitable for public use. Timeline: • Initial discussions with stakeholders could begin within 3 months of finalizing the Pendarvis Farm Amphitheater recommendations.• Construction of the trail upgrades could be completed within 6-12 months following secured funding.Challenges: • Building out trails suitable for public use will require acquiring funding, potentially through grants, partnerships, or private donations.• Trail development should be sensitive to the existing environment, minimizing ecological disruptions.Anticipated Costs: $If ·H,ilriJ n ,�,  ARRnAL lllflRUCTIOH 8 Oft...S1tt Car Camping 0 Poler Cafl'lplng � On-Sitt RV Cemplng T•rtr C.....-0 loff♦-1 Blue ·1 am umped ,n Bi.,e •:s• Yellow Rod Green Putplt Oftftg:e YDIUC Ll:GDID 00 Bar (I) fbd1an1 Refrnhen Food VH1dor1 Coffee • OJ @ Ctafl Vendors A Me,ch Bu11re1urn d•sh end 1ohn (!) General Sto,e Self W11h 011r, Sltllon Cl Restroom• m Water D I« fl Sho...,ttt (I) ATM X K1dt Atta 0 MHHDt I"" Fun Run s1,n1F1msh � Arnst lnl\1ll1tlon ■ _,. R1duhart Stnnce.s Wtlcomt lot Shume and Mn Holtl Sh1,1ltlt B,cyclt Parl111n9 Motorcycle Parking Parking AU �e""'' are Mn smot•nt ueepl In tht dtl-lgfltltd sll'Olung a,,, •• the Otchatd Accesttblt-Fnendly Facil!ly ...... __,,_,,.,._._,._�_.... =:::..�-=�����=��_  .. .,._., .. �Ques11ont, lnformauon lo11 and Found 1±) Medical fi) Stcurit1 and Safety Ctl PN>nt Ch•ro,no Sttl•On � Vtnut Entry / E.xrt � Venue Fence _j Figure 14. Map of Trails on Pendarvis Farm. Photo from Pickathon. 36Undergo minimal tree removal and tree relocation during constructionEnvironmental responsibility is a major concern for the surrounding Happy Valley community, and minimizing tree removal will be a key factor in garnering their support. Further, the wooded area represents one of the last remaining green spaces in the East Buttes region. Solution: • Design with trees in mind: Integrate the existing trees into the construction plans whenever possible. This may involve adjusting building footprints or road layouts to avoid unnecessary tree removal.• Minimize removal: Prioritize preserving healthy, mature trees. Only remove trees that pose a safety hazard or are absolutely essential for construction.• Explore relocation: For healthy trees that cannot be integrated into the design, explore the feasibility of transplanting them to suitable locations.Benefits: • It demonstrates Pickathon’s commitment to environmental responsibility, a key concern for the Happy Valley community. This will foster positive public perception and garner greater community support for the project. • Maintained ecosystem services: By minimizing tree removal, the project can continue to benefit from the environmental advantages mature trees provide, such as improved air and water quality, and wildlife habitat.• Minimizing tree removal and exploring relocation options can potentially enhance other areas of Pendarvis Farm by creating new green spaces or integrating mature trees into the overall landscape design. Implementation: • Collaborate with the tree survey arborist during the design phase to ensure existing trees are incorporated into the plans.• Develop a tree removal protocol that prioritizes minimal removal and outlines the process for transplanting viable trees.• Secure permits for any tree removal activities that may be necessary.A Professional Removing a Tree. Photo from Marc’s Tree ServiceTimeline: • Conduct the tree survey early in the planning stage, ideally before finalizing construction plans.• Integrate tree preservation considerations throughout the design process.• Permitting for tree removal or relocation should be factored into the overall project timeline.Challenges:• Construction constraints: Certain aspects of the project may require some tree removal despite best efforts.• Relocation feasibility: Not all trees can be successfully transplanted due to factors like age, size, and root structure. Further, this measure can be cost prohibitive.Anticipated Cost: $$$37Ends Shows by 10pm Noise from the venue has been a prime concern voiced by nearby residents (especially for nearby households with young children). This concern will be necessary to address; both in order to secure needed permits for development and to maintain goodwill with the nearby community. CPA heard from both Steve Campbell and Mike Cebula that 10pm would be a considerate end time. A 10pm cut off is a common agreement between venues and nearby communities, with Hayden Homes in Bend, OR among a number of case examples.Solution: Mitigate noise by creating hard stop times for concerts.Benefits: Any concerns of nearby residents about sound will be assuaged by agreement that there will be a strict end time for all concerts.Implementation: • To be implemented by concert managers which will require a deep commitment to this rule and respect for neighbors of the venue. • The Pickathon Music Festival will be an exception to this rule. As a once a year event that has been taking place on the site since 2006, we believe that this exception will be accepted by neighbors. Our goal with this recommendation is to mitigate any new disturbances, not constrain the festival for which the precedent has already been set.• Best practices from other case studies, including Shoreline and White River, demonstrate that a 10 PM end time, with concerts that do not exceed 98dB, is commonly accepted between local communities and outdoor venues56• Pickathon voice concerns regarding this end time. A compromise could be made in which weekday events end earlier and weekend shows go later. Late Night Show at Amphitheater. Photo from Live Nation. Timeline: To be implemented as soon as shows, other than those during Pickathon, begin playing at the venue. Challenges: • All concerts will have to start on time and both bands and concert managers will have to adhere to this agreement. • There will have to be a mechanism in place for complaints and to make sure that the agreement is upheld. Anticipated Cost: $38Native Tree Barrier Along Property Line and Entrances The construction and operation of the venue has the potential to generate significant noise that could disrupt the surrounding community, including sounds from performances, increased traffic, and rowdy concert goers.Solution: We recommend planting native trees around the property perimeter and near entrances to act as a natural noise barrier and buffer zone. Native trees are particularly advantageous because they:• Thrive in the local climate: Native trees are well-adapted to the local climate and require less maintenance than non-native species.• Support local wildlife: Native trees provide habitat and food sources for native birds and pollinators.Benefits: • Noise reduction: A strategically planted group of trees can absorb and deflect sound waves, reducing noise levels for nearby residents.• Improved air quality: Trees act as natural air filters, absorbing pollutants and improving air quality.Implementation: • Species selection: Choose native trees with dense foliage well suited for sound absorption.• Planting location: Strategically place trees along property boundaries, vehicle and pedestrian entrances, focusing on areas bordering noise-sensitive locations to the south and east.• Tree maturity: Consider planting a mix of fast-growing and mature trees to achieve a quicker noise reduction effect.• Take advantage of funding opportunities for tree planting such as the Metro’s Nature in Neighborhoods grants, the Oregon’s SWCD Capacity grants, and the federal USDA Urban and Community Forestry program.Example of Native Oregon Trees. Photo from the City of Portland. Timeline: • Initiate the tree planting plan as early as possible in the project timeline, ideally before or concurrent with major construction activities. Native trees take time to mature and reach their full noise reduction potential. Challenges: • Long-term maintenance: Planting trees requires a short and long-term commitment to maintenance activities such as watering and pruning.• Competing needs: Balancing noise mitigation with considerations like budget constraints, sightlines and venue aesthetics may require creative solutions in the tree planting plan.• Climate change: Rising temperatures, changing precipitation patterns, and increased drought can impact the survival and growth rates of native trees. Anticipated Cost: $$39Implementation ConsiderationsOur recommendations (see Recommendations and Evaluation Framework) focus on mitigation of impacts created by the development of Pendarvis Farm Amphitheater. However, CPA acknowledges that there are opportunities to use this development to create other direct benefits for the community. The below implementation considerations come from case study research, best practices, community engagement, and interviews with key stakeholders. The primary objectives in these strategies are to create community ownership and belonging (particularly for underrepresented groups in the Happy Valley region) and develop amenities and programming that will create greater access to arts and culture. Any community benefits and economic uplift for Happy Valley and surrounding areas that can come from the development of the Pendarvis Farm Amphitheatre should be operationalized by Pickathon in order to build ties and greater trust with regional residents and small businesses alike. Research suggests that increased production costs favor corporate venues, like those owned by Live Nation, and that reduction in operational costs increases profitability of a facility.57 Potential expenses and costs can be mitigated by best practices which demonstrate how using the physical structure of a venue to reduce indirect costs, such as providing ample shade in  reducing the need for additional resources works to reduce operational expenses. This can be expanded towards creating a more integrative, multi-faceted venue where workforce development opportunities extend to creating a local staff with a wide range of expertise that have been trained on site. Community Benefits AgreementA formal way to structure these benefits would be through a Community Benefits Agreement (CBA). Alternatively, Pickathon could simply integrate these ideas into their programming and management of the facility. In practice, CBAs are often used during the creation of large developments, such as sports stadiums which can create adverse impacts on the surrounding area without clear-cut or promised benefits to the community. The Starlight Theatre in Kansas City, MO was the venue in our case studies with the most defined CBA in creating partnerships within the community. In other venues, like Red Rocks, a CBA was more implicitly defined as a public/private partnership to ensure success.CBAs create an opportunity for a greater sense of ownership and belonging within the surrounding residential and artist communities. An equity-driven CBA would engage lesser-represented regional communities in having guaranteed access to job opportunities and program offerings. Potential new jobs surrounding the Pendarvis Farm Amphitheater could include traffic management, concessions, and other general event staff. A CBA could also include workforce development opportunities designed to work within specific trades of the concert industry, such as lighting, sound, and event staff. Involving the community within the production, events operations and traffic control would forge deeper relationships within the Happy Valley region while also filling the need for a large amount of new staff. Providing low-barrier, low-cost entertainment in addition to marquee artists–such as showcasing the local symphony–would create greater overall accessibility to the arts. Connect Pickathon’s Non-Profit to Clackamas County Arts AlliancePickathon is planning to launch a non–profit in tandem with the construction of the Pendarvis Farm Amphitheater. The non-profit will need to identifyIllustration of Steps Required to Develop Community Benefits. Photo from Community Benefit Connect. 40potential partners who are already established in order to become financially viable and acquire outside funding, as well as build on existing community ties to ensure viability. One way of doing this is by connecting to parallel efforts in the greater Clackamas region. Clackamas County Arts Alliance (CCAA) is an organization which already identifies the local arts work taking place on the ground and demonstrates the impact that arts and culture have within the region in terms of economic development.By partnering with CCAA, the venue could focus their attention on venue management and running their non-profit, while also integrating into the existing arts community within Clackamas County. Ensuring the non-profit maintains involvement with other regional groups working on similar efforts would ultimately be an efficient and effective use of their limited time and resources. One goal would be to build a steering committee focused on diversity and inclusion to guide Pickathon and its non-profit’s efforts to build off existing efforts, and provide facilities to regional groups bound by isolation and lack of inter-connectivity within the artistic community. A steering committee would allow individuals representing a wide variety of artistic mediums, cultures and economic statuses to find greater agency within the opportunities presented by the Pendarvis Amphitheater, and could create lasting partnerships between these communities and Pickathon’s vision as a purveyor of arts and culture.  Through an interview conducted with CCAA, it is evident that Happy Valley and the greater Clackamas region are in need of performing arts spaces, rehearsal spaces, and generally any public spaces in which artists of all mediums can convene. That is not to say that the region is lacking in musicians, visual and performing artists, mercantilists, and any other independent purveyors of arts & culture; rather, that these communities are relegated to renting spaces in churches or public schools to perform for an audience, and are isolated within the region. In contrast to nearby Portland which features an abundance of readily accessible venues, performance spaces, and galleries, the Happy Valley and greater Clackamas County’s arts and culture is expressed by a diaspora of talented individuals who are given very few opportunities to convene, and often at their own financial expense in seeking out an audience. In addition, interviews also revealed a need for centers of thearts that can accommodate a growing need for new media, such as independent film production.Facilities housed within the Pendarvis Amphitheater could include administrative rooms to cater to groups like the CCAA, rehearsal spaces and recording studios accessible for musicians and music instructors, a black box theater and small film studios, and perhaps even a community radio station to build ties, programming and equitable outreach with nearby Clackamas Community College. In a similar partnership with Portland, OR’s KMHD radio maintained by Mt. Hood Community College, an independent station to serve the region would be a fitting tribute to Pickathon’s earliest roots as a fundraiser for KBOO radio and an opportunity to introduce individuals of all backgrounds to broadcast media. These facilities, once constructed and utilized by the community, would provide essential infrastructure for arts education, summer camps and any extracurricular opportunities for youth and creative outlets for individuals with specialized and diverse needs, further advancing the scope and outreach of the Pickathon non-profit to better serve the region.Potential Partners for Pickathon’s Future Nonprofit. Photos from Clackamas County Arts Alliance and KMDB41Ticket Fee (Facility Fees) Pickathon’s future non-profit doesn’t have any source of income identified currently. One way to generate income, informed by case study research, is through a fee placed on tickets. Since Pickathon has built and manages their own ticketing software, this would be relatively easy to implement. Tickets purchased for Pickathon and Pendarvis Farm Amphitheater events could include a designated “Pickathon Arts & Music Non-Profit Fee.”Sustainable Building Materials and PracticesDue to the dedication of Pickathon and the Pendarvises to environmental conservation and sustainability, sustainable building materials and building practices should be prioritized during design and construction of the amphitheater. Pickathon is interested in drawing inspiration from the PAE Engineers Living Building located in Downtown Portland on 2nd & Ash Streets. The PAE building boasts its own onsite water collection and treatment, solar array, smart technology to monitor and optimize natural daylight and indoor temperatures, and many more environmentally sustainable design features.58 The Exterior and Interior of the PAE Engineers Living Building in Downtown Portland. Photos from PAE Engineers. The Living Building Challenge is administered through the International Living Future Institute and certification can be achieved through meeting specific design guidelines under the seven performance petals:• Place: Restoring a healthy interrelationship with nature.• Water: Creating developments that operate within the water balance of a given place and climate.• Energy: Relying on current solar energy.• Health and Happiness: Creating environments that optimize physical and psychological health and well-being.• Materials: Endorsing products that are safe for all species through time.• Equity: Supporting a just and equitable world.• Beauty: Celebrating design that uplifts the human spirit.42Next Steps: Future Research and EngagementWhile this report has addressed a variety of factors to assess the feasibility of the Pendarvis Farm Amphitheater project, certain key next steps are crucial to ensure the project’s long-term success and positive integration into the evolving Happy Valley downtown context. These steps encompass broadercommunity engagement, a more comprehensive cost-benefit and economic analysis, and in-depth studies on environmental impact, transportation needs, and site planning. Through this roadmap, the project can achieve a balance between economic vibrancy, social responsibility, and environmental sustainability.Visualization of Next Steps for Pendarvis Farm Amphitheater. Created by Cadence Planning Associates. Cost-Benefit Analysis • Housing• Commercial developments• Venue location on the farm Community Engagement: Next Steps Economic Impact Analysis • Include Happy Valley downtown• Total contracted labor• Revenue impact of full time staff and region-wide jobs• Lodging demand• Potential revenue from gas tax• Total economic output Other Studies • Transportation management plan• Site masterplan• Trash management • Engage low-income residents and youth stakeholders• Go beyond the focus area to understand the needs and opportunities in Clackamas County as a whole• Build a coalition with local CBOs to advocate for arts and entertainment support 43References  1. Clackamas County. (2023). Land Acknowledgment. Clackamas County’s Equity & Inclusion Office.2. Oregon Live. (2024, May 19). These are the fastest-growing and shrinking cities in Oregon and SW Washington. Look up your town. https://www.oregonlive.com/portland/2023/05/portland-6th-fastest-shrinking-big-city-in-america-since-2020-census-estimates-show.html Accessed May 19, 2024 3. City Overview. (n.d.). City of Happy Valley. Retrieved March 8, 2024, from https://www.happyvalleyor.gov/community/city-overview/4. Hurlburt, M. (n.d.). How Happy Valley Became Oregon’s Fastest Growing City.5. B01001-Age (Short Version) (American Community Survey 2022 5-Year Estimates). In SocialExplorer.com. Retrieved June 12, 2024, from https://www.socialexplorer.com/a9676d974c/explore6. A03001-Race (American Community Survey 2022 5-Year Estimates). In SocialExplorer.com. Retrieved June 12, 2024, from https://www.socialexplorer.com/a9676d974c/explore7. A01004-Median Age by Sex (American Community Survey 2021 5-Year Estimates). In SocialExplorer.com. Retrieved June 12, 2024, from https://www.socialexplorer.com/a9676d974c/explore 8. Frederik Meijer Gardens & Sculpture Park. About. Retrieved May, 15, 2024 from https://www.meijergardens.org/about/9. United States Census. Quick Facts Grand Rapids city, Michigan. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/grandrapidscitymichigan/PST04522210. Glupker, C., & Isely, P. (2023). The Economic Impact of the Frederik Meijer Gardens & Sculpture Park. L. William Seidman Center. 11. Glupker & Isely. The Economic Impact of the Frederik Meijer Gardens & Sculpture Park. 12. Hayden Homes Amphitheater. About. Retrieved May, 15, 2024 from https://www.bendconcerts.com/about13. Old Mill District. Our History & Heritage. Retrieved May 15, 2024 from https://www.oldmilldistrict.com/about/history/14. Hayden Homes Amphitheater. About.15. United States Census. Quick Facts Bend city, Oregon. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/bendcityoregon/PST04522316. B. Eastes (personal communication, April 23, 2024) 17. Red Rocks Park and Amphitheatre. History. Retrieved May 15, 2024 from https://www.redrocksonline.com/our-story/history/18. United States Census. Quick Facts Denver city, Colorado. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/denvercitycolorado/PST04522319. BBC Research & Consulting (2023). Economic Impacts of Red Rocks Amphitheatre20. Red Rocks Park and Amphitheatre. Recreation. Retrieved June 12, 2024 from https://www.redrocksonline.com/explore-red-rocks/recreation/ 21. United States Census. Quick Facts St. Joseph city, Missouri. Retrieved May 15, 2024 from https://www.census.gov/quickfacts/fact/table/stjosephcitymissouri/PST04522322. Stone Planning LLC (2021). Amphitheater Economic Impact Study.  4423.  The Orion. About the Orion Amphitheater. Retrieved May 16, 2024 from https://theorionhuntsville.com/about-us/24. United States Census. Quick Facts Huntsville city, Alabama. Retrieved May 15, 2024 from https://www.census.gov/quickfacts/fact/table/huntsvillecityalabama/PST04522325. Smith, A. (2021, May 13). High notes: Amphitheater will have far-reaching economic, cultural impacts. Retrieved from https://cityblog.huntsvilleal.gov/high-notes-amphitheater-will-have-far-reaching-economic-cultural-impacts; Wake, M. (2023, December 20). How did Huntsville’s Orion Amphitheater do in 2023, and what lies ahead in 2024?. Alabama Media. Retrieved from https://www.al.com/26. Wake. How did Huntsville’s Orion Amphitheater do in 2023?27. Charlottesville Guide. Charlottesville Ting Pavilion. Retrieved May 16, 2024 from https://charlottesville.guide/experiences/charlottesville-ting-pavilion/28. PTing Pavilion. Contact Us. Retrieved May 16, 2024 from https://www.tingpavilion.com/pavilion-information/contact-us29. United States Census. Quick Facts Charlottesville city, Virginia. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/charlottesvillecityvirginia/RTN130217 30. Chmura Economics & Analytics (2023). Economic Impact: Ting Pavilion in the City of Charlottesville31. City of Chartottesville. Meals Tax. Retrieved June 9, 2024 from https://www.charlottesville.gov/189/Meals-Tax32. Pierce, A. (2016). Developing a Sustainable Business Model for Theatres: A Case Study of Kansas City’s Starlight Theatre (Order No. 10628978). Available from ProQuest Dissertations & Theses Global; ProQuest One Literature. (1922647279). https://stats.lib.pdx.edu/proxy.php?url=https://www.proquest.com/dissertations-theses/developing-sustainable-business-model-theatres/docview/1922647279/se-233. United States Census. Quick Facts Kansas City city, Missouri. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/kansascitycitymissouri/PST04522234. Pierce. Developing a Sustainable Business Model for Theatres. 35. First Bank Amphitheater. Sustainability. Retrieved May 16, 2024 from https://www.firstbankamphitheater.com/sustainability36. First Bank Amphitheater. History. Retrieved May 16, 2024 from https://www.firstbankamphitheater.com/history37.  United States Census. Quick Facts Franklin city, Tennessee. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/franklincitytennessee/LND11021038. First Bank Amphitheater. Improvements. Retrieved May 16, 2024 from https://www.firstbankamphitheater.com/improvements39. The Saint Augustine Amphitheatre. History. Retrieved May 16, 2024 from https://www.theamp.com/History40. United States Census. Quick Facts St. Augustine city, Florida. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/staugustinecityflorida/SEX255224541. Melville, J. (2019, September/October). The St. Augustine Amphitheatre Reflects and Transforms. Arbus Magazine, 16-23.; Frederick Halback and Associates, Inc. (2002). St. Augustine Amphitheatre Master Plan: Continuing a Legacy Beneath the Stars. 42. Shoreline Amphitheatre. Shoreline Amphitheatre Information. Retrieved May 16, 2024 from https://www.mountainviewamphitheater.com/shoreline-amphitheater/43. United States Census. Quick Facts Mountain View city, California. Retrieved May 16, 2024 from https://www.census.gov/quickfacts/fact/table/mountainviewcitycalifornia/SBO04021744. City of Mountain View. (1993). Shoreline Amphitheatre Operating Issues. 45. White River Amphitheater. White River Amphitheater. Retrieved May 16, 2024 from http://whiteriveramphitheater.org/46. Park, I., & Hesedahl, J. (2011). Environmental noise study and follow-up measurements at the White River Amphitheatre in Auburn, Washington. The Journal of the Acoustical Society of America, 129(2544). https://doi.org/10.1121/1.358845747. L. Terway (personal communication, May 3, 2024) 48. Studio Architecture (2018). Eagle Landing Development49. Budget Your Trip. Portland Average Hotel Costs: Nightly Room Prices by Accommodation Type. Retrieved May 16, 2024 from https://www.budgetyourtrip.com/hotels/united-states-of-america/portland-5746545#:~:text=After%20analyzing%20118%20great%20hotels%20in%20Portland%2C%20we,fantastic%20accommodation%20options%20with%20a%20variety%20of%20prices50. League of Oregon Cities (2021). Legal Guide to Collecting Lodging Tax in Oregon.51. AirDNA (2024). Market Overview: Happy Valley. https://www.airdna.co/. 52. Happy Valley, OR., Ordinance 392 § 1 (2009)53. United States Bureau of Labor Statistics. (2024) Table B-3a. Average hourly and weekly earnings of all employees on private nonfarm payrolls by industry sector, seasonally adjusted [Data set]. Retrieved from https://www.bls.gov/web/empsit/ceseeb3a.htm54. RIMS II multipliers: [selected industries]. (2018). Bureau of Economic Analysis.55. RIMS II multipliers. Bureau of Economic Analysis.56. Forsberg, Linda. 1993. “Shoreline amphitheater Operating Issues.” Shoreline amphitheater Operating Issues. https://drive.google.com/file/d/1lCetyAdtYSKWPwSAz4UWTi_H-IEMG_pl/view; Park, Ioana, and Jeanette Hesedahl. “Environmental noise study and follow-up measurements at the White River Amphitheatre in Auburn, Washington.” The Journal of the Acoustical Society of America 129, no. 4_Supplement (2011): 2544-2544.57.  Frederick Halback & Associates, Inc. St. Augustine Amphitheatre Master Plan. 58. PAE Engineers (2024). PAE Living Building. Retrieved June 12, 2024 from https://www.pae-engineers.com/about/pae-living-building.Appendix A - Existing Conditions Report    Pendarvis Farm Conservation Development Happy Valley, ORApril 15, 2024This page is intentionally left blank.Table of Contents1. Land Acknowledgement                                                                                                 12. Introduction                                                                                                                   23. History                                                                                                                          3 3.1 Clackamas County                                                                                               3 3.2 Happy Valley                                                                                                      4  3.2.1 Rapid Expansion                                                                                     4 3.3 Pendarvis Farm                                                                                                  7 3.4 Pickathon                                                                                                           8  3.4.1 The Early Years                8  3.4.2 Move to Pendarvis Farm              84. Current Conditions                                                                                                        9 4.1 Pickathon                                                                                                           9  4.1.1 Environmental Impacts               12 4.2 Pendarvis Farm                                                                                                 14 4.3 Happy Valley                                                                                                     16  4.3.1 The Built Environment                                                                          16  4.3.2 Transportation Infrastructure                                                              21  4.3.3 Economic State                                                                                     26    4.3.4 Government Involvement In Planning Process                                    27	 	 4.3.5	Current	Planning	Efforts																																																																					27  4.3.6 Existing Businesses & Institutions                                                      295. Key Takeaways                 3111. Land AcknowledgementThe Clackamas Band of the Chinook Tribe originally inhabited what is now known as Happy Valley and Clackamas County. These and other Indigenous peoples lived	off	the	Willamette	River’s	bountiful	salmon and gathered wapato and other root vegetables in the fertile valleys of the area.	We	respectfully	acknowledge	Wy’east,	also	known	as	Mount	Hood,	and	Hyas	Tyee	Tumwata,	also	known	as	Willamette	Falls,	as sacred sites for many Native Americans. Today	descendants	live	on,	carrying	on	traditions	and	cultures,	and	honoring	theirancestors.	We	honor	the	Native	American	people	of	Clackamas	County	as	a	vibrant,	foundational,	and	integral	part	of	the	community	here	today.	We	wish	to	take	this opportunity to thank the original and current caretakers of this land. Our intent in this project is to use our collective knowledge to advocate for the conservation of	this	land,	and	the	wildlife	who	call	it	home and to sustain a space for people to experience connection with the land and each other.1Section of Pendarvis Farm. Photo by Cadence Planning Associates. 22. IntroductionPickathon Experiential Music Festival (Pickathon) envisions a permanent venue and cultural district on Pendarvis Farm in	Happy	Valley,	Oregon.	This	project	will	create	a	high-capacity,	year-round	music	venue with the potential to transform the	farm	into	a	vibrant	hub	for	music,	community,	and	environmental	awareness.Situated	on	the	edge	of	Happy	Valley,	at	16581	SE	Hagen	Road,	Pendarvis	Farm boasts 80 acres and is currently under private ownership (Figure 1). The Pendarvis family desires to perserve the natural habitat while creating a space forFigure 1. Map of Pendarvis Farm and Surrounding Area. Photo from Google Earth. community gatherings. Happy Valley is rapidly expanding and the farm will soon	be	central	to	the	city’s	growth.	New	developments,	including	a	downtown	and	a	40-acre	park,	are	already	underway	on	adjacent land to the east. These projects along	with	Pickathon’s	Experiential	Cultural District envisioned at Pendarvis Farm have the potential to create a walkable and amenity-rich district for the growing community.Pickathon aims to foster community engagement and economic development through	this	project.	The	centerpiece,	a	dedicated	music	venue,	will	serve	as	a	platform for diverse artistic expression and 3ignite cultural vibrancy. Pickathon emphasizes	a	collaborative	process,	actively	engaging	neighbors,	residents,	and public entities in decision-making. This document serves as an existing conditions	analysis,	outlining	the	historical,	political,	and	environmental	context	of	Pickathon,	Pendarvis	Farm,	and the surrounding area. It also includes a demographic analysis of potential patrons which will facilitate an understanding	of	the	community’s	needs.An equity lens is applied throughout this	analysis,	ensuring	historically	marginalized voices are heard in the project’s	development.	Sustainability	is	equally	important,	guiding	the	project	towards responsible environmental practices,	which	will	conserve	a	significant	portion	of	Pendarvis	Farm,	protecting one of the last wooded areas in the	East	Buttes.	Ultimately,	this	analysis	aims to empower Pendarvis Farm to create a thriving cultural district that celebrates community	diversity,	fosters	inclusivity,	and	strenthens	Happy	Valley’s	economy.	Aerial of 2014 Pickathon Experiential Music Festival. Photo by Brud Giles. 3. History3.1 Clackamas CountyThe land that is now known as Clackamas County was originally inhabited and stewarded by many Tribes who often traveled	far	distances	for	fishing,	gathering,	and	trading	with	other	Tribes.	Clackamas County and the Clackamas River were both named for the Clackamas Tribe (a Tribe within the Chinookan-speaking language group) who lived on the land stretching	from	the	Willamette	River	to	the	Cascade foothills and from the Columbia River	south	to	Willamette	Falls.	They	built	cedar	longhouses,	fished	in	and	used	dip	nets	at	Willamette	Falls,	and	gathered	root	vegetables.2	By	1855,	only	88	Clackamas	people remained due to diseases introduced by	European	settlers.	In	the	1850s,	a	series	of	treaties	by	Willamette	Valley	Tribes–including	the	Clackamas–ceded	the	land	to the U.S. government and were soon forcibly relocated to the Grand Ronde Reservation in western Oregon.3	Today,	descendants of the Clackamas Tribe are 4Historic Deardorff Barn. Photo from City of Happy Valley.members of the Confederated Tribes of the Grand Ronde Community of Oregon.4Clackamas County was created in 1843. At	that	time,	it	stretched	across	portions	of four present-day states and one Canadian	province.	In	1854,	the	County	acquired its current boundaries. Oregon City (the county seat for Clackamas County) sits at the terminus of water transportation	on	the	Willamette	River	and has served as a place of commerce for long	before	colonization.	The	first	major	overland immigration to Oregon City in 1842 was followed by the immigration of thousands more settlers (to Oregon City and greater Clackamas County) throughout the 1840s. The U.S. Territory of Oregon was established in 1848.5 The 1850 Donation Land Claim Act gave the land Native Americans had been forcibly removed from to settlers completely free of	charge,	initially	at	the	rate	of	320	acres	per individual settler or 640 acres per married	couple	until	December	1,	1850,	when the number of acres was halved for both	individuals	and	couples	until	the	act’s	expiration in 1855.63.2 Happy ValleyThe	first	European	settlers	in	the	land	that would become Happy Valley were the Deardorff	Family,	led	by	Christian	(Chris)	and	Matilda	(Tilla)	Deardorff,	who	arrived	in 1851 and claimed their 640 acres. The area	became	known	as	East	Mount	Scott,	Deardorff	Valley,	Deardorff	Settlement,	and	Christilla Valley (a combination of Chris and Tilla). Early settlers cited the Donation  Land	Claim	Act,	fertile	soil,	and	abundantspring water as their reasons for settling in the area. The valley quickly became a tight knit farming community. Deardorff	Barn	was	a	historic	landmark	in Happy Valley until it was torn down in 1997 to make way for the Happy Valley Heights subdivisions. There are many rumors and legends about the origin of the name “Happy Valley” but the written record clearly shows that it was used by realtors to make the area appear more attractive to homebuyers.3.2.1 Rapid ExpansionThe	identity	of	Happy	Valley	as	a	small,	tight-knit agricultural community has recently	come	into	conflict	with	its	new	identity as the “Fastest Growing City in Oregon.”7 The population exploded from 1,519	in	1990,	to	4,519	in	2000,	and	13,903	in 2010. The City of Happy Valley website reports	the	current	population	to	be	26,799	(the exact year that the data was collected is	not	specified).8Happy Valley has rapidly developed for many	reason.	Early	in	Happy	Valley’s	incorporation,	city	leaders	tried	to	fight	its	expansion.	From	1965	to	1994,	Mayor	Jim	Robnett worked to delay the urbanization of Happy Valley and made decisions that5preserved the rural charm of the area. Many	residents	supported	these	efforts	because they opposed the high costs that come with the infrastructure updates necessary	for	growth,	such	moving	from septic tanks to a sewer system. This attitude began to shift in 1995 with the election of a new mayor and rapid urbanization was embraced by the city.9 Happy Valley attracts development due to its close proximity to Portland and large inventory	of	buildable	lands.	Further,	there	is	a	large	population	of	families,	41%	of	households in Happy Valley have children under	18	as	opposed	to	22%	in	Portland,	which could signal that residents consider it a good place to raise children.10 As	Happy	Valley’s	population	boomed	between	2010	and	2020,	demographics	underwent	a	significant	shift	(Figure	2	&	3).	While	the	white	population,	still	the	largest	group,	increased	by	16%,	their	share of the total population shrunk from 75%	to	65%.	Meanwhile,	Asians,	the	second-largest	group,	saw	a	population	surge	of	79%,	growing	from	15%	to	20%.	Other minority groups also experienced growth: Hispanics/Latinos increased by	74%	(from	5%	to	7%)	and	African	Americans/Blacks	by	a	remarkable	111%,	although	their	share	remains	below	2%.	It’s	important	to	note	that	despite	this	impressive	growth,	the	absolute	numbers	of these minorities remain relatively low (1,568	Hispanic,	4,682	Asian,	and	408	African American).Timeline of the City of Happy Valley’s Contemporary History. Adapted from the City of Happy Valley Comprehensive Plan. 6Source: Social Explorer Table (SE), Census 1990-2020, U.S. Census Bureau; Social Eplorer & City of Happy Valley (1970, 1980) Source: Social Explorer Tables (SE), Census 2020 - PL94 Redistricting Data, U.S. Census Bureau; Social Explorer7Interior of Galaxy Barn. Photo by Cadence Planning Associates. 3.3 Pendarvis FarmIn	the	1940s,	Charles	Luckey	moved	his	family from Portland to a farm in Happy Valley.11	His	daughter,	Betty	Luckey	married	William	Pendarvis	and	inherited	the	farm,	which	would	soon	be	known	as Pendarvis Farm. The current owners of	the	farm	are	Betty	and	William’s	sons,	Scott	and	Mark,	and	their	wives	Sherry	and	Loretta.	Scott	and	Sherry	Pendarvis,	musicians and artists who “met in clay” at Pacific	Northwest	College	of	Art,	have	lived	on the property since 1987.Throughout	their	time	living	on	the	land,	Scott and Sherry have demonstrated their commitment to sustainability and stewardship of the land through various conservation and recycling efforts,	which	will	be	described	further	in Current Conditions. One of their long-term endeavors has been to rescue barns which are in the path of development as a sustainable practice and a way to preserve the	area’s	rural	character.	Many	of	the	old barns in the area were constructed using wood from old-growth forests. In 1992,	they	moved	the	Galaxy	Barn	to	their	property from its original location on8Sunnyside Road to ultimately make way for a strip mall now known as Sunnyside Village. The barn was built in the 1970s and was a production ceramics studio before coming to the farm where Scott also used it as a ceramics studio. No crops are currently grown on the farm but the land has long been home to retired geriatric horses,	including	the	three	who	live	there	now,	Rex,	Charlotte,	and	Luckey.	The	horses enjoy the open space to graze and roam.3.4 Pickathon3.4.1 The Early Years The Pickathon Experiential Music Festival was started by Zale Schoenborn in 1999 Performance During 2012 Pickathon Experiential Music Festival. Photo by Tim Labarge. as	a	fundraiser	for	KBOO,	a	community	radio station for the Portland region.12 From 1999 to 2004 it was held at Hornings Hideout,	a	private	park	in	North	Plains,	about	40	minutes	from	Portland.	In	1999,	the festival only had about 100 people in attendance. Two months before the festival was	set	to	take	place	in	2005,	the	owner	of	Horning’s	Hideout	told	Pickathon	they	had	to	find	a	new	venue,	which	led	the	organizers to host the festival at Pudding River	near	Woodburn.	3.4.2 Move to Pendarvis FarmIn	2006,	Pickathon	was	looking	for	a	new	venue and multiple people told Schoenborn to check out Pendarvis Farm. The Pendarvis’	had	always	been	interested	in		9having a venue on their land and were inspired by the Strawberry Music Festival held near Yosemite National Park as well as	the	BRITT	festival	in	Ashland,	Oregon.13 Pickathon	and	the	Pendarvis’	were	able	to	come to an agreement and Pickathon has called Pendarvis Farm home since. Until 2011,	the	festival	had	focused	primarily	on	indie/roots	Americana,	including	folk,	bluegrass,	and	country	music.	This	changed	with	Future	Islands,	a	synth-pop	band that shifted the trajectory of genres represented at the festival. The following year,	garage-rock	band	Thee	Oh	Sees,	further expanded the genres at Pickathon. In	2013,	Pickathon	booked	Feist,	its	biggest	headliner yet.14 Growth into other genres with more culturally diverse representation now	includes	jazz,	soul,	R&B,	electronic	“world	music,”	rap,	hip-hop,	and	the	incorporation	of	DJs	into	the	mise-en-scene of the festival.15 Attendance at the festival steadily grew from the initial 100 in	1999	to	approximately	9,000	in	2016,	10,000	in	2017,	and	12,000	total	since	2019.16	Due	to	the	COVID-19	pandemic,	there was no festival in 2020 or 2021. The festival returned in 2023 and according to	Pickathon,	the	lineups	are	now	more	eclectic	than	ever,	including	a	variety	of	acts from all over the world. Pickathon also prides itself on being a “discovery” festival,	where	unknown	artists	can	receive	industry-level	exposure,	and	attendees	can	encounter a new musician/act that they may not have listened to otherwise.174. Current Conditions4.1 PickathonSince	1999,	Pickathon	has	grown	from	humble beginnings to become one of the country’s	premier	mid-scale,	independentmusic festival experiences.18 Beginning with	just	100	attendees,	including	artists,	at	its	inception,	Pickathon	slowly	grew	to	attract	around	12,000	guests	each	year,	a rate that has maintained steadily since 2019.19	Seven	official	venues	accommodate	Pickathon’s	acts,	dispersed	around	the	forests,	hills,	meadows,	and	farm	buildings	of Pendarvis Farm.20Priding	itself	on	the	diverse,	inclusive	representation of marquee acts alongside up-and-coming	local	and	national	artists,	Pickathon strives to present line-ups above industry standards for diversity and inclusion,	supported	by	corresponding	studies done on gender representation of mainstream festivals.21 Based on the fact that calls for gender and racial representation are changing the dynamic of	festival	booking,	public	data	is	largely	unavailable due to proprietary industry standards and relies on individuals and organizations to do their own research.22 This also includes data on festival racial diversity,	which	speaks	to	a	lack	of	community ownership and autonomy within these spaces.23	Book	More	Women	has compiled information that shows from 2018-2023 women and non-binary festival representation	has	increased	from	28.7%	to	39%,	respectively.24	Pickathon’s	data	shows	that	in	this	same	span,	diversity	and representation for women/non-binary	artists	started	at	42%	in	2018,	and	peaked	at	60%	in	2022.	This	year,	Pickathon	plans	on	having	50%	of	artists	representing these groups. Although BIPOC representation was underwhelming in Pickathon’s	early	days,	in	2018	26%	of	artists	came	from	this	group,	peaking	at	41%	in	2023.	This	year’s	festival	plans	to	have	31%	of	BIPOC	members	as	artists.25  Part	of	what	differentiates	Pickathon	from	other similarly-sized festivals is that it        10hosts attendees at a lower capacity than the	space	could	accommodate,	all	in	the	name of enabling a more family-friendly and well-curated concert experience. Included	in	the	ticket	price	are	camping,	serviced	bathroom	facilities,	and	abundant	drinking water (essential for the summer heat under which the festival operates).26 In	previous	iterations,	the	festival	ground	hosted	5,000	attendees	per	day,	or	12,000	total	for	the	three-day	duration.	With	the	recent	passing	of	the	10-year	Conditional	Use	Permit	(CUP),	Pickathon	is	now	certified	for	a	maximum	of	8,500	attendees per day. These attendees also include	a	fleet	of	annual	volunteers	who	run a variety of services essential to the operations This amount is planned to increase	to	3,500	volunteers	following	the	CUP	approval.	According	to	Schoenborn,	Children Playing in Mist During 2012 Pickathon Experiential Music Festival. Photo by Keith Novoselroughly	40-70%	of	all	attendees	are	unpaid	volunteers,	though	this	portion	will	likely	trend lower going forward. The volunteer crews are essential to cultivating a culture of community and dedicated service within Pickathon. One volunteer was quoted by Paste Magazine saying that “anyone working at the festival gets a backstage pass,	which	is	like	the	VIP	experience	of	it	all–a	scene	within	a	scene.	It	keeps	building a sense of ownership within the community”.27 Unpaid volunteers can include	those	from	the	general	public,	staff,	crew,	musicians,	and	city	service	staff	(police,	fire,	etc).	            12Example of Roped Off Area on Pendarvis Farm. Photo by Cadence Planning Associates. Pickathon has taken measures to stand apart in the live music industry for its dedication to sustainability and resource conservation and is widely credited with being	the	first	festival	of	its	kind	to	adopt a zero-waste approach.28	In	2010,	Pickathon	banned	single-use	plastics,	asking attendees to swap disposable drink cups and water bottles for the purchase of a reusable mug and to bring reusable water bottles.29 The festival then did away with	disposable	food	containers	in	2011,	replacing them with reusable collectible dishware,	purchased	at	additional	cost	to	the	attendees	if	they	didn’t	bring	their	own.	According	to	Schoenborn,	these	measures	have	contributed	to	a	25%	reduction	in	trash	per	person	and	a	40%	reduction in waste total. There is on-site composting available for any non-commercially biodegradable products.30 Another means of environmental stewardship enacted at the festival is the removal of invasive plant species from	its	fields	and	forests,	planting	new	native	trees,	and	closing	off	foot	traffic	to	portions of the property in an attempt to create wildlife corridors when each year hundreds of campers take up temporary residence in the forest.31 Sherry Pendarvis 4.1.1 Environmental Impacts13marks these areas that are untouched by human footprints with pink string around the	property.	In	addition,	alternative	energy	sources	like	solar,	biodiesel,	and	hydrogen cells are used to power main event	stages	and	guest	amenities,	such	as phone charging stations.32 The energy generated by solar panels during the year	offsets	the	carbon	footprint	of	the	100-person capacity Galaxy Barn stage plus a portion of the energy used by the food and craft vendors.33	Water	drawn	from	the	city is fed through a closed-loop system where	greywater	is	filtered	in	bioswales,	with no wastewater going back into the sewer system.Figure 4. Illustration of Pickathon’s Parking Lot in Relation to Pendarvis Farm. Map from Pickathon Experiential Music Festival.Current means of reducing the transportation	impact	and	offsetting	the	carbon footprint of the festival include creating incentives for attendees to opt for	biking	or	ride-sharing	to	Pickathon,	limiting	the	demand	for	parking,	and	reducing congestion. The festival claims that	nearly	25%	of	all	attendees	bike	or	take	ride-share	to	the	festival,	which	would	account	for	roughly	1,750	out	of	7,000	festival-goers	annually.37 For those who	do	drive	to	the	festival,	they	are	instructed	to	park	in	Pickathon’s	Welcome	Lot located at 19208 SE Foster Road (Figure 4).	Once	they	have	parked,	they	can	either	travel	to	the	festival	via	a	five-minute	14shuttle ride or a 35- minute walk. A parking pass costs $90. No public transit routes currently reaches Pendarvis	Farm.	To	address	this	gap,	Pickathon	offers	a	shuttle	from	the	Lents	Town Center/Foster Road MAX station to incentivize attendees to take public transit.34 The shuttle also stops near two seperate Clackamas area hotels for those who do not want to camp overnight. To reduce the impact on the surrounding neighborhood,	traffic,	and	noise	issues	resulting from the festival are registered and mitigated by local authorities and Pickathon. A “Neighborhood Care Team” has been established to respond to	issues	related	to	noise,	traffic,	and	parking	complaints,	as	well	as	any	other	general problems relating to the festival. According	to	Pickathon,	safety	and	mobility	efficiencies	for	neighboring	residents	as	well as proactive volume limits are all being put through rounds of strategic problem-solving	at	the	City	of	Happy	Valley,	to	minimize impact on the area.354.2 Pendarvis Farm As	previously	discussed,	the	Pendarvis’	are	the	current	stewards	of	this	unique	farm,	which	is	characterized	by	sloping	hills,	native	plants,	old-growth	forests,	seasonal	creeks,	and	wildlife	corridors	alongside	the	equine residents that call it home. Open meadow areas originally clear-cut for strawberry production make up the site of the	proposed	full-scale	venue,	and	slope	upwards into a vast wooded area.36 This 80-acre property is primarily used for the Pickathon	Festival	each	August,	though	it	is also rented out year-round for weddings and events that seek  to provide their guests with a parallel experience of trail walking and camping.37The Pendarvis Farm provides innumerable ecosystem	services	that	benefit	the	region,	wildlife,	and	local	communities.	The	urban	canopy within these 80 acres provides habitat	and	helps	to	mitigate	the	effects	of	climate change and rising temperatures as a	natural	cooling	environment,	complete	with seasonal streams and abundant shade. The micro-climate present on the farm exists as a stark contrast to the regions surrounding	it,	characterized	by	suburban	sprawl and mass-produced subdivisions. Preserving	this	green	space	helps	to	offset	the	effects	of	the	rapid	scale	development	occurring	peripheral	to	the	farm,	in	which	the leveling of trees and construction of impermeable surfaces could create a heat island	effect	in	this	suburban	space.	Pendarvis	Farm’s	biodiverse	ecosystem	creates a microclimate that aids in mitigating escalating temperatures and climate hazards elsewhere in the region. As	examined	in	regions	around	Portland,	OR,	heat	islands	are	most	pronounced	in	regions in which widespread urban Shuttle Used During Pickathon Experiential Music Festival. Photo by John Keel. 15redevelopment and deforestation are taking	place.	This	effect	especially	affects	marginalized	communities,	which	are	already vulnerable to increased heat exposure and lack of refuge from climate hazards but can also be experienced in more	affluent	suburban	tracts	like	Happy	Valley.38 Removing urban canopy and natural green spaces correlates with negative	effects	on	public	health,	taking	away ecosystem functions that regulate surface	temperature,	and	also	any	recreational opportunities that come with nature.39 Green spaces and nature parks promote	active	living,	increase	mental	health	benefits,	serve	disabled	members	of	the	community,	create	inclusion	in	public	Wood Stage at Pickathon Experiential Music Festival. Photo by Alicia Rose. space,	and	mitigate	the	harmful	effects	of	pollutants that come from urban areas.40 Structures on the farm include the home of the	Pendarvis’,	the	Luckey	Barn,	the	Galaxy	Barn,	and	an	ever-changing	museum	of	salvaged building materials and artifacts sourced from nearby landmarks. The 100 (with alcohol) / 300 (without alcohol) capacity Galaxy Barn is the main venue for the hospitality and event operations of the farm and also serves as a primary stage for the festival.41	Upon	entry	to	the	property,	one	can	find	various	sculptures	created	by	Sherry Pendarvis and a teal school bus used for event operations. Further up the hill is the	Wood	Stage,	one	of	Pickathon’s	most164.3 Happy Valley4.3.1 The Built EnvironmentThe area of Happy Valley outside of Pendarvis Farm has transformed dramatically over the past decade as the number of residential developments has grown,	and	continues	to	grow,	immensely	(Figure	5).	The	area’s	appearance	has	changed from forested spaces and wildlife corridors	to	homogenous,	man-made	Figure 5. Age of Developments Around Pendarvis Farm. iconic performance areas fashioned from raw materials sourced on the farm. As it stands,	the	property	is	a	rare	example	of	undeveloped land in the area and exists as a stark contrast to the rapidly developing single and multi-family residences surrounding it.structures,	small	grass	yards,	and	paved	roads. As Happy Valley continues to expand rapidly,	the	conservation	of	Pendarvis	Farm presents an opportunity for the city to work towards its Comprehensive Plan’s	Natural	Environment	Goal	of	“accommodat[ing] population growth while… preserving important natural features which have attracted people to the City of Happy Valley.”42Holt	Development	(Holt)	has	identified	Pendarvis Farm as a possible development site for approximately 700 homes.43 Sherry and Scott Pendarvis do not wish to sell their farm for such a development but if no other	long-term	use	for	the	farm,	such	as	a	year-round	gathering	place,	is	identified,	they feel they may need to. The farm is currently zoned as very low-densityOregon Metro, Oregon State Parks, State of Oregon GEO, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS,Bureau of Land Management, EPA, NPS, USDA, USFWS, Esri, NASA, NGA, USGS, FEMA, Sources: Esri, USGSAge of Developments Around Pendarvis FarmHappy Valley, ORApril 13, 2024LegendPendarvis Farm1890 - 19361937 - 19571958 - 19711972 - 19861987 - 19992000 - 20112012 - 2022Year Built17Figure 6. Zoning of Pendarvis Farm. Adapted from the City of Happy Valley  Zoning Map. residential	(R-20;	1	unit	per	20,000	square	feet),	low-density	residential	(R-10;	1	unit	per	10,000	square	feet),	and	medium-density single-family residential (1 unit per	5,000	square	feet)	(Figure	6).	Areas	of	Pendarvis Farm are zoned R-20 and R-10 and split into larger lots due to the severeslope of the lot (Figure 7). Happy Valley staff	have	acknowledged	that	the	slope	will	make building on certain section of the lot difficult	if	not	impossible.44Building a year-round facility on and conserving parts of Pendarvis Farm faces18Figure 7. Area within Pendarvis Farm with a Slope of > 25%. Adapted from the Metro Data Resource Center.challenges. Happy Valley uses a one-map system for its zoning map and comprehensive plan. Some cities will separate these maps which would allow a zone change from the base zoning district (residential in this case) to commercial. In	this	case,	a	zone	change	is	not	the	only	required process to achieve a more intenseuse	on	the	farm.	As	such,	rezoning	Pendarvis Farm for a year-round public/commercial facility will require a lot of effort	from	Pickathon	and	the	City.	A	major	part of this process would include applying for	a	Comprehensive	Plan	Amendment,	which would include statewide notice and could expose the development to scrutiny. 19Figure 8. Value of Habitat Conservation Areas in Pendarvis Farms. Adapted from the Metro Data Resource Center.Using the land for a concert venue falls within the conditional uses in Happy Valley.	However,	a	more	intense	use,	like	hotels	and	restaurants,	are	outright	prohibited. The chances of being approved for the zone change and comprehensive plan	amendment	are	high.	With	the	planned downtown district close to thePendarvis	farm,	there	is	support	to	have	complementary uses on the farm.    Another challenge with developing Pendarvis Farm is that a portion of the farm	falls	under	the	purview	of	Metro’s	Urban Growth Management Functional Plan Chapter 3.07 Title 13 (Figure 8). Any20Figure 9. Illustration of Proposed Development Near Pendarvis Farm. Adapted from Google Earth.development of that portion would be required to follow the review standards outlined in Section 3.07.1340. The year-round facility would not be developed in that	portion.	What	Holt	is	proposing	for	that portion of the property is unknown. On	a	smaller	scale	of	development,	the	City	of Happy Valley is currently planning toto connect SE 162nd Avenue and SE Scouters Mountain Road as well as create a	student	drop-off/pick-up	loop	for	Scouters Mountain School (Figure 9). The development would require cutting down a section of dense trees. At the time of the creation	of	this	report,	Sherry	and	Scott	Pendarvis were in the process of writing a dispute letter to advocate for a 21for a solution that preserves the most amount of forest and wildlife habitat possible.45 As Happy Valley continues to grow	around	Pendarvis	Farm,	portions	near and of the farm may be developed for public good needs thus decreasing the strength of this conservation development effort.	Happy Valley produced a housing needs analysis	in	2020	which	identified	that	the Pleasant Valley/Carver area will need to	produce	around	4,200	housing	units	through 2040 to meet statewide goals.46 Pendarvis Farm is within the Pleasant Valley/Carver	plan	area,	so	80	acres	of	residential land were included in the land inventory	analysis.	However,	the	report	was based on production through 2017 which did not capture several high-density developments	within	Happy	Valley.	Also,	a recent Vertical Development District within the proposed downtown core would increase housing density within the planned area. Based on the 2020 Housing report,	excess	land	area	exists	to	support	the housing growth needs per the plan requirements. It is reasonable to assume that the 80-acre Pendarvis farm is not essential for Happy Valley to reach its housing goals.  An unexpected consequence of building a year-round facility on Pendarvis Farm may be the increased demand for short-term rentals such as Airbnb and VRBO.	Currently,	there	is	not	a	hotel	within	the	boundaries	of	Happy	Valley,	with the closest existing hotels being concentrated near Clackamas Town Center just southwest of Happy Valley city limits. If the hotel availability does not change before a year-round facility is built,	demand	for	short-term	rentals	may	increase and lead to a housing shortage. Happy Valley does not have a city-level policy regulating the inventory or operation of short-term rentals.47 City staff	has	identified	this	as	a	need	and	are	prioritizing	the	creation	of	a	policy,	but	the timeline and implementation of such a policy are unknown. The past and current stock of short-term rentals in the Happy Valley area is also unknown but Cadence suggests this as information for the client to gather/consider in any future economic analysis of the venue implementation. It It should also be noted that an option for the conservation development of Pendarvis Farm could include some version of denser housing (relative to the single-family detached housing which currently dominates	the	city’s	landscape),	such	as	short or long-term housing for artists.The suburbanization of Happy Valley is poised to potentially provide some benefits	to	a	year-round	facility	on	Pendarvis	Farm,	especially	in	terms	of	planned transportation infrastructure improvements such as the widening of SE 172nd Avenue and the construction of nearby sidewalks and bike lanes.48 The development of Pendarvis Farm could also spur more transportation and built environment investments from the City of Happy Valley and partner agencies such as TriMet and Clackamas County.Reaching Pendarvis Farm can be a challenge,	especially	for	those	without	a car. Limited public transportation and safe bicycle and pedestrian options pose a	significant	challenge	for	visitors	to	access the property in an environmentally sustainable way. In anticipation of future development,	172nd	Avenue	has	been	built	out	with	a	roundabout,	sidewalks,	and	bike	lanes.	In	contrast,	Hagen	Road,	the	direct	access	point	to	the	farm,	is	significantly	4.3.2 Transportation Infrastructure22Figure 10. Current Condition of SE Hagen Road. Photo from Cadence Planning Associates. less equipped with such infrastructure (Figure	10).	This	narrow,	two-lane	road	lacks	sidewalks,	bike	lanes,	or	shoulders. This lack of safe walking and cycling infrastructure makes the farm difficult	to	access	for	families	with	young	children,	older	adults,	or	those	with	mobility limitations. The car-dependent infrastructure will likely force more people to	drive,	contributing	to	traffic	congestion	and	higher	greenhouse	gas	emissions,	ultimately undermining local air quality for	everyone.	Additionally,	the	absence	of	speed control measures like bumps may raise	concerns	about	increased	traffic	speeds. Further compounding accessibility issues is the lack of public transportation in the farm’s	immediate	vicinity.	Pendarvis	Farm	falls outside of the TriMet ServiceBoundary and the nearest TriMet bus stop is located a mile away on SE Sunnyside Road and SE 162nd Avenue and is served by Route	155,	which	runs	between	Clackamas	Town Center and Happy Valley along Sunnyside	Road,	at	intervals	of	30	minutes	or longer. This requires a 21-minute walk	to	the	stop	from	Pendarvis	Farm’s	entrance,	followed	by	a	25-minute	bus	ride	to	the	Clackamas	Town	Transit	Center–a	significant	barrier	for	those	relying	on	transit. This disproportionately impacts low-income attendees or visitors with mobility impairments who have no other option	for	transportation,	which	might	restrict their access entirely to the current and future uses of Pendarvis Farm.An extensive network of trails winds through the area (Figure 11). The 2013 Mt. Scott/Scooters Mountains Trails Loop 23Figure 11. Mt. Scott / Scouters Mountain Trail Loop Mater Plan in Relation to Pendarvis Farm. Adapted from Oregon Metro. 24Master	Plan	is	a	collaborative	effort	by	Metro,	the	Intertwine	Alliance,	the	cities	of	Happy	Valley	and	Portland,	Clackamas	County,	and	North	Clackamas	Parks	and Recreation District to connect the Springwater Corridor in Portland with the	Clackamas	River	to	the	south,	passing	through Happy Valley.49 Near Pendarvis Farm,	the	plan	proposes	off-road,	multi-use trails linking Pleasant Valley Golf Course,	Scouters	Mountain	Natural	Area,	and	Boy	Scout	Camp.	With	additional	planning,	Pendarvis	Farm	could	be	connected to the trail system which would increase the accessibility and sustainability of the year-round facility. The nearby street grid east of Pendarvis Farm	offers	a	glimpse	into	a	more	accessible future. This recently developed area	boasts	brand-new	asphalt,	wide	three-lane roads with dedicated bike lanes,	sidewalks,	and	accessibility	features	(Figure 12 & 13). This development aligns with	Happy	Valley’s	future	downtown	plans,	highlighting	the	potential	for	improvements on Hagen Road. The stark contrast between Hagen Road and the nearby development underscores the need for	improvements	surrounding	the	farm’s	point of access.Figure 12. Improved Pedestrian & Bike Infrastructure to the East of Pendarvis Farm. Photo by Cadence Planning AssociatesFigure 13. Improved Pedestrian & Bike Infrastructure to the East of Pendarvis Farm. Photo by Cadence Planning AssociatesLastly,	Happy	Valley's	2023	Transportation	System	Plan	identifies	several	needed	improvements	in	the	area,	including	enhanced street connectivity.50 A few key projects will soon be underway near Pendarvis Farm including the extension of 162nd Avenue to the north to connect with the future east-west Scooters Mountain Road (Figure 14). These extensions aim to create a direct link between the future downtown area and the western part of	town.	However,	a	significant	hurdle	exists–the	planned	route	for	Scooters	Mountain	Road	will	bisect	Pendarvis	Farm,	specifically	the	most	densely	wooded	portion of the property. The planned two-lane collector road will feature dedicated bike lanes and a 12-foot-wide pedestrian path	for	recreational	use.	While		Scooters	Mountain Road may negatively impact the	farm's	natural	landscape,	it	could	also	offer	new	development	opportunities	for	the farm due to improved access points.25Figure 14. Illustration of New Collector Road Through Pendarvis Farm. Adapted from City of Happy Valley Transportation System Plan. 26The City of Happy Valley is characterized by a steady growth in employment of 5.48%	from	2020	to	2021,	which	is	notable	in light of the economic repercussions of COVID-19.	As	of	2021,	among	residents	and	non-residents,	11,700	people	are	employed	within Happy Valley and these workers commute an average of 30 minutes between their homes and jobs.51 According to the City	of	Happy	Valley	website,	the	current	(year	not	specified)	median	household	income	is	$125,627.	The	U.S.	Census	American Community Survey 2019 (5-year estimate) states the per capita income is $53,017.52	In	2021,	the	census	tract	with	the highest median household income in Happy	Valley	was	tract	222.07–which	is	located	within	our	study	area–with	a	value	of	$147,868.	The	majority	of	households	in Happy Valley have an income of over $200,000.	The	City	of	Happy	Valley	website	lists the 2021 median monthly rent as $1,873	and	the	current	median	home	value	as	$508,400.	Good	Shepherd	Village,	currently	under	construction,	will	be	Happy	Valley’s	first	development	with	regulated	affordable	housing	within	city	limits.	The	complex	will	offer	142	apartment	units,	with 58 designated for residents earning up to	30%	of	the	Area	Median	Income	(AMI)	and	83	units	for	those	earning	up	to	60%	of	AMI. As	of	2021,	the	sectors	that	employ	the highest number of Happy Valley residents are Management Occupations (17.6%	of	total	employed),	Sales	&	Related	Occupations	(11.5%),	and	Office	& Administrative Support Occupations (9.28%).	Broken	up	by	gender,	Management,	Sales	&	Production	jobs	make up the primary employment for men (21.6%,	10.3%,	and	7.1%,	respectively).	Office	&	Administrative,	Healthcare,	and	Management occupations comprise the primary	employment	for	women	(15.6%,	13.6%,	and	13.2%,	respectively).53 The most common employment sectors for	those	who	live	in	Happy	Valley,	OR,	are	Health	Care	&	Social	Assistance	(2,464	people),	Retail	Trade	(1,511	people),	and	Manufacturing	(1,098	people).	Industries	for	men	and	women	are	also	differentiated	in Happy Valley. Industries with the highest median earnings for men in 2021 are	Wholesale	Trade	($126,250),	Public	Administration	($109,327),	and	Educational	Services,	&	Health	Care	&	Social	Assistance	($104,286).	The	industries	with	the	highest	median earnings for women in 2021 are Information	($165,804),	Real	Estate	&	Property	Management	($78,225),	and	Manufacturing	($68,472).54Understanding the economic state of Happy Valley will help align this study with how Pickathon and the proposed Experiential Cultural District can best complement and uplift local businesses and entrepreneurs. Based	on	the	ACS	2022	5-Year	Estimates,	the poverty rate in Happy Valley is significantly	lower	compared	to	Portland	and the state of Oregon as a whole (Figure 15). Happy Valley residents are impoverished at about half the rate of the Portland and Oregon state geographies. These data serve as further indications that the area which we are studying is relatively affluent,	posing	not	only	a	lot	of	economic	opportunity but also the need for equitable distribution of community resources to support those in the population who are most vulnerable. 4.3.3 Economic State274.3.4 Government Involvement in Planning ProcessThe City of Happy Valley is governed by the	Happy	Valley	City	Council,	which	is	composed	of	three	City	Councillors,	one	Council	President,	and	the	Mayor	(currently Tom Ellis). All council members are nominated and elected by city voters. The Planning Commission is a group of seven to nine citizens appointed by the Mayor and Council through a public application process. The Planning Commission holds hearings on various planning projects and processes including conditional	use	permits,	variances,	and	long-range planning activities. They will also review and provide recommendations to the City Council based on requirements laid out in the municipal code.4.3.5 Current Planning EffortsThe current Happy Valley Comprehensive Plan is a 1984 Plan that was reorganized and redesigned in 2017.55 The goals and policies included in the 1984 Plan remain in	effect.	Related	Comprehensive	Plan	goals and objectives for the conservation development project are to preserve the character	of	Happy	Valley,	to	improve	the	quality of existing and future development areas,	and	to	provide	a	coordinated	direction to the conservation and development of Happy Valley. Overall goals for future land use in the plan include the preservation of existing neighborhood patterns	of	development,	maintaining	woodlands	and	open	space,	and	orderly	expansion of road and utility systems to serve new development. The East Happy Valley Land Use Policies as underlined under East Happy Valley Community LU-Source: Social Explorer Tables ACS 2022 (5-Year Estimates) (SE), ACS 2022 (5-Year Estimates), Social Explorer; U.S. Census Bureau284.2,	states	that	East	Happy	Valley	will	be	a well-designed community with core mixed-use	areas,	livable	neighborhoods,	and a range of job opportunities all integrated	with	the	transportation	system,	natural	environment,	open	space	network	and public facilities (Figure 16). This plan also takes into account the preservation	of	natural	areas,	underlined	under East Happy Valley Natural Environment Policies NE-4.1: “East Happy	Valley’s	transition	to	an	urban	area	over	time	will	also	preserve,	restore,	and/or	enhance	unique	areas,	natural	features,	fish	and	wildlife	habitats,	and	special	places.”	Furthermore,	per	Plan	Implementation,	Chapter	11:	Tree	and	Forest Conservation “future growth and development should be balanced with natural resource protection.” The removal of valuable trees and forests can cause erosion,	creek	contamination,	and	the	loss	of	scenic	resources.	Happy	Valley’s	Tree	Cutting	Ordinance,	as	part	of	the	Land	Development	Code,	requires	review	and	approval before tree removal. Provisions for density transfers outlined in the current LDC allow an increase in density on a portion of a property in exchange for a reduction in density on another portion. Under	this	provision,	individual	trees	or	forest resources can be retained. Happy	Valley’s	Urban	Renewal	Plan	(URP)	also provides insight into the zoning and Tax Increment Financing opportunities existing in our study area. Pendarvis Farm falls under the low-density housing area	identified	in	the	URP,	which	is	the	same designation this area has now.56 Outlined in the plan is the pathway for infrastructure development related to future	planning	efforts	and	required	infrastructure	improvements,	including	land acquisition along 172nd and expansion of both 172nd and Sunnyside Rd	to	support	five	lanes	of	traffic.	While	this expansion could improve car access to	Pendarvis	Farm,	it	comes	at	the	cost	of increased impervious surfaces within the	city.	Additionally,	it	could	create	induced	demand,	meaning	the	wider	roads	encourage	more	traffic,	potentially	negating the initial access improvement.The Tax Increment Financing is utilized in this plan to spur growth in an undeveloped area where initial investment costs are relatively high. The impact of the Tax Increment Financing is tangential to the efforts	on	the	Pendarvis	Farm	as	the	funds	could not be used on development in the farm	unrelated	to	housing.	However,	the	parallel development in the proposed URP would support the Conservation Development.	Additionally,	the	Pendarvis’	could utilize a Transfer of Development Rights	(specifically	for	the	forested	back	40 acres of the property) to both conserve the natural landscape and make a return on	their	investment,	allowing	them	to	eventually	move	off	the	property.57 Happy Valley is actively in the process of creating a downtown district from scratch.	The	proposed	downtown	area,	per	the	Urban	Renewal	Plan,	would	include	a	new	40-acre	park,	a	community	center	(currently	under	development),	and	various mixed-use developments (Figure 16).	Concurrently,	the	planning	department	is planning for a new vertical development district	within	the	downtown	plan,	which	aims to vertically concentrate mixed building	uses	(namely,	commercial	and	residential).The Happy Valley Downtown District Plan is	more	concrete	rather	than	aspirational,	as the City has already begun land acquisition along the downtown corridor. 294.3.6 Existing Businesses & InstitutionsFigure 16. City of Happy Valley downtown Plan. Illustration from the City of Happy Valley. The intention is to gather the land necessary to construct the downtown and then the City will engage in a selection process	to	hand	off	parcels	to	private	developers,	rather	than	developing	the	land	themselves.	For	example,	the	land	for the new park and community center has already been purchased and plans have been created for structures and programming.The land use of Happy Valley is largely focused on housing with an emphasis on single-family detached homes. Along the main	arterial	of	Sunnyside	Road,	there	are	large-scale commercial developments to both	the	north	and	south,	though	many	of	the commercial developments to the south of Sunnyside Road are not within Happy Valley’s	boundaries	(Figure	17).	The	zoning	in the proposed downtown area blendsuses into a mixed commercial and residential zone. The proposed venue location is within walking distance of one of the preexisting commercial	developments	(Town	Center,	within	one	mile).	Based	on	Happy	Valley’s	current plans the venue location will be walkable to the new downtown district.30Figure 17. Businesses & Institutions Nearby Pendarvis FarmEsri, NASA, NGA, USGS, FEMA, Sources: Esri, USGS, Oregon Metro, Oregon State Parks, State of OregonGEO, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Bureau of LandManagement, EPA, NPS, US Census Bureau, USDA, USFWS123 45867Pendarvis Farm910 11120 0.2 0.40.1 MilesBusinesses & Ins tu ons Nearby Pendarvis FarmHappy Valley, ORArpil 13, 2024      1 Spring Elementary School2 Slavic Christian Academy3 Clackamas High School4 Rock Creek Middle School5 Sunnyside Elementary School6 Happy Valley Middle SchoolOregon Trail Elementary School8 Scouters MountainElementary School9 Sunnyside Foursquare Church10Creator Lutheran Church11 Kingdom Hall Jehovah’s WitnessEmmanuel Community Church1313 Pleasant Valley Seventh-Day Adventi1415 161718 192014 Shari’s Cake15Elka Bee’s16Happy Valley Food Cart Pod17Casa Colima18Pho Zen19Happy Hollow20Valley Public House2122231221Hops and DropsWan Lung22Willamette Valley Vinyards2324 Stickman Brewing242526Fred Meyer25Happy Valley Library26SchoolsReligious Ins tu onsRestaurants & BarsOther7315. Key TakeawaysConserving	portions	of	Pendarvis	Farm	through	the	development	of	a	permenant,	year-round venue will not be a simple task as the surrounding area of Happy Valley is rapidly evolving. There are a few things to consider as this work progresses including but not limited to: • Pendarvis Farm encompasses 80 acres and is one of the last remaining wooded areas in the East Buttes.• The	farmer-owners,	Sherry	and	Scott	Pendarvis,	are	committed	to	sustainability	and	interested in perserving the natural landscape with opportunities for community and gathering spaces. • The	City	of	Happy	Valley	plans	for	a	new	road	to	bisect	the	property’s	northern	wooded	section,	raising	concerns	about	the	farm’s	future.	• Happy	Valley’s	population	grew	signficantly	(34.8%)	between	2010	and	2020.	• While	White	individuals	remain	the	largest	group	of	residents,	other	racial	identities,	particularly	Asians,	are	experiencing	a	population	boom.	• The area is currently designed for car dependence and public transportation access to Pendarvis	is	limited,	potential	restricting	access	for	visitors	experiencing	low	income	or mobility impairments. • The	nearby	trail	network	and	future	development	plans	offer	opportunities	for	improved accessibility to Pendarvis Farm. • Happy	Valley	boasts	a	strong	economy	with	steady	job	growth	(5.48%	in	2020	-	2021)	and	a	relatively	high	median	household	income	($125,627).	• The	current	Comprehensive	Plan	emphasizes	character	preservation,	development	quality,	and	balanced	growth.	• Current	land	use	is	primarily	single-family	homes,	with	commercial	areas	concentrated along Sunnyside Road. • The	Happy	Valley	Urban	Renewal	Plan	outlines	future	development	plans	for	the	area,	including infrastructure improvements and potential zoning changes. • Happy Valley is actively pursuing the creation of a new downtown district with mixed-use development.  • The proposed venue is within walking distance of planned commercial areas like the new downtown district. 32Endnotes1. Clackamas County. (2023). Land Acknowledgment.	Clackamas	County’s	Equity	&	Inclusion	Office.2. The First People of Clackamas and Milwaukie. (n.d.). City of Milwaukie. Retrieved March	7,	2024,	from	https://www.milwaukieoregon.gov/sites/default/files/fileattachments/city_recorder/page/42971/clackamas_indians_of_milwaukie.pdf3. Hulburt,	M.	W.	(2023).	Happy Valley Oregon A Brief History. The History Press.4. Confederated Tribes of Grand Ronde. (n.d.). Home History & Culture. Confederated Tribes	of	Grand	Ronde.	Retrieved	March	10,	2024,	from	https://www.grandronde.org/history-culture/5. State of Oregon: County Records Guide - Clackamas County History. (n.d.). Oregon Secretary	of	State.	Retrieved	March	7,	2024,	from	https://sos.oregon.gov/archives/records/county/Pages/clackamas-history.aspx6. Hulburt,	Happy Valley. 7. U.S.	Census	Bureau.	(1990,	2000,	2010).	B01003	Total	Population.	Accessed	via	Social Explorer.8. City Overview.	(n.d.).	City	of	Happy	Valley.	Retrieved	March	8,	2024,	from	https://www.happyvalleyor.gov/community/city-overview/9. Hurlburt,	M.	W.	(n.d.).	How Happy Valley Became Oregon’s Fastest Growing City.10. American Community Survey 2022 (5 Year Estimates). Accessed via Social Explorer.11. Interview	with	Sherry	Pendarvis	(March,	2024).12. Singer,	M.	(2016,	August	3).	How	Pickathon	Became	Portland’s	Biggest	Little	Music Festival. Willamette Week.13. Pendarvis,	2024.	14. Singer,	Portland’s	Biggest	Little	Music	Festival.	15. Stebivka,	M.,	&	Dusty,	D.	(2015,	July	23).	Pickathon:	The	Rebel	Festival.	Vortex Music Magazine. https://www.vrtxmag.com/articles/pickathon-the-rebel-festival/16. Interview	with	Zale	Schoenborn	(March,	2024).3317. Spinelli,	A.,	&	Sliwoski,	N.	(2023,	August	10).	Pickathon	Showed	Why	It’s	the	Best Indie Festival in the Country. Paste Magazine. https://www.pastemagazine.com/music/pickathon/pickathon-202318. Singer,	Portland’s	Biggest	Little	Music	Festival.	19. 	Interview	with	Zale	Schoenborn	(February,	2024).20. Riddle,	E.	(n.d.).	Why Pickathon?	Pickathon.	Retrieved	March	10,	2024,	from	https://pickathon.com/info/notice-to-attendees/21. 	Mitchum,	R.,	&	Garcia-Olano,	D.	(2018,	May	1).	Tracking the Gender Balance of This Year’s Music Festival Lineups.	Pitchfork.	Retrieved	April	12,	2024,	from	https://pitchfork.com/features/festival-report/tracking-the-gender-balance-of-this-years-music-festival-lineups/;	Schoenborn,	February	2024.22. Peters,	A.	(2023,	February	6).	The ‘Book More Women’ Campaign Called Out Male-Heavy Festival Lineups. Did It Help?	Rolling	Stone.	Retrieved	April	12,	2024,	from	https://www.rollingstone.com/music/music-features/book-more-women-music-festival-lineups-2023-1234672923. Khawaja,	J.	(2017,	July	4).	The kids are all white: can US festivals live up to their ‘post-racial’ promise?	The	Guardian.	Retrieved	April	12,	2024,	from	https://www.theguardian.com/music/2017/jul/04/music-festivals-race-white-black-coachella-afropunk24. BOOK MORE WOMEN — Data.	(n.d.).	BOOK	MORE	WOMEN.	Retrieved	April	12,	2024,	from https://www.bookmorewomen.com/data25. Pickathon Artist Demographic & Diversity Spreadsheet 1999-2024. Provided by Zale	Schoenborn.	March,	2024.26. Armstrong,	J.	(2023,	August	5).	Pickathon is for the Whole Family. PDX Parent. Retrieved	March	10,	2024,	from	https://pdxparent.com/pickathon-review.27. Spinelli	&	Sliwoski,	Best	Indie	Festival	in	the	Country.28. Roberts,	D.,	&	Nelson,	A.	(2013,	June	20).	Can a music festival be sustainable? Pickathon is finding out. Grist.	Retrieved	April	12,	2024,	from	https://grist.org/living/can-a-music-festival-be-sustainable-pickathon-is-finding-out/29. Spinelli	&	Sliwoski,	Best	Indie	Festival	in	the	Country.30. Schoenborn,	February	2024.31. Stebivka,	M.,	&	Dusty,	D.	(2015,	July	23).	Pickathon:	The	Rebel	Festival.	Vortex Music Magazine. https://www.vrtxmag.com/articles/pickathon-the-rebel-festival/3432. Young,	C.	(2023,	July	31).	Oregon Festival to Power Stages with Hydrogen. Mixonline. Retrieved	March	10,	2024,	https://www.mixonline.com/live-sound/live-gear/oregon-festival-to-power-stages-with-hydrogen33. Zero Waste Festival? (n.d.).	Pickathon.	Retrieved	March	10,	2024,	from	https://pickathon.com/info/commitment-to-sustainability34. LaBarge,	T.	(n.d.).	Shuttle Info. Pickathon.	Retrieved	March	10,	2024,	from	https://pickathon.com/info/shuttle-info/35. City of Happy Valley. (n.d.). Pickathon Music Festival.	Retrieved	March	10,	2024,	from https://www.happyvalleyor.gov/pickathon-music-festival/36. Pendarvis,	2024.37. Hamilton,	K.	C.	(2023,	August	4).	The	End	of	Pickathon?	As	Its	Permit	Expires,	a City Decides. Portland Monthly. https://www.pdxmonthly.com/arts-and-culture/2023/08/pickathon-2024-permit-tickets-happy-valley38. Shandas,	V.,	Voelkel,	J.,	Sakuma,	R.,	&	Hellman,	D.	(2018,	March	30th).	Assessing	Vulnerability to Urban Heat: A Study of Disproportionate Heat Exposure and Access to	Refuge	by	Socio-Demographic	Status	in	Portland,	Oregon.	International Journal of Environmental Research and Public Health,	640.	https://mdpi-res.com/ijerph/ijerph-15-00640/article_deploy/ijerph-15-00640-v2.pdf?version=152534602439. Reily,	Christopher	B.,	and	Mary	M.	Gardener.	2020.	“Examining	the	distributional	equity of urban tree canopy cover and ecosystem services across United States cities.”	PLOS.	https://journals.plos.org/plosone/article/file?id=10.1371/journal.pone.0228499&type=printable40. Urban Nature for Human Health and Well-Being.	(2018,	February).	USDA	Forest	Service.	Retrieved	April	10,	2024,	from	https://www.govinfo.gov/content/pkg/GOVPUB-A13-PURL-gpo91156/pdf/GOVPUB-A13-PURL-gpo91156.pdf41. Pendarvis,	2024.42. City of Happy Valley (2017). Comprehensive Plan. Available at https://www.happyvalleyor.gov/business/planning-division/comprehensive-plan/. Accessed April 13,	2024.43. Interview	with	Zale	Schoenborn	(January,	2024).44. Interview	with	Laura	Terway	(February,	2024).45. Pendarvis,	2024.3546. FCS Group (2020). Pleasant Valley/North Carver Housing Needs Analysis. Available at https://www.happyvalleyor.gov/wp-content/uploads/2020/02/Happy-Valley-PV-NC-HNA-Final-Feb2020.pdf.	Accessed	April	13,	2024.47. Terway,	2024.	48. City of Happy Valley (2023). Happy Valley Transportation System Plan. Available at https://www.happyvalleyor.gov/wp-content/uploads/2023/10/Happy-Valley-TSP-August-2023-Compressed.pdf	.	Accessed	April	13,	2024.49. Metro (2013). Mt. Scott/Scooters Mountains Trails Loop Master Plan. Available at https://www.oregonmetro.gov/mount-scottscouters-mountain-trail-loop-master-plan	Accessed	March	20,	2024.50. City	of	Happy	Valley,	Happy Valley Transportation System Plan.51. Jorgensen,	J.	(n.d.).	Happy Valley, OR.	Data	USA.	https://datausa.io/profile/geo/happy-valley-or#economy.52. City Overview. (n.d.). City of Happy Valley. https://www.happyvalleyor.gov/community/city-overview/53. Jorgensen,	Happy Valley. 54. Jorgensen,	Happy Valley. 55. City	of	Happy	Valley,	Comprehensive Plan. 56. City of Happy Valley (2019). Happy Valley Urban Renewal Plan. Available at https://www.happyvalleyor.gov/city-hall/finance/hv-urban-renewal-plan/.	Accessed	April	13,	2024.	57. Department of Land Conservation and Development : Transfer of Development Rights	:	Farm	and	Forest	:	State	of	Oregon.	(n.d.).	Oregon.gov.	Retrieved	April	7,	2024,	from	https://www.oregon.gov/lcd/ff/pages/transfer-of-development-rights.aspxAppendix B - Map of Study Area  Appendix C - Resident Survey Survey Introduction: Hello Neighbors of Pendarvis Farm, Thank you for taking the time to complete this survey on the future of Pendarvis Farm. As your neighborhood of Happy Valley rapidly develops, farm and forest land in the area is shrinking. Pendarvis Farm is 80+ acres of forest and meadow land located on Hagen Road, southeast of Scouters Mountain Elementary School. Pendarvis Farm represents one of the last wooded areas in the East Buttes. We are a group of six graduate students in the Master of Urban and Regional Planning program at Portland State University working in partnership with Pendarvis Farm and Pickathon Music Festival (Pickathon) for our capstone project. The owners of Pendarvis Farm and Pickathon are currently working to create a long-term plan that prioritizes the conservation of natural spaces and wildlife while developing part of the property for sustained public use. They hope to build a permanent, outdoor venue space on Pendarvis Farm. This venue would be in use during Pickathon’s annual four-day festival as well as for other touring bands during the dry season. There is also an alternative plan for Pendarvis Farm from Holt Homes to fully develop the site into approximately 700 houses. We are assisting Pendarvis Farm and Pickathon by 1) researching the economic and transportation impacts of a venue on the surrounding area, and 2) developing community and data-informed recommendations to optimize positive opportunities and mitigate negative impacts. Through this survey, we hope to engage with nearby residents such as yourself to inform these development recommendations and mitigation strategies so that any development on Pendarvis Farm is sustainable and beneficial to the community.We appreciate you taking a few minutes to complete our survey - thank you for your time and input! Your feedback will help us improve our recommendations and ultimately better serve the community of Happy Valley. There will be an opportunity for you to be entered into a drawing to win a pair of tickets to the 2024 Pickathon Music Festival or a $20 Visa gift card as a thank you for your participation. By submitting the survey, you give consent to participate in this research study and identify to be at least 18 years of age. Your participation in this study is completely voluntary and anonymous. No individual results from the surveys will be released. Only group data will be used to assess the information gathered through the survey. Data will be aggregated and analyzed by the PSU team as well as shared with the Pickathon team for informative use. Please contact the research team at dawn34@pdx.edu for any questions about the research.Project Questions: Given the interests of the owners of Pendarvis Farm in developing the site, which below scenario for the future use of Pendarvis Farm would you prefer? (Multiple Choice) • Partially developed into a cultural district with a year-round music venue.• Fully developed into an estimated 700 houses.If Pendarvis Farm was partially developed into a permanent venue and the opportunity arose for community amenities or programming to be included, what kind of community and outdoor activities would you like to see? (Check all that apply)• Trails for walking, running, biking, or rolling• Dog park• All-access playground• Outdoor movie area• Community garden• After-school and summer camps for children• Community maker space• Theater or performance space• Other: _____________All developments inevitably impact their surrounding area. If Pendarvis Farm were to develop part of the property into a permanent music venue operated by Pickathon, indicate your level of concern for the potential impacts below. (Likert Scale, *Very unconcerned, unconcerned, neutral, concerned, very concerned*)• Noise from visitors in and around Pendarvis Farm• Increased traffic around Pendarvis Farm• Increased parking needs• Light pollution• Loss of natural areas/open space/wilderness• Presence of trashAre there any potential impacts missing from the above list? (Open-ended)If Pendarvis Farm developed part of the property into a permanent music venue, what type of transportation improvements would you like to see in your neighborhood to ease traffic in and out of Pendarvis Farm or reduce traffic overall? (Click all that apply)• More bus connections• More bike lanes• More sidewalks• Lower driving speeds• More street lighting• Better quality roads for drivingIs there anything else you would like to share with us? What are your hopes, dreams, visions, big ideas, and fears regarding the future of Pendarvis Farm? (Open-ended) Survey Reward and Focus Group Opportunity Interested respondents will be entered into a raffle drawing for either a $20 Visa gift card or a pair of 2024 Pickathon festival tickets. The winner of the drawing will be notified by the end of May 2024. Additionally, the research team will be conducting focus groups in May to receive feedback on our proposed recommendation. Participants of the focus groups will receive a $20 Visa gift card. As nearby residents, we would love to receive your feedback as part of the focus group.  If you would like to be entered in the raffle, please enter your email address. (Open-ended)If you would like to be considered for the focus group, please enter your email address. (Open-ended)Demographics QuestionsThis section of the survey is not mandatory and will be used by us to get a clearer picture of who this survey is reaching and who it is not reaching. We hope that the demographics of those taking our survey match the demographics of the area. What are the cross streets nearest to your residence? (e.g., SE Scouters Mountain Road and SE 172nd Avenue) _______ & __________What is your age? ____ years Which of the following describes your racial or ethnic identity? (Check all that apply)• American Indian, Native American, Alaska Native• Asian/ Asian American• South Asian/Indian• Slavic, Eastern European • Black, African American, African• Hispanic/Latino/a/x/e• Native Hawaiian, Pacific Islander• Middle Eastern, North African• White, Caucasian • I prefer to identify as: ________• I prefer not to discloseWhich of the following describes your gender identity? (Check all that apply)• Man• Woman• Gender expansive (e.g. non-binary, agender, gender fluid, genderqueer)• Transgender• Trans man• Trans woman• Two spirit• I am undecided or questioning• I prefer not to disclose: _________• I prefer to describe my gender as __________How do you identify your sexual orientation? • Heterosexual or straight • Gay or lesbian • Bisexual• I prefer not to sayDo you identify has having or living with a disability? • Yes• No • I prefer not to sayIncluding yourself, how many people live in your household? Of those people living in your household, how many are 65 years or older? Of those people living in your household, how many are under the age of 18? What is your yearly household income?• Under $15,000• $15,000 to $24,999• $25,000 to $34,999• $35,000 to $49,999• $50,000 to $74,999• $75,000 to $99,999• $100,000 to $149,999• $150,000 to $199,999• $200,000 and over • Prefer not to disclose Appendix D - Survey Door HangerAppendix E - Survey FlyerAppendix F - Reminder Door HangerAppendix G - Attendee SurveySurvey Introduction: Hello Past Attendees of the Pickathon Music Festival, We are a group of six graduate students in the Master of Urban and Regional Planning program at Portland State University working in partnership with Pendarvis Farm and Pickathon Music Festival (Pickathon) for our capstone project. Pickathon is currently working with the owners of Pendarvis Farm, where Pickathon happens every year, to build a permanent, outdoor venue space onsite. The venue would continue hosting Pickathon’s annual four-day festival and would expand programming to include performances throughout the summer and community events year-round. The goal of the venue is to implement a long-term plan that prioritizes the conservation of natural spaces and wildlife while developing part of the property for sustained public use. We are assisting Pendarvis Farm and Pickathon by 1) researching the economic and transportation impacts of a venue on the surrounding area, and 2) developing community and data-informed recommendations to optimize positive opportunities and mitigate negative impacts. Through this survey, we hope to engage past Pickathon attendees such as yourself to understand the possible economic impact of this venue on Pendarvis Farm and Happy Valley.  We appreciate you taking a few minutes to complete our survey - thank you for your time and input! Your feedback will help us improve our recommendations. There will be an opportunity for you to be entered into a drawing to win past Pickathon merchandise as a thank you for your participation. By submitting the survey, you give consent to participate in this research study and identify to be at least 18 years of age. Your participation in this study is completely voluntary and anonymous. No individual results from the surveys will be released. Only group data will be used to assess the information gathered through the survey. Data will be aggregated andanalyzed by the PSU team as well as shared with the Pickathon team for informative use. Please contact the research team at dawn34@pdx.edu for any questions about the research.Project Questions: How many Pickathon festivals have you attended?• 1• 2-4• 5-7• 8+Where do you live? • Portland, OR Metro area (including all the cities and towns in Washington, Multnomah, Clackamas County, and Vancouver, Washington).• Elsewhere in Oregon state• Outside of Oregon state: __(write in City, State, Country)___Where did you stay during the festival? • Home• Camping, on Pendarvis Farm (car, tent, or RV)• Camping (car, tent, or RV), not on Pendarvis Farm• Hotel near Pendarvis Farm• Hotel in Portland • Short-term rental (ex: Airbnb or VRBO)• With friends/relativesIf you stayed in an accommodation outside of the City of Happy Valley, what influenced this decision (i.e. why didn’t you want to camp on Pendarvis Farm or find another accommodation in the surrounding city)?• I don’t like camping• I, or someone in my party, require special accommodation for sleeping quarters• Not enough hotels and/or Airbnb/Vrbos available close to the venue• Hotels and/or bed and breakfasts close to the venue are too expensive• I stayed with friends/family who don’t live in the Happy Valley area• Other: _________How many days did you stay in the region (Portland metro area) in total, including your time spent at the Pickathon Festival? ________If you came from outside of the Portland Metro region, what mode of transportation did you use to get from your home or temporary accommodation to the festival?  (Check all that apply)• Car• Bike• Local bus (Trimet or Clackamas County transit)• Regional bus (Greyhound or comparable) • Train (Amtrak)• Other: _______If you live in the Portland Metro Region, how did you travel to the festival from your home? (Check all that apply)• P lane• Car• Bike• Local bus (Trimet or Clackamas County transit)• Regional bus (Greyhound or comparable) • Train (Amtrak)• Other: _______Did you spend money in Happy Valley outside of Pickathon? If yes, please check all categories that apply:• Gas• Groceries• Restaurant/Bar• Camping Supplies • Other __(write in)____If you spent money in Happy Valley outside Pickathon, how much did you spend?• 0-25• 25-50• 50-100• 150-200• 200+Did you rent a car while visiting the area?• Yes• NoDid you rent a bike while visiting the area?• Yes• NoDuring your travels, did you visit other attractions besides Pickathon in the Portland Metro area? Please specify: (check all that apply)• Scouters Mountain Nature Park• Mount Talbert Nature Park• Other city or neighborhood park in the Portland Metro area• State or National Forest area in Oregon• Large shopping center (indoor or outdoor mall)• Museum or art gallery• Movie theater• Food truck pod• Bars and breweries• Other:_____(write in)Please share any other thoughts you might have about your experience with transportation around Pickathon, lodging, and spending time in Happy Valley and Oregon. (open-ended response)Survey Reward Opportunity: Interested respondents will be entered into a raffle drawing for vintage Pickathon merchandise. The winner will be notified by the end of May 2024.If you would like to be entered in the raffle, please enter your email address. (Open-ended)Demographics QuestionsThis section of the survey is not mandatory and will be used by us to get a clearer picture of who this survey is and isn’t reachingWhat is your age? ____ years Which of the following describes your racial or ethnic identity? (Check all that apply)• American Indian, Native American, Alaska Native• Asian/ Asian American• South Asian/Indian• Slavic, Eastern European • Black, African American, African• Hispanic/Latino/a/x/e• Native Hawaiian, Pacific Islander• Middle Eastern, North African• White, Caucasian • I prefer to identify as: ________• I prefer not to disclose• Which of the following describes your gender identity? (Check all that apply)• Man• Woman• Gender expansive (e.g. non-binary, agender, gender fluid, genderqueer)• Transgender• Trans man• Trans woman• Two spirit• I am undecided or questioning• I prefer not to disclose: _________• I prefer to describe my gender as __________How do you identify your sexual orientation? • Heterosexual or straight • Gay or lesbian • Bisexual• I prefer not to sayDo you identify has having or living with a disability? • Yes• No • I prefer not to sayIncluding yourself, how many people live in your household? Of those people living in your household, how many are 65 years or older? Of those people living in your household, how many are under the age of 18? What is your yearly household income? • Under $15,000• $15,000 to $24,999• $25,000 to $34,999• $35,000 to $49,999• $50,000 to $74,999• $75,000 to $99,999• $100,000 to $149,999• $150,000 to $199,999• $200,000 and over • Prefer not to discloseAppendix H - List of RecommendationsKey Recommendations: • Enhance pedestrian and cyclist safety on SE Hagen Road• Enhance pedestrian and cyclist safety along and across 172nd• End shows by 10pm• Public trails on Pendarvis Farm• Undergo minimal tree removal and tree relocation during construction• Native tree barrier along property line and entrancesOther Recommendations:• Expand transit service boundary and place a bus stop by the new venue• A bus stop near the venue would further support the transportation needs of the venue, lowering the need for parking and providing transit dependent attendees with a way to access the venue. • Bike parking onsite• Providing secure bike parking such as bike lockers will incentivize concert-goers to bike to the venue, reducing carbon emissions and limiting the necessary car parking spaces. • Improve trail connectivity• In addition to making the trails on Pendarvis Farm accessible to the public, connecting the trails to the broader trail network in the area will contribute to a robust regional trail system.• Electric vehicles (EV) charging stations onsite• In order to further support the environmental sustainability of transportation to the venue, we recommend adding elective vehicle charging stations on site. • Incentivize “early-bird” and “night-owl” parking• Early bird or night owl parking could be an element of the transportation management plan. This would spread out the time in which visitors arrive or leave and reduce traffic bottlenecks around the venue. This would also likely decrease the number of drivers that divert to local roads to avoid traffic on the arterials. Additionally, we think that incentivizing attendees to come early could stimulate activation of the downtown spaces.  • Incentivize carpooling• This is another way to lower the parking demands of the venue. Incentivizing carpooling could mean a discount on tickets or offering a parking space closer to the entrance for attendees who carpool. This would require parking attendants. • Designated rideshare pick-up and drop-off location• A designated rideshare pick-up and drop-off location would aid in the ease of traffic flow and further lower the need for parking. A designated rideshare pick-up and drop-off location near the venue would also assist older visitors and those with disabilities. • Hire a parking company to manage the parking experience• In order to implement the other parking management practices such as the “early-bird” and “night-owl” parking as well as incentivizing carpooling, we recommend either hiring a parking management company or hiring and training specific staff for this. Although an additional cost, it would be necessary in order to manage the flow of traffic into and out of the venue and associated parking lots.• Extended shuttle between venue and Clackamas Town Center• Expanding the shuttle between the venue and Clackamas Town Center to run year-round or at least during the concert (summer) season would connect the venue to the region’s MAX system, making it easier for visitors to reach Pendarvis Farm by public transit.• Signage on and around Pendarvis Farm to divert traffic away from local roads• We recommend signage on and around the farm to divert traffic away from local roads, limiting disturbances to the surrounding neighborhoods. • Separate entrance for vehicles and pedestrians/cyclists• We recommend separate entrances for vehicles and pedestrians/cyclists in order to create greater safety for pedestrians and to aid in traffic flow. Hagen Road would serve as the pedestrian/cyclist entrance and the vehicle entrance would be located on the Scouters Mountain Road extension if it is indeed built. • Coordinate with City on noise level monitoring• Coordinating with the City on noise level monitoring is important to mitigate sound pollution from the venue. • Implement dark sky practices• We recommend adopting a series of dark sky practices to minimize light pollution from the Pendarvis Farm Amphitheater. This could include shielded lighting fixtures, warm color temperatures, lighting control systems, and minimizing upward lighting. • Wildlife passageway on the collector road through Pendarvis Farm• If the collector road is built and cuts through the farm, we recommend creating a wildlife passageway either above or below the road to support animal crossing and reduce collision between vehicles and wildlife. • The amphitheater be open for public use and rentals except during scheduled events• To make sure the venue is a community asset, we recommend that the amphitheater be open for public use except during scheduled events. We also heard a need for rentable performance and community space in the area and see this as an opportunity for year-round use of the venue. • Conduct a comprehensive tree inventory• We recommend conducting a comprehensive tree inventory in order to support conservation efforts.

Clean Full Text

Language

Doi

Arxiv

Mag

Acl

Pmid

Pmcid

Pub Date

Pub Year

Journal Name

Journal Volume

Journal Page

Publication Types

Tldr

Tldr Version

Generated Tldr

Search Term Used

Reference Count

Citation Count

Influential Citation Count

Last Update

Status

Aws Job

Last Checked

Modified

Created