Urban Design Guidebook

Urban Design Guidebook Beef Bend South | King City, Oregon November 2020 Table of Contents Introduction 3 Purpose of the guidebook King City Beef Bend South Vision Relationship of this document to the TSP Why these case studies Document organization Case Study 1: Villebois 12 Introduction Design Implementation Lessons learned Case Study 2: NorthWest Crossing 22 Introduction Design Implementation Lessons learned Case Study 3: Bethany 32 Introduction Design Implementation Lessons learned Critical Success Factors 42 2 Introduction Purpose of the guidebook This guidebook is part of the King City Transportation System Planning process. It is intended to serve as a bridge between the URA 6D Concept Plan, the City’s King City first Transportation System Plan, and the forthcoming Beef Bend South Master Plan. It builds on comparable Beef Bend South developments (case studies) evaluated as part of the 2020 Market Analysis report to understand details around land use, transportation, urban design, and Tualatin River implementation. The case studies provide lessons learned and recommended actions for King City. King City Beef Bend South Vision The 2018 Concept Plan for King City articulated a community vision for the area called Urban Reserve Existing King City and adjacent Beef Bend South area. Area 6D (URA 6D). In 2019, based on its review of the Concept Plan, the Portland Metro Regional Government approved King City’s application for an The other three neighborhoods will vary in density but necessary but it will be challenging. The purpose of this expansion to the Urban Growth Boundary (UGB) to all will accommodate a full range of middle housing east-west street will be to accommodate local traffic create an extension of King City. types, offering a variety of sizes and affordability and to provide a link between the four neighborhoods. URA 6D, also known as Beef Bend South, is 528 acres intermixed within small urban-scaled blocks. Just It will be a King City signature street that changes located to the west of King City, at the foot of Bull north of Beef Bend Road, the City of Tigard is planning a character from east to west, reflecting the personality Mountain, on the north shore of the Tualatin River. series of new neighborhoods (South River Terrace) with of each neighborhood it serves, while protecting each For this new area, King City envisions a community a similar vision for mixed housing neighborhoods. In stream it traverses or crosses. of distinct neighborhoods tucked between the five the future, several streets running north-south—River The street and path network will be a fine-grained stream corridors that carry water from the mountain Terrace Boulevard in Tigard and Elsner Road in Beef network of local streets, green streets, alleys, and paths. to the river. The highest density neighborhood with Bend South—could connect these two communities The network will provide seamless connections for the greatest mix of uses will be located closest to Roy to each other. community, accessing services, shopping, recreating, Rogers Road, at the western edge of the city (and the At its narrowest, the area between Beef Bend Road and and experiencing nature; it will do so in a way that UGB). This neighborhood is envisioned to be home to a the Tualatin River is about 3,000 feet and interrupted works for people on foot, in a car, on a bike, or in small new town center with a main street, which will include by streams. Creating an east-west street connection is electric-powered vehicles. commercial and civic uses, and employment uses. King City TSP | Urban Design Guidebook | Urbsworks, Inc 3 Relationship of this document to the TSP This document flags several design strategies that are important for the Beef Bend South Master Plan to follow up on in order to achieve the goals and vision of the community and to fulfill earlier planning efforts such as the URA 6D Concept Plan. Detailing specific design approaches within the context of the King City Transportation System Plan will help ensure that the TSP does not preclude these actions or strategies from being implemented in the future; it may in fact promote some of these concepts. Relationship of this document to other documents 2020 King City Market Analysis The 2020 King City Market Analysis for Urban Reserve Area 6D was conducted in an earlier TSP task. For the three case studies— Villebois, NorthWest Crossing, and Bethany—the market analysis quantified the amount of existing residential development and commercial and industrial square footage. As a complement to the market analysis, this document details where and how the residential, commercial, and industrial development are arranged and configured. It also details other aspects of the development, such as the integration of open space, walkability, street network, access, and visibility of commercial uses. It analyzes how all these characteristics work together and how well each case study performs when compared with goals for Beef Bend South. Metro’s State of the Centers 2011 Report In 1995 Metro adopted the 2040 Growth Concept to guide growth and development in the Portland metropolitan area. It designates regional and town centers, in addition to downtown Portland, as the focus for redevelopment and concentration of homes and jobs. The Metro 2040 system categorizes these mixed use areas as main streets, town centers, regional centers, and station communities. In 2011 Metro updated their State of the Centers report with analysis measuring the performance of more 4 than 40 of these centers in terms of vibrancy, economic Dwelling Density Comparison Table prosperity, and equity, among other measures (https:// www.oregonmetro.gov/state-centers-report). Metro-designated activity center Together these metrics indicate development patterns Dwelling units per acre Activity center that combine households, jobs, walkability, and transit (average density) supportive development. Similar performance metrics were selected to evaluate the case studies for this Hillsdale 6 document and allow the reader to compare the case study communities with each other. Northwest Portland Nob Hill 27 It is interesting to compare the case studies with Metro-designated activity centers, which use similar Case Study planned dwelling unit density performance metrics. For example, the table to the right compares the dwelling densities for two Metro Dwelling units per acre Case Study activity centers (Hillsdale and Northwest Portland Nob (average density) Hill), with the three case studies. Villebois 4.6 NorthWest Crossing 3 North Bethany 4.6 King City TSP | Urban Design Guidebook | Urbsworks, Inc 5 Battle Ground Columbia Co. Sturgeon Salmon Lake Creek Multnomah Co. Washington Co. Vancouver Lake Orchards Wash. Ore. Vancouver Banks S MainSt N M a ri N ne C D r Mill o l North um Plain b ia “A city is not an accident but the Plains B Colu St. lvd N E M arine D r mbia N Portland Rd Rive e r d Bethany Johns v R N W r A N L e oe v result of coherent visions and aims.” om G c b n a n a r e Camas l d e e l S s t G C ND NW 6th Ave re Washougal e W k N R d W Leon Krier, “Architecture of Community” i N lla E m N E Killings wor th A Bethany e St irpor tt t W a e R y N W . NW 185th Ave o Ye d o n Blv N nia C Av y W a e nd am Orenco Sa M arine Sk . C E D o. Co Gales reek nell Rd N W A D r WhyN these case studies r k C ah R N E C or m be d Hollywood Clar om d r w o o NW ltn Co NE Weidler St NE 122nd Ave Mu Sunset Dr N1st Ave r ne NW Lovejoy St Troutdale E St Tanasbourne/ l Three case studies similarly-scaled, master-plannedWood communities were used for 19th Ave Quince St N A dair St l Rd Cedar SE Oak St NE 82nd Ave Village AmberGlen Mill W Bur nside St Gateway Fairview Forest Cornelius Portland E Burnside St Grove Hillsboro a comparative analysis of landRockwood use, urban design, transportation networks, and BSt SW Clay St Rd SE S E Burnside St Sunset es tark St SE Stark S rn St E S W Ba implementation strategies. The objective in studying these case studies was to R Ave 257th SW iv NE 242nd Dr e SE Grand Ave r Rd Gresham identify characteristics thatSE Divisionmade St them successful. The three case studies examined S Aloha Beaverton d an on R SE Powell Blvd d Hagg any E Powell B lv y R SW 185th Ave SW C were Bethany and Villebois in the Portland metro aread and NorthWest Crossing. in Rd S SE 182nd Ave Lake ngton E S d Farm i Fo W R W ste S r r Raleigh Bend, Oregon.R S e Hillsdale d S W v i S p Hills Lents Dr SEKane E r R i M n O g SE 122nd Ave a r W i c H e S Pleasant A Each case study represents a planned community that employedn one or more specific i d l lv t l d B Valley SE Hogan Rd D r r a t R u m SE Tacom a S d b ar planning or urban design techniques. These planning techniques are derived from B A SW Unger Rd Fa W v SW rm Washington S e S in S W SW Murray Blvd gt e S Multnomah Co. o W Front St n R d v E R timeless urban design principles and traditional town planning and were established Square A T F SW Di West i Clackamas Co.

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