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 ESt 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 Kane SE 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. x o on e v SE e d B Washington Co. r s Rd r l Portland w t u s M i ll e f i i 2n f l in reaction to suburban sprawl and tor mitigate the domination of the automobile. d Yamhill Co. l 8 R ig e R d Gaston e Milwaukie D d T r d SE Clackamas k R u Murray Tigard B r ea a l P l v ld a Scholls d Happy a t The planning and design of each of the case studies required applying alternative SW B in d nt S Valley SE 242nd Ave d ou r E R R K C y Su Beef Bend South v r Club Rd n d . l use n R y ysid e r S B W a d Lake planning techniques to large areas of land (500 - 875 acres). Given the scale of these

r y l R E e l y

F a Lake r Oswego r M

s H e l c d S l Grove F L planned areas compared to smaller projects, the traditional tools of default Euclidean R pr o s o W e h King u f c S n f i Damascus n o g S o u h l g City B W SW D urh li B H a zoningn (addressing land use) and county or rural highway standards (addressing S m i R l B l d l R v d R d as iver street networkm and Dstreetscape) were not preferred. Instead alternative techniques,P ion a r eer vd k S Bl c a l Spr SW Nyberg St d Gladstone Sandy C R including zoning overlays, zoning districts, and/or other zoning mechanisms such d in R d S g r wate ood fo W r

w f Clackam r R as e Tualatin a il as new rules and alternative rules, were usedR. to replace or augment the typical

tin Sh l d SW Tuala St am et Sherwood W te Oregon S planningD and regulatory approach. West Linn r City d lv Dr B 7th St Twon case studies—Villebois and NorthWest Crossing—are on land owned by a single Yamhill lls li S R tte Fa h ed ame g la ill u n d W cpropertyLo owner, and theRd master plan was executed by a single developer. North M Molalla Ave SW Willamette S Elligsen Rd Bethany was rural land under multiple ownerships that was brought into the county Villebois S S p r through an urban growth boundary expansion. Thei county has overseen master Washington Co. n g w a t planning, and development has been executed by differente developers. It is more r Newberg Wilsonville d R S H enrici R similar to what is expected to occur in King City Beef Bendd South (formerly Urban Carlton W ilsonville Rd SW Reserve Area 6D). Estacada . te R met Dundee Willa In each case, however, the same master planning design principles have been used. Clackamas Co.

N Holly St Together the case studies represent a number of exemplary approaches to planning Marion Co. ve t A Yamhill Co.Yamhill 1 s Clackamas Co. SE a new community, from the layout of neighborhoods, to the design of streets, blocks, NE Arndt Rd Canby Lafayette Barlow and lots; from mixing land uses and housing types to the integration of natural areas.

S Dayton 6 Aurora McMinnville Donald St. Paul

The Metro 2040 Growth Concept defines the The map highlights elements of parallel S Un form of regional growth and development for planning efforts including: the 2035 Regional Central city Employment land i Existing high capacity transit Neighboring cities on M 2040 Growth Concept Map the Portland metropolitan region. The Growth Transportation Plan that outlines investments in il ls Planned high capacityd transit Concept was adopted in December 1995 multiple modes of transportation, and a Regional center Parks and natural areas R Airports d R Hubbard k through the Region 2040 planning and public commitment to local policies and investments cree September 2014 Town center Neighborhood Proposed higher capacity transit tier 1 Intercity rail terminal av involvement process. This concept is intended that will help the region better accommodate d e

R S B Making a great place miles to provide long-term growth management of growth within its centers, corridors and Station communities Rural reserve Mainline freight

0 2 4 the region. employment areas. l e Rd Main streets Urban reserve High speed rail The information on this map was derived from digital databases on Metro's GIS. Care was taken in the creation of this map. Metro cannot accept any iri ar a B responsibility for errors, omissions, or positional accuracy. There are no warranties, expressed or implied, including the warranty of merchantability or For more information on these initiatives, visit Pr CorridorsS Urban growth boundaries County boundaries fitness for a particular purpose, accompanying this product. However, notification of any errors are appreciated. h http://www.oregonmetro.gov/2040 c Woodburn n Molalla e N Molalla Ave r F Urban design metrics Context sensitive design Urban design metrics are measurements used to Functional Classification of “roads,” or streets, was a characterize the built environment, e.g. the qualities system established in the 1960s and ‘70s, through the that make one street more inviting than another or Federal-Aid Highway Act. It required the classification Terms and concepts referred to in one mixed-use center more economically vibrant than of all roads in the country in order to establish funding this document another. A useful reference is “Measuring Urban Design: priorities. Functional Classification tells planners Metrics for Livable Places,” written by Reid Ewing and and engineers what types of roads to design and Otto Clemente, and published by Island Press in 2013. how they should or should not connect, e.g. that Collectors can only connect to Arterials for example. Ecological site planning and design Functional Classification is based on the philosophy of » Urban design metrics Ecological site planning and design is the practice of “mobility,” which is prioritized for motor vehicle drivers. planning for cities in collaboration with nature in order Highways have limited access, arterial roads have fewer » Ecological site planning and design to avoid overloading the limits of land, air, and water intersections, and local roads are considered optimal resources. This a very broad and evolving practice when they are cul-de-sacs. » New urbanism incorporating the mid-century work of landscape architect Ian L. McHarg (author of Design with Nature In 2006, CNU worked with ITE to create the manual » Context sensitive design originally published in 1969) and continuing today “Designing Walkable Urban Throughfares: A Context with efforts to incorporate more recent definitions of Sensitive Approach.” In contrast with the Functional » Master Plan environmental sustainability into urban development. Classification system, the CNU ITE manual emphasizes One such effort is LEED-ND (Leadership in Energy and connectivity and placemaking; intersections are Environmental Design for Neighborhood Development). encouraged; narrow traffic lanes and on-street parking are permitted; and walkable, multimodal streets are New urbanism favored over maintaining high-grade Level of Service New Urbanism is an urban design movement (LOS), which rewards the free flow of the automobile. that promotes walkable environments, mixed-use Download and read about the CNU ITE document at communities, middle housing, and the use of form based https://www.ite.org/pub/?id=E1CFF43C-2354-D714- codes. The main organizing body for the movement is 51D9-D82B39D4DBAD, and https://www.cnu.org/ the Congress for the New Urbanism (CNU) founded our-projects/cnu-ite-manual. Another helpful reference in1993 (https://www.cnu.org). In the early 2000s, the is Street Design, The Secret to Great Cities and Towns, by CNU joined forces with the Institute of Transportation Victor Dover and John Massengale, (Wiley, 2014). Engineers (ITE) and drafted the first document devoted to reforming engineering practice and standards so that Master Plan federal highway standards could be customized within A master plan is both a planning process and a urban areas. This document (Designing Walkable Urban document that provide comprehensive guidance on Throughfares: A Context Sensitive Approach) initiated a policies and design actions that can be taken over time new movement picked up by other organizations such to lead to a particular, physical outcome. as NACTO (National Association for City Transportation Officials). New approaches allow cities to give equal or greater priority to transit serviceability, walking, and biking while engineering major streets with federal highway funding. (See also: Context sensitive design.)

7 DOCUMENT ORGANIZATION

Each case study gives an overview of the history of the development and provides maps and metrics that can be compared across case studies. Key design and implementation features are highlighted along with lessons learned.

1 | Case Study: Villebois 2 | Case Study: NorthWest Crossing Section 1 is a case study of the Villebois development in Wisonville, Oregon. Section 2 is a case study of the NorthWest Crossing development in Bend, Oregon.

8 DOCUMENT ORGANIZATION

3 | Case Study: Bethany 4 | Critical Success Factors Section 3 is a case study of the Bethany development in unincorporated Section 4 builds upon lessons learned from the case studies and details Washington County, Oregon. urban vitality elements that work together to create a successful community, neighborhood, and main street or town center. Critical success factors are organized around four major categories— whole community design, planning at the neighborhood scale, neighborhood design, and main street and town center design—each with a checklist of primary success factors.

King City TSP | Urban Design Guidebook | Urbsworks, Inc 9 INTRODUCTION TO CASE STUDY METRICS Case studies by the numbers. A successful, vibrant center needs a critical mass of people, both residents and workers to sustain local business and support efficient transit and other services. For each case study several common metrics demonstrating urban vibrancy have been assembled.

Sample Page

Boeckman Rd Boeckman Rd Interstate 5 Interstate 5 Interstate

SW Barber St SW Barber St

SW Grahams Ferry Rd

SW Wilsonville Rd Primarily apartments Primary streets Primarily rowhouses Main street Primarily detached dwellings NETWORK DWELLINGS

INTERSECTIONS PER ACRE ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNED DWELLINGS .35 16 - 18 foot alleys throughout; pocket 2,300 minimum parks and linear paths throughout StreetBLOCK network LENGTH metrics DWELLINGDwelling DENSITY PLANNED metrics 240 x 300 feet ARTERIALS 4.6 dwelling units per acre average SW Grahams Ferry Road (west boundary); More compact and connected Boeckmanstreet networks Road (north boundary) tend to have HIGHESTDwelling DENSITY PLANNED density, or the number of significantly higherBLOCK PERIMETER levels of people walking and biking and fewer 50 dwellingdwelling units per units acre per acre, is helpful in 1,080 feet ARTERIAL CHARACTER vehicle miles traveled as comparedOne tolane sparser, in each direction tree-like with designs, LOWESTunderstanding DENSITY PLANNED both the number of such as those WALKdictated SCORE* by functionalintermittent classification median. Roundabouts hierarchy. and 5 dwellinghouseholds units per acre that can support commercial 36 bike lanes on Boeckman Road. Intersection density is commonly measured by number per HOUSINGand MIX civic uses and the potential activity TRANSIT SERVICE Main street apartment over retail, apartment, *walkscore.com level of public amenities, such as parks square mile, as in Reid Ewing andSouth Robert Metro Area Cervero’s Regional Transitstudies for boulevard apartment, rowhouse, detached transit and walkability. (SMART); one bus line with frequent AM/ dwellingand schools. PM weekday service to transit center American street network intersection densities typically range For reference, Metro’s approval of the URA from as little as 60 intersections per square mile (as in downtown 6D urban expansion area stipulated that 10 the new Metro designated neighborhood Salt Lake City) to moreVillebois than 500 (such as the network in downtown Portland, Oregon). would ultimately be home to 3,300 dwelling units, at a minimum. For more information, see https://www.cnu.org/our-projects/ street-networks/street-networks-101

10 Sample Page

Boeckman Rd Boeckman Rd

MU at Planned open space plaza Nearby open space ORCA and Title 13 Interstate 5 Interstate

SW Barber St SW Barber St

SW Grahams Ferry Rd

Lowrie Villebois Primary Community School SW Wilsonville Rd SW Wilsonville Rd Center

Major employers Graham Oaks Natural Area Planned employment JOBS OPEN SPACES

COMMERCIAL PLANNED OPEN SPACE 15,000 square feet 60.5

LIGHT INDUSTRIAL OPEN SPACE TYPES 0 square feet Trail, linear, community, neighborhood, private, Jobs metrics pocket,Open and urban space parks metrics CIVIC USES AND MAJOR EMPLOYERS Lowrie Primary School (10 acre site) MUNICIPAL CONTROL The number and distribution of jobs is a measure of CityThe of Wilsonville, URA 6D Wilsonville Concept School Plan District, and King City community vision prioritize the economic prosperity and urban vibrancy. For reference, Homeowner’sintegration Associations of open spaces and a variety of open spaces throughout the Beef

the 2017 King City market analysis projected that 54,000 NEARBYBend OPEN South SPACE area. Programming, variety and physical distribution of open space to 85,000 square feet of commercial uses were possible Grahamand Oaks natural Natural resource Area, Tonquin areas Regional is a major differentiating characteristic in each case Trail, and Coffee Creek Wetlands within 10 years as part of a neighborhood retail center. study, and these metrics and diagrams are intended for comparison purposes. The 2020 market analysis identified about 55,000 square feet as more realistic, and recommended a “development scheme consistent with the form, scale, and type of commercial development in Northwest Crossing is King City TSP | Urban Design Guidebook | Urbsworks, Inc 11 advised. From a market perspective, Northwest Crossing Villebois is the most analogous case study area to the future realities of URA 6D. “

King City TSP | Urban Design Guidebook | Urbsworks, Inc 11 CASE STUDY 1 Villebois

Location: Wilsonville, Oregon Villebois

Size: 500 Acres Wilsonville Town Center Context: Geographically separated from major streets and employment areas. Surrounding areas are rural or natural in character.

Housing mix: Main street apartment over retail, apartment, boulevard apartment, rowhouse, detached dwelling

Neighborhood design: Interconnected roads and trails link Figure 1 range of housing styles with ample open spaces, protected PLAN Tooze Road Village Center LAND USE DENSITY** UNITS ACRES (Net) Specialty Condos 50 127 2.0 natural resources, and commercial/employment core Mixed Use Condos 40 104 2.3 Road Urban Apartments 35 90 2.4

Boeckman Condos 30 124 3.9

Village Apartments 30 411 13.1

Neighborhood Apartments 22 31 2.2 Character of main street / town center: Limited mixed Rowhouses 16 314 24.3 Small Lot Attached 12 205 14.9

Small Lot Single Family 10 604 36.0

Coffee Medium Lot Single Family 10 343 34.0 Lake use commercial and higher density residential surrounding Natural Standard Lot Single Family 6 138 31.8 Area Large Lot Single Family 5 132 22.7

Estate Lot Single Family 3 22 7.2 Barber Street an urban plaza. RESIDENTIAL UNITS TOTAL 13 2645 196.8 School Site (Excludes 3 ac of community park) 7.0 Drive Village Open Space (Excludes detention pond F) 158.9 Area in R.O.W. (Includes detention ponds) 118.9 Villebois PLANNING AREA TOTAL 481.6 Center Grahams Ferry Road

Street Neighborhood Commons

Barber Significant Resource Overlay Zone (SROZ) with 25' buffer

Village Center Boundary

Urban Growth Boundary

City Limits

Village Area Boundary Evergreen Avenue Dammasch Study Boundary

Parkwood Lane

Brown Road Note: Boundary lines have been Graham Oaks adjusted for graphic clarity. Natural Area

Camelot Street

NORTH NOTES: ** An average village density (net) is noted for informational purposes only. The net area used to calculate densities The Villebois Village Master Plan shall comply with the City of Wilsonville SROZ regulations. Encroachments within the SROZ are shown for illustrative purposes only, and will be reviewed for compliance or exemption as more detailed excludes right-of-way and park/open space areas. Land Use Plan information is provided that will affect the SROZ areas. Adjustments in plan, street alignments, and intersections as well JULY 26, 2013 as rainwater facilities and pathways will be made to comply with SROZ regulations. Introduction

Initial Planning Concept Plan The Villebois development was the result of city and The planning of Villebois began in 2003 when Costa Village center is disconnected from main arterials and community advocacy to re-appropriate land slated for Pacific produced the concept plan. Shortly after the lacks visibility from any major street. a new prison as a planned residential development master plan and architectural pattern book, which To help incentivize development around the plaza, the with small scale commercial. Villebois sits on the site specifies architectural styles and suitable site and City of Wilsonville is considering adopting a Vertical of the former Dammasch State Hospital, which was building designs, were produced. These documents built Housing Development Zone program which would in operation from 1961 to the mid-90s. After the on the initial vision and detailed a diverse community provide developers with a 10-year partial property closure of the hospital the site was identified by the with a mix of housing types at different income levels tax exemption for mixed use developments. Costa state as the site of a new prison. After pushback from and the incorporation of nature throughout. A mixed Pacific is hoping to build three mixed use buildings the community due to its close proximity to existing use, dense village center with ground floor commercial that include ground floor retail and affordable housing residential neighborhoods and Wilsonville’s town spaces surrounding an urban-style plaza was to be the above. Villebois has struggled to attract mixed use center, the prison’s location was moved north to what heart of the community. The integration of nature and development in part because the Village center is is now the Coffee Creek Correctional Facility. In its a connected system of trails and paths was baked into disconnected from main arterials and lacks visibility place a vision emerged for a mixed-use development the development concept from the beginning. Villebois from any major street. integrated into the existing natural areas that surround sits just north of Graham Oaks Nature Park, a 250-acre the site. As part of an inter-governmental agreement regional park with miles of trails which was purchased Despite the undeveloped commercial areas, Villebois with the state, 10 acres were reserved for community by Metro just before development of Villebois began. is seen as a desirable place to live. The combination of housing for people with mental illness. Within Villebois there are a variety of types of open well-designed streets and homes, and the preservation spaces, from pocket parks that help preserve mature and incorporation of trees and natural areas have made From the beginning, urban renewal was a major driver for a successful development. of funding and development of Villebois. In 2003, voters trees to a linear park and, most recently, a skate park overwhelmingly approved the new urban renewal with linkages to Graham Oaks. district created by the city. The new district, called the Villebois is mostly built-out, though mixed use West Side Plan, integrated the majority of the Villebois commercial development at the Village Center has site and helped fund development and infrastructure never been fully realized. By 2010, 700 homes had been improvements. Costa Pacific, the sole developer, had built. Though there was some slowing during the 2008 a vision for a mixed-use community with diverse recession, the development has been largely built-out housing types that was well connected to nature to 2,600 homes. and open space. Modeled after designs of European While residential development succeeded, commercial villages, Villebois was planned with a central plaza development has been slow. Villebois has struggled with commercial uses and dense residential living at to attract mixed use development in part because the the core, surrounded by larger lots towards the edges.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Villebois 13 Boeckman Rd Boeckman Rd Interstate 5 Interstate 5 Interstate

SW Barber St SW Barber St

SW Grahams Ferry Rd

SW Wilsonville Rd Primarily apartments Primary streets Primarily rowhouses Main street Primarily detached dwellings NETWORK DWELLINGS

INTERSECTIONS PER ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNED DWELLINGS SQUARE MILE (APPROX.) 16 - 18 foot alleys throughout; pocket 2,300 minimum 200 parks and linear paths throughout DWELLING DENSITY PLANNED BLOCK LENGTH ARTERIALS 4.6 dwelling units per acre 240 x 300 feet SW Grahams Ferry Road (west boundary); average Boeckman Road (north boundary) HIGHEST DENSITY PLANNED 50 dwelling units per acre BLOCK PERIMETER ARTERIAL CHARACTER 1,080 feet One lane in each direction with LOWEST DENSITY PLANNED intermittent median. Roundabouts and 5 dwelling units per acre WALK SCORE* bike lanes on Boeckman Road. 36 HOUSING MIX TRANSIT SERVICE Main street apartment over retail, apartment, *walkscore.com South Metro Area Regional Transit boulevard apartment, rowhouse, detached (SMART); one bus line with frequent AM/ dwelling PM weekday service to transit center

14 Villebois Boeckman Rd Boeckman Rd

MU at Planned open space plaza Nearby open space ORCA and Title 13 Interstate 5 Interstate

SW Barber St SW Barber St

SW Grahams Ferry Rd

Lowrie Villebois Primary Community School SW Wilsonville Rd SW Wilsonville Rd Center

Major employers Graham Oaks Natural Area Planned employment JOBS OPEN SPACES

COMMERCIAL PLANNED OPEN SPACE 15,000 square feet 60.5

LIGHT INDUSTRIAL OPEN SPACE TYPES 0 square feet Trail, linear, community, neighborhood, private, pocket, and urban parks CIVIC USES AND MAJOR EMPLOYERS Lowrie Primary School (10 acre site) MUNICIPAL CONTROL City of Wilsonville, Wilsonville School District, Homeowner’s Associations

NEARBY OPEN SPACE Graham Oaks Natural Area, Tonquin Regional Trail, and Coffee Creek Wetlands

King City TSP | Urban Design Guidebook | Urbsworks, Inc Villebois 15 Design

Incorporation of natural areas Connectivity to surrounding areas Diversity of housing Open space is a critical element and defining aspect The Villebois Greenway connects regionally significant A broad range of homes are permitted to offer residents of vision. Linear parks surround the village center and open spaces in Coffee Creek Wetlands and Graham choice in housing type, style, and price. Housing types connect significant open spaces within and adjacent to Oaks Natural Area, forming the Tonquin Regional Trail. include single dwellings of various sizes, attached/ plan area. Open spaces range from urban style parks to The entire development has 130-acres of trails and cottage dwellings, rowhouses, and neighborhood, wooded natural areas. open green spaces that function as a linked network. village, and urban apartments. High-quality of designs stem from architectural pattern book.

16 Villebois Varied housing design Rigorous streetscape standards Festival street at the town center Homes have compatible yet varied designs. An Multiple sources contribute to attractive and functional A festival (curbless) street surrounds a central plaza and architectural pattern book details design features and streets including city zoning regulations, the Villebois can serve as a seamless gathering space. During special standards establish elements of architectural styles. All Pattern Book and the Community Elements book. events the street can be closed to car traffic, allowing buildings are reviewed by the Planning Director. The The Community Elements book provides the most activity to spill into the street. This special street is Pattern Book addresses the appearance of dwellings fine-grained detail by establishing type and location delineated by bollards and pavers to set it apart from from the street and open spaces and includes rules on of elements including lighting, street trees, site nearby streets. the scale and proportions for adjacent land uses. furnishings, and tree protection standards. Arterial designs include roundabouts, bike lanes, sidewalks, and on-street parking to slow traffic and prioritize a range of users. Neighborhood streets are alley-loaded, allowing for a continuous green strip with regular street trees and on-street parking.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Villebois 17 Town Center A central urban-style plaza sits at the heart of the town center. The plaza functions as the social center of the village with an inviting festival street (described on previous page). Large canopied trees provide shade and desirable places to gather, complete with benches, a fountain, and bocce ball court. In the summer concerts and other small community festivals bring larger groups. A mixed use development with ground floor retail and apartments above creates an enclosure on one side of the plaza. Two blocks of diagonal parking allow for easy access to the site while pedestrian-scaled lighting and ample street trees create a walkable urban environment. Housing is most dense at the village center, with a combination of stacked flats and townhomes in the blocks surrounding the center.

18 Villebois The mixed use development at the plaza. Higher density apartments are a block from the plaza. Modern rowhouses leading to the town center and plaza.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Villebois 19 Ferry Rd Boones

Day Rd

Elligsen Rd Clutter St Homesteader Rd d Ridder Rd

R N

y d

r e

r R

e v

F A

s P

e h

t r

m 5

r C a

k 9 h w n

o r a

y G T n

o A a

o v StaffordRd C

z e Implementation e R d 5

Tooze Rd K Boeckman Rd Advance Rd

i n n d s o R F P y

a m

n t k VILLEBOIS s u a

E r a a e

t A

o u k

r n e C

i w C r r d e C e ARCHITECTURAL PATTERN BOOK SAP SOUTH - VOLUME III a R E C Barber St y e x APPROVED OCTOBER 12, 2005 ll t i d . v CITY CASE FILE NO. DB-2005-08-00091(A) ter n R Barber St en NOTE: The SAP South Architectural Pattern Book applies to PDP 3 East and PDP 4 East, except for the Community Fencing on o y C K Tow s Pages E 3-12. The SAP East Architectural Pattern Book - Community Fencing on Pages E 3-14 applies to PDP 3 East and PDP 4 East. r R n n l r W C i i p

n w e d L e o

n W Urban Renewal s F

m t s e

a r

m n a L

h p a From the beginning, urban renewal was an integral r E G BrownRd Villebois Architectural Pattern Book Wilsonville Rd d

y r tool for the development of Villebois, making it r

d F R lle s i e B nv Villebois Community Elements Book SITE FURNISHINGS el lso n l i o possible to pay for infrastructure improvements. The R W o d B r ve Ri d te R West Side Urban Renewal Plan which encompasses et ie llam r Wi ai ville Rd r Butte P almost all of Villebois, was created in 2003 after voters French d R y rr e approved the development of the community. Primary F s e n o Miley Rd o goals of the West Side Plan included creating a robust B The City of Wilsonville, Oregon transportation network that was internally connected Clackamas and Washington Counties TIF Taxlots County Boundary PARKS AND PATH WAYFINDING BOLLARD URBAN BOLLARD PICNIC TABLE Manufacturer: Timberform Manufacturer: Visco Manufacturer: Timberform Year 2000 URA City Limits Urban Renewal Areas & Model: Timber Bollard with directional arrow, 2553-3 Model: VI-BO-14; VI-BO-14/30 Model: Arbor Picnic Table with Seats, Model 2242-6 and connected to rest of the city; supporting diverse West Side URA UGB Material: Seasoned Douglas Fir Material: Steel or cast-iron Material: Seasoned Douglas Fir Tax Increment 9/21/2015 Finish: Clear preservative Finish: Powder Coated, Painted Black Finish: Clear Preservative Sizes: 6” x 6” Square timber, 2’-10” height. Sizes: 30” or 42 3/4” Tall; Sizes: Length: 5’–10” or 7’–10”; Width:5’–7”; Height 2’– 6” Finance Zones Base 12” Diameter housing types; and robust natural areas and parks. The 0 Miles 0.5 Substitution requests must be approved by the Master Planner. M:\projects\URA\UR_2015.mxd district was so successful that in 2016 the area was Wilsonville’s urban renewal map showing the West Side Bollards at Orenco Station expanded to included additional lands. URA in gold. 13 This public/private partnership model added Community Elements Book detailing streetscape furnishings. substantial value with the assessed value of the area increasing 22-fold in its first thirteen years. The city anticipates that the West Side Urban Renewal Area design elements. Two design manuals help ensure show how to achieve the required diversity established will close by 2024. high-quality design that meets the goals and vision for the development. A compliance checklist is included for Villebois: the Architectural Pattern Book and to help builders and city officials determine if the Development and Design Community Elements book. building meets all required standards. Villebois has its own zoning designation in Wilsonville’s The Architectural Pattern Book includes guidance on The Community Elements Book is created for each development code. Zone “V” permits many housing site design, how buildings face the street, scale and Specific Area Plan, of which there are four total. It serves types including cottage clusters, row houses, duplex, proportions, as well as a list of appropriate architectural as the plan for neighborhood design by addressing accessory dwelling units, community housing, styles. The land use patterns chapter covers land use elements such as street trees, tree preservation, site apartments, and single dwellings. Commercial uses types and specifies setbacks and building placement by furnishings and play structures, curb extensions and are permitted in the village center, and more limited land use type. The architectural styles section illustrates lighting. These elements establish a cohesive identity commercial uses are permitted in “neighborhood centers”. examples from a range of historical and modern styles and fulfill the goals of diversity, connectivity, and Neighborhood and building design is seen as a including French Revival to American Modern. It has sustainability set forth in Villebois’ Master Plan. success in Villebois, in part because of the cohesive detailed imagery of specific exemplary buildings that

20 Villebois City considers Vertical Housing Development Zone program to Former Dammasch State Lowrie incentivize mixed Hospital Site approved for Primary Requests URA amendment use commercial residential development School for bus line enlarges plan area development and West Side Urban Renewal Plan opens extensions to 415 acres affordable housing Missing: created by City » The commercialWhen portionwere of a development needs to becommercial easily visible spaces and accessible from a occupied? 2003 2006 2010 2012 2013 2016 2018 2020 major arterial to attract users beyond residents or supportedWhen with did additional bus shuttle users from nearby start? employers. More info on street » Consider adaptabilityimprovements of retailand spaces so they don’t partnerships 700 homes 1,700 2,600 sit vacant. For example, design retail spaces so they Concept Plan built out homes homes Master Plan built out by built out can be subdivided (or enlarged) to meet the needs Barber Street Community fall 2016 of retailers or office tenants over time. Common Village (v) zoning improve- Center opens service areas, e.g. restrooms, can serve multiple code ments Phase 1 tenants, lower improvement costs, and enable small or startup businesses to establish a presence. Don’t preclude office uses in early phases; encourage low or no rent pop-up businesses; occupy storefront spaces with city offices or civic uses (like a library), or developer showrooms. Incentivizing Commercial Development LESSONS LEARNED » Achieving higher density mixed use development While the Villebois Master Plan intended for dense at the center may require developer incentives. mixed use development surrounding the central plaza, it has yet to take off. High construction costs, low foot- » A broad range of natural areas, parks, and trails » Rigorous tree preservation standards lead traffic, and lack of visibility from any major arterials increases livability, mobility, and home values. to pocket parks that homes can front. These are factors that have made mixed use development pocket parks provide shade, places to recreate, difficult. The city is still strategizing about ways to » Connect trails and open spaces to surrounding and increase the overall desirability of the realize the initial vision for the Village Center. As part trails and open spaces to integrate new development. of the Equitable Housing Strategic Plan released in June development with existing region. » Urban renewal is a powerful tool that secures 2020, the city is considering tax abatement programs » Alleys improve walkability, create opportunities funding for regionally significant infrastructure that would incentives developers to build affordable for more street trees, give residents front such as street improvements and utilities housing. A Vertical Housing Development Zone is yards, and allow for more on-street parking for without burdening developers or homeowners recommended for the Villebois Village Center to create residents and visitors. with these costs. affordable housing and ground floor retail all at once.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Villebois 21 CASE STUDY 2 VilleboisNorthWest Crossing

NorthWest Location: Bend, Oregon Crossing Size: 486 acres Bend City Center Context: Connected to adjacent residential areas and the commercial/employment areas of west Bend.

Housing mix: Detached dwellings, cottages, cottage cluster, duplexes, live/work units, main street apartment over retail, boulevard apartment, apartment

100 88 883 8 8 8 162160 16 166 Neighborhood design: Large range of dwelling types 880 88 86 161 163 16 16 16168 10 11 12 13 1 1 16 1 18 1 6 10 882 180 106 106 88 1068 10 881 3 82 21 1 181 106 886 136 13 2 83 888 8 18 218 18 16 8 108 88 88 1 1 1 8 216 80 83 1 13 13 21 1 182 10 1066 10 8 13 10 220 200 1 106 18 86 81 82 138 183 1 1060 33 16 133 221 201 11 1 11 1 8 222 202 16 3 81 1 13 32 18 spread throughout connected network of preserved high 1061 1 1 12 132 223 203 88 13 12 3 31 80 1 10 1 22 20 18 1062 8 16 13 13 1

36 30 86 13 11 131 22 20 12

1063 16 00

1 226 206 2 868 128 3 12 12 11 01 22 20 11

28 2 2 23 22 21 20 38 18 86 106 12 130 12 126 228 208 02 10 2 22 03 11 3 1 866 12 20 26 230 210 18 10 0 86 20 12 231 211 0 2 86 120111181111611 188 26 2 28 2 260 261 262 2 desert landscapes with town center and employment/light 0 1 3 232 212 263 2 23 21 863 123 233 213 26 08 18 26

862 22 122 266 11 113 112 111 110 10 23 26 0 21

861 186 283 282 281 280 2 06 0 121 28 268 2 26 2 8 8 66 2 26 6 6 88 103101010610108 102 101100 23 236 23 238 23 28 23 2 2 26 2

28 22 286

86 6 28 288 DISCOVERY PARK 68 28 21 12 20 13 1 manufacturing uses and neighborhood schools. 8 21 20 1 8 6 63 6 2 22 1 2 0 1 2 3 6 8 23202122 301 302 30 303 30 300 306

86 308 23 30 310 11 8 0 62 23 311 2 3 10 8 312 2 1 61 8 22 313 83 26 8 31 21 1 0 31 8 333 332 31 82 2 60 20 331330 2 6 32 328 316 28 6 3 0 1 83 2 32 31 81 68 326 2 1 18 82 3 318 33 8 1 33 336 32 0 80 6 33 1 338 32 81 33 6 2 31 16 30 66 323 2 FUTURE 1 80 0

31 6 03 3 6 1 6 32 321 320 3

8 6 01 DEVELOPMENT 360

3 33 38 Character of main street / town center: Limited mixed 12 3 00 36 3

13 8 6 3 6

33 3 68 32 0

1013 36 6 0 0 31 1 30

1001 2 1 6 0 3 1000 88 10 11 162 3 2

1012 38 3

8 08 66 1002 61 2 6 3 3 0 31

1011 6 0 2 11

8 8 8 32 1003 60 3

1010 8 1 12 6 1 0

8 33 1 32 60 6 1 8 30

2 63 100 use commercial and higher density residential. 6 88 3 3 2 6

2 8 1 62 3 8 6

100

100 1008 1006 100 6 16 3 06 28 3 36 1 1

61 6 3 86 18 0 36 38 8 1 2 8 83 3 8 20 3 101 0 83 21 08 26 82 0 0 2 60 1020 81 8 8 101 22 0 1021 33332 3 36 3 38 3 0 1 2 3 6 333 80 23 10 38 82 62 61 60 63 101 8 32 31 2 686 03 1022 3 2 3 8 26 02 2 86 1016 30 68 0 1023 2 2 01 23 101 16 28 688 11 1181202122232226228230 66 68 1 6 102 1018 1 1 3 00 12 22 80 1 66 68 68 2 81 8 21 1 0 6 6 13 2 3 683 60 3 1 13 8 61 2 682 61 68 20 3 1028 3 62 8 10 11 12 88 1 1 2 0 8 PARCEL 1 PARCEL 2 68 62 681 62 6 1 0 6 63 680 1 2 3 6 1 3 Sunset View Park 36 2 181 6 0 1 3 0 6 8 6 63 6 6 66 16 8 800 2 1 6 88 6 8

30 2 28 2 26 2 2 68 3 366 10 1 0 2 66 802 82 18 822

831 1 2 38 8 6 828 82 826 82 82 823 3 3 6 8 803 830 38 6 821 3

68 80 83

3 381 380 38 86 3 36

38 383 382 3 3 820

36 80 6 66 3 836 2 1 33 3 832 81 8 806 83 3 0 838 83 833 80 81 82 83 8 8 86 3 32 33 6 2 80 323130 8 6 818 32 3 31 38 388 38 33 3 11 10 30 31 1 808 88 13 2 83 1 8 81 6 6 86 8 3 8 83 82 81 80 8 88 8 816 23 82 63 38 0 03 3 00 36 3 01

02 6 6 2 28 2 26 2 2 12 81 80 80 810

8 62 Note: This map is not a survey of the land. 811 812 8 813 81 81 22 10 11 0 12 0 13 08 61 It is a schematic representation of the neighborhood.

18 1 20 21 1 1 8 1 16 60 Lots and streets are shown for relative position and are not to scale. 66 668 1 1 6 8 636 63 638 61 62 66 63 60 6 603 60 60 62 630 68 601 602 16 60 600 631 61 1 628 666

606 6 66 62 632 62 66 60 663

611 612 66

610 626 633 608 60 63 NorthWest Crossing Sales Center 62 63 6 662 Harcourts The Garner Group Real Estate 62 63 1 61 61 6 2 613 623 661 2762 NW Crossing Drive, Suite 100 3 616 2 622 Bend, OR 97703 • (541) 383-4360 621 660 620 61 618 www.thegarnergroup.com 61 6 68 www.northwestcrossing.com 1 6 66 6 63 6 6 Map indicates lots listed by Harcourts The Garner Group Real Estate 3 including those owned by West Bend Property Co. 6 10 8 This map is solely distributed by Harcourts The Garner Group Real Estate and West Bend Property Co. © 2017 13 12 11 Revised 8/11/2017 Introduction

As private landowners closed the last of their timber The overall vision for NorthWest Crossing is a mixed-use to its success are the design of its streetscapes and the mills, they looked to capitalize on the large population community that looks and functions like a complete large number of adjacent office uses. West Bend PC growth underway in Bend, Oregon to retain value community. A broad range of uses including two sold several lots to another developer who built office for their land. Beginning in 1998 the West Bend schools, open spaces, employment uses, commercial spaces and marketed them based on the lifestyle of Property Group (West Bend PC) advocated for a new spaces, and a mixed-use town center are connected NorthWest Crossing. Several high profile light industrial neighborhood as development extended outward with a mile and a half of paved trails that also link in to and software companies have located there, including from Bend. They engaged consultants to develop a surrounding regional open spaces and trails. All roads the head quarters of HydroFlask and Ruffwear. Other concept plan and began conversations with the city (including alleys and mid block crossings) and parks commercial development includes a communal office and community. In the early stages the developer were developed by West Bend PC and dedicated to the space targeted to the high rate of people working from identified the need to design a community of the City of Bend. An overlay zone was approved by the city to home in Bend, professional offices within and adjacent highest quality to not only differentiate their product permit a broader range of uses, special street standards, to the town center, and a large medical campus at the in a highly competitive residential market but also to and consolidated parking for employment uses. NE entry to the neighborhood. ensure approval from the city and the community. Master Planning The last phases of construction at NorthWest Crossing Facing initial stiff resistance to perceived “suburban are being developed this year with construction sprawl,” West Bend PC sponsored lectures by national Fundamental to the vision was the desire to have a development that did not look like it was built by one spanning from 2001 to 2021. The final phase of the speakers on smart growth topics and a public charrette town center is being constructed with a public market to gather input. builder. The master plan arrayed different housing types using a transect concept that arrays housing hall, mixed-use commercial building, and 33-unit Design Vision types from most dense in and adjacent to the town building. This is on the heels of the development of 132 A design vision emerged for a concept building off the center to least dense along the edges of the rural apartment units, a cottage cluster, and other narrower- existing character of the high desert landscape. A mixed- surrounding land. Lots were auctioned off in small lot detached dwellings. Building off the success of use neighborhood was laid out based on the mapping of phases to pre-approved builders in a lottery system. NorthWest Crossing, the West Bend Property Co. is large ponderosa pines and outcroppings of rimrock with Detailed development guidelines and design standards planning to develop an additional 1,750 housing units the locations of roads, lots, and sidewalks determined for residential and commercial uses and a prototype to the west as a second development. The development by these preserved natural elements. Another defining book based on historic catalog plans guide builders’ has been very successful with homes retaining high feature is its radial layout. In response to concerns over designs. An architectural review committee designated values even during the height of the recession. the speed and character of large regional connectors by West Bend PC reviews all designs. The building linking NorthWest Crossing to Bend, the developer quality and diversity is a key feature of NorthWest worked with city engineers to design roundabouts. Crossing. Three roundabouts control the flow and speed of traffic The town center with main street surrounded by into and out of NorthWest Crossing; there are no stop employment uses, commercial buildings, two-story lights in the development, and even the largest streets mixed-use buildings with ground floor retail, and have parallel parking, street trees, and bike lanes. attached dwellings at higher densities. Fundamental

King City TSP | Urban Design Guidebook | Urbsworks, Inc 23 NW Crossing NW Shevlin Park Rd NW Shevlin Park Rd NW Mt Washington Dr Washington NW Mt NW Mt Washington Dr Washington NW Mt

Primarily apartments Primary streets Primarily duplexes Main street Primarily detached dwellings NETWORK DWELLINGS

INTERSECTIONS PER ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNED DWELLINGS SQUARE MILE (APPROX.) 14 - 16 foot alleys throughout; pocket 1,500 225 parks and linear paths throughout DWELLING DENSITY PLANNED BLOCK LENGTH ARTERIALS 3 dwelling units per acre 230 x 320 feet NW Shevlin Park Rd (partial north average boundary); Skyliners Rd (south boundary); HIGHEST DENSITY PLANNED NW Mount Washington Drive (bisect) 19 dwelling units per acre BLOCK PERIMETER 1,100 feet ARTERIAL CHARACTER LOWEST DENSITY PLANNED Roundabouts throughout. Bike lanes 7.2 dwelling units per acre WALK SCORE* and on-street parking on NW Mount 47 Washington Drive. HOUSING MIX Main Street apartment over retail, boulevard TRANSIT SERVICE apartment, apartment, live/work units, duplex, *walkscore.com Cascades East Transit (CET); one bus cottages, cottage cluster, detached dwelling line along Shevlin Park Rd with frequent service to transit center.

24 NW Crossing Shevlin Health & Wellness Center High Lakes Elementary

Commercial town center

Summit Mixed High School employment / industrial Planned open space Major employers Nearby open space Planned employment ORCA and Title 13 JOBS OPEN SPACES

COMMERCIAL PLANNED OPEN SPACE 55,400 square feet 75 acres

LIGHT INDUSTRIAL OPEN SPACE TYPES 43,000 square feet Trail, linear, community, neighborhood

CIVIC USES AND MAJOR EMPLOYERS MUNICIPAL CONTROL Summit High School (48 acres), High Lakes City of Bend, Bend School District Elementary School (15 acres) NEARBY OPEN SPACE Shevlin Park, Deschutes National Forest, Phil’s Complex

King City TSP | Urban Design Guidebook | Urbsworks, Inc 25 NW Crossing Design

Varied housing design Preserved high desert landscape Diversity of housing By pre-approving builders and distributing lots through The design started with detailed mapping of natural A broad range of housing types are dispersed a lottery system, the developers dispersed building resources and significant trees. Streets, sidewalks, and throughout the neighborhood using a transect of styles throughout the community. Widely varying lots were laid out to preserve and showcase these established prototypes. Higher density housing is housing styles make NorthWest Crossing look and elements as resources. The high desert landscape is a located near the two commercial centers or adjacent feel like an established neighborhood rather than a defining attribute of the design of NorthWest Crossing. to parks. Detached housing has varying lot sizes with subdivision. This approach also increased competition different prototypes intermixed throughout the district among builders to differentiate their product to in subdistricts based on setbacks and lot widths. The increase sales. Builders submit individual designs to an range in housing types translates into choice, a range Architectural Review Committee that reviews designs of price points, and the ability to age in place. using the Residential and Commercial Architectural Standards.

26 NW Crossing Mix of uses Circulation/Roundabouts Network of connections The neighborhood was designed with a full range of Four roundabouts define the layout of streets and The neighborhood is designed with a dense network uses,15-acres of mixed-use employment, 40-acres of blocks in NorthWest Crossing. There are no streetlights of intersections and narrow neighborhood streets industrial uses, and the high school are clustered south needed in the neighborhood. The roundabouts slow with curb extensions, sidewalks, street trees, and of the town center. The added activity of people who down cars while handling traffic safely and efficiently. on-street parking. All blocks are alley-loaded. Mid-block work and go to school in NorthWest Crossing translates Their design and use were critical in winning public pedestrian crossings and a mile and a half of paved into a viable town center that is a functional center of support for the project, and the city has subsequently trails offer alternate ways to connect through the gravity for the community. adopted their use in other neighborhoods. Additionally neighborhood and are linked to surrounding regional blocks were designed to be small with frequent trails/resources and a network of mountain bike trails. intersections including mid-block crossings and alleys. Slower traffic speeds and attractive streetscapes with The block size in neighborhoods ranges from 300 to street trees, grates, seating, and lighting reinforce the 500 feet with block sizes decreasing to rouhgly 275 feet pedestrian orientation of streets. in the town center.

King City TSP | Urban Design Guidebook | Urbsworks, Inc 27 NW Crossing Town Center A four-block concentrated mixed-use center of retail, commercial, and second floor residences and offices is located on the western edge of the neighborhood. Wide sidewalks with attractive streetscapes frame a narrow main street lined with 2-3 story buildings. More dense types of housing including apartments and live/work units surround and support activity in the town center. Buildings form a streetwall with mid-block pedestrian passageways. Outdoor dining and plazas are located in setback areas. The intersection frequency, mid-block passageways, and appealing streetscapes translate into high levels of activity within and leading to the town center. Parking is available on-street and in shared lots behind buildings that are managed collectively. The focus of retail uses is on community-serving uses, with no large anchors. Main Street hosts a weekly farmers market and other events throughout the year and functions as a heart of the neighborhood.

28 NW Crossing Buildings in town center form street wall or are set back for Employment uses adjacent to the town center have attracted a Higher density apartment and mixed-use projects in the town plazas/outdoor dining range of tenants including anchor tenants such as HydroFlask. center were built in later phases.

King City TSP | Urban Design Guidebook | Urbsworks, Inc 29 NW Crossing Implementation

Public engagement The developer sponsored public charrettes to present » Town Prototype – 2-3 story façade built to book of preferred architectural styles based on historic concepts and solicit feedback. There was significant sidewalk line; attached commercial, mixed-use, catalog of plans helps builders interpret traditional opposition to perceived suburban sprawl of new apartment or townhome; 12 - 19 dua styles while meeting the design standards. Together, development. The developer responded to these these regulatory tools establish a rhythm and scale for concerns by engaging in conversations and sponsoring » Village Prototype – 2-3 story façade permits buildings while promoting both overall harmony and lectures by national leaders in Smart Growth to educate 10-foot landscaped dooryard setback; ; attached distinction between individual buildings. about design concepts. A turning point was the design commercial, mixed-use, apartment, townhome, of roundabouts to lessen traffic speeds and avoid large, duplex or cottage; 12 - 19 dua Street types regional connector roads. The developer partnered The neighborhood was designed with small blocks » Neighborhood Prototype – detached dwellings with city engineers to design a solution that would and frequent intersections. Street types from the with range of lot sizes (4,000 – 8,000 SF) mixed meet dual objectives. The roundabouts in NorthWest master plan were codified as Special Street Standards throughout the district in subdistrict with alley- Crossing were the first roundabouts constructed in in the Overlay Zone. Street types tentative locations loaded parking; permits ADUs; 7.3 max dua Oregon. and alignments were mapped with standards corresponding to street types. Alternate standards are » Edge Prototype – irregular or extra deep lots Overlay zone permitted through an approval process. Language or near designated natural areas; detached The master plan was adopted and codified in an overlay permits the use of any lesser street standards adopted residential or industrial; max 2 dua zone. The NorthWest Crossing Overlay Zone permits later. Street tree guidelines apply to designated areas different densities and a mix of uses. It also permits A Prototype Handbook provides detailed development defined by distinct types of trees. consolidated parking (particularly for employment standards for both residential and commercial Employment and light industrial uses) and limits industrial uses to light manufacturing. development. These development standards are Commercial development includes a communal office Smaller lots were permitted to increase density levels codified in the City’s overlay zone. Architectural space targeted to the high rate of people working from and additional types of housing were allowed. standards for residential and commercial uses address home in Bend, professional offices within and adjacent Use of prototypes topics including decks and porches, driveways, to the town center, and a large medical campus at the duplication of building designs, exterior colors and The master plan is zoned according to four prototypes NE entry to the neighborhood. design treatments, lighting, walls and trims, fences, that determine scale, character, use, and construction garages, landscaping, and tree preservation. A pattern type along a transect from urban to less urban.

30 NW Crossing LESSONS LEARNED » Architectural Review Committee established to review and approve all development for consistency with residential architectural standards. » Excellence in the overall neighborhood design and design of open spaces and streetscapes and » Lottery system for allocating lots to builders range of housing types has translated into market promoted authentic variety in building forms and value. Sales have remained strong, even during promoted competition for higher quality products. the 2008 recession, with steady home values. » Phases were small and discrete so construction zones were confined. Any inconveniences to » Compared to Villebois, the town center has residents was reduced. Potential buyers could succeeded due to high visibility from a primary see how development would look and feel given arterial and roundabout, limited number of incremental progress toward achieving the vision. commercial spaces phased over time, and close proximity of employment uses. » Affordable housing was not identified as a critical need in early stages of development. As a result, » All parks and streets (including alleys) were there is a limited amount of affordable housing. developed by the developer but transferred to Average home prices for single dwellings range the City of Bend for public ownership. There is no from $465,000 - $895,00. A recent workforce homeowners association. housing project attempts to address this lack » More intensive mixed-use development with 50 new apartment units. The developer has and higher density residential uses were not also donated eight lots to a local land trust and developed until the final phases. This minimized developed 53-unit senior apartment building. the amount of time spaces sat empty. » Planning for two schools (elementary and high » Using roundabouts to reduce the traffic speed on school) improved marketability of development. arterials allowed design that emphasizes other modes and avoids the use of street lights and » Design for transit even if transit service does regional connector lane widths. Even arterials not yet exist. Densities in NorthWest Crossing have a pedestrian-oriented character with street are between 10 and 20 dwelling units per acre. trees, green strip, bike lane, and on-street parking. Over the years a few transit service agencies Frequent intersections and shorter block lengths have provided fixed route service to NorthWest improve walkability and prioritize pedestrians Crossing. In early 2020, the OSU-Cascades over vehicles. Microtransit Pilot Project started serving the portion of NorthWest Crossing east of Mt » Shared parking district for commercial uses Washington Drive on an app-driven, on-demand reduces the amount of area needed for off-street basis. When the region permanently addresses parking. Community commercial uses limited to 5 transit service, NorthWest Crossing will continue parking spaces. to accommodate transit.

King City TSP | Urban Design Guidebook | Urbsworks, Inc 31 NW Crossing CASE STUDY 3

North Bethany Planned North Bethany VilleboisBethany Town Center / Main Street

Location: Unincorporated Washington County, Oregon

Size: 1,936 acres (875 acre North Bethany subarea) Bethany Village

Context: Geographically separated from Bethany Village. Surrounding areas to the north, east, and west are undeveloped and rural in character.

Housing mix: Detached dwellings, duplexes, rowhouses, main street apartment over retail, apartments

NW GERMANTOWN RD NW GERMA RD NTOWN NW OLD GERMANTOWN RD Neighborhood design: Different housing types centered NW KAISER RD around neighborhood town centers with focal points of civic uses and large natural stormwater treatment areas and Bethany Community Plan powerline corridors. North Bethany Subarea North Bethany Core Design Elements Character of main street / town center: Limited mixed- NW BRUGGER RD use retail with apartments above surrounded by larger NW GREEN LN Community Gateway Neighborhood Park Locations* retail uses. North Bethany planned for mixed-use retail/ Corner Neighborhood Commercial Site

NW LYNCH LN Design Feature AVE commercial linking higher-density housing with parks/park NW 170TH NW STALDER LN

E Main Street Area

NW185TH AVE V V

A A NW E

V ROSS D

S E A NW LINDER ST

T R TA S S 3 H

T 6 O T

1 J 4 Fixed Park

N 6

block. D W 1 O R W G N NW HECKMAN

IN W M N D N L LN C P

W M D N NW MILCLIFF ST

N NW 159TH AVE 3

L W

L 6 NW R TTA Primary Street ROW 1 OSSE

A 1

NW MILC T N ST LIFF S W V 6

5 A E N N

TH V W

TER M

TER N S NW BE

A NNY DR N

NW SWISS W T N

W A

W R

LN 1 R D

6 W NW CONNERY F E

NW MCGREGOR

TTER DR 0 NW NIGHTSHADE DR R 1

NW VE H T L T

7 S O H LN E North Bethany Community Plan 0 ITE NW KAISER RD R NMARIE DR T W NW E A W M GU H AR V

E N

A E R

V NW SWEETGALE LN Planning Area Boundary E

W N NW T ON ST NW 159TH PL ROW CANT W B NW G Y N R E R W I O NW TWOPONDS DR ER DAW Arbor Oaks

D R B E N G A W

B LO W County Line

D T L Y O

E A O R S E W D R Y DR

R Subarea T T

E E NW FESCUE CT E W T R

R N

E R

L T

S S E NW TWINFLOWER DR K S

RA T Urban Growth

C EG

I H Y

W R O

S N T S

W 6 Boundary

E Y

N T NW CIDER LN L NW DEERFOOT LN A VILLE W G RD C N N N RI T P C W R W N N NW CONCO S RDIA D N W W W S FA NW FAWNLILY DR N L ROO N D B KW A A T 1 W GRAF ST F R M N L S 8 1 A A NW SCHEEL TER W E 7 AVE 3 U 8 Y R W T E N

D W H NW 173RD N L EKETA L W SNOWLILY D R N

A A

EM H V V H T

E NW MILLBROOK ST E C 0

E 7

1 W V NW 181ST AVE N W A N SYLV ANI W

AVE

NW LARK NW SYLVANIA LN CT A N NW NW 174TH CROSS MEADOW TER E HAVEN ST

V D

7 R T NW IVYBRIDGE NW GREENWOO 1 NW ENERGIA ST D 9 E * NOTE: See the 'Parks, Trails and Pedestrian 7 ST T DR 1 W N NW 181ST NW 165TH PL AVE NW VANCE DR W TH 4

W DEER N 6 Connections' map for the geographic area that N F T

PL IE 1 L NW RONDOS DR 0 D N TER 5 E

AVE

W R W D W 1 V

NW NDEE R S

A REI N

Y each park is to be located within. D

AVE O NW 151ST W

NW MUSTANG CT P D N W L A R N RD NW D A O BRANDBERR CT PL ERF A Y Y NW 148TH H T Y L A PL NW 176TH NW HACKNEY DR T W N W 0 W NW WENDY LN W D NW 149TH 8 L R K E N O I D D N N R 1 W N NW 147TH F D

A W R CO E W M A V ADR T W EE H ONA I

T E T 1 N D S W 69 L W N N L E 4 N 1 M E R E NW 150TH W L 9 NW W S R W P E ISMER R N W D R T T W APPLEGATE LN C T T N NW N B C H W PATRICK L N P SA R N S NW NRE 1 inch represents 1,000 feet A PL A Y H M R L S D IA A NW DUBLIN NW RAC A Y Y L N E E L Y N NW BLACKTAIL N D NW 146THAVE W A LY I W 0 500 1,000 W CT C N A N R T K W K TER N

LD N E AI N P NW BLAC A K T N NW JEWELL LN

S W T DR E T T NW PASEO E W PENDER Feet

U A S R R N 1 NW AY W DECAT N UR WA E P TR Y I 6 NW LAIDLAW RD AKE ER W O HN R H PL 8 W N ELKCR C (Original page size is 11 x 17) W EST T N T Y N NW 153RD K H N

O N HEATHMA A R P N LN K

CT O L W W T W

D R E N S E B E R NW 1

NW DE A PL

E N 1 D

ALUS B 5 W

7 N T IA 1

C W N Y N AVE LS WA

3 TON S

H LI E R

H A T R NW T M A D

Y DANE Department of Land Use & Transportation 7 NW 171STPL LN T D NW LILIUM DR K 7 W E N E NW 167THPL E W W COV 1 R P V NW 152NDPL

W A N J:\Workgroups\GISPlanning\COMP_PLAN\CommunityPlans\North Bethany\CP_NB_Ch2_CoreDesign.mxd J:\Workgroups\GISPlanning\COMP_PLAN\CommunityPlans\North W L HOLCOMB D CT NW A N NW185TH W R RG N N YLE WAY Planning and Development Services Division N

November, 2018 using Comprehensive Plan land use designations, the hilltop ridges) organized around two community parks Community Development Code, and the Community and a neighborhood center. The design takes advantage Plan vision to guide development. As part of their of natural features and integrates stormwater treatment projects, developers funded and constructed areas as defining open spaces that connect residents Introduction needed road improvements. Land was annexed by and users. the Beaverton School District and Tualatin Parks and Key to the vision for North Bethany is a neighborhood Recreation District to provide services to new residents. center as a center of gravity along NW Kaiser Road. This Bethany Village Town Center 4-block long node is envisioned as a dense commercial district. The main street will be lined with mixed-use and Bethany Community Plan The 16.46-acre town center was developed in 2002 by Central Bethany Development Company. Construction high-density residential buildings. Prominent corner The 1,936-acre Bethany subarea was added to the UGB has continued until 2016 with one vacant lot remaining design elements will frame gateways, and a planned in several installments to address the need for more at a prime corner. The core of the town center is a park block leading to a large community park will link housing in Washington County. The initial Bethany block and a half main street lined with 3-story mixed- residents through the neighborhood to the center. Community Plan identified five subareas within use buildings and a plaza with a fountain and tiered Given the importance of the center to the vision and Bethany and designated a town center. The Community seating. The vision was of a walkable center with an its location on a high-speed regional arterial, the county Plan designated comprehensive plan policies with urban lifestyle in a small-town atmosphere. The anchor led an urban design plan for the main street. Through maps and land uses for each of the five areas. Adopted tenant is the public library with a cluster of supportive several public charrettes the county developed detailed in 1983, the Community Plan served as the basis for educational and after-school uses in adjacent guidance that was amended to the North Bethany Plan. UGB expansions in 1992, 2000, and 2002. The County commercial spaces. Surrounding the main street are No retail has been constructed yet. It is anticipated that subsequently adopted a Unified Capital Improvement commercial and retail uses, including large format construction will begin in the next several years. Any Plan to direct investments in public facilities and services retail spaces and small commercial spaces. Higher new development will need to meet design standards to support new growth. A second community planning density projects surround the main street, bridging NW for the main street area. effort for the 875-acre North Bethany Subarea took place Bethany Boulevard. The Town Center is served by one The vision is for 10,000 residents living in 4,000 between 2006 – 2010 and was adopted as an additional bus line offering weekday service. While the Bethany dwellings. A range of housing types are permitted in chapter to the Bethany Community Plan in an effort to Village Town Center does serve as the civic core of base zones with minimum and maximum densities that update the original vision and planning practices. the larger subarea, its prime function is as a regional include a bonus in the main street area of up to 32-40 The vision for development identified residential shopping and service destination. units per acre. Development and design standards neighborhoods set in the context of a few key natural address building location and design. Standards are features (Rock Creek, Bronson Creek, and Bales Pond). North Bethany Subarea Plan limited in scope though and no pattern books or Primarily detached residential uses were spread Given that several different private developers built parts typologies are used to implement the vision for a broad throughout subareas, with a smaller concentration of of Bethany with limited design guidance, the primary range of housing types and price points. commercial and retail uses and higher density attached form of development has been isolated suburban Construction began in 2013, with the first subdivisions dwelling units in the town center. Broad guidelines neighborhoods. In response to these limitations, Metro beginning construction in 2015 and 2017. New street called for pedestrian and bicycle pathways allowing sponsored the North Bethany Subarea Plan. Given the cross sections were adopted as part of the North public access through neighborhoods. Individual state of urban design practice, we have focused our Bethany Plan to introduce additional streetscape design elements for each subarea articulated aspects analysis primarily on North Bethany. amenities while still meeting the minimum width of of the vision. Located in the NE corner of Bethany, the vision for County Road Standards. Some developments have Construction began in the 1990s. Since then the North Bethany is a more densely developed complete private streets however. The majority of neighborhoods area has gone from 554 residents to roughly 22,350 community with urban services. This includes several are alley loaded with parallel parking on all roads but residents. Washington County is the approval body, neighborhoods arrayed based on landforms (primarily arterials. Bike lanes are limited to a few areas.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Bethany 33 NW Germantown Rd NW Kaiser Rd NW Germantown Rd NW Kaiser Rd

Primary streets Main street NW Springville Rd Primarily apartments Primarily attached dwellings NW Springville Rd Primarily detached dwellings NETWORK DWELLINGS

INTERSECTIONS PER ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNED DWELLINGS SQUARE MILE (APPROX) 18 - 20 foot alleys throughout; pocket 4,000 NA parks and linear paths throughout DWELLING DENSITY PLANNED BLOCK LENGTH ARTERIALS 4.6 dwelling units per acre 220 x 400 feet NW 185th Avenue (west boundary); NW average Springville Road (south boundary); NW HIGHEST DENSITY PLANNED Kaiser Rd (bisect) 24 dwelling units per acre BLOCK PERIMETER 1,240 feet ARTERIAL CHARACTER LOWEST DENSITY PLANNED One lane in each direction with no 5 dwelling units per acre WALK SCORE* shoulder. Bike lanes on NW Springville NA Road HOUSING MIX Apartment, boulevard apartment, rowhouse, TRANSIT SERVICE detached dwelling *walkscore.com Trimet Service Line 67 with frequent service to PCC along NW Springville Rd

34 Bethany NW Germantown Rd NW Kaiser Rd Planned open space Nearby open space ORCA and Title 13 Sato Elementary

PCC Rock Commercial Creek MU center

Major employers NW Springville Rd Planned employment JOBS OPEN SPACES

COMMERCIAL PLANNED OPEN SPACE 0 square feet 29 acres minimum

LIGHT INDUSTRIAL OPEN SPACE TYPES 0 square feet Open space, trail, linear, community, neighborhood

CIVIC USES AND MAJOR EMPLOYERS MUNICIPAL CONTROL PCC Rock Creek (260 acres), Sato Elementary THPRD School (9.5 acres) NEARBY OPEN SPACE Forest Park, Rock Creek, Bethany Lake Park

King City TSP | Urban Design Guidebook | Urbsworks, Inc Bethany 35 Design

Incorporation of natural areas Diversity of housing Walkable, pedestrian-oriented streets Critical to the design vision is the integration of “natural” A broad range of housing types offer residents choice. Streets are planned in a connected network. open areas and parks and trail corridors. These pre- Different types are designated through different land Neighborhood streets are alley-loaded with a planned elements are two-fold - treating stormwater use zones with minimum and maximum densities. continuous green strip, street trees, and parallel parking and offering open space areas. Large stormwater Density bonuses are available in the North Bethany buffering the sidewalk. Adopted street design cross facilities buffer neighborhoods from one another while neighborhood center. Housing types include detached sections identify how to meet pedestrian and bicycle also functioning as secondary pathways. Links across homes (including narrow lots), duplexes, triplexes, needs while still meeting county standards around arterials are limited however, as are connections to quadplexes, rowhouses, and apartments. Variations in travel width. other regional trails and natural areas. the placement and design of different types is primarily dictated by private developers.

36 Bethany Focused community points of activity Connecting trail corridors Parking design and amount Civic uses including the library, elementary schools, and Multi-use trail corridors provide a secondary way for Parking for new higher density developments is parks serve as nodes. They define the center of activity residents to connect between different neighborhoods located behind buildings. Development standards in different neighborhoods while also serving as points east/west. They also offer a valuable recreational asset. require seperated pedestrian pathways that connect where different areas are connected to make a larger New development in North Bethany will add additional to entries. Parking standards are 1 per detached unit community. trails, although connections to the existing system are and 1.5 spaces per 2 or more bedroom units. Parallel limited given development patterns. parking is provided on all neighborhood streets.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Bethany 37 Town Center The Bethany Town Center is a Metro-designated Town Center with retail and commercial uses serving the entire community of 22,000+ residents as well as the larger region. Large anchors include QFC and Walgreens. The town center was envisioned as a walkable village with a small town character. The core is a block-long main street lined with 3-story mixed use buildings with Main Street apartments over retail spaces. The town center serves as a civic heart with the library and plaza and fountain as gathering places. The development bridges both sides of NW Bethany Boulevard with commercial, retail, and residential spaces. Additional open spaces are planned for the west side of the town center. A wide range of housing types are provided. Roughly 1,500 residents live in the town center while 1,125 people work there. Despite its main street design, the primary function of the town center is as a retail destination. In contrast, the North Bethany Neighborhood Center is envisioned as a community-serving center connected to the surrounding neighborhoods. Community destinations include a park block, civic spaces/ buildings, and high-quality pedestrian environment. The commercial center will be located in a highly visible spot along the arterial NW Kaiser Road. Smaller retail and office uses will fill mixed-use buildings and apartment buildings in a density range of 19 – 50 DUA. Key to implementation are adopted street sections for the main street area with wide sidewalks, bike lanes, and attractive streetscapes to mitigate the 102-foot width of NW Kaiser Road and facilitate crossing. A transit service plaza has been identified for future development if TriMet extends service.

38 Bethany BETHANY COMMUNITY PLAN CHAPTER 2 SUBSECTION D - NEIGHBORHOOD PLANS NORTH BETHANY SUBAREA PLAN

Mixed-use buildings form a limited dense core in Bethany The plaza serves as a civic gathering space. Paths of all users Plans for North Bethany’s neighborhood center include linear Town Center. cross, sometimes in competition with one another. park blocks and a revised cross section for the arterial serving as its spine. JUNE 2019

King City TSP | Urban Design Guidebook | Urbsworks, Inc Bethany 39 NORTH BETHANY SUBAREA PLAN JUNE 2019

(2) Cross Section B Cross Section B, shown in Figure 21, illustrates what the NCMU NB blocks might look like with a pedestrian plaza on one side. While sidewalks on Kaiser Road may provide some space for outdoor seating (such as small café tables), larger seating areas and gathering places should be accommodated in building recesses or spaces between buildings. NORTH BETHANY SUBAREA PLAN JUNE 2019

Figure 21 – Cross Section B Specific streets within the Main Street area are designated as “Active Use Streets,” as shown in Figure 2. Development along Active Use Streets is Implementation subject to additional design standards that are described in more detail in Section b., Main Street Design Standards and Applicability, which is located below. (1) Active Use 1 Street Elements NW Kaiser Road is the key walking street for North Bethany and is designated as the sole Active Use 1 Adopted Street Cross Sections Street. Development along the Active Use 1 Street frontage (Kaiser Road) is expected to be more The vision for North Bethany is a highly walkable and “urban” in character than on other streets within bikeable neighborhood with wide sidewalks, bike the Main Street area, and must be sited and designed to support pedestrian-friendly lanes, and attractive streetscapes. The plan balanced development. Features include: accommodating vehicles by targeting priority streets • Buildings that: o are close to sidewalks for the most pedestrian friendly design. These include o occupy most of the street frontage

o have high transparency (windows and doors) the main street spine along NW Kaiser Road, the east- Adopted Main Street cross section o have required articulation west streets running through the park blocks, NW have weather protection along sidewalks o Land use zones and Brugger Rd, and two future roads adjacent to the • Vehicle parking located behind buildings • No driveway accesses from NW Kaiser Road designated priority streets planned community park. A street design plan keys height to frame the space.into Setbacks abutting properties to accommodate subject to design standards planned streets to specific design cross section types plazas and building entrances(2) Active Use to 2 Streetstacked Elements apartments Figure 2 - Active Use Streets BETHANY COMMUNITY PLAN CHAPTER 2 PAGE | 47 that were approved for the entire subarea. These cross are also shown. The Active Use 2 Street designation applies to the block of NW Brugger Road that is within the Main Street, and to segments of Primary Streets P11, P12 and P16 that are adjacent to the Park Blocks and the sections meet the dual goals of the design vision for Main Street UrbanEast Design Community Park.Plan The Active Use 2 Streets have many of the pedestrian-friendly features of Active North Bethany and Washington County engineering Use 1 Streets, but with more relaxed requirements. Features include: Through a planning effort that included several public concerns about public streets. They incorporate Low . Buildings that: activity. Buildings must have minimal setbacks, meet charrettes, the county ledo anare close urban to sidewalks design plan for street frontage requirements, locate parking behind Impact Development Approaches (LIDA) to emphasize o occupy a moderate amount of street frontage the North Bethany Main Streethave moderate area. buildingThe intenttransparency was and weather protectionthe building, have high levels of transparency, and the role of stormwater treatment and green spaces o to guide how future developmento have required in articulation this mixed-use driveways are limited or prohibited. throughout the subarea. A street tree program was also . Vehicle parking located behind or to the side of buildings area will look, feel, and .function. As an outcome of this developed for all streets in the subarea with street trees Limited driveway accesses into abutting properties Urban design guidance recommends street design planning process, an urban(3) Non -designDesignated planStreets was adopted classified based upon each neighborhood. elements including a street furnishing palette, gateway to amend the North BethanyThe remaining Subarea Primary Streets Plan. within Clear the Main and Street area do not have an Active Use Streets designation, but will still have some applicable design standardstreatments, such as: and trail and park design. Cross sections Fundamental to the success of the main street is a cross objective design standards support zoned areas of . Required building articulation (discussed above) illustrate what development section that humanizes and bridges the large regional Neighborhood Commercial. Some requiredMixed building Use transparency (NCMU NB) could look like and include design guidelines. All arterial. Cross sections for NW Kaiser Rd show a total and multi-dwelling zones. Vehicle (R-25+ driveway accessesand R-24) into abutting along properties are allowed development within the Main Street area will be right-of-way width of 102 feet. Different cross sections designated priority streets. Development and design BETHANY COMMUNITY PLAN CHAPTER 2 reviewed at a public hearingPAGE | 22 and require at least one in the core of the neighborhood center, at the park, and standards require buildings more urban in character public design workshop. on the periphery show variations in minimum building that frame the street and encourage pedestrian

40 Bethany North Bethany

Voters approve county LESSONS LEARNED service district / Metro approves expansion Adopted Update North Bethany Plan » If affordable housing is a desired outcome; targets funding North Bethany to add requirements for and funding strategies must be identified and UGB expansion strategy Main Street area implementedMissing: to support its development. When did PCC Rock » Zoning Creekfor different open? densities does not ensure 2002 2004 2009 2010 2011 2013 2018 2019 2020 a range Whenof housing did new types school spread throughout a district. open?More 2019?specificity may be required by using prototypesPhases or ofanother home tool. build-outs - 2015 » A networkconstruction of trails andstarts paths on needs to be Bethany Creek Falls, Concept plan Construction Adopt Main connected throughout an entire development adopted begins Street Urban 2017 construction Design Plan and to adjacentstarts on Bethany existing neighborhoods in order Washington County Adopted to successfullyRidge offer an alternative means to takes over from implementing Beaverton as service regulations traveling by car. provider » Despite rigorous guidelines and development standards, it is challenging to create a main street spine along a regional connector given its width Funding Strategy and traffic speeds. GivenNote from the Pauline: enormous This timeline increase helps in clarify residents the in North THPRD waives SDC fees for developers building public Bethany,perception the shared County by developers faced the challengethat it took oftoo how to fund park and trail facilities at their cost. The County likewise » Lacking more frequent intersection spacing, long to get things going, which added to costs and private development will continue to turn inward newuncertainty infrastructure and services such as upgrading rural waives SDC fees for transportation upgrades. There has roads and extending water and sewer lines. According been some dissatisfaction expressed by developers that away from regional connectors. they are not reimbursed adequately. Developers and to an economic study, the estimated capital costs for » Critical to town center success is a knowledgeable lenders have perceived this lack of certainty negatively North Bethany are $520 - $540 million in capital costs. partner who has developed mixed-use centers After using bonds, grants, SDCs, and dedications and argue that SDC fees have been quite high per by developers, a $320 million gap remained. The housing unit. Initial estimates by ECONorthwest put » If parking for retail and commercial uses is not County adopted a funding strategy establishing four the cost at $93,000 in SDC fees per house compared centrally managed and used as a shared resource, revenue sources: 1) a county service district; 2) System to average SDC fees in Washington County of $14,600. off-street parking may exceed the actual need Development Charges (SDCs); 3) a transportation These increases in costs to developers, along with and define the built form as auto-centric. development tax; and 4) a countywide property tax. higher property taxes for owners, have driven up the » Stormwater management facilities can function This strategy splits the responsibility for costs across cost of individual homes and impacted affordability. as natural open areas and linear connections if the county government, new residents, and private integrated with trail system. Such a design not developers. The County subsequently adopted a Unified only provides a high quality public realm but also Capital Improvement Plan to direct investments. a distinctive identity for development.

King City TSP | Urban Design Guidebook | Urbsworks, Inc Bethany 41 Whole community design When planning the entire community and connecting it to the surrounding context, there are a number of larger networks or patterns to consider. The three most commonly considered ones are the street network, the natural systems network, and the scale of nearby or historic patterns of development. Connecting to the adjacent network, whatever it is, is key to having the planned development look, feel, and function as an extension of what is already Critical Success there. This is key to creating a new development that is rooted to the location and feels like a place, not a project. Factors Planning at the neighborhood scale When neighborhood blocks are smaller and woven together with a fine-grained network of streets, alleys, and paths, the walkability quotient goes up. This is a “metric for livability” that has been quantified by Walkscore and Purpose of this section real estate professionals for the value that it adds to development. It has been codified by others, such as LEED for Neighborhood Development (a sustainability rating system managed by the US Green Building Council). All of the case studies are examples of Walkability is often measured by the number of intersections per square mile. Beyond the quantifiable value it adds critical success factors at work. This section to development, it also makes it possible to achieve a number of other goals such as: incorporating a wide variety details several critical success factors and of housing types, serving neighborhoods with transit, and increasing the number of street trees and citywide tree how they improve the performance of the canopy. When jobs, housing, and open spaces are arranged within a walkable block-street structure, other urban case studies. vibrancy measures increase as well.

Neighborhood design A critical success factor realized by all three case studies, but exemplified in Villebois and NorthWest Crossing, is the harmony achieved when there is an intentional relationship between buildings and nature, and when cars are present, but don’t dominate. There are a number of building, site, and urban design moves that can make a neighborhood feel more timeless. One is varied housing designs. Likewise preserving trees can make a new neighborhood feel like it has always been there. The value of mature trees has been measured by data experts in a wide variety of disciplines, from those in health and equity to real estate experts.

Main Street and Town Center design As with neighborhood design, there are a number of building, site, and urban design moves that can make a main street or town center feel more timeless. These include traditional storefront design, pedestrian-oriented street design, care about where parking is located, and coordinated streetscape and street furniture. The importance of managing parking in a town center or main street cannot be overstated. Every extra place for a car means less space for people. In a town center the majority of public space should be dedicated to use by people, or the level of urban vitality goes down. More people attract more people. Managing parking means housing can be more affordable, as can retail spaces, and mixed-use development becomes financially feasible. As cities have discovered through the COVID-19 pandemic, flexible street space that can be converted from use by automobiles to use by people and businesses can help the local economy while keeping people healthy.

42 Whole community design Neighborhood design

» Bringing nature in » Varied designs of housing

» Integration of open space » Preserving older trees

» Feathering of edges » Alleys

» Neighborhood units » Universal block (to accommodate all forms of middle housing)

» The way housing faces major streets (doesn’t turn its back) » Feels like a neighborhood not a subdivision

» Context sensitive design of major streets » Natural environment reflected in the materials and design of the public realm » Variety of street types and a context sensitive design approach

» A complete street and path network Planning at the neighborhood scale » Prioritizing non-auto modes of travel

» Accommodating regional transit » Block size, block permeability

» Walkability (and universal design) Main Street and Town Center design » Arrangement of land uses

» Main street character » Vital uses in proximity

» Managing parking » Mix of housing / housing choice

» Signage, lighting, street furniture and town center identity » Considering the entire tree canopy

King City TSP | Urban Design Guidebook | Urbsworks, Inc 43 Variety of street types and a context sensitive design approach Each of the case studies employs the technique of creating a network of new streets and paths within the planned development that are not subject to the state or county regulations. State and county regulations tend to prioritize auto and transit travel on regional arterials and highways. Critical success factors: They are often at odds with local goals for walkability; bikeability; small block size; use of curb space for parking; and sidewalks for retail, outdoor dining, or merchandising. Since internal street types are not subject to the same rules which apply to arterials, they are able to accommodate » Main street character frequent intersections, frequent pedestrian crossings, continuous plant strips and streets trees, » Block size, block permeability and even on-street parking. In each Case Study one of these interior streets functions as a community oriented “main street.” » Walkability (and universal design) In North Bethany it is NW Kaiser Rd; in NorthWest Crossing it is NW Crossing Drive; and in Villebois » The way housing faces major streets it is Villebois Drive. (doesn’t turn its back) Typically the main street design looks and feels like a traditional small town downtown street, » Context sensitive design of major streets and everything about the scale of the streetscape is designed with the pedestrian in mind. The Villebois main street goes further and employs a curbless street design where the plaza and the » Variety of street types and a context street blend seamlessly, and bollards, not curbs, mark off the area for cars. The exception to this sensitive design approach practice is North Bethany, where the “main street” is roughly a quarter mile-long segment of NW Kaiser Road, which is a Washington County Arterial. » A complete street and path network When a street is subject to county or state regulations, strive to make the street a connection » Prioritizing non-auto modes of travel rather than a barrier. In NorthWest Crossing, Mt Washington Drive is a good example of a major region-serving thoroughfare that has a human scale and is walkable and attractive. High value » Accommodating regional transit real estate addresses Mt. Washington rather than backing on to it. In King City, SW Beef Bend Road may never be a “main street,” and it may serve high volumes of traffic, however it can still be designed to connect Tigard River Terrace South and King City rather than separate them. Keep vehicle speeds low through design measures, not by posting speed limits. Provide frequent protected crossings for pedestrians and bicyclists, create an environment that development is interested in facing, rather than turning away from, and provide generous landscape buffers, including street trees. Separate and buffer the walking and bicycle lanes from the vehicle lanes. Where there is a center turn lane, minimize the lane length at intersections. Landscape or eliminate the center lane when there is no need for turning movements. When crossing a slope, separate and terrace paved lanes to minimize cut and fill. The URA 6D Concept Plan promoted a number of context sensitive design strategies for SW Beef Bend Road. These are equally applicable to SW Roy Rogers Road within the vicinity of King City and Tigard future urban areas.

44 Villebois Drive (Villebois) NW Crossing Drive (NorthWest Crossing) NW Kaiser Road (North Bethany)

Boeckman Rd Boeckman Rd NW Shevlin Park Rd NW Kaiser Rd NW Kaiser Rd NW Shevlin Park Rd NW Germantown Rd NW Germantown Rd Interstate 5 Interstate 5 Interstate

SW Barber St SW Barber St Dr Washington NW Mt NW Mt Washington Dr Washington NW Mt SW Grahams Ferry Rd

SW Grahams Ferry Rd

Primary streets Main street SW Wilsonville Rd NW Springville Rd Primarily apartments Primarily apartments Primarily apartments Primary streets Primary streets Primarily rowhouses Primarily duplexes Primarily attached dwellings Main street Main street NW Springville Rd Primarily detached dwellings Primarily detached dwellings Primarily detached dwellings NETWORK DWELLINGSNETWORK DWELLINGSNETWORK DWELLINGS

INTERSECTIONS PER ACRE ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNEDINTERSECTIONS DWELLINGS PER ACRE ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNEDINTERSECTIONS DWELLINGS PER ACRE ALLEYS, THROUGH CONNECTIONS, OR PATHS PLANNED DWELLINGS .35 16 - 18 foot alleys throughout; Pocket 2,300.24 minimum 14 - 16 foot alleys throughout; Pocket 1,500.21 18 - 20 foot alleys throughout; Pocket 4,000 parks and linear paths throughout parks and linear paths throughout parks and linear paths throughout BLOCK LENGTH DWELLINGBLOCK LENGTHDENSITY PLANNED ƌŽƐƐ^ĞĐƟŽŶƐ DWELLINGBLOCK LENGTHDENSITY PLANNED DWELLING DENSITY PLANNED 240 x 300 feet ARTERIALS 4.6230 dwelling x 320 units feet per acre ARTERIALS 3 dwelling220 x 400 units feet per acre ARTERIALS 4.6 dwelling units per acre average SW Grahams Ferry Road (west boundary); average dŚĞƐĞĐƌŽƐƐƐĞĐƟŽŶƐŝůůƵƐƚƌĂƚĞNW Shevlin Park Rd (partial north average NW 185th Avenue (west boundary); NW Boeckman Road (north boundary) HIGHEST DENSITY PLANNED whatboundary); Kaiser Skyliners Road might Rd (south look boundary); HIGHEST DENSITY PLANNED Springville Road (south boundary); NW HIGHEST DENSITY PLANNED BLOCK PERIMETER 50 BLOCKdwelling PERIMETER units per acre likeNW with Mount future Washington development, Drive (bisect) 19 BLOCKdwelling PERIMETER units per acre Kaiser Rd (bisect) 24 dwelling units per acre ARTERIAL CHARACTER 1,080 feet 1,100 feet at three points within the Main 1,240 feet One lane in each direction with LOWEST DENSITY PLANNED ARTERIAL CHARACTER LOWEST DENSITY PLANNED ARTERIAL CHARACTER LOWEST DENSITY PLANNED Street area. WALK SCORE* intermittent median. Roundabouts and 5 dwellingWALK SCORE* units per acre Roundabouts throughout. Bike lanes 7.2WALK dwelling SCORE* units per acre One lane in each direction with no 5 dwelling units per acre 36 bike lanes on Boeckman Road. 47 and on-street parking on NW Mount NA shoulder. Bike lanes on NW Springville HOUSING MIX dŚĞƐƚƌĞĞƚƐĞĐƟŽŶĚĞƉŝĐƚĞĚŝƐƚŚĞWashington Drive. HOUSING MIX Road HOUSING MIX TRANSIT SERVICE Main street apartment over retail, apartment, Main street apartment over retail, apartment, Apartment, boulevard apartment, rowhouse, *walkscore.com ŽƵŶƚǇ͛ƐĂĚŽƉƚĞĚĐƌŽƐƐƐĞĐƟŽŶ A South Metro Area Regional Transit boulevard apartment, rowhouse,TRANSIT detached SERVICE rowhouse, duplex, cottage cluster,TRANSIT detached SERVICE detached dwelling *walkscore.com for Kaiser Road, and includes a *walkscore.com (SMART). One bus line with frequent AM/ dwelling Cascades East Transit (CET). One bus dwelling Trimet Service Line 67 with frequent PM weekday service to transit center totalline along right-of-way Shevlin Park width Rd withof 102 frequent service to PCC along NW Springville Rd feet,service including to transit sidewalks. center.

ƌŽƐƐƐĞĐƟŽŶ shows Kaiser 10 2020 3030 Villebois NW Crossing Road at the southern mixed- Bethany use (NCMU) block with the Community Park to the east. Villebois’ main street employs a curbless street design where NorthWest Crossing’s main street looks and feels like a In North Bethany, the planned “main street” is a roughly It depicts the recommended the plaza and the street blend seamlessly and bollards, not traditional small town downtown street, designed with the quarter mile-long segment of NW Kaiser Road, which is a minimum height of 20 feet, and curbs, mark off the area for cars. pedestrian in mind. Washington County Arterial. maximum possible height of 65 feet.

ƌŽƐƐƐĞĐƟŽŶ shows what the B NCMU blocks might look like with ĂƉĞĚĞƐƚƌŝĂŶƉůĂǌĂŽŶŽŶĞƐŝĚĞ͘

ƌŽƐƐƐĞĐƟŽŶ depicts the King City TSP | Urban Design Guidebook | Urbsworks, Inc 45 ZͲϮϰŵƵůƟĨĂŵŝůǇďůŽĐŬƐ͕ǁŝƚŚ recommended minimum and maximum setbacks of 5 and 10 feet. A maximum height of 50 feet has already been established here. C Critical success factors: Bringing nature in Each of the case studies incorporates natural areas into the planned development. North » Integration of open space Bethany, with its promenade park along the stormwater facility, is an especially good example of making natural systems a focus of the community. However, the best example » Feathering of edges of full integration of natural areas is Villebois. The development is designed around a flowing series of open spaces that connect to the larger regional natural areas such as Coffee Creek and Coffee Lake wetlands. Of all the green space that has been incorporated into the community, the greatest share is in natural areas. “While restoring the historic drainage pattern of the predevelopment site, the plan also adapts the form and organization of the landscape and urban design elements (e..g., parks, street medians, and planting strips) and natural areas to serve stormwater management functions, including conveyance, infiltration and detention.“ (Skinny Streets & Green Neighborhoods, Design for Environment and Community, Cynthia Girling and Ronald Kellett, 2005) One of the key features of Villebois are the common greens. Homes front onto and share a green space rather than a street. This was considered a highly unusual design at the time of development in the mid-2000’s. Homebuilders overcame their skepticism and common greens are now found in many new subdivisions and neighborhoods, and cities have amended land division requirements to permit them.

46 Villebois

Legend Tooze Road Figure 5 Neighborhood Commons Tonquin Trail Neighborhood Parks - 21.97 acres

PP Pocket Park East Neighborhood Park - 1.60 acres LG Linear Green Cedar Park - 1.00 acre UP Urban Plaza Oak Park - 1.53 acre Villebois Proposed Major Pathways Boeckman Road Fir Park - 1.00 acre Villebois Proposed Minor Pathways Villebois Proposed Nature Trails (UP)Village Center Plaza - 0.52 acres LG Hilltop Park - 2.90 acres Wetland Delineation West Neighborhood Park - 1.80 acres

Tentative 100 Year Flood Line PP (PP)Pocket Parks - 5.83 acres Villebois (pending approval of MT2 application to (LG)Linear Greens with Pathways- 5.10 acres update mapping for the upper portion of Greenway Upland Coffee Lake (LG)Village Center Promenade- 0.69 acres Coffee Lake Creek, Seely Ditch, and LG Basalt Creek prepared by HDR on Forest Natural Area Villebois Preserve Fir Community Parks - minimum 3.00 Acres October 25, 2005) Park Elementary School Significant Resource Overlay Zone Hilltop LG Minimum 3 acres of park area associated with school location (SROZ) with 25' buffer Park Coffee Lake - Regional Parks - 33.45 acres Elementary School Site: includes Wood Trail Villebois Greenway - 33.45 acres minimum 3 acre Community Park PP Garden Park Open Space - 101.31 acres Tree Rating North Drive Forested Wetland Preserve - 5.07 acres PP East Important Villebois Forested Wetland Preserve (Future Study Area) - 23.05 acres Tonquin LG Neighborhood Trail Village Center Park Upland Forest Preserve - 10.60 acres Good Plaza LG UP Coffee Lake Natural Area - 62.59 acres Moderate Villebois LG Greenway LG Villebois Total amount of Parks= 58.42 acres Poor LG Greenway Total amount of Open Space= 101.31 acres Total amount of Parks & Open Space= 159.73 acres Tree Canopy Unspecified Grahams Ferry Road Garden LG LG Park Trails and Pathways - 50.38 miles NOTE: Tree ratings are conceptual and PP Village Center South are to be re-evaluated with appropriate LG Nature Trail - 1.85 miles Promenade PP SAP application. West PP LG LG Minor Path - 1.20 miles Classification Method: Neighborhood LG Trees were rated based on the following LG Major Path - 2.90 miles considerations: Park 1. Health LG LG PP (Tonquin Trail/Villebois Loop Trail/ Villebois LG Coffee Lake-Wood Trail) 2. Species (natives with habitat and PP Cedar LG ecosystem value) Forested Loop Trail LG Park LG PP Bike Lane - 9.90 miles 3. Compatibility with development Wetland 4. Form / Visual Interest / Mature Size Sidewalks - 34.53 miles Preserve Oak Trees in the important category rated high Park in all four areas. PP Barber Street LG PP Park Legend Trees in the good category had good PP

Kinsman Road health and were a desirable species, but LG City ownership; HOA had irregular form or less compatibility Forested LG with development. maintenance for 5 years; then city Wetland PP maintenance except for Special Features. Trees in the moderate category had good Preserve to moderate health and form, but were a Evergreen Avenue (Note: NP-4 and NP-6 may be in this (Future Study Area) less desirable species or may be less Study Area category if restrooms and parking are compatible with development. provided for the community in addition to Trees in the poor category had poor the park area shown. If not they will be health and/or substantial damage. owned and maintained by the HOA with Parkwood Lane public access.) PP

Brown Road Owned and maintained by HOA with public access. Graham Oaks LG Coffee Lake Open Space- Natural Area To be publicly owned and maintained, with more specific responsibilities to be LG detailed at the time of specific O&M Camelot Street Agreement for the appropriate development phase(s). Villebois

NOTES: The Villebois Village Master Plan shall comply with the City of Wilsonville SROZ regulations. Encroachments within the SROZ and flood plain are shown NORTH 47 for illustrative purposes only, and will be reviewed for compliance or exemption as more detailed information is provided that will affect the SROZ areas. Adjustments in plan, street alignments, and intersections as well as rainwater facilities and pathways will be made to comply with SROZ regulations. Flood Insurance Rate Map 410025-0004-C dated February 19, 1987 shows the northerly limit of the detailed study area having an elevation of 143 (Ft. Parks and Open Space Plan NGVD). This elevation has been used to approximate the flood plain limits within the project limits. Development in and around wetlands will be done per AUGUST 30, 2013 all applicable federal, state and local wetland regulations. NorthWest Crossing

NorthWest Crossing

Bringing nature in

Villebois

48 Bethany

Bethany NorthWest Crossing

49 Critical success factors: Major streets are attractors not barriers In each Case Study, communities’ major streets — where they run along or within the planned » Context sensitive design of major streets development —are designed like streets rather than highways. They become a contributing part of the neighborhood and city rather than an impassible barrier or border. Housing and » The way housing faces major streets active retail front on and are oriented toward the street, instead of turning away. (doesn’t turn its back) A major region-serving street in Bend, Mt Washington Drive, runs north-south through NorthWest Crossing. The design of the street makes it possible for homes to front on the arterial. Enfronting blocks have alleys rather than driveways. Each block face on Mt Washington has a parking pocket that allows limited on-street parking. In addition, regular intersections and pedestrian crossings are essential in preventing this major street from acting as a barrier. Intersections are every 300 - 500 feet and mid block crossings with protected places to stand at the median create safe options for pedestrians. Arterials and collectors in Villebois have a planted median, full sidewalks, plant strips, and bike lanes. In certain areas the street design trades the planted median for on-street parking. In both Villebois and NorthWest Crossing where major streets intersect, roundabouts are used to manage auto traffic instead of signalized intersections.

50 Arterial and collector street sections, Villebois. AUGUST 30, 2013

100 88 883 8 8 8 162160 16 166 880 88 86 161 163 16 16 16168 10 11 12 13 1 1 16 1 18 1 6 10 882 180 106 106 88 1068 10 881 3 82 21 1 181 106 886 136 13 2 83 888 8 18 218 18 16 8 108 88 88 1 1 1 8 216 80 83 1 13 13 21 1 182 10 1066 10 8 13 10 220 200 1 106 18 86 81 82 138 183 1 1060 33 16 133 221 201 11 1 11 1 8 222 202 16 3 32 81 1 13 18 1 12 1061 88 1 132 223 203 13 12 3 31 80 1 10 1 22 20 18 1062 8 16 13 13 1

36 30 86 13 11 131 22 20 12

1063 16 00

1 226 206 2 868 128 3 12 12 11 01 22 20 11

28 2 2 23 22 21 20 38 18 86 106 12 130 12 126 228 208 02 10 2 22 03 11 3 1 866 12 20 26 230 210 18 10 0 86 20 12 231 211 0 2 86 120111181111611 188 26 2 28 2 260 261 262 1 2 212 0 3 232 263 2 23 21 863 123 233 213 26 08 18 26

862 22 122 266 11 113 112 111 110 10 23 26 0 21

861 186 283 282 281 280 2 06 0 121 28 268 2 26 2 8 8 66 2 26 6 6 88 103101010610108 102 101100 23 236 23 238 23 28 23 2 2 26 2

28 22 286

86 6 28 288 DISCOVERY PARK 68 28 21 12 20 13 1 8 21 20 1 8 6 63 6 2 22 1 2 0 1 2 3 6 8 23202122 301 302 30 303 30 300 306

31 6 03 3 6 1 6 32 321 320 3

8 6 01 DEVELOPMENT 360 3 33 12 38 3 00 36 3

13 8 6 3 6

33 3 68 32 0

1013 36 6 0 0 31 1 30

1001 2 1 6 0 3 1000 88 10 11 162 3 2

1012 38 3

8 08 66 1002 61 2 6 3 3 0 31

1011 6 0 2 11

8 8 8 32 1003 60 3

1010 8 1 12 6 1 0

8 33 1 32 60 6 1 8 30

2 63 100 6 88 3 3 2 6

2 8 1 62 3 8 6

100

100 1008 1006 100 6 16 3 06 28 3 36 1 1

61 6 3 86 18 0 36 38 8 1 2 8 83 3 8 20 3 101 0 83 21 08 26 82 0 0 2 60 1020 81 8 8 101 22 0 1021 33332 3 36 3 38 3 0 1 2 3 6 333 80 23 10 38 82 62 61 60 63 101 8 32 31 2 686 03 1022 3 2 3 8 26 02 2 86 1016 30 68 0 1023 2 2 01 23 101 16 28 688 11 181202122232226228230 1 66 68 1 6 102 1018 1 1 3 00 12 22 80 1 66 68 68 2 81 8 21 1 0 6 6 13 2 3 683 60 3 1 13 8 61 2 682 61 68 20 3 1028 3 62 8 10 11 12 88 1 1 2 0 8 PARCEL 1 PARCEL 2 68 62 681 62 6 1 0 6 63 680 1 2 3 6 1 3 Sunset View Park 2 36 181 6 0 1 3 0 6 8 6 63 6 6 66 16 8 800 2 1 6 88 6 8

30 2 28 2 26 2 2 68 3 366 10 1 0 2 66 802 82 18 822

831 1 2 38 8 6 828 82 826 82 82 823 3 3 6 8 803 830 38 6 821 3

68 80 83

3 381 380 38 86 3 36

38 383 382 3 3 820

02 6 6 2 28 2 26 2 2 12 81 Houses fronting80 on Mt. Washington Drive, NorthWest Crossing. 80 810

8 62 Note: This map is not a survey of the land. 811 812 8 813 81 81 22 10 11 0 12 0 13 08 61 It is a schematic representation of the neighborhood.

18 1 20 21 1 1 8 1 16 60 Lots and streets are shown for relative position and are not to scale. 66 668 1 1 6 8 636 63 638 61 62 66 63 60 6 603 60 60 62 630 68 601 602 16 60 600 631 61 1 628 666 606 6 66 66 62 632 62 60 663

611 612 66

610 626 633 608 60 63 NorthWest Crossing Sales Center 62 63 6 662 Harcourts The Garner Group Real Estate 62 63 1 61 61 6 2 613 623 661 2762 NW Crossing Drive, Suite 100 3 616 2 622 Bend, OR 97703 • (541) 383-4360 621 660 620 61 618 www.thegarnergroup.com 61 6 68 www.northwestcrossing.com 1 6 66 6 63 6 6 Map indicates lots listed by Harcourts The Garner Group Real Estate 3 51 including those owned by West Bend Property Co. 6 10 8 This map is solely distributed by Harcourts The Garner Group Real Estate and West Bend Property Co. © 2017 13 12 11 Revised 8/11/2017 Street variety

Variety of street types and context sensitive design approach

Villebois

52 NorthWest Crossing

NorthWest Crossing

Bethany

King City TSP | Urban Design Guidebook | Urbsworks, Inc 53 Town Center identity

Bethany

NorthWest Crossing

Signage, lighting, street furniture and town center identity

NorthWest Crossing 54 NorthWest Crossing

Villebois Villebois NorthWest Crossing

King City TSP | Urban Design Guidebook | Urbsworks, Inc 55 Housing variety

Bethany

Villebois

A mix of housing types and varied designs of housing

Bethany

56 NorthWest Crossing NorthWest Crossing

NorthWest Crossing

King City TSP | Urban Design Guidebook | Urbsworks, Inc 57