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Northwest Crossing NorthWest Crossing Bend, Oregon Project Type: Residential Case No: C036011 Year: 2006 SUMMARY NorthWest Crossing is a new 487-acre (197-hectare) residential and commercial community adjoining the city of Bend, Oregon. It is laid out according to new urbanist principles, with an average density of five dwelling units per acre (12.6 units per hectare). It will have 1,350 single- and multifamily homes at buildout, expected in 2012. A total of 26.4 acres (10.7 hectares) of neighborhood and community parks are dispersed throughout, and there are 6.9 acres (2.8 hectares) of natural open space at the edge of the development, complemented by specially zoned lots that preserve existing rimrock and natural high desert vegetation. FEATURES Planned Community–Small Scale Traditional Neighborhood Development Pedestrian-Friendly Design Sustainable Development (built according to Earth Advantage standards) NorthWest Crossing Bend, Oregon Project Type: Residential Subcategory: Planned Communities Volume 36 Number 11 April–June 2006 Case Number: C036011 PROJECT TYPE NorthWest Crossing is a new 487-acre (197-hectare) residential and commercial community adjoining the city of Bend, Oregon. It is laid out according to new urbanist principles, with an average density of five dwelling units per acre (12.6 units per hectare). It will have 1,350 single- and multifamily homes at buildout, expected in 2012. A total of 26.4 acres (10.7 hectares) of neighborhood and community parks are dispersed throughout, and there are 6.9 acres (2.8 hectares) of natural open space at the edge of the development, complemented by specially zoned lots that preserve existing rimrock and natural high desert vegetation. LOCATION Inner Suburban SITE SIZE 487 acres/197 hectares LAND USES Single-Family Detached Residential, Single-Family Attached Residential, Multifamily For-Sale Housing, Townhouses, Live/Work Space, Schools, Office Buildings, Retail Space, Parks KEYWORDS/SPECIAL FEATURES Planned Community–Small Scale Traditional Neighborhood Development Pedestrian-Friendly Design Sustainable Development (built according to Earth Advantage standards) PROJECT WEB SITE www.northwestcrossing.com DEVELOPER West Bend Property Company, LLC 2677 Northwest Ordway Avenue, Suite 100 Bend, Oregon 97701 541-312-6473 Fax: 541-312-4440 www.northwestcrossing.com ARCHITECT Fletcher Farr Ayotte PC 708 S.W. Third Avenue, Suite 200 Portland, Oregon 97204 503-222-1661 Fax: 503-222-1701 www.ffadesign.com PLANNER Walker Macy 111 S.W. Oak Street, Suite 200 Portland, Oregon 97204 503-228-3122 Fax: 503-273-8878 www.walkermacy.com LANDSCAPE ARCHITECT Drake Design Group 345 S.W. Century Drive Upper Building, Suite 30 Bend, Oregon 97702 541-948-6028 Fax: 541-617-0443 GENERAL DESCRIPTION NorthWest Crossing was conceived to demonstrate the concept of smart growth in Bend, Oregon, an inland metropolitan area that has seen very rapid development for more than two decades. It extends the existing city street system and connects with municipal utilities. Houses are built with minimal setbacks on a traditional street grid with garages off rear alleys. Mixed-use buildings and multifamily housing line major streets and can be found at some of the most active intersections in the project. As a dense, mixed-use community, NorthWest Crossing is designed to allow residents to conduct their daily lives without leaving the development, and possibly without using their cars. Schools, workplaces, commercial zones, and parks are all strategically placed. There are no traffic lights in the 487-acre (197-hectare) development. Roundabout intersections ease traffic congestion and reduce the necessary width of well-traveled streets. Struggling to meet the demand for more roadways and to reduce both the perception and the reality of out-of-control sprawl, the city and surrounding metropolitan area are looking to NorthWest Crossing as a model of evolving planning principles and land use. The city of Bend has changed along with the development of NorthWest Crossing. In addition to new zoning that encourages compact and close-in development, the city has adopted traffic strategies such as the aforementioned roundabout intersections. Construction of the first phase of residential buildings at NorthWest Crossing began in March 2002, and ten out of a total of 20 phases have been completed as of summer 2006. Buildout is expected in 2012. SITE Central Oregon’s economic hub and most populous city, Bend is now one of the state’s largest metropolitan areas. Traditional industries, including ranching, farming, logging, lumber milling, and mining, are giving way to recreation and tourism. Close to the Mount Bachelor Ski Area, a well-known West Coast winter resort, Bend is also a venue for mountain climbing and hiking in summer. Just outside of town is the High Desert Museum, which interprets the history of the Intermountain West, the vast region between the Rockies, Cascades, and Sierras. The Cascade Lakes Highway is a popular 87-mile (140-kilometer) loop south and west of the city that passes the ski area as well as more than a dozen high country lakes and other viewpoints. Along with the views, the sunny climate of central Oregon is drawing increasingly more visitors and residents from coastal cities. The area averages 130 days of sunshine per year and an additional 90 days of mostly sunny weather. Average July temperatures range from 41 to 86 degrees Fahrenheit (5 to 30 degrees Celsius). It is cold enough to support nearby skiing in the winter, with more than half of the nine to 20 inches (23 to 51 centimeters) of yearly precipitation falling as snow. NorthWest Crossing extends in a wedge shape upward along a slope to the north and west from the developed limits of the city of Bend. Covered with native sage, juniper, and ponderosa pines, the land was purchased from a single owner who had converted it from a pumice mining area to a tree farm. Although it is officially incorporated within the Bend city limits, the site is close to Shevlin Park, a 500-acre (202-hectare) forest of old-growth pines along Tumalo Creek, all managed by the Bend Metro Parks & Recreation District. DEVELOPMENT BACKGROUND AND FINANCING Over the past two decades, there has been a dramatic increase in demand for homes in the Bend area. That demand originated during the 1980s, when Bend became a destination for resort and timeshare developments. In the 1990s, rising demand for second homes in choice locations from retirees and ex-urbanites intensified the pressure. But during the same period, growing environmental concerns threatened to put a halt to development. The lines of confrontation had been drawn between environmentalists, who looked to Oregon’s 1973 model land use planning laws to mitigate sprawl, and increasing numbers of developers hoping to enter the market. In the seven years before construction began on NorthWest Crossing, Bend’s population grew by almost 60 percent, or 32,000 people. Under pressure to meet burgeoning transportation needs, construction of the Bend Parkway, a limited-access bypass for through-traffic, began. With its pattern of dense development adjacent to the existing city of Bend, NorthWest Crossing is the first large-scale, mixed-use development in the rapidly growing area. The vision for NorthWest Crossing comes from a combination of transgenerational land stewardship and enthusiastic embrace of smart growth principles. The partners in West Bend Property Company, developer of NorthWest Crossing, include Mike Hollern and Kirk Schueler. They are officers of Brooks Resources Corporation, the real estate development arm of the now-defunct Brooks Scanlon Inc., which had significant timber holdings around Bend and once owned five mills across the United States. Another partner, Mike Tennant of Tennant Developments, is a local housing developer who had been active in regional politics as a proponent of smart growth. Tennant’s projects include West Bend Village and Canyon Rim Village in nearby Redmond. David E. Ford joined the development team as general manager in 2001, shortly after the NorthWest Crossing Overlay Zone was adopted by the city. Ford had been involved in over $150 million worth of public and private development in central Oregon since 1991, including the two schools located in NorthWest Crossing. The site was chosen for its topography and scenery; its mature, healthy trees; and its adjacency and direct connection to the town. The project began in 1998 when the partners purchased the 487 acres (197 hectares) from Bill Miller, a tree farmer who had already negotiated with the local school district to carve a site for a new elementary school out of his holdings. Construction on the school commenced even as the development partners started meeting with the Portland planning firm of Walker Macy to form a preliminary concept for a dense development. Brooks Resources had worked with Walker Macy on Black Butte Ranch, a resort community located on former ranch land near Bend. At the time talks began, Walker Macy was completing work on the plan for Orenco Station, an award-winning, mixed-use transit-oriented development to the west of Portland. While the West Bend Property Company was being formed, Bend faced a development moratorium because of the repercussions of rapid growth and resulting strain on the transportation system. Because NorthWest Crossing represented a new way of building that was intended to make transportation much more efficient, the developers succeeded in winning city approval and breaking a political deadlock between no-growth activists and city boosters. In a new public/private partnership called the West Side Consortium, it became incumbent upon the developers to start providing transportation improvements as construction began. It was also necessary for West Bend Property Company to provide a blueprint for whole new sections of the zoning code applicable to NorthWest Crossing. The municipality’s existing water and sewer systems could simply be extended to accommodate the new development.
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