This project is partially funded by a grant from the Transportation and Growth Management (TGM) Program, a joint program of the Oregon Department of Transportation and the Oregon Department of Land Conservation and Development. This TGM grant is fi nanced, in part, by Federal Safe, Accountable, Flexible, Effi cient Transportation Equity Act: A Legacy for Users (SAFETEA-LU), local government, and State of Oregon funds. The contents of this document do not necessarily refl ect views or policies of the State of Oregon.Cover images credits:Top left ? courtesy of GreenworksLower, left ? illustration by Laurence QamarLower, center ? photo by Otak, Inc.Lower, right ? illustration by Jim Longstreth Beavercreek Road Concept Plan Summary and Recommendations Prepared by OtakFunding provide by: City of Oregon CityOregon Department of Transportation - Transportation and Growth Management Program Consultant Team ECONorthwestEnvironmental Sciences Associates, Inc.Jeanne Lawson AssociatesKittelson and AssociatesDraft 1 - June 30, 2007 Project Participants Citizen Advisory Committee Dave Prideaux Natural Resources Elizabeth Graser-Lindsey Beavercreek County Planning Organization (CPO)Dan Lajoie Planning Commission Mike Riseling Oregon City School DistrictMary Smith Transportation Advisory CommitteeBill Leach Clackamas Community Colleg eLynda Orzen Resident, Caufi eld NeighborhoodRon Estes Resident, Caufi eld NeighborhoodRose Holden County ResidentKen Allen Development Interest, Property OwnerRichard Mudgett Development Interest, Property OwnerPhil Gentemann Development Interest, Property OwnerRenate Mengelberg Clackamas County, Economic DevelopmentBeverly Thacker State of Oregon, Economic DevelopmentAmber Holveck Oregon City Chamber of Commerce, Business Technical Advisory Committee Ray Valone MetroBen Baldwin Tri-MetGail Curtis Oregon Department of TransportationStacy Hopkins Department of Land Conservation and DevelopmentJoe Marek Clackamas County TransportationNancy Kraushaar Oregon City Public Works DepartmentRenate Mengelberg Clackamas CountyLorranine Gonzales Clackamas CountyDan Drentlaw Oregon City Community Development City Staff Dan Drentlaw, Community Development DirectorTony Konkol, Senior Planner and City Project ManagerNancy Kraushaar, Public Works DirectorLaura Butler, Planner Consultant Team Otak Joe Dills, AICP, Project ManagerMichelle Stephens, PlannerKathryn Yagodinski, Project AssistantMartin Glastra van Loon, Urban DesignerChunlin Yang, Urban DesignerDel Leu, GIS Dan Antonson, GISJerry Markisino, PE, EngineerAmanda Owens, PE, EngineerKevin Timmins, PE, Water Resource EngineerMandy Flett, Planner ECONorthwest Terry MooreAnne Fifi eldSarah GrahamRadcliffe DacanayJacob Holcombe Environmental Sciences Associates Wallace Leake Kittelson and Associates Phill WorthNick Foster Jeanne Lawson Associates Kristin HullKalin Schmoldt Table of Contents I. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1II. Purpose and Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5III. Vision, Goals, and Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7IV. Regional and Local Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9V. Concept Plan Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23VI. Comprehensive Plan Goals and Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Appendix 1. Project Goals with Objectives, March 13, 20072. Concept Plan Alternatives Technical Appendix (Under Separate Cover) A. Public Involvement PlanB. Goals and Evaluation CriteriaC. Existing Conditions, Opportunities and Constraints Reports 1. Land use 2. Transportation3. Sustainability4. Market5. Natural resources6. InfrastructureD. Focus Group Summaries E. Summaries of Community Events 1. Open House No. 1 2. Design Workshop 3. Open House No. 2F. Alternatives Evaluation ReportG. Final Transportation EvaluationH. Infrastructure Reports 1. Water 2. Sewer 3. Storm Water/Water QualityI. Fiscal Impact AnalysisJ. Draft Code B EAVERCREEK R OAD C ONCEPT P LAN 1 I. Introduction Summary The Beavercreek Road Concept Plan is a guide to the creation of a complete and sustainable community in Southeast Oregon City. The 453 acre site along Beavercreek Road was added to the regional urban growth boundary by Metro in 2002 and 2004. The plan envisions a diverse mix of uses (an employment campus north of Loder Road, mixed use districts along Beavercreek Road, and two mixed use neighborhoods) all woven together by open space, trails, a network of green streets, and sustainable development practices. Transit-oriented land uses have been strategically located to increase the feasibility of transit service in the future. The plan has been carefully crafted to create a multi-use community that has synergistic relationships with Clackamas Community College, Oregon City High School, and adjacent neighborhoods.Key features of the Concept Plan are: A complete mix of land uses, including: A North Employment Campus for tech fl ex and campus industrial uses, consistent with Metro requirements for industrial and employment areas. A Mixed Employment Village along Beavercreek Road, between Meyers Road and Glen Oak Road, located as a center for transit-oriented densities, mixed use, 3-5 story building scale, and active street life. A 10-acre Main Street area at Beavercreek Road and Glen Oak Road, located to provide local shops and services adjacent neighborhoods and Beavercreek sub-districts.? a72a72a72 A West Mixed Use Neighborhood along Beavercreek Road, intended for medium to high density (R-2) housing and mixed use.An East Mixed Use Neighborhood, intended for low density residential (R-5) and appropriate mixed use. The East Neighborhood has strong green edges and the potential for a fi ne grain of open space and walking routes throughout. a72a72 Proposed Land Use Sub-districts B EAVERCREEK R OAD C ONCEPT P LAN 2 Policy support for employment and program connections with Clackamas Community College.Sustainability strategies, including: Mixed and transit supportive land uses.A sustainable stormwater management plan that supports low impact development, open conveyance systems, regional detention, and adequate sizing to avoid downstream fl ooding.Green street design for all streets, including the three lane boulevard design for Beavercreek Road. A preliminary recommendation supporting LEED certifi cation or equivalent for all commercial and multi-family buildings, with Earth Advantage or equivalent certifi cation for single family buildings. This recommendation includes establishment of a Green Building Work Group to work collaboratively with the private sector to establish standards.Open spaces and natural areas throughout the plan. North of Loder Road, these include the power line corridors, the tributary to Thimble Creek, and a mature tree grove. South of Loder Road, these include an 18-acre Central Park, the east ridge area, and two scenic view points along the east ridge. A trail framework that traverses all sub-districts and connects to city and regional trails.A street framework that provides for a logical and connected street pattern, parallel routes to Beavercreek Road, and connections at Clairmont, Meyers, Glen Oak, and the southern entrance to the site.A draft Beavercreek Road Zone development code to implement the plan. ?? a72a72a72a72a72 ??? Purpose of this Report and Location of Additional Information This report is a summary of the Plan, with emphasis on describing key elements and recommendations. Many of the recommendation are based on technical reports and other information that is available in the Technical Appendix to this report. Beavercreek Road Concept Plan Area - Existing Conditions B EAVERCREEK R OAD C ONCEPT P LAN 3 Figure 1 - Composite Concept Plan Open Space and Parks Wildlife/Riparian Corridors North Employment Campus C entral Mixed Emplo W est M ixe dU se N ei g i ldlife corridor Old Acres Road Loder Road Glen Oak RoadMeyers RoadThayer Rd Clairmont Rd Oregon City Loop TrailBeaver Lake Regional trailThimble Creek Trail Beavercreek Road Ridge TrailPowerline Trail R i d ge P ar k way m b le C reek b itat Preservation A re a Habitat Preservation AreaNorth Ridge Overlook Habitat Preservation AreaSouth Ridge Overlook Glen Oak Rd Beavercreek Road Me Loder Rd Center Parkway Mixed Use Center - Main Street June 30, 2007 East Mixed Use Neighborhood Transition to Lower Densities West Mixed Use Neighborhood E ast M ixe dU se N eig B EAVERCREEK R OAD C ONCEPT P LAN 5 II. Purpose and Process The purpose of the Beavercreek Road Concept Plan is to provide a conceptual master plan to be adopted as an ancillary document to the City of Oregon City?s Comprehensive Plan. As such, it provides a comprehensive and cohesive guide to future development, in three parts:Framework plan maps, goals and policies ? These elements will be adopted as part of the Oregon City Comprehensive Plan. Compliance will be required for all land use permits and development.Ancillary report materials ? The descriptive text, graphics and technical appendix of this report will be adopted as an ?ancillary document? to the Comprehensive Plan, which provides ?operational guidance to city departments in planning and carrying out city services? (Oregon City Comprehensive Plan, page 4). These documents include information for updating the City?s utility master plans and Transportation System Plan.Draft development code ? A working draft development code was prepared as part of the Concept Plan. Once fi nal, it will be adopted as part of the Oregon City Code. Compliance will be required for all land use permits and development. The Beavercreek Zone code requires master planning and/or design review for all development.The Concept Plan was developed by a 15-member Citizen Advisory Committee (CAC) and 9-member Technical Advisory Committee (TAC) (see Project Participants list at the beginning of this report). The committees met twelve times between June 2006 and July 2007. ??? In addition to the Committee meetings, additional process steps and community involvement included:Study area tour for CAC and TAC membersTwo public open housesMarket focus groupSustainability focus groupEmployment lands coordination with MetroCommunity design workshopWebsiteProject posters, site sign, email notice, and extensive mailing prior to each public event ???????? Design Workshop Participants B EAVERCREEK R OAD C ONCEPT P LAN 6 The major steps in the process were:Inventory of base conditions, opportunities, constraints for land use, transportation, natural resources, market conditions, infrastructure and sustainability.Establishment of project goals.Extensive discussion of employment lands questions: how much, what type and where?Following the community workshop, preparation of three alternative concept plans (sketch level), addition of a fourth plan, prepared by a CAC member, and narrowing of the alternatives to two for further analysis.Evaluation of the alternatives (including transportation modeling) and preparation of a hybrid Concept Plan (framework level).Preparation of detailed plans for water, sewer, storm water, and transportation facilities.Preparation of a draft development code.Committee action to forward the Concept Plan package to the Planning Commission and City Commission.For additional information please see Technical Appendix, Sections A, D, E, and F. ???????? Design Workshop Plan B EAVERCREEK R OAD C ONCEPT P LAN 7 III. Vision, Goals and Principles The overall vision for the Beavercreek Concept Plan is to create ?A Complete and Sustainable Community?. The images shown on this page were displayed throughout the process to convey the project?s intent for this vision statement. Regarding the meaning of sustainability, the vision statement is based in part on the defi nition of sustainability originally developed by the United Nations Brandtland Commission: ?A sustainable society meets the needs of the present without sacrifi cing the ability of future generations to meet their own needs?.The following project goals were developed by the Citizen Advisory Committee. The Committee also added objectives to each of the goals ? please see Appendix 1 for the objectives. The Beavercreek Road Concept Plan Area will:Create a complete and sustainable community, in conjunction with the adjacent land uses, that integrates a diverse mix of uses, including housing, services, and public spaces that are necessary to support a thriving employment center;Be a model of sustainable design, development practices, planning, and innovative thinking;Attract ?green? jobs that pay a living wage;Maximize opportunities for sustainable industries that serve markets beyond the Portland region and are compatible with the site?s unique characteristics; ???? BEAVERCREEK?ROADCONCEPT?PLAN Complete Means ?Live?Work?Shop?Play?Garden?Lifelong?Learning?_________________ (What does ?complete?mean to you?)Northwest Crossing, Bend, Oregon B EAVERCREEK R OAD C ONCEPT P LAN 8 Incorporate the area?s natural beauty into an ecologically compatible built environment;Provide multi-modal transportation links (such as bus routes, trails, bike-ways, etc.) that are connected within the site as well as to the surrounding areas;Implement design solutions along Beavercreek Road that promote pedestrian safety, control traffi c speeds and access, and accommodate projected vehicular demand;Promote connections and relationships with Oregon City High School and Clackamas Community College;Have a unique sense of place created by the mix of uses, human scale design, and commitment to sustainability; andEcological Health ? Manage water resources on site to eliminate pollution to watersheds and lesson impact on municipal infrastructure by integrating ecological and man-made systems to maximize function, effi ciency and health.The following 10 Principles of Sustainable Community Design were submitted by a CAC member, supported by the committee, and used throughout the development of the Concept Plan:Mix Land Uses - Promote a mix of land uses that support living wage jobs and a variety of services.Housing Types - Create a range of housing choices for all ages and incomes.Walk-ability - Make the Neighborhood ?walkable? and make services ?walk-to-able.?Transportation - Provide a range of transportation options using a connected network of streets and paths. ?????? 1.2.3.4.Open Space - Protect and maintain a functioning green space network for a variety of uses.Integrate Systems - Integrate ecological and man-made systems to maximize function, effi ciency and health.Watershed Health - Manage water resources on site to eliminate pollution to watershed and lesson impact on municipal infrastructures.Reuse, Recycle, Regenerate - Reuse existing resources, regenerate existing development areasGreen Buildings - Build compact, innovative structures that use less energy and materialsWork Together - Work with community members and neighbors to design and develop.5.6.7.8.9.10.Thimble Creek Tributary B EAVERCREEK R OAD C ONCEPT P LAN 9 IV. Regional and Local Context The Beavercreek Road Concept Plan area is 453 acres of land located at the southeast edge of Oregon City and the Urban Growth Boundary (UGB). It marks a transition point between the City?s current edge of urbanization and rural and resource lands to the south and east. The majority of the site (245 acres) was added to the Metro UGB in December 2002 and an additional 63 acres were added to the UGB in 2004. The remaining site acreage was in the UGB and/or the Oregon City limits prior to 2002. The Concept Plan area carries Metro design type designations of Employment, Industrial, and Outer Neighborhood on the Region 2040 Growth Concept Map. The properties with the Outer Neighborhood designation have been in the UGB since 1980. Employment design type areas, as defi ned by Metro, allow various types of employment with some residential development and limited commercial uses. Industrial design type areas are set aside by Metro primarily for industrial activities with limited supporting uses. During the update of Oregon City?s Comprehensive Plan, a policy was adopted acknowledging the jobs-related importance of the site to Oregon City and the region, while also allowing some fl exibility in the project area?s land use. Comprehensive Plan policy 2.6.8 states:?Require lands east of Clackamas Community College that are designated as Future Urban Holding to be the subject of concept plans, which is approved as an amendment to the Comprehensive Plan, would guide zoning designations. The majority of these lands should be designated in a manner that encourages family-wage jobs in order to generate new jobs and move towards meeting the City?s employment goals.?There are relatively limited employment centers within this area of Oregon City and Clackamas County. This imbalance of jobs and housing contributes to Clackamas County?s pattern of approximately 60% of the work force traveling outside of the County to work. The site is surrounded by residential and undeveloped properties within the city limits, including the Hamlet of Beavercreek, and rural Clackamas County. The nearest commercial area is the Berry Hill Shopping Center at the intersection of Beavercreek Road and Highway 213. Clackamas County College (CCC) and Oregon City High School are across Beavercreek Road adjacent to the site. These institutional uses offer a unique opportunity to plan synergistic land uses that connect the properties, reinforce an identity for the area, and help localize trips. A Tri-Met transit hub is located on the CCC property. Figure 2 - Regional Context B EAVERCREEK R OAD C ONCEPT P LAN 10 Like all additions to the Portland Metropolitan Area Urban Growth Boundary, the Beavercreek Road area is inextricably tied to it?s place in the region and its place within Oregon City. The Concept Plan responds to this context in multiple ways.From a regional perspective, the Beavercreek Road area is currently a transition point from urban to rural use. Whether this ?hard line? of transition will remain in the future cannot be established with certainty. The CAC openly acknowledged this issue in its discussions and sought to balance the needs of creating a great urban addition to Oregon City with sensitivity to adjacent areas. Examples of this balance include:The plan has land use and transportation connections that support future transit. This will link the Beavercreek Road area, via alternative transportations, to Clackamas Community College (CCC), the Oregon City Regional Center (downtown and adjacent areas) and the rest of the region.Trails and green spaces have been crafted to link into the broader regional network.The plan recommends lower densities and buffer treatments along Old Acres Road.The north south collector roads are coalesced to one route that could (if needed) be extended south of Old Acres Road.The recommended street framework provides for a street that parallels Beavercreek Road, connecting Thayer Road to Old Acres Road, and potentially north and south in the future. This keeps options open: if the UGB extends south, the beginning of a street network is in place. If it does not, the connection is available for rural to urban connectivity if desired.As with the street network described above, the East Ridge trail is extended all the way to Old Acres Road, and therefore, potentially beyond. ?????? This will provide a connection from rural areas to the open spaces and trail network of Beavercreek Road area and the rest of the region.From a City and local neighborhood perspective, the Beavercreek Road area offers an opportunity to establish a new complete and sustainable community within Oregon City. Specifi c linkages include the following:Oregon City needs employment land. The Beavercreek Concept Plan provides 156 net acres of it in two forms: 127 net acres of tech fl ex campus industrial land, 29 acres of more vertical mixed use village and main street. Additional employment will be available on the Main Street and as mixed use in the two southern neighborhoods.The street framework connects to all of the logical adjacent streets. This includes Thayer, Clairmont, Meyers, Glen Oak, and Old Acres Roads. This connectivity will disperse traffi c to many routes, but equally important, make Beavercreek Road connected to, rather than isolated from, adjacent neighborhoods, districts and corridors.The plan provides for a complete community: jobs, varied housing, ??? Figure 3 - Oregon City Context B EAVERCREEK R OAD C ONCEPT P LAN 11 open space, trails, mixed use, focal points of activity, trails, and access to nature.The plan provides for a sustainable community, in line with the City?s Comprehensive Plan support for sustainability. This takes the form of mixed land uses, transportation options, green streets, sustainable storm water systems, and LEED or equivalent certifi cation for buildings. Much more can certainly be done ? the Concept Plan offers an initial platform to work from.Physical linkages have been provided to Oregon City High School and Clackamas Community College. These take the form of the planned 3-lane green street design for Beavercreek Road and the intersections and trails at Clairmont, Loder and Meyers Roads. The physical linkages are only the beginning ? the City, School District and College need to work together to promote land uses on the east side of Beavercreek Road that truly create an institutional connection. ?? For additional information, see Existing Conditions, Opportunities and Constraints Reports, Technical Appendix C. Site Conditions and Buildable Lands A portion of the study area (approximately 50 acres) is currently within the existing city limits and zoned Campus Industrial (CI). The study area?s northern boundary is Thayer Road and the southern boundary is Old Acres Lane. Loder Road is the only existing road that runs through the project area. Currently, the project area is largely undeveloped, which has allowed the site to retain its natural beauty. There are 448 gross acres in the project area, not including the right-of-way for Loder Road (approximately fi ve acres). The existing land uses are primarily large-lot residential with agricultural and undeveloped rural lands occupying approximately 226 acres of the project area. The Oregon City Golf Club (OCGC) and private airport occupy the remaining 222 acres. There are several large power line and natural gas utility easements within the project boundaries. These major utility easements crisscross the northern and central areas of the site. The utility easements comprise approximately 97 acres or 20% of the project area. There are 51 total properties ranging in size from 0.25 acres to 63.2 acres. Many of these properties are under single ownership, resulting in only 42 unique property owner names (Source: Clackamas County Assessor). There are several existing homes and many of the properties have outbuildings such as, sheds, greenhouses, barns, etc. , which result in 127 existing structures on the site (Source: Clackamas County Assessor). A key step in the concept planning process is the development of a Figure 4 - Existing Conditions B EAVERCREEK R OAD C ONCEPT P LAN 12 Buildable Lands Map. The Buildable Lands Map was the base map from which the concept plan alternatives and the fi nal recommended plan were. ?Buildable? lands, for the purpose of the Beavercreek Road Concept Plan, are defi ned as the gross site area minus wetlands, steep slopes, other Goal 5 resources, public utility easements, road rights-of-way, and committed properties (developed properties with an assessed improvement value greater than $350,000). Properties with an assessed improvement value of less than$350,000 (based on County assessment data) are considered redevelopable over the long-term as the existing structures are converted to higher value uses. The OCGC has an improvement value over $350,000, but has been included as buildable lands (minus the clubhouse) because the owners may wish to redevelop the property in coordination with the recommended concept plan over time. The private airport has also been included as buildable over the long-term, recognizing that the owners may choose to continue the airport?s use for many years.When land for power lines, the natural gas line, natural resources, and committed structures are removed the net draft buildable acreage is approximately 292 acres. The CAC reviewed the Preliminary Buildable Lands map and approved a three-tier system to defi ne the buildable lands. Tier A or ?Unconstrained? has approximately 292 acres, Tier B or ?Low Impact Development Allowed with Review? has approximately 28 acres, and Tier C ?Constrained? has approximately 131 acres. The ?Low Impact? area was later further evaluated and recommended for conservation under a Environmentally Sensitive and Resource Area designation on the plan. The Buildable Lands Map was reviewed at the July 20th and August 17th Citizen and Technical Advisory Committee (CAC/TAC) meetings, as well as at the August 24th Open House. The draft buildable land boundaries and acreages shown in Figure 6 refl ect the input received from the advisory committee members, property owners, and citizen input. For additional information, see Existing Conditions, Opportunities and Constraints Reports, Technical Appendix C.Figure 5 - OwnershipsFigure 6 - Natural Resource Inventory B EAVERCREEK R OAD C ONCEPT P LAN 13 Figure 7 - Buildable Lands B EAVERCREEK R OAD C ONCEPT P LAN 14 Employment ? A Key Issue How much employment? What type? And where? These questions were extensively discussed during the development of the Concept Plan. Three perspectives emerged as part of the discussion: Oregon City Perspective Prior to initiating the Concept Plan process, the City adopted a comprehensive plan policy which emphasizes family wage employment on the site. The policy reads: ?Require lands east of Clackamas Community College that are designated as Future Urban Holding to be the subject of concept plans, which is approved as an amendment to the Comprehensive Plan, [and will] guide zoning designations. The majority of these lands should be designated in a manner that encourages family-wage jobs in order to generate new jobs and move towards meeting the City?s employment goals.? Oregon City Comprehensive Plan, Policy 2.6.8. Metro Perspective Metro brought the majority of the concept plan area (245 gross acres) into the UGB in 2002 and 2004 to fulfi ll regional industrial employment needs. These areas (308 gross acres) are designated as the Industrial Design Type on Metro?s 2040 Growth Concept Map. As part of its land need metrics reported to the region and state, Metro estimated 120 net acres of the Beavercreek Road Concept Plan?s land would be used for employment uses. Metro representatives met with the Concept Plan CAC and emphasized: (1) it was important to Metro for the Concept Plan to fulfi ll their original intent for providing Industrial land; and, (2) that there was fl exibility, from Metro?s perspective, for the local process to evaluate creative ways to meet that intent. Citizen Advisory Committee Perspective The CAC discussed extensively the issues and options for employment lands. Many sources of information were consulted: a market analysis by ECONorthwest (See Appendix __), a developer focus group, land inventory and expert testimony submitted by property owners, the Metro perspective cited above, and concerns of neighbors. The advice ranged from qualifi ed optimism about long term employment growth to strong opposition based on shorter term market factors and location considerations. Some members of the CAC advocated for a jobs target (as opposed to an acreage target) to be the basis for employment planning.At it?s meeting on September 14th, 2006, the CAC developed a set of ?bookends? for the project team to use while creating the plan alternatives.a. At least one plan alternative will be consistent with the Metro Regional Growth Concept. b. At least one plan alternative (may be the same as above) would be designed consistent with Policy 2.6.8.c. Other alternatives would have the freedom to vary from ?a? and ?b? above, but would also include employment. d. No alternative would have heavy industrial, regional warehousing or similar employment uses?.After evaluating alternatives, the CAC ultimately chose a hybrid employment strategy. The recommended Concept Plan includes: (1) about 127 net acres of land as North Employment Campus, which is consistent with Metro?s intent and similar to Oregon City?s Campus Industrial designation; (2) about 29 acres as Mixed Employment Village and Main Street, which allows a variety of uses in a village-oriented transit hub; and, (3) mixed use neighborhoods to the south that also provide for jobs tailored to their neighborhood setting. B EAVERCREEK R OAD C ONCEPT P LAN 15 V. Concept Plan Summary The Framework Plan Approach The Beavercreek Road Concept Plan is a framework for a new, urban community. The plan is comprised of generalized maps and policies that integrate land use, transportation, open space, and green infrastructure. The framework maps and policies are supported by detailed code and requirements for master planning and design review. The approach here is to set the broad framework and intent on the fi gures and text in this Plan. Detailed development plans demonstrating compliance with the Concept Plan are required in the implementing code. The framework plan approach is intended to:Ensure the vision, goals and standards are requirements in all land use decisionsProvide for fl exibility in site specifi c design and implementation of the Plan and codeAllow for phased development over a long period of time (20+ years)The code describes many detailed requirements such as street connectivity, block confi guration, pocket parks, building scale, pedestrian connections, low impact development features, tree preservation, and sustainable buildings. These design elements will be essential to the success of the area as a walkable, mixed use community. The expectation of this Plan is that the fl exibility is coupled with a high standard for sustainable and pedestrian-oriented design. ??? B EAVERCREEK R OAD C ONCEPT P LAN 16 Land Use Sub-Districts Figure 8 illustrates the fi ve land-use ?sub-districts? of the concept plan area. Each has a specifi c focus of land use and intended relationship to its setting and the plan?s transportation and open space systems. Each is briefl y described below and illustrated on Figures 9 through 12. Figure 8 - Land Use Sub-districts B EAVERCREEK R OAD C ONCEPT P LAN 17 North Employment Campus ? NEC The purpose of the North Employment Campus is to provide for the location of family wage employment that strengthens and diversifi es the economy. The NEC allows a mix of clean industries, offi ces serving industrial needs, light industrial uses, research and development and large corporate headquarters. The uses permitted are intended to improve the region?s economic climate, promote sustainable and traded sector businesses, and protect the supply of sites for employment by limiting incompatible uses. The sub-district is intended to comply with Metro?s Title 4 regulations. Site and building design will create pedestrian-friendly areas and utilize cost effective green development practices. Business and program connections to Clackamas Community College (CCC) are encouraged to help establish a positive identity for the area and support synergistic activity between CCC and NEC properties. Businesses making sustainable products and utilizing sustainable materials and practices are encouraged to reinforce the identity of the area and promote the overall vision for the Beavercreek Road area.Figure 9 - North Employment Campus Framework B EAVERCREEK R OAD C ONCEPT P LAN 18 Mixed Employment Village ? MEV The purpose of the Mixed Employment Village is to provide employment opportunities in an urban, pedestrian friendly, and mixed use setting. The MEV is intended to be transit supportive in its use mix, density, and design so that transit remains an attractive and feasible option. The MEV allows a mix of retail, offi ce, civic and residential uses that make up an active urban district and serve the daily needs of adjacent neighborhoods and Beavercreek Road sub-districts. Site and building design will create pedestrian-friendly areas and utilize cost effective green development practices. Business and program connections to Clackamas Community College and Oregon City High School are encouraged. Businesses making sustainable products and utilizing sustainable materials and practices are encouraged to reinforce the identity of the area and promote the overall vision for the Beavercreek Road area. Figure 10 - Central Mixed Employment Village Framework B EAVERCREEK R OAD C ONCEPT P LAN 19 Main Street ? MS The purpose of this small mixed-use center is to provide a focal point of pedestrian activity. The MS allows small scale commercial, mixed use and services that serve the daily needs of the surrounding area. ?Main Street? design will include buildings oriented to the street, an minimum of 2 story building scale, attractive streetscape, active ground fl oor uses and other elements that reinforce pedestrian oriented character and vitality of the area. Figure 11 - Main Street Framework B EAVERCREEK R OAD C ONCEPT P LAN 20 West Mixed Use Neighborhood ? WMU The West Mixed Use Neighborhood will be a walkable, transit-oriented neighborhood. This area allows a transit supportive mix of housing, live/work units, mixed use buildings and limited commercial uses. A variety of housing and building forms is required, with the overall average of residential uses not exceeding 22 dwelling units per acre. The WMU area?s uses, density and design will support the multi-modal transportation system and provide good access for pedestrians, bicycles, transit and vehicles. Site and building design will create a walkable area and utilize cost effective green development practices. East Mixed Use Neighborhood ? EMU The East Mixed Use Neighborhood will be a walkable and tree-lined neighborhood with a variety of housing types. The EMU allows for a variety of housing types while maintaining a low density residential average not exceeding densities permitted in the R-5 zone. Limited non-residential uses are permitted to encourage a unique identity, sustainable community, and in-home work options. The neighborhood?s design will celebrate open space, trees, and relationships to public open spaces. The central open space, ridge open space scenic viewpoints, and a linked system of open spaces and trails are key features of the EMU. Residential developments will provide housing for a range of income levels, sustainable building design, and green development practices. M ixe dU se N eig hb or h oo d F ramewor k Central Open SpaceVisual amenityCommunity gathering spotWater quality features???West Mixed Use Neighborhood Variety of housingVaried density averages to R-2, maxLive-Work & Home OccupationsLocally serving retail/mixed useEnergy & Water effi cient designPocket parks and pedestrian waysMixed Use??????? Neighborhood Focal PointCenter for SustainabilityCommunity buildingsMixed UseNeighborhood supported retail????Neighborhood TransitionTransition to Old Acres Road and future elementary school site (lower densities, landscape buffers)? Ridge Parkway & TrailPublic ?edge? to forest? ViewpointPublic AccessCommunity use/park??ViewpointPublic AccessCommunity use/park??East Mixed Use NeighborhoodVariety of housingVaried density averages to R-5, max?Transect? of higher to lower densities from north to southEnergy & Water effi cient designsPocket parks and pedestrian ways????? Figure 12 - West and East Mixed Use Neighborhoods B EAVERCREEK R OAD C ONCEPT P LAN 21 Open Space The Open Space Framework illustrated on Figure 13 provides a network of green spaces intended to provide:A connected system of parks, open spaces and natural areas that link together and link to the Environmentally Sensitive Resource Areas.Scenic and open space amenities and community gathering placesAccess to natureTree and natural area preservationLocations where storm water and water quality facilities can be combined with open space amenities, and opportunities to implement sustainable development and infrastructureGreen spaces near the system of trails and pedestrian connectionsOpen spaces which complement buildings and the urban, built environment Power Line Open Spaces The power line corridors comprise approximately 52 acres of land north of Loder Road. They are a dominant feature because they defi ne open corridors and have a signifi cant visual impact related to the towers. They also have a infl uence on the pattern of land use and transportation connections. In response to these conditions, the Concept Plan includes four main strategies for the use of the power line corridors:Provide publicly accessible open spaces. The implementing code includes a minimum 100 foot-wide open space and public access easement would be required at the time of development reviews, or, obtained through cooperative agreements with the utilities and property owners. Provide trails. A new east-west trail is shown on Figure ___ that follows the main east-west corridor. This corridor has outstanding views of Mt. Hood.Allow a broad array of uses. Ideas generated by the CAC, and permitted by the code, include: community gardens, urban agriculture, environmental science uses by CCC, storage and other ?non-building? uses by adjacent industries, storm water and water quality features, plant nurseries, and solar farms.Link to the broader open space network. The power line corridors are linked to the open spaces and trail network in the central and southern areas of the plan. Central Park An 18 acre central park is proposed to extend through the central and southern areas of the plan. The location and linearity of the park was fi rst indicated by Metro?s Goal 5 mapping (see Figure 6). It was illustrated by several citizen groups during the design workshop held in October, 2006. This open space feature is intended as a continuous green space that links the districts and neighborhoods south of Loder Road. The code provides for fl exibility in its width and shape, provided there remains a clearly identifi able and continuous open space, and no net loss of acreage. If buildings are incorporated as part of the Central Park, they must include primary uses which are open to the public. Civic buildings are encouraged adjacent to the Central Park. Streets may cross the park as needed. The park is an opportunity to locate and design low impact storm water facilities as an amenity for adjacent urban uses. B EAVERCREEK R OAD C ONCEPT P LAN 22 H y b ri dPl a n O pen Space F ramewor k imble Creek b i tat Pre s er vat i o n Are a R i d ge T rai l Oregon City Loop Trail Thimble Creek TrailRidge Trail Powerline Trail Beaver Lake Regional trailHabitat Preservation AreaNorth Ridge Overlook Habitat Preservation AreaSouth Ridge Overlook Central Park Trail Network Figure 13 - Open Space Framework ??? B EAVERCREEK R OAD C ONCEPT P LAN 23 Transportation In summary, the key elements of the Concept Plan transportation strategy are to:Plan a mixed use community that provides viable options for internal trip making (i.e. many daily needs provided on-site), transit use, maximized walking and biking, and re-routed trips within the Oregon City area.Improve Beavercreek Road as a green street boulevard.Create a framework of collector streets that serve the Beavercreek Road Concept Plan area.Require local street and pedestrian way connectivity.Provide a system of trails and bikeways.Provide a transit-attractive destinations.Use green street designs throughout the plan.Update the Oregon City Transportation System Plan to include Beavercreek Road Concept Plan, provide necessary off-site improvements, and, assure continued compliance with Oregon?s Transportation Planning Rule. Streets Figure 14 illustrates the street plan. Highlights of the plan include:Beavercreek as a green boulevard. The cross-section will be a 5 lane arterial to Clairmont, then a 3 lane arterial (green street boulevard) from Clairmont to UGB. The signalization of key intersections is illustrated on the Street Plan. B EAVERCREEK?ROAD CONCEPTPLAN 190 foot elevation(approx) B EAVERCREEK?ROAD C ONCEPT?PLAN runway runway Figure 13A - East Ridge Lidar and 190 foot elevation B EAVERCREEK R OAD C ONCEPT P LAN 24 Center Parkway as a parallel route to Beavercreek Road. This new north-south route provides the opportunity to completely avoid use of Beavercreek Road for trips between Old Acres and Thayer Road. This provides a much-needed separation of local and through trips, as well as an attractive east-side walking and biking route. The alignment of Center Parkway along the central open space is intended to provide an open edge to the park. The cross-section for Center Parkway includes a multi-use path on the east side and green street swale. Center Parkway is illustrated as a three-lane facility. Depending on land uses and block confi gurations, it may be able to function well with a two lane section and left turn pockets at selected locations.Ridge Parkway as a parallel route to Center Parkway and Beavercreek Road. The section of Ridge Parkway south of the Glen Oak extension is intended as the green edge of the neighborhood. This will provide a community ?window? and public walkway adjacent to the undeveloped natural areas east of the parkway. Ridge Parkway should be two lanes except where left turn pockets are needed.Extensions of Clairmont, Meyers, Glen Oak Roads and the south entrance through to the Ridge Parkway. These connections help complete the network and tie all parts of the community to adjacent streets and neighborhoods.Realignment of Loder Road at its west end. Loder is recommended for re-confi guration to create a safer ?T? intersection. The specifi c location of the intersection is conceptual and subject to more site specifi c planning.The streets of the Concept Plan area are recommended to be green streets. This is an integral part of the storm water plan and overall identity and vision planned for the area. The green street cross-sections utilize a combination of designs: vegetated swales, planter islands, curb extensions, and porous pavement. Figures 15 ? 19 illustrate the recommended green street cross-sections. These are intended as a starting point for more detailed design. ???? Trails Figure 14 also illustrates the trail network. The City?s existing Thimble Creek Trail and Metro?s Beaver Lake Regional Trail have been incorporated into the plan. New trails include the Powerline Corridor Trail, multi-use path along Center Parkway, and the Ridge Trail. Transit The Concept Plan sets the stage for future transit, recognizing that how that service is delivered will play out over time. Specifi cs of transit service will depend on the actual rate and type of development built, Tri-Met resources and policies, and, consideration of local options. Three options have been identifi ed:A route modifi cation is made to existing bus service to Clackamas Community College (CCC) that extends the route through CCC to Beavercreek Road via Clairmont, then south to Meyers or Glen Oak, back to HWY 213, and back onto Molalla to complete the normal route down to the Oregon City Transit Center. To date, CCC has identifi ed Meyers Road as a future transit connection to the college.A new local loop route that connects to the CCC transit center and serves the Beavercreek Road Concept Planning area, the High School, the residential areas between Beavercreek and HWY 213, and the residential areas west of HWY 213 (south of Warner Milne).A new ?express? route is created from the Oregon City Transit Center, up/down HWY 213 to major destinations (CCC, the Beavercreek Road Employment area, Red Soils, Hilltop Shopping Center, etc.).It is the recommendation of this Plan that the transit-oriented (and Use mix), density, and design of the Beavercreek Road area be implemented so that transit remains a viable option over the long term. The City should work with Tri-Met, CCC, Oregon City High School, and developers within the Concept Plan area to facilitate transit. 1.2.3. B EAVERCREEK R OAD C ONCEPT P LAN 25 Connectivity The street network described above will be supplemented by a connected local street network. Consistent with the framework plan approach, connectivity is required by policy and by the standards in the code. The specifi c design for the local street system is fl exible and subject to master plan and design review. Figure 20 illustrates different ways to organize the street and pedestrian systems. These are just three examples. The Plan supports innovative ways to confi gure the streets that are consistent with the goals and vision for the Beavercreek Concept Plan area.For additional information, please see Technical Appendix, Sections C2 and G. Figure 14 - Circulation FrameworkFigure 20 - Connectivity Diagrams B EAVERCREEK R OAD C ONCEPT P LAN 26 Figure 15 - Beavercreek Road Green Street B EAVERCREEK R OAD C ONCEPT P LAN 27 Figure 16 - Ridge Parkway and Central Parkway Green Streets B EAVERCREEK R OAD C ONCEPT P LAN 28 Figure 17 - Collector Green Street B EAVERCREEK R OAD C ONCEPT P LAN 29 Figure 18 - Main Street Green Street Figure 19 - Neighborhood Green Street B EAVERCREEK R OAD C ONCEPT P LAN 30 Storm Water and Water Quality This Beavercreek Road stormwater infrastructure plan embraces the application of low-impact development practices that mimic natural hydrologic processes and minimize impacts to existing natural resources. It outlines and describes a stormwater hierarchy focused on managing stormwater in a naturalistic manner at three separate scales: site, street, and neighborhood. Tier 1 ? Site Specific Stormwater Management Facilities (Site) All property within the study area will have to utilize on-site best management practices (BMPs) to reduce the transport of pollutants from their site. Non-structural BMPs, such as source control (e.g. using less water) are the best at eliminating pollution. Low-impact structural BMPs such as rain gardens, vegetated swales, pervious surface treatments, etc. can be designed to treat stormwater runoff and reduce the quantity (fl ow and volume) by encouraging retention/infi ltration. They can also provide benefi cial habitat for wildlife and aesthetic enhancements to a neighborhood. These low-impact BMP?s are preferred over other structural solutions such as underground tanks and fi ltration systems. Most of these facilities will be privately maintained. Tier 2 ? Green Street Stormwater Management Facilities (Street) Green Streets are recommended for the entire Beavercreek Concept Plan area. The recommended green street design in Figures ____ - ___ use a combination of vegetated swales and adjacent to the street with curb cuts that allow runoff to enter. Bioretention facilities confi ned within a container are recommended in higher density locations where space is limited or is needed for other urban design features, such as on-street parking or wide sidewalks. The majority of the site is underlain with silt loam and silty clay loam. Both soils are categorized as Hydrologic Soil Group C and have relatively slow infi ltration rates. The recommended green streets will operate as a collection and conveyance system to transport stormwater from both private property and streets to regional stormwater facilities. The conveyance facilities need to be capable of managing large storm events that exceed the capacity of the swales. For this reason, the storm water plan?s conveyance system is a combination of open channels, pipes, and culverts. Open channels should be used wherever feasible to increase the opportunity for stormwater to infi ltrate and reduce the need for piped conveyance. Tier 3 ? Regional Stormwater Management Facilities (Neighborhood) Regional stormwater management facilities are recommended to manage stormwater from larger storms that pass through the Tier 1 and Tier 2 facilities. Figure ___ illustrates seven regional detention pond locations. Coordinating the use of these for multiple properties will require land owner cooperation during development reviews, and/or, City initiative in advance of development.The regional facilities should be incorporated into the open space areas wherever possible to reduce land costs, and reduce impacts to the buildable land area. Regional stormwater facilities should be designed to blend with the other uses of the open space area, and can be designed as a water feature that offers educational or recreational opportunities. Stormwater runoff should be considered as a resource, rather than a waste stream. The collection and conveyance of stormwater runoff to regional facilities can offer an opportunity to collect the water for re-use. B EAVERCREEK R OAD C ONCEPT P LAN 31 Figure 21 - Sustainable Stormwater Plan B EAVERCREEK R OAD C ONCEPT P LAN 32 Discharge Locations Post-development stormwater runoff rates from the Beavercreek Road Concept Plan Area will need to match pre-development rates at the existing discharge locations, per City Stormwater Design Standards. Since there are several small discharge locations to Thimble Creek, fl ow control facilities may not be feasible at all discharge locations. In this situation, over-detention is needed at some discharge locations to compensate for the un-detained areas so that fl ows in Thimble Creek at the downstream point of compliance meet City Stormwater Design Standards for fl ow control.The stormwater infrastructure for the Beavercreek Road Concept Plan Area is estimated to cost between $9.0 million and $9.7 million for base construction. When construction contingencies, soft costs (engineering, permitting, construction management), and land acquisition, the total cost is estimated at $___ to $___ million. (Note: cost estimates are being updated.)For additional information, please see Technical Appendix, Sections C6 and H3. Water The proposed water infrastructure plan creates a network of water supply pipelines as the ?backbone? system. In addition, as individual parcels are developed, a local service network of water mains will be needed to serve individual lots.Since there are two pressure zones in the concept plan area, there will need to be a network of pipes for each of the two zones. These systems are illustrated on Figure 22. The Fairway Downs Pressure Zone will serve the south one-third of the concept plan area. This zone receives water from the system reservoirs. But, because this zone is at the highest elevation in the entire water system, pressure from the reservoir system is insuffi cient to maintain a usable pressure to customers in this part of the system. The water pressure is increased by using a booster pump station located at the intersection of Glen Oak Road and Beavercreek Road.In the Fairway Downs Pressure Zone, the majority of the water mains will be installed in the proposed public rights-of-way. However, a small portion of the system may need to be in strip easements along the perimeter of the zone at the far southeast corner of the concept plan area. The system layout shown is preliminary and largely dependent on future development and the fi nal system of internal (local) streets. Additional mains may be needed or some of the water mains shown may need to be removed. For instance, if the development of the residential area located at the southeast end of the site, adjacent to Old Acres Road, includes internal streets, the water mains shown along the perimeter of the site may be deleted because service will be provided from pipes that will be installed in the internal street system.Some of the planned streets in the Fairway Downs Pressure Zone will contain two water mains. One water main will provide direct water service to the area from the booster pump system. The other water main will carry water to the lower elevation areas in the Upper Pressure Zone.The Upper Pressure Zone will serve the north two-thirds of the concept plan area. The ?backbone? network for the Upper Pressure Zone will have water mains that are pressured from the Henrici and Boynton reservoirs. A single 12-inch water main will run parallel with Beavercreek Road through the middle of concept plan area. This water conduit will serve as the ?spine? for the Upper Pressure Zone. A network of 8-inch water pipes will be B EAVERCREEK R OAD C ONCEPT P LAN 33 located in the public rights-of-way and will provide water to the parcels that are identifi ed for development. The system can be extended easterly on Loder Road, if needed.The preliminary design ensures that the system is looped so that there are no dead-end pipes in the system. Along a portion of the north perimeter, approximately 1,600 feet of water pipe will be needed to complete a system loop and provide water service to adjacent lots. This pipe will share a utility easement with a gravity sanitary sewer and a pressure sewer. There may also be stormwater facilities in this same alignment.In the Water Master Plan, under pipeline project P-201, there is a system connection in a strip easement between Thayer Road and Beavercreek Road at the intersection with Marjorie Lane. Consideration should be given to routing this connection along Thayer Road to Maplelane Road and then onto Beavercreek Road. This will keep this proposed 12-inch main in the public street area where it can be better accessed.The estimated total capital cost for the ?backbone? network within the concept plan area will be in the area of $5,400,000 (see Table 3). This estimate is based the one derived for Alternative D, which for concept planning purposes, is representative of the plan and costs for the fi nal Concept Plan. This is in addition to the $6.9 million of programmed capital improvement projects that will extend the water system to the concept plan area. All estimates are based on year 2003 dollars. Before the SDC can be established, the estimates will need to be adjusted for the actual programmed year of construction.For additional information, please see Technical Appendix, Sections C6 and H3. Figure 22 - Water Plan Note: This is a placeholder graphic. B EAVERCREEK R OAD C ONCEPT P LAN 34 Sanitary Sewer The northern half of the concept area drains generally to the north and follows the natural land contours formed by the uppermost portion of Thimble Creek. The proposed sanitary sewer system in the vicinity of Loder Road will follow the north-south street rights-of-way. This part of the system will terminate at the low point of the concept plan area in a wetwell. A sanitary lift station over the wetwell will pump the wastewater uphill in a westerly direction to a point that it can be discharged into a gravity sewer that will fl ow west to the trunk sewer in Beavercreek Road. The lift station and pressure sewer project has been identifi ed in the Sanitary Sewer Master Plan as projects BC-COL-5 and 6. A utility bridge that will carry the pressure pipe and gravity sewer pipe over Thimble Creek is anticipated. A short road access to the pump station that is parallel to Thimble Creek will also be needed. The majority of the southern half of the concept area will have a gravity sanitary sewer system that will convey waste water to the Beavercreek Road collector sewer at the current intersection of Beavercreek Road and Loder Road. This portion of the system can be built in the planned roadways. A portion of the system, approximately 900 feet long, will need to be built in the current alignment of Loder Road so that the gravity sewer can be connected to the trunk sewer in Beavercreek Road. The circulation plan includes a realignment of Loder Road. Therefore, a sewer easement will need to be retained across the future parcel that now includes the current Loder Road alignment.The fi nal Concept Plan locates Ridge Parkway at an elevation (approximately 190 ft MSL) and anticipates open space on the downhill side of the road. This will ensure that sanitary sewer serving this area can be gravity fed. If any land uses requiring sewer are located on the east side of this line, they may require individual pump stations. Figure 23 - Sewer Plan Note: This is a placeholder graphic. B EAVERCREEK R OAD C ONCEPT P LAN 35 The estimated total capital cost will be in the vicinity of $4,100,000. This estimate is based on the cost analysis for Alternative D, which is comparable. This is in addition to the $2.3 million in sanitary sewer master plan capital costs that needed to bring the sanitary sewers to the concept plan area. These estimates are based on year 2003 dollars. The estimates will need to be adjusted for the programmed year of construction.For additional information, please see Technical Appendix, Sections C6 and H2. Funding strategies For water, sewer, storm water and parks, there are fi ve primary funding sources and strategies that can be used:System development charges (SDCs)? Oregon City requires developers to pay SDCs for new development. Developers pay these charges up front based on the predicted impact of the new development on the existing infrastructure and the requirements it creates for new improvements. Although the charges are paid by the developer, the developer may pass on some of these costs to buyers of newly developed property. Thus, SDCs allocate costs of development to the developer and buyers of the new homes or new commercial or industrial buildings.Urban renewal/tax increment fi nancing - Tax increment fi nancing is the primary funding vehicle used within urban renewal areas (URA). The tax increment revenue is generated within a URA when a designated area is established and the normal property taxes within that area are ?frozen? (often called the frozen base). Any new taxes generated within that area through either property appreciation or new investment ?? becomes the increment. Taxing jurisdictions continue to collect income from the frozen base but agree to release assessed value above the base to the URA. The URA then can issue bonds to pay for identifi ed public improvements. The tax increment is used to pay off the bonds.Oregon City has the authority to establish an URA. The Beavercreek Road Concept Plan Area would have to meet the defi nition of ?blight? as defi ned in ORS 457. It is likely to meet ?blight? standards because its existing ratios of improvement-to-land values are likely low enough to meet that standard.Local Improvement Districts - Local Improvement Districts (LIDs) are formed for the purpose of assessing local property owners an amount suffi cient to pay for a project deemed to be of local benefi t. LIDs are a specifi c type of special assessment district, which more broadly includes any district that is formed within an existing taxing district to assess specifi c property owners for some service that is not available throughout the larger district. The revenues from the LID assessments are used to pay the debt payments on a special assessment bond or a note payable issued for the capital improvements.LID assessments increase costs for property owners. Under a LID the improvements must increase the value of the taxed properties by more than the properties are taxed. LIDs are typically used to fund improvements that primarily benefi t residents and property owners within the LID. Bonds - Bonds provide a fi nancing mechanism for local governments to raise millions of dollars for parks and other capital projects. The City could back a bond with revenue from a LID, the Urban Renewal Districts, or property taxes citywide. General obligation (GO) bonds issued by local governments are secured by a pledge of the issuer?s power to levy real and personal property taxes. Property taxes necessary to repay GO bonds are not subject to limitation imposed by recent property tax initiatives. Oregon law requires GO bonds to be ?? B EAVERCREEK R OAD C ONCEPT P LAN 36 authorized by popular vote.Bond levies are used to pay principal and interest for voter-approved bonded debt for capital improvements. Bond levies typically are approved in terms of dollars, and the tax rate is calculated as the total levy divided by the assessed value in the district.Developer funded infrastructure ? The City conditions land use approvals and permits to include required infrastructure. Beyond the sources cited above, developers cover the remaining costs for the infrastructure required for their development. For transportation infrastructure, the same sources as cited above are available. For larger facilities, such as Beavercreek Road, additional funds may be available. They include Metro-administered federal STP and CMAQ funding, and, regional Metro Transportation Improvement Plan funding. These sources are limited and extremely competitive. County funding via County SCSs should also be considered a potential source for Beavercreek Road. Facilities like Beavercreek Road are often funded with a combination of sources, where one source leverages the availability of another. Sustainability One of the adopted goals is: The Beavercreek Road Concept Plan Area will be a model of sustainable design, development practices, planning, and innovative thinking. Throughout the development of the concept plan, sustainability has been paramount in guiding the CAC, the City, and the consultant team. The fi nal plan assumes that sustainable practices will be a combination of private initiatives (such as LEED certifi ed buildings), public requirements (green streets and low impact development policies), and public-private partnerships. It is recommended that City use incentives, education and policy support as much as possible for promoting sustainability at Beavercreek Road. Some initiatives will require regulation and City mandates, but caution and balance should be used. At the end of the day, it is up to the private sector to invest in sustainable development. The Beavercreek Road?s site?s legacy as a model of sustainable design will depend, in LARGE on the built projects that are successful in the marketplace and help generate the type of reputation that the community desires and deserves.The key to fulfi lling the above-listed goal will be in the implementation. For the City?s part, implementation strategies that support sustainable design will be included within the Oregon City Comprehensive Plan policies and Code provisions. They will be applied during master plan and design review permitting. Some of these strategies will be ?required? while other are appropriate to ?encourage.? These sustainability strategies include:Energy effi ciency Water conservationCompact developmentSolar orientationGreen streets/infrastructureAdaptive reuse of existing buildings/infrastructureAlternative transportationPedestrian/Cyclist friendly developmentsNatural drainage systemsTree preservation and planting to ?re-establish? a tree canopyMinimizing impervious surfaces ??????????? B EAVERCREEK R OAD C ONCEPT P LAN 37 Sustainability education (builder, residents, businesses and visitors)Collaboration with ?local? institutional and economic partners, particularly Clackamas Community College and Oregon City High SchoolCommunity based sustainable programs and activities Principles for Sustainable Community Design The CAC discussed Principles for Sustainable Community Design that were offered by one of the members. These provide a good framework for how the Concept Plan is addressing sustainability. Mix Land Uses - Promote a mix of land uses that support living wage jobs and a variety of services. All of the sub-districts are, to some degree, mixed use districts. The Mixed Use Village, Main Street and West Mixed Use Neighborhood allow a rich mix of employment, housing, and services. Taken together, the entire 453 acre area will be a complete community. Housing Types - Create a range of housing choices for all ages and incomes. The concept plan includes housing in many forms: mixed use formats in the 3-5 story buildings, high density apartments and condominiums, live-work units, townhomes, small cottage lots, and low density single family homes. Walk-ability - Make the Neighborhood ?walkable? and make services ?walk-to-able.?The plan provides a street and trail framework. The code will require a high level of connectivity and maximum block sizes for most sub-districts. Services are provided throughout the plan as part of mixed use areas and a broad range of permitted uses.Transportation - Provide a range of transportation options using a connected network of streets and paths. The plan provides for all modes: walking, biking, driving and transit. Transit-supportive land use is specifi cally required in the Mixed Employment Village, Main Street and West Mixed Use Neighborhoods. The framework of connected streets and paths will be supplemented by a further-connected system of local streets and walking routes.Open Space - Protect and maintain a functioning green space network for a variety of uses. Open space is distributed throughout the plan. New green spaces are connected with existing higher-value natural areas. Integrate Systems - Integrate ecological and man-made systems to maximize function, effi ciency and health. Infrastructure systems (green storm water, multi-modal transportation) are highly integrated with the open space network and array of land uses. It will be important for the implementation of the plan to further integrate heating, cooling, irrigation and other man-made systems with the Concept Plan framework. B EAVERCREEK R OAD C ONCEPT P LAN 38 Ecological Health - Manage natural resources to eliminate pollution to watersheds and lesson impact on habitat and green infrastructure. Methods to achieve this principle are identifi ed in the Stormwater Infrastructure Report. Additionally, the code requires measures to preserve natural resources and eliminate pollution to watersheds necessary to achieve this principle. Reuse, Recycle, Regenerate - Reuse existing resources, regenerate existing development areas. The principle will be applied primarily at time of development and beyond. Green Buildings - Build compact, innovative structures that use less energy and materials. The draft code includes provisions for green buildings. This is a new area for the City to regulate, so a public-private Green Building Work Group is recommend to explore issues, build consensus, and develop specifi c code recommendations.Work Together - Work with community members and neighbors to design and develop. The development of the alternatives and the recommended plan has been a collaborative process with all project partners. The concept plan process through implementation and subsequent project area developments will continue to be a collaborative process where all stakeholders are invited to participate.For additional information, please see Technical Appendix, Sections C3, D, and F. B EAVERCREEK R OAD C ONCEPT P LAN 39 Metrics Land Use The following table summarizes the acreages for major land uses on the Concept Plan. B EAVERCREEK R OAD C ONCEPT P LAN 40 Housing and Employment Estimates The Concept Plan has an estimated capacity for approximately 5000 jobs and 1000 dwellings. The following table displays the estimates and assumptions used to estimate jobs and housing. On a net acreage, these averages are 33 jobs/ net developable acre and 10.3 dwellings/ net developable acre. B EAVERCREEK R OAD C ONCEPT P LAN 41 VI. Goals and Policies The following goals and policies are recommended for adoption into the Oregon City Comprehensive Plan. The goal statements are those developed by the Citizen Advisory Committee as goals for the plan. Goal 1 Complete and Sustainable Community Create a complete and sustainable community, in conjunction with the adjacent land uses, that integrates a diverse mix of uses, including housing, services, and public spaces that are necessary to support a thriving employment center. Policy 1.1 Adopt new comprehensive plan and zone designations, and development code, that implement the Beavercreek Concept Plan. Require all development to be consistent with the Concept Plan and implementing code. Policy 1.2 Establish sub-districts within the code to implement the Concept Plan. The sub-districts are: North Employment Campus ? NEC The purpose of the North Employment Campus is to provide for the location of family wage employment that strengthens and diversifi es the economy. The NEC allows a mix of clean industries, offi ces serving industrial needs, light industrial uses, research and development and large corporate headquarters. The uses permitted are intended to improve the region?s economic climate, promote sustainable and traded sector businesses, and protect the supply of sites for employment by limiting incompatible uses. The sub-district is intended to comply with Metro?s Title 4 regulations. Site and building design will create pedestrian-friendly areas and utilize cost effective green development practices. Business and program connections to Clackamas Community College (CCC) are encouraged to help establish a positive identity for the area and support synergistic activity between CCC and NEC properties. Businesses making sustainable products and utilizing sustainable materials and practices are encouraged to reinforce the identity of the area and promote the overall vision for the Beavercreek Road area. Mixed Employment Village ? MEV The purpose of the Mixed Employment Village is to provide employment opportunities in an urban, pedestrian friendly, and mixed use setting. The MEV is intended to be transit supportive in its use mix, density, and design so that transit remains an attractive and feasible option. The MEV allows a mix of retail, offi ce, civic and residential uses that make up an active urban district and serve the daily needs of adjacent neighborhoods and Beavercreek Road sub-districts. Site and building design will create pedestrian-friendly areas and utilize cost effective green development practices. Business and program connections to Clackamas Community College and Oregon City High School are encouraged. Businesses making sustainable products and utilizing sustainable materials and practices are encouraged to reinforce the identity of the area and promote the overall vision for the Beavercreek Road area. Main Street ? MS The purpose of this small mixed-use center is to provide a focal point of pedestrian activity. The MS allows small scale commercial, mixed use and services that serve the daily needs of the surrounding area. ?Main Street? design will include buildings oriented to the street, and minimum of 2 story building scale, attractive streetscape, active ground fl oor uses and other elements that reinforce pedestrian oriented character and vitality of the area. B EAVERCREEK R OAD C ONCEPT P LAN 42 West Mixed Use Neighborhood ? WMU The West Mixed Use Neighborhood will be a walkable, transit-oriented neighborhood. This area allows a transit supportive mix of housing, live/work units, mixed use buildings and limited commercial uses. A variety of housing and building forms is required, with the overall average of residential uses not exceeding 22 dwelling units per acre. The WMU area?s uses, density and design will support the multi-modal transportation system and provide good access for pedestrians, bicycles, transit and vehicles. Site and building design will create a walkable area and utilize cost effective green development practices. East Mixed Use Neighborhood ? EMU The East Mixed Use Neighborhood will be a walkable and tree-lined neighborhood with a variety of housing types. The EMU allows for a variety of housing types while maintaining a low density residential average not exceeding six dwelling units per acre. Limited non-residential uses are permitted to encourage a unique identity, sustainable community, and in-home work options. The neighborhood?s design will celebrate open space, trees, and relationships to public open spaces. The central open space, ridge open space scenic viewpoints, and a linked system of open spaces and trails are key features of the EMU. Residential developments will provide housing for a range of income levels, sustainable building design, and green development practices. Policy 1.3 Within the Northern Employment Campus sub-district, support the attraction of family wage jobs and connections with Clackamas Community College. Policy 1.4 Within the Mixed Employment Village and Main Street sub-districts, promote job creation, mixed use and transit oriented development. Adopt minimum densities, limitations on stand-alone residential developments, and other standards that implement this policy. Policy 1.5 The Main Street sub-district will be located along the extension of Glen Oak Road and not exceed 10 gross acres. The specifi c confi guration of the MS sub-district will be established as part of a master plan. Policy 1.6 Within the West and East Mixed Use Neighborhoods, require a variety of housing types. Allow lot size averaging and other techniques that help create housing variety while maintaining overall average density. Policy 1.7 Within the MEV, MS, WMU and EMU sub-districts, require master plans to ensure coordinated planning and excellent design for relatively large areas (e.g. 40 acres per master plan). Master plans are optional in the NEC due to the larger lot and campus industrial nature of the area. Goal 2 Model of Sustainable Design Be a model of sustainable design, development practices, planning, and innovative thinking. B EAVERCREEK R OAD C ONCEPT P LAN 43 Policy 2.1 Implement the Sustainable Storm Water plan recommended in the Concept Plan. During site specifi c design, encourage innovative system design and require low impact development practices that manage water at the site, street and neighborhood scales. Policy 2.2 Storm water facilities will be designed so they are amenities and integrated into the overall community design. Policy 2.3 Support public and private sector initiatives to promote sustainable design, development practices and programs, including but not limited to:Energy effi ciency Water conservationCompact developmentSolar orientationGreen streets/infrastructureAdaptive reuse of existing buildings/infrastructureAlternative transportationPedestrian/Cyclist friendly developmentsNatural drainage systemsTree preservation and planting to ?re-establish? a tree canopyMinimizing impervious surfacesSustainability education (builder, residents, businesses and visitors) ???????????? Collaboration with ?local? institutional and economic partners, particularly Clackamas Community College and Oregon City High SchoolCommunity based sustainable programs and activities Policy 2.4 Work with stakeholders and the community to develop LEED or equivalent green building standards and guidelines to apply in the Concept Plan area. Goal 3 Green Jobs Attract ?green? jobs that pay a living wage. Policy 3.1 Coordinate with county, regional and state economic development representatives to recruit green industry to the Concept Plan area. Policy 3.2 Promote the Concept Plan area as a place for green industry. Policy 3.3 Work with Clackamas Community College to establish programs and education that will promote green development within the Concept Plan area. B EAVERCREEK R OAD C ONCEPT P LAN 44 Goal 4 Sustainable Industries Maximize opportunities for sustainable industries that serve markets beyond the Portland region and are compatible with the site?s unique characteristics. Policy 4.1 As master plans are approved, ensure there is no net loss of land designated North Employment Campus. Policy 4.2 Coordinate with County, regional and state economic development representatives to recruit sustainable industries that serve markets beyond the Portland region. Goal 5 Natural Beauty Incorporate the area?s natural beauty into an ecologically compatible built environment. Policy 5.1 Incorporate signifi cant trees into master plans and site specifi c designs. Plant new trees to establish an extensive tree canopy as part of the creation of an urban community. Policy 5.2 Provide scenic viewpoints and public access along the east ridge. Policy 5.3 Protect views of Mt Hood and locate trails and public areas so Mt Hood can be viewed within the community Policy 5.4 Establish open space throughout the community consistent with the Open Space Framework Plan. Allow fl exibility in site specifi c design of open space, with no net loss of total open space area. Policy 5.5 Protect steeply sloped and geologically sensitive areas along the east ridge from development. Goal 6 Multi-modal Transportation Provide multi-modal transportation links (such as bus routes, trails, bike-ways, etc.) that are connected within the site as well as to the surrounding areas. Policy 6.1 Work with Tri-Met and stakeholders to provide bus service to the Concept Plan area. B EAVERCREEK R OAD C ONCEPT P LAN 45 Policy 6.2 As land use reviews and development occur prior to extension of bus service, ensure that the mix of land uses, density and design help retain transit as an attractive and feasible option in the future. Policy 6.3 Ensure that local street connectivity and off-street pedestrian routes link together into a highly connected pedestrian system that is safe, direct, convenient, and attractive to walking. Policy 6.4 The ?walkability? of the Concept Plan area will be one of its distinctive qualities. The density of walking routes and connectivity should mirror the urban form ? the higher the density and larger the building form, the ?fi ner? the network of pedestrian connections. Policy 6.5 Require trails to be provided consistent with the Concept Plan Circulation Framework. Policy 6.6 Provide bike lanes on Beavercreek Road and all collector streets, except for Main Street. The City may consider off-street multi-use paths and similar measures in meeting this policy. Bike routes will be coordinated with the trails shown on the Circulation Framework. Goal 7 Safety Along Beavercreek Road Implement design solutions along Beavercreek Road that promote pedestrian safety, control traffi c speeds and access, and accommodate projected vehicular demand. Policy 7.1 Design Beavercreek Road to be a green street boulevard that maximizes pedestrian safety. Policy 7.2 Work with the County and State to establish posted speeds that are safe for pedestrians and reinforce the pedestrian-oriented character of the area. Policy 7.3 Control access along the east side of Beavercreek Road so that full access points are limited to the intersections shown on the Circulation Framework. Right in-Right-out access points may be considered as part of master plans or design review. Goal 8 Oregon City High School and Clackamas Community College Promote connections and relationships with Oregon City High School and Clackamas Community College. Policy 8.1 Coordinate with OCHS and CCC when recruiting businesses and promoting sustainability. Encourage curricula that are synergistic with employment and sustainability in the Concept Plan area. Policy 8.2 Prior to application submittal, require applicants to contact OCHS and CCC to inform them and obtain early comment for master plans and design review applications. Goal 9 Unique Sense of Place Have a unique sense of place created by the mix of uses, human scale design, and commitment to sustainability. Policy 9.1 Utilize master plans and design review to ensure detailed and coordinated design. Allow fl exibility in development standards and the confi guration of land uses when they are consistent with the comprehensive plan, development code, and vision to create a complete and sustainable community. Policy 9.2 Implement human scale design through building orientation, attractive streetscapes, building form/architecture that is matched to the purpose of the sub-district, location of parking, and other techniques. The design qualities of the community should mirror the urban form ? the higher the density and larger the buildings, the higher the expectation for urban amenities and architectural details. Policy 9.3 Density should generally transition from highest on the west to lowest in the eastern part of the site. Policy 9.4 Promote compatibility with existing residential areas at the north and south end of the Concept Plan area. Transition to lower densities, setbacks, buffers and other techniques shall be used. Goal 10 Ecological Health Manage water resources on site to eliminate pollution to watersheds and lesson impact on municipal infrastructure by integrating ecological and man-made systems to maximize function, effi ciency and health. Policy 10.1 Utilize low impact development practices and stormwater system designs that mimic natural hydrologic processes, minimize impacts to natural resources and eliminate pollution to watersheds. Policy 10.2 Prepare the Environmentally Sensitive Resource Area overlay to protect, conserve and enhance natural areas identifi ed on the Concept Plan. Apply low-density base zoning that allows property owners to cluster density outside the ESRA and transfer to other sites. Appendix 1. Project Goals and Objectives, March 13, 20072. Alternatives3. GIS Analysis Map4. Job and Housing Estimates - 1 - To: Beavercreek Road Concept Plan Citizens and Technical Advisory Committees From: Tony Konkol Date: March 13, 2007 Subject: Project Goals with Objectives The following project goals and supplemental objectives were prepared using the Ideas we Like, Principles of Sustainable Development, and the Advisory Committees? long- term vision for the project area. This update reflects input by the Citizens and Technical Advisory Committees at their March 8th, 2007 meeting. The Beavercreek Road Concept Plan Area will: Goal 1. Create a complete community, in conjunction with the adjacent land uses, that integrates a diverse mix of uses, including housing, services, and public spaces that are necessary to support a thriving employment center; Objective 1.1 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 1.2 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. Objective 1.3 Continue to coordinate with the Oregon City School District and Clackamas Community College to identify partnerships, land needs and programs that would be beneficial to all parties and contribute to the community. Objective 1.4 Encourage neighborhood-oriented and scaled mixed-use centers that provide goods, services, and housing for local workers and residents of all ages and incomes. Objective 1.5 Become a model of sustainability that may be implemented throughout the City. Objective 1.6 Allow the integration of housing and employment uses where practicable. Objective 1.7 Work with Metro to ensure that there is enough land available within the Beavercreek Road Study Area to meet the need for employment/industrial development and reduce the jobs to housing imbalance in the sub-region. - 2 - 2. Be a model of sustainable design, development practices, planning, and innovative thinking; Objective 2.1 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 2.2 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. Objective 2.3 Encourage neighborhood-oriented and scaled mixed-use centers that provide goods, services and housing for local workers and residents of all ages and incomes. Objective 2.4 Encourage environmentally responsible developments that are economically feasible, enhance livability of neighborhoods and enhance the natural environment. Objective 2.5 Investigate development standards that offer incentives for developments that exceed energy efficiency standards and meets green development requirements and goals. 3. Attract ?green? jobs that pay a living wage; Objective 3.1 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 3.2 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. Objective 3.3 Encourage neighborhood-oriented and scaled mixed-use centers that provide goods, services and housing for local workers and residents of all ages and incomes. Objective 3.4 Allow the integration of housing and employment uses where practicable. Objective 3.5 Work with Metro to ensure that there is enough land available within the Beavercreek Road Study Area to meet the need for employment/industrial development and reduce the jobs to housing imbalance in the sub-region. Objective 3.6 Create a ?brand? for the area that reflects the desire for sustainable development that will serve as the theme to attract and recruit businesses and developers as well as guide the design standards and build-out of the area. 4. Maximize opportunities for sustainable industries that serve markets beyond the Portland region and are compatible with the site?s unique characteristics; Objective 4.1 - 3 - Create a ?brand? for the area that reflects the desire for sustainable development that will serve as the theme to attract and recruit businesses and developers as well as guide the design standards and build-out of the area. Objective 4.2 Work with Metro to ensure that there is enough land available within the Beavercreek Road Study Area to meet the need for employment/industrial development and reduce the jobs to housing imbalance in the sub-region. Objective 4.3 Support locally based and founded employers that provide living wages jobs. Objective 4.4 Support the development of sustainable industries that utilize green design standards and development practices. 5. Incorporate the area?s natural beauty into an ecologically compatible built environment; Objective 5.1 Design the adjacent land-uses to Beavercreek Road in such a manner to ensure that the pedestrian experience is not diminished through the development of fences, parking lots, backs of buildings, or other impediments to pedestrian access and circulation. Objective 5.2 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 5.3 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. Objective 5.4 Work with Metro to ensure that there is enough land available within the Beavercreek Road Study Area to meet the need for employment/industrial development and reduce the jobs to housing imbalance in the sub-region. 6. Provide multi-modal transportation links (such as bus routes, trails, bike-ways, etc.) that are connected within the site as well as to the surrounding areas; Objective 6.1 Provide public connectivity routes for bicycles and pedestrians that encourage non- vehicular trips to employment, retail and recreational areas within the study area and to the communities beyond. Objective 6.2 Provide an integrated street system that is designed as practicable to minimize the impacts to the environment through the use of green streets, swales and other natural stormwater systems that provide water quality and quantity control and contribute to the natural beauty of the area. Objective 6.3 Explore local and regional transit opportunities that will increase non-single occupancy vehicle travel. - 4 - 7. Implement design solutions along Beavercreek Road that promote pedestrian safety, control traffic speeds and access, and accommodate projected vehicular demand; Objective 7.1 Develop and maintain a multi-modal transportation system that is safe for all users and will minimize conflict points between different modes of travel, especially across Beavercreek Road to the existing neighborhoods, Clackamas Community College, Oregon City High School and the Berry Hill Shopping Center. Objective 7.2 Design the adjacent land-uses to Beavercreek Road in such a manner to ensure that the pedestrian experience is not diminished through the development of fences, parking lots, backs of buildings, or other impediments to pedestrian access and circulation. 8. Promote connections and relationships with Oregon City High School and Clackamas Community College; Objective 8.1 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 8.2 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. Objective 8.3 Continue to coordinate with the Oregon City School District and Clackamas Community College to identify partnerships, land needs and programs that would be beneficial to all parties and contribute to the community. 9. Have a unique sense of place created by the mix of uses, human scale design, and commitment to sustainability. Objective 9.1 Provide public connectivity routes for bicycles and pedestrians that encourage non- vehicular trips to employment, retail and recreational areas within the study area and to the communities beyond. Objective 9.2 Provide an integrated street system that is designed as practicable to minimize the impacts to the environment through the use of green streets, swales and other natural stormwater systems that provide water quality and quantity control and contribute to the natural beauty of the area. Objective 9.3 Allow a variety of employment uses that may integrate and utilize the surrounding city and rural economies. Objective 9.4 Develop plans that consider the existing rural lands and uses around the Urban Growth Boundary. - 5 - Objective 9.5 Encourage neighborhood-oriented and scaled mixed-use centers that provide goods, services and housing for local workers and residents of all ages and incomes. Objective 9.6 Allow the integration of housing and employment uses where practicable. Objective 9.7 Work with Metro to ensure that there is enough land available within the Beavercreek Road Study Area to meet the need for employment/industrial development and reduce the jobs to housing imbalance in the sub-region. Objective 9.8 Create a ?brand? for the area that reflects the desire for sustainable development that will serve as the theme to attract and recruit businesses and developers as well as guide the design standards and build-out of the area. Objective 9.9 Design the adjacent land-uses to Beavercreek Road in such a manner to ensure that the pedestrian experience is not diminished through the development of fences, parking lots, backs of buildings, or other impediments to pedestrian access and circulation. 10. Ecological Health ? Manage water resources on site to eliminate pollution to watersheds and lesson impact on municipal infrastructure by integrating ecological and man-made systems to maximize function, efficiency and health. Objective 10.1 Provide an integrated street system that is designed as practicable to minimize the impacts to the environment through the use of green streets, swales and other natural stormwater systems that provide water quality and quantity control and contribute to the natural beauty of the area. Loder rdGlen Oak RdMeyers RdClairmont Rd Planned Oregon City Loop TrailPlanned Beaver Lake Regional TrailPlanned Thimble Creek Trail 12/12/06 Loder RdGlen Oak RdMeyers rdClairmont Rd Planned Oregon City Loop TrailPlanned Beaver Lake Regional TrailPlanned Thimble Creek Trail 12/12/06 THAYER LODER BEAVERCREEK GLEN OAK TALAWA BRITTANY DOUGLAS MOLALLA Q KILDEER HEIDER MOORE C HOMESTEAD PEBBLE BEACH COLTRANE SPY GLASS MERRY LEE MEYERS DANNY INSKEEP IRA ROLLINS QUIET OAK AUGUSTA MARJORIE TORREY PINES OLD ACRES N T SADDLE CLAIRMONT ST ANDREWS TAD WOODGLEN B M MOSSY MEADOWS RUSS WILCOX CAMBRIA ELDER TURTLE BAYKIMBERLY ROSE EMILY CONNIE W CHANTICLEER MURREN SOPHIA CANYON RIDGE MAPLELANE S MERIWETHER HILTONHEAD EMERSON FOREST GROVE L:\project\13500\13599\GIS\concept_drawings\maps\Beavercreek_Concepts_Hybrid.mxd Aerial Photography is 2 foot resolution, AE, LLC. All data on this map is derived from the Metro RLIS data- base. This information was developed at multiple scales and accuracies. No warranty is made with this map. I Legend Concept Plan Area Park Overlay Hybrid Alternative Land Use Main Street North Employment Campus West Mixed Use Neighborhood East Mixed Use Neighborhood Mixed Employment Village Natural Area Right of Way Beavercreek Road Concept Plan Map Creation Date: 07/10/07 0 530 1,060 Feet Hybrid Alternative GIS Analysis Map Table 2 Beavercreek Concept Plan Job & Housing Density Assumptions Revised - 7/10/07 Land Use Category Hybrid Gross Acres Hybrid Net Acres* FAR/Acre** SF/Job** # of Jobs*** Avg. Units/Acre # of Units+ North Employment Campus (adjusted gross acreage) 149 127 0.3 450 3,678 Mixed Employment Village 26 21 0.44 350 1,139 Main Street**** 10 8 0.44 350 219 25 100 West Mixed Use Neighborhood 22 18 15 22 387 East Mixed Use Neighborhood 77 62 21 8.7 536 Total # of Jobs 5,073 Total # of Housing Units 1,023 Total Acres of Developed Land++ 284 235 Land Use Category Plan A Gross Acres Plan A Net Acres* FAR/Acre** SF/Job** # of Jobs*** Avg. Units/Acre # of Units+ Employment (adjusted gross acreage) 139 118 0.3 450 3,431 Mixed Employment 24 20 0.44 350 1,117 Mixed Use**** 10 9 0.44 350 233 25 106 Medium/High Density Residential 50 43 43 25 1,063 Low/Medium Density Residential 53 45 18 10 451 Total # of Jobs 4,841 Total # of Housing Units 1,619 Total Acres of Developed Land++ 276 235 Land Use Category Plan D Gross Acres Plan D Net Acres* FAR/Acre** SF/Job** # of Jobs*** Avg. Units/Acre # of Units+ Employment (adjusted gross acreage) 84 71 0.3 450 2,073 Mixed Employment 25 21 0.44 350 1,164 Mixed Use**** 29 25 0.44 350 675 25 308 Medium/High Density Residential 9 8 8 25 191 Low/Medium Density Residential 99 84 34 10 842 Total # of Jobs 3,953 Total # of Housing Units 1,341 Total Acres of Developed Land+++ 246 209 +Number of units calculated by multiplying total net acres of residential land use by average units per acre ++Includes 50% of useable power line corridor (26 acres total) as part of developed land (included in Employment land area) +++Does not include powerline corridor acreage as part of developed land *For Hybrid - Net acres equals gross acres minus 15% for local roads and easements in Employment. Mixed Employment, Mixed Use, and residential areas assume 20% for local roads and easements * *Based on Metro 2002-2022 Urban Growth Report: An Employment Land Need Analysis. Includes total on site employment (full and part time). Mixed Employment FAR and job density reflects a mix of office, tech/flex, and ground floor retail. ***Number of Jobs in Employment, Mixed Employment, Mixed Use calculated by multiplying total acres by the FAR; Converting to square feet; and dividing by number of jobs/square foot. Jobs in residential areas (Work at Home Jobs) estimated at 4% (potential could be as high as 15%). **** Mixed Use land use assumes 50% of acreage devoted to commercial uses and the remaining 50% devoted to vertical mixed use. L:\Project\13500\13599\Planning\Alternatives Evaluation\DensityCalcs\Land Use Assump_All_071007 Table 3 Land Use Metrics/Assumptions - HYBRID Revised - 7/10/07 Land Use Category (acres) Hybrid Alt. A Alt. D North Employment Campus (adjusted gross acreage)* 149 139 84 Mixed Employment Village 26 24 25 Main Street 10 10 29 West Mixed Use Neighborhood 22 50 9 East Mixed Use Neighborhood 77 53 99 Total Acres of "built" land use 284 276 246 Other Land Uses (not "built") Parks/Open Space/Natural Areas (Total)** 113 132 166 Major ROW+ 56 36 30 Existing Uses (unbuildable) 0 7 7 Total Project Area Gross Acres 453 ~450 ~450 Land Use Category (acres) Hybrid Alt. A Alt. D Total North Employment Campus 175 166 84 Unconstrained NEC 123 111 84 Employment with powerline overlay 52 55 0 Useable portion of powerline overlay (50%) 26 28 na North Employment Campus (adjusted gross acreage)* 149 139 84 Open Space/Natural Areas Break-Out Hybrid Alt. A Alt. D Open Space -Gas Overlay 3 4 4 Open Space - Unbuildable Powerlines*** 48 49 0 Environmental Resources/Buildable Lands Map 61 61 61 Parks na 12 na Other Open Space Areas 18 6 101 Open Space/Natural Areas (Total) 130 132 166 *Adjusted gross acreage is the sum of 50% of the employment land use shown under the powerline easement plus all other unconstrained employment land use areas. Calculations shown below: ** Open Space/Natural areas is the sum of all "unbuildable lands" as shown on the Buildable Lands Map plus two areas under the powerlines. Calculations shown below. ***For Hybrid - Unbuildable Powerlines area includes 12 acres on east edge of site under powerlines plus 50% of employment area under powerlines (~26 acres) and the PGE parcel (10 acres). For Alt. A - Unbuildable Powerlines area includes 12 acres on east edge of site under powerlines and 10 acres of the PGE Parcel and 50% of powerline area (27 acres). +Major ROW are approximate location & acreage (may be shown as crossing natural resource areas. Actual location and size of ROW will be addressed during development review/master planning). Includes 2 acre adjustment for GIS polygon alignment. L:\Project\13500\13599\Planning\Alternatives Evaluation\DensityCalcs\Land Use Assump_All_071007