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HomeMy WebLinkAboutAgenda Item - 2026-06-08 - Number 06.2 - Staff Memo 05-20-26 PC Mtg w-Attach PP 25-0005 503-635-0290 380 A AVENUE PO BOX 369 LAKE OSWEGO, OR 97034 WWW.LAKEOSWEGO.CITY TO: Planning Commission FROM: Erik Olson, Long Range Planning Manager SUBJECT: Foothills District Plan Update Work Session #6 (PP 25-0005) DATE: May 29, 2026 MEETING DATE: June 8, 2026 EXECUTIVE SUMMARY & ACTION REQUESTED The City is continuing its effort to update the Foothills District Framework Plan (Plan), which outlines how the Foothills neighborhood should grow and change over time. The project team refined the Vision and Guiding Principles for the project to reflect recent discussions with the City Council and Planning Commission (Attachment 3). This refined direction was then used to inform the development of Draft Preliminary Concepts for the future of the District (Attachment 4). At the June 8 work session, staff and project consultants, First Forty Feet, will ask the Commission for further input on the Refined Vision and Guiding Principles as well as which elements of the Draft Preliminary Concepts should be carried forward to the next phase of framework planning. PUBLIC ENGAGEMENT UPDATE The project team has continued to engage with community members to ensure that eventual updates to the Plan reflect broad local support. Engagement activities conducted since the Commission’s April 27 work session are summarized in Attachments 1 - 2, and below. • City Council Study Session: The project team conducted a study session with City Council on April 21 to present a summary of recent public engagement and receive direction on the vision statement and guiding principles for the project (Attachment 1). The project team subsequently held a follow-up study session with City Council on May 19 to receive further input on the Refined Vision Statement and Guiding Principles as well as the Draft Preliminary Design Concepts. (A summary of the May 19 study session will be included in a future Planning Commission memo.) • Planning Commission Work Session: The project team’s most recent work session with the Planning Commission was held on April 27 to present a summary of recent public engagement and receive direction on the Draft Vision Statement and Guiding Principles (Attachment 2). Page 2 of 7 • Community Advisory Committee: The Foothills Community Advisory Committee (CAC) held their sixth meeting on May 12 to discuss the revised Vision and Guiding Principles and Concept-Level Plan Alternatives. (A summary of this meeting will be included in a future Planning Commission memo.) REFINED VISION STATEMENT AND GUIDING PRINCIPLES The project team produced a Refined Vision Statement and Guiding Principles (Attachment 3) for the Plan update based on recent discussions with the City Council (Attachment 1) and Planning Commission (Attachment 2). The Refined Draft Vision Statement and Guiding Principles are excerpted below , with new or modified language underlined: Vision Statement Refinement The Foothills District is Lake Oswego’s greatest opportunity to provide the community with a meaningful riverfront presence. Building upon the success of Downtown Lake Oswego, the District will redevelop in a manner that knits together Tryon Creek, Old Town, the Willamette River, and Oswego Lake — creating a vibrant mixed -use district that extends the Downtown with enhanced river access and reflects Lake Oswego’s identity and values. Future development will build on the existing neighborhood and deepen Lake Oswego’s connection to the Willamette River through direct access and travel options , inclusive public spaces, and restored natural systems. Development will balance urban form with the natural environment, integrating the river, Tryon Creek, and landscape into the district’s design. A mix of uses will provide diverse housing options with limited retail and commercial opportunities that complement Downtown. Buildings will frame streets and public spaces to shape an active, pedestrian -oriented district. Guided by the site’s topography and a commitment to long -term adaptability, development in Foothills will emphasize sustainability—honoring the land, history, and cultural narratives while welcoming future generations. Guiding Principles Refinement • Create a Walkable, Mixed-Use Waterfront District: Design Foothills as a walkable, mixed-use district that complements Downtown and provides views and accessible connections to Foothills Park. New streets and public spaces will prioritize the pedestrian while supporting travel options, and buildings will frame streets and public spaces to create a cohesive, active, and human-scaled district. • Balance Development with the Natural River Environment: Ensure new development respects and enhances the Willamette River, Tryon Creek, tree canopy, and surrounding landscape by integrating natural systems into the district’s design, while supporting long-term environmental performance, resilience, and stewardship • Reconnect Lake Oswego to the Willamette River and Waterfront: Create safe, welcoming, and visible multimodal connections between downtown, Foothills Park, and the river through the design of Foothills trails, streets, and public spaces. Page 3 of 7 • Support an Inclusive and Economically Vital Community : Provide a mix of housing, including affordable housing options, jobs, civic amenities, and local businesses that support long-term economic vitality and make Foothills accessible to people of different ages, incomes, and backgrounds. • Integrate Sustainability, Ecology, and Climate Resilience: Design Foothills as a model sustainable district that restores and integrates natural systems, protects habitat, reduces carbon emissions, and incorporates clean energy and resilient infrastructure to support long-term environmental performance. • Plan for Adaptability Over Time: Create a flexible framework that allows Foothills to evolve over decades while maintaining its core values of community, nature, and public access, and supporting long-term resilience and changing community needs . This language will continue to be refined and updated on an ongoing basis and will soon be updated to reflect direction from the CAC at their May 12 meeting, as well as direction from the Council at their May 19 study session. At the work session on June 8 , staff will ask the Commission whether any changes are needed to the refined language describing the vision and the guiding principles developed for the Plan. FOOTHILLS PRELIMINARY DEVELOPMENT CONCEPTS The project team has developed three different Preliminary Development Concepts (Attachment 4), each organized around the guiding principles and project objectives outlined above. While all three concepts assume the future Wastewater Treatment Facility (WWTF) remains fully operational and is integrated as a service-oriented infrastructure use, each alternative differs in how it structures the district’s public spaces, street network, development parcels, State Street edge, and riverfront experience. All three concepts include the following common elements: • Grand Connection: A pedestrian connection that would cross the rail corridor from State Street and extend east through the heart of the District to Foothills Park, becoming the District’s main street — a walkable, mixed-use spine lined with active frontages, housing entries, small retail, public gathering spaces, and views toward the waterfront. • WWTF and Foothills Road Service Orientation: The future WWTF’s operational needs, circulation, service access, and footprint are respected in each preliminary design concept, with each treating Foothills Road primarily as a service-oriented back-of-house condition. Major pedestrian and vehicular circulation are instead generally focused along the Grand Connection and internal street network. New development helps screen the WWTF from the district’s most active public spaces, allowing the treatment facility to function while reducing its visual and experiential impact on the waterfront district. The concepts are intended to test different organizing ideas — a public plaza (Park Plaza), a downtown-to-park public space sequence (Downtown Plaza to Park), and a tree-lined promenade (Park Promenade) — so the City and community can compare tradeoffs related to Page 4 of 7 access, development feasibility, public realm character, housing opportunities, infrastructure investment, and the long-term identity of Foothills. At this work session, staff will seek direction from the Commission regarding which elements of the three Preliminary Development Concepts should be carried forward to the schematic-level design phase, as well as which elements should be reconsidered or left out. Park Plaza The Park Plaza concept is organized around a strong east-west Grand Connection that links a new State Street Retail Landing to an active Park Plaza at Foothills Park. This concept creates a clear visual, physical, and civic connection between downtown Lake Oswego and the Willamette River, using a new street and view corridor as the primary organizing element for development, public space, access, and district identity. Key features of the Park Plaza concept include: • State Street Retail Landing: A new, park-like arrival and retail landing at State Street on the west that would create a visible district entry, introduce small-scale commercial activity, and frame a view corridor toward the river. Page 5 of 7 • Park Plaza: A flexible hardscape plaza at the riverfront edge of Foothills Park on the east that would serve as the primary public gathering space for the District, supporting daily activity, outdoor dining, small events, markets, pavilion uses, business incubator spaces, and seasonal programming. Downtown Plaza to Park The Downtown Plaza to Park concept creates a prominent connection between Downtown, State Street, Foothills Park, and the Willamette River by creating a new Downtown Retail Plaza to create a strong arrival experience and open up major visual connections into the waterfront district. While all concepts establish a Grand Connection, this concept places the greatest emphasis on creating a major downtown-facing public plaza as the district’s primary arrival point and social anchor. Key features of the Downtown Plaza to Park concept include: • Downtown Retail Plaza: A major new public plaza along State Street that would act as a visible gateway into the district, a new civic destination for downtown Lake Oswego, and a viewing platform toward the Willamette River. Page 6 of 7 • Central Intersection / Park Porch: At the center of the street network is a T-intersection that becomes a new mixed-use center with active retail that fronts onto a long public space – or Park Porch – extending east toward the waterfront, creating a direct civic gesture between the district heart and the river. • Waterfront Edge: Instead of aligning the roadway along the waterfront, this concept reserves the riverfront edge for public space, pedestrian movement, ecological enhancement, and park-oriented uses . Park Promenade The Park Promenade concept organizes the Foothills District around a new tree-lined promenade street and view corridor that connects State Street to Foothills Park. The big move is to create new State Street retail frontage and improved crossings at A Avenue and B Avenue, which together form a clearer downtown gateway into the District and establish a continuous Grand Connection to the waterfront. Key features of the Park Promenade concept include: • Grand Connection as Promenade: The Grand Connection is expressed as a strong linear public space along the north side of the street that functions as both a movement Page 7 of 7 corridor and a public space — a green, tree-lined street that provides a visual connection to the waterfront, supports pedestrian and bicycle movement, and organizes new development around a clear civic spine. • A and B Avenue Crossings: The concept introduces new retail frontage along State Street and improved crossings at A and B Avenues to create multiple points of entry into the district, rather than relying on a single gateway. • Large parcels: Compared to the other concepts, the Park Promenade concept allows for larger parcels and development blocks, creating more flexibility for future redevelopment, phasing, and building typologies. RECOMMENDATION At the work session on June 8, staff recommends that Council provide direction on the following: • Are any further changes needed to the Refined Vision and Guiding Principles? • Which elements of the three Preliminary Development Concepts should be carried forward to the schematic-level design phase? Which should be reconsidered or left out? ATTACHMENTS 1. City Council 2026-04-21 Study Session Summary, 04/30/2026 2. Planning Commission 2026-04-27 Work Session Summary, 04/30/2026 3. Refined Draft Vision and Guiding Principles, 04/30/2026 4. Draft Preliminary Development Concepts, 04/30/2026 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Community Workshop No. 1 Summary page 1 of 4 April 30, 2026 Foothills District Plan Update City Council Study Session #2 Foothills District Plan Update Vision and Guiding Principles Direction Purpose This memorandum summarizes City Council feedback from the recent study session on the draft Foothills District Plan Update Vision Statement and Guiding Principles, developed by the Citizen Advisory Committee (CAC). The purpose of the session was to confirm alignment and gather direction in coordination with advancing into the concept planning phase. Background The draft Vision Statement and Guiding Principles were developed through a two- part CAC visioning process and informed by: •The 2012 Foothills District Plan vision and principles •Current City Council goals and objectives •Community and stakeholder engagement conducted to date •Input from advisory groups and community conversations During the study session, City staff and the consultant team presented the draft materials and facilitated Council feedback using Mentimeter, allowing individual responses to targeted questions. Summary of City Council Feedback City Council expressed strong overall support for both the Vision Statement and the six Guiding Principles. No Council members opposed any of the materials presented. •Vision Statement: o 3 Councilors: Yes o 3 Councilors: Yes, with conditions o 0: No •Guiding Principles 1 –2: o 3 Yes / 3 Yes with conditions / 0 No ATTACHMENT 1/PAGE 1 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 2 of 4 •Guiding Principles 3 –4: o 6 Yes / 0 conditions / 0 No •Guiding Principles 5 –6: o 6 Yes / 0 conditions / 0 No Overall, Council direction is to proceed with the current framework, incorporating targeted refinements focused on clarity, connectivity, and alignment with broader City priorities. Vision Statement Feedback Council members broadly supported the vision and its direction. Feedback focused on strengthening clarity, emphasis, and tone. Key Themes •Connectivity and Access o Emphasize pedestrian connections between Downtown and Foothills Park o Reinforce Foothills’ role as a link to the Willamette River •Clarity of Terminology o The term “neighborhood” may imply primarily residential use, potentially conflicting with mixed-use intent o “Multimodal access” should be more clearly defined •Aspirational Tone o The Vision Statement could be more compelling and aspirational while maintaining clarity •Design and Character o Strong interest in high-quality design and visual experience , including views into the district Guiding Principles Feedback Guiding Principles 1 –2 Create a Walkable Mixed -Use Waterfront District Balance Development with the Natural River Environment Council generally supported th ese principles but identified areas for refinement: •Define “small -town character” to avoid ambiguity or unintended constraints •Emphasize Foothills as complementary to—not competitive with— Downtown •Strengthen language around: ATTACHMENT 1/PAGE 2 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 3 of 4 o Pedestrian connectivity o Downtown-to-waterfront access • Reinforce design quality and sustainability considerations Guiding Principles 3 –4 Reconnect Lake Oswego to the Willamette River and Waterfront Support an Inclusive and Economically Vital Community • Received unanimous support with no conditions • Council strongly aligned with: o Improved public access to the river o Inclusive community development o Long-term economic vitality Guiding Principles 5 –6 Integrate Sustainability, Ecology, and Climate Resilience Plan for Adaptability Ov er Time • Received unanimous support with no conditions • Council affirmed the importance of: o Climate-responsive design o Long-term flexibility and phased development Key Themes Across all feedback, several consistent priorities emerged: • Strengthen Connectivity o Prioritize pedestrian-first design and seamless connections to Downtown and the river • Clarify Relationship to Downtown o Ensure Foothills enhances and complements Downtown, rather than competing with it • Refine Language for Clarity o Provide clear definitions for key terms to guide future implementation • Elevate Design Quality o Emphasize aesthetics, identity, and overall user experience • Balance Vision and Implementation o Maintain an aspirational vision grounded in realistic, implement able outcomes Next Steps ATTACHMENT 1/PAGE 3 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 4 of 4 Based on City Council direction, the project team will: • Refine the Vision Statement and Guiding Principles to address Council feedback • Continue coordination with the Planning Commission and CAC • Advance into development of Concept Plan Alternatives informed by the refined framework Upcoming milestones include: • Planning Commission Work Session • CAC Meeting • Future City Council Study Session ATTACHMENT 1/PAGE 4 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Community Workshop No. 1 Summary page 1 of 4 April 30, 2026 Foothills District Plan Update Planning Commission Work Session #2 Foothills District Plan Update Vision and Guiding Principles Review Purpose This memorandum summarizes Planning Commission feedback from the recent work session on the draft Foothills District Plan Update Vision Statement and Guiding Principles, developed by the Citizen Advisory Committee (CAC). The purpose of the session was to review the materials and gather feedback to inform refinement of the vision and principles as the project advances into the concept planning phase. Background The Planning Commission work session focused on reviewing and providing feedback on the draft Foothills Vision Statement and Guiding Principles , building on: •Community Advisory Committee (CAC) visioning outcomes •Ongoing public and stakeholder engagement •Previous input from the City Council The discussion centered on confirming overall support, identifying refinements, and ensuring clarity and effectiveness of the vision and principles . Summary of Planning Commission Feedback The Planning Commission expressed strong overall support for both the Vision Statement and the six Guiding Principles. Much of the support was “with conditions,” reflecting a desire to refine language and emphasis rather than change direction. No Commissioners opposed the materials presented. Vision Statement: •3 Yes ATTACHMENT 2/PAGE 1 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 2 of 4 • 1 Yes, with conditions • 0 No Guiding Principles 1 –2: • 1 Yes / 3 Yes with conditions / 0 No Guiding Principles 3 –4: • 2 Yes / 2 Yes with conditions / 0 No Guiding Principles 5 –6: • 2 Yes / 1 Yes with conditions / 0 No Overall, the Planning Commission supports proceeding with the current framework, with targeted refinements focused on clarity, connectivity, and implementation detail. Vision Statement Feedback Commissioners broadly supported the vision and its overall direction. Feedback supported City Council direction for strengthening clarity, emphasis, and tone . Key Themes • Connectivity and Access o Emphasize strong pedestrian connections between Downtown and Foothills Park o Reinforce Foothills’ role as a connection to the Willamette River • Clarity of Terminology o Clarify terms such as “neighborhood” to better reflect mixed -use intent o Provide clearer definition of “multimodal access” • Aspirational Tone o Strengthen the vision to be more compelling and forward -looking while maintaining clarity • Design and Character o Emphasize high-quality design and visual experience ATTACHMENT 2/PAGE 2 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 3 of 4 • Equity and Inclusion o Incorporate more explicit DEIA -related language Guiding Principles Feedback Guiding Principles 1 –2 Create a Walkable Mixed -Use Waterfront District Balance Development with the Natural River Environment Commissioners generally supported these principles and supported City Council direction with a few identified areas for refinement: • Clarify or reconsider using “small-town character” terminology to avoid ambiguity or unintended constraints • Better define what it means for Foothills to be complementary to—not competitive with—Downtown • Support for strengthening language around: o Pedestrian connectivity o Downtown-to-waterfront access • Consider multimodal connections, including potential transit service • Support for reinforcing design quality and sustainability considerations Guiding Principles 3 –4 Reconnect Lake Oswego to the Willamette River and Waterfront Support an Inclusive and Economically Vital Community General support with identified areas for refinement: • Strengthen emphasis on affordable housing • Clarify intent and strength of connections between Downtown and Foothills Guiding Principles 5 –6 Integrate Sustainability, Ecology, and Climate Resilience Plan for Adaptability Over Time General support with limited conditions: • Ensure infrastructure planning (e.g., wastewater treatment) does not preclude future sustainability innovations • Expand consideration of floodplain management ATTACHMENT 2/PAGE 3 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 4 of 4 Key Themes The Planning Commission overall supports the CAC draft vision statement and guiding principles, and share some of the conditions and priorities expressed by City Council and offer some additions to inform further refinement : Shared Priorities • Connectivity (especially Downtown to river) • Clear and actionable language • High-quality design • Long-term sustainability Planning Commission Additions • Greater focus on implementation detail and feasibility • Stronger emphasis on equity and affordability (DEIA + housing) • More scrutiny of terminology and clarity of plan purpose especially as it relates to the distric t’s role as a complement and grand connection to the riverfront and Foothills Park • Expanded transportation discussion (including transit) Next Steps Based on Planning Commission feedback, the project team will: • Refine the Vision Statement and Guiding Principles to address comments • Continue coordination with the Planning Commission and CAC • Advance into development of Concept Plan Alternatives informed by the refined framework ATTACHMENT 2/PAGE 4 OF 4 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Community Workshop No. 1 Summary page 1 of 9 April 30, 2026 Foothills District Plan Update Refined Vision and Guiding Principles Foothills District Plan Update Summary of vision and guiding principles process and refinement. Purpose This memorandum summarizes the Community Advisory Committee (CAC) visioning process and presents the refined Vision Statement and Guiding Principles , incorporating direction from the City Council and Planning Commission. It highlights how the CAC draft was refined to improve clarity, alignment, and implementation. Background The Foothills Vision Statement and Guiding Principles were developed through an iterative CAC-led process focused on long-term outcomes for the district. The CAC’s work was informed by community values, stakeholder input, and discussion of key opportunities and tradeoffs. The CAC process resulted in: •A draft Vision Statement •Six Guiding Principles Key themes from CAC discussions included: •A public-facing waterfront with strong access to the river •A walkable, active neighborhood •A balance between livability and economic vitality •A district that is distinctly Lake Oswego •Emphasis on public access, connection to nature, design quality, and community benefit Following CAC adoption, the Vision and Guiding Principles were reviewed by the City Council and Planning Commission , whose feedback focused on confirming overall direction and identifying targeted refinements. Summary of City Council and Planning Commission Feedback ATTACHMENT 3/PAGE 1 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 2 of 9 Both the City Council and Planning Commission expressed strong overall support for the CAC Vision Statement and Guiding Principles, with no opposition record ed. Feedback generally supported proceeding with the CAC framework, with refinements focused on clarity, emphasis, and implementation. Vision Statement • Broad support for overall direction • Feedback focused on strengthening: o Clarity of mixed-use intent o Relationship to Downtown o Connectivity to the river o Design language and character o Equity, inclusion, and access Guiding Principles • Strong support across all six principles • Conditions focused on: o Connectivity and access (especially Downtown to riverfront) o Complementary relationship to Downtown o Affordable housing and inclusivity o Sustainability and resilience o Long-term flexibility and implementation Key Themes from Council and Commission Directi on Connectivity and Access • Strengthen direct, visible, and multimodal connections between Downtown, Foothills, and the river • Emphasize pedestrian-oriented design and public access District Role and Identity • Clarify Foothills as a mixed-use district • Reinforce its role as complementary to and extending Downtown • Highlight Foothills Park as a key organizing feature Design and Character • Elevate design quality and placemaking • Incorporate language around buildings framing streets and public spaces • Integrate urban form with natural systems Equity and Housing ATTACHMENT 3/PAGE 2 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 3 of 9 • Expand emphasis on diversity, equity, inclusion, and access • Strengthen commitment to a mix of housing, including affordability Sustainability and Resilience • Affirm Foothills as a model sustainable district • Integrate climate-responsive design and ecological restoration • Ensure infrastructure supports future innovation and resilience Adaptability and Implementation • Support a flexible, phased development framework • Plan for long -term change and evolving community needs ATTACHMENT 3/PAGE 3 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 4 of 9 Refined Vision Statement and Guiding Principles Based on City Council and Planning Commission direction, the CAC draft Vision Statement and Guiding Principles were refined to improve clarity, strengthen alignment with project goals, and incorporate key policy direction. The refined language is presented below, along with the original CAC draft and a summary of what changed. Vision Statement Refined Vision Statement The Foothills District is Lake Oswego’s greatest opportunity to provide the community with a meaningful riverfront presence. Building upon the success of Downtown Lake Oswego, the District will redevelop in a manner that knits together Tryon Creek, Old Town, the Willamette River, and Oswego Lake —creating a vibrant mixed-use district that extends Downtown with enhanced river access and reflects Lake Oswego’s identity and values. Future development will build on the existing community and deepen Lake Oswego’s connection to the Willamette River through direct access, mult imodal connections, inclusive public spaces, and restored natural systems. Development will balance urban form with the natural environment, integrating the river, Tryon Creek, and surrounding landscape into the district’s design. A mix of uses will provide diverse housing options, including opportunities for affordability, alongside retail and commercial uses that complement Downtown. Buildings and public spaces will be designed to create an active, pedestrian - oriented district. Guided by the site’s topogr aphy and a commitment to long -term adaptability, development in Foothills will emphasize sustainability —honoring the land, history, and cultural narratives while welcoming future generations. Original CAC Vision Statement The Foothills District is Lake Oswego’s greatest opportunity to provide the community with a significant riverfront presence. Building upon the recent success of Downtown Lake Oswego, the District will redevelop in a manner that knits downtown, Tryon Creek, Old Town, the Willamette River, and Oswego Lake together, and in the process will establish Lake Oswego’s next great residential neighborhood. The Foothills District will become a welcoming, inclusive neighborhood that strengthens the existing community and deepens Lake Oswego’s connect ion to the Willamette River through clear multimodal access, vibrant public spaces, restored ATTACHMENT 3/PAGE 4 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 5 of 9 natural systems, and a diverse range of housing options that support community life for all. Guided by the site’s topography, its downtown context, and a commitmen t to long- term adaptability, future development in Foothills will be rooted in sustainability — honoring the land, history, and stories of Lake Oswego while embracing new residents, cultures, and futures. What Changed • Clarified district identity as a mixed-use district rather than solely a residential neighborhood • Strengthened Foothills’ role as complementary to and extending Downtown • Enhanced emphasis on direct, multimodal connectivity to the river • Introduced design language (buildings framing streets and public spaces) • Expanded housing diversity and affordability language • Improved clarity, tone, and overall readability Guiding Principles These guiding principles translate the vision into actionable priorities to inform future planning and development. Guiding Principle 1 - Create a Walkable, Mixed -Use Waterfront District: Refined Create a Walkable, Mixed -Use Waterfront District: Design Foothills as a walkable, mixed-use district that complements Downtown and provides views and accessible connections to Foothills Park. Streets and public spaces will prioritize pedestrians while supporting multiple travel options, with buildings fra ming streets and spaces to create a cohesive, active district. Original Create a Walkable, Mixed -Use Waterfront District: Design Foothills as a vibrant, human-scaled neighborhood where housing, civic spaces, recreation, and local businesses create an active waterfront environment. What Changed ATTACHMENT 3/PAGE 5 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 6 of 9 • Reinforced relationship to Downtown (complementary, not competing) • Added Foothills Park connections and views • Strengthened pedestrian and multimodal emphasis • Introduced design language (buildings framing streets) • Shifted from “neighborhood” to district-scale framing Guiding Principle 2 - Balance Development with the Natural River Environment: Refined Balance Development with the Natural River Environment: Ensure development respects and enhances the Willamette River, Tryon Creek, tree canopy, and surrounding landscape by integrating natural systems into the district’s design and supporting long-term environmental performance, resilience, and stewardship. Original Balance Development with the Natural River Environment: Ensure new development respects and enhances the Willamette River, Tryon Creek, tree canopy, and surrounding landscape while maintaining Lake Oswego’s small - town character. What Changed • Removed “small-town character” to avoid ambiguity • Added integration of natural systems into design • Strengthened resilience and long -term performance language ATTACHMENT 3/PAGE 6 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 7 of 9 Guiding Principle 3 - Reconnect Lake Oswego to the Willamette River and Waterfront: Refined Reconnect Lake Oswego to the Willamette River and Waterfront : Create safe, welcoming, and visible multimodal connections between Downtown, Foothills Park, and the river through well -designed streets, trails, and public spaces. Original Reconnect Lake Oswego to the Willamette River and Waterfront Create safe, welcoming, and visible connections between downtown, Foothills Park, and the river through trails, streets, and public spaces. What Changed • Added “multimodal” to clarify intent • Strengthened design emphasis • Reinforced Downtown -to-river connection clarity Guiding Principle 4 - Support an Inclusive and Economically Vital Community: Refined Support an Inclusive and Economically Vital Community: Provide a mix of housing—including affordable options—jobs, civic amenities, and local businesses that support long-term economic vitality and ensure accessibility for people of different ages, incomes, and backgrounds. Original Support an Inclusive and Economically Vital Community: Provide a mix of housing, jobs, civic amenities, and local businesses that support long -term economic vitality and make Foothills accessible to people of different ages, incomes, and backgrounds. What Changed • Added explicit reference to affordable housing • Strengthened equity and inclusion language Guiding Principle 5 - Integrate Sustainability, Ecology, and Climate Resilience: Refined ATTACHMENT 3/PAGE 7 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 8 of 9 Integrate Sustainability, Ecology, and Climate Resilience: Design Foothills as a model sustainable district that restores and integrates natural systems, protects habitat, reduces emissions, and incorporates clean energy and resilient infrastructure to support long -term environmental performance. Original Integrate Sustainabili ty, Ecology, and Climate Resilience Design Foothills as a model sustainable district that restores natural systems, protects habitat, reduces carbon emissions, and incorporates clean energy and resilient infrastructure. What Changed • Added integration of natural systems • Strengthened long-term performance and resilience framing Guiding Principle 6 - Plan for Adaptability Over Time Refined Plan for Adaptability Over Time: Create a flexible framework that allows Foothills to evolve ove r time while maintaining core values of community, nature, and public access, and responding to changing needs and conditions. Original Plan for Adaptability Over Time: Create a flexible framework that allows Foothills to evolve over decades while maintaining its core values of community, nature, and public access. What Changed • Added emphasis on changing community needs • Strengthened adaptability and resilience language Next Steps • Finalize Vision Statement and Guiding Principles • Continue coordination with CAC, Planning Commission, and City Council • Advance into development of Concept Plan Alternatives ATTACHMENT 3/PAGE 8 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | City Council study Session No. 2 Summary page 9 of 9 ATTACHMENT 3/PAGE 9 OF 9 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 1 of 18 May 20, 2026 Foothills District Plan Update Preliminary Development Concepts April 30, 2026 Overview The following preliminary development concepts are organized around a shared set of guiding principles and project objectives for the Foothills District Plan Update. Each concept explores a different way to reconnect downtown Lake Oswego to the Willamette River, create a walkable mixed-use waterfront district, balance development with the natural river environment, support diverse housing and economic vitality, and establish a flexible framework for long-term implementation. While all three concepts assume the wastewater treatment facility remains fully operational and is integrated as a service-oriented infrastructure use, each alternative differs in how it structures the district’s public spaces, street network, development parcels, State Street edge, and riverfront experience. The concepts are intended to test different organizing ideas — a civic plaza, a downtown- to-park public space sequence, and a tree-lined promenade — so the City and community can compare tradeoffs related to access, development feasibility, public realm character, housing opportunities, infrastructure investment, and the long -term identity of Foothills. Preliminary Development Concepts explained below include: •Park Plaza •Downtown Plaza to Park •Park Promenade ATTACHMENT 4/PAGE 1 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 2 of 18 The Park Plaza Concept Big Idea Park Plaza is organized around a strong east-west Grand Connection that links a new State Street Retail Landing to an active Park Plaza at Foothills Park. This concept creates a clear visual, physical, and civic connection between downtown Lake Oswego and the Willamette River, using a new street and view corridor as the primary organizing element for development, public space, access, and district identity. The name Park Plaza reflects the two anchors of the concept: a new park-like arrival and retail landing at State Street on the west, and a flexible hardscape plaza at the edge of Foothills Park on the east. Between these anchors, the Grand Connection becomes the district’s main street — a walkable, mixed-use spine lined with active frontages, housing entries, small retail, public gathering spaces, and views toward the waterfront. This concept positions Foothills as a new mixed-use waterfront district where public life is concentrated along a memorable downtown-to-river corridor. ATTACHMENT 4/PAGE 2 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 3 of 18 Concept Description The Park Plaza concept establishes a new signature street through the Foothills District, connecting downtown Lake Oswego to the Foothills Park through a sequence of public spaces, active edges, and new development. At State Street, a new Retail Landing creates a visible district entry, introduces new retail across from existing storefronts, and frames a view corridor toward the river. From this landing, the Grand Connection crosses the rail corridor and extends east through the heart of the district, arriving at a new Park Plaza along the edge of Foothills Park. The Park Plaza serves as the primary public gathering space for the district. It is envisioned as a flexible hardscape plaza that can support daily activity, outdoor dining, small events, markets, pavilion uses, business incubator spaces, and seasonal programming. Located adjacent to Foothills Park, the plaza creates a more urban and active complement to the existing park landscape, allowing the district to balance open space, river access, and mixed-use development. New mixed-use and residential buildings are organized to frame the Grand Connection and activate the Park Plaza. Ground-floor retail, community-serving uses, residential lobbies, stoops, patios, and pedestrian entries create an active public realm along the corridor. Multi-story residential development is oriented toward new streets, accessways, and the waterfront, creating a walkable neighborhood structure while supporting the district’s housing and economic vitality goals. A key feature of the concept is the way development responds to the future wastewater treatment facility. The WWTF’s operational needs, circulation, service access, and footprint are respected, but the concept treats Foothills Road primarily as a service-oriented back-of- house condition for the WWTF and future development Major pedestrian and vehicular circulation is instead focused along the Grand Connection and internal street network. New development helps screen the WWTF from the district’s most active public spaces, allowing the treatment facility to function while reducing its visual and experiential impact on the waterfront district. Relationship to Guiding Principles Create a Walkable, Mixed-Use Waterfront District Park Plaza concentrates the district’s most active uses along the Grand Connection, creating a walkable signature street between State Street and Foothills Park. Mixed-use development, ground-floor activation, and residential entries help create a pedestrian- oriented and active street environment rather than a collection of isolated development sites. Balance Development with the Natural River Environment By concentrating higher-intensity public life around the Park Plaza and Grand Connection, ATTACHMENT 4/PAGE 3 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 4 of 18 the concept allows the riverfront edge and Foothills Park to remain central organizing features. The plaza becomes a transition between urban development and the natural river setting, supporting access to the waterfront while respecting the importance of open space, tree canopy, habitat, and river ecology. Reconnect Lake Oswego to the Willamette River and Waterfront The Grand Connection is the primary reconnecting move. This tree-lined multimodal street creates a direct visual and pedestrian-oriented link from State Street to the riverfront, helping overcome the current physical and perceptual separation between downtown and the Willamette River. Support an Inclusive and Economically Vital Community The concept supports a range of housing types and scales, including affordable housing, townhouses, mid-rise residential, and waterfront residential. Small retail spaces, pavilion uses, business incubator opportunities, and flexible plaza programming create opportunities for local businesses, entrepreneurs, and community-serving activities. Integrate Sustainability, Ecology, and Climate Resilience Park Plaza can integrate green infrastructure, shade, stormwater features, climate -adapted planting, and habitat-sensitive design along the Grand Connection and riverfront edge. The public space network provides opportunities to connect urban development with ecological systems and climate resilience strategies. Plan for Adaptability Over Time The concept creates a clear framework of streets, accessways, public spaces, and development parcels that can be implemented in phases. The Grand Connection, Retail Landing, and Park Plaza establish a durable structure, while individual development sites and public realm improvements can evolve over time as infrastructure, funding, and market conditions change. Relationship to Overall Project Objectives Remove Barriers to Development Park Plaza organizes development around a clear public realm and access framework, helping clarify how new parcels, streets, open spaces, and infrastructure can work together. By addressing the WWTF as a service-oriented edge condition and focusing development activity elsewhere, the concept helps reduce one of the district’s major perceived barriers. Improve Access and Connectivity The Grand Connection creates a new east-west connection from State Street to Foothills Park and the waterfront. Internal streets, accessways, pedestrian paths, trail connections, and rail crossings further improve movement through the district and create a more connected development pattern. ATTACHMENT 4/PAGE 4 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 5 of 18 Support Affordable and Diverse Housing The concept allows for a range of housing types, including affordable housing, mid -rise residential buildings, and multi-story residential development oriented to new streets and the waterfront. This diversity supports a more inclusive district and provides flexibility for different development models. Encourage High-Quality Design and Public Spaces Park Plaza places public space at the center of the concept. The State Street Retail Landing, Grand Connection, Festival Street, and Park Plaza create a sequence of memorable public spaces that can be shaped by high-quality architecture, landscape design, active ground floors, and strong pedestrian-oriented design standards. Fund Critical Infrastructure Through Urban Renewal By creating a clear development framework and concentrating value around new public spaces and streets, Park Plaza supports the use of urban renewal to help fund critical infrastructure. The concept links private development potential with public investmen ts in streets, crossings, utilities, open space, and waterfront access. Key Design Moves 1. WWTF Design Approach The Park Plaza concept respects the operational requirements of the future wastewater treatment facility, including its footprint, service circulation, and access needs. Rather than allowing the WWTF to define the character of the district, the concept organizes public life away from the facility and focuses activity along the Grand Connection, internal streets, and Park Plaza. Foothills Road is treated as a more service-oriented edge, supporting facility access and back-of-house functions of future development. New development helps screen the WWTF and reduce its visual prominence from the district’s most important pedestrian areas. This approach allows essential infrastructure to remain functional while enabling Foothills to become a welcoming mixed-use waterfront district. 2. Downtown to River Connection The Grand Connection is the central organizing move of the concept. It creates a new street, pedestrian corridor, and view corridor from the State Street Retail Landing to the Park Plaza at Foothills Park. This connection gives the district a clear civic s tructure and establishes a direct relationship between downtown Lake Oswego and the waterfront. At the west end, the State Street Retail Landing creates a new arrival point, with small- scale retail and pedestrian access across the rail corridor. At the east end, the Park Plaza becomes the active riverfront destination. Together, these spaces create a sequence of arrival, movement, activity, and gathering. 3. Internal Streets and Future Connections ATTACHMENT 4/PAGE 5 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 6 of 18 The concept includes a network of internal streets and accessways that support parking, service access, pedestrian movement, trail connections, and future development phases. These streets break down large parcels into a more walkable block structure and p rovide flexibility for future implementation. The internal circulation network also supports multiple ways to move through the district, reducing reliance on a single access point and improving long-term adaptability. 4. North Portal Options The north portal area remains an important opportunity for future access, connectivity, and district identity. Park Plaza allows for flexibility in how the north end of the district connects to adjacent streets, trails, and development parcels. Future portal options could support additional pedestrian and bicycle access, development opportunities, or a more defined northern gateway into the Foothills District. There may also be the opportunity for direct access to the WWTF, allowing sewage trucks direct acc ess to this connection north out of the district. 5. State Street Edge Conditions and Land Use The State Street edge is treated as a critical threshold between downtown and Foothills. Rather than creating a passive edge, the concept introduces a new Retail Landing that helps mark the entrance into the district and invites people toward the river. New structures along State Street frame the view corridor while supporting active uses, small retail, and pedestrian-oriented frontage. This creates a stronger downtown presence and helps the district feel connected to the existing city fabric. 6. Riverfront Edge Conditions and Public Space Network The riverfront edge is organized as a connected public space network that includes Foothills Park, the new Park Plaza, pedestrian paths, trail connections, and active development frontages. The Park Plaza provides a more urban gathering space adjacent to the park, creating a flexible place for events, markets, outdoor dining, and everyday public life. This concept strengthens the riverfront experience by creating a sequence of open spaces rather than relying on one single destination. 7. District Heart, Land Uses, Building Typologies, and Character The heart of the district is located where the Grand Connection meets the Park Plaza. This is where the concept concentrates mixed-use activity, ground-floor activation, public gathering, and district identity. ATTACHMENT 4/PAGE 6 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 7 of 18 The development character includes a range of residential scales and building types, including affordable missing middle housing, mid-rise buildings, and multi-story residential development oriented to new streets and the waterfront. These buildings create active edges, residential stoops, balconies, entries, and ground-floor uses that support a lively public realm. The overall character should feel urban, walkable, and connected to the river — a district that is active enough to support economic vitality, but carefully scaled to respect Foothills Park, the riverfront, and Lake Oswego’s broader community character. ATTACHMENT 4/PAGE 7 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 8 of 18 Downtown Plaza to Park Concept Big Idea Downtown Plaza to Park creates a powerful civic connection between State Street, a new Downtown Retail Plaza, Foothills Park, and the Willamette River . While all concepts establish a Grand Connection, this concept places the greatest emphasis on creating a major downtown-facing public plaza as the district’s primary arrival point and social anchor. The concept uses the Downtown Plaza to create broad views and vistas toward the waterfront, making the river visible and understandable from State Street. From there, the Grand Connection extends across the rail corridor and into Foothills, forming a clear pedestrian-oriented link to Foothills Park and the riverfront. At the heart of the district, a new mixed-use center with active retail fronts onto a major waterfront gathering space, creating a strong destination for residents, visitors, businesses, and the broader Lake Oswego community. ATTACHMENT 4/PAGE 8 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 9 of 18 This concept is less about a single street-lined corridor and more about a sequence of public rooms — a Downtown Plaza, a rail crossing, an internal district heart, and a generous public space connection to the waterfront. Concept Description The Downtown Plaza to Park concept organizes the Foothills District around a major new public plaza along State Street. This Downtown Retail Plaza acts as a visible gateway into the district, a new civic destination for downtown Lake Oswego, and a viewing platform toward the Willamette River. The plaza creates a strong arrival experience and opens up major visual connections from downtown down into the waterfront district. From the Downtown Plaza, the Grand Connection is a pedestrian and bike crossing of the rail corridor and continues east into Foothills where it a new tree-lined street, linking downtown to Foothills Park. Compared to the Park Plaza concept, this alternative allows for greater flexibility in the scale and character of residential development along the Grand ConnectionThe concept concentrates the strongest public life and some limited retail uses t key nodes: the Downtown Plaza at State Street and the waterfront-oriented mixed-use plaza at the district heart. Street oriented residential uses would be the activating feature between the key nodes. At the center of the concept, the street network creates a T-intersection that becomes the heart of the downtown waterfront. This intersection functions as a “100% corner” — the place where movement, visibility, active uses, public space, and development intensity come together. From this corner, a long public space extends east toward the waterfront, creating a direct civic gesture between the district heart and the river. A defining difference of this concept is that there is no roadway along the waterfront. Instead, the riverfront edge is reserved for public space, pedestrian movement, ecological enhancement, and park-oriented uses. This allows the waterfront to feel more like an extension of Foothills Park and less like a street edge, strengthening the experience of arriving at the river. The wastewater treatment facility is treated as a fully operational piece of civic infrastructure, but not as the defining experience of the district. As in the other concepts, its service needs, access, circulation, and footprint are respected. New development, streets, and public spaces are arranged so that residents and visitors experience the Grand Connection, plazas, park, and riverfront rather than the operational facility. Relationship to Guiding Principles ATTACHMENT 4/PAGE 9 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 10 of 18 Create a Walkable, Mixed-Use Waterfront District Downtown Plaza to Park creates a walkable district organized around a sequence of connected public spaces. The Downtown Plaza, Grand Connection, internal streets, mixed- use district heart, and waterfront public space create a clear framework for movement, gathering, and development. Active ground-floor uses and new housing support a mixed- use waterfront environment. Balance Development with the Natural River Environment By removing a roadway from the waterfront edge, this concept allows the riverfront to function more strongly as public open space, park edge, and ecological transition zone. Development is concentrated around the Downtown Plaza, internal streets, and district heart, while the riverfront is treated as a public and environmental asset. Reconnect Lake Oswego to the Willamette River and Waterfront This concept makes the river visually present from State Street through the creation of a major Downtown Retail Plaza and long view corridor. The Grand Connection, rail crossing, and public space sequence help overcome the current separation between downtown and the riverfront. Support an Inclusive and Economically Vital Community The Downtown Plaza creates a visible place for local retail, small businesses, food and beverage uses, public events, and community gathering. The concept also supports a range of housing types and scales, with greater flexibility in residential development along the Grand Connection and more active mixed-use development concentrated at key public spaces. Integrate Sustainability, Ecology, and Climate Resilience The waterfront edge can be designed as a resilient public landscape rather than a vehicular street. This creates opportunities for stormwater management, tree canopy, habitat restoration, floodplain awareness, shaded pedestrian routes, and climate-adapted planting. Plan for Adaptability Over Time The concept creates a flexible framework of plazas, internal streets, rail crossings, accessways, development parcels, and waterfront public spaces. The Downtown Plaza and Grand Connection establish the civic structure, while residential scale, building ty pologies, and individual development parcels can adapt over time. Relationship to Overall Project Objectives Remove Barriers to Development Downtown Plaza to Park clarifies how the district can be organized around public space, access, and development parcels while minimizing the public -facing impact of the WWTF. The concept uses a strong State Street gateway and internal circulation framework to make development more legible and marketable. ATTACHMENT 4/PAGE 10 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 11 of 18 Improve Access and Connectivity The concept improves access by creating a visible and direct connection from State Street to Foothills Park and the river. The Downtown Plaza, rail crossing, Grand Connection, internal streets, accessways, and pedestrian-oriented waterfront space create multiple layers of connectivity. Support Affordable and Diverse Housing This concept provides flexibility in the scale and character of housing along the Grand Connection. Residential development can include mid-rise housing, mixed-use residential, missing middle forms, and potentially affordable housing integrated into the district fabric. The concept’s flexibility allows housing to respond to market feasibility, public goals, and desired neighborhood character. Encourage High-Quality Design and Public Spaces Public space is the primary identity of this concept. The Downtown Plaza, 100% corner, long public space to the waterfront, and riverfront park edge create a strong public amenity, preserving community access and attractive for private development that can support high-quality design, active ground floors, landscape design, and memorable buildings . Fund Critical Infrastructure Through Urban Renewal The concept creates clear value around major public investments, including the Downtown Plaza, rail crossing, Grand Connection, internal streets, and waterfront public space. These improvements can support private development potential while helping justify urban renewal investment in infrastructure, access, utilities, and public realm improvements. Key Design Moves 1. WWTP Design Approach The Downtown Plaza to Park concept treats the wastewater treatment facility as a necessary and fully operational civic infrastructure element. Its footprint, service access, circulation, and operational requirements are respected, but the district is organized so the facility does not define the public experience of Foothills. New development screens the WWTF from the district’s most active public spaces. Foothills Road continues to function as a service-oriented edge, while public movement, visibility, and development activity are focused along the Downtown Plaza, Grand Connection, internal streets, and waterfront public spaces. The intent is for residents and visitors to experience Foothills as a mixed-use waterfront district, with the WWTF largely hidden from view and integrated into the background of the plan. 2. Downtown to River Connection The Grand Connection begins at a new Downtown Retail Plaza on State Street. This plaza creates a major public arrival point and opens views down toward the waterfront. It is both ATTACHMENT 4/PAGE 11 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 12 of 18 a gateway and a destination — a place where downtown activity can extend toward Foothills. From the plaza, the pedestrian and bicycle connection crosses the rail corridor and continues east through the district toward Foothills Park. The alignment transitions east of the rail line into new tree-lined street creating a strong visual and physical link between downtown and the river, while supporting pedestrian movement, retail activity, and development access. The Downtown Plaza, rail crossing, district heart, and waterfront public space each carry part of the public realm experience. 3. Internal Streets and Future Connections Internal streets and accessways create a flexible block structure that supports new development, service access, parking, pedestrian movement, and future connections. These streets allow development parcels to evolve over time while maintaining a connected and walkable district framework. The T-intersection at the heart of the plan becomes the primary organizing point for internal circulation. This intersection supports access from multiple directions and concentrates visibility, movement, and development activity at the center of the district. 4. North Portal Options The north portal remains an important opportunity for additional access and future district connections. In this concept, the north portal can provide flexibility for future vehicular, pedestrian, bicycle, or development access without competing with the primary Downtown Plaza-to-Park connection. This allows the north end of the district to evolve as conditions change, while the main identity of the concept remains focused on the State Street plaza, Grand Connection, and riverfront public space. 5. State Street Edge Conditions and Land Use The State Street edge is one of the most important features of this concept. Rather than treating State Street as a boundary, the plan creates a new Downtown Retail Plaza that opens the district to downtown Lake Oswego and creates a visible invitation toward the river. New retail and mixed-use structures frame the plaza while preserving a broad view corridor to the waterfront. This creates a stronger civic presence on State Street and helps make Foothills feel like a natural extension of downtown rather than a separated district below the hill. 6. Riverfront Edge Conditions and Public Space Network ATTACHMENT 4/PAGE 12 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 13 of 18 The riverfront edge is designed without a roadway, allowing the waterfront to become a more continuous public landscape. This is a major distinction of the Downtown Plaza to Park concept. The absence of a riverfront road allows the district to prioritize pedestrian movement, park connections, ecological enhancement, and flexible public gathering. The long public space extending from the 100% corner to the waterfront creates a clear civic re lationship between the district heart and the river. The public space network includes the Downtown Plaza, Grand Connection, Foothills Park, waterfront gathering areas, internal accessways, and trail connections. Together, these spaces create a layered and memorable waterfront experience. 7. District Heart, Core Land Uses, Building Typologies, and Character The district heart is located at the T-intersection where the Grand Connection meets the internal north-south street system and the long public space to the waterfront. This location functions as the “100% corner” of Foothills — the place with the greatest concentration of visibility, access, public life, and mixed-use activity. Core land uses include mixed-use buildings with active ground-floor retail, residential development above, flexible commercial spaces, and community-serving uses. Residential buildings along the Grand Connection can vary in scale, allowing the concept to respond to different housing goals, market conditions, and urban design objectives. The overall character of Downtown Plaza to Park should feel like a downtown waterfront extension: civic, active, visible, and highly connected. It creates a strong public -facing address on State Street, a memorable crossing into Foothills, and a public space sequence that culminates at the river. Park Promenade Concept Big Idea Park Promenade organizes the Foothills District around a new tree-lined promenade street and view corridor that connects State Street to Foothills Park. The big move is to create new State Street retail frontage and improved crossings at A Avenue and B Avenue, which ATTACHMENT 4/PAGE 13 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 14 of 18 together form a clearer downtown gateway into the district and establish a continuous Grand Connection to the waterfront. Compared to the other concepts, Park Promenade allows for larger parcels and development blocks, creating more flexibility for future redevelopment, phasing, and building typologies. The Grand Connection is expressed as a strong linear public space along one side of the promenade, with the potential for future development to the south to complete the opposite edge over time. This creates an adaptable framework that can begin with a clear public realm investment and mature into a more complete mixed -use waterfront street as development occurs. Concept Description The Park Promenade concept creates a new east-west promenade street that links State Street to Foothills Park through the heart of the district. This promenade functions as both a movement corridor and a public space — a green, tree-lined street that provides a visual connection to the waterfront, supports pedestrian and bicycle movement, and organizes new development around a clear civic spine. ATTACHMENT 4/PAGE 14 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 15 of 18 At State Street, the concept introduces new retail frontage and improved crossings at A Avenue and B Avenue, strengthening the relationship between downtown and Foothills. These crossings create multiple points of entry into the district, rather than relying on a single gateway. Together, they help extend downtown activity eastward and make the transition into Foothills more visible, accessible, and inviting. The Grand Connection continues from State Street into the district as a promenade street, with a generous public realm along one side. This one-sided public space condition allows the district to begin with a strong, implementable open space and streetscap e framework while preserving flexibility for larger development parcels. As future development occurs to the south, the opposite edge of the promenade can be completed with active frontages, building entries, stoops, patios, and additional landscape improvements. The development pattern in this concept is organized around larger blocks and parcels. This may support more efficient development, structured parking, larger residential buildings, mixed-use projects, and phased implementation. New multi-story residential and mixed- use buildings are oriented toward the promenade, Foothills Park, new internal streets, and the waterfront. These buildings create active edges along the promenade and support a more urban district character over time. As in the other concepts, the wastewater treatment facility is treated as a fully operational facility whose service needs, access, circulation, and footprint are respected. New development is used to screen the WWTF, while the district’s most public-facing activity is focused along the promenade, internal streets, Foothills Park, and the waterfront. Visitors and residents experience the district as a walkable, mixed-use waterfront neighborhood, while the WWTF remains functional and visually secondary. Relationship to Guiding Principles Create a Walkable, Mixed-Use Waterfront District Park Promenade creates a walkable district structure centered on a tree-lined promenade street on two streets. Each promenade provides a clear pedestrian-oriented connection between State Street and Foothills Park, while larger development blocks support a limited amount of mixed-use and mostly multi-story residential development over time. Balance Development with the Natural River Environment The promenade creates a green transition between downtown development and the riverfront park setting. By emphasizing trees, landscape, views, and pedestrian movement, the concept allows development to be organized around a public realm that supports both urban life and the natural character of the waterfront. Reconnect Lake Oswego to the Willamette River and Waterfront This concept reconnects Lake Oswego to the river through multiple State Street crossings and a continuous Grand Connection to Foothills Park. The promenade street creates a strong visual and physical link that makes the waterfront easier to find, reach, and experience from downtown. ATTACHMENT 4/PAGE 15 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 16 of 18 Support an Inclusive and Economically Vital Community The concept supports a range of housing and mixed-use opportunities within larger, flexible development parcels. Retail at State Street, active uses along the promenade, and mixed-use development near Foothills Park can support local business activity, community- serving uses, and a more economically resilient district. Integrate Sustainability, Ecology, and Climate Resilience The tree-lined promenade provides opportunities for shade, stormwater management, climate-adapted planting, habitat-supportive landscape design, and green infrastructure. The concept can use the promenade as a visible sustainability feature that connects downtown, development, park space, and the waterfront. Plan for Adaptability Over Time Park Promenade is especially adaptable because it can begin with a strong one-sided public space and street framework while allowing future development to complete the corridor over time. Larger parcels and blocks provide flexibility for phasing, changing market conditions, infrastructure timing, and multiple housing or mixed-use development models. Relationship to Overall Project Objectives Remove Barriers to Development The larger parcel and block structure may simplify development feasibility by allowing more efficient site planning, parking strategies, and phased redevelopment. The concept also reduces the public-facing impact of the WWTF by screening it with new development and focusing activity along the promenade and waterfront. Improve Access and Connectivity The concept improves connectivity through new State Street retail frontage, crossings at A Avenue and B Avenue, the promenade street, internal streets, accessways, and links to Foothills Park. The result is a more legible district with multiple points of entry and a clear downtown-to-river connection. Support Affordable and Diverse Housing Larger parcels can support a variety of housing types, including multi-story residential, mixed-use residential, and potentially affordable or mixed-income housing projects. The flexible block structure allows housing strategies to adapt to funding, partnerships, and implementation opportunities. Encourage High-Quality Design and Public Spaces The promenade is the signature public space of this concept. Its success depends on high - quality streetscape design, generous sidewalks, trees, seating, lighting, active ground -floor edges, and strong building orientation. As development occurs, the promenade can evolve into one of the district’s most memorable public spaces. Fund Critical Infrastructure Through Urban Renewal Park Promenade creates a clear infrastructure investment strategy focused on crossings, ATTACHMENT 4/PAGE 16 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 17 of 18 streets, utilities, public realm improvements, and the promenade itself. The concept’s larger development parcels can help support private investment while urban renewal funds critical connections and streetscape improvements that unlock development potent ial. Key Design Moves 1. WWTP Design Approach Park Promenade respects the wastewater treatment facility as a fully operational infrastructure use, including its footprint, service access, circulation, and operational needs. The concept does not rely on the WWTF as a visible civic feature; instead, it organizes the district so that the treatment facility is screened by new development and experienced primarily as a service-oriented back-of-house condition. Public activity is focused along the promenade street, internal streets, Foothills Park, and the waterfront. This allows the WWTF to function effectively while reducing its visual and experiential impact on residents, visitors, and public spaces. 2. Downtown to River Connection The Grand Connection is expressed as a new tree-lined promenade street and view corridor connecting State Street to Foothills Park. Rather than concentrating the connection at a single plaza or landing, this concept strengthens multiple downtown entry points through new retail frontage and improved crossings at A Avenue and B Avenue. The promenade becomes the primary civic spine of the district. It provides a clear route to the waterfront, frames long views toward Foothills Park, and establishes a public realm identity that can grow more complete as future development occurs. 3. Internal Streets and Future Connections The internal street and accessway network supports larger development blocks while maintaining pedestrian connectivity through the district. These internal connections provide access for parking, service, circulation, trail links, and future development phases. Because the concept allows larger parcels, internal streets and accessways become especially important in ensuring that the district remains walkable and porous. They help balance development efficiency with public access and neighborhood connectivity. 4. North Portal Options The north portal continues to provide flexibility for future access and district connectivity. In the Park Promenade concept, the north portal can support additional circulation options, trail connections, development access, or a secondary gateway into the district. This flexibility is important because the promenade establishes the primary east -west connection, while the north portal can evolve as additional infrastructure, redevelopment, or connectivity opportunities emerge. ATTACHMENT 4/PAGE 17 OF 18 Architecture Urban Design Planning 812 SW Washington St Suite 250 Portland, Oregon 97205 t: 503-764-9692 www.firstfortyfeet.com Lake Oswego Foothills Framework Update | Draft Preliminary Development Concepts Memo page 18 of 18 5. State Street Edge Conditions and Land Use The State Street edge is activated through new retail frontage and improved pedestrian crossings at A Avenue and B Avenue. Rather than creating one major State Street plaza, this concept creates a more distributed edge condition, with multiple downtown-facing entries into Foothills. This approach can help stitch the district into the existing downtown fabric and create a more continuous relationship between State Street businesses, new retail spaces, and the emerging waterfront district. 6. Riverfront Edge Conditions and Public Space Network The riverfront public space network is organized around the promenade’s arrival at Foothills Park and the waterfront. The promenade connects directly into park-oriented public spaces, creating a clear transition from downtown street to waterfront landscape . New mixed-use development is oriented toward the promenade and Foothills Park, helping activate the riverfront edge while maintaining public access and open space. The public space network includes the promenade, Foothills Park, waterfront paths, internal accessways, and potential future open spaces created through development. 7. District Heart, Core Land Uses, Building Typologies, and Character The district heart is defined by the promenade itself and its relationship to Foothills Park. Rather than focusing public life at one single plaza, Park Promenade creates a linear district heart — a street-like public space that supports movement, gathering, views, and development frontage. Core land uses include mixed-use buildings, multi-story residential, State Street retail, and residential development oriented to new streets, the promenade, and the waterfront. Building typologies may be larger and more development-efficient than in the other concepts, with opportunities for structured parking, courtyard housing, mixed-use blocks, and mid-rise residential. The overall character should feel like a green urban waterfront street: walkable, shaded, visually connected to the river, and capable of supporting active mixed-use development over time. ATTACHMENT 4/PAGE 18 OF 18