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HomeMy WebLinkAboutAgenda Item - 2026-06-17 - Number 01.2 - Preliminary Development Concepts FIRST June 11, 2026 FORTY FEET Architecture Foothills District Plan Update Urban Design Planning Preliminary Development Concepts 812 SW Washington St Suite 250 April 30, 2026 Portland,Oregon 97205 t:503-764-9692 www.firstfortyfeet.com 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 Lake Oswego Foothills Framework Update l Draft Preliminary Development Concepts Memo page 1 of 19 FIRST FORTY The Park Plaza Concept FEET Big Idea Architecture Urban Design Planning 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 812 SW Washington St creates a clear visual, physical, and civic connection between downtown Lake Oswego Suite 250 Portland,Oregon 97205 and the Willamette River, using a new street and view corridor as the primary organizing t:503-764-9692 www.firstfortyfeet.com 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. Park laza i .7' 1 i i I i /� 1i` - / ' 1 I North Portal options New Development "'y/"N•• `• \% .' • 1 New multi-story Screens WWTP /��/ •�`�{•`+ 1 ;�"• ' residential oriented ' ti '6, / r. • �r M.;.____ x' to new street and I._i Q/vj/ (''' ;IPIIN ,i �Y _s, waterfront 1 ram.. %.0 i A -..- �'� ij I�' :im i . is 'n O �_ / j Internal streets and 1 c7 l 11 \ ccessw y a a s WWTP Locgition ..1. ...!-••••••4..1., I 't '1 7 , ' ' / •/ I / i moan 1 _ t • • i / l 1 r ckc4 `. New mixed-use with , 11.�..r...)..1...1 . - / .�'•, . ' •:• ` \ i ' active retail oriented to w / 8 .7 ill • t 1 ., yi the Park Plaza New State Street retail and l ' ' �l ..y ' : "landing"with ���'"' f _ "steps/crossings"at the new lands ! Il/ '\ �C: Grand Connection street /— /,'j i '" - �_ •:� �\ .l E Ave „ ' * l = B i 1•A(' r'• Grand Connection:New ' _1 ,.• \ \ \ i / New multi story street and view corridor / A I \ • I \ ! residential oriented connects State Street / 1 1 \ I �.�� ' to the New Connector "landing"to the Park _/I , \ - ••— - L. ',.` // Street • i Plaza at Foothills Park y \\..' r /�.• i '/ I r ` �. ' •'• j l i • r I /� Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 2 of 19 FIRST FORTY FEET Concept Description Architecture The Park Plaza concept establishes a new signature street through the Foothills Urban Design Planning 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 812 SW Washington St Suite 250 creates a visible district entry, introduces new retail across from existing storefronts, Portland,Oregon 97205 and frames a view corridor toward the river. From this landing, the Grand Connection t:503-764-9692 www.firstfortyfeet.com 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 3 of 19 FIRST Balance Development with the Natural River Environment FORTY By concentrating higher-intensity public life around the Park Plaza and Grand FEETConnection, the concept allows the riverfront edge and Foothills Park to remain central Architecture organizing features. The plaza becomes a transition between urban development and the Urban Design Planning natural river setting, supporting access to the waterfront while respecting the importance of open space, tree canopy, habitat, and river ecology. 812 SW Washington St Suite 250 Reconnect Lake Oswego to the Willamette River and Waterfront Portland,Oregon 97205 t:503-764-9692 The Grand Connection is the primary reconnecting move.This tree-lined multimodal www.firstfortyfeet.com 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 Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 4 of 19 FIRST connections, and rail crossings further improve movement through the district and FORTY create a more connected development pattern. FEETSupport Affordable and Diverse Housing Architecture Urban Design The concept allows for a range of housing types, including affordable housing, mid-rise Planning residential buildings, and multi-story residential development oriented to new streets and the waterfront. This diversity supports a more inclusive district and provides 812 SW Washington St Suite 250 flexibility for different development models. Portland,Oregon 97205 t:503-764-9692 Encourage High-Quality Design and Public Spaces www.firstfortyfeet.com 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 investments 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 structure 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 Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 5 of 19 FIRST Plaza becomes the active riverfront destination. Together, these spaces create a FORTY sequence of arrival, movement, activity, and gathering. FEET3. Internal Streets and Future Connections Architecture Urban Design Planning The concept includes a network of internal streets and accessways that support parking, service access, pedestrian movement, trail connections, and future development phases. 812 SW Washington St These streets break down large parcels into a more walkable block structure and Suite 250 Portland,Oregon 97205 provide flexibility for future implementation. t:503-764-9692 www.firstfortyfeet.com 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 access 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 6 of 19 FIRST 7. District Heart, Land Uses, Building Typologies, and Character FORTY FEETThe 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 Architecture Urban Design gathering, and district identity. Planning The development character includes a range of residential scales and building types, 812 SW Washington St including affordable missing middle housing, mid-rise buildings, and multi-story Suite 250 Portland,Oregon 97205 residential development oriented to new streets and the waterfront. These buildings t:503-764-9692 create active edges, residential stoops, balconies, entries, and ground-floor uses that www.firstfortyfeet.com 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 7 of 19 FIRST FORTY Downtown Plaza to Park Concept FEET Big Idea Architecture Urban Design Planning 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 812 SW Washington St concepts establish a Grand Connection, this concept places the greatest emphasis on Suite 250 Portland,Oregon 97205 creating a major downtown-facing public plaza as the district's primary arrival point t:503-764-9692 and social anchor. www.firstfortyfeet.com 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. Downtown Plaza `. I j I I' I I 1 r ) . ( 1 i ...1 l_-_..11 i 8/ s 1 !/i'//;1 .. l North Portal options N Ddvellopmjint ••�} ! I New multi-story cr anSWflT /F• \ �i,\ j •••• residential oriented i I :m ��I` to new street and ���!!! !��I •)•• `i z. __- - - waterfront • •1, r--7r a/ �I I :Cl , ,\ IL _I nternal streets and 1 \ L.1 • . ii a % l .ccessways wwTPLoc lion •i• Service asp //IL1. ••• I r j).3 t, / , . _ 11 ( I i + '' t.. ' i.----,,_ Ave ' I r' i ..•�'i . - •y /,.' _ �r ii i i t romenade New State Street r hail /t I, A r;. 1;c•� i. i' ► 1 and Downtown P za 11 \ — -_ri , r �.l and"steps/crossings" I/•'"' ' � ' I‘• `•- .1 =—••= • Ne mixed-use with I 1- act e retail oriented to at Ave A and Ave B/I t\ , ! _ 1�,. 1! /. t the •ark"Porch" II Ji 1'� • I.•.• , •ice ••� i►otnenade Ave I t I i � t• 1 / I . �'�•. Grand Connection:New , \ -- - --I 4 ` \ i / •• Ne multi-story street and view corridor t1 .\.. I ] \ i resi.ential oriented connect Downtown Plaza 1 1 \ `r i - to e New Connector I i i to Foothills Park .' N .�• �' S reet i , ,`r• '4 t i •'...•.. ?IOW Or;: i / • 9 , ! ' z� Lake Oswego Foothills Framework Update I Draft Preliminary Development Concepts Memo page 8 of 19 FIRST This concept is less about a single street-lined corridor and more about a sequence of FORTY public rooms—a Downtown Plaza, a rail crossing, an internal district heart, and a FEETgenerous public space connection to the waterfront. Architecture Urban Design Planning Concept Description 812 SW Washington St Suite 250 The Downtown Plaza to Park concept organizes the Foothills District around a major Portland,Oregon 97205 t:503-764-9692 new public plaza along State Street. This Downtown Retail Plaza acts as a visible www.firstfortyfeet.com 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 9 of 19 FIRST Relationship to Guiding Principles FORTY FEETCreate a Walkable, Mixed-Use Waterfront District Architecture Downtown Plaza to Park creates a walkable district organized around a sequence of Urban Design connected public spaces. The Downtown Plaza, Grand Connection, internal streets, Planning mixed-use district heart, and waterfront public space create a clear framework for 812 SW Washington St movement, gathering, and development. Active ground-floor uses and new housing Suite 250 support a mixed-use waterfront environment. Portland,Oregon 97205 t:503-764-9692 www.firstfortyfeet.com 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 typologies, 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, Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 10 of 19 FIRST access, and development parcels while minimizing the public-facing impact of the WWTF. FORTY The concept uses a strong State Street gateway and internal circulation framework to FEETmake development more legible and marketable. Architecture Urban Design Improve Access and Connectivity Planning 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 812 SW Washington St Suite 250 Connection, internal streets, accessways, and pedestrian-oriented waterfront space Portland,Oregon 97205 t:503-764-9692 create multiple layers of connectivity. www.firstfortyfeet.com 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 Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 11 of 19 FIRST visitors to experience Foothills as a mixed-use waterfront district, with the WWTF largely FORTY hidden from view and integrated into the background of the plan. FEET2. Downtown to River Connection Architecture Urban Design Planning 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. 812 SW Washington St It is both a gateway and a destination —a place where downtown activity can extend Suite 250 Portland,Oregon 97205 toward Foothills. t:503-764-9692 www.firstfortyfeet.com 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 12 of 19 FIRST New retail and mixed-use structures frame the plaza while preserving a broad view FORTY corridor to the waterfront.This creates a stronger civic presence on State Street and FEEThelps make Foothills feel like a natural extension of downtown rather than a separated Architecture district below the hill. Urban Design Planning b. Riverfront Edge Conditions and Public Space Network 812 SW Washington St The riverfront edge is designed without a roadway, allowing the waterfront to become a Suite 250 Portland,Oregon 97205 more continuous public landscape. This is a major distinction of the Downtown Plaza to t:503-764-9692 Park concept. www.firstfortyfeet.com 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 relationship 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 13 of 19 FIRST FORTY Park Promenade Concept FEET Big Idea Architecture Park Promenade organizes the Foothills District around a new tree-lined promenade Urban Design Planning 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 812 SW Washington St Avenue, which together form a clearer downtown gatewayinto the district and establish Suite 250 9 Portland,Oregon 97205 a continuous Grand Connection to the waterfront. t:503-764-9692 www.firstfortyfeet.com 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. Park Promenade ` I ' ) .� 1 7-.7 I-.. , -.., ` ` \ '\ l North Portal options i I ►i •Ne Dbvelloprrlent ' / / / I 1 New multi-story -cieerjis W IT , � : j / (Jk)x t�t •" • residentialoriented j ; ic a�i // �`\\ \' „•_`_ ��� o new street and •i �yJ` 1, •;i•� \_ `' ` -`a'Y'\,'. / �.�, •� aterfro t - Q l�. i 1 •� \C< • r - --��•;7t 7 ...... .Inter al streets and WWTPLoc tion ••1i • •• \ 7 cce-sways i . ;tom. it . i, Service .opd �t••••Y+• �•• •/ / 1 1: 7V i .• ..ter 1 ...- 1 / ' ' e.CT roman c New State Street r-.ail / �: � �_ 7 and"steps/crossi gs" �i.... �' N. _ i i 1 at Ave A and A e B/I ...... i . New fixed-use oriented jj , toth• Promenade and Footh lls Park ii / I, n �. .T� TS I ,.` "� Promenade Grand Connection: 1 j.,.c• \,K••\ \ ' -.-•1 '� 1 i New ulti-story New promenade street i f 4 : A 1 ' •• '� f ' resid fiat oriented and view corr_dor ' i i •N to th romenade connects State Street-fa'' ( f i — .�.._� , gtr et Foothills Par6 I__-' ' 1 Lake Oswego Foothills Framework Update I Draft Preliminary Development Concepts Memo page 14 of 19 FIRST Concept Description FORTY FEETThe Park Promenade concept creates a new east-west promenade street that links State Architecture Street to Foothills Park through the heart of the district. This promenade functions as Urban Design both a movement corridor and a public space —a green, tree-lined street that provides a Planning visual connection to the waterfront, supports pedestrian and bicycle movement, and 812 SW Washington St organizes new development around a clear civic spine. Suite 250 Portland,Oregon 97205 At State Street, the concept introduces new retail frontage and improved crossings at A t:503-764-9692 www.firstfortyfeet.com 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 streetscape 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 15 of 19 FIRST Balance Development with the Natural River Environment FORTY The promenade creates a green transition between downtown development and the FEETriverfront park setting. By emphasizing trees, landscape, views, and pedestrian Architecture movement, the concept allows development to be organized around a public realm that Urban Design Planning supports both urban life and the natural character of the waterfront. Reconnect Lake Oswego to the Willamette River and Waterfront 812 SW Washington St Suite 250 This concept reconnects Lake Oswego to the river through multiple State Street Portland,Oregon 97205 crossings and a continuous Grand Connection to Foothills Park. The promenade street t:503-764-9692 9 www.firstfortyfeet.com creates a strong visual and physical link that makes the waterfront easier to find, reach, and experience from downtown. 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. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 16 of 19 FIRST Support Affordable and Diverse Housing FORTY Larger parcels can support a variety of housing types, including multi-story residential, FEETmixed-use residential, and potentially affordable or mixed-income housing projects.The Architecture flexible block structure allows housing strategies to adapt to funding, partnerships, and Urban Design Planning implementation opportunities. Encourage High-Quality Design and Public Spaces 812 SW Washington St Suite 250 The promenade is the signature public space of this concept. Its success depends on Portland,Oregon 97205 t:503-764-9692 high-quality streetscape design, generous sidewalks, trees, seating, lighting, active www.firstfortyfeet.com 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, 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 potential. 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 Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 17 of 19 FIRST The internal street and accessway network supports larger development blocks while FORTY maintaining pedestrian connectivity through the district. These internal connections FEETprovide access for parking, service, circulation, trail links, and future development Architecture phases. Urban Design Planning Because the concept allows larger parcels, internal streets and accessways become especially important in ensuring that the district remains walkable and porous. They 812 SW Washington St Suite 250 help balance development efficiency with public access and neighborhood connectivity. Portland,Oregon 97205 t:503-764-9692 4. North Portal Options www.firstfortyfeet.com 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. 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. b. 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 Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 18 of 19 FIRST district heart—a street-like public space that supports movement, gathering, views, and FORTY development frontage. FEETCore land uses include mixed-use buildings, multi-story residential, State Street retail, Architecture Urban Design and residential development oriented to new streets, the promenade, and the waterfront. Planning Building typologies may be larger and more development-efficient than in the other concepts, with opportunities for structured parking, courtyard housing, mixed-use 812 SW Washington St Suite 250 blocks, and mid-rise residential. Portland,Oregon 97205 t:503-764-9692 The overall character should feel like a green urban waterfront street: walkable, shaded, www.firstfortyfeet.com visually connected to the river, and capable of supporting active mixed-use development over time. Lake Oswego Foothills Framework Update/Draft Preliminary Development Concepts Memo page 19 of 19