King City officials, consultants, area residents and agency representatives have been busy this year working on the city's application to Metro to expand its urban growth boundary west between Beef Bend Road and the Tualatin River to Roy Rogers Road.
King City hired Urbsworks, an urban design firm, to work on concept planning and prepare a housing needs analysis for the area before the Metro Council considers requests to expand the urban growth boundary in 2018.
King City hopes that the area known as urban reserve area 6D will be included in the 2018 UGB expansion. Metro previously designated the approximately 600-acre area as an urban reserve, and the city has been coordinating efforts with Washington County and the city of Tigard to provide for extension of urban services throughout the River Terrace-Bull Mountain Planning Area south of Beef Bend Road.
(River Terrace is a 500-acre development on Tigard's westernmost edge that was previously added to the urban growth boundary to accommodate future housing needs in the region and is currently being developed by Polygon Northwest.)
Multiple meetings have been held in King City since the beginning of the year that include a charrette, open houses, Stakeholder Advisory Committee (SAC) meetings and Technical Advisory Committee (TAC) meetings plus meetings involving the King City council and planning commission.
The most recent SAC meeting was held July 10 at City Hall, led by Marcy McInelly of Urbsworks and Keith Liden, city planning consultant, with various issues discussed.
One was whether development would pay for the necessary infrastructure, and McInelly noted that "a minimum of 900 housing units must be built." She added that there are three basic costs associated with infrastructure development: those born by developers; those shared with agencies such as Clean Water Services; and off-site developments such as a reservoir that would serve the area.
McInelly pointed out that the westernmost part of 6D (along Roy Rogers Road) would most likely be developed first because it is relatively flat, and the costs of infrastructure would be lower than the eastern part (closest to Edgewater on the Tualatin) where forests and deep ravines make up a big part of the landscape.
"It would be more expensive to develop and build the infrastructure," she said. "And the west-side development would tie into River Terrace."
Another factor is that the majority of residents in Rivermeade, which lies just west of Edgewater in the easternmost part of the potential URA, are adamantly opposed to development and even coming into the urban growth boundary. Rivermeade, which is bordered by Beef Bend Road, the Tualatin River and 137th and Myrtle avenues off Beef Bend, was subdivided into 5-acre or larger parcels in 1948 by the Thorpe family, and in 1953 the Rivermeade Community Club was created. Many of the families in the close-knit community, who utilize wells and septic tanks, have lived there for decades and don't want to be forced into paying for expensive infrastructure improvements or subdividing their properties.
McInelly explained that as infrastructure is developed, "it moves lot by lot, and everyone has to be at the front of the line at some point."
She added, "The western part of the UGB would be developed from the west, the eastern part would be served by King City, and they would meet in the middle. You've got the two ends of the spectrum here."
Concern about the capacity of Beef Bend Road to handle the expected increase in traffic is always raised at these meetings, and McInelly said, "Streets in River Terrace will take some of the burden off Beef Bend," and Liden added, "As we look at transportation and internal connections (in the King City UGB), we don't have to go to Beef Bend to get to the next neighborhood. Streets parallel to Beef Bend can be built."
McInelly concurred, adding, "Having a robust number of streets of different types will make a huge impact in the livability of the area."
The group at the July 10 meeting also included Janet Black and Dick Werth, Rivermeade property owners; Mike O'Halloran, an area property owner; Ruby Buchholtz of the Tualatin Riverkeepers; Kathy Stallkamp, an area resident and chair of CPO 4K (Citizen Participation Organization-King City); and Jamie Morgan-Stasny, an area property owner.
Following the meeting, Liden issued the following statement regarding the status of the UGB process, with King City expected to submit its application to Metro by December 2017:
"The concept planning for Urban Reserve Area 6D, which began early this year, is proceeding to the final phase of the project."
He added that the following phases have been completed:
n Phase 1: Set vision and goals. The overall vision and aspirations for the area have been articulated based upon public comments;
n Phase 2: Base conditions and key findings. Background reports have been completed regarding housing, land use, infrastructure, natural resources and environmentally sensitive areas;
n Phase 3: Concept framework. An overall planning framework for mobility, land use, natural systems and infrastructure has been developed;
n Phase 4: Concept alternatives and recommendations. Following a multi-day charrette in March, different potential land-use and transportation alternatives were developed. These alternatives are being evaluated for consistency with the vision and goals as well as conceptual cost estimates for providing urban infrastructure. In September, the alternatives will be presented for additional analysis and public comment to create a final concept plan and preferred alternative this fall.
A finale SAC meeting is set for Sept. 11 at 6 p.m. at City Hall.
Further information and an opportunity to comment on the work completed to date are available on the King City website, ci.king-city.or.us/ura.