Boyd Acres Neighborhood Association invited a group of consultants who have been working together for the Gold Triangle Area Consortium and are very familiar with north end development and infrastructure. We asked them to address the development and master plan of the North Corridor Projects encompassing acreage between Hwy 20 and Hwy 97 at Cooley Rd. This area is referred to as the North Triangle Area.  

 Guest speakers included Ann Marie Collucci, a broker with Integrated Ventures; Joe Bessma, an engineer; Jerry Mitchell, and Jeff England, planners.  They presented an overview of this very complex plan to develop the 188 acres between Hwy 97 and Hwy 20 and the surrounding area. The following is a summary of their presentation. 1.
1.     Sewer Collection System

The north interceptor sewer project will provide service to all properties in North Bend and take the place of existing systems that flow south to Yeoman. It is in progress now within Juniper Ridge. 

2.        Transportation

Oregon Department of Transportation engineers are shifting from the former plan for the 97- Cooley interchange.  They are emphasizing using county/city/ODOT roads to disperse Hwy 97 traffic to Hwy 20, creating more access points, and utilizing OB Riley Rd. This will include two roundabouts on Hwy 20 at both Cooley and Robal Roads. with 4 lanes and a raised median. Robal will extend to OB Riley linking the westside with the eastside of BANA. 

Hwy 97 will be realigned next to the railroad. ODOT negotiations for land acquisition are progressing. What is now Hwy 97 will become a new 3rd street providing direct access to Cascade Village Shopping and new shopping areas. Empire Blvd is now connected to 27th St., creating a connection south to Knott Rd.   We will essentially have a circle of connectivity around the city. We will see significant volume shifts and better east-west travel. Going east, Cooley will eventually be connected to Deschutes Market Rd. Going west, Cooley Rd. will still bump over the RR crossing, travel under the new Parkway and come to a light at the new 3rd street. There is a committee looking at a possible exit/entrance off of Hwy 97 a couple miles north of Cooley to travel south through Juniper Ridge and line up with 18th St. 

3.   Funding and Economic Impact 

The total value of the projects planned for this area is estimated at $3 billion. The investments will help fund the important infrastructure that must take place before building such as streets, lighting, sewer, safety, parks and amenities etc. 

      4.  There are four projects. With master planning and a great deal of collaboration with city

 planners, traffic studies, developers, transportation engineers, designers, and public input etc., they will work together to create something very different than what we have in Boyd Acres Neighborhood presently. There is a real opportunity to voice our opinion to what amenities could be included in this development like bike paths. We can participate in the vision of what it will grow into. That said, I will describe the 4 projects included in the triangle and surrounding area that are in Boyd Acres Neighborhood.  

                        1. GTAC: The “Golden Triangle Area Consortium”  is a cooperative group of property owners, collectively owning ~122 acres of the 188-acre North Triangle UGB Expansion Area, that have been working together to ready their property for development.  Their property is currently on the market for purchase/sale. It’s in the UGB (Urban Growth Boundary Area), so it’s outside city limits and requires annexation for development to occur.   It lies north of Cooley between Hwy 20 and Hwy 97. It is in Phase 1 of the entitlement process. Hunnell Rd will be recreated to form an s-curve that will include a roundabout and travel north to Tumalo Rd. At the roundabout will be a focus on businesses and shops surrounded by multi-housing structures and then single family housing around the perimeter. This master planned residential center will provide opportunities to live and work in the same neighborhood. The City of Bend formed this kind of all-inclusive vision many years ago. 

                        2. Gateway North: 52 acres east of Hwy 20 and south of Cooley Rd. down to Robal Rd. It will include a new collector road cutting through the middle from Highway 97 to Highway 20. On one side will be a Fred Meyers and gas station, on the other will be a Costco and gas station, which will serve the entire area as they are planning to close their current location. On the east side of the acreage we will see multi-family housing structures. On the west side along Hwy 20 will be shops and businesses of many sorts, ie, banks, coffee shops, eateries, etc. It will have a “village shop” feel and provide an experience and a pleasant place to hang out. It will not be an isolated center but seek to facilitate easy flow between shops and amenities. 

            3. Deschutes County Library: 12.7 acres between Hwy 20 and OB Riley Rd. It will be a 115,000 square foot facility and be the hub library of the County. There will be a bond issue on the November ballot to pay for the new headquarters building.

            4. Juniper Ridge: 150 acres north of Cooley Rd and east of Hwy 97. This is not part of the North Triangle but will have a significant impact in the area since Cooley Rd. will be the main access road. It will be able to be developed as soon as the sewer system is constructed and light industrial businesses purchase various sized parcels. 

With the UGB Expansion in 2016 the City of Bend established goals including how to accommodate growth. It required master planning for parcels over 20 acres to incorporate and encourage residential life and business life to reduce travel trips. The hope and advantage of a master planned community is the design potentially reduces traffic, is pedestrian friendly, creates flow and connectivity and grows into a space where individuals can flourish and live harmoniously in a variety of activities. 

As members of Boyd Acres Neighborhood Association we are encouraged and challenged by these changes to be willing to engage in discussion and be a part of the process. The communication between BANA and various developers via the above consultants is important in shaping a new vision for the area that we can get excited about and help make it better. Development is coming… The developers would like to make it well planned so that some of the issues from poor planning in our neighborhood can be resolved and not replicated. There is an interconnectedness between these 4 BIG projects and our input is not only sought after but important for us to make us feel like we aren’t being overwhelmed with changes we don’t welcome but are a part of the process. The question was asked: How can we leverage development into amenities in order to enhance our quality of life for the overall neighborhood? We will continue to inform BANA members and provide opportunities for input in future meetings. In the meantime any clarification, questions, ideas or constructive criticism can be addressed to

Ann Marie Colluccii.  Principal / Managing Principal Broker
541.749.8447 dir  866.457.7750 fax
amc@integrated.ventures