Port of Camas-Washougal Waterfront Trail Master Plan The Port s facilities are the products of its mission: To make strategic investments that enhance the community s quality of life by bringing jobs, infrastructure, and recreational opportunities to East Clark County.
Port of Camas-Washougal Waterfront Trail Master Plan Summary The Port of Camas-Washougal sits on the shoreline of the Columbia River at the gateway to the Columbia River Gorge; the location offers dramatic views of Mt. Hood to the east and of spectacular evening sunsets. The marina, boat launch, and park that are part of the Port s facilities are the products of its mission to make strategic investments that enhance the community s quality of life by bringing jobs, infrastructure, and recreational opportunities to East Clark County. Building on past success, the Port embarked on an integrated planning effort to expand waterfront development and recreational opportunities along the Columbia River. The effort is intended to improve connections with and access to the river and spark economic development. The planning effort began in the spring of 2013. This report enunciates the long-term vision for the waterfront trail that is part of the Port s plan. The report summarizes the master plan for the waterfront trail, the alignment that is recommended, and the opportunities and constraints and the preliminary cost estimates and phasing recommendations associated with its development. Purpose As Washougal transitions from the past with its dairies, mills, and fishing into a growing residential community that borders one of the nation s most scenic areas, the Port intends to help preserve the natural attractions of the community and improve its connections with and access to the river while acting as a catalyst for economic development. The waterfront trail and park can provide community gathering space and opportunities for education and interpretation as well as for recreation. The plan envisions a final design that uses information about Washougal history, the people who have gone before, and the lumbering and fishing uses once located along the shoreline to create a unique sense of place and a theme for the waterfront trail and future development. Trail signage can inform visitors about the environmental and economic advantages of sustainable practices. The waterfront park and trail create a space that can adapt with the seasons, attracting residents and tourists, winter as well as summer. By attracting people to the waterfront, the public space and trail will function as an economic development catalyst and help revitalize the surrounding area.
Connections Although trail planning for this project was limited to Port property, along with giving access to the waterfront, the trail master plan ties into nearby trails and open space. To the west, the waterfront trail would provide access to Goot Park and the 1.1-mile Washougal River Greenway Trail that crosses the Washougal River, tie into a 6-mile network at Lacamas Park, and continue along the Lacamas Heritage Trail in a nearly 12-mile trail system. The City of Washougal is looking into opportunities to connect the east side of the waterfront trail to Steamboat Landing Park and downtown Washougal. To the east, the trail would continue along the Columbia River Dike trail, to Capt. William Clark Park at Cottonwood Beach, and to Steigerwald Lake National Wildlife Reserve a total of 6 miles of a continuous trail system to the east. Connecting the west and east trails would create an approximately 18.5-mile system that would join Vancouver, Camas, Washougal, and the Gorge. The proposed waterfront trail will help complete a trail system that connects with Camas and Washougal and allows residents to use alternative modes of travel to get from their neighborhoods to area downtowns, job centers, and recreational opportunities. A safe, efficient way to get to work, the system will connect the community with some of our region s most loved recreational areas.
Master Plan The proposed waterfront trail will begin near the Port offices and marina on 2nd Street and continue east along the shoreline before turning north and terminating at South A Street. The significant recreation opportunities offered by the proposed waterfront trail include paved pathways, grass-covered green spaces, and several plazas along the river. As proposed, the waterfront trail extends from the existing marina area at South A Street to the east along the shoreline and then north to A Street and is approximately 0.7 mile long. The 12-foot wide main trail will be constructed of concrete and will be scored and finished to provide a durable, slip-resistant multi-modal surface. The trail design will be consistent with Clark County and City design standards. The main trailhead is located in a park area east of the marina off South A Street and 2nd Street and consists of a parking area, a kiosk and restroom, and a plaza just large enough for kayakers and canoeists to unload equipment. Walkways surround a large open lawn area and connect to a large multi-use plaza and the trail along the waterfront. The existing viewpoint that connects to the floating docks at the marina will remain and tie into the proposed waterfront plaza. The large plaza could incorporate seating, artwork, decorative pavement, and a water feature. Plazas located along the trail and in park areas are paved with decorative permeable concrete pavers. From the large plaza, the trail follows a hillside stair, meandering down to the fishing pier through native landscaping with boulders for seating. Switchback trails allow visitors with limited mobility and families using strollers to access the fishing pier. Furnishings throughout the site include lighting, artwork, low stone walls and rockery for seating, and native landscapes. The existing log ramp located at the water s edge offers easy to navigate shoreline access for pedestrians, canoeists, and kayakers. The proposed plan recommends repurposing this graded gravel ramp for use as a non-motorized boat launch and informal water access. The gentle grade and gravel surface already provide easy access, and adding native vegetation, beach cobbles, and stone seating will create the desired beach experience while addressing the need for a launching area for canoes and kayaks that was expressed during the public involvement process. The significant recreation opportunities offered by the proposed waterfront trail include paved pathways, grass-covered green spaces, and several plazas along the river.
Sustainability Planning Site development will incorporate sustainable stormwater management, low-maintenance native vegetation, and efficient irrigation, and integrate other sustainable design techniques in order to meet local, state, and federal requirements and to highlight the Port s commitment to sustainability. Concurrent with the master planning process, an assessment process funded through an Integrated Planning Grant examined the environmental conditions and hazardous materials remediation of the entire 26.5-acre Hambleton Bros. Lumber site. Stormwater will be managed onsite through low impact development (LID) techniques such as rain gardens, permeable pavements, and bio-infiltration swales. Effective LID stormwater management techniques will alleviate problems associated with rapid runoff, such as water pollution and flooding. The landscape will incorporate low-maintenance native vegetation and efficient irrigation. Native drought-resistant plants will conserve water and promote a self-sustaining landscape. The western section of the trail and the park areas are located on this site and clean-up efforts funded by the grant will prepare the shoreline for public access and the future development of recreation facilities. The natural landscape adds beauty to the site and helps frame the outdoor public space and future development. The Port and a private developer have entered into a development agreement with the City to develop a mixture of commercial, residential, and recreation improvements on this site. The development agreement includes design standards for the paved waterfront trail along the shoreline. Methods such as a water-efficient drip irrigation system and the use of weather-sensitive irrigation controls that automatically adjust water output based on daily precipitation will enhance efficiency. A preliminary site analysis was completed using previous studies and surveys, GIS data, and information gathered during site visits. This site analysis documented visible site features and ground conditions, including shoreline elements, significant vegetation, topographic elements, structures, view corridors, etc. This information was consolidated on an opportunities and constraints diagram and was the basis of the development of the trail master plan. Using a harvesting system that directs water to an underground storage tank to be reclaimed for irrigation or use in a water feature is an option for future exploration. The gentle grade and waterside location encourage a quieter atmosphere an escape from the activity in the developed park above with views to the marina, the fishing pier, and Mt. Hood. As the trail continues along the shoreline to the east, two viewpoint plazas provide opportunities to stop and enjoy the scene of the shoreline, Mt. Hood, and the natural environment. Further on to the east, the trail meanders through the existing trees along the top of the bank. Two soft surface trails on the east side of the site provide rustic shoreline access. A secondary trailhead off A Street to the east consists of parking, a kiosk, and a small plaza. In some sections of the trail, sensitive areas and steep slopes may require an elevated trail or boardwalk. Needed utilities include sanitary sewer, potable water, and electricity, and assume a connection near South A Street. Stormwater from the parking areas and the trail will be managed using sustainable stormwater methods. A variety of other sustainable design opportunities also could be explored for incorporation in the final design. Using recycled materials, installing a green roof on the restroom building, and employing solar tubes and automatic lighting controls for site lighting are examples of potential ways to minimize the use of electricity and enhance sustainability.
Public Involvement The Port initiated and led public outreach to gather citizen input on waterfront revitalization and the trail plan. The focus of this outreach effort was to affirm public expectations and desires through a series of stakeholder interviews, an online survey, and open houses. The outreach effort began in April 2013 with a series of stakeholder interviews to collect input from tenants, neighbors, and residents. A recreation and trails survey was available on the Port website from May 2013 through September 2013. Residents could use the survey to assess how well the Port was fulfilling its mission and express their preferences about future development on the newly acquired waterfront property. The Port website was also used to inform the community about trail master plan efforts. Trail planning incorporated input from the stakeholder interviews and the survey. The draft trail design submitted to the Port by the team included conceptual design documentation to confirm the alignment, possible alternative routes, trail structures, open space areas, and waterfront design and recreation features. Based on public input and staff comments, the team created renderings and presentation graphics for the preliminary trail plan. At two community-wide open houses (July 30 and September 24, 2013), the team obtained additional community input and feedback on the trail plan; the comments received were very favorable. Permitting The City will require a formal pre-application conference to identify issues and requirements associated with the proposed development. The waterfront trail project will require applications for a shoreline substantial development permit (SSDP) and a critical areas permit, site plan review, the completion of a State Environmental Policy Act (SEPA) checklist, final engineering, and building permit review. The City s Shoreline Master Program applies to areas within 200 feet of the ordinary high water mark of a shoreline of the state or within the 100-year floodplain. The Urban designation of the shoreline under the program allows trails and accessory uses as permitted uses, and the project would be vested under the current regulations by a development agreement. The City s critical areas protection ordinance requires an assessment of the potential impacts of the project to the functions and values of critical areas. Complying with the ordinance will require the inclusion of a critical areas application with the City application package. The critical areas report will analyze the impacts to the regulated critical areas on the site, document consistency with City standards, and identify necessary mitigation measures. Site plan review consists of a preliminary review of the project by the City planning, engineering, fire, and building departments to ensure that the proposal meets the applicable City development regulations, or can meet the applicable regulations with conditions. The City most likely would review the site plan review and SSDP concurrently, subject to review by the Hearings Examiner with approval following a public hearing. The City will require that a SEPA checklist accompany the site plan review and SSDP applications. The City will be the SEPA lead agency and make the SEPA threshold determination. Washington requires all state and local government agencies to consider the environmental impacts of a proposal before making a decision. A SEPA checklist requests responses to questions that assist a SEPA lead agency in determining whether the impacts of a proposed project are significant. Engineering review ensures that the proposed development meets City requirements for the construction of water, sanitary sewer, grading and erosion control, stormwater, and transportation improvements. The objective would be to obtain the City civil and grading approvals and permits necessary for the construction of the proposed trail and bathroom facilities and utilities. Cost The design team developed planning-level cost estimates for construction costs to implement the recommendations of the plan. The cost estimates include the trail, trailheads, and other open space improvements. The project budget is organized into three tasks. The first task includes the costs for constructing the main waterfront trail through the site, limited landscaping, furnishings, and the development of viewpoints. The second task includes the costs for constructing the main trailhead park, multipurpose plaza, parking lot, restroom, non-motorized boat launch, and additional landscape. The third task includes costs for constructing the secondary trailhead, the entry node, and the fishing platform pier. These cost estimates are preliminary and for project budgeting purposes. Waterfront Trail - $813,144 Main Trailhead Park, Parking Area, and Non-Motorized Launch Area - $610,434 Secondary Trailhead, Node, and Fishing Pier - $327,607 Total Construction Costs - $1,751,185 In addition to construction costs, the project budget includes allowances for engineering and permitting (15%) and construction inspection (2%). An estimating contingency (15%) and sales tax (8.4%) are also included. A/E/Permit Fees - $262,678 Construction Inspection - $ 35,024 Estimating Contingency - $262,678 Sales Tax - $147,099 GRAND TOTAL - $2,458,663
Next Steps The Port continues to move forward to prepare for environmental permitting and site clean-up, which are expected to begin in summer 2014. The Port, which is actively seeking funding for developing the waterfront trail, intends to submit grant applications in spring 2014 and is in the process of preparing the 50% design package which will be used for grant applications. It will be important to seek partners and support as the trail planning effort moves forward and pursues funding. The waterfront trail will connect residents of the entire region from Vancouver to Washougal and allow them to use alternative modes of travel to connect their neighborhoods with their downtowns, job centers, and recreational areas. Granting agencies look favorably on a project when the community and stakeholders express their full-throated support. Teamwork and broad-based backing from the surrounding communities are essential to successful applications for grants to develop the waterfront trail. For More Information This master plan is a component of the 2013 Comprehensive Scheme of Harbor Improvements and Strategic Plan. For more information about this project, please contact: Port of Camas-Washougal 24 South A Street Washougal, WA 98671 Tel: (360) 835-2196 www.portcw.com Trail Master Plan prepared by BergerABAM, Vancouver, Washington.