Port of Camas-Washougal Waterfront Trail Master Plan

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
Permitting
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 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 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.
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.