Project Background


History of the site

In 2008, the Port of Camas-Washougal completed a "Rezone Assessment" - a public process to consider future employment uses east of the Port's current industrial park (the East Industrial Park); whether the current zoning was compatible with such uses; and to determine the conditions under which the Port would sell a portion or all of the property. This effort resulted in the adoption of Guiding Principles and the Board's consensus that the wisest and best use of the East Industrial Park would be a mix - or hybrid - of both business and industrial uses, which the current zoning would support. In 2009, the Board hired the consulting firm of Makay & Sposito to generate development standards for the East Industrial Park, consistent with the Guiding Principles.

"The Commissioners are exploring vision options which will embrace a broad variety of employment opportunities and new site-specific development standards. By focusing on ‘Development Visioning' rather than a strict rezone process, the Commissioners open the possibilities to achieve the job growth and revenues that are consistent and compatible with local and regional industrial development goals. Current zoning allows for a broad range of development not normally associated with industrial zoning. This flexibility acknowledges the public's input and desire to guide future development to harmoniously blend with the adjacent natural environment."

~ Scot Walstra, Director of Planning & Development


Guiding Principles

During the Rezone Assessment, the Commission adopted the following five Guiding Principles, against which all future development in the East Industrial Park shall be weighed:

1. Broader policy questions
Land use conflicts between existing Industrial Park tenants and surrounding land uses (refuge) and future tenants should be minimized.

2. Previous or in-process entitlements
A change of direction from the currently permitted range of industrial uses to a broader range of business park and commercial uses would need to provide significant economic and public value so that the potential loss of entitlement would be acceptable.

3. Economic impact
The economic impacts of a different range of uses must be equal to or more favorable than the economic impact of the range of uses that are currently permitted.

4. Recreational opportunities & public access
Any new alternative must provide for the continued use of the levee trail and Columbia River waterfront by the public.

5. Selling Port property
The considerations for selling Port property are (1) when the Port determines the sale is advantageous to the community and (2) the following additional factors are addressed:

• Type of industry
• Meet a level of employment of 7+ jobs per acre
• Level of capitalization
• Environmental responsibility
• Value added to the Community
• Diversification to the industrial base
• Leaves the Port with an acceptable inventory of remaining property


Project Process

The graphic below shows the East Industrial Park process, from project startup to Port Commission Approval. For more information, click here.


About the property

The East Industrial Park spans approximately 122 net acres located east of the Port's Washougal Industrial Park. Parts of the property lie within and outside of Washougal city limits, and a small portion lies outside of the city's Urban Growth Boundary (UGB). Specifically, the East Industrial Park acreage is divided as follows:

East Industrial Park designations
Different portions of the property are designated as heavy industrial, industrial, and parks/open space. A significant amount of the property is currently designated for heavy industrial development, including approximately 29 acres in the northeast portion of the site that were recently included in the UGB and designated as industrial. Additionally there are about 15 acres found in the southeastern part of the site that are within the UGB and are designated as parks/open space.


Frequently Asked Questions (FAQ's)


Q: Does the Port of Camas-Washougal have a current Comprehensive Plan to
follow during this assessment process?

A: The Comprehensive Plan, adopted in 1999, includes guidance for development
of Port lands.

Q: Does the Port own the land adjacent to the Steigerwald National Refuge?

A: The Port and the City of Washougal both own land adjacent to the Refuge.
[See the Project Area Map here.]

Q: What is the current zoning for the Subject Property?

A: Current zoning is ‘Heavy Industrial.'

Q: How will the added traffic in the Industrial Park impact the current street
layout?

A: The traffic plan is adequate for current and future industrial uses. The Port will
consider modifications as specific details for future development become available.

Q: Will new development in the East Industrial Park have additional access to SR-
14?

A: Depending on any new proposal specifics, planning with WSDOT for
additional highway access will be pursued.

Q: Will the waste transfer site fit with current industrial and future alternative uses
and zoning?

A: The proposed east county waste transfer site involved a 10-year permitting
process, including an Environmental Assessment. The study considered existing
industrial park zoning and adjacent recreational uses. The Clark County Solid
Waste Advisory Commission and the City of Washougal incorporated extensive
public comment into their recommendations to the County's permit process.

Q: Will existing rail service be expanded to any new park development area?

A: The planned expansion of the Industrial Park incorporates partnering with BNSF to provide additional rail facilities. New development standards and visioning may affect how much and where additional rail assets are utilized.