History of the site
NOTE: The "East Industrial Park" was formally named "Steigerwald Commerce Center" by the Port Commission in 2010.
In 2008, the Port of Camas-Washougal completed a "Rezone Assessment" on property east of the Port's current industrial park, which was then referred to as the 'East Industrial Park.' This was a public process to (1) consider future employment uses; (2) to determine whether the current zoning was compatible with such uses; and (3) 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 MacKay & Sposito, Inc. 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, 2008 Director of Planning & Development
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
The graphic below shows the East Industrial Park process, from project startup to Port Commission Approval. Click the image for a larger, more detailed version.
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:
- 78 acres within Washougal city limits
- 44 acres outside of Washougal city limits (but within the Urban Growth Boundary)
- 5 acres outside of the City's Urban Growth Boundary in unincorporated Clark County and within the Columbia River Gorge Scenic Area
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.