Q:What is the Port’s vision for the waterfront?
Q:What is the current status of the proposed waterfront development project (aka RiverWalk)?
Q:How did the Port choose to work with the development group, RiverWalk on the Columbia, LLC?
Q:Please explain the purpose of the option agreement signed with RiverWalk, LLC.
Q:Why does the Port need to pursue a partnership with a private company?; Are you turning over public lands to private developers?; How will the Port maintain public use of the waterfront?
Q:Will the proposed development draw away from downtown business growth?
Q:What are the tax benefits of this project to our community?
Q:Will the port raise our taxes to support this project?
Q:Will the public get to vote on this specific project?
Q:Are project expenditures available for public review?
Q:Will the Port use eminent domain to acquire the additional private property needed for this proposed project?; How does the Port plan to acquire additional property?
Q:There are many questions about the size of the boat launch and trailer parking, and other supporting marina services. How will the proposed development plan accommodate current and future levels of activity?
Q:Will Parker’s Landing Historical Park be preserved?
Q:How will the Port ensure that the shoreline and the environment are protected?
Q:What are the next steps for this project?
Q:How will the public be kept informed of the progress of this proposed development?
About the Waterfront Advisory Committee:
Q:What is the Waterfront Advisory Committee?
Q:Who are the WAC members?
Q:What has the WAC accomplished so far? What’s next?
About the Port of Camas-Washougal:
Q:What is the Port of Camas-Washougal?
Q:What is the Port’s mission?
Q:How is the Port of Camas-Washougal funded?
Q:What other ways can ports fund major capital projects?
Q:How is the Port of Camas-Washougal governed?
Q:What is the Port’s vision for the waterfront?
A: Over the last 20 years, the Port of Camas-Washougal has studied and reviewed waterfront uses and improvements to its properties on the waterfront. The Port’s ultimate goal for the waterfront is to showcase a community asset, increase recreational opportunities, preserve its rich historical heritage, create jobs and stimulate the local economy.
Specific goals for the waterfront redevelopment include:
¨Develop a compelling waterfront plan that contributes to the economy.
¨Improve the connections and access to historical and cultural ties.
¨Engage the public in the plan development.
¨Preserve or enhance the natural environment.
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Q:What is the current status of the proposed waterfront development project (aka RiverWalk)?
A:After months of public deliberation and input, the Waterfront Advisory Committee submitted a list of recommended waterfront features in their final report to the Port Commissioners on June 6, 2007. In a subsequent Port workshop on June 11, 2007, port commissioners evaluated, refined, and unanimously endorsed the WAC’s final report; requiring the WAC recommendations to be incorporated into any master development plan that might be approved. Please watch for notices for future waterfront meetings in the local newspapers and at:www.PortCW.com.
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Q:How did the Port choose to work with the development group, RiverWalk on the Columbia, LLC?
A:The Port of Camas-Washougal regularly reviews and evaluates its waterfront, industrial and airport facilities to “strengthen and diversify the existing economic and industrial base of the district; enhance employment and recreational opportunities for benefit of the residents of the Port district and surrounding region” as directed by its mission.
A local development group, RiverWalk on the Columbia, LLC, approached the Port in 2005 with a proposal to master plan the redevelopment of a 65-acre portion of the waterfront. This waterfront proposal appeared to be a culmination of the land-use studies that had been conducted over the last 20 years. The Port chose to form this alliance for the following reasons:
¨RiverWalk on the Columbia, LLC, took the initiative to put together a fairly extensive proposal for the Port, and presented an intriguing opportunity to partner with the Port. In addition, this development group is comprised of developers with local business experience.
¨The RiverWalk proposal already featured many elements from past studies, and established a good starting point to begin discussions with the WAC citizen representatives.
¨The proposal allowed for cost-sharing to explore development options during this feasibility study phase.
¨The opportunity to maximize waterfront uses by the public, with the potential to add hundreds of jobs and boost the local economy.
Click here to learn more about RiverWalk on the Columbia, LLC, www.columbiariverwalk.com.
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Q:Please explain the purpose of the option agreement signed with RiverWalk, LLC.
A:The Port of Camas-Washougal signed a one-year option agreement with two six-month extensions in November 2005 with the developer to explore the feasibilityof a mixed-use waterfront redevelopment which extends from Parkersville historic site, upriver to the Port-owned property east of Hambleton Lumber.
The option agreement allows for joint investment ($200k from RiverWalk LLC & $200k from Port) for site assessments and feasibility studies to master plan for the proposed project. Should the waterfront development proceed:¨A formal Master Development Agreement will be drafted for approval by the Port Commissioners, RiverWalk on the Columbia, LLC., and City of Washougal.
¨Construction is projected to be phased, with a build-out in six to eight years, pending community input, public process, permitting, and funding.
¨Project construction costs estimated up to $300 million will be the responsibility of RiverWalk on the Columbia, LLC, with landholdings provided by the Port.
¨Upon completion, net proceeds from the development will be equally shared between RiverWalk and the Port.
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Q:Why does the Port need to pursue a partnership with a private company? Are you turning over public lands to private developers? How
will the Port maintain public use of the waterfront?
A:Private-public partnerships can offer key advantages for many successful major projects due to escalating development costs,
increased land-use regulations, and limited public funds available for larger multi-million dollar projects.
The Port will retain ownership of public lands, and monitor them in the public interest as mandated by the Port’s mission to promote economic
vitality and recreational opportunities.
The Port envisions increased public access with public trails, green spaces, and historic and view preservation, in addition to its current parks
and marina uses. The proposed mixed-use environment will allow the developers to maximize their investment with the residential and commercial activities. Net
proceeds will be shared equally between both entities.
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Q:Will the proposed development draw away from downtown business growth?
A:No, this proposed project will complement the current economic growth in the downtowns of Camas and Washougal. It will give people from surrounding cities and states another great reason to make the trip to our cities and spend more time in our community. The vision is to establish this waterfront community as a destination point, enhancing our gateway to the magnificent Columbia River Gorge.
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Q:What are the tax benefits of this project to our community?
A:The Port anticipates a mix of leasehold excise, property, sales, and hotel-related taxes to be generated from this proposed waterfront redevelopment project.
Port tenants in the state of Washington pay a leasehold excise tax of 12.84 percent of their rent, as determined by the Washington State Department of Revenue to be comparable to the amount paid in property taxes. Leasehold excise taxes are collected by ports and sent to Washington State; a portion of the tax receipts is returned to the local cities, county, schools and municipalities. In addition to leasehold and property taxes, the developers project an increase in the receipt of sales tax as well as tourism dollars for the local economy. The Port of Camas-Washougal also anticipates an increase to the total assessed valuation of the port district, which would result in lowering the overall tax rate for the local homeowner. Ultimately, the Port is interested in increasing jobs, promoting economic vitality, and improving recreational opportunities for the local community.Top
Q:Will the port raise our taxes to support this project?
A:Not at this time. The current board of Port Commission has no intention of raising taxes to finance this project. The Port will pursue all options available to port authorities to finance the Port’s portion of this project. (click here to learn more about port funding options).
Q:Will the public get to vote on this specific project?
A:No. The Port is governed by an elected board of three commissioners, whom you have entrusted with the responsibility to set policy and direction, and to approve all major capital projects and expenditures.
Over the last 72 years, citizens of Camas and Washougal have selected 35 port commissioners with a strong commitment towards making decisions in the vested interest of the people they represent. Each made contributions that have collectively molded and shaped the Port's role in our community today.
Q:Are project expenditures available for public review?
A:The Port of Camas-Washougal takes its fiscal responsibility seriously, and all port financial records are audited by the Washington State Auditor’s Office.
The Port of Camas-Washougal follows all public information laws as defined in RCW 42.56. All port public records are available for inspection and copying, while complying with exemptions as outlined within the statute regarding disclosure of specific information or records.
A:No. At this time, the current board of Port Commissioners has no intention of exercising the use of eminent domain or condemnation powers to acquire additional private property for the proposed project. The Port plans to use reasonable and equitable means to purchase or negotiate land acquisition.
A:We are still in the preliminary stages of drafting the master plan to be able to determine the exact size and location of the marina services. Public input on this subject was reflected in the WAC's recommendations that have been forwarded to the architects who are involved in drafting the master plan. The Port supports the WAC’s recommendation to give a high priority to the marina facilities and ease of access for the boating public as outlined in the WAC’s final report.
Q:Will Parker's Landing Historical Park be preserved?
A:Yes. With the completion of a preliminary master plan, we will have a better understanding of the footprint of the historical park. Public input on historical preservation was reflected in the WAC’s recommendations that have been forwarded to the architects who are involved in drafting the master plan. The Port supports the WAC's recommendation to incorporate the historical significance in the design as outlined in the WAC'sfinal report.
Q:How will the Port ensure that the shoreline and the environment are protected?
A:The Port of Camas-Washougal adheres to local, state, and federal regulations with all port development. Port commissioners remain committed to preserving and enhancing the natural environment as stated in the Washington State Shorelines Management Act.
Q:What are the next steps for this project?
A:The Port commissioners have endorsed the list of recommended waterfront features in the WAC's final report requiring the WAC recommendations to be incorporated into any master development plan that might be approved. Immediate next steps involve the development of the Master Plan and a Master Development Agreement, which are anticipated to be ready for review before the end of the year. The WAC and the public will have an opportunity to review these concepts.
Future next steps, if all conditions of the agreements are met, would potentially involve a range of activities from land acquisition to permitting to final design and engineering.
Q:How will the public be kept informed of the progress of this proposed development?
A:The Port of Camas-Washougal welcomes you to stay informed by watching for project updates and meeting notices in the local newspapers, port publications and port website at www.PortCW.com/riverwalk.htm. You can also subscribe to receive e-bulletins by signing up at: www.portcw.com/distributions/subscribe.php.
About the Waterfront Advisory Committee:
Q:What is the Waterfront Advisory Committee?
A:Out of 64 applicants, the Port of Camas-Washougal Commissioners appointed 13 local citizens to serve as the Waterfront Advisory Committee [WAC] in October 2006 representing community perspective on the proposed waterfront redevelopment project. Their input will contribute to the first steps in creating a blueprint for a waterfront vision for current and future generations.
Their primary purpose of this visioning and master planning committee is to “to recommend the wisest and best long-term use of waterfront resources for the maximum public benefit.” Specific goals in developing the WAC's recommendations include:
¨Improve the connections and access to historical and cultural ties.
¨Review successful waterfronts and the best practices of waterfront design.
¨Engage the public in the plan development.
¨Work to maintain and enhance the natural environment.
¨Develop a compelling waterfront plan that contributes to the economy.
A:The 13 WAC committee members, representing a wide range of interests in the local community, are:
Larry Blaufus, Senior Manager of Energy Technology and Services, Clark Public Utilities
Jennie Brown, Web Designer
Russell Chambers, Plant Engineering and Technical Manager, Fiberweb Non Woven
Ashley Eckman, Student, Washougal High School
Paul Fearn, Chiropractor and Owner, Fearn Natural Health Clinic
Charmaine Harvey, Manager, Camas-Washougal Branch, First Independent Bank
Sandy Krahn, Real Estate Agent
Casey O’Dell, Facilities Manager, Sharp Microelectronics of the Americas
Pat Sheaffer, CEO Riverview Community Bank
Gary Simmons, Manager, Multnomah County Sheriff’s Office
John Svilarich, Area Manager, Volkswagen of America
Roberta Tidland, Parkers Landing Park Advisory Committee
Barbe West, Executive Director, Community Choices 2010
Facilitated by Arnold Cogan, Cogan Owens Cogan
Q:What has the WAC accomplished so far? What's next?
A:From October 23, 2006 to June 1, 2007, the WAC members committed their time to 13 regular meetings, invited public comment, hosted a public open house, shared ideas and worked diligently to develop a list of recommendations that was submitted to Port Commissioners in a final report (see:http://portcw.com/riverwalk.htm) on June 6, 2007.
The WAC recognizes that the community's quality of life draws from a unique blend of natural beauty, local friendliness, historic significance, and an abundance of recreational opportunities. They discussed a wide range of mixed-use waterfront features that would best suit the community, including historic, recreational, residential, retail, and commercial uses.
In a subsequent Port workshop on June 11, 2007, port commissioners evaluated, refined, and unanimously endorsed the WAC's final report, and directed the developers to create a draft master plan that incorporates the WAC's recommendations. WAC members have indicated their interest to continue to participate in this process; please watch for notices for future WAC meetings in the local newspapers and at: www.PortCW.com.
About Port of Camas-Washougal:
Q:What is the Port of Camas-Washougal?
A:Formed by a vote of Camas-Washougal residents in 1935, the Port of Camas-Washougal was established to promote economic development and recreational opportunities on the Camas-Washougal waterfront.The Port currently operates a 356-slip marina with a 4-lane launch ramp, a 79-hangar general aviation airport, and a 430-acre industrial park that's home to over 40 businesses that provide almost 1,000 jobs in Southwest Washington.
A:The Port's mission is to “strengthen and diversify the existing economic and industrial base of the district; enhance employment and recreational opportunities for benefit of the residents of the Port district and surrounding region.”Q:How is the Port of Camas-Washougal funded?
A:Washington State's public ports are special purpose districts. The Port of Camas-Washougal receives just over 3% of the overall property tax collected within the Port district (about $2.2 million in 2007). Currently, the Port receives approximately 38 cents per $1,000 of the assessed property value of your home. For the average homeowner, taxes on a $250,000 home would be approximately $95 a year.The property taxes that the Port receives are primarily used for capital improvements and bond payments. Tax dollars have been instrumental in the improvement of Captain William Clark Park, Grove Field Airport, marina, and new industrial buildings. Daily port operations, including salaries, are financed by revenues generated by marina, airport, and industrial activities at the Port. Operating revenues are also used to supplement tax dollars earmarked for capital improvements.
Q:What other ways can ports fund major capital projects?
A:In addition to using tax receipts and operating revenues to fund major improvements, capital projects may be funded in the following ways:
Bonds - Ports may issue a variety of municipal bonds such as General Obligation or Revenue bonds - these bonds are used almost exclusively for capital construction projects. General obligation bonds are repaid with property taxes, while revenue bonds are tied to the port's operating revenues. More importantly, the tax base allows the ports to borrow funds for the often much-needed infrastructure and capital improvement projects.
Grants - Ports may accept a variety of grants or gifts, such as land, to support infrastructure development. In addition, ports may receive federal funding for projects from agencies like the Army Corps of Engineers and the Department of Homeland Security. Washington ports also receive funds from the state, particularly from the Interagency Committee for Outdoor Recreation, the Community Economic Revitalization Board, and the Washington State Department of Transportation. As state and federal funding dwindles for capital projects, the tax base becomes increasingly important to secure the bonding capacity to partner in these state and federal projects which often require local matching funds.
IDD Levy - The Port District Act which authorized citizens to form a port district also authorized a tax levy system to finance each port district. Each Washington State port has the ability to levy two limited six-year Industrial Development District (IDD) levies solely for the purpose of improving undeveloped lands. Initially, ports were authorized to collect $2 for every $1,000 of assessed value on taxable property. The funds provided the initial capital needed to construct and operate facilities, and to set aside a reserve fund.
Since that time, the Legislature has reduced the rate to a maximum of 45 cents per $1,000 of assessed value. To compensate for the reduction, special property tax levies like the IDD levy, are authorized for improving under-developed land.
Q:How is the Port of Camas-Washougal governed?
A:The Port is governed by a three-member Board of Commissioners that sets policy and direction, and approves all major expenditures. Commissioners are elected to four-year terms of office by the voters in the Port districts (click here for port district map) Port Commission meetings are open to the public and are normally held on the first and third Mondays of each month, 4 p.m., at the Port administrative office at 24 South A Street, Washougal, Washington.
Over the last 72 years, citizens of Camas and Washougal have elected 35 port commissioners with a strong commitment toward making decisions in the vested interest of the people they represent. Each port commissioner made contributions that have collectively molded and shaped the Port's role in our community today.
To learn more about public ports in Washington State, go to Washington Public Ports Association website at www.washingtonports.com.
Updated: August 22, 2007