A Public Infrastructure Framework Plan for the 9-acre Lot 1 was recently developed to provide a clear understanding of Lot 1 infrastructure that will be needed to develop this last remaining undeveloped parcel into an active, thriving part of the Hood River Waterfront. Unlike other portions of the waterfront, Lot 1 is seriously deficient in existing basic infrastructure—water, sewer, and streets. A significant financial investment will be needed to transform this parcel and realize its potential.
The goals of the Infrastructure Framework Plan (IFP), developed by Walker|Macy, were to conceptually illustrate full build-out of the large parcel based on years of public comment; describe the type, location and cost of public infrastructure; identify other public amenities that could help create an accessible, active public interface; describe the potential extent and timing of private investment if public infrastructure projects are implemented; identify approaches to phased-in installation of infrastructure projects; and ensure projects identified are consistent with the 2008 Waterfront Urban Renewal Plan.
The plan is primarily divided into two components. The basic infrastructure section outlines physical improvements that would support development such as streets, pedestrian routes, landscaping and improvements. It also includes a Comprehensive Utility Plan illustrating new and existing utilities needed to support development of Lot 1.
The public infrastructure pieces have been segmented for cost estimations for streets/walks, utilities and landscaping, for an estimated total of $8,319,050.
• 1st Street (south) $2,076,350
• 1st Street (north $1,459,100
• Portway Avenue $1,951,300
• Swerve (pedestrian) $1,285,100
• Anchor Way (extension) $1,547,200
Potential enhancement projects proposed in public discourse are also outlined, such as plazas, overpass connections, overlooks, a boat storage area and small craft launch dock, transit stop, and riparian edge restoration. Associated costs for enhancements are estimated for consideration of future area improvements.
The report analyzed statistics from recent waterfront development to inform how current trends may apply to Lot 1 with regards to building size per lot area, employment, and parking per acre. Existing development, which averages of 26,500 s.f. of buidings per acre of mixed-use employment, breaks down as follows: Food & Beverage Production 31%, Professional Offices 21%, Recreation Headquarters 20%, Light Industrial Technology 15%, Retail 8%, and Industrial Offices 5%.
All Lot 1 parcels are zoned Light Industrial (LI), while a narrow sub-area lot bordering Nichols Basin allows for waterfront concessions including 7,000 s.f. of commercial uses and 9,000 s.f. of public facilities.
The Light Industrial zone guidelines include:
• 45’ height limit
• Unlimited industrial office space
• Unlimited industrial technology space
• Limits retail to 2,500 s.f. of related uses
• Unlimited professional offices, excluding medical uses
The Lot 1 concept planning process began in 2012 with the intention of preserving a vital mix of industry and recreational uses on the waterfront. The City of Hood River then led a legislative process to prepare the Waterfront Refinement Plan (WRP), adopted in late 2014. Walker|Macy created the final development plan for the Port based on critical considerations that arose in a lengthy public process and visioning period finalized in early 2016. Based on the WRP, the Confluence Business Park subdivision plan was approved by the City, which identifies legal lots and dedicated streets and sets the stage for future development with the intention of meeting public objectives for employment, improved circulation and recreational access. The subdivision includes six lots ranging in size from .45 acre to 1.74 acres and two tracts (one private street with public access and the other nearly five acres of open space). The next crucial step will be securing financing for the needed infrastructure, a process which could take several years.
Conceptual perspectives (below) for a fully built-out Lot 1 were included in the Public Infrastructure Framework Plan, along with a phased approach and costs for infrastructure.