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DOWNTOWN and MARINA MASTER PLANS City of Warrenton DOWNTOWN and MARINA MASTER PLANS April 2010 Acknowledgements Contents City of Warrenton Introduction 1 Robert Maxfield, City Manager Schedule & Process 1 Context 2 Carol Parker, Planning Director Previous Plans 2 Keith Pinkstaff, Harbormaster Urban Renewal Advisory Board Downtown Master Plan 13 Existing Conditions 13 Roy Algeyer, Chair Five Key Ideas to Improve Downtown 15 Mike Aho Warrenton Urban Design Framework/Concept Diagram 17 Jim Hermanson Downtown Master Plan 21 A. Gateways to Warrenton 21 Frida Fraunfelder B. East Harbor Drive Improvements 22 Dennis Faletti C. Skipanon River Bridge Improvements 23 Mary Iverson D. Harbor Drive and South Main Avenue Intersection 25 E. South Main Avenue Streetscape 27 Urban Renewal Commission F. Strengthened Street Grid 32 Mark Kujula G. Connections to Revitalized Skipanon Park and River 33 Terry Ferguson H. Infill Development/Public Works Yard 35 Frank Orrell I. North Waterfront Improvements 36 J. Truck Traffic to Industrial Uses 37 Gilbert Gramson, Chair Ideas for New Businesses 38 Karl Hellberg Zoning Code Adjustments 40 Action Plan for Downtown Improvements 41 Cost Estimate for Downtown Improvements 42 Walker Macy Vision for Downtown Warrenton 43 Landscape Architects and Planners Michael Zilis Marina Master Plan 45 Ken Pirie Introduction 47 Nathan Kappen Existing Conditions 48 Moorage Markets 50 Ian Holzworth General Planning Strategy 52 Commercial Moorage Improvements 53 Flowing Solutions, Inc. A New Recreational Boat Basin 53 Andrew Jansky Seasonal Moorage 54 Brad Howton (Marina Works) Amenities and Services 55 Upland Development 56 Hennebery Eddy Architects and Planners Utilities 59 Regulatory Requirements 60 Tim Eddy Cost Estimate 63 James Gantz Phasing 64 KPFF Civil Engineers Design Guidelines 65 Curt Vanderzanden Introduction 67 Peter Craig How the Guidelines Are Organized 68 Steps to Using the Guidelines 69 Architectural Cost Consultants Warrenton Regional Context 71 Architectural Principles 73 Jim Jerde Storefront Commercial/Mixed Use 78 Waterfront Industrial/Commercial 84 Civic Architecture 85 Warrenton Downtown and Marina Master Plans Acknowledgements and Contents iii INTRODUCTION Introduction The citizens of the City of Warrenton, Oregon have ambitious Schedule and Process goals for the revitalization of their community. City leaders and residents seek long-term improvements that will enable The process of public review and City consultation for this the city to capitalize on changes to the local economy and master plan was spread over a 6-month period between May build on its geographic advantages and distinct history in and November 2009, to enable the community to fully dis- order to revitalize the city. The team that prepared these cuss the potential of the area and have several opportunities master plans for downtown Warrenton and the Warrenton for input into the plans’ directions. The core City management Marina recognize the city’s ambitions and they have crafted team of Robert Maxfield, Carol Parker and Keith Pinkstaff were a range of creative but pragmatic ideas to guide public and closely involved in providing direction to the consultant team. private actions over the next 30 years. At three key points in the project, the Urban Renewal Advisory Board (URAB) was convened to contribute their ideas and The primary reason for Warrenton’s location is its proximity review consultant drawings in advance of public open houses. to the Skipanon River, the Columbia River and the Pacific A set of stakeholder interviews with local citizens and busi- Ocean. Its downtown and marina were founded based on ness owners was also instrumental in developing ideas. these proximities and are linked together by their Skipanon River frontages. Given this, the downtown and marina were Open House #1: master-planned together as a comprehensive whole with a focus on their mutual benefits. Held May 6th, 2009 at the Warrenton Community Center. Consultants presented initial community analysis and impres- The following document contains goals and visions devel- sions to a group of approximately 50 attendees. oped for downtown Warrenton and the adjacent Warrenton marina. Design guidelines for both districts are provided to Open House #2: assist the City in shaping cohesive improvements to both areas. June 3rd, 2009 at the Warrenton Community Center, served to present a range of draft visions for downtown Warrenton This master plan should be recognized as a dynamic docu- and the Warrenton Marina to a group of 40 citizens. ment that reflects the community’s preferences and is adapt- able to economic, political and social changes over time. Open House #3: July 29th, 2009 at the Warrenton Community Center, featured the presentation of refined, preferred concepts to 60 citizens, seeking input on a range of drawings and concepts, includ- ing the final master plan for Warrenton Marina. The draft master plan was presented to the Warrenton Urban Renewal Commission at a meeting on November 5, 2009, where final comments were incorporated. All presentations are available for review at www.ci.warrenton.or.us. Open House #2, Warrenton Community Center Warrenton Downtown and Marina Master Plans Introduction 1 Context Geography The City of Warrenton is situated near the mouth of the Columbia River, on the banks of the Skipanon River, whose Coho salmon-bearing waters originate in the Coast Range and flow north and west behind Pacific Coast dunes through the Clatsop Plains. The Skipanon River is the first tributary to the Columbia River Estuary on the Oregon side and drains approximately 28 square miles. Several species of threatened and endangered salmon either reside in the Skipanon or utilize estuarine portions of the Skipanon watershed as a rearing, foraging, and migratory transition area for part of their life cycles. This makes condi- tions in lower Skipanon tributaries critical habitat for local as well as upriver Columbia Basin fish stocks. Aerial view south down Skipanon Waterway to Warrenton (Tillamook Head in the background) m b i a C o l u R i v e r Ilwaco Cape Disappointment SP C o l u m Fort r b i v e a R i Stevens SP Astoria WARRENTON S k i p a n o n W a t e r w a y Y o u n g’ s Lewis & Clark NP B a y P A C I F I C Skipanon River O C E A N MARINA DOWNTOWN r e v i Seaside R n n o a p i k S north north North Coast vicinity map Warrenton vicinity map 2 Introduction Warrenton Downtown and Marina Master Plans As the Skipanon River winds its way to Warrenton, it traverses The coastal temperate climate is strongly influenced by the extensive tidal flats and wetlands, remnants of a system of Pacific Ocean and related weather patterns. Precipitation is large Columbia River estuarine marshes (see wetland map predominantly rain with rare snowfall occurrences that are below). Over the past century, these wetlands have been short in duration. The watershed receives 60 to 85 inches of diked and altered to allow settlement, trade and agriculture annual rainfall. Natural vegetation in the Warrenton region in an area prone to flooding. The city sits behind a series of includes Sitka Spruce, Western Hemlock, Western Red Cedar, embankments and dikes, and much of the Urban Growth Douglas Fir, Grand Fir, Red Alder, and estuarine wetland plants. Area is within the 100-year floodplain and mapped as locally significant wetlands. The North Coast Land Conservancy has been instrumental in working with local jurisdictions and landowners to identify The lower Skipanon River watershed lies within the Coastal sensitive parcels for preservation, through mitigation and Lowlands ecoregion, which occurs in the valley bottoms of purchase. They have protected almost 500 acres in Warren- the Oregon and Washington coast and is characterized by ton, and the most recent acquisition is a 106-acre parcel at marine estuaries and terraces with low gradient meander- the south end of South Main Avenue between the City Park ing streams cutting through rolling hills and sand dunes. As and Grade School, which will serve as a green gateway to the Skipanon River flows through downtown Warrenton, it is downtown Warrenton. The organization aims to protect lands directed through the Skipanon Waterway, a channel dredged along the Neacoxie Wildlife Corridor, which encompasses the over decades through a large peninsula in the Columbia River Skipanon River for part of its length. created from dredging spoils. The mouth of the Skipanon is roughly 7 miles from the mouth of the Columbia River. DOWNTOWN MARINA North Coast Land Conservancy Acquisition Warrenton wetlands Warrenton Downtown and Marina Master Plans Introduction 3 History Demographics The Warrenton area was inhabited by the Clatsop band of the At the 2000 census, there were 4,096 people residing in the Lower Chinook Indian tribe for centuries, living off the Co- city of Warrenton. Portland State University updated this to lumbia River’s bountiful salmon, the resources of the nearby an estimate of 4,280 persons in 2002. The population density Pacific Ocean and the fertile Clatsop Plains. They traded exten- was 332 people per square mile, a relatively low number that sively with other tribes living inland along the Columbia River. reflects the city’s large incorporated area. After years of exploration to find the mouth of the Columbia River, Captain Robert Gray ultimately mapped it in 1792, and Age distribution was 65% under the age of 44, 22% from likely passed the outlet of the Skipanon River. 45 to 64, and 13% who were 65 years of age or older. The median age was 37 years. There has been an influx in recent With the help of the Lower Chinook natives, Lewis and Clark years of retirees, which will likely be reflected in the 2010 survived the wet winter of 1805-06 in Fort Clatsop, which lies census. 5 miles east of downtown Warrenton.
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