Broughton Landing Master Plan

Transcription

1 Broughton Landing Master Plan Prepared for: Broughton Lumber Company March 2006

2 MIKE USEN, AICP SE Group TH PLACE SE SUITE 360 BELLEVUE, WA t f e MUSEN@SEGRP.COM JASON SPADARO SDS LUMBER COMPANY P.O. BOX 266 BINGEN, WA t f e SDSJSS@GORGE.NET

3 Table of Contents Introduction...1 Broughton.Landing.Advisory.Committee...5 Vision.Statement...7 Resort.Overview...8 Physical.Design...8 Resort.Lodging.Components...20 Development.Phasing...22 Project.Need.Based.on.Analysis.of.Alternatives...24 Visual.Subordinance.by.Design...25 Mechanisms.to.Limit.Permanent.Occupancy...28 Conservation.Easements...31 Conservation,.Preservation.and.Recreation.Fund...32 Public.Recreation.Trail.Network...35 Enhancements.to.Resource-based.Public.Recreation...36 Preservation.and.Interpretation.of.Cultural.Resources...39 Environmental.Sustainability...40 Addressing.the.Second.Purpose.of.the.National.Scenic.Area.Act...43 Summary.and.Conclusion...45 List of Tables Summary.of.Proposed.Broughton.Landing.Unit.Breakdowns...21 Phasing.Summary...23 Summary.of.projected.jobs.and.economic.impacts...44 List of Figures Illustrated.Site.Plan...9 Circulation.Diagram...11 Detail.of.The.Central.Core...12 Rendering.of.the.Main.Lodge...13 Detail.of.the.Cottages...14 Detail.of.Hatch.Village...15 Detail.of.the.Western.Cabins...16 Detail.of.the.East.End...17 Rendering.of.Town.Homes...20 Development.phasing.diagram...22 Proposed.land.use.map...24 Existing.and.simulated.view.from.I Existing.and.simulated.view.from.SR Map.of.Conservation.Easements...33 Map.of.public.recreation.trail.network...37 Comparison.of.existing.mill.and.proposed.resort.development...41

4 B R OU GH T ON LANDIN G M A STE R P LAN

5 The.Broughton.Landing.project.is.unique...Nowhere.else.in.the.Columbia.River.Gorge. National.Scenic.Area.does.the.opportunity.exist.to.convert.a.derelict.eyesore.into.an.attractive. Mecca.for.outdoor.recreation...Other.former.industrial.sites.exist.in.the.Gorge,.but.none. are.located.adjacent.to.popular.recreation.sites.like.the.hatch.or.swell.city.and.none.are. designated.commercial.recreation..other.commercial.recreation.lands.exist.in.the.gorge,.but.none. are.adequately.sized.for.a.recreation.development.of.this.scale.or.sited.with.generous.natural. buffering. Even if the Broughton site lacked this confluence of unique attributes, few places could.match.the.broughton.site s.views,.scenery,.or.recreational.opportunities...from.the. beginning.of.the.planning.process,.project.stakeholders.agreed.that.continuing.to.do.nothing. with.the.broughton.mill.site.would.waste.such.a.unique.and.valuable.opportunity...by.working. together,.stakeholders.representing.a.variety.of.interests.have.embarked.on.a.process.to.put. this.special.place.to.use.in.a.way.that.meets.the.region s.recreational.and.economic.needs.while. protecting.and.enhancing.crucial.scenic,.natural,.cultural.and.recreational.resources... Introduction The.proposed.Broughton.Landing.resort.is.the.result.of.an.extensive.collaborative. process.that.began.in.september.2005.with.a.two-part.planning.and.design.charette...the. first charette segment included an extensive site analysis exercise, as well as three focus group.meetings.with.key.stakeholders.to.identify.opportunities.and.issues.related.to.the. ongoing.planning.and.eventual.development.of.the.broughton.landing.site..these.focus. groups.addressed.environmental,.recreational,.market,.economic,.regulatory,.and.logistical. considerations. The findings of the first charette segment were documented in a report distributed.to.the.stakeholders.and.used.to.develop.a.series.of.four.design.alternatives.. (shown.on.the.following.pages).in.the.second.charette.segment.held.in.october after. the.charette.process.in.october.2005,.these.alternatives.were.presented.to.and.evaluated. by.the.broughton.landing.advisory.committee,.a.stakeholder.group.representing.a.broad. spectrum.of.critical.issues. postcard from the heyday of As shown n ths hstorc the Broughton Mll, nearly the entre ste was dsturbed by vegetaton removal, extensve gradng and constructon of massve buldngs. 1

6 Resort Scale Alternative Components: Lodges: Recreaton amentes: Retal: Parkng: 555 unts 17,000 s.f. 30,000 s.f. 850 stalls The.Resort.Scale.Alternative.attempted.to.maximize.the.site s.development.capacity.while. at.the.same.time,.minimizing.developed.land,.all.within.existing.developed.portions.of.the. site..this.alternative.would.have.added.8.major.new.condo.buildings.containing.between. 37.and.93.2.and.3.bedroom.units.on.three.levels.with.parking.below.grade...Although.the. Advisory Committee supported the efficient use of land, it rejected this alternative because it.proposed.an.unacceptably.high.number.of.units. Lodge Scale Alternative Components: Lodges & Town Homes: Recreaton amentes: Retal: Parkng: 402 unts 17,000 s.f. 30,000 s.f. 804 stalls The.Lodge.Scale.Alternative.was.a.moderate.density.scenario.that.combined.a.central.core. of five lodge buildings on the redeveloped mill site flanked on both sides by town homes. The.lodge.component.of.this.alternative.would.be.similar.to.those.comprising.the.Resortscale.alternative.but.with.fewer.units.in.most.buildings.and.surface.lots.rather.than.parking. below.grade..similar.to.the.previous.alternative,.the.advisory.committee.rejected.the.lodge. Scale.alternative.because.it.proposed.an.unacceptably.high.number.of.units. 2 BROUGHTON LANDING MASTER PLAN

7 Cottage Scale Alternative Components: Town Homes, Cabns & RV Stes: Recreaton amentes: Retal: Parkng: 300 unts 17,000 s.f. 30,000 s.f. 450 stalls The.Cottage.Scale.Alternative.was.a.lower.density.scenario.of.260.units.and.40.RV.sites. that.provided.a.broad.variety.of.resort.products.on.appropriate.sections.of.the.site..the. buildings.would.be.organized.at.right.angles.to.each.other.but.remain.subordinate.to.the. natural.landscape..the.advisory.committee.rejected.the.cottage.scale.alternative.due.to.the. excessive.unit.count,.proposed.high.density.development.on.the.western.end.of.the.site.and. RV.sites.on.the.eastern.end. Hybrid Alternative Components: Lodges, Town Homes, Cabns & RV Stes: Recreaton amentes: Retal: Parkng: 310 unts 17,000 s.f. 30,000 s.f. 470 stalls The.Hybrid.Alternative.combined.the.modest.scale.from.the.cottage.scale.alternative.with. more land-efficient development patterns proposed by the other alternatives in an attempt to improve.sensitivity.to.the.site s.landscape.context..the.mill.core.would.be.developed.as.town. homes.and.condos.with.clusters.of.cabins.on.both.ends.of.the.site.as.well.as.an.upscale.rv. park..the.advisory.committee.rejected.the.hybrid.alternative.because.of.the.large.lodge. building proposed for the high-profile quarry site and the proposed RV sites on the eastern end. 3

8 The.Advisory.Committee.critiqued.each.of.the.four.alternatives,.providing.ample.feedback. for.improvements,.literally.forcing.the.design.team.back.to.the.drawing.board...at.the.same. time, an economist provided specific recommendations for the development program based on detailed research of local market conditions that further influenced the resort s design...in.creating.the.preferred.alternative.that.was.presented.at.the.second.advisory. Committee.meeting.in.January.2006,.no.less.than.10.iterations.of.the.design.were.developed. in.an.exhaustive.attempt.to.balance.the.competing.demands.of.respecting.the.site s.historic. context,.minimizing.impacts.to.environmental,.historic,.and.scenic.resources,.making. the.resort.economically.viable.and.logistically.functional...each.of.these.iterations.was. influenced by members of the Advisory Committee in an effort to address feedback from each.round.of.review... The.results.of.these.efforts.are.the.subject.of.this.document,.including.a.detailed.Vision. Statement,.description.of.the.proposed.resort.design,.likely.approaches.to.amending.the. Management.Plan.for.the.Columbia.River.Gorge.National.Scenic.Area.(Management.Plan),. a.discussion.on.the.design s.approach.to.visual.subordinance,.and.potential.mechanisms. to limit permanent occupancy. The many benefits resulting from the proposal are also explained,.including.conservation.easements.and.funding,.trails.and.other.public.recreation. enhancements,.cultural.resource.preservation,.environmental.sustainability,.and.economic. benefits to existing, nearby urban areas. Intal ste analyss exercse. Focus Group partcpants address Desgn consultants prepare ste plan economc development ssues. alternatves. 4 BROUGHTON LANDING MASTER PLAN

9 Broughton Landing Advisory Committee Environment & Recreation Kevin.Gorman,.Executive.Director. Michael.Lange,.Director.of.Conservation. Christine.Knowles,.Board.Member. Diane Barkhimer, Director Sally.Newell,.local.citizen. Regulators & Agencies Martha.Bennett,.Executive.Director. Tom.Ascher,.Land.Use.Planner. Rich.Davis,.Park.Ranger. Mark.Mazeski,.Senior.Planner. Virginia.Kelly,.Planner. Shane.Scott,.Archeologist. Economic Development Peggy.Bryan,.Executive.Director. Paul.Pearce,.Commissioner,.District.1. Al.McKee,.Commissioner,.District.3.. Friends.of.the.Columbia.Gorge Friends.of.the.Columbia.Gorge Friends.of.the.Columbia.Gorge Columbia Gorge Windsurfing Association Underwood.Community.Council Columbia.River.Gorge.Commission Columbia.River.Gorge.Commission Columbia.Hills.State.Park Skamania.County.Planning U.S..Forest.Service Yakama.Tribe Skamania.County.EDC Skamania.County.Commission Skamania.County.Commission Broughton Lumber Company s Advsory Commttee members Advsory Commttee members Jason Spadaro presents hs revew prelmnary alternatves. tour project ste. vson for the ste. 5

10 6 BROUGHTON LANDING MASTER PLAN

11 Vision Statement The.Broughton.Landing.project.is.envisioned.to.be.a.highly.successful,.world-class. outdoor.oriented.resort.that.demonstrates.the.best.of.sustainable.development.practices. while achieving financial and operational success. Surrounded by abundant opportunities for windsurfing, kayaking, mountain biking, hiking, fishing, skiing, golf and numerous other year-round outdoor pursuits, Broughton Landing will fulfill the region s need for a.new. base.camp.for.such.outdoor.adventures..the.resort s.context-sensitive.design. will.provide.views.of.the.river.and/or.gorge.from.nearly.all.proposed.lodging.units.while. visually.blending.the.proposed.development.into.the.landscape..recognizing.the.diversity. of.the.commercial.recreation.market,.the.development.program.includes.a.variety.of. accommodations.ranging.from.to.cabins.and.cottages.to.town.homes.and.condominiums. available.on.an.ownership.and.weekly.rental.basis..resort.amenities.will.include.a.restaurant,. coffee.shop.and.pub,.a.general.store,.storage.and.rental.of.recreational.equipment,.and.an. indoor fitness/spa complex. A new network of hiking and mountain bike trails will traverse the.site,.accessing.its.scenic.bluffs.and.connecting.the.resort.to.other.destinations.in.the. Gorge. The development will reflect the site s colorful history and incorporate sustainability by.rehabilitating.existing.mill.buildings.and.using.on-site.materials..scenic.resources.will.be. respected.through.careful.site.design.and.compatibly.designed.new.architecture..natural. resources.will.be.protected.by.employing.cutting.edge.sustainable.technologies.to.minimize. resource.consumption.and.future.development.will.be.concentrated.in.existing.developed. areas.and.other.low-impact.locations.to.preserve.the.majority.of.the.site..in.summary,.the. Broughton.Landing.project.is.seen.as.an. icon.for.developing.a.successful.project.within. the.columbia.gorge.national.scenic.area. Ste Analyss of Redevelopment Area. 7

12 Resort Overview As.depicted.by.the.illustrated.site.plan.on.the.following.page,.Broughton.Landing.will. evolve.from.a.former.lumber.planing.mill.into.the.columbia.river.gorge s.premier.outdoor. recreation.oriented.resort...the.former.mill.complex.will.be.redeveloped.into.a.new.resort. comprised.of.250.new.vacation.homes,.recreational.amenities.and.retail.areas.serving.resort. guests,.locals.and.visitors.alike... With.its.own.launch.site.and.adjacency.to.the.Hatchery.State.Park. the.hatch,.broughton. Landing will provide the ideal location for windsurfing and kiteboarding during the summer. Its.central.location.within.the.Gorge.is.equally.ideal.for.those.seeking.other.outdoor. recreation adventures such as kayaking, fishing, mountain bike riding, hiking, and skiing on a year round basis. Those with less active interests will keep busy exploring the region s fine wines,.art,.dining,.history.and.scenery. The.site.is.intersected.by.both.railroad.and.highway,.creating.three.separate.areas...The. main.section,.located.between.the.steep.river.bluffs.and.the.railroad.tracks,.contains.the. central.core.of.the.former.mill...this.generous.and.previously.disturbed.area.will.contain. the.core.of.the.resort.including.the.main.lodge.building.as.well.as.the.majority.of.vacation. home.units...the.southern.portion.of.the.site.between.the.resort.core.and.the.river.will.be. redeveloped as low-density residential vacation home units along with overflow parking for the Hatch and a coffee shop/pub windsurfing clubhouse. The eastern end of the site will be.mostly.comprised.of.additional.vacation.home.units.and.indoor.and.outdoor.recreation. and.utility.facilities... Physical Design The resort s configuration attempts to optimize the site s development capacity while efficiently utilizing previously disturbed land comprising the former mill complex. The resort s.architecture.and.massing.is.loosely.based.on.the.style.and.scale.of.the.historic.mill. buildings.that.have.dominated.the.site.for.generations...a.number.of.existing.buildings. will.be.adaptively.reused.while.others.will.be.reinterpreted.in.new.construction.that. reuses.building.components.such.as.trusses.and.lumber...design.of.the.resort s.landscape. will.celebrate.the.extraordinary.natural.setting.of.the.central.columbia.river.gorge.by. preserving the existing rocky outcrops, groves of native oaks and firs, moss-covered talus slopes,.and.open.meadows. 8 BROUGHTON LANDING MASTER PLAN

13

14 Entrances and Circulation As.shown.on.the.following.circulation.diagram,.a.new.principal.entrance.drive.will.meander. its.way.through.the.site.from.a.four-way.intersection.with.sr.14...this.road.will.provide. vehicular.access.to.the.majority.of.the.resort,.continuing.westward.past.the.cottages,.condos,. main.lodge,.town.homes,.four-plexes.and.cottages,.terminating.at.the.parking.areas.for. Broughton.Beach.at.the.west.end.of.the.resort...The.southern.half.of.the.main.entrance. will.access.the.eastern.part.of.the.resort,.including.the.recreation.facilities.and.four-plexes. terminating.at.the.existing.entrance.at.the.far.eastern.end.of.the.site...the.southern.part.of. the.site.will.have.its.own.entrance.aligned.opposite.the.hatch.entrance,.providing.improved. vehicular connectivity between the hatch and the overflow parking for the Hatch proposed for.this.part.of.the.resort...pedestrian.and.bicycle.circulation.will.be.facilitated.by.an. extensive.network.of.trails.including.sidewalks.and.underpasses.below.sr.14.and.bridges. spanning.the.railroad.tracks.and.sr.14...a.loop.trail.encircling.the.central.core.of.the.resort. will.provide.both.access.and.recreational.opportunities.. Hillside Open Space East End The Cottages SR-14 BNSRRR 5 Central Core 1 p 6 LEGEND p Distinct resort areas p Main Roads Western Cabins p Key pedestrian linkages p 2 p Parking Lots p p 3 Points of interest 1 Main lodge BNSR RR 4 Broughton Beach SR-14 Hatch Village Café/pub The Hatch Broughton Beach Crculaton Dagram. 5 6 Broughton Hut Recreation Pavilion 11

15 Central Core The.main.lodge,.condos.and.town.homes.will.occupy.the.center.of.the.Broughton.Landing. resort...the.most.prominent.feature.in.this.area.is.a.classically-proportioned.mill.building. that.will.be.redeveloped.as.the.resort s.main.lodge...the.main.lodge.(illustrated.on.the. following.page).is.intended.to.function.as.the.nucleus.of.resort.activity,.housing.the.front. desk and concierge, fine restaurant, lounge, meeting rooms, historic displays, and indoor recreation.facilities...these.facilities.will.include.a.swimming.pool,.exercise.facilities,.climbing. wall,.spa,.and.outdoor.recreational.equipment.rental.shop.as.well.as.special.activities.for.kids. and.teens...this.building.will.provide.a.major.draw.during.wet.or.cold.weather.especially. during the winter. During the summer months, roll-up doors will flood its cavernous interior.with.fresh.air.and.sunlight.. Four.new.buildings.of.compatible.scale.will.be.built.to.the.east.and.west.of.the.main.lodge... The two buildings to the east will contain 2.5 floors of double loaded condos. The two buildings to the west will contain 2.5 floors of town homes configured as single loaded stacked flats. On the opposite side of the entrance road, a long existing mill building will be redeveloped into additional stacked-flat town homes. Detal of The Central Core; from the Ste Plan. 12 BROUGHTON LANDING MASTER PLAN

16 Detal of Central Core; please refer to page for the entre Ste Plan Source: FFA. Renderng of former mll buldng re-used as the man lodge. The.central.core.will.retain.the.existing.moss-covered.rock.outcrops.as.landscape. centerpieces,.providing.a.natural.buffer.between.the.central.core.and.the.lower.density. cottage.village.to.the.north...the.sloping.outcrops.to.the.south.will.be.re-vegetated.to. provide.a.visual.buffer.from.key.viewing.areas.and.from.the.adjacent.railroad.tracks... Parking.for.the.main.lodge,.condos.and.town.homes.will.be.clustered.in.modestly-scaled.lots. close to each building with overflow parking for the main lodge utilizing the former kiln yard to.the.west. Future man lodge buldng. 13

17 The Cottages Detal of The Cottages; from the Ste Plan. The.sloping.former.quarry.area.to.the.north.will.be.developed.as.a.village.of.41.cottages... These.cottages.will.be.arranged.in.a.neo-traditional.development.pattern.along.two.doubleloaded.streets...This.area.will.be.terraced.to.provide.each.tier.of.cottages.with.a.sense.of. privacy.and.prospect.while.retaining.the.existing.wooded.setting. A former quarry at the northern edge of the redevelopment area wll be the ste of a cottage-style vllage. 14 BROUGHTON LANDING MASTER PLAN

18 Hatch Village Detal of Hatch Vllage; from the Ste Plan. A.pedestrian.bridge.will.span.the.railroad.tracks.just.east.of.the.existing.grade.crossing.to. connect.the.central.core.of.the.resort.to.the.area.opposite.sr.14.from.the.hatch..the.upper. portion.of.this.area.will.be.developed.as.an.enclave.of.13.cabins.sharing.a.central.pedestrian. walkway.and.parking...the.historic.residential.area.that.formerly.served.the.mill s.managers.will. remain unchanged. The lower half of this site will provide overflow parking for the adjacent Hatchery State Park, a popular windsurfing launch site. Local windsurfers will benefit from approximately.150.to.200.parking.stalls.connected.to.the.hatch.via.a.trail.under.the.sr.14. overpass,.a.general.store/coffee.shop/pub,.and.a.shower.and.locker.room,.and.sailboard.gear. storage.facility,.providing.an.ideally.situated.apré-windsurf.gathering.spot..the.existing.stand. of oak trees will remain to visually buffer the upper part of the site while the large overflow parking.area.will.be.buffered.from.view.from.sr.14.with.new.vegetation. The southern edge of the Redevelopment Area (left) wll be converted nto Hatch Vllage parkng. Southern brdge abutment (center) allows space for a pedestran tral below SR 14 to the Hatch. The ste of the future Hatch Vllage (rght) across SR 14 from the Hatch. 15

19 Western Cabins Detal of the Western Cabns; from the Ste Plan. In.keeping.with.the.rural.setting.of.this.part.of.the.site,.the.existing.clearing.west.of.the. mill.complex.will.be.redeveloped.as.a.low-density.cluster.of.rustic.cabins.inspired.by.sodroofed.scandanavian.huts.such.as.those.pictured.on.page.25..the.cabins.will.share.a.common. lawn area and views of the river. Guests will benefit from proximity to such amenities as a pedestrian.bridge.providing.direct.access.over.the.railroad.tracks.and.sr.14.to.broughton. Beach.and.a.trailhead.for.the.Flume.and.Underwood.Bluff.Trails. Western cabns wll enjoy vews of and access to nearby windsurfing action. A pedestran brdge spannng the ralroad track and SR 14 wll provde access to Broughton Beach. 16 BROUGHTON LANDING MASTER PLAN

20 East End Detal of the East End; from the Ste Plan. The.eastern.portion.of.the.site.will.be.occupied.by.thirteen.four-plex.buildings.along.the. existing.road.alignment.mid-way.between.sr.14.and.the.railroad.tracks...this.area.will.be. partially.screened.from.sr.14.with.vegetation.and.be.connected.to.the.resort.core.through. the.underpass.beneath.sr.14...amenities.will.include.river.views.from.the.eastern.end. of.the.site,.natural.landscaping.of.forest,.meadow.and.rocky.outcrops,.privacy.and.a.trail. traversing.the.site...portions.of.the.site.closest.to.the.sr.14.overpass.including.the.existing. bow-truss.and.nearby.buildings.will.be.used.for.covered.and.outdoor.sports.facilities.as.well. wastewater.treatment.and.maintenance.facilities. The massve Bow Truss buldng (above left) has potental for use as a covered sports pavlon. Exstng road accessng homes on the eastern edge of the ste (above rght). 17

21 Broughton Hut The.hillside.above.the.former.mill.site.offers.spectacular.views.down.the.Gorge.from.a. series.of.natural.terraces...the.largest.of.these.terraces.contains.a.generous,.gently.sloping. saddle.that.is.obscured.from.view.from.most.key.viewing.areas.by.a.rocky.pinnacle...this. hidden.saddle.(below,.left).offers.a.dramatic.setting.for.a.unique.destination:.broughton.hut.. Inspired.by.the.iconic.Silcox.Hut.on.Mt..Hood.(below.right),.Broughton.Hut.is.envisioned. as.a.rustic.lodge.available.for.weddings,.gatherings.and.overnight.stays.by.groups.and. families...constructed.of.stone.from.the.site.and.local.timbers,.the.modestly-scaled.lodge. building.will.be.integral.to.its.special.setting...as.a.new.regional.landmark,.the.broughton. Hut.provides.an.exceptional.opportunity.to.showcase.ultra.low-impact.building.practices. with.such.features.as.a.green.roof,.composting.toilets,.day-lit.interior,.solar.water.heating,. and.natural.ventilation..access.to.the.broughton.hut.will.be.limited.to.a.resort-operated. shuttle,.hiking.or.riding. The proposed Broughton Hut locaton s shown surrounded by Hllsde Open Space (above top). Ths locaton wll be hdden from vew by a rocky pnnacle (left) and s envsoned as a rustc lodge smlar to the Slcox Hut (rght). 18 BROUGHTON LANDING MASTER PLAN

22 Hillside Open Space The.vast.majority.of.the.260+.acre.project.site.will.remain.undeveloped.scenic.open.space,. protected.through.permanent.conservation.easements...other.than.the.existing.reservoir.and. the.proposed.broughton.hut,.future.development.outside.the.redevelopment.area.will.be. limited.to.new.recreational.trails.serving.hikers.and.mountain.bikers... Broughton Beach Broughton Beach is the only premier windsurfing launch site in the Gorge zoned Commercial. Recreation...As.such,.this.2.3-acre.site.offers.an.unprecedented.opportunity.for.resource-based. recreation,.taking.pressure.off.the.adjacent.public.recreation.sites.of.such.as.the.hatch.and. Swell.City...Broughton.Beach.will.be.connected.to.the.rest.of.the.resort.via.a.pedestrian.bridge. spanning.sr.14.and.the.railroad.tracks...the.site.itself.will.gain.restrooms,.sail.rig.and.board. storage.and.rental,.and.a.large.deck.for.viewing.and.socializing...canoe.and.kayak.storage. racks.will.also.be.provided.for.resource-based.recreation.during.windless-times.of.the.year...a. portable.concession.may.sell.food.and.beverages.during.periods.of.maximum.activity...the. rocky.point.(below.left).will.continue.to.serve.as.a.launch.site.while.the.sheltered.cove.(below. right).will.be.ideal.for.family.use...parking.will.be.provided.at.the.northern.terminus.of.the. pedestrian.bridge.by.the.western.cabins. Broughton Beach, and ideally-located private windsurfing launch site will provide resort guests drect access to the rver. 19

23 Resort Lodging Components A.mixture.of.lodging.types.intended.to.complement.the.site s.unique.setting.and.serve.the. region s.changing.second.home.market.will.comprise.the.majority.of.resort.development... All.units.will.be.in.condominium.ownership.with.the.property.in.common.ownership.to. maintain.the.cohesiveness.of.the.resort...individual.resort.components.will.include:.. Cabins: Two.clusters.of.rustic.styled.log.or.wood-sided.single.story.vacation.homes.with.2.bedroom. layouts.and.sleeping.lofts.averaging.1,200.square.feet.located.in.the.western.and.southern. portions.of.the.resort. Cottages: A.high-density.neighborhood.of.Craftsman.styled,.1.to.2.story.3-bedroom.vacation.homes. averaging.1,600.square.feet.occupying.the.terraced.slope.of.the.northern.(former.gravel. quarry).portion.of.the.resort. Source: FFA. Proposed town home desgn nspred by exstng hstorc mll buldngs. 20 BROUGHTON LANDING MASTER PLAN

24 Four-plexes: Designed.to.resemble.large.rural.farmhouses,.the.thirteen.2.5.story.four-plex.buildings.will. contain two units on the ground floor with two units on the second floor with additional living.space.below.the.eves...exterior.massing.will.be.broken.up.with.porches.and.balconies. Town Homes: Inspired.by.existing.historic.Broughton.Mill.buildings,.the.town.homes.(illustrated.on. previous page) will occupy three 2.5 story buildings with flats on the ground floor with loft units.above.and.covered.exterior.balconies. Condos: The.two.condo.buildings.will.contain.single-loaded.apartments.each.containing.1,.2.or.3. bedrooms.averaging.about.1,000.square.feet...next.to.the.main.lodge.near.the.center.of.the. resort,.these.are.expected.to.be.popular.with.outdoor.enthusiasts.and.be.rented.frequently. on.a.short-term.occupancy.basis. Unit Counts This.resort.concept.will.accommodate.250.net.new.units.(in.addition.to.the.10.existing. homes.of.which.5.will.be.replaced)...approximate.unit.breakdowns.are.listed.below: Summary of Proposed Broughton Landing Unit Breakdowns Unt Type # unts avg. sf/unt # bedrooms 3 Bedroom cottages 41 1,600 sf Bedroom + *loft cabns 51 1,200 sf Bedroom town homes 26 1,200 sf 52 2 Bedroom + *loft town homes 26 1,600 sf 52 2 Bedroom four-plexes 26 1,200 sf 52 2 Bedroom + *loft four-plexes 26 1,600 sf 52 1 Bedroom Condos sf Bedroom Condos sf Bedroom Condos 9 1,500 sf 27 Sngle famly homes 5 (exstng) (exstng) 2 to 5 (exstng) Total Addtons , *For ths analyss, each loft =.5 bedrooms Not countng the 5 exstng homes, ths wll total 104 town homes and four-plexes, 92 cottages & cabns and 59 condos. 21

25 Development Phasing To.minimize.impacts.to.existing.occupants,.provide.adequate.infrastructure.and.keep. pace.with.market.demand,.the.proposed.broughton.landing.will.be.built.in.at.least.2. to 3 overlapping phases over a five to ten year time frame. Each phase will add visitor accommodations.and.associated.infrastructure.as.well.as.public.and.private.resort.amenities. on.the.resort.property.that.will.be.constructed.proportionately.to.construction.of.the.short. term.and.long.term.visitor.units..on-site.trail.development.will.begin.as.funding.is.generated. from.unit.sales.and.will.continue.as.easements.or.acquisitions.can.be.secured...development. phasing.is.diagrammed.below,.and.summarized.on.the.following.page.. Phase 2 Phase 1 Phase 3 Development phasng dagram. Phase 1 The first phase will create an identity for Broughton Landing and generate excitement and market.demand.for.the.project...this.will.be.achieved.by.replacing.the.core.of.the.old.mill. complex.with.the.core.of.the.new.resort,.construction.of.the.main.entrance.to.the.resort,. and.development.of.many.of.the.resort s.amenities...the.resort s.core.will.contain.the.main. lodge,.condos.and.town.homes.created.as.part.of.this.phase.through.adaptive.re-use.of.two. buildings.and.construction.of.four.others,.hopefully.with.building.components.salvaged. from.the.former.mill.complex... This.phase.will.also.include.construction.of.the.northern.area.containing.41.cottages.and. Hatch.Village,.consisting.of.13.cabins,.the.adjoining.retail,.pub,.coffee.shop,.shower.and. locker.facility.on.the.south.side.of.the.railroad.tracks.connected.to.the.resort.core.by.a. 22 BROUGHTON LANDING MASTER PLAN

26 pedestrian.bridge...the.main.lodge,.town.homes,.condos,.cabins.and.restored.buildings.will. showcase.the.context-sensitivity.as.well.as.high.quality.design.and.craftsmanship.emblematic. of.the.resort,.as.will.the.extensive.landscaping.and.pedestrian.amenities... In addition to the main lodge with its restaurant, swimming pool, spa and fitness center, amenities.integral.to.this.phase.will.include.the.main.lodge.courtyard.and.the.pedestrian. bridge.across.the.railroad.tracks.connecting.to.the.southern.area.along.with.public.parking. and.pedestrian.underpass.in.support.of.the.hatchery.state.park...phase.one.will.also.require. upgrades.to.the.water.storage.reservoir.and.construction.of.treatment.and.distribution. infrastructure.as.well.as.installation.of.wastewater.systems... Phase 2 The.second.phase.will.focus.on.the.western.parts.of.the.resort,.adding.38.cabins.and.20. town.homes.as.well.as.the.roads.accessing.these.units...amenities.associated.with.this. phase.will.include.construction.of.the.broughton.beach.facilities,.the.pedestrian.overpass. connecting.broughton.beach.to.the.west.end.of.the.resort,.associated.parking.and.trails.as. well.as.the.broughton.hut... Phasing Summary Unt Type Phase 1 Phase 2 Phase 3 Cottages Cabns Town Homes Condos Four-plexes Unt Total: Amentes Utlty nfrastructure, Lodge, Broughton Beach facltes, Recreaton Pavlon, Coffee Shop/Pub, shower/ pedestran brdge to Skate park, sport lockers, Hatch Parkng, pedestran underpass to hatch, pedestran brdge to resort core, and trals Broughton Beach, Broughton courts, and trals Hut and trals, Recreaton Pavlon, skate park, sport courts, and trals Phase 3 The eastern end of the site will be developed as the final phase. This will include the road, utility.infrastructure.and.four-plexes...amenities.developed.during.this.phase.will.include. the.covered.recreation.pavilion.in.the.bowtruss.building,.the.skate.park,.sport.courts.and. remaining circulation and recreation trails. If absorption rates are sufficient, phases 2 and 3 may.be.combined. 23

27 Project Need Based on Analysis of Alternatives The.Columbia.River.Gorge.National.Scenic.Area.Management.Plan.did.not.anticipate.a. master.planned.resort.on.the.scale.of.the.proposed.broughton.landing,.either.in.terms.of. the.site s.generous.size.or.the.intensity.of.development.necessary.to.meet.current.market. demands and achieve the required economy of scale. Specifically, the Management Plan includes.no. Master.Planned.Resort.designation.(as.provided.by.Washington s.growth. Management.Act)...The.Management.Plan s.commercial.recreation.zone.is.limited.to.35. units.averaging.1,000.square.foot.each.with.buildings.limited.to.5,000.square.feet.in.size,. significantly less than the proposed Broughton Landing. Site-specific non-conformities must also be addressed as the existing boundaries for Landscape.Settings,.Land.Use.Designations.and.Recreation.Intensity.Classes.accurately. match.neither.the.existing.landscape.characteristics.of.this.heavily.disturbed.former. industrial.site.nor.the.proposed.redevelopment..to.address.these.disparities,.the. Management.Plan.will.need.to.be.amended.to.permit.the.proposed.resort..This.will.require. one or more potential approaches including site-specific adjustments to the boundaries for Landscape.Settings.and.Land.Use.Designations.and.increasing.the.allowable.development. intensity.within.the.existing.commercial.recreation.land.use.designation.and.village. The proposed zonng changes would facltate redevelopment wthout reducng GMA Open Space. 24 BROUGHTON LANDING MASTER PLAN

28 Landscape.Setting..An.alternative.approach.will.be.to.re-designate.the.Redevelopment.Area. to.a.new.land.use.designation.and.landscape.setting,.though.this.approach.will.hopefully. prove.unnecessary..the.approach.to.amendments.preferred.by.applicants.and.the.gorge. Commission.alike.would.require.the.least.amount.of.change.to.the.existing.regulations.in.an. effort.to.minimize.ripple.effects.or.establish.controversial.precedents. Ultimately,.the.Management.Plan.will.need.to.accommodate.a.master.planned.resort.on.a.260- acre.project.site,.accommodating.up.to.260.total.units.averaging.approximately.1,300.square. feet.each.with.adequate.support.infrastructure.and.commercial.services..this.number.of.units. is necessary to: (1) generate sufficient cash flow to justify likely costs of developing project infrastructure and amenities; (2) produce sufficient on-site critical mass to create a vibrant, lively resort atmosphere; and (3) generate sufficient ongoing revenues from Homeowners Association.fees.and.club.dues.to.offset.costs.of.maintaining.and.operating.key.project. amenities..if.fewer.units.were.developed,.it.will.likely.be.necessary.to.impose.exorbitant.dues. to.cover.the.costs.of.operating.and.maintaining.the.resort s.amenities,.or.drastically.reduce.the. amenities, destroying the resort s viability and public benefit. Visual Subordinance by Design Much.of.the.Redevelopment.Area.is.visible.from.three.Key.Viewing.Areas:.SR.14;.the. Columbia.River,.and.some.portions.of.I-84..The.Redevelopment.Area.is.generally.composed. of flat and moderately sloping sites. Most of the Redevelopment Area was heavily modified during construction of the Broughton Mill, including significant clearing and grading. The former.mill.site.is.dominated.by.large.decaying.industrial.buildings,.generous.swaths.of. pavement,.and.stands.of.mature.volunteer.vegetation. All.new.construction.will.be.located.well.below.the.skyline...In.the.case.of.the.Broughton. Hut,.native.vegetation.or.natural.landforms.will.conceal.the.structure...The.existing.skyline. silhouette.will.not.be.altered.by.this.development. Tradtonal Scandnavan hut desgn wth hgh-qualty tmber constructon, modest buldng scale and sod roof wth large overhangs provde an ecologcally approprate and vsually subordnate desgn aesthetc. 25

29 View from I-84 Exstng Broughton Mll. As.shown.above,.Broughton.Mill.is.visible.looking.north.from.Interstate.84...Because.the.I-84.route.is. set.back.from.the.bluff.in.hood.river,.most.direct.views.of.the.site.from.this.key.viewing.area.are. blocked.by.vegetation.and.topography...foreground.vegetation.screens.most.of.the.mill.complex.from. view...only.the.largest.mill.buildings.and.structures.are.visible.from.this.key.viewing.area...light. colored.wall.surfaces.and.red.(rusted.steel).roofs.are.particularly.distinctive.. Vsual smulaton of proposed Broughton Landng Resort. A.visual.simulation.of.Broughton.Landing.is.shown.above...Proposed.building.massing.of.condos. and.town.homes.within.the.central.core.is.comparable.with.massing.of.existing.mill.buildings...smaller. buildings.like.cabins,.cottages.and.four-plexes.are.easily.concealed.behind.vegetative.screening...visually. subordinate.surface.colors.effectively.mask.wall.surfaces.and.could.be.applied.to.roof.surfaces.as.well. 26 BROUGHTON LANDING MASTER PLAN

30 View from SR 14 Exstng Broughton Mll. As.shown.above,.Broughton.Mill.is.visible.looking.west.on.Washington.State.Route.14...The. large,.unscreened.buildings.with.the. Broughton.Mill.sign.dominate.this.driver s.perspective. while.the.large.clearing.containing.the.bow.truss.building.is.visible.on.the.left. Vsual smulaton of vegetaton screenng proposed for Broughton Landng Resort. A.visual.simulation.of.Broughton.Landing.is.shown.above...New.vegetation.will.screen. proposed.resort.development.from.view,.while.providing.the.resort.with.privacy.from.the. highway..the.douglas.fir.and.cedar.trees.shown.on.the.left.are.approximately.20-years.old. 27

31 To.the.extent.practicable,.proposed.redevelopment.will.utilize.existing.developed.sites,.road. and.trail.alignments,.structural.massing,.land.forms.and.vegetation..no.building.construction. is.proposed.for.steep.areas.. Development.proposed.for.Broughton.Beach.(the.only.waterfront.portion.of.the.site). will.be.limited.to.modest.water-dependant.facilities.such.as.sailboard.launching.areas,.gear. storage.lockers,.viewing.decks.and.restrooms. Architecture.will.be.appropriate.to.the.unique.context.of.the.Broughton.Mill.site...New. construction.will.be.historically.compatible.through.the.use.of.heavily.textured.materials. such.as.rough-cut.wood,.logs,.local.stone,.vertical.siding.and.oversize.timbers...new. buildings.will.be.screened.with.existing.vegetation.whenever.possible.or.with.new.vegetation. that.mimic.the.plant.species.native.to.the.site. Mechanisms to Limit Permanent Occupancy Consistent.with.the.Columbia.River.Gorge.National.Scenic.Area.Management.Plan.and.in. an.effort.to.reduce.impacts.on.local.public.services,.broughton.landing.is.envisioned.as.an. outdoor.recreation.oriented.destination.resort,.not.a.residential.community..the.majority. of.proposed.units.will.not.be.available.for.permanent.residency.but.will.be.occupied.by. owners.and.renters.on.a.short-term.vacation.or.seasonal.basis..as.discussed.in.this.section,. 70%.of.the.unit.total.will.be.limited.to.short-term.occupancy.and.only.30%.will.be.available. for.permanent.residency.there.are.several.ways.to.achieve.this.objective.including.physical. design,.marketing,.economic.and.regulatory.approaches.as.summarized.below: Design-based Approaches to Short Term Occupancy Each.component.of.the.resort s.physical.design.including.overall.layout,.architecture,.and. landscape.design.emphasize.recreational.appeal.rather.than.residential.function. Broughton Mll has always ncluded resdences, some formerly occuped by mll employees. 28 BROUGHTON LANDING MASTER PLAN

32 By.the.standards.of.the.area s.rural.context,.the.units.will.be.spaced.closely.together.with. relatively.little.privacy.without.private.yards.or.gardens.and.parking.will.be.shared.in. common.lots.or.driveways...rather.than.the.private.recreation.amenities.of.a.residential. development,.the.resort.will.offer.shared.recreational.facilities.including.broughton.beach,. direct access to the Hatchery State Park, a swimming pool/spa/fitness center, restaurant, climbing.wall,.covered.recreation.pavilion,.skate.park,.extensive.trail.network.and.broughton. Hut. The.units.themselves.will.be.better.suited.to.short-term.vacation.use.rather.than.permanent. occupancy...interior.space.within.these.units.will.be.small,.containing.approximately. 1,300 square feet or less on average. Most units will contain two bedrooms. A significant percentage will also contain lofts, allowing flexible usage ideal for vacation visits but not as accommodating.for.permanent.residency... Operations-based Approaches to Short Term Occupancy All.proposed.units.including.the.cottages,.cabins,.town.homes.and.condos.will.be.positioned. for.condominium.ownership...the.home.ownership.association.(hoa).will.maintain. both.the.interior.and.exterior.of.each.unit...unlike.most.permanent.residents.who.prefer. to maintain their own unit exteriors and yards with flexibility to maintain a garden, etc., vacation.users.are.typically.seeking.a.relief.from.such.household.chores... Economic Approaches to Short Term Occupancy Perhaps.the.most.important.deterrent.to.potential.permanent.residents.will.be.relatively. high.unit.prices.(per.square.foot).and.high.hoa.fees...the.relatively.higher.prices.will.result. from the resort s extensive recreation amenities such as the lodge and fitness center/spa, Broughton.Beach,.recreation.pavilion,.etc.as.well.as.the.premium.associated.with.being.part. of.a.unique.outdoor.recreation-oriented.resort.in.a.spectacular.waterfront.setting..the.hoa. fees.will.be.much.higher.than.typical.resident-oriented.communities.but.will.be.necessary.to. cover.the.ongoing.operations.and.maintenance.cost.of.these.resort.amenities... As.is.the.case.at.many.resort.communities,.owners.will.likely.opt.to.rent.out.their.units.to. offset.a.portion.of.these.hoa.fees...in.fact,.the.very.option.of.being.able.to.easily.rent. their.units.through.the.resort s.managed.reservation.system.will.be.an.important.incentive. for.many.owners.to.use.their.units.on.an.occasional.basis.while.enjoying.the.income.stream. when their unit is rented out. During the four-month windsurfing season, there will be especially.strong.demand.for.weekly.vacation.rentals,.resulting.in.ample.economic.incentive. for.part-time.occupancy.of.many.units. 29

33 A.small.number.of.units.may.be.sold.on.a.fractional.basis.or.be.managed.as.time-shares... This.option.is.ideal.for.repeat.visitors.who.don t.plan.to.visit.frequently.or.for.extended. periods.of.time.or.who.can t.afford.full.ownership...the.unique.appeal.of.the.gorge.to. windsurfing enthusiasts may make this option especially appealing for buyers from California or other areas outside the region. By definition, fractional ownership and time-shares constitute.short-term.occupancy. Market-based Approaches to Short Term Occupancy A.sales.campaign.has.not.yet.been.conceived,.but.the.obvious.target.markets.are.windsurfers,. kayakers,.hikers,.cyclists,.skiers.and.other.outdoor.enthusiasts.from.the.nearby.portland.and. Seattle.areas.for.whom.the.Columbia.River.Gorge.is.an.easy.drive...Like.other.resorts.near. urban.areas,.broughton.landing.will.be.marketed.and.managed.as.a.weekend.retreat.for. both.sales.and.short-term.rentals...in.addition,.the.sales.campaign.will.likely.capitalize.on. the Resort s immediate proximity to world-class windsurfing by advertising in national and international windsurfing publications. By generating its own outdoor-oriented recreation resort,.broughton.landing.will.not.be.competing.directly.with.the.local.single.or.multifamily.home.market.and.will.therefore.be.in.a.better.position.to.command.a.premium.for. the.unique.amenity.package.created.by.the.resort. Regulatory Mechanisms to Control Occupancy As.a.condition.of.the.development.agreement.with.Skamania.County,.a.maximum.of.30%. of.broughton.landing.units.will.be.allowed.with.unrestricted.use...the.remaining.70%.of. units will be restricted to short-term accommodations defined as follows: a).50%.of.the.units.must.be.registered.in.the.resort.operator s.property.rental.program.and. available.for.rental.by.the.public.a.minimum.of.180.days.in.a.calendar.year.and.subject.to.a. maximum.cumulative.occupancy.of.18.weeks.by.the.same.group.in.a.calendar.year. b).the.remaining.50%.must.be.either.shared.ownership.or.fractional.owned.by.two.or.more. individuals (defined as individuals with property tax statements sent to different addresses) or.restricted.in.owner.occupancy.by.deed.restriction.allowing.no.more.than.30.days. continuous.occupancy.and.180.days.cumulative.occupancy.in.a.calendar.year.by.the.same. group.. Designation.of.units.as.long.term.or.short.term.accommodations,.and.the.method.chosen. to.comply.with.short.term.accommodation.restrictions,.will.be.at.the.selection.of.the. developer.. 30 BROUGHTON LANDING MASTER PLAN

34 Conservation Easements As.a.resource-based.recreation.resort,.Broughton.Landing.has.a.vested.interest.in.protecting. its.pristine.natural.surroundings...while.some.protection.is.afforded.by.the.existing.open. Space.land.use.designation,.a.perpetual.easement.running.with.the.property.will.afford.the. greatest.degree.of.protection.in.the.long-term...this.is.because.as.a.way.of.protecting.land. from.exploitation,.the.long-term.effectiveness.of.general.management.area.(gma).open. Space.remains.legally.untested..For.this.reason,.Broughton.Lumber.Company.proposes. to.grant.conservation.easements.on.large.portions.of.seven.individual.parcels.totaling. approximately.300.acres...the.proposed.conservation.easements.will.prohibit.future.logging,. mining,.or.other.forms.of.commercial.development.on.these.parcels...the.easements.will. also.guarantee.public.access.to.recreational.trails.on.these.parcels..as.a.result,.these.parcels. will.remain.in.their.natural.state.forever.protecting.their.scenic.quality,.habitat.value.and. opportunities.for.low-impact.recreation.in.perpetuity. The.majority.of.this.land.borders.the.proposed.Redevelopment.Area.for.Broughton.Landing. providing.a.natural.greenbelt.and.restricting.potential.future.resort.expansion...in.addition,. Broughton.Lumber.Company.has.included.two.other.tracts.several.miles.to.the.west,.one.of. which.includes.much.of.the.drano.lake.shoreline.and.the.other.overlooks.tunnel.lake...all. seven.parcels.are.designated.gma.open.space.and.are.highly.visible.from.key.viewing.areas.. Along.with.granting.the.conservation.easements.described.above,.Broughton.Lumber. Company.is.willing.to.sell.conservation.easements.or.title.to.approximately.15.acres.of.old. growth.timber,.reported.to.be.among.the.last.in.the.gorge,.for.the.purpose.of.preservation.. This.sale.would.be.negotiated.at.appraised.value...The.proposed.conservation.easements.are. mapped. Conservaton easements wll preserve nearly 300 acres of natural landscape n perpetuty. 31

35 Conservation, Preservation and Recreation Fund Broughton Landing will include a financial commitment supporting ongoing conservation efforts.through.a.dedicated.funding.source..this.conservation.fund.will.be.supported. by.mandatory.contributions.of.1%.of.unit.purchase.price.anticipated.to.generate.nearly. one.million.dollars.of.contributions..in.addition,.subsequent.sales.subject.to.mandatory. contributions of.5% of purchase price will continue to generate significant ongoing revenue for the fund. This fund will be used to finance acquisition of additional conservation land in.the.underwood.bluff.and.vegetation.and.wildlife.restoration.and.enhancement.efforts. on.this.property...the.fund.will.also.be.used.to.acquire.trail.easements,.and.construct.and. maintain.the.proposed.public.recreation.trail.network...this.funding.source.will.also.support. maintenance.and.interpretation.of.important.cultural.resources.such.as.intact.remnants.of. the.historic.broughton.lumber.flume.. This.fund.will.be.governed.as.follows: a).the.fund.will.be.managed.jointly.and.project.funding.will.be.selected.by.mutual. agreement.of.resort.developer/operator.and.the.broughton.landing.homeowners. Association. b).eligible.projects.must.be.on.the.washington.side.of.the.columbia.river.gorge.in.the. Underwood.bluffs.area,.the.Broughton.Landing.resort.area.(including.Spring.Creek.Hatchery. and.state.park).or.nearby.lands...if.all.desired.projects.in.these.areas.are.completed,.projects. meeting.the.eligibility.criteria.in.the.next.closest.proximity.on.the.washington.side.will.be. considered.. c).eligible.projects.will.include.conservation.land.acquisition,.conservation.or.recreation. easement.acquisition,.trail.or.recreation.improvement,.historical.or.cultural.resource. restoration,.interpretation.of.historical.or.cultural.resources,.and.public.or.private.recreation. development... d) The first priority for use of funds will be the establishment of an interpretive recreation (hiking.and.biking).trail.system.along.the.underwood.bluff.and.the.entire.historic. Broughton flume route from Willard, Washington to Hood, Washington. e).assets.of.the.fund.will.be.held.in.a.dedicated.account...funding.will.be.an.obligation.of. the.unit.buyer,.payable.from.escrow.at.closing BROUGHTON LANDING MASTER PLAN

36

37 Public Recreation Trail Network The.pedestrian.orientation.of.the.site.will.be.greatly.enhanced.with.the.addition.of.new. pedestrian.crossings.over.the.railroad.tracks.and.under.sr.14.as.well.as.new.walkways. throughout.the.redevelopment.area.and.a.new.recreational.trail.network.throughout.the. project.site. Trails.from.the.resort.will.access.an.extensive.network.of.recreation.trails.traversing.the.Gorge. walls.above.the.resort.for.the.use.of.the.general.public.and.resort.guests.alike...as.mapped. on.page.37,.the.primary.components.of.this.14-mile.trail.network.will.be.the.flume.and. Underwood.Bluff.trails...The.Flume.Trail.will.roughly.follow.the.alignment.of.the.historic. Broughton.Lumber.Flume...If.rights-of-way.can.be.secured.across.nearby.privately.held. lands,.this.trail.network.will.traverse.the.gorge.wall,.from.broughton.landing.west.toward. Drano.Lake.then.continuing.north.to.the.site.of.the.former.Willard.Mill...Interpretive.signage. will identify historic features such as the lumber flume along the route and spur trails along the.route.will.access.spectacular.viewing.areas.and.special.natural.and.cultural.features...the. Underwood.Bluff.Trail.will.follow.the.route.of.the.old.road.down.the.bluff.face.from. Underwood.to.the.mill.site...The.Drano.Lake.Trail.will.follow.a.historic.road.alignment.down. the.bluff.to.the.site.of.a.historic.steamboat.landing.on.the.shore.of.what.is.now.drano.lake... New.trailheads.will.also.be.constructed.at.Broughton.Landing.and.at.the.terminus.of.each.trail. segments...as.described.above,.a.dedicated.revenue.source.will.fund.acquisition,.construction,. and.maintenance.of.this.trail.system. Dramatc vstas wll be accessble from the proposed Underwood Bluff Tral. 35

38 Enhancements to Resource-based Public Recreation The.Broughton.Landing.proposal.includes.extensive.enhancements.to.public.river-oriented,. day-use.recreation..inspired.by.the.state.parks.master.plan,.a.generous.and.landscaped.new. parking.area.will.be.constructed.across.sr.14.from.the.hatch.and.connected.to.the.popular. launch.site.via.a.pedestrian.underpass.below.sr.14...this.additional.parking.will.be.critical. during certain wind conditions if parking is significantly reduced at Doug s Beach as a consequence.of.additional.railroad.tracks.through.the.site.proposed.by.burlington.northern. Santa.Fe.Railroad. If.feasible,.Broughton.Landing.will.provide.a.source.of.reclaimed.water.to.irrigate.portions. of the Hatch to keep the park green during the period of maximum windsurfing activity. In.addition,.a.shower/locker.and.sailboard.gear.storage.facility.is.proposed.close.to.the.SR. 14 pedestrian underpass to provide the local windsurfing community a convenient place to change,.shower.and.store.equipment..a.general.store/coffee.shop/pub.on.the.second.level. will.provide.locals.with.a.convenient.and.popular.socializing.spot... To mitigate for increased windsurfing by resort guests, enhancements are proposed for Broughton.Beach.where.the.majority.of.resort.guests.are.expected.to.launch...These. facilities.will.be.similar.to.those.proposed.opposite.the.hatch.with.its.own.equipment. storage.and.rental,.restrooms,.concession.and.viewing.facilities..both.will.be.connected.to. the.rest.of.the.site.by.pedestrian.bridges...public.use.of.nearby. Cheap.Beach.will.not.be. affected.by.broughton.landing. Proposed Recreation facility improvements adjacent to the Hatch will benefit resort guests and locals alike. 36 BROUGHTON LANDING MASTER PLAN

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40 Preservation and Interpretation of Cultural Resources The.Broughton.Lumber.Flume.is.eligible.for.the.National.Register.of.Historic.Places.and. several.previously.surveyed.former.mill.buildings.were.determined.to.be.eligible.for.listing. as.well...although.not.yet.surveyed,.numerous.other.buildings.likely.meet.the.eligibility. requirements.as.individual.buildings.or.as.a.historic.district...in.addition,.the.entire.project. site.is.located.within.the.columbia.river.gorge,.considered.by.archeologists.to.have.a.high. probability.for.eligible.historic.and.prehistoric.cultural.resources. This.extensive.cultural.legacy.is.important.to.the.identity.of.Broughton.Landing.and.is. worthy.of.protection,.recordation.and.interpretation.as.the.site.is.redeveloped.from.a. planing.mill.to.a.resort...accordingly,.the.proposed.site.plan.attempts.to.reuse.as.many. of.the.mill.buildings.and.structures.as.possible.and.replicate.the.geometry.of.historic.mill. layout...buildings.that.cannot.be.re-used.will.be.disassembled.for.re-use.in.the.proposed.new. construction.which.itself.will.be.designed.to.maximize.compatibility.with.massing,.materials. palate.and.geometry.the.historic.industrial.fabric.. Following.extensive.archeological,.cultural.and.historic.resources.surveys.conducted.in. conjunction.with.appropriate.tribal.governments,.the.u.s..forest.service.and.the.state. Department.of.Archeology.and.Historic.Preservation,.all.contributing.resources.will.be. recorded...where.possible,.contributing.elements.will.be.preserved.and.interpreted.in.situ... If.not,.appropriate.mitigation.measures.will.be.enacted.as.stipulated.in.a.cultural.resources. management.plan...to.make.the.site s.history.accessible.to.the.public,.preserved.historic. resources will be identified with appropriate interpretive signage and museum displays will be curated.in.the.main.lodge,.displaying.a.wealth.of.historic.relics,.photos.and.video.depicting. the.site s.pioneer.and.logging.era.past. Prehistoric resources identified during the archeological survey will be protected through careful.development.siting.or.data.recovery...traditional.cultural.properties.will.also.be. protected.through.ongoing.collaboration.with.the.yakama.nation.and.other.affected.tribes. Broughton Landng s hstorc and cultural hertage warrant preservaton and nterpretaton. 39

41 Environmental Sustainability Efficient Land Use The.Broughton.Landing.proposal.will.employ.clustering..Rather.than.developing.the.entire acre.project.site,.redevelopment.is.only.proposed.on.a.portion.of.the.58.2-acre. redevelopment.area..as.required,.substantially.less.than.65.acres.(25%.of.the.project.site,). will.be.redeveloped.. Low-Impact Development Practices Development.within.the.Redevelopment.Area.will.be.sensitively.sited.with.efforts.to. reuse.existing.buildings.and.other.previously.disturbed.sites.whenever.possible.as.shown. on.the.following.page..when.not,.disassembled.building.materials.will.be.reused.in.new. construction that reflects existing building massing and architecture. Most existing vegetation will be retained as will existing rock outcrops, significant trees and other character-defining landscape features. Environmentally sensitive natural areas such as wetlands,.riparian.zones,.steep.slopes,.and.valuable.habitat.will.be.preserved. Wastewater Treatment Standards The.resort.will.depend.on.technologically.advanced.package.wastewater.treatment. technology. This on-site system will generate highly purified wastewater (B+ or A+) that will.be.clean.enough.to.re-use.for.underground.irrigation.and.discharge.into.the.columbia. River.with.minimal.water.quality.impacts.and.no.odor... If.feasible,.wastewater.not.needed.for.irrigation.will.be.combined.with.discharge.from.the. Spring.Creek.Hatchery.and.piped.further.offshore.to.deeper,.faster.moving.currents...This. will improve water quality close to the shore, benefiting recreation and wildlife. Proposed wastewater treatment and dscharge practces wll mprove near-shore water qualty. Ths senstve wetland wll be protected from future development. 40 BROUGHTON LANDING MASTER PLAN

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43 Addressing the Second Purpose of the National Scenic Area Act Avoiding potential conflict with the second purpose of the Columbia River Gorge National Scenic.Area.Act.(PUBLIC.LAW NOV..17,.1986).is.critical.to.the.success.of.this. project...the.scenic.area.act.gives.clear.direction.for.commercial.development.in.the. Gorge: it is to be encouraged to locate within the 13 Urban Areas identified by Congress. The.Act.directs.the.Gorge.Commission.to. protect.and.support.the.economy.of.the. Columbia.River.Gorge.area.by.encouraging.growth.to.occur.in.existing.urban.areas.and.by. allowing.future.economic.development.in.a.manner.that.is.consistent.with.protecting.and. enhancing.scenic,.cultural,.recreational,.and.natural.resources.[section.3(2)].. The.Act.is.administered.by.the.Management.Plan.for.the.Columbia.River.Gorge.National. Scenic.Area.which.states.that.development.is.welcome.outside.the.urban.areas.but.it.must. not interfere with the prosperity of the Urban Areas. One of the key issues identified in the management.plan.is.the.concern.that. uncontrolled.strip.commercial.development.outside. the.urban.areas.could.discourage.new.commercial.growth.in.these.urban.areas...as.a. result,.commercial.land.use.policy.#8.states:. Commercial.uses.located.outside.Urban. Areas.and.Rural.Centers.shall.be.limited.to.a.scale.that.serves.local.community.and.tourist. needs. To.ensure.compliance.with.these.mandatory.provisions,.a.detailed.analysis.was.conducted. of.potential.economic.impacts.to.nearby.urban.areas,.especially.white.salmon.and.bingen. Washington.as.well.as.Hood.River.Oregon...As.summarized.in.the.following.table,.this. analysis.determined.that.the.short.and.long-term.economic.impacts.to.these.areas.are. anticipated.to.be.very.positive.and.that.broughton.landing.will.not.compete.directly.with. the.existing.local.hospitality.sector.. Short-Term Impacts: The.construction.period.will.generate.substantial.new.employment.estimated.at.288.jobs. along.with.substantial.tax.revenues.to.both.state.and.local.governments..it.is.important.to. note.that.a.majority.of.these.jobs.and.economic.activity.are.added.to.the.current.economic. environment.and.will.not.have.a.negative.effect.on.current.jobs.and.the.economic.activity.in. the.area.. Long-Term Impacts: The.operation.of.the.resort.will.add.the.equivalent.of.approximately.60.ongoing.full.time. jobs.and.ongoing.real.estate.tax.revenues.in.excess.of.$1.0.million..the.project.is.also.likely. to.have.a.positive.effect.on.the.real.estate.environment.and.surrounding.outdoor.activities.. 43

44 Other substantial benefits include the increased visitation and spending (estimated to exceed $10.million.per.year).and.the.added.indirect.jobs.and.economic.activity.in.the.area.. Summary of projected jobs and economic impacts Total constructon full tme equvalents (FTE) 288 Project Estmated local total constructon payroll $30,000,000 employment Total ongong resort operatons (FTE) 60 Estmated local ongong payroll $2,4000,000 Total due to constructon (FTE) Indrect job 120 creaton Total ongong due to operatons (FTE) 12 Estmated overhead employment durng constructon (FTE) 168 Tax revenues (thousands of dollars) One tme due to constructon State sales tax revenue from materals $774,000 Total excse tax on project $1,438,000 Ongong revenues Property tax $1,011,000 Hotel/motel tax $110,000 Busness and occupaton tax $12,000 Vstor spendng Total yearly resdent/vstor spendng $7,920,000 Source: SE Group. Potential Competition with Local Hospitality Sector: The.addition.of.rental.units.may.compete.with.the.existing.lodging.establishments.in.the. area..however,.the.effect.of.the.increased.competition.among.these.businesses.is.mediated. by.the.following: Broughton Landing will create lodging alternatives that are significantly different from what currently exists in the area; Broughton Landing will attract new customers and not compete directly with existing businesses; Broughton Landing has the potential to attract a significant portion of international visitors; The minimal restaurant and retail facilities proposed for Broughton Landing are not anticipated to create competition for existing local businesses. As.a.result,.the.proposal.is.anticipated.to.have.little.or.no.adverse.impact.on.local.lodging,. restaurant.or.retail.businesses.in.the.surrounding.area B R OU GH T ON LANDIN G M A STE R P LAN

45 Summary and Conclusion Broughton.Landing.will.replace.a.decaying.lumber.mill.with.a.world-class.resort.that. demonstrates the best of sustainable development practices while fulfilling the region s need.for.a.base.camp.for.outdoor.adventure..the.proposed.development.program.of.250. new.units.effectively.balances.economic.realities.with.scenic,.natural.and.cultural.protection. measures..this.self-mitigating.proposal.is.intended.to.raise.the.standard.for.all.future. development.proposals.within.the.national.scenic.area.as.follows: Conservation Easements on numerous Broughton-owned parcels: Permanent.conservation.easements.preserving.approximately.300.acres.of.highly-visible. gorge.walls.are.proposed.to.maximize.protection.of.the.surrounding.environment;. Conservation, Preservation and Recreation Fund supported by sales: Perpetual sales-financed fund supporting land conservation, recreation trails and historic preservation; Extensive recreation trail network open to public: Approximately.14.miles.of.public.recreation.trails.between.Underwood.Bluff.and.Drano. Lake.accessing.spectacular.views.and.historic.features; Enhancements to resource-based public recreation: New.public.parking.and.irrigation.water.for.the.Hatch,.adjacent.concessionaires.and. alternative.private.launch.site.for.resort.guests; Historic preservation and interpretation of cultural resources Broughton.Lumber.Flume,.historic.mill.buildings.and.other.archeological.sites.will.be. preserved.or.recorded.and.interpreted.through.on-site.signage.and.museum.displays; New environmentally sustainable commercial recreation facilities The Broughton Landing proposal will employ efficient land use practices, low-impact development.and.the.highest.wastewater.treatment.standards; Addressing Scenic, Natural, Cultural & Recreation and 2nd purpose of the Act The.proposed.resort.will.improve.existing.aesthetics,.protect.natural.resources,.preserve.and. interpret.the.site s.cultural.legacy.and.enhance.resource-based.recreation..as.a.totally.new. type.of.resource-based.recreation.development,.broughton.landing.will.attract.new.visitors. without.adversely.impacting.nearby.communities.like.white.salmon.and.bingen. 45

46 Broughton Landing Project Team Jason.Spadaro,.Owner s.representative. Mike.Usen,.Project.Manager. Hal.Ayotte,.Lead.Architect. Jon.Peterson,.Economist. Mark.Reiser,.Civil.Engineer. Broughton.Lumber.Company SE Group Fletcher,.Farr,.Ayotte.Architects Peterson.Economics Tetra.Tech/KCM,.Inc. MIKE USEN, AICP 46 SE Group TH PLACE SE SUITE 360 BELLEVUE, WA t f e MUSEN@SEGRP.COM BROUGHTON LANDING MASTER PLAN