ORD 15-012 ORDINANCE NO , 15 - 012
AN ORDINANCE repealing and replacing Camas Municipal
Code Chapter 18 . 22 , relating to Mixed Use Planned Developments ,
and amending the Commercial and Industrial Uses Table as set
forth in Camas Municipal Code Section 18 . 07 . 030 — Table 1 .
WHEREAS , certain amendments were proposed to Camas Municipal Code Chapter
18 . 22 , relating to Mixed Used Planned Developments , to maintain the flexibility of the chapter
and to better clarify procedures $ and
WHEREAS , the Planning Commission held a public hearing on June 16 , 2015 , to
consider the proposed revisions ; and
WHEREAS , the Planning Commission favorably recommended to forward the
amendments to the City Council ; and
WHEREAS , the City Council held a public hearing on August 3 , 2015 , to consider the
proposed revisions ;
NOW , THEREFORE , BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CAMAS AS FOLLOWS :
Section I
Camas Municipal Code Chapter 18 . 22 — Mixed Use Planned Developments — is hereby
repealed and shall be replaced and said chapter renamed as per the provisions as set forth in
Exhibit "A" , attached hereto and by this reference incorporated herein .
Section II
Camas Municipal Code Section 18 . 07 . 030 — Table 1 — Commercial and Industrial Uses —
is hereby amended as set forth in Exhibit " B " , attached hereto and by this reference incorporated
herein .
Ordinance No . 15 - 012 Page - 2
Section III
This ordinance shall take force and be in effect five days from and after its publication
according to laevo
Y
PASSED by the Council and APPROVED by the Mayor t s da of August , 2015 .
SIGNED : EW
Mayor
ATTEST :
Clerk
APPROVED as to form :
44a
City Attorney
CMC Chapter 18 . 22 Mixed Use Planned Development Overlay ( MXPD )
18 . 22 . 010
The city recognizes that opportunities for employment may be increased through the development of
master - planned , mixed - use areas . Consistent with this , the city has created the mixed - use planned
development overlay zone ( MXPD ) to provide for a mix of compatible light industrial , service , office , retail ,
and residential uses . Standards for development in the mixed - use planned development overlay zone are
intended to achieve a pedestrian friendly , active , and interconnected environment with a diversity of uses .
Applicability.
The provisions of this chapter shall apply to parcels designated with MXPD zoning overlay .
18 . 22 . 030 Definitlions
In addition to those definitions listed in CMC Chapter 18 . 03 , the following definitions shall also apply
to this chapter :
" Base zone or underlying zone " means the zoning district of the properties , which the overlay zone is
applied . The standards of the overlay zone are in addition to those standards and criteria of the
underlying zoning district .
" Development agreement " means a binding agreement between the city and a developer relative to
a specific project and piece of property . The agreement may specify and further delineate , and may
include , but is not limited to , development standards ; vesting ; development timelines ; uses and use
restrictions ; integration within or outside of the subject development ; construction of transportation , sewer
and water facilities ; and allocation of capacity for transportation , sewer and water facilities . The
agreement shall clearly indicate the mix of uses and shall provide a general phasing schedule , as
reviewed and approved by city council , so as to ensure that the commencement of construction of the
commercial , industrial , and /or office uses occur within a reasonable time frame of the construction of the
overall project .
" Master plan " as used in this chapter , is a proposal for development that describes and illustrates the
proposed project' s physical layout ; its uses ; the conceptual location , size and capacity of the urban
service infrastructure necessary to serve it ; its provision for open spaces , landscaping , trails or other
public or common amenities ; its proposed building orientation ; its Is transportation and pedestrian
circulation plan ; and the integration of utility , transportation , and pedestrian aspects of the project with
surrounding properties .
" Site plan " means a detailed drawing to scale , accurately depicting all proposed buildings , parking ,
landscaping , streets , sidewalks , utility easement , stormwater facilities , wetlands or streams and their
buffers , and open space areas .
18 . 22 . 040 Allowed uses
A . The mix of uses may include residential , commercial , retail , office , light industrial , public facilities ,
open space , wetland banks , parks , and schools , in stand alone or in multi - use buildings .
B . Residential uses are allowed either :
1 . In buildings with commercial uses ; or
2 . As multi -family units , as provided for in Section 18 . 22 . 070 ( A ) of this chapter .
C . Commercial and retail uses are permitted , but not required , on the ground floor of multi - use buildings
throughout this district .
D . Uses under CMC Section 18 . 07 . 030 Table 1 for Community Commercial .
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18s22a050 Required mix of uses
The master plan must provide a mix of uses . No single use shall comprise less than twenty- five
percent of the development area ( i . e . , residential , commercial , industrial ) , and no more than fifty percent
of the net acreage of the master plan shall be residential that is not otherwise contained within a mixed -
use building . The remaining master plan may be a mix of employment uses as allowed in Section
18 . 22 . 040 of this chapter . The minimum use percentage shall not apply to public facilities , schools , parks ,
wetland banks , or open space .
18 . 22 . 060 Process
A . General . The applicant for a development in the MXPD zone shall be required to submit a proposed
master plan , as defined in Section 18 . 22 . 030 of this chapter , and a proposed development
agreement as authorized under RCW Chapter 36 . 70B .
B . Contents . The proposed master plan shall include the following information :
1 . Boundaries . A legal description of the total site proposed for development is required .
2 . Uses and Functions . The master plan must include a description of present uses , affiliated
uses , and proposed uses . The description must include information about the general amount
and type of functions of the use , the hours of operation , and the approximate number of
member employees , visitors , and special events . For projects that include residential units ,
densities , number of units , and building heights must be indicated .
3 . Critical Areas . All critical areas shall be identified on the master plan
4 . Transportation . The master plan shall include information on projected transportation impacts
for each phase of the development . This includes the expected number of trips ( peak and daily) ,
an analysis of the impact of those trips on the adjacent street system , and the proposed
mitigation measures to limit any projected negative impacts . Mitigation measures may include
improvements to the street system , or specific programs to reduce traffic impacts , such as
encouraging the use of public transit , carpool . A transportation impact study may be substituted
for these requirements .
5 . Circulation . The master plan shall address on - site and integration with off - site circulation of
pedestrians , bicycles , and vehicles . All types of circulation on and off the site shall be depicted
in their various connections throughout the project , and their linkages to the project and
adjacent properties .
6 . Phases . The master plan shall identify proposed development phases , probable sequence of
future phases , estimated dates , and interim uses of the property awaiting development . In
addition , the plan shall identify any proposed temporary uses , or locations of uses during
construction periods .
7 . Density . The master plan shall calculate the proposed residential density for the development ,
which shall include the number and types of dwelling units .
8 . Conceptual Utility Plans . Utility plans should generally address stormwater treatment and
detention areas on the site , existing utilities , proposed utilities , and where connections are being
made to existing utilities .
C . Design Review Committee . The proposed master plan shall be reviewed by the Design Review
Committee and their recommendations must be forwarded to City Council to be consolidated with
any other required approvals .
D . Approval . The master plan and development agreement must be approved by the city council after a
public hearing . Once approved , the applicant may submit individual site plans for various portions or
phases of the master plan , which will provide engineering and design detail , and which will
demonstrate consistency with the originally approved master plan and other applicable standards .
Individual site plans shall comply with requirements in CMC Chapter 18 . 18 Site Plan Review , and be
processed in accordance with that chapter . It is the intent that site plans shall not be required to
reanalyze the environmental and other impacts , which were previously analyzed in the master plan
and approved by Council .
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E . Site Construction . Subsequent to approval of a master plan , the property owner must develop and
submit construction plans and specifications in substantial conformance to the MXPD master plan ,
and obtain engineering approval for installation of improvements .
F . Building Permits Required . Approval of a master plan and development agreement does not
constitute approval to obtain building permits or begin construction of the project . Building permits
may be issued after a site construction plan has been approved in compliance with the master plan ,
development agreement and other applicable city standards .
18 . 22 . 070 Criteria for master plan approval-
4
The following criteria shall be utilized in reviewing a proposed master plan .
A . Residential Densities and Employment Targets . Unless otherwise provided for in a transition
area to mitigate impacts of increasing density , the minimum average density of eight dwelling
units per net acre of residentially developed area is required . The maximum average density
shall be twenty- four dwelling units per net acre . For employment generating uses , the master
plan shall provide an analysis of how many jobs will be produced , the timing of those jobs , and
the phasing of the employment and non - employment portions of the proposal . For estimate
purposes , the target employment figure shall generally be consistent to the number of jobs
produced that would otherwise occur in the base zoning districts , which is typically six jobs per
developable acre for the nonresidential portion of the project . The city may authorize a
development with less than six jobs per developable acre based upon a finding that appropriate
measures have been taken to achieve six jobs per developable acre to the extent practicable .
" Appropriate measures " may be demonstrated based upon the following .
1 . The six jobs per developable acre cannot be achieved due to special circumstances
relating to the size , shape , topography , location , or surroundings of the subject property ;
2 . The likely resultant jobs per developed acres ratio would not adversely affect the
implementation of the comprehensive plan ;
3 . The proposed development would not commit or clearly trend the zoning district away from
It
job creation .
B . Setback and Height Requirements . Building setbacks shall be established as part of the master
planning process . Setbacks in all future site plans shall be consistent with those established in
the master plan . Landscape and setback standards for areas adjacent to residentially zoned
property shall meet or exceed those provided for in Table 18 . 22 . 080A . The applicant may
propose standards that will control development of the future uses that are in addition to , or
substitute for , the requirements of this chapter . These may be such things as height limits ,
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setbacks , landscaping requirements , parking requirements , or signage .
C . Off - Street Parking and Loading . Off - street parking and loading shall be provided in accordance
with CMC Chapter 18 . 11 Parking , unless reduced as allowed in this chapter ( see subsection
18 . 22 . 10 0 - I rice ntives ) .
D . Utilities . Utilities and other public services sufficient to serve the needs of the proposed
development shall be made available , including open spaces , drainage ways , streets , alleys ,
other public ways , potable water , transit facilities , sanitary sewers , parks , playgrounds ,
sidewalks , and other improvements that assure safe walking conditions for students who walk to
and from school .
E . Environmental Impacts . The probable adverse environmental impacts of the proposed
development , together with any practical means of mitigating adverse impacts , have been
considered such that the proposal shall not have a probable significant adverse environmental
impact upon the quality of the environment , in accordance with CMC Title 16 Environment and
RCW Chapter 43 . 21 C .
It
F . Access . The proposed development shall provide at least two access points (where a mixed -
use planned development does not have access to a primary or secondary arterial ) that
distribute the traffic impacts to adjacent streets in an acceptable manner .
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G . Professional Preparation . All plans and specifications required for the development shall be
prepared and designed by engineers and / or architects licensed in the State of Washington .
H . Engineering Standards . The proposed development satisfies the standards and criteria as set
forth in this chapter and all engineering design standards that are not proposed for modification .
I . Design Review . The proposed development satisfies the standards and criteria as set forth in
the Camas Design Review Manual : Gateways , Commercial , Mixed Use and Multi - Family Uses .
18 . 22 . U8O - Landscape requirements and buffering standards
A . Minimum landscaping or open space , as a percent of gross site area , shall be a minimum of fifteen
percent . All landscaping shall comply with the applicable landscape provisions in CMC Chapter
18 . 13 Landscaping of this code . The entire street frontage will receive street trees / landscaping that
will create a unifying effect throughout the area . Tree groupings shall be located for interest and
variety . Plantings shall conform to the approved selection list available from the city , if available .
B . Landscape buffers shall be in in with the below referenced table :
Table 1 - Landscaping Buffering Standards Zoning of Land Abutting Development Site
Single- Family Multifamily Commercial Office Industrial
- - - - -
Proposed Mix ofUses � 0 � �
on Development Site o CZ � o � o o � }' � o �
Z � � C0 z c � C0 z C � C � z C � Cz z C � C �
( this column ) 0- cz amcoacs c- Cz a- cz 0� cz Qcz Qcz acs Qco
J >% ) u .� n >% U) >%WQ u) U � co wo U)
ifamily 5 ' L2 5 ' L1 10 ' L1 5 ' L1 10 ' L3 5 ' L2 5 ' L2 10 ' L2 10 ' L2 10 ' L3
Residential Mult
and F2
Fence
Commercial 10 ' L3 5 ' L2 TO 511 5 ' L1 5 ' L2 5 ' L2 5 ' L2 10 ' L3 10 ' L2
Industrial 10 ' L2 L2 10 ' L2 L2 L3 L2 10 ' L3 L2 5 ' L2 5 ' L1
and F2 and F2
Fence Fence
Office , Public facilities , 5 ' L1 5 ' L1 5 ' L2 10 ' L1 10 ' L3 10L2 10 ' L2 10 ' L2 10 ' L2 10 ' L3
and other uses not and F2
listed above Fence
C . Landscaping and Screening Design Standards .
1 . L1 , General Landscaping .
a . Intent . The L1 standard is intended to be used where distance is the principal means of
separating uses or development , and landscaping enhances the area between them . The
L1 standard consists principally of groundcover plants ; trees and high and low shrubs also
are required .
b . Required Materials . Shrubs and trees may be grouped . Groundcover plants , grass lawn , or
approved flowers must fully cover the landscaped area not in shrubs and trees .
2 . L2 , Low Screen .
a . The standard is applied where a low level of screening sufficiently reduces the impact of a
use or development , or where visibility between areas is more important than a greater
visual screen .
b . Required Materials . The L2 standard requires enough low shrubs to form a continuous
screen three feet high and ninety - five percent opaque year - round . In addition , one tree is
required per thirty lineal feet of landscaped area , or as appropriate to provide a tree canopy
over the landscaped area . Groundcover plants must fully cover the remainder of the
landscaped area . A 42 - inch high masonry wall or fence at an F2 standard may be
substituted for shrubs , but the trees and groundcover plants are still required .
3 . L35 High Screen .
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a . The L3 standard provides physical and visual separation between uses or development
principally using screening . It is used where such separation is warranted by a proposed
development , notwithstanding loss of direct views .
b . Required Materials . The L3 standard requires enough high shrubs to form a screen six feet
high and ninety-five percent opaque year- round . In addition , one tree is required per thirty
lineal feet of landscaped area , or as appropriate to provide a tree canopy over the
landscaped area . Groundcover plants must fully cover the remainder of the landscaped
area . A six - foot high wall or fence that complies with an F1 or F2 standard may be
substituted for shrubs , but the trees and groundcover plants are still required . When
applied along street lot lines , the screen or wall is to be placed along the interior side of the
landscaped area .
4 . Fences .
a . F1 , Partially Sight- Obscuring Fence .
In Intent . The F1 fence standard provides partial visual separation . The standard is
applied where a proposed use or development has little impact , or where visibility
between areas is more important than a total visual screen .
ii . Required Materials . A fence or wall that complies with the F1 standard shall be six
feet high , and at least fifty percent sight- obscuring . Fences may be made of wood ,
metal , bricks , masonry , or other permanent materials .
b . F2 , Fully Sight- Obscuring Fence .
In Intent . The F2 fence standard provides visual separation where complete screening is
needed to protect abutting uses , and landscaping alone cannot provide that separation .
ii . Required Materials . A fence or wall that complies with the F2 standard shall be six feet
high , and one hundred percent sight obscuring . Fences may be made of wood , metal ,
bricks , masonry or other permanent materials .
5 . The applicant may provide landscaping and screening that exceeds the standards in this
chapter provided :
a . A fence or wall ( or a combination of a berm and fence or wall ) , may not exceed a height of
six feet above the finished grade at the base of the fence or wall ( or at the base of a berm ,
if combined with one ) , unless the approval authority finds additional height is necessary to
mitigate potential adverse effects of the proposed use , or other uses in the vicinity ; and
landscaping and screening shall not create vision clearance hazards as provided in CMC
Chapter 18 . 13 Landscaping of this code .
b . The Community Development Director may approve use of existing vegetation to fulfill
landscaping and screening requirements of this chapter , if that existing landscaping
provides at least an equivalent level of screening as the standard required for the
development in question .
c . Landscaping required for stormwater management purposes may not be used to satisfy
the landscaping area requirements of this chapter , unless integrated as a park - like feature
of the overall plan ( not a fenced area ) . .
d . Required landscaping and screening shall be located on the perimeter of a lot or parcel .
Required landscaping and screening shall not be located on a public right - of -way or private
street easement .
18 . 22 . 090 Reserved
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Incentives
ffi . wo
A . Parking Reduction . A reduction to the standard parking requirements of CMC Chapter 18 . 11 -
Parking , exclusive of ADA parking requirements , may be granted as follows :
1 . When the MXPD implements the following actions in Table 2 - Incentives ; or
2 . A twenty percent reduction when the MXPD includes underground or structured parking . A
combination of both ( 1 ) and ( 2 ) is allowed ,
Table 2 - Incentives
Action Reduction
Construction of a meandering walkway connection to an arterial 1 %°
Installation of on - site sheltered bus - stop (with current or planned service ) , 1 % 7
or bus stop within 1/4 mile of site with adequate walkways , if approved by C -
TRAN
Installation of bike lockers 1 %°
Connection to existing or future regional bike trail 1 %
Direct walk/ bikeway connection to destination activity ( such as a 1 %° if existing , 2 %
commercial / retail facility , park , school , etc . ) if residential development , or to if constructed
origin activity ( such as a residential area) if commercial / retail facility
Installation of parking spaces which will become paid parking ( by resident 3 %
or employee )
Installation of preferential carpool /vanpool parking facilities 1
Total , if all strategies were implemented 10 %
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The following are amendments to the table , and no other amendments to the table are provided .
CMC Chapter 18 . 07 . 030 -Table 1 Commercial and Industrial Uses
Residential Uses in NC DC CC RC MX BP LI/ BP LI HI
Commercial and Industrial Zones
Adult family home C P P X P X X X X
Assisted livinC P P X/ Plu P X X X X
Bed and breakfast P P P X P X X X X
Designated manufactured home X X X X P X X X X
Duplex or two - family dwelling X C/ P X X P X X X X
Group home C P P X P X X X X
Home occupation P P P X/ Plu P X X X X
Housing for the disabled P P P XIP P X X X X
Apartment , multi - familydevelopment X C / P X/ P X/ P P X X X X
Residence accessory to and connected P P P X/ P P X X X X
with a business
Sin le - family dwellin X X X X P X X X X
10 . Allowed as approved in a Mixed Use Planned Development ( MXPD ) overlay area .
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