ORD 2332 Ago? 4c
ORDINANCE NO .
AN ORDINANCE revising Chapter 18 . 19 of the Camas
Municipal Code by adding design review standards for mixed use ,
multi - family , and gateway developments .
WHEREAS , the City Council has heretofore formed an ad hoc committee to assess the
feasibility of design review standards , and
WHEREAS , commercial guidelines were adopted in May , 2001 , and
WHEREAS , the % Council now desires to add multifamily , mixed use and gateway
guidelines ,
NOW , THEREFORE , THE COUNCIL OF THE CITY OF CAMAS DO ORDAIN AS
FOLLOWS :
Section I
Chapter 18 . 19 of the Camas Municipal Code is amended to provide as set forth in Exhibit
" A " attached hereto and by this reference incorporated herein .
Section I1
This ordinance shall take force and be in effect five ( 5 ) days from and after its publication
according to law .
PASSED by the Council and APPROVED by the, Mayor this da of eb
y ruar y ,
2003 .
,y.
SIGNED :
Mayor
ATTEST : lie
"
Clerk
APP VED as to form :
j M� l
d" it
y Attorney
Chapter 18 . 19
DESIGN REVIEW
Sections .
18 . 19 . 010 Purpose
18 . 19 . 020 Scope
18 . 19 . 030 Design Review Manual Adopted
18 . 19 . 040 Design Review Committee
18 . 19 . 050 Design Principles
18 . 19 . 060 Guidelines
18 . 19 . 070 Application Requirements
18 . 19 . 080 Design Review Procedures
Ok
18 . 19 . 090 Deviations to design review guidelines
18 . 19 . 100 Enforcement
18 . 19 . 010 Purpose
This chapter is intended to provide .for orderly and quality development consistent
with the design principles of the Camas Design Review Manual: Gateways,
Commercial, Mixed- Use & Multi-Family Uses , hereafter referred to as Design
Review Manual ( DRM ) . The design review process is not intended to determine
the appropriateness of a given use on a given parcel . The design review process
is intended to produce a meaningful integration of building , landscaping and
natural environment . This will protect the general health , safety and welfare of
the community by making efficient use of the land , which is consistent with the
visual character and heritage of the community .
18 . 19 . 020 Scope
Design review is required for all new commercial , mixed - use or , multifamily
developments , redevelopment ( including change in use , e . g . residential to
commercial ) , or major rehabilitation ( exterior changes requiring a building permit
or other development permit ) . Commercial uses in the context of design review
include both traditional uses listed as commercial under the zoning code. as well
as recreational , religious , cultural , educational and governmental buildings and
associated properties .
Additionally , design review is applicable to all new developments or re -
developments within a gateway area as defined in the Design Review Manual .
18 . 19 . 030 Design Review Manual Adopted
The city ' s design standards are primarily contained in the Design Review
Manual , which is hereby adopted by the city .
18 . 19 . 040 Design Review
The City Council shall establish a seven person Design Review Committee
( DRC ) for the purposes of reviewing specific proposals and recommending
74
conditions and or other actions necessary for consistency with the principles of
the DRM . The DRC members serve at the pleasure of the City Council . The
DRC shall consist of six members appointed by the City Council , to including two
from the development community , one council member , one planning
commissioner , and two citizens at large . A seventh member shall be a
neighborhood representative of the surrounding neighborhood to a specific
proposal or a United Camas Association of Neighborhoods member .
The DRC will hold a public meeting to consider a pp
design review application
when :
A . The City Planner determines that the issues related to a specific proposal are
p p p
complex enough to warrant a review by the DRC ;
B . The proposal varies from the guidelines of the DRM ; or ,
C . When an administrative decision on a design review application is appealed
with no prior review by the DRC .
The DRC shall not issue a decision , but shall prepare a written recommendation
together with findings to support the recommendation to the approval authority
within ten days of a public meeting held for that purpose . [ RCW 36 . 70 . 020 5 .
18 . 19 . 050 Design Principles
The principles are mandatory and must be demonstrated to have been satisfied
in overall intent in order for approval of a design review application to be granted .
Standard principles are applied to all commercial , mixed use , or multifamily uses .
Where applicable , the specific principles are used in addition to standard
principles .
A . Standard Principles :
1 . Landscaping shall be done with a purpose . It shall be used as a tool to
integrate the proposed development into the surrounding environment .
2 . All attempts shall be made at minimizing the removal of significant natural
features . Significant natural features shall be integrated into the overall
site plan .
3 . Buildings shall have a " finished " look . Any use of panelized materials shall
be integrated into the development in a manner that achieves a seamless
appearance .
4 . A proposed development shall attempt to incorporate or enhance
historic/ heritage elements related to the specific site or surrounding area .
B . Specific Principles :
1 . Gateways :
a . Gateways shall be devoid of freestanding signs . . Pre - existing
freestanding signs will be subject to removal at the time of an new
. Y
75
- '
development , redevelopment , or major rehabilitation on the site .
Exemptions include approved directional or community information
signage as approved by the City .
b . Business signage not placed on buildings shall be integrated into the
landscaping /streetscaping of the subject property .
c . Permanent signage within a gateway shall be standardized in a
manner that creates a consistent look within the gateway in question.
d . The surface of pedestrian walkways within intersections shall be
accentuated with a unique character .
e . A consistent streetscape lighting scheme shall be used .
2 . Commercial & Mixed Uses :
a . On - site parking areas shall be placed to the interior of the development
unless site development proves prohibitive . All on - site parking areas
along adjacent roadways shall be screened with landscaping .
Downtown commercial and mixed - use areas shall not be required to
provide on - site parking .
b . Buildings shall be used to define the streetscape unless site conditions
prove prohibitive .
c . Structures abutting , located in , or located near less intensive uses or
zoned areas ( such as commercial developments next to residential
areas ) shall be designed to mitigate size and scale differences .
d . Developments containing a multiple of uses/ activities shall integrate
each use /activity in a manner that achieves a seamless appearance or
creates a cohesive development .
e . Mixed - use developments that place uses throughout the site
( horizontal development ) shall organize elements in a manner that
minimizes their impact on adjacent lower intensity uses .
f. Walls shall be broken up to avoid a blank look and to provide a sense
of scale .
g . Outdoor lighting shall not be directed off site .
3 . Multi - Family :
a . Stacked Housing :
1 ) All on - site parking areas . shall be screened with landscaping .
Parking spaces shall be clustered in small groups of no more than
6 - 10 spaces .
2 ) Stacked houses abutting or located in single family residentially
zoned areas shall be designed to mitigate size and scale
differences .
76
3 ) Walls shall be articulated in order to avoid a blank look and to
provide a sense of scale .
4 ) Detached garages shall be located to the rear of stacked unit ( s ) so
as not to be directly viewable from a public street .
5 ) Attached garages shall account for less than 50 % of the front face
of the structure . Garages visible from the street shall be articulated
by architectural features , such as windows , to avoid a blank look .
b . Townhomes & Rowhouses :
1 ) All on - site parking areas ( excluding driveways and garages ) shall
be screened with landscaping .
2 ) Buildings shall be used to define the streetscape unless site
conditions prove prohibitive .
3 ) When appropriate , structures abutting or located in single family
residentially zoned areas shall be designed to mitigate size and
scale differences .
4 ) Walls shall be articulated in order to avoid a blank look and to
provide , a sense of scale .
5 ) Detached garages shall be located to the rear of the townhouse or
rowhouse unit ( s ) so as not to be directly viewable from a public
street .
6 ) Attached garages shall account for less than 50 % of the front face
of the structure . Garages visible from the street shall be articulated
by architectural features , such as windows , to avoid a blank look .
c . Duplex , Triplex , & Four- Plex :
1 ) Garages shall account for less than 50 % of the front face of the
structure . Garages visible from the street shall be articulated by
architectural features , such as windows , to avoid a blank look .
18 . 19 . 060 Guidelines
The guidelines include five major guideline categories :
1 . Landscaping & Screening
2 . Architecture
3 . Massing & Setbacks
4 . Historic and Heritage Preservation
5 . Circulation and Connections
Each of the major guidelines include subcategories . Compliance with the
guideline categories and subcategories demonstrate compliance with the
principles . However , not every guideline may be deemed applicable , and
77
r
f .
It
therefore . required , by the approval authority . Additionally , the approval authority
may approve a variance from one or more guidelines provided the overall intent
of the principles is satisfied .
A copy of the design manual is on file with the Department of Public Works .
18 . 19 . 070 Application Requirements
Application for design review shall be submitted on the most current forms
provided by and in a manner set forth by the Planning Manager . The application
shall include such drawings , sketches and narrative as to allow the approval
authority review of the specific project on the merits of the City ' s Design Review
Manual and other applicable city codes . An application shall not be deemed
complete unless all information requested is provided .
18 . 19 . 080 Design Review Procedures
Design Review applications 'are processed as a Type 2 - Administrative Decision
and /or as part of a consolidated review . In addition to the requirements as
specified through CMC 18 . 55 ,, the following procedures shall be applicable :
A . Completeness Review : A letter of completeness may indicate whether the
application will be subject to review and recommendation by the Design
Review Committee ( DRC ) and the date of the public meeting of the Design
Review Committee , if one is known .
B . Notice of a meeting of the DRC , when required , should be included in notice
of application for a consolidated review or follow CMC 18 . 55 . 170 regarding
optional public notice . .
C . Appeal of Design Review Decision : Appeal of a design review decision shall
be to the City Council consistent with CMC 18 . 55 . 200 or 18 . 55 . 210 as
applicable .
18 . 19 . 090 Deviations to design review guidelines
A design review application that includes a deviation from any of the five major
guidelines of the DRM shall be subject to review and recommendations from the
Design Review Committee , The DRC shall base its recommendation upon
findings setting forth and showing that all of the following circumstances exist :
A . Special conditions or circumstances exist which render a specific requirement
of the DRM unreasonable , given the location and intended use of the
proposed development ,
B . The special conditions and circumstances are characteristic of the proposed
general use of the site and not of a specific tenant ;
C . The specific conditions and circumstances are not representative of typical
development which may be allowed within the zoning district ;
78
D . The requested deviation is based upon functional consideration rather than
economic hardship , personal convenience or personal design preferences ;
E . Variation from a guideline ( s ) has sufficiently been compensated by other site
amenities ; and
F . The requested deviation will not result in a project that is inconsistent with the
intent and general scope of the DRM principles .
18 . 19 . 100 Enforcement
Failure to comply with the requirements of this chapter or a decision resulting
from this Chapter are enforceable under Article VIII of CMC 18 . 55 .
79