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RES 1136
RESOLUTION NO.1136 A RESOLUTION adopting a Downtown Design Manual. WHEREAS,the City Council in Chapter 18.19 has adopted Design Review Standards to produce a meaningful integration of building,landscape and the natural environment;and WHEREAS,Design Standards are intended to protect the general health,safety and welfare to the community by making efficient use of the land,which is consistent with the visual character and heritage of the Community;and WHEREAS,the Planning Commission of the City of Camas held a public hearing on July 29,2008 and forwarded a recommendation for adoption of a Design Manual for standards of development in the Downtown zoning area,attached hereto as Exhibit "A";and WHEREAS,the City Council of the City of Camas deemed it advisable to adopt the Downtown Design Manual for application to parcels located within the City of Camas Downtown Commercial Zone. NOW,THEREFORE,BE IT RESOLVED BY THE COUNCIL OF THE CITY OF CAMAS AS FOLLOWS: I The Downtown Design Manual attached hereto as Exhibit "A"is hereby adopted by the City of Camas as the City's Design Standard for the Downtown Commercial Zone. II AAADOPTEDBYTHECOUNCILATAREGULARMEETINGthis.^Y September,2008. day of ^.—i •->-" \£O2 V-'.'VSIGNED: Mayor /KATTEST: Clerk APPRO s to form? City Attorney V DOWNTOWN DESIGN MANUAL City of Camas,Washington July 2008 * Downtown Design Manual City of Camas,Washington Table of Contents A.How to Use this Document 3 B.Purpose 3 C.Applicability /General Requirements 4 D.Streetscape Elements 5 1.Planting Design .. 2.Irrigation Design 5 6 3.Street Trees 6 Hardscape Elements: a.Furnishings b.Street Lighting... 4.7 7 9 5.Screening Standards 9 9a.General b.Parking Lots c.Service /Trash Collection Areas Screen Materials 9 10 d.11 6.Pedestrian and Parking Lot Surfaces 12 a.Pedestrian Surfaces... b.Parking Lot Surfaces c.ADA Accessibility .... 12 12 12 E.Architectural Standards 12 Site Planning1.12 2.Signage 13 3.Building Fa9ade 13 July,2008 List of Figures Figure 1 -Applicability Map 4 Figure 2 -Planting Design Example 5 Figure 3 -Street Tree Placement 6 Figure 4 —Street Light Placement 9 Figure 5 —Parking Screen 9 Figure 6 —Service Screening with Landscape &Wall 10 Figure 7 —Service Screening with Landscape &Fence 11 Appendix: Appendix A: Appendix B: Appendix C: Appendix D: Definitions Required Elements Matrix Street Trees Planting —Irrigation Details Credits and Acknowledgements Camas City Council Paul Dennis,Mayor Greg Anderson Don Cheney Linda Dietzman Helen Gerde Scott Higgins Steve Hogan Melissa Smith City Administration Lloyd Halverson,City Administrator City Staff Phil Bourquin,Community Development Director James Carothers,Engineering Manager Sarah Fox,Planner II James Hodges,Engineering Project Manager Jeff Englund,Engineering Technician Planning Commission Bryan Beel Carol Collier Shelly Damore Mary Kufeldt-Antle,Vice Chair Tim Hein,Chair Troy Hull David Shepherd Consultants: Christopher A.Baumann LA Daniel G.George LA,APA,ASCA Planning Solutions ,Inc . 1601 Broadway Vancouver WA 98663 360-750-9000 psi@planningsolutionsinc.comDowntownVisionCoalition Design &Infrastructure Committee Page 2 of 14CityofCamasDowntownDesignManual July,2008 A.How to Use this Document The Downtown Design Manual has been developed by downtown business owners in conjunction with the City of Camas .This document provides general requirements geared towards businesses considering renovations,expansions,or new site development. The following process is suggested: 1.Read this document and note requirements that may apply to your project.Be sure to review the Appendix section.All words included in the Definitions appendix have been underlined (and are noted as bold)within this manual.Example:Definition 2.Review and define your project,then re-read this document. 3.If you have questions,contact the City of Camas Planning Division (360)817-1562 to review your project.City staff will be happy to discuss your project and how it relates to this Downtown Design Manual,as well as other City codes. B.Purpose The Downtown Design Manual is intended to provide guidance for new development and redevelopment within the existing downtown core.This type of development is further expected to: 1.Achieve the goals and objectives of the City of Camas Comprehensive &Capital Facilities Plan; 2.Enhance livability,environmental quality and economic vitality with a mix of uses downtown; 3.Maximize efficient use of public facilities and services; 4.Create a safe,attractive,and convenient environment for a variety of uses including living,working,and recreating with retail businesses on the street level and housing /office units on upper levels; 5.Encourage economic development in the area by creating an environment that attracts a broad and diversified consumer base to the downtown core; 6.Encourage an economically viable atmosphere that will attract new business to the downtown core. Page 3 of 14CityofCamasDowntownDesignManual July,2008 7 .Encourage sustainable development practices. Co Applicability /General Requirements The provisions of this section shall be applied to public spaces and private parcels located within the City of Camas downtown commercial zone. (Refer to Figure 1)boundary is intended to include both sides of the street. 1. Private parcels shall be required to implement the improvements identified within this section for: 2. (a)all new uses; Commercial Zone.Refer to the City of Camas for the most current zone boundaries.(b)all changes of use; (c)the expansion of any building or development as defined in Camas Municipal Code (“CMC”)Section 18.18.020 (A)exceeding twenty percent of the existing floor or site area,or any one thousand square foot addition or increase in impervious coverage thereto,whichever is lesser. 3.The following activities are exempt from the requirements of this section. (a)Routine or emergency repair or maintenance of public or private buildings, structures,landscaping or utilities; (b)Interior remodeling and tenant improvements to buildings previously reviewed and approved . 4.If the requirements of the Downtown Design Manual conflict with other regulations, the more stringent of the two shall apply. 5.All work associated with the implementation of the Downtown Design Manual on private parcels shall be constructed and maintained by the land owner,unless otherwise noted. 6 .All required improvements shall be subject to Design Review (CMC 18.19)prior to building permit issuance.In addition,projects may be subject to Site Plan Review (CMC 18.18)prior to building permit issuance.Project proponents are urged to contact the City of Camas for all required approval processes. All work shall be completed in accordance with City of Camas Municipal Code.7. City of Camas Downtown Design Manual Page 4 of 14 July,2008 8.Refer to Appendix B for a Required Elements Matrix. 9.Standards,materials,finishes,and colors specified within this manual,and the attached appendices,may be substituted with other similar elements with review by the Design Review Committee and approval by the City of Camas decision maker. D.Streetscape Elements The Downtown Design Manual is intended to provide a high degree of landscape amenities,tree lined streets, attractively landscaped frontages,screening of service areas,street furnishings,and pedestrian areas as part of a unified design. Planting Design1. (a)On-site plantings that abut the public right of way shall provide multiple layers of plantings,including canopy trees,understorv trees,shrubs and groundcover . Seasonal interest is encouraged to be enhanced through the use of plant materials that provide seasonal color,fragrance,and specimen plant materials.Refer to Figure 2 for a planting example. /F —SEATl HOt STfUSETUqHT,Tf p. A OppoNALBOULDERS &SMALL ACGCN7 7fU5 E O LOW SHfamSDtOWO f s MEDIUM EVEfWpeEM SHftUDSEpEfUEMMlALS P Of.KAHeirfAL CpA&SBS AMP /Of,qtOUNP GOV £f >w/EepALiep.Sc AH HUAQffO£|<ET WHEp.e fHptOWEftpope I 5TpEBT T|*B£. Planting Design Example Figure 2 (b)Landscape materials shall be installed per Appendix D Landscaping shall not exceed 30”high on comers. City of Camas Downtown Design Manual Page 5 of 14 July,2008 (c)Hanging baskets shall be installed so that the bottom of the basket is a minimum of eight feet (8’)above the finished grade. (d)All plant materials shall meet or exceed specifications established by the American Association of Nurserymen for nursery stock,and be suitable for the climatic conditions encountered in Camas,Washington. (e)A landscape maintenance plan per the American Association of Nurserymen’s standards,and approved by the City of Camas,shall be recorded as a covenant on the project parcel for landscaping located on private property. 2.Irrigation Design (a)All landscape plantings shall be irrigated with an automatic,underground irrigation system designed with water conservation in mind.Utilization of techniques such as separate water zones based on soil type,sun exposure,and plant water requirements are encouraged.Hanging baskets and individual planter pots may be hand watered.All irrigation materials located within the public right- of -way shall utilize the materials and construction techniques as listed in Appendix D and the City of Camas Design Standards Manual. 3.Street Trees (a)Trees selected for use as street trees shall be long-lived species possessing qualities suitable for an urban streetscape including branching characteristics,rooting characteristics,disease resistance,and non- fruiting.Street Trees shall be selected from Appendix “C”or the Camas Design Standard Manual (This manual is available online at http://www.ci.camas.wa.us /pworks /engforms.htm). (b)Street trees shall be a minimum of 2-inch caliper,fully branched,and staked at the time of planting. (c)Street Trees shall be maintained to provide eight feet of clearance area under the canopy at sidewalk and 10 feet clearance at street,per Figure 3.Street Tree Placement Figure 3 (d)Street trees shall be planted on all street frontages at minimum 30’on-center spacing,as measured along the abutting curb. City of Camas Downtow n Design Manual Page 6 of 14 July,2008 (e)Street trees shall be placed a minimum of two feet from the back of curb as measured from the center of the tree,unless otherwise specified by the City of Camas decision maker,per Figure 3. (f )Street tree planters shall be covered with American with Disability (“ADA”) accessible tree grates assessable tree grates that are a minim of six feet by six feet,street tree placement shall not impede pedestrian access and shall allow for a minimum six foot path of travel (the ADA accessible tree grates may be placed within the path of travel to meet these specifications),per Figure 3. (g)A limited tree grate exception may be granted for instances where street trees must be placed in planter beds.Such planter beds must be at least twice the size of a standard tree grate tree planter,must be landscaped per this section,must be irrigated per this section,and must allow for a minimum six foot path of travel (h)Street trees shall be irrigated per Appendix D. (i)Street tree planters,where allowed,shall include root barriers. 4.Hardscape Elements Hardscape Elements provide a high degree of pedestrian amenity that encourages outdoor social interaction,promotes a sense of place,and public security.The introduction of hardscape elements such as natural stone,sculpture,water features. drinking fountains ,decorative sidewalks (e.g.scored concrete,colored concrete, pavers,etc.),enhanced paving,accent lighting,site furnishings,recreational facilities,and the like are strongly encouraged . (a)Furnishings (1 )Furnishings shall consist of benches,drinking fountains ,trash receptacles, and bike racks.Furnishings shall be placed such as to not impede or constrict pedestrian movement or ADA Accessibility. (2)Benches shall be placed within the public sidewalk,private parcels,pocket plazas and parks to encourage social interaction and extend the length of stay in the area.At a minimum one bench should be located on each side of a city block.Where opportunities exist to locate more than one bench, benches should be orientated toward each other to encourage social interaction. (3)Drinking fountains shall be ADA accessible. City of Camas Downtown Design Manual Page 7 of 14 July,2008 (4)Trash Receptacles shall be placed within the public sidewalk,pocket plaza, and parks to encourage public sanitation and a litter free environment.At a minimum one trash receptacle should be located on each side of a city block near the midpoint of the block .Uses that generate a high potential for immediately disposable,trash such as take out restaurants are strongly encouraged (unless otherwise stated)to locate a trash receptacle within the frontage of their establishment. (5)Bike racks shall be placed within the public sidewalk,pocket plaza,and parks to encourage multi modal transportation and pedestrian safety.At a minimum one bike rack should be located on each side of a city block near the midpoint of the block.Uses that generate a high potential for bike parking such as arcades and movie theaters are strongly encouraged (unless otherwise stated)to locate a bike rack within the frontage of their establishment. (6)Water features are encouraged.Upon review by the Design Review Committee,and approval by the City of Camas decision maker,placement of a water feature may be in lieu of some (or all)of the required elements for a particular parcel.The Design Review Committee shall determine which streetscape elements may be substituted by the water feature. (7)Public art is required to be provided at one percent of construction cost. Upon review by the Design Review Committee,and approval by the City of Camas decision maker,placement of a permanent public art display may be in lieu of some (or all)of the required elements for a particular parcel.The Design Review Committee shall determine which streetscape elements may be substituted by the public art. City of Camas Downtown Design Manual Page 8 of 14 July,2008 (b)Street Lighting (1)Themed ornamental street lighting shall be located along the public right of way.Street lights shall be located utilizing a triangular spacing per Figure 4. The street light (with hanging plant bracket)shall be the City of Camas approved downtown street light. i*AT~'7:y ? ir —t rf Jif—- il TfPt <AL L \QH1f1*7140=.1 SfAClUG r .r—-u<j ' Street Light Placement Fieure 4 (2)Every lot will not be required to place a streetlight.Street light spacing will dictate those lots required to place street lights.The City of Camas decision maker shall review and approve proposed street light spacing. 5.Screening Standards Screening shall be utilized to obscure views of service,parking,and trash collection areas from view from the public right-of-way. (a)General (1)Sight-obscuring evergreen vegetation,screen walls,or fences may be erected within the setback area of a private parcel.i » ***A*I (2)Screening shall not be placed within the public right-of-way. (b)Parking lots abutting the public right-of-way Page 9 of 14CityofCamasDowntownDesignManual wmmnmm July,2008 (1)Shall be screened by a wall or fence three feet in height within a planting strip. r~7r\-Tf/ / /LiIf.ii.m\m£J Parking Screen -Figure 5 (2)Where sufficient room exists,small to medium size trees shall be planted twenty feet on center. (3)The screen shall be placed so as to obscure the view of the parking area from the public right of way. (c)Service /trash collection areas abutting the public right-of-way (1)Shall be screened by a wall or fence five feet in height within a planting strip. s 5 's Jt—I L"-V -f i iUY0,|Jnf -Cii*it UKui Service Screening with Landscape and Wall -Figure 6 City of Camas Downtown Design Manual Page 10 of 14 July,2008 (2)Where sufficient room exists,small to medium size trees shall be planted twenty feet on center. 4 1 \i Service Screening with Landscape and Fence -Figure 7 (3)Gates providing access to these areas shall be constructed of 100%opaque solid materials. (d)Screen Materials (1)The height of any wall,fence,or hedge shall not interfere with safe lines of sight as determined by the City of Camas decision maker. (2)Barbed wire,razor wire,chain link,and vinyl fencing are prohibited. (3)Fences and walls shall be constructed of enduring materials such as wood, masonry,and concrete. (4)Walls and fences shall be 100%opaque. (5)Wall or fence screens shall provide visual interest through the use of varied building materials,textures,reliefs,architectural details,etc. (6)To avoid a solid or blank appearance,20%of the face of walls and fences shall utilize varying materials,colors,and other textures. (7)Screening that utilizes plant materials shall incorporate plant materials capable of reaching 100%solid evergreen screen within three years of planting. City of Camas Downtown Design Manual Page II of 14 July,2008 6.Pedestrian and Parking Lot Surfaces (a)Pedestrian Surfaces (1)Pedestrian surfaces outside of the right-of-way (private property)shall be constructed of an all weather continuous surface such as asphalt,concrete, colored concrete,pavers,etc.Granular materials such as gravel may be approved by the City of Camas decision maker. (2)Pedestrian surfaces within the public right-of-way shall be concrete per the City of Camas standard sidewalk,unless otherwise reviewed by the Design Review Committee and approved by the City of Camas decision maker. (b)Parking Lot Surfaces (1)Parking lot surfaces shall be constructed of an all weather continuous surface such as asphalt,concrete,pavers,etc.Granular materials such as gravel are not permitted . (c)ADA Accessibility (1)Not withstanding any section of the design standards,applicable provisions of the American with Disabilities Act (ADA)shall at all times be implemented within the area.ADA design standards shall be subject to review and approval by the Building Official and City of Camas decision maker.r—— E,Architectural Standards 1.Site Planning (a)New construction shall orient the main public entrance toward the public right of way. (b)Parking areas shall be located to the rear or side of the structure.Parking shall not occupy more than 10%of the project frontage along the public right of way. Corner lots may be allowed additional frontage parking (on the minor side street)with additional screening per review by the Design Review Committee and approval by the City of Camas decision maker.Where possible parking areas shall be accessed from an alley,buildings should be located to provide a continuous colonnade along the public right of way.Parking requirements can be found within Tide 18 CMC. City of Camas Downtown Design Manual Page 12 of 14 July,2008 (c)Feature areas should be incorporated to provide outdoor use areas such as sidewalk dining,sidewalk merchandising,courtyards,nooks,balconies,alcoves or terraces. (d)Sufficient space shall be provided for refuse storage (and required screening)outside of the public right-of-way. (e)The intent of these standards is not to move existing buildings. (f )Downspouts shall not direct water across sidewalks. 2.Signage (a)Signage shall be per the City of Camas Sign Ordinance. 3.Building Fa9ade (a)Building elevations visible from the public right of way should be designed to provide architectural interest and individual character.Example of rain protection (b)Glazing fronting the street shall be utilized on a minimum of 40%,to a maximum of 80%of the ground floor elevation abutting the public right of way. Components of Energy Smart Design should be considered where glazing is utilized. (c)Rain protection attached to buildings shall be provided along the public right of way consisting of a five foot width minimum cover along 90%of the building facade.The building may not cantilever into the public right-of-way to achieve rain protection.Rain protection may take the form of a canopy projection, recessed entry,overhead balcony,or combination there of. (d)Architectural detailing should be utilized to provide visual interest and individual character.Elevations abutting the public right or way should incorporate a high degree of architectural detailing including but not limited to the use of relief panels, cornice work,window trim,balconies, overlooks,nooks,alcoves,shade panels, rain protection,finish textures,multiple color pallets,and staggered wall sections. Detailing shall be compatible with the existing and surrounding downtown area.Example of detailing City of Camas Downtown Design Manual Page 13 of 14 July 9 2008 (e)Building Materials shall be selected for their enduring qualities.Recycled or renewable materials should be utilized where practical.Preferred materials include natural stone,masonry,wood,architectural grade metal,architectural grade composite materials,concrete,precast concrete products,and stucco. (f )Materials specifically prohibited include vinyl siding and exposed plywood products.This shall not be interpreted to preclude laminated doors or the use of plywood in soffits.Materials shall be compatible with the existing and surrounding downtown area. (g)Roof mounted equipment shall be screened from view from the street by providing a parapet or cornice at least equal in height to the equipment,and by painting the equipment to match the roof.For flat roofs the parapet shall surround the perimeter of the building.Screening shall be compatible with rooflines and materials so that the roof lines are harmonious. (h)Building colors shall be chosen to be compatible with neighboring structures, and natural or earth-tone colors shall be predominate. City of Camas Downtown Design Manual Page 14 of 14 July,2008 Appendix A -Definitions •Accent lighting:controlled and focused light used to accent exterior elements or architectural details. •Canopy trees:a species of tree which normally bears crown foliage no lower than eight feet above ground level upon maturity. •Change in Use:change in the activity or purpose for which land or premises,or a building thereon is designed,arranged,or intended,or for which it is occupied or maintained,rented or leased as determined by the City of Camas Community Development Director. •Cornice:any prominent,continuous,horizontally projecting feature surmounting a wall or other construction. •Covenant:an agreement,usually formal,between two or more persons to do or not do something specified. •Deciduous:trees that drop all or most of their leaves in winter. •Drinking fountain:a public structure to provide drinking water. •Enhanced paving:any permeable or nonpermeable decorative pavement material intended for pedestrian or vehicular use.Examples of enhanced pavement include brick or stone pavers, grass paver,exposed aggregate concrete,and stamped pavement. •Evergreen:trees that keep all or most of their leaves or needles year-round. •Fragrance:the state or quality of having a pleasant odor. •Frontage:that portion of a parcel of property which abuts a dedicated public street or highway, or private road or driveway approved by the City of Camas decision maker. •Glazing:windows or transparent material on a building facade. •Groundcover:natural plants of species which normally reach a height of less than two feet upon maturity,installed in such a manner so as to form a continuous cover over the ground. •Hardscape:Elements added to a natural landscape,such as paving stones,paving,walkways, irrigation systems,roads,retaining walls,sculpture,street amenities,fountains,and other mechanical features. •Landscaping located on private property:landscape materials located and/or installed by the property owner. •Minor side street:Local streets providing direct access to abutting land and access to the higher level arterials.They offer the lowest level of mobility and usually contain no bus routes.Service to through traffic movement usually is deliberately discouraged. •Parapet:a low screen wall at the edge of a balcony or roof. •Path of travel:a continuous,unobstructed way of pedestrian passage by means of which an area may be approached,entered,and exited,and which connects the area to an entrance to a facility or other nearby areas. •Public art:works of art in any media that has been planned and executed with the specific intention of being sited or staged in the public domain,outdoors and accessible to all.Examples of public art could be water features,ornamental street furniture,statues,historic wall plaques, and murals. •Rain protection:device or architectural detail designed to provide relief from inclement weather •Seasonal color:the use of blooming annuals,flowering perennials,and tree/shrubs,and foliage color to accent landscape design with an ever-changing display of color. •Scored concrete:A concrete sidewalk that is etched in a pattern (typically 30”square). Page 1 of 2~n|City of Camas Downtown Design Manual -Appendix A July,2008 •Shrubs (bushes ):woody plants of relatively low height,having several stems arising from the base,and lacking a single trunk. •Site furnishings:man-made articles (such as benches and trash receptacles)that are needed in public spaces to service the needs of the public,or that assist in the safe and orderly management and use of the space. •Specimen plants:Specimen plants are plants grown by themselves in a lawn or garden for ornamental effect,rather than being massed with others as are bedding plants or edging plants. Specimen plants can thus serve as focal points in landscape design.An example of a specimen plant is a flowering tree that has a prominent spot reserved for it on a lawn. •Street tree:Any tree planted or maintained within the public easement.All new replacements will be selected from Appendix “C”or the Camas Design Standard Manual. •Tree grate:coverings for tree wells designed to provide visual accent,ADA walk-able surfaces, and space for water and air infiltration.See appendix D. •Understorv trees:small tree such as dogwood and holly,which rarely grow tall,and grow in the shade of a larger tree’s canopy. •Water feature:a landscape focal point with either still or moving water;may include fountains, waterspouts,waterfalls,formal or informal ponds,bogs,or container water gardens. 1 City of Camas Downtown Design Manual -Appendix A Page 2 of 2: July,2008 Appendix B -Required Elements Matrix Design Feature Required Elements Encouraged Elements Landscape Street trees @ 30’o.c.minimum Seasonal color Multiple layers of plantings Fragrance Canopy trees Fall color Understory trees Specimen plants Shrubs Groundcover Individual character Maintenance plan covenant Irrigation ADA Accessible tree grates1Hardscape Benches Street lighting Trash receptacle Public art (1 %of construction cost)Bike racks Drinking fountains Water Feature Screening (parking lots) 3’wall or fence in landscape strip Visual interest -no blank walls Medium size trees 20’o.c.minimum Screening (service /trash collection areas) 5’wall or fence in landscape strip Visual interest -no blank walls Medium size trees 20’o.c.minimum4 100%solid opaque gates Private Pedestrian & Parking Surfaces All weather concrete or asphalt ADA accessibility Pavers Colored Concrete Minimum 6’pedestrian path of travel Pedestrian Surfaces w/in ADA accessibility Meandering sidewalks with special concrete scoring patternsPublicRight-of - Way Decorative sidewalk (e.g.scored concrete,colored concrete,pavers,etc.) Minimum 6’pedestrian path of travel Architectural / Site Planning 10 %maximum parking abutting the project frontage along the public way5 Main entrance oriented towards public way Parking accessed from alley Building located to form continuous colonnade alongIfrontage City of Camas Downtown Design Manual -Appendix B Page 1 of 2: July,2008 Design Feature Required Elements Encouraged Elements Architectural /40%minimum to a maximum of 80%Feature areas such as Site Planning continued glazing of the ground floor elevation abutting the public way courtyards,sidewalk merchandising,etc. 5’wide rain protection attached to building along 90%of frontage 6 Retail or restaurants on street level. Roof mounted equipment screening via parapet or cornice Office and residential units on upper floors. Architectural detailing compatible with the existing downtown area Architectural materials compatible with the existing downtown area Natural -Compatible Colors Energy Smart design Limited Exceptions (D.3.i). 2 Dependent on approved light spacing (D.4.b.2).3 Where sufficient room exist (D.5.b.2). 4 Where sufficient room exist (D.5.C.2). 5 Comer lots may be allowed additional frontage parking (on the minor side street)with additional screening per review and approval (E.l .b). 6 The building may not cantilever into the public right-of-way to achieve rain protection (E.3.c). |City of Camas Downtown Design Manual -Appendix B Page 2 of 2: July,2008 Appendix C -Street Trees This short list of trees is commonly found within the downtown commercial core of the city.An expanded list of approved street trees is located within the Camas Design Standard Manual (http://www.ci.camas.wa.us/pworks/engforms.htm). Minimum 4'Planting Strip Width Common Name:Scientific Name:Width (in FT) Cultivar:Height (in FT) Raywood Ash Raywood 40 28Fraxinusoxycarpa Leprechaun Ash Fraxinus pennsylvanica Johnson 18 16 Capital Pear Pyrus calleryana Capital 35 12 Chanticleer Pear Pyrus calleryana Chanticleer 40 15 Redspire Pear Pyrus calleryana Redspire 35 25 Minimum 6'Planting Strip Width (*Refer to 4'tree list for additional trees for use under power lines) Common Name:Height (in FT) Width (in FT) Scientific Name:Cultivar: Columnar Norway Maple Acer platanoides Columnar 35 15 European Hornbeam Carpinus betulus Fastigiata 35 25 Marshall Ash Fraxinus pennsylvanica Marshall 50 40 Summit Ash Fraxinus pennsylvanica 25Summit45 Aristocrat Pear Pyrus calleryana Aristocrat 2840 Greenspire Linden Tilia cordata Greenspire 3040 Sterling Silver Linden Tilia tomentosa Sterling 45 35 Wireless Zelkova Zelkova serrata Schmidtlow 25 35 Village Green Zelkova Zelkova serrata Village Green 40 38 Minimum 8'Planting Strip Width (*Refer to 4'tree list for additional trees for use under power lines) Common Name:Scientific Name:Height (in FT) Width (in FT) Cultivar: Crimson King Maple Acer platanoides Crimson King 40 35 Emerald Queen Maple Acer platanoides Emerald Queen 4050 Summershade Maple Acer platanoides Summershade 42 40 Green Vase Zelkova Zelkova serrata 40GreenVase50 City of Camas Downtown Design Manual -Appendix C Page 1 of 1: 2008 All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project. Appendix D -Planting &Irrigation Details i>(2 )2"X2"TREE STAKES (SET PLUMB).DO NOT PENETRATE ROOT BALL,£>PREVAILING WINDTREETIESATWOLOCATIONS.REFER TO SPECIFICATIONS FOR TYPE,(FOUR TOTAL)TYP. PROVIDE 5"-b"OF SLACK IN TIES TO ALLOW FOR TREE MOVEMENT. PREVAILING WIND TREE TIES AT TWO LOCATIONS,REFER TO SPECIFICATIONS FOR TYPE,(FOUR TOTAL),TYP. PROVIDE 5“-6"OF SLACK IN TIES TO ALLOW FOR TREE MOVEMENT NON ABRASIVE SECURE TREE TIE W GALV. FENCE STAPLE (2)2“x2"TREE STAKES (SET PLUMB).DO NOT PENETRATE ROOT BALL . ROOT BALL,REMOVE OR CUT BACK BURLAP AND TWINE FROM ROOT BALL SET CROWN 2 " ABOVE FINISHED GRADE,PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL. ROOT BALL,REMOVE OR CUT BACK BURLAP AND TWINE FROM ROOT BALL.SET CROWN 2ABOVEFINISHEDGRADE.PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL. PLAN VIEWPLANVIEW NOT FOR USE IN WATER DUALITY AREAS, WATER RETENTION BERM FIRST YEAR (EXCEPT IN TURF AREAS).REMOVE IN OCTOBER. MULCH FERTILIZER TABLETS PLANTING PIT TO BE TWICE THE DIAMETER OF ROOT BALL WATER RETENTION BERM FIRST YEAR (EXCEPT IN TURF AREAS)REMOVE IN OCTOBER. £MULCH PLANTING PIT TO BE TWICE THE DIAMETER OF ROOT BALL .FOR BACKFILL MIX Y o sROOTBARRIERROLLW'40°ROOT DEFLECTING RIBS,24"DEPTH.LINEAR APPLICATION,INSTALL ROOT BARRIERYi ABOVE GRADE ALONG CURBANDSIDEWALK(WHERE APPLICABLE) S!c,EwALk UNDISTURBED NATIVE SOIL UNDER ROOT BALL . PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL. u <ih1 FERTILIZER%ttl XG\L UJ IK LU CURB rQ o'01 O V 10 UNDISTURBED NATIVE SOIL UNDER ROOT BALL . PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL /TN B &B Tree Planting Detail Not To Scale /p\B &B Tree Planting Detail: \Zy Not To Scale Evergreen under 8*Height SECTION /PLAN VIEW SECTION /PLAN VIEW SHRUBS AND 6RCUNDC0VER AREA REFER TO SHRUB PLANTING DETAIL FOR MORE INFORMATION. REFER TO LANDSCAPE NOTES PRIOR TO BIDDING AND CONSTRUCTION. LAWN AREA NOTES: ALL GROUND COVER SHALL BE PLANTED AT EQUAL TRIANGULAR SPACING AS SPECIFIED IN PLANTING LEGENDr GROUND COVER TO BE LOCATED ONE HALF Or SPECIFIED SPACING DISTANCE FROM ANY HARD SURFACE,UNLESS OTHERWISE SPECIFIED.2"MULCH '6"LAWN EDGE ©Lawn Edge Detail Ground Cover Planting Detail©Not To Scale SECTION Not To Scale PLAN VIEW MULCH /—WATER RETENTION BERM,REMOVE IN OCTOBER ROOT BALL,REMOVE OR CUT BACK BURLAP AND TWINE FROM ROOT BALL . SET CROWN OF ROOT BALL I "ABOVE FINISH GRADE.PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL . FERTILIZER TABLETS PLANTING PIT TO BE A MINIMUM TWICE THEDIAMETEROFROOTBALL.FOR BACKFILL MIX(N v UNDISTURBED NATIVE SOIL UNDER ROOT BALL. PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL B &B Shrub Planting Detail©Not To Scale SECTION City of Camas Downtown Design Manual -Appendix D Page 1 of 6: 2008 All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project. TREE HIGHEST POINT TO BE IN CENTER CP PLANTER,UNLES OTHERWISE SPECIFIED CN PLAN.TURF CR GROUND COVER (AS PER PLANJ TURF OR GROUND COVER (REFER TO PLANTING PLAN;. SHRUBS AND GROUND COVER TO BE PLANTED IN MULCH. TREEADJACENTROAD, SIDEWALK OR OTHER HARDSCAPE, TYP.n —CROWN PLANTER 1=12 SLOPE MINIMUM UNLESS OTHERWISE SPECIFIED ON PLAN. SHRUBS OR GROUND COVERPLANTEDINMULCH-7 FINISH SOD GRADE TO BE 1/2"BELOW TOP OF CURB. FINISH MULCH GRADE TO BE I"BELOW TOP OF CURB,TYP. EDGE PER DETAIL —SLOPE TO BE 1 :12 MIN.—ADJACENT PARKING LOT AREA,TYP.'u ft3 •Tdl -Sui/FINISH SOD GRADE TO BE 1/2"BELOW TOP OF CURB. FINISH MULCH GRADE TO BE I1' BELOW TOP OF CURB. /SUBGRADEVARIES SUBGRADE NOTE: REFER TO TREE AND SHRUB PLANTING DETAIL FOR MORE INFORMATION NOTE: REFER TO TREE AND SHRUB PLANTING DETAIL FOR MORE INFORMATION. ©Typical Parking Finger Planter AreaTypicalCurbedPlanterArea©Not To Seal©SECTION B-BNotToSeal©SECTION A-A MULCH//WATER RETENTION BERM.REMOVE IN OCTOBER.f ///-FERTILIZER TABLETS////—ROOT BALL,SET CROWN 11 ABOVE FINISH GRADE PROVIDE POSITIVE POSITIVE DRAINAGE AWAY FROM ROOT BALL. V s >f //PLANTING PIT TO BE A MINIMUM TWICE THEDIAMETEROFROOTBALL.FOR BACKFILLMps UNDISTURBED NATIVE SOIL UNDER ROOT BALL 11-11RmmiRpP PROVIDE POSITIVE DRAINAGE AWAY FROM ROOT BALL. mmifcsta#MIX,©ifC±f Container Ground Cover Planting Detail©Not To Scale SECTION ROADWAY AND CURB —1"CLEARANCE BELOW TOP OF CURB 3"MINIMUM DEPTH OF BARK MULCH IN PLANTING AREAS NOT CONTAINING LAWN. IN LAWN AREAS,INSTALL SOIL MIX DESCRIBED BELOW IN PLACE OF BARK MULCH .MAX.SLOPE 12"OF EXCAVATED TOPSOIL MIXED WITH HUMUS MATERIAL AT A RATE OF 75% EXISTING TOPSOIL *25%HUMUS MATERIAL. REMOVE ROCKS OVER I"AND ALL DEBRIS. / .V*f=iii=m—m—ii 6 "DEPTH OF NATIVE MATERIAL MECHANICALLY RIPPED OR CULTIVATED TO ALLOW FREE DRAINAGE.REMOVE ROCKS OVER 2"AND ALL DEBRIS. =|||=|||=|||=|| EXISTING SUBSOIL 1 SOIL PREPARATION MAY BE DIMINISHED IN ORDER TO AVOID CONFLICT WITH EXISTING UNDERGROUND UTILITIES. Soil Section at Curb within Planting Strips &Finger Islands©Not To Scale SECTION City of Camas Downtown Design Manual -Appendix D Page 2 of 6: 2008 All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project. DOUBLE CHECK BACKFLOW PREVENTER,SEEIRRIGATIONLEGENDFORMANUFACTURER AND MODEL NUMBER. r—HEAVY DUTY PLASTIC BOX WITH BOLT DOWN COVER,AND BOX EXTENSION IF REO'D. 1/2"IN SEED 1-1/2"IN SOD 2-1 /2"IN PLANTING BEDS BALL VALVE,TYP.2 PLACES WxVvXi W\\\\V\W\\\\Vv \\W\\\\\\FINISH GRADE BEFORE PLANTING oia31 z X L-INSTALL MANUAL DRAIN VALVE AT LOW POINT PVC MAIN LINE TO MASTER VALVE AND REMOTE CONTROL VALVES INSTALL MANUAL DRAIN VALVE STANDARD BRICK,TYP .(4 CORNERS; NOTES: 1.EQUIPMENT TO BE INSTALLED A MINIMUM OF 24"FROM ANY STRUCTURE OR HARDSCAPING. 2.USE TEFLON TAPE ON ALL THREADED FITTINGS. Backflow Preventer Detail (2"&Smaller)©Not To Seal©DOUBLE CHECK SECTION PLASTIC VALVE BOX WITH BOLT DOWN COVER, AND BOX EXTENSION IF REO'D.HEAT ERAND CONTROLLER STATION NUMBER ON BOX COVER. 1/2"IN SEED 1-1/2"IN SOD 2-1/2"IN PLANTING BEDS PIS TAIL EXPANSION LOOP (MIN.I&") ELECTRICAL CONTROL VALVE,REFER TO IRRIGATION LEGEND /PLANS FOR MANUFACTURER $MODEL NUMBER. CONTROL AND COMMON WIRES =JMW FINISH GRADE BEFORE PLANTING SCH.&0 PVC UNION DOWNSTREAM OF VALVE X LATERAL LINE,ANGLE TO 12"MIN. DEPTH AS REO'D. ESS !STANDARD BRICK,TYP.(2 PLACE5J SCH,40 PVC MALE ADAPTOR, FIPTXSLIP,TYP,(2 PLACES) 3/4"DIA.DRAIN ROCK BELOW VALVE NOTES: I.INSTALL VALVES A MINIMUM OF 12 "FROM STRUCTURES OR HARDSCAPING. 2.INSTALL VALVES IN PLANTING BEDS WHEREVER POSSIBLE. 3.PLACE VALVE BOX AT RIGHT ANGLES TO STRUCTURES OR HARDSCAPING. 4.INSTALL VALVE BOX SO THAT TOP OF VALVE BOX IS FLUSH WITH ADJACENT HARDSCAPING. 5.PLACE 3/4"DIA.DRAIN ROCK PRIOR TO INSTALLATION OF VALVE BOX. 6 .USE TEFLON TAPE ON ALL THREADED FITTINGS. ®Electric Control Valve Detail:3'&Smaller Not To Scale SECTION City of Camas Downtown Design Manual -Appendix D Page 3 of 6: PLASTIC VALVE BOX,AND LOCKING COVERWITHG.C.HEAT BRANDED ON COVER1/2 "IN SEED 1-1/2"IN SOD 2-1 /2"IN PLANTING BEDS July,2008 GUICK COUPLING VALVE,SEE IRRIGATION LEGEND /PLANS FOR MANUFACTURER AND MODEL NUMBER.All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project.6"MIN.STRUCTURE OR HARDSCAPE./1 IS"MAX.' n=1Tr=TT]^1^V/vi|fig mmMl ii=wa FINISH GRADE BEFORE PLANTING STAINLESS STEEL SCREW CLAMP,MIN.(3 j PLACES. COMMON BRICK,TYP.(2 )PLACES. 3/4"DRAIN ROCK BELOW VALVE. z: ft-<X S & LUl SCH SO PVC THREADED NIPPLE,12"LONG. 2"X 2 "X 1/4"ANGLE IRON (36 "LONG,). SCH 40 PVC HO DEGREE ELL (FIPT X MIPTj. SCH.40 PVC HO DEGREE ELL (FIPT X MIPTj. SCH.bO P/C THREADED NIPPLE (12 "LONG/. SCH.40 PVC HO DEGREE ELL (FIPT X MIPTj. SCH.40 PVC TEE (SLIP X SLIP X FIPTj. X 3 NOTES: I .INSTALL GUIOK COUPLING VALVES IN PLANTING BEDS WHEREVER POSSIBLE. 2 .INSTALL VALVE BOX SO THAT TOP OF VALVE BOX IS FLUSH WITH ADJACENTHARDSCAPING. 3,PLACE 3/4"DIA.DRAIN ROCK PRIOR TO INSTALLATION OF VALVE BOX. 4.SIZE OF ASSEMBLY TO BE EOUAL TO THE FIPT OF THE GUICK COUPLER. Quick Coupling Valve Detail (within valve BOX)0Not To Seal©SECTION 1/2 "IN SEED 1-1/2"IN SOD 2-1/2"IN PLANTING BEDS 6"ROUND PLASTIC VALVE BOX WITH BOLT DOWN COVER,AND BOX EXTENSION IF REG 'D.HEAT BRAND CONTROLLER STATION NUMBER ON BOX COVER. BRONZE BODY MANUAL DRAIN VALVE.REFER TO IRRIGATION LEGEND /PLANS FOR MANUFACTURER $MODEL NUMBER.s .LLMIil=Ji FINISH GRADE BEFORE PLANTING Hi °Ci MAIN LINE DEPTH AS REG'D.f STANDARD BRICK,TYP.(4 GORNERSj SCH 40 PVC TEE (SLIPxSLIPxFIPTj REDUCTION AS REGUIRED TO FITAVALVEOPENING=; \3/4"DIA.DRAIN ROCK BELOW VALVENOTES: 1.PLACE VALVE BOX AT RIGHT ANGLES TO STRUCTURES OR HARDSCAPING. 2.INSTALL VALVE BOX SO THAT TOP OF VALVE BOX IS FLUSH WITH ADJACENT HARDSCAPING. 3.PLACE 3/4"DIA .DRAIN ROCK PRIOR TO INSTALLATION OF VALVE BOX. ©Manual Drain Valve Not To Scale SECTION |City of Camas Downtown Design Manual -Appendix D Page 4 of 6: 2008PLASTICVALVEBOXANDLOOKING COVER WITH 6.V.HEAT BRANDED ON COVER ,WITH BOX EXTENSION AS REO 'D.All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project.CATE VALVE,SEE IRRIGATION LE6END / PLANS FOR MANUFACTURER AND MODEL NUMBER. 1/2"IN SEED 1-1/2"IN SOD FINISHED LANDSCAPE GRADE2-1/2"IN PLANTING BEDS CLEAN BACKFILL -SEE SPECIFICATION bb%COMPACTION FINISH GRADE BEFORE PLANTING typpfITT—ITT—TTT-m*izSCH40PVCMALEADAPTOR, FIPTXSLIP,TYP.(2 PLAGES)X z =1CN 11X SCH.30 FVC UNION,TYPICAL STANDARD BRICK,TYP,(2 PLACES.) 3/4"DIA.DRAIN ROCK (NOT TO EXCEED BOTTOM OF VALVE) £fTrilij sin;a FFffiNOTES; I.INSTALL CATE VALVES A MINIMUM OF 12"FROM STRUCTURES OR HARDSCAPINC. NON PRESSURE LATERAL 2.INSTALL CATE VALVES IN PLANTING BEDS WHEREVER POSSIBLE. 3.INSTALL VALVE BOX SO THAT TOP OF VALVE BOX IS FLUSH WITH ADJACENTHARDSCAPINC. PRESSURE MAIN LINE CONTROL WIRE ADJACENT TO PRESSURE MAINLINE.BUNDLE *TAPE AT lO '-O"INTERVAL TO PIPE. 4.USE TEFLON TAPE ON ALL THREADED FITTINGS. 5.PLACE 3/4"DIA.DRAIN ROCK PRIOR TO INSTALLATION OF VALVE BOX. 0Gate Valve Detail;Threaded Ends (3"&Smaller)Pipe Trenching Detail (w/in Landscape Areas) Not To Scale SECTIONNotToSeal©SECTION PAVEMENT DEPTH VARIES FINISH GRADE OF ASPHALT PAVING,CONCRETE OR OTHER IMPERVIOUS MATERIALS. POP-UP ROTOR,REFER TO IRRIGATION LEGEND FOR MANUFACTURER AND TYPE . £0V 1-1/2"IN SOD i PLANTING BEDS FLUSH IN SEED S •.0 9 •.9 \•am 'UJ !Siv;nSfiSl5 ::illCO £CQ a aiaUJ FINISH GRADE BEFORE PLANTING£ mm Lli:II CLEAN BACKFILL -SEE CIVIL ENG.PLANS 45%COMPACTION UNDER PAVING . X BU!•!;: (X 3J —i2£UJD <mz ¥a.ZD ii \=<ILz aoiiXl! ZZ> S!z'NON PRESSURE LATERAL LINE SLEEVE REO'D UNDER PAVING (TWICE DIA.OF NON PRESSURE=111=LATERAL LINE) Hi i=U x tf );li£IDitsn POLY CONNECTOR THREADED (2 PLACES)4i-s zOz CONTROL WIRE SLEEVE UNDER PAVING.SIZE AS REO 'D.INSTALLADJ.TO PRE5SURE MAIN LINE). 1/2"SWING PIPE,LENGTH AS REOUIRED6“ iTY?. MAIN LINE SLEEVE REO 'D. UNDER PAVING (TWICE DIA. OF PRESSURE MAIN LINE). CLASS 200 LATERAL LINE SCH.40 PVC TEE (SLIPXSLIPXFIPT)NOTES; I .ALL SLEEVES TO BE SCH.40 PVC. NOTES; 1.LACATE HEAD 2"FROM WALKS,CURBS,HARDSCAPING,MOW STRIPS,HEADER BOARDS,AND THE EDGE OF LAWN AREAS. 2.LOCATE HEAD 12"FROM STRUCTURES. 2.EXTEND ALL SLEEVES 12"BEYOND EDGE OF HARDSCAPING ATBOTHENDS,CAP ENDS AND FLAG LOCATIONS. ©Pipe Trenching Under Pavement Detail 0Pop-Up Rotor Detail Not To Scale SECTION Not To Scale SECTION City of Camas Downtown Design Manual -Appendix D Page 5 of 6: POP-UP SPRINKLER BODY,REFER TO IRRIGATION LEGEND FOR MANUFACTURER AND TYPE.1/2 "IN SEEP 1 -1 /2"IN SOP 2-1/2 "IN PLANTING BEDS 2008 All details shown are for reference only and are intended to be used as a general guide.Specific projects will require details specific to that project. FINISH CRAPE BEFORE PLANTINC =m=m=m=m=m=m=mj=m==i tty FL-i 11—i mEll< z HXa POLY CONNECTOR THREAPEP (2 PLACES;Pi if )¥D_ zQ 1/2 "SWING PIPE,LENGTH AS REOUEREP z 2Y CLASS 200 LATERAL LINE SCH.40 PVC TEE (SLIPXSLIPXFIPT) NOTES: I.LOCATE HEAP 2 "FROM WALKS,CURBS,HARPSCAPING,MOW STRIPS, HEAPER BOARPS,ANP THE EPGES OF LAWN AREAS. 2.LOCATE STREAM SPRAY /BUBBLERS b"PROM ALL STRUCTURES,ANP SPRAY HEAPS 12"FROM ALL STRUCTURES,BUT 6"FROM ALL STRUCTURES IN GROUND COVER AREAS. Pop-Up Spray DetailoNotToScale SECTION AUTOMATIC SPRINKLER CONTROLLER WALL MOUNTED.SEE IRRIGATION LEGEND FOR MANUFACTURER ANP MOPEL NUMBER OF CONTROLLER.24"MIN. COLOR COPEP MAP FOR VALVE LOCATIONS INSIDE.REFER TO SPECIFICATIONS FOR MORE INFORMATION.r CONNECT CONTROL ANP COMMON WIRES TO TERMINAL STRIPS IN ENCLOSURE.ALLOW FOR EXPANSION LOOP.z X GALV.METAL ELECTRICAL CONDUIT PER COPE ("SECURE TWICE TO WALL).vQfO X<y ELECTRICAL CONDUIT PER COPE TO POWER SOURCE. X Kx, i#^o4 . 4 : mimire rt °rj —!ft <0-Z QL O =i Xh- 0=^ CONTROL WIRES (AWG.UF #14)SECURE TO TERMINAL STRIP PROVIDED IN ENCLOSURE. PROVIDE 3"PIA.PVC CONDUIT FOR WIRES. EXTEND 6"BEYOND BUILDING SLAB /FOOTING.NOTES: I.COMMON WIRE TO BE WHITE ANP CONTROL WIRE TO BE REP IN COLOR.BUNDLE ANP TAPE WIRING AT INTERWALS OF 10'O.C. 2.NO SPLICES TO BE MADE BETWEEN CONTROLLER AND REMOTE VALVE UNDER 500 LINEAR FEET. 3.PAINT CONTROLLER ANP CONDUIT SUPPLY LINE TO MATCH BUILDING EXTERIOR COLOR. GAutomatic Controller Detail (Wall Mounted) Not To Scale SECTION City of Camas Downtown Design Manual -Appendix D Page 6 of 6: