ORD 2691 ORDINANCE NO .
AN ORDINANCE adopting modifications to Title 16 , Title 17 ,
and Title 18 of the Camas Municipal Code by making minor
clarifications and corrections to the development regulations .
WHEREAS , the city has conducted its annual review of Camas Municipal Code Title 16
governing environment , Title 17 governing land division and development , and Title 18
governing zoning , and has recommended modifications to clarify existing regulations , to correct
grammatical errors , and to make other minor revisions ,
WHEREAS , the Planning Commission held a public hearing on November 19 , 2013 , 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 January 6 , 2014 , to consider the
proposed revisions ,
NOW , THEREFORE , BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CAMAS AS FOLLOWS :
Section I
Title 16 , Title 17 and Title 18 of the Camas Municipal Code are amended as set forth in
Exhibit " A " attached hereto and by this reference incorporated herein .
Section II
This ordinance shall take force and be in effect five ( 5 ) days from and after its publication
according to law .
�St
PASSED BY the Council and APPROVED by the Mar this 2 / day of January ,
2014 .
SIGNED :
woor Mayo
SIGNEDAl
J {
APPROVED as to form :
City Attorney
Exhibit " A" Chapter 16 . 05 ADMINISTRATIVE PROVISIONS
Sections :
16 . 06 . 010 Adoption by reference .
16 . 05 . 020 Additional definitions .
16 . 0 5 . 0 30 Responsible official designated ,
16 , 05 . 040 Lead a �� ericry- l ) etet'rnir'iE� i:it) ri .
.t 6 . 05 . 050 Lead agency—Transfer to state .
16 . 05 . 060 Time limit consideration .
.t 6 . 05 . 07 €) Additional timing considerations .
Note : Only those chapters that are included below are
intended to be amended . Any chapters not included below 16 . 05 . 010 Adoption by reference .
shall remain in full foree . The city adopts the following sections of WAC Chapter 197- 11 by reference :
_ . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
i F
t > a i
4Q
JJJJ r . . } $ '22 f } ~ ;",3 a . f \ �.•' �• `a . .
•?. .. �. . .r .
j y s '' i ; r. ,. a #r '` i 5 •< '°` i'r.; aY t t€ r + [ _ •" Y 'S
•. b. 3 s. 5.a . "tiro E. • $, 4.. r tir. obi .. . ? . a . 7 ir: � . .ii : f .
Ire �tli
ti
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;.
3 3
( Ord . 2517 § 1 ( Exh. A (part) ) , 2008 )
16 . 05 . 020 Additional definitions .
In addition to those definitions contained within WAC 197 - 11 -700 through 197A1 - 799 , and CMC
Chapter 18 . 03 , when used in this chapter , the following terms shall have the following meanings , unless
the context indicates otherwise :
" Department" means any division , subdivision , or organizational unit of the city established by
ordinance , rule , or order .
" Early notice" means the city' s response to an applicant stating whether it considers issuance of a
determination of significance likely for the applicant' s proposal (mitigated DNS procedures) .
" Ordinance " means the ordinance , resolution , or other procedure used by the city to adopt regulatory
requirements .
" SEPA rules " means WAC Chapter 197- 11 adopted by the department of ecology .
e0rd . ,:' 51 j 1 ( Exh . A { pfa t "} 4* 008)
16 . 05 . 030 Responsible official designated .
A . For those proposals for which the city is the lead agency , the responsible official shall be the
community development director or designee .
Exhibit A ( 2014) Page 1 Exhibit A (2014) Page 2
B . For all proposals for which the city is the lead agency , the responsible official shall make the 16 . 05 . 060 Time limit consideration .
threshold determination , supervise scoping and preparation of any required EIS , and perform any
other functions assigned to the " lead agency" or " responsible official " by those sections of the SEPA The following time limits ( expressed in calendar days ) shall apply when the city processes licenses
rules that were adopted by reference in WAC 173- 806-0200 for all private projects and those governmental proposals submitted to the city by other agencies :
C . The city shall retain all documents required by the SEPA rules (WAC Chapter 197 - 11 ) and make A . Categorical Exemptions . The city shall identify whether an action is categorically exempt within
them available in accordance with RCW Chapter 42 . 56 . seven days of receiving a completed application .
( Ord . 2517 �x 1 ( Exh . A ( part ) ) . 2008) Be Threshold Determinations .
1 . The city should complete threshold determinations that can be based solely upon review of
16 . 05 . 040 Lead agency--Determination . the environmental checklist for the proposal within fifteen days of the date an applicant' s
adequate application and completed checklist are submitted .
A . The department within the city receiving an application for or initiating a proposal that involves a 2 . When the responsible official requires further information from the applicant or consultation
nonexempt action shall determine the lead agency for that proposal under WAC 197- 11 - 050 and with other agencies with jurisdiction :
WAC 197- 11 - 922 through WAC 197- 11 -940 ; unless the lead agency has been previously determined
or the department is aware that another department or agency is in the process of determining the a . The city should request such further information within fifteen days of receiving an
lead agency . adequate application and completed environmental checklist ;
Be When the city is the lead agency for a proposal , the department receiving the application shall b . The city shall wait no longer than thirty days for a consulted agency to respond ,
determine the responsible official who shall supervise compliance with the threshold determination c . The responsible official should complete the threshold determination within fifteen
requirements , and if an EIS is necessary , shall supervise preparation of the EIS . days of receiving the requested information from the applicant or the consulted
C . When the city is not the lead agency for a proposal , all departments of the city shall use and agency ,
consider , as appropriate , either the DNS or the final EIS of the lead agency in making decisions on 3 . When the city must initiate further studies , including field investigations , to obtain the
the proposal . No city department shall prepare or require preparation of a DNS or EIS in addition to information to make the threshold determination , the city should complete the studies
that prepared by the lead agency , unless required under WAC 197- 11 - 600 . In some cases , the city within thirty days of receiving an adequate application and a completed checklist .
may conduct supplemental environmental review under WAC 197- 11 - 600 .
D . If the city or any of its departments receives a lead agency determination made by another agency 4 . The city shall complete threshold determinations on actions where the applicant
that appears inconsistent with the criteria of WAC 197 - 11 - 922 through 197- 11 - 940 , it may object to recommends in writing that an EIS be prepared , because of the probable significant
the determination . Any objection must be made to the agency originally making the determination adverse environmental impacts) described in the application , within fifteen days of
receiving an adequate application and completed checklist .
and resolved within fifteen days of receipt of the determination , or the city must petition the
Department of Ecology for a lead agency determination under WAC 197 - 11 - 946 within the fifteen-
day time period . Any such petition on behalf of the city may be initiated by community development
director.
E . Departments of the city are authorized to make agreements as to lead agency status or shared lead 16 . 05 . 070 Additional timing considerations .
agency duties for a proposal under WAC 197- 11 - 942 and 197- 11 - 944 ; provided , that the responsible
official and any department that will incur responsibilities as the result of such agreement must A . For nonexempt proposals , the DNS or draft EIS for the proposal shall accompany the city' s staff
approve the agreement . recommendation to any appropriate advisory body , such as the planning commission .
F . Any department making a lead agency determination for a private project shall require sufficient BeIf the city' s only action on a proposal is a decision on a building permit or other license that requires
information from the applicant to identify which other agencies have jurisdiction over the proposal detailed project plans and specifications , the applicant may request in writing that the city conduct
(that is : which agencies require nonexempt licenses ) . environmental review prior to submission of the detailed plans and specifications .
( 4� t" 1 ( xh , % t Dart) ) , ZOOM ( Ordt ': 51 ' r 1 ( Exh . A tpat't1 ) , 2008)
16 . 05 . 050 Lead agency---Transfer to state .
For any proposal for a private project where the city would be the lead agency and for which one or
more state agencies have jurisdiction , the city' s responsible official may elect to transfer the lead agency
duties to a state agency . The state agency with jurisdiction appearing first on the priority listing in WAC
197- 11 - 936 shall be the lead agency and the city shall be an agency with jurisdiction . To transfer lead
agency duties , the city' s responsible official must transmit a notice of the transfer , together with any
relevant information available on the proposal to the appropriate state agency with jurisdiction . The
responsible official of the city shall also give notice of the transfer to the private applicant and any other
agencies with jurisdiction over the proposal .
( tci . 2 :F17 �fi `t ( Exh . A ( ftart ) ) , 200 )
Exhibit A ( 2014) Page 3 Exhibit A ( 2014) Page 4
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
We SEPA - SEPA
Chapter 16 . 07 CATEGORICAL EXEMPTION AND THRESHOLD DETERMINATIONS Chapter 16 . 07 CATEGORICAL EXEMPTION AND THRESHOLD DETERMINATIONS
Chapter 16 . 07 CATEGORICAL EXEMPTION AND THRESHOLD DETERMINATIONS 4 . For parking lots in WAC 197- 11 - 800 ( 1 ) (b) (iv) ( Note : Range twenty to forty parking spaces ) : up
Sections : to forty parking spaces ;
5 . For landfills and excavations in WAC 197 - 11 - 800 ( 1 ) ( b ) (v) ( Note : Range one hundred to five
16 . 07 . 0 .10 Purpose—Adoption provisionse hundred cubic yards ) : up to five hundred cubic yards .
16 . 07 . 020 Flexible . Be Whenever the city establishes new exempt levels under this section , it shall send them to the
16 . 07f32 Enviro �� mentally 5enitiv areas Department of Ecology , headquarters office , Olympia , Washington , under WAC 197- 11 - 800( 1 ) ( c) .
18 . 07 . 030 Use . { Or ( 1 , 25 *7 = 1 ( E:: xh 4 A ( pf•rrU', ,:f008)
16 , 07 . 0, 40 Environmental ental €rhec;klists
16 . 07 . 025 Environmentally sensitive areas .
16 . 07 . 0 50 Mititlated deterr7elinatKYL
The city has adopted maps of certain areas within the city characterized as environmentally
sensitive . These maps , which are incorporated by reference , shall be used to generally indicate the
location of lands within the city characterized by steep slopes (fifteen percent or greater) , potentially
unstable soils , wetlands , and streams/watercourses . Lands containing such environmentally sensitive
16 . 07 . 010 Purpose--Adoption previsions . features , as determined by site investigation or studies , whether or not mapped , shall be subject to the
provisions of this section . To the extent permitted by state law , the exemptions listed in CMC Section
This chapter contains the rules for deciding whether a proposal has a " probable significant , adverse 16 . 07 . 020 and WAC 197- 11 - 800 shall not apply within environmentally sensitive areas .
environmental impact" requiring an environmental impact statement ( EIS) to be prepared . This part also ( ; rd . 2517 ? 1 ( Exh . A ( part) ) ; 2008)
contains rules for evaluating the impacts of proposals not requiring an EIS . The city adopts the following ( 1rd . Nc� . 2612 , ; i ( Ex1 . A) , 2 7 201 '1 )
sections of WAC Chapter 197- 11 by reference , as supplemented in this chapter:
_ . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . _ . . . . . _ . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - - - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . _ . . _
th
44 ty 16 . 07 . 030 Use .
310
} ` 11 + r ?` ? A . Each department within the city that receives an application for a license or , in the case of
#,3 =# € # ' � governmental proposals , the department initiating the proposal , shall determine whether the license
le 4 l ; t 2 .
and/or the proposal is exempt . The department' s determination that a proposal is exempt shall be
final and not subject to administrative review . If a proposal is exempt , none of the procedural
D requirements of this title apply to the proposal . The city shall not require completion of an
i4 f , k € ..> ;;. . environmental checklist for an exempt proposal .
Be In determining whether or not a proposal is exempt , the department shall make certain the proposal
j;v r � { j '. ,9 : 1 ' i • � f �' jA ; ti # € f , ` w. �4 _t ) is properly defined
and shall identify the governmental licenses required (WAC 197- 11 -060 ) . If a.. } � :
Z • proposal includes exempt and nonexempt actions , the department shall determine the lead agency ,
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
even if the license application that triggers the department' s consideration is exempt .
( Ord . 2517 § 1 (Exh . A ( part) ), 2008 ) Co If a proposal includes both exempt and nonexempt actions , the city may authorize exempt actions
prior to compliance with the procedural requirements of this chapter , except that :
16 . 07 . 020 Flexible . 1 . The city shall not give authorization for :
A . The city establishes the following exempt levels for minor new construction under WAC 197- 11 -
a . Any nonexempt action ,
800 ( 1 ) (b ) based on local conditions : b . Any action that would have an adverse environmental impact , or
1 . For residential dwelling units in WAC 197- 11 - 800 ( 1 ) ( b ) ( i) ( Note : Range four to twenty units ) : up c . Any action that would limit the choice of alternatives ;
to ten dwelling units ; 2 . A department may withhold approval of an exempt action that would lead to modification of the
2 . For agricultural structures in WAC 197 - 11 - 800( 1 ) ( b ) ( ii ) ( Note : Range ten thousand to thirty physical environment , when such modification would serve no purpose if nonexempt action (s)
thousand square feet) : up to thirty thousand square feet ; were not approved ; and
3 . For office , school , commercial , recreational , service or storage buildings in WAC 197- 11 - 3 . A department may withhold approval of exempt actions that would lead to substantial financial
800 ( 1 ) ( b ) ( iii ) ( Note : Range four thousand to twelve thousand square feet and twenty to forty expenditures by a private applicant when the expenditures would serve no purpose if
parking spaces ) : up to twelve thousand square feet and up to forty parking spaces ; nonexempt action ( s) were not approved .
Exhibit A (2014 ) Page 5 • Exhibit A (2014) Page 6
Title 16 - ENVIRONMENT * Title 16 - ENVIRONMENT*
- SEPA - SEPA
Chapter 16 . 07 CATEGORICAL EXEMPTION AND THRESHOLD DETERMINATIONS Chapter 16 . 07 CATEGORICAL EXEMPTION AND THRESHOLD DETERMINATIONS
( Ord 2517 § 1 ( Exh . A ( part) ) . ZOOM E . When an applicant submits a changed or clarified proposal , along with a revised environmental
checklist , the city shall base its threshold determination on the changed or clarified proposal and
should make the determination within fifteen days of receiving the changed or clarified proposal :
16 . 07 . 040 Environmental checklist .
1 . If the city indicated specific mitigation measures in its response to the request for early notice ,
A . A completed environmental checklist ( or a copy) in the form provided in WAC 197- 1 1 . 960 , shall be and the applicant changed or clarified the proposal to include those specific mitigation
filed at the same time as an application for a permit , license , certificate , or other approval not measures , the city shall issue and circulate a determination of nonsignificance under WAC 197 -
specifically exempted in this title ; except , a checklist is not needed if the city and applicant agree an 11 - 340 ( 2 ) .
EIS is required , SEPA compliance has been completed , or SEPA compliance has been initiated by 2 . If the city indicated areas of concern , but did not indicate specific mitigation measures that
another agency . The city shall use the environmental checklist to determine the lead agency and , if would allow it to issue a DNS , the city shall make the threshold determination , issuing a DNS or
the city is the lead agency , for determining the responsible official , and for making the thresholdDS as appropriate .
determination .
3 . The applicant' s proposed mitigation measures ( clarifications , changes , or conditions ) must be in
Be For private proposals , the city will require the applicant to complete the environmental checklist , writing and must be specific . For example , proposals to "control noise" or " prevent stormwater
providing assistance as necessary . For city proposals , the department initiating the proposal shall runoff ' are inadequate , whereas proposals to " muffle machinery to X decibel " or "construct two
complete the environmental checklist for that proposal . hundred feet stormwater retention pond at Y location " are adequate .
C . The city may require that it , and not the private applicant , will complete all or part of the 4 . Mitigation measures which justify issuance of a mitigated DNS may be incorporated in the DNS
environmental checklist for a private proposal , if either of the following occurs : by reference to agency staff reports , studies , or other documents .
1 . The city has technical information on a question or questions that is unavailable to the private F . A mitigated DNS is issued under WAC 197- 11 - 340 ( 2 ) , requiring a fifteen- day consent period and
applicant , or public notice .
2 . The applicant has provided inaccurate information on previous proposals or on proposals G . Mitigation measures incorporated in the mitigated DNS shall be deemed conditions of approval of the
currently under consideration . permit decision and may be enforced in the same manner as any term or condition of the permit , or
( Ord . 25 .17 J 1 ( Exh . A eparf) ) , 2008 ) enforced in any manner specifically prescribed by the city .
H . If the city' s tentative decision on a permit or approval does not include mitigation measures that were
16 . 07 , 050 Threshold determination . incorporated in a mitigated DNS for the proposal , the city should evaluate the threshold
determination to assure consistency with WAC 197- 11 - 340 ( 3) ( a ) (withdrawal of DNS) .
A . As provided in this section and in WAC 197- 11 - 350 , the responsible official may issue a I . The city' s written response under subsection B of this section shall not be construed as a
determination of nonsignificance ( DNS ) based on conditions attached to the proposal by the determination of significance . In addition , preliminary discussion of clarifications or changes to a
responsible official , or on changes to , or clarifications of, the proposal made by the applicant . proposal , as opposed to a written request for early notice , shall not bind the city to consider the
Be An applicant may request in writing early notice of whether a determination of significance ( DS ) is clarifications or changes in its threshold determination .
likely under WAC 197- 11 . 350 . The request must : ( () rd . 2517 § 1 ( Exh . A ( Pant) ) , 2003)
1 . Follow submission of a permit application and environmental checklist for a nonexempt proposal
for which the department is lead agency ; and
2 . Precede the city' s actual threshold determination for the proposal .
C . The responsible official should respond to the request for early notice within fifteen working days .
The response shall :
1 . Be written ;
2 . State whether the city currently considers issuance of a DS likely and , if so , indicate the general
or specific area ( s ) of concern that are leading the city to consider a DS ; and
3 . State that the applicant may change or clarify the proposal to mitigate the indicated impacts ,
revising the environmental checklist and/or permit application as necessary to reflect the
changes or clarifications .
D . As much as possible , the city should assist the applicant with identification of impacts to the extent
necessary to formulate mitigation measures .
Exhibit A ( 2014) Page 7 Exhibit A ( 2014) Page 8
Title 16 - ENVIRONMENT * Title 16 all ENVIRONMENT *
- SEPA - SEPA
Chapter 16 . 13 SEPA AND AGENCY DECISIONS AND APPEALS Chapter 16 . 13 SEPA AND AGENCY DECISIONS AND APPEALS
Chapter 16 . 13 SEPA AND AGENCY DECISIONS AND APPEALS E . Such conditions are based on one or more policies in Section 016 . 13 . 050 of this chapter , and
cited in the license or other decision document .
Sections :
16 . 13 . 0 '10 Purpose—Adoption by reference .
16 . 13 . 020 Policies . 16 . 13 , 040 Denial .
16 . 13 . 030 Conditions .
The city may deny a permit or approval for a proposal on the basis of SEPA so long as :
16 . 13 , 04.0 Denial ,
A . A finding is made that approving the proposal would result in probable significant adverse
- 13 . Cj50 Adopted policiets * environmental impacts that are identified in a final EIS or final supplemental EIS prepared
16 1 , 060 Appeals pursuant to this title ; and
Be A finding is made that there are no reasonable mitigation measures capable of being
accomplished that are sufficient to mitigate the identified impact ; and
C . The denial is based on one or more policies identified in Section 16 . 13 . 050 of this chapter and
identified in writing in the decision document .
16 . 13 . 010 Purpose—Adoption by reference .
tCrd . 2 1 t 1 ( E. xh . A apart) , 2008%
This chapter contains rules ( and policies) for SEPA' s substantive authority , such as decisions to
mitigate or reject proposals as a result of SEPA . This chapter also contains procedures for appealing 16 . 13 . 050 Adopted policies .
SEPA determinations to agencies or the courts . The city adopts the following sections of WAC Chapter
197- 11 by reference : The city designates and adopts by reference the following policies as the basis for the city' s exercise
_ . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . of authority pursuant to Sections 16 . 13 , 020 through 16 . 13 . 06 (:} :
{ . _ . E
A . The city shall use all practicable means , consistent with other essential considerations of state
4 IL :and
policy , to improve and coordinate plans , functions , programs , and resources to the end that the
t ; � } state and its citizens may .
l : } r sr i , ` ; ' � 4 1 . Fulfill the responsibilities of each generation as trustee of the environment for succeeding
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . _ . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
generations ,
(Ord . 2517 § 1 (Exh . A ( part) ) , 2008 ) 2 . Assure for all people of Washington safe , healthful , productive , and aesthetically and
culturally pleasing surroundings ;
16 . 13 . 020 Policies . 3 . Attain the widest range of beneficial uses of the environment without degradation , risk to
health or safety , or other undesirable and unintended consequences ;
The policies and goals set forth in this title are supplementary to those in the existing authorization of 4 . Preserve important historic , cultural , and natural aspects of our national heritage ;
the city .
( Ord17 s 1Exh A � lart) 2008) 5 . Maintain , wherever possible , an environment which supports diversity and variety of
individual choice ,
16 . 13 . 030 Conditions . 6 . Achieve a balance between population and resource use which will permit high standards
of living and a wide sharing of life ' s amenities ; and
The city may attach conditions to a permit or approval for a proposal so long as : 7 . Enhance the quality of renewable resources and approach the maximum attainable
recycling of depletable resources .
A . Such conditions are necessary to mitigate specific probable adverse environmental impacts
identified in environmental documents prepared pursuant to this title ; and Be The city recognizes that each person has a fundamental and inalienable right to a healthful
environment , and that each person has a responsibility to contribute to the preservation and
Be Such conditions are in writing ; and enhancement of the environment .
C . The mitigation measures included in such conditions are reasonable and capable of being
accomplished ; and
D . The city has considered whether other local , state , or federal mitigation measures applied to the
proposal are sufficient to mitigate the identified impacts ; and
Exhibit A (2014) Page 9 Exhibit A (2014) Page 10
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- SEPA
ARCHAEOLOGICAL
Chapter 16 . 13 SEPA AND AGENCY DECISIONS AND APPEALS
ARCHAEOLOGICAL
16 . 13 . 060 Appeal . Chapteta 16 . . E - AfbCI IAI. OLOGICAL RI:.: SOURCE.. PRE:: Sl:_: RVXFION
Except for permits and variances issued pursuant to the Camas Shoreline Master Program , when Ghapter 16 . 33 _. PUBLIC VIEW , OPEN SPACE PROTECTION AND HISTORIC SITES AND
any proposal or action not requiring a decision of the city council is conditioned or denied on the basis of
SEPA by a nonelected official , the decision shall be appealable to the city council . Such appeal may be STRUCTURES
perfected by the proponent or any aggrieved party by giving notice to the responsible official within ten
days of the decision being appealed . Review by the city council shall be on a de novo basis . Chapter 16 . a :� - I IIS I C� IIC F' I= I=: SIWI VATION
Exhibit A ( 2014 ) Page 11 Page 12
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- ARCHAEOLOGICAL - ARCHAEOLOGICAL
Chapter 16 . 31 ARCHAEOLOGICAL RESOURCE PRESERVATION Chapter 16 . 31 ARCHAEOLOGICAL RESOURCE PRESERVATION
Chapter 16 . 31 ARCHAEOLOGICAL RESOURCE PRESERVATION 16 . 31 . 020 Definitions .
Sections :
In addition to those definitions listed in CMC Chapter 18 . 09 , the following definitions shall apply to
18 . 31 . 010 Purpose . this chapter :
16 . 301 , 02 €.1 Definitions . "Adequately surveyed and documented " means that : ( 1 ) the survey method , level of analysis , and
16 . 31 . 030 Coordination , area covered are sufficient to meet the requirements of this chapter ; and (2 ) the documentation is
sufficient to allow another archaeologist to repeat the survey and reach the same conclusion . Adequacy
16 , 31 4040 leer ordinf1 . shall be determined by the director .
16 . 31 , 050 Permit rerluired . "Archaeological object" means an object that comprises the physical evidence of an indigenous and
subsequent culture , including material remains of past human life , including monuments , symbols , tools ,
16 , 31 , 060 Applicability , facilities and technological by- products (WAC 2548- 020 (8)) .
10 . 31 " 070 Predetermination required . "Archaeological resource survey" means procedure by which an archaeologist makes an
1631 . 080 Predetermination standards . assessment of the presence or absence of an archaeological site on a parcel , a preliminary assessment
of a site' s significance , and a recommendation for further evaluation , avoidance , mitigation , or recovery of
*16 . 341 , 090 Predetermination reports . resources .
16 . 31 . 100 Review of predetermination reports and further action . "Archaeological resources" means any material remains of human life or activities which are of
16, 310110 Archarsr logical reSOUrce SLJrv�;y re (JUired , archaeological interest . This shall include all sites , objects , structures , artifacts , implements , and locations
of prehistoric or archaeological interest , whether previously recorded or still unrecognized , including , but
16 . 361 . 120 Survey sl:ar� dards , not limited to , those pertaining to prehistoric and historic American Indian or aboriginal burials , campsites ,
16 . 31 . 130 Survey reports , dwellings , and their habitation sites , including rock shelters and caves , their artifacts and implements of
culture such as projectile points , arrowheads , skeletal remains , grave goods , basketry , pestles , mauls ,
16 . 31 . 140 Review of survey reports arid further ar:ticrt , and grinding stones , knives , scrapers , rock carvings and paintings , and other implements and artifacts of
1631 150 Discovery principle . any material (WAC 25-48-020 ( 10) ) . This shall also include any material remains of human life or activities
from historic periods which are located at least partially below the ground surface necessitating the use of
1 1' . '31 . '16 €1 Notification to tribes . archaeological methods for study or recovery .
16 . 31 170 nforcernent • to site" means a geographic locality in Washington , including but not limited to ,
submerged and submersible lands , and the bed of the sea within the state' s jurisdiction , that contains
archaeological objects (WAC 2548- 020 (9)) .
"Archaeologist" means either a qualified archaeologist ( RCW 27 . 53 . 030 ( 9) ) or a professional
archaeologist ( RCW 27 . 53 . 030 ( 8 ) and WAC 25-48-020 ( 4) ) who has been approved by the city . Both
16 . 31 . 010 Purpose . qualified archaeologists and professional archaeologists may perform predeterminations and surveys .
Only professional archaeologists may perform services such as evaluation and data recovery for which a
The purposes of this chapter are to : state permit is needed .
A . Encourage the identification and preservation of cultural , archaeological , and historic resources " DAHP " means the Washington State Department of Archaeology and Historic Preservation ,
consistent with the Growth Management Act of 1990 , as amended , and Camas ' comprehensive
" Department" means the community development department .
plan ;
B . Establish clear procedures and specific standards for identifying , documenting and preserving " Director" means the director of the community development department or designee .
Camas ' cultural , archaeological and historic resources ; " Feature" means an artifact or set of artifacts which loses its integrity when moved due to its size and
C . Ensure use of the best available technology and techniques commonly accepted as standards complexity ( e . g . , a hearth or a house floor) .
in the profession of archaeology ; " Known , recorded archaeological site" means an archaeological site which has been recorded with
D . Establish a fair and equitable process for balancing the identification and preservation of DAHP .
cultural , archaeological , and historic resources with economic development ; " Of archaeological interest" means capable of providing scientific or humanistic understandings of
E . Ensure coordination and consistency in the implementation of the State Environmental Policy past human behavior , cultural adaptation , and related topics through the application of scientific or
Act , the Shoreline Management Act and the Growth Management Act , scholarly techniques such as controlled observation , contextual measurement , controlled collection ,
analysis , interpretation , and explanation (WAC 25- 48- 020 ( 12 ) ) .
( Ord . 251 .7 � 1 ( i:::'xh , A 2008 )
" Predetermination " means a procedure similar to , but of less intensity than an archaeological
resource survey . Its purpose is to determine whether an archaeological site is likely to be present or
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absent on a parcel , and based on that determination recommend whether or not to proceed with an 16 . 31 . 060 Applicabilityw
archaeological resource survey .
" Probability level " means account classification of property according to the probability of its having A . The provisions of this chapter shall apply :
archaeological resources . The probability levels are low (zero to twenty percent) , low- moderate (twenty to 1 . When any item of archaeological interest is discovered during the course of a permitted ground .
forty percent) , moderate (forty to sixty percent) , moderate- high (sixty to eighty percent) , and high ( eighty disturbing action or activity ( Section 16u31 . *150) ;
to one hundred percent) . The probability levels assigned to property within the urban growth boundary of
the city are identified in that map entitled " City of Camas Archaeological Probability , July 21 , 2006 . " 2 . When the director determines that reliable information indicates the possible existence of an
archaeological site on a parcel for which an application for a permit or approval for aground -
" Significant archaeological site " means an archaeological site which has been determined by a disturbing action or activity has been submitted .
professional archaeologist to contain : ( 1 ) archaeological objects at a density of at least one hundred per
cubic meter per stratigraphic or cultural unit ; or ( 2 ) at least one feature ; or ( 3) at least one relatively Be The provisions of this chapter shall apply , except as provided in this section and in subsection C of
uncommon archaeological object ; or (4) skeletal remains . this section , to all ground-disturbing actions or activities for which a permit or approval is required :
" Survey" means archaeological resource survey .
1 . On all parcels in probability level high ;
"Tribes " means any federally recognized or other local Native American government organization 2 . On parcels of at least five acres in probability levels moderate- high and moderate ;
which may consider the site to be of historic or cultural significance . 3 . Regardless of parcel size or probability level , when proposed within one-fourth mile of a known ,
(Ord, 25 .17 § 1 ( E)< r A ( part))) 2008 ) recorded archaeological site as measured on a horizontal plane extending in all directions . Such
an action or activity may be exempted by the director , when appropriate , during the
predetermination process due to the effects of a geographic barrier ( Section 16 . 31 . 070 ( F ) ) .
16 . 31 . 030 Coordination . C . The following shall not trigger or shall be exempted from the provisions of this chapter :
A . General . Where the provisions of this chapter conflict with each other or with other laws , ordinances 1 . Accessory dwelling units ;
or programs , the more restrictive provisions shall apply . 2 . Land use permits issued under clear and objective standards , such as those for fences , sheds ,
Be SMA . The provisions of this chapter shall apply throughout Camas , including areas regulated by the decks , patios or driveways ;
Shoreline Management Act ( SMA) and the Camas Shoreline Master Program .
3 . Sign permits ;
C . SEPA . The regulations of the State Environmental Policy Act ( SEPA) shall supplement the 4 . Conditional use permits for a change in use only , not involving p g y , g ground disturbance for structural
provisions of this chapter . modification ;
D . Development Review . For projects subject to IWitle '18 , Chapter 18 . 55 of the Camas Municipal Code , 5 . Zoning variance approvals ;
a determination that an application is complete shall not be made until any required predetermination
has been completed and a predetermination report has been submitted . 6 . Ground - disturbing actions or activities which constitute normal maintenance and repair of
( Ord . 2 ;i1 ./" 'I ( 1::: x i . A ( ) art ) ) , 2 (0) 0801existingstructures and facilities ; or
7 . Ground - disturbing actions or activities proposed in areas which the director determines to have
16 . 3 '1 . 040 Recording . been adequately surveyed and documented ( as defined in Section 16 , 31 . 020) in the past and
within which no archaeological resources have been discovered .
Any archaeological site identified pursuant to the provisions of this chapter shall be recorded with D . When more than one probability level traverses a parcel , the entire parcel shall be considered to be
DAHP . within the level with the greatest probability rating .
( s. rd . 25 '17 1 it= l � . , , it� a � fi'si ; 20 ? 8 j ( `, rd . 2517 § 1 ( Exh� A 1par�t)I ; 2008)
16 . 31 . 050 Permit required . 16 . 31 , 070 Predetermination required .
A permit from DAHP shall be secured prior to digging , altering , excavating , and/or removing A . A predetermination shall be required for any nonexempt ground- disturbing action or activity for which
archaeological objects and sites or historic archaeological resources , or proposing to remove glyptic or a permit or approval is required within probability level high .
painted records of tribes or peoples , or archaeological resources from native Indian cairns or graves Be A predetermination shall be required for any nonexempt ground- disturbing action or activity for which
(WAC 25- 48-050) 0 a permit or approval is required and which is located on a parcel of at least five acres within
k0rd , 2517 7 1 ( Exht A ( mart) ) , 2008) probability levels moderate- high and moderate .
C . A predetermination shall be required for all nonexempt ground - disturbing actions or activities for
which a permit or approval is required which are proposed within one-fourth mile of a known ,
recorded archaeological site .
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D . A predetermination shall be required when the director determines that reliable information indicates ( Ord , 25 .17 § 1 ( Exh , A ( party 2008
the possible existence of an archaeological site on a parcel for which an application for a permit or
. approval for aground -disturbing action or activity has been submitted . 16 . 31 . 100 Review of predetermination reports and further action .
E . A predetermination shall be required when any item of archaeological interest is discovered during
the course of a permitted ground- disturbing action or activity . A . Predetermination reports shall be reviewed by the director .
F . During the predetermination process , the director will determine whether a ground - disturbing action Be When the director determines that a predetermination report is complete and adequate , the director
or activity is exempt under Section 16 . 31 , 060 ( B ) (3) or 16 . 31 . 060 ( C) ( 7) of this chapter . In the event shall , based upon the information contained in the report , determine whether an archaeological siteEt
that the director is able to make such a determination of exemption based solely upon background is likely to exist .
research ( Section 1 6 . 31 , 08O ( C ) ) , the city shall reduce the applicant' s total fee obligation for the
project by one- half of the predetermination fee . Co Where the director determines that an archaeological site is not likely to exist , the application may
proceed through the remainder of the development review process .
G . A predetermination shall not be performed when a survey is required under Section 16 . 31a110 of this
chapter. D . Where the director determines that an archaeological site is likely to exist , an archaeological
H . The director may waive the requirement for a predetermination if the applicant chooses to provide a resource survey shall be required and carried out in accordance with the provisions of this chapter .
survey in accordance with Sections 1 £x . 31 . 110 and 16 . 31 . 130 of this chapter . ( Ord . 2517 s #1 ( Exh . A ( part) ) , 200&
;: f ; ! 1 (Eri3 , r ( iii € .} ) s0 ) 16 . 31 . 110 Archaeological resource survey required .
16 . 31 . 080 Predetermination standards . A survey shall be required when the results of a predetermination indicate further investigation is
necessary and either:
Predeterminations shall include at a minimum the following elements and be carried out according to
the following standards : A . No previous survey has been done ; or
A . Predeterminations shall be performed by a qualified or professional archaeologist . Be A previous survey or documentation is determined by the director to be inadequate .
Be Predeterminations shall be performed to the high standard of quality which fulfills the purposes ( 0 rd 2517 `� .1 (. Ext A ( f} art ) ) • 201
of this chapter .
C . Background Research . A thorough review of records , documentation , maps , and other pertinent 16 . 31 . 120 Survey standards .
literature shall be performed .
D . Surface Inspection . A visual inspection of the ground surface shall be completed when
Surveys shall include at a minimum the following elements and be carried out according to the
following standards :
conditions yield at least fifty percent visibility .
E . Subsurface Investigation . Subsurface investigation shall be performed when considered A . Surveys shall be performed by a professional archaeologist .
necessary by the archaeologist . When necessary , the following standards shall apply: Be Surveys shall be performed to the high standard of quality which fulfills the purposes of this
1 . Subsurface probes shall be no less than eight inches/twenty centimeters in diameter
chapter .
(twelve inches/thirty centimeters or more preferred ) at the ground surface , and shall delve C . Background Research . A thorough review of records , documentation , and other pertinent
no less than twenty inches/fifty centimeters deep into natural soil deposits whenever literature shall be performed .
possible . D . Surface Inspection . A systematic , one hundred percent visual inspection of the ground surface
2 . The most appropriate number of and locations for subsurface probes shall be determined shall be completed when conditions yield at least fifty percent visibility .
by the archaeologist . E . Subsurface Investigation . Subsurface investigation shall be performed when considered
3 . All material excavated by subsurface probes shall be screened using both one-fourth inch necessary by the archaeologist , utilizing the same standards set forth within CMC Section
and one- eighth inch hardware mesh cloths . 16 , 310080 ( E) .
( C)rd . 2517 f 1 ( Exh . A epart ) ) > 2008 ) ( Or(J . 2517 1 ( Ext . ,t, ( Bart ) ) . 2008)
16 . 31 . 090 Predetermination reports . 16 . 31 . 130 Survey reports .
A report shall be completed for each predetermination to the high standard of quality which fulfills the A report shall be completed for each survey in accordance with state guidelines and to the high
purposes of this chapter and standardized guidelines furnished by the department . A completed report standard of quality which fulfills the purposes of this chapter . A completed report shall be submitted to
shall be submitted to DAHP as well as the city . DAHP as well as the city .
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( Ord , 517 1 ( Exh . A { pard } , 018 ) The project proponent will notify the concerned tribes and all appropriate city , county , state , and
federal agencies , including the Washington State Department of Archaeology and Historical Preservation ,
16 . 31 . 140 Review of survey reports and further action . The agencies and tribe ( s) will discuss possible measures to remove or avoid cultural material , and will
reach an agreement with the project proponent regarding action to be taken and disposition of material .
A . Survey reports shall be reviewed by the director . If human remains are uncovered , appropriate law enforcement agencies shall be notified first , and
the above steps followed . If the remains are determined to be native , consultation with the affected tribes
B . When the director determines that a survey report is complete and adequate , the director shall , will take place in order to mitigate the final disposition of said remains ,
based upon the information contained in the report , determine whether an archaeological site has
been identified . ( Ord . 2617 � I ( Exh . A ( pert ) ) , 21:08)
Co Where the director determines that no archaeological site has been identified , the application may ( Or ;1 . NO , ° 61 2 , ! ( t::. h . A ) , 2 -7- 201 `I )
proceed through the remainder of the development review process .
D . Where the director determines that an archaeological site has been identified and is not likely to be 16 . 31 . 160 Notification to tribes .
significant , the application may proceed through the remainder of the development review process .
E . Where the director determines that an archaeological site has been identified and is likely to be Whenever a predetermination or survey is required , the applicant shall provide the tribes with a copy
significant , archaeological resources shall be further evaluated , avoided , properly mitigated , or of the application and all supporting materials by certified mail , return receipt requested , and shall provide
proof of compliance with this requirement to the director. Comments from the tribes shall be accepted by
properly recovered in accordance with the directors recommendation and subject to state the director until five p . m . on the fourteenth day from the date notification was mailed to the tribes . Should
regulations . Priority for protection in - place and thorough evaluation and data recovery shall be given the fourteenth day fall on a nonbusiness day , the comment period shall be extended until five p . m . on the
to significant archaeological sites . Bonding may be required to ensure that the site is treated in next business day .
accordance with the directors recommendation and provisions of the state permit . Monitoring and
future corrective measures may be required to ensure that an archaeological site is not degraded by ( Oid(i . 2517 jj 1 ( Exit . A ( part ) ) . 2008)
a permitted development .
( C; rdc 2517 s .t ( Exit . A ( partJ ) , 2008 ) 16 . 31 .170 Enforcement.
16 . 31 . 160 [discovery principle . The provisions of this chapter shall be enforced in accordance with the provisions of CMC Chapter
.t 8 . 55 of this code .
In the event that any item of archaeological interest is uncovered during the course of a permitted ( Ord . 251 .E 1 ( Exh , A ( part) ) , 2008)
ground -disturbing action or activity .
A . All ground -disturbing activity shall immediately cease .
B . The applicant shall notify the department and DAHP .
C . The applicant shall provide for a predetermination and a predetermination report prepared in
accordance with the provisions of this chapter. The director shall review the report and issue a
determination in accordance with Sect ( () [1 16 . 31 . 100 of this chapter in a reasonably diligent
manner , taking into account all pertinent factors and conditions (within seven calendar days
whenever feasible) . Where such determination is that an archaeological site is not likely to exist ,
construction may continue . Where such determination is that an archaeological site is likely to
exist , the applicant shall provide a survey and survey report . The director shall produce a map
of the parcel indicating clearly the portion ( s ) of the parcel , if any , within which construction may
continue under the supervision of an archaeologist and monitoring by the director while the
required survey is being completed . The provisions of this section shall apply .
D . In the event any archaeological or historic materials are encountered during project activity ,
work in the immediate area (initially allowing for a one hundred-foot buffer ; this number may
vary by circumstance ) must stop and the following actions taken :
1 . Implement reasonable measures to protect the discovery site , including any appropriate
stabilization or covering ; and
2 . Take reasonable steps to ensure the confidentiality of the discovery site ; and
3 . Take reasonable steps to restrict access to the site of discovery .
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Chapter 16 . 35 HISTORIC PRESERVATION
Sections .
16 . 35 . 030 Definitions .
10 . 35 . 0 *10 Purpose .
16 . 35 . 020 Applicability . In addition to those definitions listed in CMC Chapter 18 . 03 , the following terms when used in this
chapter shall mean as follows , unless a different meaning clearly appears from the context :
.16 . 35 . 030 Definitions .
" Board " shall refer to the Clark County board of commissioners , except where reference is made to
16 . 35 . 010 Clark CaUnty historic preservation commission . the " local review board " for purposes of the special valuation tax incentive program .
16 . 35 . 050 National R (&, gistF. r of F-listori €: Places . " Clark County cultural resources inventory" or "inventory" means a comprehensive inventory of
16 . 35 . 060 Clark (; aunty heroila €le re lister , historic resources within the boundaries of Clark County including resources identified in the Clark County
cultural resources inventory and other inventories by local jurisdictions within Clark County .
1 , 35 . 0r €� Review of €,iii r3l eti tc CI € rk Caur� l: y Merit€ le reclister K' ra �� e € LY{les ) Design review .
" Commission " means the " Clark County historic preservation commission . "
16 . 35 . 080 Relationship to zonincl .
" Contributing " means a property which dates to the historic period and retains sufficient physical
18 . 35 . 000 Review and rnonitc} rincl ofrnpert�+{ iesi for special property tax valuation . integrity so as to convey its historic character .
*16 . 35 . 100 Clark County cultural resources inventory . " Cultural resources " consist of historic or prehistoric or archaeological sites and standing structures ,
16 35 110 Violations and enforcement cemeteries , burial grounds and funerary objects and distributions of cultural remains and artifacts .
" Emergency repair" means work necessary to prevent destruction or dilapidation to real property or
structural appurtenances thereto immediately threatened or damaged by fire , flood , earthquake or other
disaster .
" Historic district" is a geographically definable area possessing a significant concentration , linkage or
16 . 35 . 010 Purpose . continuity of sites , buildings , structures or objects united by past events or aesthetically by plan or
physical development .
The purpose of this chapter is to provide for the identification , evaluation and protection of cultural " National Register of Historic Places " means the national listing of properties significant to our
and historic resources in the city and to encourage the preservation , restoration and rehabilitation of cultural history because of their documented importance to our history , architectural history , engineering
these resources for future generations in order to : or cultural heritage .
A . Safeguard the heritage of Camas as represented by those buildings , districts , objects , sites and " Noncontributing " means a property which either does not date to the historic period or has not
structures which reflect significant elements of the city' s history ; retained sufficient physical integrity so as to convey its historic character .
Be Increase recognition of Camas ' cultural and historic resources ; "Ordinary repair and maintenance " means work for which a permit issued by the city is not required
C . Foster a sense of identity based upon the city' s history ; by law , and where the purpose and effect of such work is to correct any deterioration or decay of or
damage to the real property or structure appurtenance therein and to restore the same , as nearly as may
reuse of significant buildings , districts , objects , sites and structures ; and
D . Assist , encourage and provide incentives to property owners for preservation , restoration and be practicable , to the condition prior to the occurrence of such deterioration , decay or damage .
" Qualified archaeologist" means a person who has had formal training and/or experience in
E . Promote and facilitate the early identification and resolution of conflicts between preservation of archaeology over a period of at least three years , and has been certified in writing to be a qualified
cultural and historic resources and alternative land uses . archaeologist by two professional archaeologists , as defined in RCW 27 . 53 . 030 .
231 t sa 1 ` t:: t; 1 { i '- € l � ' ` ':f €1€ l� ) " Significance " shall refer to a quality of a property which helps one understand the history of the local
area , state , or nation by illuminating the local , statewide or nationwide impact of the events or persons
16 . 35 . 020 Applicability . associated with the property , or its architectural type or style in information potential . The local area may
be as large as Clark County or Southwest Washington , or as small as a neighborhood . Local significance
illustrates a theme that is important to one or more localities ; state
This chapter applies to : may apply to a property that
significance to a theme important to the history of the state ; and national significance to property of
A . Property( ies ) within the city listed or eligible to be listed on any historic or cultural resource exceptional value in representing or illustrating an important theme in the history of the nation .
inventory for Clark County ;
" Special valuation tax incentive program " or of valuation " means the local option program
Be Property( les) within the city listed or eligible to be listed on the National Register of Historic makes available to property owners a special tax valuation for rehabilitation of historic property( les) under
Places , Washington State Heritage Register , Clark County Heritage Register or other local which the assessed value of an eligible historic property is determined at a rate that excludes , for up to
register for Clark County . ten years , the actual cost of the rehabilitation .
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Chapter 16 . 35 HISTORIC PRESERVATION Chapter 16 . 35 HISTORIC PRESERVATION
"Washington Heritage Register" means the state listing of properties significant to the community , 2 . The commission shall select from among its membership a chairperson and vice chair to
state or nation but which do not meet the criteria of the National Register of Historic Places . conduct the commission ' s business .
€fir {t . `:'. 3 '1 r 1 ( E:: xh . I ( 13at'1:} ) , ;:` () :}8 ) E . Commission Staff. Staff for the commission shall be provided by the Clark County department of
community development with additional assistance and information to be provided by other county or
16 . 35 . 040 Clark Count historic reservation commission . city departments as may be necessary to aid the commission in carrying out its duties and
County responsibilities under this chapter .
A . Authority . The Clark County historic preservation commission shall serve as the review authority on F . Interlocal Agreement Required . An interlocal agreement shall be established between the city and
matters of historic preservation as outlined in subsection C of this section for properties within the Clark County implementing the provisions of this chapter .
city of Camas . ( t.) r (1 . 251 1 ( I::: xh . A ( l gist) ') :f ()(:)8)
B . Composition of the Commission . Appointments to the commission shall be made by the Clark
County board of commissioners . All members shall be selected based on the professional or 16 . 35 . 050 National Register of Historic Places .
demonstrated expertise criteria ( CCC Section 18 . 328 . 040 ( B) ) , rather than by geographic distribution .
C . Powers and Duties . The major responsibilities of the commission are to identify and actively A . Nominations to the National Register of Historic Places shall be reviewed as established in the Code
encourage the conservation of the county' s historic and cultural resources by initiating and of Federal Regulations ( 36CFR60) .
maintaining a register of historic places and reviewing proposed changes to register property( ies ) ; to g . The commission shall hold a duly advertised public hearing at a regularly scheduled meeting at
raise community awareness of the county' s historic and cultural resources ; and to serve as the which the applicable criteria are reviewed and a recommendation forwarded to the State Department
county' s primary resource in matters of historic preservation . In carrying out these responsibilities , of Archaeology and Historic Preservation ( DAHP ) within sixty days of the date of application . The
the commission shall engage in the following activities : OAHP shall complete the designation process and notify the applicant of the designation decision .
1 . Maintain a comprehensive inventory of historic and cultural resources within the boundaries of O . 1 " 2 ``54I r 7 1� . ( Esh " A ( part) ) , 2008)the city of Camas to be included in the Clark County cultural resources inventory ; publicize and (. `'' € .1
periodically update inventory results ;
2 . Maintain the Clark County heritage register. This official register shall be comprised of buildings , 16 . 35 . 060 Clark County heritage register.
structures , sites , objects and districts identified by the commission as having historic
significance worthy of recognition by the county and encouragement of efforts by owners to A . Criteria for Determining Eligibility for Designation in the Register . Any building , structure , site , object
maintain , rehabilitate and preserve properties ; or district may be designated for inclusion in the Clark County heritage register if it :
3 . Review nominations to the Clark County heritage register and National Register of Historic 1 . Has integrity of location , design , setting , materials , workmanship , feeling and association ; and
Places according to criteria in Sections *16 , 31 , 050 and "16 . 3 "1 . 060 of this title . Make designations 2 . Is at least fifty years old , or is of lesser age and has exceptional importance ; and
to the Clark County heritage register ;
3 . Is significantly associated with the history , architecture , archaeology , engineering or cultural
4 . Review proposals as required in Section *16 . 35 . 060 ( B ) and ( C ) for historic districts on the Clark heritage of the community ; and
County heritage or National Registers ;
4 . Meets at least one of the following criteria :
5 . Submit nominations to the Washington State Heritage Register and National Register of Historic
Places ; a . Is associated with events that have made a significant contribution to the broad patterns of
national , state or local history ; or
6 . Provide for comment by the commission on all applications for approvals , permits ,
environmental assessments or impact statements , and other similar documents pertaining to b . Embodies the distinctive architectural characteristics of a type , period , style or method of
identified historic or cultural resources or adjacent property ( les) upon staff request ; design or construction , or represents a significant and distinguishable entity whose
components may lack individual distinction ; or
7 . Provide information , comment and support to the public and agencies on matters related to
historic preservation ; c . Is an outstanding work of a designer , builder or architect who has made a substantial
contribution to their field ; or
8 . Encourage recognition of noteworthy efforts in the rehabilitation or maintenance of historic
buildings , structures , sites and districts , and new construction in historic areas ; d . Exemplifies or reflects special elements of the county' s history ; or
9 . Serve as the local review board for special valuation pursuant to RCW 84 . 26 . e . Is associated with the lives of persons significant in national , state or local history ; or
D . Rules and Officers . f . Has yielded or may be likely to yield important archaeological information related to history
or prehistory ; or
1 . The commission shall establish and adopt its rules and procedures not inconsistent with this
chapter . g . Is an historic building or cultural resource removed from its original location but which is
significant for architectural value , or association with an historic person or event , or
prehistory ; or
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Chapter 16 . 35 HISTORIC PRESERVATION Chapter 16 . 35 HISTORIC PRESERVATION
h . Is a birthplace or grave of a prehistoric or historical figure of outstanding importance and is b . Draft design guidelines for the proposed historic district and submit them to the
the only surviving structure or site associated with that person , or commission .
i . Is a cemetery or burial site which derives its primary significance from age , from distinctive 3 . The commission shall hold a duly advertised public hearing to review the proposal . It shall make
design features , or from association with historic events , or cultural patterns ; or findings concerning the proposed district' s historic significance ; the appropriate boundaries of
j . Is a reconstructed building that has been executed in an historically accurate manner on such a district ; land use impacts , consistency and compatibility issues ; and appropriate design
the original site ; or guidelines . Contributing structures and features as well as noncontributing structures shall be
identified . The commission shall issue a final determination designating the historic district or
k . Is a creative and unique example of folk architecture and design created by persons not denying the proposal following the public hearing ,
formally trained in the architectural or design professions , and which does not fit into formal 4 . Designated historic districts shall be recorded on the official zoning maps of the city and the
architectural or historical categories . county .
B . Nominating , Designating and Listing Property(les) or Districts to the Clark County Heritage Register , 5 . A decision of the commission designating a building , structure , site , object or district or denying
1 . Any person may nominate a building , structure , site , object , or district for inclusion in the Clark such a proposal may be appealed to the city council .
County heritage register . The owner must consent to placement of the nominated resource prior D . Removal of Property( ies ) or Historic Districts from the Clark County Heritage Register.
to consideration for designation by the commission . In its designation decision , the commission
shall consider the Clark County cultural resources inventory and the Camas urban area 1 . A property owner may request a review of a property for possible removal from the Clark
comprehensive plan . County heritage register. A written request may be submitted to the commission and considered
2 . The commission shall consider the merits of the nomination , according to the criteria in at a public meeting . However , there is no automatic right to have a property removed from the
subsection A of this section and according to the nomination review standards established in its register .
rules and procedures , at a public hearing . Adequate notice will be given to the public , the 2 . In the event that any property or historic district no longer meets the criteria for designation to
owner( s) and the author(s ) of the nomination , if different , and lessees , if any , of the subject the Clark County heritage register , the commission may initiate removal from such designation
property prior to the public meeting according to standards for public meetings established in by the same procedure as provided for in establishing the designation , except that a property or
rules and in compliance with RCW 42 . 30 , Open Public Meetings Act . Such notice shall include historic district may be removed from the Clark County heritage register without owner consent .
publication in a newspaper of general circulation in Clark County and posting of the property per The decision to remove a property or district from the Clark County heritage register may be
CCC Section 18 . 600 . 080 . If the commission finds that the nominated property is eligible for the appealed to the city council .
Clark County heritage register, the commission shall list the property in the register with the E . Effects of Designation and Listing on the Register.
owner' s consent .
3 . In the case of individual property( ies ) , the designation shall include all exterior features , interior 1 . Designation and listing on the Clark County heritage register is an honorary designation
features , and outbuildings which directly contribute to the significance of the historic or denoting significant association with the historic , architectural , archaeological , engineering or
architectural character , cultural heritage of the community . Property( les) Ware) listed individually or as contributing
property( les) to an historic district .
4 . In the case of districts , the designation shall include description of the boundaries of the district ; 2 . Prior to the commencement of any work associated with the significant features as defined in
the characteristics of the district which justifies its designation ; and a list of all property( les)
the designation of the register property or historic district , excluding ordinary repair ,
including features , structures , sites and objects which contribute to the designation of the maintenance and emergency measures defined in Section 16 . 35 . 070 , the owner must request
district .
and receive a certificate of appropriateness from the commission for the proposed work .
5 . The public , property owner(s) and author(s ) of the nomination , if different , and lessees , if any , 3 . Prior to whole or partial demolition of a register property or historic district , the owner must
shall be notified of the listing by mailed notice , request and receive a waiver of a certificate of appropriateness .
Co Designating Historic Districts . 4 . After demolition of a structure the commission may initiate removal of the property from the
1 . Historic districts may be identified and nominations made in conformance with the criteria in this Clark County heritage register .
chapter . A simple majority of property owners within the proposed historic district must consent , 5 . While Clark County is certified as certified local government ( CLG ) , all properties and historic
in writing , to nomination of properties prior to designation . Design guidelines shall be adopted districts designated on the Clark County heritage register and the National Register of Historic
as an integral part of each historic district designation . c
Places may be eligible for a special tax valuation on their rehabilitation pursuant to CMC
2 . Commission staff together with city staff shall $ Section 16 . 07 . 090 .
a . Review the proposal for land use impacts , consistent with the comprehensive plan , F . Recording Designations and Listings . All properties which are designated and listed on the Clark
neighborhood action plan , and other related plans and codes . The designation of a historic County heritage register shall have a copy of the listing recorded with the county auditor' s office . A
district should not have the effect of significantly hampering redevelopment in commercial copy of the designation and listing letter for recording shall be forwarded to the auditor' s office by
areas . Staff shall submit its analysis of these issues to the commission ; commission staff.
( Ord . 2517 ,t ( Exh . A, ( part) ) . 2008)
Exhibit A ( 2014 ) Page 25 Exhibit A (2014) Page 26
Title 16 no, ENVIRONMENT* Title 16 - ENVIRONMENT*
- ARCHAEOLOGICAL - ARCHAEOLOGICAL
Chapter 16 . 35 HISTORIC PRESERVATION Chapter 16 . 35 HISTORIC PRESERVATION
16 . 35 . 070 Review of changes to Clark County heritage register property ( les )—Design iii . Replacement of sidewalks and driveways using the same type and color of materials ,
review . iv . Replacement of foundations or major portions thereof, using the same type and color
of materials ,
A . Review Required . No person shall construct any new building or structure , or reconstruct , alter, v . Replacement of utility systems if contributing interior features of significance are
restore , remodel , repair, move , demolish or make any material change affecting significant historic
features as listed in the designation application to any existing property on the Clark County heritage present ,
register or within an historic district on the Clark County heritage register , whether the property is vi . Structural or seismic upgrades which do not alter or affect significant features .
contributing or noncontributing , without review by the commission and without receipt of a certificate
of appropriateness , or in the case of demolition , a waiver of certificate of appropriateness , as a result b . A public hearing review by the commission for alterations in appearance , replacement of
of the review . historic materials , new construction or additions , or demolition or removal of a Clark County
heritage register building or cultural resource . Demolition of structures or facilities with
1 . For individual or contributing properties , the review shall apply to all features of the property , recognized historical significance is also subject to the State Environmental Policy Act .
interior and exterior , that contribute to its designation and are listed on the designation .
3 . When a certificate of appropriateness is required , the following procedures shall govern
2 . For noncontributing properties , the review shall apply to exterior changes . The purpose of the according to the type of review required :
review in this case is to ensure that the proposed changes do not further detract from the
property' s compatibility with the historic district , and to encourage changes which would a . Applications requiring administrative review for certificates of appropriateness shall be
enhance its compatibility with the historic district . reviewed by the commission staff.
3 . For new construction or redevelopment , the review shall apply to the exterior of the structure ( s) . b . Applications for the certificate shall be submitted to the commission staff on forms provided
The purpose of the review is to ensure that the exterior design of the proposed structure by the commission and must include a clear photograph or photographs of the building ,
enhances the historic district through conformance with the adopted design guidelines , object , site or structure , a brief description of the intended work , and samples of
replacement material for comparison with the existing or the original building or structure .
This requirement shall apply whether or not the proposed alteration also requires a building
or other permit , except as noted under subsection B of this section . Information required by the c . Decision of the commission staff on the application shall be made within fifteen days from
commission to review the proposed changes are established in its rules and procedures . A pre- the date on which the commission staff receives a technically complete application .
application conference is recommended but must be requested by the applicant . d . The commission staff may , on his or her own motion , refer the application to the
Be Exemptions . The following activities do not require a certificate of appropriateness or review by the commission for a decision in accordance with the procedures set forth for a public hearing
commission : review . The time for a decision of the commission on the application shall run from the date
that the application is referred to the commission by the staff.
1 . Ordinary repair and maintenance activities , including painting and emergency measures as
defined in Section `€ 6, 35, 0 :30 , which do not affect significant historic features ; e . Appeals from the decision of the commission staff regarding the issuance of a certificate of
appropriateness under administrative review may be appealed to the commission ( not the
2 . Ordinary repairs and maintenance which do not alter the appearance of a significant feature and hearing examiner) .
do not utilize substitute materials do not require a certificate of appropriateness ;
4 . Public Hearing Review . Alterations in appearance , replacement of historic material (other than
3 . If there are no interior features of significance , repairs to or replacement of utility systems do not in - kind ) , new construction or additions . Alteration in the appearance of a significant contributing
require a certificate of appropriateness if such work does not alter a significant feature . feature , the replacement of historic material (other than in- kind ) in a significant feature , additions
C . Review Process . to a Clark County heritage register ( CCHR) or new construction on a CCHR property or in an
historic district , or any excavation on an archaeological site requires a public hearing review for
1 . Requests for Review and Issuance of a Certificate of Appropriateness or Waiver . The building a certificate of appropriateness . The owner or his/her agent (architect , contractor , lessee , etc . )
or zoning official shall report any application for a permit to work on a designated Clark County shall apply to the commission for a review of proposed changes on a Clark County heritage
heritage register property or in a Clark County heritage historic district to the commission . If the register property or within a Clark County heritage register historic district and request a
activity is not exempt from review , the commission or staff shall notify the applicant of the review certificate of appropriateness or , in the case of demolition , a waiver. Each application for review
requirements . The building or zoning official shall not issue any such permit until a certificate of of proposed changes shall be accompanied by information as required by the commission in its
appropriateness or a waiver is received from the commission but shall work with the rules and procedures for the review of the proposed project . The commission staff shall meet
commission in considering building and fire code requirements . with the applicant and review the proposed work according to the design review criteria
2 . There shall be two types of reviews for issuance of a certificate of appropriateness : established in rules . Notice of the design review shall be published in a newspaper of general
circulation with the agenda for a public hearing and the property posted . The commission shall
a . An administrative review by commission staff for repairs and replacements- in - kind as listed complete its review and make its recommendations decision within the timelines established in
below , but not limited to , the following : CCC Section 17 . 600 . 080 , unless an extension of time is necessary . The commission ' s decision
i . Repairs (other than ordinary repair and maintenance) using the same materials and shall be in writing and shall state the findings of fact and reasons relied upon in reaching its
design as the original , decision . If the owner agrees to the commission ' s decision , a certificate of appropriateness shall
be awarded by the commission according to standards established in its rules and procedures .
ii . Re- roofing using the same type and color of material , The commission ' s recommendations and decision , and , if awarded , the certificate of
Exhibit A (2014) Page 27 Exhibit A ( 2014) Page 28
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- ARCHAEOLOGICAL - ARCHAEOLOGICAL
Chapter 16 . 35 HISTORIC PRESERVATION Chapter 16 . 35 HISTORIC PRESERVATION
appropriateness shall be transmitted to the building or zoning official . If a certificate of 3 . Property( les ) within the city listed on the Clark County cultural resource inventory shall be
appropriateness is awarded , the building or zoning official may then issue the permit , indicated on an official map (s ) with an " HI - C " for " Historic Inventory—Camas" with the exception
5 . Demolition . A waiver of certificate of appropriateness is required before a permit may be issued of specific archaeological sites ,
to allow whole or partial demolition of a designated Clark County heritage register property or in 4 . Historic district boundaries approved by the commission shall be indicated on the city' s official
a Clark County heritage register historic district . Demolition is subject to review under the State zoning maps .
Environmental Policy Act , 5 . Any application for development of building permit review on a property designated HR- C or HI -
a . The owner or his/her agent shall attend a pre-application conference with staff to review C shall be routed to commission and city staff for review or action pursuant to this title and the
demolition or alternative plans . commission ' s rules and procedures prior to permit approval .
b . After the pre- application conference , the owner or agent may apply to the commission for Be The Clark County planning division with assistance from city staff is responsible for review of impacts
review of the proposed demolition and request a waiver of certificate of appropriateness to potential or existing historic resources . All applications for approval , permits , environmental
through a public hearing . With the application , the applicant shall provide a bona fide list of assessments or impact statements , and other similar documents pertaining to property( ies ) on the
alternatives to demolition (which includes , but is not limited to , economic analysis ; offers to Clark County cultural resource inventory or adjacent property( ies ) shall be reviewed by appropriate
lease , sell or dedicate site to a private , public or nonprofit entity, and outcome of the offer ; staff or a qualified consultant .
relocation of building , etc . )
Comments shall be forwarded to the responsible staff for the application under consideration . If a
c . Such review shall last no longer than forty-five days from the date of application , unless the property or historic district is on the National Register of Historic Places or the Clark County heritage
commission finds that an extension of time is necessary . In no case shall the commission register , the commission staff shall contact the property owner( s ) or agent ( s ) in writing and advise them of
extend the review period beyond an additional forty-five days , the register status and applicable requirements .
d . If no alternative to demolition is agreed upon , the commission shall issue a waiver of ( Ord . 2617 � '1 ( i:::xh . A ( part ) ) , 2008)
certificate of appropriateness . The commission may attach to the waiver , pursuant to the
public hearing , conditions mitigating the loss of the Clark County heritage register property .
Mitigation measures may include , but are not limited to , an identification plaque , use of an 16 . 35 . 098 Review and monitoring of property ( ies ) for special properly tax valuation .
architectural element in new construction , moving the building , and/or buffering of the
historic or cultural resource . The waiver and any attached mitigation conditions shall be This section implements the local option special valuation tax incentive program as established in
transmitted to the official in charge of issuing demolition permits . Any attached mitigation RCW 84 . 266
conditions shall become conditions of approval should a demolition permit be granted . A . Time Lines .
e . After demolition of a property , the commission may initiate its removal from the Clark 1 . Applications must be filed by the first day of October with the county assessor' s office and
County heritage register . shall be forwarded to the commission by the assessor within ten days of filing .
6 . Appeal of Approval or Denial of a Waiver of a Certificate of Appropriateness . The commission ' s 2 . For applications filed at least thirty days prior to the next regularly scheduled meeting of the
decision regarding a waiver of a certificate of appropriateness may be appealed to the city commission , the case may be put on the agenda for that meeting . If there are not thirty
council . Appeal of the city council ' s decision regarding a waiver of a certificate of days , the case will be scheduled for the next regularly scheduled meeting of the
appropriateness may be appealed to superior court . commission .
(10rd . 231 : ` 1 ( BJie A ( ' s rt ) } . .2008) 3 . Applications shall be reviewed by the commission before December 31st of the calendar
year in which the application is made .
16 . 35 . 080 Relationship to zoning . 4 . Commission decisions regarding the applications shall be certified in writing and filed with
the assessor within ten days of the decision .
A . Property( ies ) designated to the Clark County heritage register shall be subject to the provisions set
forth herein , as well as the bulk , use , setback and other controls of the zoning district in which they Be Procedure .
are located . Nothing contained herein shall be construed to be repealing , modifying , or waiving any 1 . The applicant files an application for special valuation with the county assessor' s office no
zoning provisions . later than October 1 st preceding the tax assessment year for which they wish to apply . A
1 . Property( les) on any historic register or the Clark County cultural resources inventory shall be fee is required as established in CCC Chapter 17 . 60 and is payable to the Clark County
so noted in the city' s manual or electronic permit tracking system or other database to alert staff department of community development .
and public as to the presence of an historic site , structure , object or building . Archaeological 2 . The assessor forwards the application ( s) to the commission within ten days of receipt of
sites are exempt from this requirement , the completed application .
2 . An official county map shall indicate an " HR- C " for " Historic or Heritage Register - Camas " for 3 . The commission reviews the application ( s ) , consistent with its rules and procedures , and
any property listed on the national , state or local registers , with the exception of specific determines if the application ( s ) are complete and if the property( ies ) meet the criteria set
archaeological sites . forth in WAC 254- 17- 070 ( 1 ) and listed in subsection ( C ) ( 3 ) of this section .
Exhibit A (2014 ) Page 29 Exhibit A (2014) Page 30
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No ARCHAEOLOGICAL - ARCHAEOLOGICAL
Chapter 16 . 35 HISTORIC PRESERVATION Chapter 16 . 35 HISTORIC PRESERVATION
a . If the commission finds the property(ies) meet all the criteria , then it shall approve the iii . If in an historic district , a current streetscape ;
application ( s) . d . Architectural plans or other legible drawings depicting the completed rehabilitation
b . If the commission determines the property ( ies ) do not meet all the criteria , then it shall work signed by the architect or drafts- person ; and
deny the application (s) . e . Notarized affidavit(s ) :
4 . The commission certifies its decisions in writing and states the facts upon which the i . Attesting to the actual itemized cost of the rehabilitation work completed prior to
approvals or denials are based and files copies of the certifications with the assessor . the date of application , and
5 . For approved applications : ii . Indicating rehabilitation work was completed within the twenty-four month period
a . The commission staff forwards copies of the agreements , applications , and supporting of time prior to application for special valuation .
documentation ( as required by WAC 254- 17- 090 (4) and identified in subsection C of Documentation of both must be made available to the commission ,
this section ) to the assessor;
b . The commission staff forwards the signed agreement and application documents to f. Samples of utilized materials may be required by the commission ;
the county auditor for recording . The applicant shall be assessed fees for recording as g . Other information as required by staff or the commission at a pre- application meeting .
provided for in CCC Chapter 17 . 60 and other applicable county codes ; 3 . Property Review Criteria . In its review the commission shall determine if the property( ies)
c . Notifies the Washington State Advisory Council that the property ( ies ) have been meet all the following criteria :
approved for special valuation ; and a . The property is historic property which is designated to the local and /or national
d . Monitors the property( ies ) for continued compliance with the agreements throughout registers ;
the ten -year special valuation period . Monitoring may include an annual site visit by b . The property has been rehabilitated at a cost which meets the definition set forth in
staff or commission members . RCW 84 . 26 . 017 ( 2 ) within twenty-four months prior to the date of application ; and
6 . The commission determines in a manner consistent with its rules of procedure , whether or c . The property has not been altered in any way which adversely affects those elements
not property( ies ) are disqualified from special valuation either because of:
which qualify it as historically significant as determined by applying the Washington
a . The owner' s failure to comply with the terms of the agreement ; or State Advisory Council ' s Standards for the Rehabilitation and Maintenance of Historic
b . A loss of historic value resulting from physical changes to the building or site . Properties (WAC 254- 17 - 100 ( 1 ) and listed in subsection ( C ) (4) of this section ) .
7 . For disqualified property( ies ) pursuant to RCW 84 . 26 . 080 , the commission shall notify the 4 . Rehabilitation and Maintenance Criteria . The Washington State Advisory Council ' s
owner , assessor , and Washington State Advisory Council in writing and state the facts Standards for the Rehabilitation and Maintenance of Historic Properties in WAC 254- 17-
100 shall be used by the commission as minimum requirements for determining whether or
supporting its findings . not an historic property is eligible for special valuation and whether or not the property
Co Criteria . continues to be eligible for special valuation and whether or not the property continues to
be eligible for special valuation once it has been so classified .
1 . Historic Property Criteria . The class of property eligible to apply for special valuation in
Clark County shall mean all property( ies ) listed on the National Register of Historic Places , D . Agreement . The historic preservation special valuation agreement in WAC 254- 17- 117 shall be
Clark County heritage register or property( ies , ) certified as contributing to local and /or used by the commission as the minimum agreement necessary to comply with the requirements
National Register Historic Districts which have been substantially rehabilitated at a cost of RCW 84 . 26 . 050 ( 2 ) 0
and within a time period which meets the requirements set forth in RCW Chapter 84 . 26 . E . Appeals . Any decision of the commission acting on any application for classification as historic
2 . Application Criteria . Complete applications shall consist of the following documentation : property , eligible for special valuation , may be appealed to superior court under RCW 34 . 04 . 130
a . A legal description of the historicproperty ; in addition to any other remedy of law . Any decision on the disqualification of historic property
9 p eligible for special valuation , or any other dispute , may be appealed to the county board of
b . A copy of the nomination form to the National Register of Historic Places or Clark equalization .
County heritage register for the subject property( ies ) ; iOr {� . 2517 1 ( I�_xl � . /� (�} r�ri.) 8 2003)
c . Comprehensive exterior and interior photographs of the historic property before and
after rehabilitation . Photographs should be four inches by six inches or five inches by 16 . 35 . 100 Clark County cultural resources inventory .
seven inches minimum format either black and white or color, with negatives and must
be clearly labeled to identify case , location , subjects and the direction the photograph
was taken : A . Purpose of the Inventory . The Clark County cultural resources inventory is a tool for planning and
research , and includes those resources believed to have cultural or historic significance for Clark
i . Photos taken prior to construction , County , the region , or the nation , regardless of current ownership .
ii . Historic photos or other source materials of replicated features , Be Effect of Listing on the Inventory . Listing on the Clark County cultural resources inventory does not
result in any regulatory requirements pursuant to this chapter .
Exhibit A (2014 ) Page 31 Exhibit A ( 2014) Page 32
Title 16 - ENVIRONMENT * Title 16 - ENVIRONMENT*
- ARCHAEOLOGICAL
CRITICAL AREAS
Chapter 16 . 35 HISTORIC PRESERVATION
C . Application for Listing on the Inventory .
CRITICAL AREAS
Chapter 16 . 51 - GI::: NI::: FRAL PROVISIONS
1 . A property owner may make application for listing on the inventory by completing an inventory
form available from the Clark County department of community development and submitting it to Chapter 16 . 53 - WETLANDS
the commission staff, if the building , structure , site , object , or district is at least fifty years old , or
is of lesser age and has exceptional architectural , historical or cultural importance . Chapter 16 . 55 CRITICAL. AQUIFER RECHARGE AREAS
2 . The city of Camas or Clark County may conduct an historic and cultural resource inventory and
make application for listing on the inventory . Chapter •16 . 57 - FREQUENTLY i = LOODED AREAS
x
D . Listing on the Inventory . Chapter •16 . 59 GEOLOGICALLY HAZARDOUS AREAS
1 . New listings of buildings , structures , sites , objects or districts to the inventory is subject to
review by the department of community development together with staff from the city . t� hapt ,r 1 £> • i1 - f ( `� ! I AND V`/ll.. (-) t•• II = I : I If"�[ lTT CONSF:: EVATIC} I�d ARE: AS
Consideration of listing shall be based upon development of a comprehensive inventory
methodology which determines a rank order .
2 . Property( les) which are demolished shall be maintained in the inventory records for historical
research purposes .
251 {3 1 ( E .xh , A (�� �� €'1:} '} ; 2008)
95 . 35 . 110 Violations and enforcement.
Violations of this chapter shall be grounds for the commission to review the property for removal from
the register . The property owner may also be subject to special valuation disqualifications as stated in
WAC 45& 15- 070 and all applicable laws .
( Ord . 2517 § 1 ( Exh , A. ' parf) ) , 2008 '%
Exhibit A (2014 ) Page 33 Page 34
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
Chapter 16 . 51 GENERAL PROVISIONS B . The city finds that critical areas provide a variety of valuable and beneficial biological and physical
Sections : functions that benefit the city of Camas and its residents , and/or may pose a threat to human safety ,
or to public and private property .
16 . 51 , 010 Purpose . C . Goals . By managing development and alteration of critical areas , this chapter seeks to :
'16 , 51 . 020 Authority . 1 . Protect members of the public and public resources and facilities from injury , loss of life , or
16 . 51 . 030 Relationship to other regulations . property damage due to landslides and steep slope failures , erosion , seismic events , or
flooding ;
16 . 51 . 0}41.) SevE. rability .
2 . Protect unique , fragile , and valuable elements of the environment , including ground and surface
16 . 51 . 050 Administrative rules . waters ;
16 , 51 , 060 Interpretal:10161 , 3 . Direct activities not dependent on critical area resources to less ecologically sensitive sites , and
'16 . 51 . 070 Critical areas — Requlated . mitigate necessary impacts to critical areas by regulating alterations in and adjacent to critical
areas ; and
16 . 51 . 080 Best available science .
4 . Prevent cumulative adverse environmental impacts to critical aquifer recharge and frequently
16 . 51 . 090 Applicability • flooded areas .
16 . 51 . 100} [:xemption 7 . D . The regulations of this chapter are intended to protect critical areas in accordance with the Growth
1 f3 . C� 1 . 11 C) l:::x €:et� tit� ri Rea €� nak� le €.ise . Management Act , and through the application of best available science , as determined according to
WAC 365- 195-900 through 365A95- 925 , and in consultation with state and federal agencies and
16 . 51 , 120 Allowed activities . other qualified professionals .
16 , 51 , 130 Review retluired . E . This chapter is to be administered with flexibility and attention to site- specific characteristics . It is not
16 . 51 . 140 Critical area repor#incl evalual.1on ------ Re (Iuire rim] ent_so the intent of this chapter to make a parcel of property unusable by denying its owner reasonable
economic use of the property .
16 . 51 . -150 Critical area report— Modificatlons to requirements .
F . The city' s enactment or enforcement of this chapter shall not be construed for the benefit of any
116 . 51 . 1601 Mitigation regi_tirements , individual person or group of persons other than the general public .
16 . 51 . 170 Mitiqation sequencing . ( Ord251 t s '1 ( Exh . A ( mart) } , 2008)
16 . 51 . 180 Miti (JaU ori f) laf) rerl €ri ( e) 1r1eF1tS .
16 . 51 . 1 CSC} Innovative mitiflation , 16 . 51 . 020 Authority .
16 , 51 , 200 Unautl10 [Ved €;ritlGal area a terations and enf€rocernent . As provided herein , the director shall mean the community development director or designee . The
16 . 51 . 210 Critical area markers , signs and fenciriq , director is given the authority to interpret and apply , and the responsibility to enforce this chapter to
accomplish the stated purpose .
16 . 51 . ;220 Notice on tine .
( Ord , 2 el7 s; 1 ( E )I'i . A ( part)") , 2008)
'16 . 51 . 230 Native growth protection areas ( Reserved ) .
16 . 51 . 24. 0 Critical area protective r-nechaniSill . 16 . 51 . 030 Relationship to other regulations .
'16451 . 2501 Bonds to enSUre mitigation , maintenance , and monitoring .
A . These critical area regulations shall apply as an overlay and in addition to zoning and other
regulations , including the city of Camas Design Standards Manual , adopted by the city .
B . These critical area regulations may be applied concurrently with review conducted under the State
Environmental Policy Act ( SEPA) , or other development review as adopted .
16 . 51 . 010 Purpose . Co In the event of a conflict with any other provisions of this chapter, that which provides more
protection to the critical areas shall apply .
A . The purpose of this chapter is to designate and classify ecologically sensitive and hazardous areas ,
and to protect these areas , their functions and values , while allowing for some reasonable use of D . Compliance with the provisions of this chapter does not constitute compliance with other federal ,
property . state and local regulations and permit requirements that may be required (for example , shoreline
substantial development permits , HPA permits , Army Corps of Engineers Section 404 permits ,
NPDES permits ) . The applicant is responsible for complying with all requirements , apart from the
process established in this chapter .
Exhibit A ( 2014 ) Page 35 Exhibit A (2014) Page 36
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
( Ord . 2517 § 1 (Exh . A ( part) ) , 2E) 08) Be Absence of Valid Scientific Information . Where there is an absence of valid scientific information , or
incomplete scientific information relating to a critical area , leading to uncertainty about the risk to
16 . 51 . 040 Severability , critical area function of permitting an alteration of or impact to the critical area , the director shall :
1 . Limit development and land use activities until the uncertainty is sufficiently resolved ; and
If any clause , sentence , paragraph , section , or part of this chapter , or the application thereof to any 2 . Require an effective adaptive management program that relies on scientific methods to evaluate
person or circumstances shall be judged by any court of competent jurisdiction to be invalid , such order or how well regulatory and nonregulatory actions protect the critical area . An adaptive
judgment shall be confined in its operation to the controversy in which it was rendered . The decision shall management program is a formal and deliberate scientific approach to taking action and
not affect or invalidate the remainder of any part thereof, and to this end the provisions of each clause , obtaining information in the face of uncertainty . An adaptive management program shall :
sentence , paragraph , section , or part of this law are declared to be severable .
( Cr't1 . 2517 1 (E.xh , A ( 13aY'1:) i , 2008 )
a . Address funding for the research component of the adaptive management program ,
b . Change course based on the results and interpretation of new information that resolves
uncertainties , and
16 . 51 . 050 Administrative rules .
c . Commit to the appropriate timeframe and scale necessary to reliably evaluate regulatory
Applicable departments within the city of Camas are authorized to adopt such administrative rules and nonregulatory actions affecting protection of critical areas and anadromous fisheries ,
and regulations as necessary and appropriate to implement these chapters , and to prepare and require ( Ord . 2517 s 1 ( Exh . A ( part) ) , 2008)
the use of such forms as necessary for its administration . The applicant shall be responsible for the
initiation , preparation , submission , and expense of all required reports , assessment( s ) , studies , plans ,
reconnaissance ( s ) , peer review(s ) by qualified consultants , and other work prepared in support of or 16 . 51 . 090 Applicability ,
necessary to review the application .
Land proposals below are subject to the criteria , guidelines , report requirements , conditions , and
( Ord . 25 -17 01 ( Ext . A ( part j ) . 2008 )
performance standards in this Title :
16 . 51 . 060 Interpretation , A . Binding site plan ;
Be Blasting permits ;
In the interpretation and application of the ordinance codified in this chapter , the provisions of this C . Commercial development ;
chapter shall be considered to be the minimum requirements necessary , shall be liberally construed to
serve the purpose of the ordinance codified in this chapter , and shall be deemed to neither limit nor D . Conditional use permit ;
repeal any other provisions under state statute . E . Light industrial or industrial development ;
( Ord . 251 '7 � '1 ( [&`xho A ( �) arrt) ) . 2008 ;
F . Planned residential development ;
G . Short plat ;
16 . 51 . 070 Critical areas-e- Regulated . H . Subdivision ;
A . Critical areas regulated by this chapter include wetlands ( CMC Chapter 16 , 53) , critical aquifer I . Shoreline substantial development permit ;
recharge areas ( CMC Chapter 16 . 55 ) , frequently flooded areas ( CMC Chapter '16 . 57 ) , geologically
hazardous areas ( CMC Chapter 16 . 59) , and fish and wildlife habitat conservation areas ( CMC J . Any grading , filling , or clearing of land , or logging or removal of timber on land characterized in
Chapter 16 . 61 ) 0 a critical area described in CMC Section 16 . .'* 1 . 0670 (A) ; and
B . All areas within the city meeting the definition of one or more critical area , platted natural open space K . Other activities as specified within this Title .
area , and conservation covenant areas , regardless of any formal identification , are designated
critical areas and are subject to these provisions .
( Ord4 2517 1 ( Exh . A ( part% ) , 2008
16 . 51 . 100 Exemptions .
16 . 51 . 080 Rest available science , A . Exempt Activities . The following developments , activities , and associated uses shall be exempt from
the provisions of this title ; provided , that they are otherwise consistent with the provisions of other
A . Best Available Science to be Used Must be Consistent with Criteria . The best available science is local , state and federal laws and requirements :
that scientific information applicable to the critical area prepared by local , state , or federal natural 1 . Emergencies . Emergency activities are those activities necessary to prevent an immediate
resource agencies , a qualified scientific professional , or team of qualified scientific professionals , that threat to public health , safety , or welfare , or that pose an immediate risk of damage to private
is consistent with criteria established in WAC 365- 195- 900 through WAC 365- 195- 925 .
Exhibit A (2014 ) Page 37 Exhibit A (2014) Page 38
Title 16 - ENVIRONMENT * Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
property , and that require remedial or preventative action in a timeframe too short to allow for 1 . The application of these provisions would deny all reasonable use of the property ;
compliance with the requirements of these provisions . 2 . No other reasonable use of the property has less impact on the critical area ;
An emergency response shall utilize reasonable methods to address the emergency 3 . Any alteration is the minimum necessary to allow for reasonable use of the property ; and
considering the applicable critical area (s ) ; in addition , they must have the least possible impact
to the critical area or its management zone . The person or agency undertaking such action shall 4 . The inability of the applicant to derive reasonable use of the property is not the result of actions
notify the city within four days following commencement of the emergency activity . If the director by the applicant after the effective date of these provisions or its predecessor .
determines that the action taken , or any part of the action taken , was beyond the scope of an E . Burden of Proof. The burden of proof shall be on the applicant to bring forth evidence in support of
allowed emergency action , then enforcement will commence ; the application and to provide sufficient information on which any decision has to be made on the
2 . After the emergency , the person or agency undertaking the action shall fully restore and/or application ,
mitigate any impacts to the critical area and management zones resulting from the emergency ry � {? f
action in accordance with an approved critical area report and mitigation plan . Restoration ( Ord , `� I ' ' 1 ( Exlr ' , ( t> tr I_) , , 2008 )
and/or mitigation activities must be initiated within one year of the date of the emergency , and
completed in a timely manner ; 16 . 51 . 120 Allowed activities .
3 . Operation , Maintenance or Repair . Operation , maintenance or repair of existing structures ,
infrastructure improvements , utilities , public or private roads , dikes , levees or drainage systems A . Critical Area Report not Required . Activities which have been reviewed and permitted or approved by
that do not further alter or increase the impact to , or encroach further within , the critical area or the city , or other agency with jurisdiction , for impacts to critical or sensitive areas , do not require
management ; submittal of a new critical area report or application under this chapter , unless such submittal was
required previously for the underlying permit .
4 . Passive Outdoor Activities . Recreation , education , and scientific research activities that do not
degrade the critical area , including fishing , hiking , and bird watching . Trails must be constructed B . Required Use of Best Management Practices . All allowed activities shall be conducted using the best
pursuant to CMC Section 16 . 51 . 120 ( C ) (4) ; and management practices , adopted pursuant to other provisions contained in this code , that result in the
least amount of impact to the critical areas . Best management practices shall be used for tree and
5 . Forest Practices . Forest practices regulated and conducted in accordance with the provisions of vegetation protection , construction management , erosion and sedimentation control , water quality
Chapter 76 . 09 RCW and forest practices regulations , Title 222 WAC , and those that are exempt protection , and regulation of chemical applications . The city shall monitor the use of best
from city of Camas ' jurisdiction , provided that forest practice conversions are not exempt . management practices to ensure that the activity does not result in degradation to the critical area .
B . Exempt Activities Shall Avoid Impacts to Critical Areas . All exempted activities shall use reasonable Any incidental damage to , or alteration of, a critical area shall be restored , rehabilitated , or replaced
methods to avoid potential impacts to critical areas . To be exempt from these provisions does not at the responsible party' s expense .
give permission to degrade a critical area or ignore risk from natural hazards . Any incidental damage C . Allowed Activities . The following activities are allowed :
to , or alteration of, a critical area that is not a necessary outcome of the exempted activity shall be
restored , rehabilitated , or replaced at the responsible party' s expense . 1 . Permit Requests Subsequent to Previous Critical Area Review . Development permits and
approvals that involve both discretionary land use approvals (such as subdivisions , rezones , or
� (Xd . 25113 1 ( t:: xh . 1 t ;3rrW) .. :fE) ,:} ) conditional use permits) and construction approvals (such as building permits) if all of the
following conditions have been met :
16 . 51 . 110 Exception --Reasonable use . a . There have been no material changes in the potential impact to the critical area or
management zone since the prior review ,
A . If the application of this title would deny all reasonable use of the subject property , the property b . There is no new information available that is applicable to any critical area review of the
owner may apply for an exception pursuant to this section .
site or particular critical area ,
B . Exception Request and Review Process . An application for a reasonable use exception shall be c . The permit or approval has not expired or , if no expiration date , no more than five years
made to the city and shall include a critical area application and fee ; critical area report , including
mitigation plan , if necessary ; and any other related project documents , such as permit applications to has elapsed since the issuance of that permit or approval , and
other agencies , special studies , and environmental documents prepared pursuant to the State d . Compliance with any standards or conditions placed upon the prior permit or approval has
Environmental Policy Act ( Chapter 43 . 21C RCW) ( SEPA documents ) . A staff report shall be been achieved or secured ;
prepared to include a recommendation to the approval authority based on review of the submitted
information , a site inspection , and the proposal ' s ability to comply with reasonable use exception 2 . Modification to Existing Structures . Structural modifications , additions to , or replacement of an
criteria in subsection D of this section . existing legally constructed structure that does not further alter or increase the impact to the
critical area or management zone , and where there is no increased risk to life or property as a
C . Public Hearing Required . A request for an exception under this section shall be considered through a result of the proposed modification or replacement , provided that restoration of structures
Type III hearing process in accordance with CMC Chapter 16 . 55 substantially damaged by fire , flood , or act of nature must be initiated within one year of the
D . Reasonable Use Review Criteria . The criteria for review and approval of reasonable use exceptions date of such damage , as evidenced by the issuance of a valid building permit , and diligently
ISO*
pursued to completion ;
s :
Exhibit A (2014 ) Page 39 Exhibit A (2014) Page 40
Title 16 - ENVIRONMENT * Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
3 . Activities Within the Improved Right- of-Way . Replacement , installation , or construction of utility provided , that within fourteen days following such action , the landowner shall submit a
facilities , lines , pipes , mains , equipment , or appurtenances , not including substations , when restoration plan that demonstrates compliance with these provisions ,
such facilities are located within the improved portion of the public right- of-way or a city- c . Measures to control a fire or halt the spread of disease or damaging insects consistent with
authorized private roadway , except those activities that alter a wetland or watercourse , such as the State Forest Practices Act ; Chapter 76 . 09 RCW , and Camas fire department
culverts or bridges , or results in the transport of sediment or increased stormwater ; requirements ; provided , that the removed vegetation shall be replaced in- kind or with
4 . Public and Private Pedestrian Trails . similar native species within one year in accordance with an approved restoration plan ;
a . Existing public and private trails established consistent with the city of Camas parks and 6 . Chemical Applications . The application of herbicides , pesticides , organic or mineral- derived
open space plan may be maintained , replaced , or extended , provided there is no increase fertilizers , or other hazardous substances , provided that their use shall be restricted in
in the impact to the critical area or management zone . accordance with Department of Fish and Wildlife Management Recommendations , and the
b . Other public and private pedestrian trails , except in wetlands , fish and wildlife habitat regulations of the Department of Agriculture and the U . S . Environmental Protection Agency ; *
conservation areas , or their management zones , subject to the following : 7 . Minor Site Investigative Work . Work necessary for land use submittals , such as surveys , soil
i . The trail surface shall meet all other requirements including water quality standards logs , percolation tests , and other related activities , where such activities do not require
set forth in the city of Camas Design Standards Manual , construction of new roads or significant amounts of excavation . In every case , impacts to the
critical area shall be minimized and disturbed areas shall be immediately restored ; and
ii . Critical area and /or management zone widths shall be increased , where possible , 8 . Navigational Aids and Boundary Markers . Construction or modification of navigational aids and
equal to the width of the trail corridor , including disturbed areas , and boundary markers .
iii . Trails proposed to be located in landslide or erosion hazard areas shall be c� rit , i3 ,1 r, �a ( t.. xh A � l� f€€ ) � :.' 0t:l8)
constructed in a manner that does not increase the risk of landslide or erosion , and in
accordance with an approved geotechnical report ,
* More information on commercial and residential use of chemicals can be found in
5 . Selective Vegetation Removal Activities . The following vegetation removal activities , provided Department of Ecology " Critical Aquifer Recharge Areas : Guidance Document, " Publication
that no vegetation shall be removed from a critical area or its management zone without
approval from the director , are allowed : # 0540 -028 .
a . The removal of invasive plant species including Himalayan blackberry ( Rubus discolor , R .
procerus ) , Evergreen blackberry ( Rubus laciniatus ) , English Ivy as well as any other 16 . 51 . 130 Review required .
noxious weed or invasive plant species acknowledged by the city , with hand labor and light
equipment ( e . g . , push mowers , powered trimmers , etc . ) , Mapping . The approximate location and extent of critical areas are shown on the adopted critical
b . The removal of trees that are hazardous , posing a threat to public safety , or posing an area maps . These maps are to be used as a guide for the city , project applicants , and/or property owners ,
and may be continually updated as new critical areas are identified . They are a reference and do not
imminent risk of damage to private property , from critical areas and management zones , provide a final critical area designation or delineation . If the proposed activity is within , adjacent to , or is
provided that : likely to impact a critical area , the city shall require a critical area report from the applicant that has been
i . The applicant submits a report from a certified arborist , registered landscape architect , prepared by a qualified professional . If the report concludes that there is a critical area present then the
or professional forester that documents the hazard and provides a replanting schedule city of Camas shall :
for the replacement trees , A . Review and evaluate the critical area report ;
ii . Tree cutting shall be limited to limbing and crown thinning , unless otherwise justified BeDetermine whether the development proposal conforms to the purposes and performance
by a qualified professional . Where limbing or crown thinning is not sufficient to standards of these provisions ;
address the hazard , trees should be topped to remove the hazard rather than cut at or
near the base of the tree , C . Assess potential impacts to the critical area and determine if they are necessary and
iii . The landowner shall replace any trees that are felled or topped with new trees ata unavoidable ; and
ratio of two replacement trees for each tree felled or topped within one year in D . Determine if any mitigation proposed by the applicant is sufficient to protect the functions and
accordance with an approved restoration plan . Tree species that are native and values of the critical area and public health , safety , and welfare concerns consistent with the
indigenous to the site and a minimum caliper of two inches shall be used , goals , purposes , objectives , and requirements of these provisions .
iv . If a tree to be removed provides critical habitat , such as an eagle perch , a qualified ( Ord . 2517 § 1 f Exh A ( part'si ; 2008)
wildlife biologist shall be consulted to determine timing and methods of removal that
will minimize impacts , and 16 . 51 . 140 Critical area reporting evaluation---Requirements .
v . Hazard trees determined to pose an imminent threat or danger to public health or
safety , or to public or private property , or serious environmental degradation , may be A . Incorporating Best Available Science . The critical area report shall use scientifically valid methods
removed or topped by the landowner prior to receiving written approval from the city ; and studies in the analysis of critical area data and field reconnaissance , and reference the source of
Exhibit A ( 2014 ) Page 41 Exhibit A (2014) Page 42
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
science used . The critical area report shall evaluate the proposal and the likelihood of all probable 16 . 51 . 160 Mitigation requirements .
adverse impacts to critical areas in accordance with these provisions .
Be Minimum Report Contents . At a minimum , the report shall contain the following : A . The applicant shall avoid all impacts that degrade the functions and values of a critical area or areas .
Unless otherwise provided in these provisions , if alteration to the critical area is necessary , all
1 . The name and contact information of the applicant , a description of the proposal , and adverse impacts to or from critical areas and management zones resulting from a development
identification of the permit requested ; proposal or alteration shall be mitigated in accordance with an approved critical area report and
2 . A copy of the site plan for the development proposal showing identified critical areas , SEPA documents .
management zones , property lines , limits of any areas to be cleared , and a description of the Be Mitigation should be in -kind and on - site , when possible , and sufficient to maintain the functions and
proposed stormwater management plan for the development and consideration of impacts to values of the critical area , and to prevent risk from a hazard posed by a critical area .
drainage alterations ; C . Mitigation shall only be implemented after city approval of a critical area report that includes a
3 . The dates , names , and qualifications of the persons preparing the report , and documentation of mitigation plan ; and mitigation shall be in accordance with the provisions of the approved critical area
any fieldwork performed on the site ; report .
4 . Identification and characterization of critical areas , wetlands , water bodies , and management 0rrt . ',:' 1 '07 1 ( E:: xh , A ( pf ist:) ) . ;;FOr:}8)
zones within the proposed project area ;
5 . A description of reasonable efforts made to avoid , minimize , and mitigate impacts to critical 16 . 51 . 170 Mitigation sequencing .
areas ;
6 . A proposal for financial guarantees to ensure compliance ; and Applicants shall demonstrate that reasonable efforts have been examined with the intent to mitigate
impacts to critical areas . When an alteration to a critical area is proposed , mitigation can be accomplished
7 . Any additional information required for the critical area , as specified in the corresponding through a variety of methods . Generally , avoiding the impact altogether is the preferred option . Methods
chapter . to reduce impacts and mitigate for them should follow a series of steps taken in sequential order :
C . Unless otherwise provided , a critical area report may be supplemented by or composed , in whole or A . Avoiding the impact altogether by not taking a certain action or parts of an action (usually by
in part , of any reports or studies required by other laws and regulations , or previously prepared for either finding another site or changing the location on the site) ;
and applicable to the development proposal site , as approved by the director.
B . Minimizing impacts by limiting the degree or magnitude of the action and its implementation , by
t. O � 2517 1 ( Exh . I� rt } , tt' using appropriate technology , or by taking affirmative steps , such as project design ,
developable area configuration , relocation , or timing , to avoid or reduce impacts ;
16 . 51 . 150 Critical area report®Modifications to requirements . C . Minimizing or eliminating the hazard by restoring or stabilizing the hazard area through
engineered or other methods ;
A . Limitations to Study Area . The director may limit or extend the required geographic area of the D . Reducing or eliminating the impact or hazard over time by preservation and maintenance
critical area report as deemed appropriate , so long as it is within the proposed site .
operations during the life of the action ;
Be Modifications to Required Contents . The applicant may consult with the director prior to or during E . Compensating for the impact to critical areas b replacing , enhancing , or providing substitute
preparation of the critical area report to obtain city written approval for modifications to the required p g p y p g ' p g
contents of the report where , in the judgment of a qualified professional , more or less information is resources or environments ;
required to adequately address the probable critical area impacts and required mitigation . F . Monitoring the hazard or other required mitigation and taking remedial action when necessary ;
C . Additional Information May be Required . The director may require additional information to be and
included in the critical area report when determined to be necessary to the review of the proposed G . Rectifying the impact to critical areas by repairing , rehabilitating , or restoring the affected
activity in accordance with these provisions . Additional information that may be required , includes , environment to the historical conditions , or the conditions existing at the time of the initiation of
but is not limited to : the project .
1 . Historical data , including original and subsequent mapping , aerial photographs , data Following this process is referred to as mitigation sequencing , and mitigation for individual
compilations and summaries , and available reports and records relating to the site or past actions may include a combination of the measures provided in this section .
operations at the site ; ' 0 ')rd , 25el ;� f 1 ( Exloi . A ( par, 2008)
2 . Grading and drainage plans ; and
3 . Information specific to the type , location , and nature of the critical area . 16 . 51 . 180 Mitigation plan requirements .
( Ord . 2517 § t { Exh . A ' part) ) , 2008)
When mitigation is required , the applicant shall submit to the city a mitigation plan as part of the
critical area report . The mitigation plan shall include :
Exhibit A (2014 ) Page 43 Exhibit A (2014) Page 44
Title 16 on, ENVIRONMENT * Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
A . Environmental Goals and Objectives . The mitigation plan shall include a written report C . The group demonstrates that long -term management of the habitat area will be provided ;
identifying environmental goals and objectives of the compensation proposed and including : D . There is a clear potential for success of the proposed mitigation at the identified mitigation site ;
1 . A description of the anticipated impacts to the critical areas , the mitigating actions and
proposed , and the purposes of the compensation measures , including the site selection E . Conducting mitigation as part of a cooperative process does not reduce or eliminate the
criteria , identification of compensation goals , identification of resource functions , and dates required replacement ratios .
for beginning and completion of site compensation construction activities . The goals and
objectives shall be related to the functions and values of the impacted critical area ; and ( 0ref . 251 *7 � 1 ti:_:xh . A ( part) ) , 208
2 . An analysis of the likelihood of success of the mitigation project .
B . Performance Standards . The mitigation plan shall include measurable specific criteria for '� - 51 - 2Unauthorized Critical area alterations and enforcement .
evaluating whether or not the goals and objectives of the mitigation project have been
successfully attained , and whether or not the requirements of these provisions have been met . A . When a critical area or its management zone has been altered in violation of these provisions , all
ongoing development work shall stop and the critical area shall be restored . The city shall have the
Co Detailed Construction Plans . The mitigation plan shall include written specifications and authority to issue a stop work order to cease all ongoing development work , and order restoration ,
descriptions of the mitigation proposed , including but not limited to , the proposed construction rehabilitation , or replacement measures at the owner' s or other responsible party' s expense to
sequence , timing and duration ; grading and excavation details ; erosion and sediment control compensate for violation of these provisions .
features ; a planting plan specifying plant species , quantities , locations , size , spacing and
density ; and , measures to protect and maintain plants until established . B . Restoration Plan Required . Where a violation has occurred , all development work shall remain
stopped until a restoration plan is submitted by the property owner and /or violator ( applicant) and
These written specifications shall be accompanied by detailed site diagrams , scaled cross - approved by the city . Such a plan shall be prepared by a qualified professional and shall describe
sectional drawings , topographic maps showing slope percentage and final grade elevations , how the actions proposed meet the intent of requirements described in subsection C of this section .
and any other drawings appropriate to show construction techniques or anticipated final The director may , at the applicant' s expense , seek expert advice in determining the adequacy of the
outcome . plan and may impose additional requirements to mitigate critical areas issues .
D . Monitoring Program . The mitigation plan shall include a program for monitoring construction of C . Minimum Performance Standards for Restoration .
the compensation project and for assessing a completed project . A protocol shall be included
outlining the schedule for site monitoring (for example , monitoring shall occur in years one , 1 . For alterations to critical aquifer recharge areas and frequently flooded areas , the following
three , and five after site construction ) , and how the monitoring data will be evaluated to minimum performance standards shall be met for the restoration of a critical area , provided that
determine if the performance standards are being met . A monitoring report shall be submitted if the violator can demonstrate that greater functional and habitat values can be obtained , these
as needed to document milestones , successes , problems , and contingency actions of the standards may be modified :
compensation project . The compensation project shall be monitored for a period necessary to a . The historic structural and functional values shall be restored , including water quality and
establish that performance standards have been met , but not for a period less than five years , habitat functions ;
E . Contingency Plan . The mitigation plan shall include identification of potential courses of action , b . The historic soil types and configuration shall be replicated ;
and any corrective measures to be taken if monitoring or evaluation indicates project
performance standards are not being met . c . The critical area and management zones shall be replanted with native vegetation that
replicates the vegetation historically found on the site in species types , sizes , and
F . Financial Guarantees . The mitigation plan shall include financial guarantees , as determined by densities ; and
the approval authority , to ensure that the mitigation plan is fully implemented , Financial
guarantees ensuring fulfillment of the compensation project , monitoring program , and any d . The historic functions and values should be replicated at the location of the alteration .
contingency measures shall be posted consistent with these provisions . 2 . For alterations to frequently flooded and geological hazardous areas , the following minimum
(. Orti , 2 + 17 �� .l tExtr . ,I, ( f3art ) } , 2008
� performance standards shall be met for the restoration of a critical area , provided that , if the
violator can demonstrate that greater safety can be obtained , these standards may be modified :
16 . 51 . 190 Innovative mitigation . a . The hazard shall be reduced to a level equal to , or less than , the predevelopment hazard ,
b . Any risk of personal injury resulting from the alteration shall be eliminated or minimized ;
The city may encourage , facilitate , and approve innovative mitigation projects . Advance mitigation or and
mitigation banking are examples of alternative mitigation projects allowed under the provisions of this
section wherein one or more applicants , or an organization with demonstrated capability , may undertake c . The hazard area and management zones shall be replanted with native vegetation
a mitigation project together if it is demonstrated that all of the following circumstances exist : sufficient to minimize the hazard .
A . Creation or enhancement of a larger system of critical areas and open space is preferable to the D . Enforcement . Violations and compliance issues under these provisions are subject to enforcement
preservation of many individual habitat areas ; under CMC Chapter 18 . 55
B . The group demonstrates the organizational and fiscal capability to act cooperatively ; ( Ord . 251 1 ( Lxh . At ( pert) ? : 208)
Exhibit A (2014 ) Page 45 Exhibit A (2014) Page 46
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 51 GENERAL PROVISIONS Chapter 16 . 51 GENERAL PROVISIONS
16 . 51 . 210 Critical area markers , signs and fencing . to a public agency , or public or private land trust . The mechanism shall provide for maintenance of
the critical area and its associated buffer or management zone .
A . Temporary Markers . The outer perimeter of the management zones and /or critical areas may be Be If the protective mechanism includes placing the critical area and its associated buffer or
required to be marked in the field in such a way as to ensure that no unauthorized intrusion will management zone in a separate tract , then the critical area tract( s) shall :
occur, and verified by the director prior to the commencement of permitted activities . This temporary
marking , if required , shall be maintained throughout construction , and shall not be removed until 1 . Be recorded on all documents of title of record for all affected lots ;
permanent signs , if required , are in place . 2 . Be designated on the face of the plat or recorded drawing in a format approved by the city . The
Be Permanent Signs . The city may require , as a condition of any permit or authorization issued pursuant designation shall include the following restriction :
to this chapter , that the applicant install permanent signs along the boundary of a critical area or a . An assurance that native vegetation will be preserved for the purpose of preventing harm
management zone to city standards . to property and the environment , including , but not limited to , controlling surface water
C . Fencing , runoff and erosion , maintaining slope stability , management zoning , and protecting plants
and animal habitat ; and
1 . The director may condition any permit or authorization issued pursuant to this chapter to require
the applicant to install a permanent fence to city specifications at the edge of the habitat b . The right of the city to enforce the terms of the restriction ,
conservation area or management zone , when , in the opinion of the city , fencing will reasonably C . The city may require that any required critical area tract be dedicated to the city , or held by an
minimize or prevent future impacts to the habitat conservation area . incorporated homeowner' s association , or other legal entity .
2 . Fencing installed as part of a proposed activity , or as required in this subsection , shall be , ,jrd 217 1 ( Exh p, fpartsi ; 200 )
designed so as to not interfere with species migration , including fish runs , and shall be
constructed in a manner that minimizes habitat impacts .
i {fir { . 5 .1 ! T 1 if.. h . r 16 . 51 . 250 Bonds to ensure mitigation , maintenance , and monitoring .
A . When mitigation required pursuant to a development proposal is not completed prior to the city final
16 , 51 . 220 Notice on title . permit approval , such as final plat approval , the city shall require the applicant to post a performance
bond or other security in a form and amount deemed acceptable by the city . If the development
A . The proponent of any new development proposal which involves a critical area or management zone proposal is subject to mitigation , the applicant shall post a mitigation bond or other security in a form
may be required to file a notice with the Clark County recording division of the county auditor' s office , and amount deemed acceptable by the city to ensure mitigation is fully functional .
The notice , if required , shall state the presence of the critical area or management zone on the BeThe bond shall be in the amount of one hundred twenty-five percent of the estimated cost of the
property , of the application of these provisions to the property , and the fact that limitations on actions uncompleted actions , or the estimated cost of restoring the functions and values of the critical area
in or affecting the critical area or management zone may exist . The notice shall run with the land , that are at risk , whichever is greater.
Be This notice on title shall not be required for a development proposal by a public agency , or public or C . The bond may be in the form of a surety bond , performance bond , assignment of savings account , or
private utility : an irrevocable letter of credit guaranteed by an acceptable financial institution with terms and
1 . Within a recorded easement or right- of-way ; conditions acceptable to the city attorney .
2 . Where the agency or utility has been adjudicated the right to an easement or right- of-way ; or D . Bonds or other security authorized by this section shall remain in effect until the city determines , in
3 . On the site of a permanent public facility . writing , that the standards bonded for have been met .
E . Depletion , failure , or collection of bond funds shall not discharge the obligation of an applicant or
C . The applicant shall submit proof that the notice has been filed for public record before the city violator to complete required mitigation , maintenance , monitoring , or restoration .
approves any development proposal for the property or , in the case of subdivisions , short
subdivisions , planned unit developments , and binding site plans , at or before recording . F . Public development proposals may be relieved from having to comply with the bonding requirements
of this section if public funds have previously been committed for mitigation , maintenance ,
( Ord . 2617 4§2 1 tl:::1 �� , A 2008 )
monitoring , or restoration .
G . Any failure to satisfy critical area requirements established by law or condition , including , but not
16 . 51 . 230 Native growth protection areas ( Reserved ) . limited to , the failure to provide a monitoring report within thirty days after it is due , or comply with
other provisions of an approved mitigation plan , shall constitute a default , and the city may demand
16 . 51 . 240 Critical area protective mechanism . payment of any financial guarantees or require other action authorized by the city code or any other
law .
A . Identified critical areas and their associated buffer or management zones shall be protected and H . Any funds recovered pursuant to this section shall be used to complete the required mitigation ,
preserved through a permanent protective mechanism acceptable to the city . This may include { Mrd 1 { Exi� 4i ar.t.I ,
2008)
placing the critical area and its associated buffer or management zone in a separate tract ; executing
a protective easement ; or dedicating the critical area and its associated buffer or management zone
Exhibit A (2014 ) Page 47 Exhibit A ( 2014) Page 48
Title 16 - ENVIRONMENT* Title 16 . ENVIRONMENT *
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
Chapter 16 . 53 WETLANDS f. Shoreline substantial development permit ;
Sections :
g . Shoreline variance ;
*16 . 53 . 0410 Purpose . applicability and exemptions . h . Short subdivision ;
i . Subdivision ;
16 . 53 . 020 Rating system .
16 . 53 , 030 Critical area report—Additional requirements for wetlands . j . Planned residential development;
21
16 . 53 . 040 Standards . k . Master plan ;
tfi . 53 . t3xit) lE� tlanEt permits . I . Binding site plan ; or
m . Site plan or site plan review .
3 . Reasonable Use Exceptions . The following exceptions shall apply in implementing the
standards of this chapter , although the standards shall be applied to the maximum extent
practicable to avoid and minimize impacts on wetland functions and values . Mitigation for
16 . 53 . 010 Purpose , applicability and exemptions . unavoidable adverse impacts shall be required . The standards of this chapter shall not be used
to preclude the following activities in wetland areas :
A . Purpose . a . The placement of a single-family residence and normal accessory structures on an
1 . Wetlands constitute important natural resources which provide significant environmental otherwise legally buildable lot of record . Standards may be applied on established
functions including : the control of floodwaters , maintenance of summer stream flows , filtration of properties to limit the proposed location and size of structures , and proposed removal of
pollutants , recharge of ground water , and provision of significant habitat areas for fish and vegetation .
wildlife . Uncontrolled urban -density development in and adjacent to wetlands and designated i . The expansion of a home on a lot that does not show building or development
buffers can eliminate or significantly reduce the ability of wetlands to provide these important envelopes , wetlands or wetland buffers on the recorded plat , not to exceed twenty-five
functions , thereby detrimentally affecting public health , safety , and general welfare . percent of the existing building footprint ,
2 . It is the purpose of this chapter to provide balanced wetland protection measures which : ii . The replacement of single-wide mobile home with another dwelling and normal
a . Further the goal of no net loss of wetland acreage and functions , accessory structures , and
b . Encourage restoration and enhancement of degraded and low quality wetlands ; iii . Fire hazard clearing recommended by the fire marshal , or consistent with written fire
c . Provide a greater level of protection for higher-quality wetlands ;
marshal or fire chief guidelines ;
b . The standards of this chapter shall not be used to deny all reasonable economic use of
d . Maintain consistency with federal wetland protective measures ; and private property . The following criteria must be met in order to verify that all reasonable
e . Respect the rights of property owners by allowing reasonable use of property , economic use of the property has been denied :
B . Applicability . . The application of this chapter would deny all reasonable economi
ic use of the
property ,
1 . The provisions of this chapter apply to all lands , all land uses and development activity , and all
structures and facilities in the city , whether or not a permit or permit authorization is required , ii . No other reasonable economic use of the property has less impact on the wetland and
and shall apply to every person , firm , partnership , corporation , group , governmental agency , or buffer area ,
other entity that owns , leases , or administers land within the city . No person , company , agency , iii . Any wetland or buffer alteration is the minimum necessary to allow for reasonable
or applicant shall alter a wetland or wetland buffer except as consistent with this chapter . economic use of the property , and
2 . The city will not approve any permit or otherwise issue any authorization to alter the condition of iv . The inability of the applicant to derive reasonable economic use of the property is not
any land , water , or vegetation , or to construct or alter any structure or improvement in , over , or the result of actions by the applicant after the date of adoption of the ordinance
on a wetland or wetland buffer , without first ensuring compliance with the requirements of this codified in this chapter ;
chapter , including , but not limited to , the following development permits :
c . The application of this chapter shall not be used to deny a development proposal for a
a . Building permit ; linear facility from a public agency or public utility , provided the agency or utility meets the
b . Grading permit ; following criteria :
c . Forest practices conversion permit ; i . There is no practical alternative to the proposed project with less impact on the
d . Conditional use permit ;
wetland and buffer area , and
e . Shoreline conditional use permit ;
Exhibit A (2014 ) Page 49 Exhibit A (2014) Page 50
Title 16 - ENVIRONMENT* Title 16 . ENVIRONMENT*
- CRITICAL AREAS We, CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
ii . The application of this chapter would unreasonably restrict the ability to provide public j . Clearing , as minimally necessary , for stream bank restoration , for native replanting , or
utility services to the public , enhancements in wetlands and wetland buffers .
4 . Approval of a development permit application pursuant to the provisions of this chapter does not k . Clearing , as minimally necessary , for soil , water , vegetation , and resource conservation
discharge the obligation of the applicant to comply with the provisions of this chapter . projects having received an environmental permit from a public agency in wetlands and
C . Exemptions . wetland buffers .
1 . Exempt Activities and Impacts to Wetlands . All exempted activities shall use reasonable 1 . Clearing , as minimally necessary , for creating a four-foot or narrower path using natural ,
methods to avoid potential impacts to wetlands and buffers . Exemptions from permits are not wood - based , or vegetated pervious surfacing in wetlands and wetland buffers .
exemptions from wetland stewardship responsibilities . The following developments , activities , m . Land disturbance in wetlands and wetland buffers cumulatively less than five cubic yards in
and associated uses shall be exempt from the provisions of this chapter ; provided that they are volume and three hundred square feet in area ; provided , that the wetland hydroperiod is
otherwise consistent with the provisions of other local , state , and federal laws and requirements : not significantly affected .
a . Reconstruction of damaged or destroyed structures within the same building footprint . 2 . Exempted Wetlands . This chapter shall not apply to the following wetlands :
Expansion or reconstruction within a new or expanded footprint that affects a nonexempt a . Small . Isolated Category III wetlands less than two thousand five hundred square feet in
wetland or wetland buffer is subject to the provisions of this title . area , and isolated Category IV wetlands less than four thousand three hundred fifty square
b . The harvesting or normal maintenance of vegetation in a manner that is not injurious to the feet in area ;
natural reproduction of such vegetation . b . Artificial . Wetlands created from nonwetland sites including , but not limited to , irrigation and
c . Existing agricultural activities and structures : drainage ditches , grass- lined swales , canals , detention facilities , wastewater treatment
i . Agricultural activities and structures in operation at the time of adoption of the facilities , stormwater facilities , farm ponds , and landscape amenities ; provided , that
ordinance codified in this chapter that are affecting wetlands not associated with a wetlands created as mitigation shall not be exempted ;
riparian corridor are exempt from regulation under this chapter , c . Riparian . Wetlands fully within five feet , measured horizontally , of bank-full width for
i " as the existing streams and the ordinary high water mark for lakes which are regulated under the State
ii . Changes in agricultural practices within the same "footprint
Shorelines Management Act (Chapter 90 . 58 RCW) or under CMC ( , i � eK� ler 16 . 61 , are
agricultural activities in subsection ( C ) ( 1 ) ( c) ( i ) of this section , including reconstruction
exempt .
of existing agricultural structures , or construction of new agricultural structures , are
exempt from regulation under this chapter , D . Interpretation .
iii . Agricultural activities and structures in operation at the time of adoption of the 1 . This chapter shall apply in addition to zoning and other regulations adopted by the city .
ordinance codified in this chapter that are affecting wetlands associated with riparian 2 . When there is a conflict between any provisions of this chapter or any other regulations adopted
corridors shall be regulated through CMC Chapter '18 . 6 l by the city of Camas , that providing the most protection to affected critical areas shall apply .
d . The removal or eradication of noxious weeds so designated in Title 8 of this code or other 3 . Compliance with this chapter does not constitute compliance with other federal , state and local
exotic nuisance plants including nonnative blackberries ; provided , that ground disturbing regulations and permit requirements (for example , shoreline substantial development permits ,
heavy machinery ( scraping , ripping , etc . , ) is not used . Cutting , mowing , and ground hydraulic project approval ( HPA) permits , Section 106 of the National Historic Preservation Act ,
disturbance with hand tools is allowed . U . S . Army Corps of Engineers Section 404 permits , National Pollutant Discharge Elimination
e . Site investigative work necessary for land use application submittals such as surveys , soil System ( NPDES ) permits , or DOE Section 401 Water Quality Certification ) . The applicant is
logs , and percolation tests , responsible for complying with all requirements , apart from the provisions of this chapter .
f. Emergency clearing to abate immediate danger to persons or property . For emergency ( Ord , 2517 § 1 ( Exh . A ( part) ) . 2008)
clearing of hazard trees , remove only that portion of the hazard tree as necessary to
remediate the hazard .
16 . 53 . 020 Rating system .
g . Clearing necessary for the emergency repair of utility or public facilities . Notification of
emergency work that causes substantial degradation to functions and values must be A . Designating Wetlands . Wetlands are those areas , designated in accordance with the Washington
reported in a timely manner . State Wetland Identification and Delineation Manual , or Corps of Engineers Delineation Manual ,
h . Clearing for operation , maintenance , or repair of existing utilities or public facilities that Environmental Laboratories , 1987 , or most current editions , that are inundated or saturated by
does not further increase the impact to , or encroach further within , the wetland or wetland surface or ground water at a frequency and duration sufficient to support , and that under normal
buffer . circumstances do support , a prevalence of vegetation adapted for life in saturated soil conditions . All
areas within the city of Camas meeting the wetland designation criteria in the State Identification and
i . Clearing , as minimally necessary , for placement of fencing , private wells , septic systems , Delineation Manual , regardless of any formal identification , are hereby designated critical areas and
or individual lot sewer, water , electrical , or utility connections in wetland buffers , where are subject to the provisions of this title .
practical alternatives do not exist .
Exhibit A (2014 ) Page 51 Exhibit A (2014 ) Page 52
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
` Be Wetland Rating System . Wetlands shall be rated according to the Washington State Department of 16 . 53 . 030 Critical area report---Additional requirements for wetlands .
Ecology ( Ecology) wetland rating system found in Washington State Wetlands Rating System for
` Western Washington , ( Ecology publication No . 04-06- 025 , August 2006 , or most current edition ) . A . Prepared by a Qualified Professional . A critical areas report for wetlands shall be prepared by a
The ratingsystem document contains the definitions and methods for determining f the criteria
y 9 i qualified professional who is a wetland biologist with experience preparing wetland reports .
below are met :
Be Area Addressed in Critical Area Report . In addition to the requirements of CMC Chapter 16 , 541 , the
i 1 . Wetland Rating Categories , following areas shall be addressed in a critical area report for wetlands :
a . Category I . Category I wetlands are those that meet one or more of the following criteria : 1 . Within a subject parcel or parcels , the project area of the proposed activity ;
i . Wetlands that are identified by scientists of the Washington Natural Heritage 2 . All wetlands and recommended buffer zones within three hundred feet of the project area within
Program /DNR as high quality wetlands ;
the subject parcel or parcels ;
lie Bogs larger than one- half acre ; 3 . All shoreline areas , water features , floodplains , and other critical areas , and related buffers
iii . Mature and old growth forested wetlands larger than one acre ; within three hundred feet of the project area within the subject parcel or parcels ;
iv. Wetlands that perform many functions well , as indicated by scoring seventy points 4 . The project design and the applicability of the buffers based on the proposed layout and the
(out of one hundred ) in the rating system . level of land use intensity ; and
Category I wetlands represent a unique or rare wetland type , are more sensitive 5 . Written documentation from the qualified professional demonstrating compliance with the
to disturbance than most wetlands , are relatively undisturbed and contain some requirements of this chapter.
ecological attributes that are impossible to replace within a human lifetime , or provide C . Wetland Determination . In conjunction with the submittal of a development permit application , the
a very high level of functions . responsible official shall determine the probable existence of a wetland on the subject parcel . If
b . Category Il . Category II wetlands are those that meet one or more of the following criteria : wetland or wetland buffers are found to be likely to exist on the parcel , wetland delineation is
I required .
L Wetlands identified by the Washington Natural Heritage Program as containing
sensitive plant species ;
D . Wetland Delineation .
ii . Bogs between one-fourth and one- half acre in size ; 1 . Methodology . The location of a wetland and its boundary shall be determined through the
performance of a field investigation utilizing the methodology contained in the Wetlands
iii . Wetlands with a moderately high level of functions , as indicated by scoring fifty- one to Delineation Manual . If a wetland is located off- site and is inaccessible , the best available
i sixty- nine in the Ecology rating system . information shall be used to determine the wetland boundary and category .
Category II wetlands are difficult , though not impossible , to replace , and provide 2 . Information Requirements . Wetland boundaries shall be staked and flagged in the field and a
high levels of some functions . These wetlands occur more commonly than Category I delineation report shall be submitted to the department . The report shall include the following
wetlands , but they still need a relatively high level of protection , information :
c . Category III . Category III wetlands are those with a moderate level of functions , as a . USGS quadrangle map with site clearly defined ;
indicated by scoring thirty to fifty in the Ecology rating system . Generally , wetlands in this
category have been disturbed in some way and are often less diverse or more isolated b . Topographic map of area ;
from other natural resources in the landscape than Category II wetlands . c . National wetland inventory map showing site ;
d . Category IV. Category IV wetlands have the lowest levels of functions and are often d . Soil conservation service soils map showing site ;
heavily disturbed . They are characterized by a score of less than thirty on the rating
system . These are wetlands that should be replaceable , and in some cases may be e . Site map , at a scale no smaller than one inch equals one hundred feet (a scaling ratio of
improved . However , experience has shown that replacement cannot be guaranteed in any one is to one thousand two hundred ) , if practical , showing the following information :
specific case . These wetlands may provide some important functions , and should be i . Wetland boundaries ,
protected to some degree .
ii . Sample sites and sample transects ,
2 . Date of Wetland Rating . Wetland rating categories shall be applied as the wetland exists on the
date of adoption of the rating system by the local government , as the wetland naturally changes iii . Boundaries of forested areas ,
thereafter , or as the wetland changes in accordance with permitted activities . Wetland rating iv . Boundaries of wetland classes if multiple classes exist ,
categories shall not change due to illegal modifications .
f . Discussion of methods and results with special emphasis on technique used from the
( Ord . 251 � . l ( Exh , A ( ffad ) ) t 200 8) Wetlands Delineation Manual ;
g . Acreage of each wetland on the site based on the survey if the acreage will impact the
buffer size determination or the project design ;
Exhibit A (2014 ) Page 53 Exhibit A (2014 ) Page 54
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS t - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
It . . . . . . . . . . _ _ . _ . _ _ _ _ _ . . . . . . . . . _ . . . . . . . . . . _ _ . . . . . 1 - . . . . . . . . _ . . . . . . . . . . . . . . . . . . . _ . . . . _ . . . . - - - 41 . 1 . . . . . . . . 111 . _ . _ . . . . . . . . . . . . . . . . . . _ . _ . _ . . _ . . . _ 1111 . _ 1111 . _ . . _ _ 11 . . . _ . . . . 11 . . . . . . . . . . . . . . . . . . . . . . . . . .
h . All completed field data sheets per the Wetlands Delineation Manual , numbered to €.l.': t �r 4 ; r , ^
correspond to each sample site . zNo € : � MINVeto
, S. S• s`c, $ i :r $ ii . . - yj ''�_
E . Wetland Analysis . In addition to the minimum required contents of subsection D of this section , and '
. . . y II } 3 } S 1 . 111 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . I . . . . . . . . . . . . . . . . . I . I . . . . . . . . . . . . . . tI. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I .
in addition to CMC Section 10 . 51 . 170 , a critical area report for wetlands shall contain an analysis of
the wetlands including the following site- and proposal - related information at a minimum :
1 - A discussion of measures , including avoidance , minimization , and mitigation , proposed to
preserve existing wetlands and restore any wetlands that were degraded prior to the current ; b ; Table 16 . 53 . 040- 2 . Buffers Required to Protect Habitat Functions in Category 1 and 11
proposed land use activity .
Wetlands ; \b>
No
20 Proposed mitigation , if needed , including a written assessment and accompanying maps of the
mitigation area , including the following information at a minimum : _ . . . _ I . _ . . . . . . . . . . _ I . . _ . _ I . _ . 1411 . . _ . . . . . . . . _ _ _ . II - III . . . . . . . I . . _ . . . _ _ _ 1 111 . . . . . . . . _ . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . .
Habitat Score in the Low Intensity Use Moderate Intensity High Intensity Use
a . Existing and proposed wetland acreage ; Rating Form Use
Ar it I W
Not
Vol 01 ;01
b . Vegetative , faunal , and hydrologic conditions ; P< ; �" r t ;� > • It
d X
c . Relationship within watershed , and to existing water bodies ; w:
.' } :
41 d - Soil and substrate conditions , topographic elevations ; tir _ t
e . Existing and proposed adjacent site conditions ; iIN , € Meet? No}
f. Required wetland buffers ; and _ ,t
g . Property ownership . " V44 44 1
ot .
3 . A discussion of ongoing management practices that will protect wetlands after the project site f t„ „r # a aaFXVz
has been developed ; including proposed monitoring and maintenance programs . l x }
wr
When deemed appropriate , the director may also require the critical area report to include _= } 4 , 4
an evaluation by the Department of Ecology or an independent qualified expert regarding the :'= i } it
;# € f } ° N
applicant' s analysis , and the effectiveness of any proposed mitigating measures or programs , tIII
, 4 : __ j < ; ' } ;' ;
lit . , , ,
and to include any recommendations as appropriate .
( 0(*d , 2S .I 7 It” 1 ( E h . A ( i> t: de) `%1 � 0(18 )
16 . 53 . 040 Standards . ; b ; Table 16 , 53 . 040- 2 . Buffers Required to Protect Habitat Functions in Category I and II
Wetlands ; \b >
A . Activities and uses shall be prohibited from wetlands and wetland buffers , except as provided for in
this chapter. ; b ; Table 16 . 53 . 040 -3 . Buffers Required to Protect Habitat Functions in Category TIT
B . Wetland Buffers . Wetlands ; \b>
Buffers . Wetland buffer widths shall be determined by the responsible official in accordance with
. _ . . . _ . . . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ I . _ . _ _ . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ . . . . . . . . . I . I . . . . . . I . . III . . . . _ I . . . . . . ,
the standards below : Habitat Score in the Low Intensity Use Moderate Intensity High Intensity Use
1 . All buffers shall be measured horizontally outward from the delineated wetland boundary Rating Form Use
Not
or , in the case of a stream with no adjacent wetlands , the ordinary high water mark as l` j ` ${` $` `
title &JI s . # #`� ` ' e71 it $ , • ; r ` j , ` {
surveyed in the field . } . . ' h ' } ' a
Sto IN
IV 4 ; aIN
2 . Buffer widths are established by comparing the wetland rating category and the intensity of
land uses proposed on development sites per Tables 16 . 53 . 040- 1 , 16 . 53 . 040- 2 , 16 . 53 . 040- " ` ” ~' to il
h ' ' '
3 and 16 . 53 . 040- 4 . For Category IV wetlands , the required water quality buffers , per Table ` ' 4'
.� ,E
16 . 53 . 040- 1 , are adequate to protect habitat functions . e44 ' ', $ , `
., } tet L # iNote ;I
t > z:£
Table 16 . 53 . 040 - 1 . Buffers Required to Protect Water Quality Functions ; :. a {
. _ _ . _ 111 _ . 1 . . . _ . _ _ . . . . - . . _ _ . . . _ - 1111 . . . . . 1 . 11 . 1 . . . . . . _ . _ _ 1111 _ _ . . . . . . . 111 . 1 . . . . . _ _ . . . _ _ . _ . . . _ . . . . . . _ . _ . _ 1 . 1 . . 11 . . . .
Vie. i : % �
Wetland Rating Low Intensity Use Moderate Intensity Use High Intensity Use # ` hy A # k� r . € ,
. �
. _ _ . . . _ _ . . . . . _ . . . . . . MINIM. _ .
$ IV VVliol MIN)
, y
Exhibit A (2014 ) Page 55 Exhibit A (2014) Page 56
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
3 . In residential plats and subdivisions , wetlands and wetland buffers shall be placed within a
nonbuildable tract with the following exceptions :
; b ; Table 16 . 53 . 040- 3 . Buffers Required to Protect Habitat Functions in Category III a . Creation of a nonbuildable tract would result in violation of minimum lot depth standards ; or
Wetlands ; \ b > b . The responsible official determines a tract is impractical ;
Table 16 . 53 . 0404 . Land Use Intensity Matrix c . Where the responsible official determines the exceptions in subsection ( 13 ) ( 3) ( a ) or
. . . . _ . . _ _ _ . . . . . . . . . ( B ) ( 3 ) ( b ) of this section are applicable , residential lots may extend into wetlands and
Parks and Streets Stormwater Utilities Commercial Residential wetland buffersprovided , that all the requirements of subsection C of this section are met .
Recreation and Facilities / Industrial 2
Roads 4 . Adjusted Buffer Width .
3 : y# d
r a . Ad ' ustments Authorized b Wetland Permits . Ad ' ustments to the required buffer width are
3 $ 3u r { . C 3 � re j ,?. • , .t z Srt 't .. Y
44
. 4�• 3 �.l � 3 5 ai ' tW � i w:v
authorized by Section 16 , 53 , 050( D) of this section upon issuance of a wetland permit.
°a € Sit {`
1-4
`} = ` i "' ` b . Functionally Isolated Buffer Areas . Areas which are functionally separated from a wetland
and do not protect the wetland from adverse impacts shall be treated as follows :
3rwV 4
i . Preexisting roads , structures , or vertical separation shall be excluded from buffers
} ' lpj t � z sf33, t t} # otherwise required by this chapter ;
lie Distinct portions of wetlands with reduced habitat functions that are components of
;JijAF ". wetlands with an overall habitat rating score greater than twenty points shall not be
y � . t.. . a z l . . ; ._. . } ,t i tf:ni , 4 ,. € i ; ' subject to the habitat function buffers designated in Tables 16 . 53 . 040- 2 and
16 . 53 . 040- 3 if all of the following criteria are met:
,; x° _ : . i. (A) The area of reduced habitat function is at least one acre in size ,
-VI :..
t2 � z ° }+ ( B ) The area supports less than five native plant species and does not contain
r ' ° > special habitat features ,
} h ( C ) The area of reduced habitat function has low or no interspersion of habitats as
4 defined in Section H1 . 4 of the rating form
i " ' i �Il v ,I Ir i,' i
t j a ,S# � i ., 14 �IlVliq 4 Il
. . {
VI % Alja Fj ( D ) The area does not meet any WDFW priority habitat or species criteria , and
( E) The required habitat function buffer is provided for all portions of the wetland that
J . ` '>' do not have reduced habitat function .
' I � C . Standard Requirements . An action granting or approving a development permit application shall be
.. } $ Ji4 . q Y 9 9 PP 9 p P pP
conditioned on all the following :
k y` •' i3 ti1
"i J I {'..A� 0l jw Li IV # 4
f,r. k; >F µr r,tr , , $ 1 . Marking Buffer During Construction . The location of the outer extent of the wetland buffer shall
4 4 $•,.k be marked in the field and such markings shall be maintained throughout the duration of the
j � . �.; permit .
$, VT
VI , :-. 3. .r# . .if : - ` 1 . . . 2 . Permanent Marking of Buffer Area . A permanent physical demarcation along the upland
�, < £ • boundary of the wetland buffer areashall be installed and thereafter maintained . Such
demarcation may consist of logs , a tree or hedge row , fencing , or other prominent physical
marking approved by the responsible official . In addition , small signs shall be posted at an
interval of one per lot or every one hundred feet , whichever is less , and perpetually maintained
at locations along the outer perimeter of the wetland buffer as approved by the responsible
official , and worded substantially as follows :
Wetland and Buffer—Please retain in a natural state .
The responsible official shall determine the intensity categories applicable to proposals should 3 . A conservation covenant shall be recorded in a form approved by the city as adequate to
characteristics not be specifically listed in Table 16 . 53 . 060-4 . incorporate the other restrictions of this section and to give notice of the requirement to obtain a
wetland permit prior to engaging in regulated activities within a wetland or its buffer .
Measured as density averaged over a site , not individual lot sizes .
Exhibit A (2014 ) Page 57 Exhibit A (2014) Page 58
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
4 . In the case of plats , short plats , and recorded site plans , include on the face of such instrument a . Lower Impact Land Uses . The buffer widths recommended for proposed land uses with
the boundary of the wetland and its buffer , and a reference to the separately recorded high- intensity impacts to wetlands can be reduced to those recommended for moderate-
conservation covenant provided for in subsection (C ) ( 3 ) of this section . intensity impacts if both of the following criteria are met :
D . Standard Requirements—Waivers . The responsible official shall waive the requirements of Section i . A relatively undisturbed , vegetated corridor at least one hundred feet wide is protected
*16 . 53 , 030 ( D ) and subsection B of this section in certain cases described below if the applicant between the wetland and any other priority habitats that are present as defined by the
designates development envelopes which are clearly outside of any wetland or buffer . The Washington State Department of Fish and Wildlife* ; and
responsible official may require partial wetland delineation to the extent necessary to ensure ii . Measures to minimize the impacts of the land use adjacent to the wetlands are
eligibility for this waiver : applied , such as infiltration of stormwater , retention of as much native vegetation and
1 . Residential building permits and home businesses ; soils as possible , direction of noise and light away from the wetland , and other
2 . Site plan reviews where the responsible official determines that all development is clearly measures that may be suggested by a qualified wetlands professional .
separated from the wetlands and wetland buffers : b . Restoration . Buffer widths may be reduced up to twenty-five percent if the buffer is restored
or enhanced from apre- project condition that is disturbed ( e . g . , dominated by invasive
a . Development envelopes shall be required for a fully complete preliminary application , species) , so that functions of the post- project wetland and buffer are equal or greater . To
b . Development envelopes shall be shown on the final site plan , and the extent possible , restoration should provide a vegetated corridor of a minimum one
chundred feet wide between the wetland and any other priority habitat areas as defined by
. A note referencing the development envelopes shall be placed on the final site plan .
the Washington State Department of Fish and Wildlife . The habitat corridor must be
( Ord . 2517 1 ( Exi� . P. ( tea t's ) : 261 ) protected for the entire distance between the wetland and the priority habitat area by some
type of permanent legal protection such as a covenant or easement . The restoration plan
must meet requirements in subsection D of this section for a mitigation plan , and this
16 . 63 . 050 Wetland permits . section for a critical area report .
A . General . c . Combined Reductions . Buffer width reductions allowed under subsections ( C ) ( 1 ) ( a ) and
( C) ( 1 ) (b ) of this section may be added provided that minimum buffer widths shall never be
1 . A wetland permit is required for any development activity that is not exempt pursuant to Section less than fifty feet for all Categories I , II and . III wetlands , and twenty-five feet for all
16 . 53 . ()1 O ( C ) within wetlands and wetland buffers . Category IV wetlands .
2 . Standards for wetland permits are provided in subsections B , C and D of this section . 2 . Buffer Averaging . Averaging buffers is allowed in conjunction with any of the other provisions for
3 . All wetland permits require approval of a preliminary and final enhancement/mitigation plan in reductions in buffer width ( listed in subsection ( C ) ( 1 ) of this section ) provided that minimum
accordance with the provisions of subsection E of this section unless the preliminary buffer widths listed in subsection ( C ) ( 1 ) ( c) of this section are adhered to . The community
enhancement/mitigation plan requirement is waived under the provisions of subsection ( E) ( 2) of development department shall have the authority to average buffer widths on a case- by-case
this section . basis , where a qualified wetlands professional demonstrates , as part of a critical area report ,
that all of the following criteria are met :
4 . Wetland permit application , processing , preliminary approval , and final approval procedures are
set out in subsections F through I of this section . a . The total area contained in the buffer after averaging is no less than that contained within
the buffer prior to averaging ;
5 . Provisions for programmatic permits are provided by subsection K of this section .
b . Decreases in width are generally located where wetland functions may be less sensitive to
6 . Provisions for emergency wetland permits are provided by subsection L of this section . adjacent land uses , and increases are generally located where wetland functions may be
B . Standards—General . Wetland permit applications shall be based upon a mitigation plan and shall more sensitive to adjacent land uses , to achieve no net loss or a net gain in functions ;
satisfy the following general requirements : c . The averaged buffer, at its narrowest point , shall not result in a width less than seventy-five
1 . The proposed activity shall not cause significant degradation of wetland functions ; percent of the required width , provided that minimum buffer widths shall never be less than
fifty feet for all Category I , Category Il , and Category III wetlands , and twenty-five feet for
2 . The proposed activity shall comply with all state , local , and federal laws , including those related all Category IV wetlands ; and
to sediment control , pollution control , floodplain restrictions , stormwater management , and on -
site wastewater disposal . d . Effect of Mitigation . If wetland mitigation occurs such that the rating of the wetland
changes , the requirements for the category of the wetland after mitigation shall apply .
C . Buffer Standards and Authorized Activities . The following additional standards apply for regulated
activities in a wetland buffer : 3 . Stormwater Facilities . Stormwater facilities are only allowed in buffers of wetlands with low
habitat function ( less than twenty points on the habitat section of the rating system form ) ;
1 . Buffer Reduction Incentives . Standard buffer widths may be reduced under the following provided , the facilities shall be built on the outer edge of the buffer and not degrade the existing
conditions , provided that functions of the post- project wetland are equal to or greater after use buffer function , and are designed to blend with the natural landscape . Unless determined
of these incentives . otherwise by the responsible official , the following activities shall be considered to degrade a
wetland buffer when they are associated with the construction of a stormwater facility :
Exhibit A (2014 ) Page 59 Exhibit A (2014) Page 60
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
a . Removal of trees greater than four inches diameter at four and one- half feet above the ( B ) Inconsistent with critical area conservation goals , or
ground or greater than twenty feet in height ; ( C ) Not feasible to construct .
b . Disturbance of plant species that are listed as rare , threatened , or endangered by the city , b . Minimize impacts to wetlands if complete avoidance is infeasible . The responsible official
county , or any state or federal management agency ; must find that the applicant has limited the degree or magnitude of impact to wetlands by
c . The construction of concrete structures , other than manholes , inlets , and outlets that are using appropriate technology and by taking affirmative steps to reduce impact through
exposed above the normal water surface elevation of the facility ; efforts such as :
d . The construction of maintenance and access roads , i . Seeking easements or agreements with adjacent land owners or project proponents
e . Slope grading steeper than four to one horizontal to vertical above the normal water where appropriate ;
surface elevation of the stormwater facility ; lie Seeking reasonable relief that may be provided through application of other city
f. The construction of pre- treatment facilities such as fore bays , sediment traps , and pollution zoning and design standards ;
control manholes ; iii . Site design , and
g . The construction of trench drain collection and conveyance facilities ; iv . Construction techniques and timing .
h . The placement of fencing ; and c . Compensate for wetland impacts that will occur, after efforts to minimize have been
i . The placement of rock and /or riprap , except for the construction of flow spreaders , or the exhausted . The responsible official must find that :
protection of pipe outfalls and overflow spillways ; provided , that buffer functions for areas i . The affected wetlands are restored to the conditions existing at the time of the
covered in rock and/or riprap are replaced , initiation of the project ,
4 . Road and Utility Crossings . Crossing buffers with new roads and utilities is allowed provided all ii . Unavoidable impacts are mitigated in accordance with this subsection ; and
the following conditions are met : iii . The required mitigation is monitored and remedial action is taken when necessary to
a . Buffer functions , as they pertain to protection of the adjacent wetland and its functions , are ensure the success of mitigation activities ,
replaced ; and 2 . Location of Wetland Mitigation . Wetland mitigation for unavoidable impacts shall be located
b . Impacts to the buffer and wetland are minimized . using the following prioritization :
5 . Other Activities in a Buffer . Regulated activities not involving stormwater management , road and a . On- Site . Locate mitigation according to the following priority :
utility crossings , or a buffer reduction via enhancement are allowed in the buffer if all the i
following conditions are met : . Within or adjacent to the same wetland as the impact ,
a . The activity is temporary and will cease or be completed within three months of the date ii . Within or adjacent to a different wetland on the same site ;
the activity begins ; b . Off- Site . Locate mitigation within the same watershed or use an established wetland
b . The activity will not result in a permanent structure in or under the buffer; mitigation bank ; the service area determined by the mitigation bank review team and
identified in the executed mitigation bank instrument ;
Go The activity will not result in a reduction of buffer acreage or function ; c . In - Kind . Locate or create wetlands with similar landscape position and the same hydro.
do The activity will not result in a reduction of wetland acreage or function . geomorphic ( HGM ) classification based on a reference to a naturally occurring wetland
D . Standards—Wetland Activities . The following additional standards apply to the approval of all system ; and
activities permitted within wetlands under this section : d . Out- of- Kind . Mitigate in a different landscape position and/or HGM classification based on
1 . Sequencing . Applicants shall demonstrate that a range of project alternatives have been given a reference to a naturally occurring wetland system .
substantive consideration with the intent to avoid or minimize impacts to wetlands . 3 . Types of Wetland Mitigation . The various types of wetland mitigation allowed are listed below in
Documentation must demonstrate that the following hierarchy of avoidance and minimization the general order of preference .
has been pursued : a . Restoration . The manipulation of the physical , chemical , or biological characteristics of a
a . Avoid impacts to wetlands unless the responsible official finds that : site with the goal of returning natural or historic functions to a former or degraded wetland .
i . For Categories I and II wetlands , avoiding all impact is not in the public interest or will For the purpose of tracking net gains in wetland acres , restoration is divided into :
deny all reasonable economic use of the site ; i . Re- Establishment . The manipulation of the physical , chemical , or biological
ii . For Categories III and IV wetlands , avoiding all impact will result in a project that is characteristics of a site with the goal of returning natural or historic functions to a
former wetland . Re-establishment results in a gain in wetland acres ( and functions ) .
either : Activities could include removing fill material , plugging ditches , or breaking drain tiles .
(A) Inconsistent with the city of Camas comprehensive plan ,
Exhibit A (2014 ) Page 61 Exhibit A (2014) Page 62
Title 16 . ENVIRONMENT* Title 16 ,, ENVIRONMENT *
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
I . I I I I I I . _ . . . . . _ . . . . . _ I . _ . I I I _ I . . . I . . _ _ . . . . . . . . . . . . . . . . . . _ I . . .
lie Rehabilitation . The manipulation of the physical , chemical , or biological characteristics
of a site with the goal of returning natural or historic functions to a degraded wetland . c c .o c .o
Re- establishment results in a gain in wetland function , but does not result in a gain in .Qo E m E a c c
wetland acres . Activities could involve breaching a dike to reconnect wetlands to a
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typically consist of planting vegetation , controlling non- native or invasive species ,
modifying site elevations , or the proportion of open water to influence hydroperiods , or
some combination of these activities .
d . Protection/ Maintenance ( Preservation ) . Removing a threat to , or preventing the decline of, b . Preservation . The responsible official has the authority to approve preservation of existing
wetland conditions by an action in or near a wetland . This includes the purchase of land or wetlands as wetland mitigation under the following conditions :
easements , repairing water control structures or fences , or structural protection such as
repairing a barrier island . This term also includes activities commonly associated with the i. The wetland area being preserved is a Category I or II wetland , or is within a WDFW
term preservation ,
priority habitat or species area ;
Preservation does not result in a gain of wetland acres , but may result in improved ii . The preservation area is at least one acre in size ;
wetland functions . iii . The preservation area is protected in perpetuity by a covenant or easement that gives
4 . Wetland Mitigation Ratios . the city clear regulatory and enforcement authority to protect existing wetland and
wetland buffer functions with standards that exceed the protection standards of this
a . Standard Wetland Mitigation Ratios . The following mitigation ratios for each of the chapter ;
mitigation types described in subsections ( D ) ( 3 ) ( a ) through ( D ) ( 3 ) ( c) of this section apply :
iv . The preservation area is not an existing or proposed wetland mitigation site ; and
Table 16 . 53 . 050 - 1 . Standard Wetland Mitigation Ratios ( In Area )
. . . . . . . . I . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . _ . . I . . I . . . . . . . . . . . . _ . . . I . I . . . . . . . _ . . . . . . . . . . . . . . . . . . _ _ . . . . - - . . . . . . . . . . . . . _ . . . . . . . . . . . _ . . . . . . . - _ . . . . . . . . . . . I . . . . . . . _ . . . . . . v . The following preservation /mitigation ratios apply :
c
Table 16 . 53 . 050 - 2 . Wetland Preservation Ratios for Categories I and II Wetlands ( In Area )
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.. . .. :° .r: �: : `'. � the following circumstances :
. . . . . . . . . . . . _ _ . . . . . _ . . _ . . . _ _ . . . . . . . . . . . . . . . . . _ _ . . . _ . . . . . _ . . . . . . . . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . . . . . . I . . I , . . . . . I . . _ . . _ . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . _ . . _ . _ . . . . . . . . . . . . . . . . . . . I . . I . . . . . . . . . . . I . . . . .
Exhibit A (2014 ) Page 63 Exhibit A ( 2014) Page 64
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
i . Documentation by a qualified wetland specialist demonstrates that the proposed iv . Purchase of banked wetland credits is permitted to mitigate for wetland impacts in the
mitigation actions have a very high likelihood of success based on prior experience ; same watershed , provided the applicant has minimized wetland impacts , where
ii . Documentation b a qualified wetland specialist demonstrates that the reasonably possible , and the following requirements are met :
. y q p proposed
actions for compensation will provide functions and values that are significantly (A) Documentation , in a form approved by the city , adequate to verify the transfer of
greater than the wetland being affected ; wetland credit shall be submitted , and
iii . The proposed actions for compensation are conducted in advance of the impact and ( B ) A plat note , along with information on the title , shall be recorded in a form
are shown to be successful ; approved by the city as adequate to give notice of the requirements of this
iv . In wetlands where several HGM classifications are found within one delineated section being met by the purchase of banked wetland credits .
wetland boundary , the areas of the wetlands within each HGM classification can be b . Cumulative Effects Fund . The city may accept payment of a voluntary contribution to an
scored and rated separately and the mitigation ratios adjusted accordingly , if all the established cumulative effects fund for off-site watershed scale habitat and wetland
following apply : conservation in lieu of wetland mitigation of unavoidable impacts in the following cases :
(A) The wetland does not meet any of the criteria for wetlands with " Special i . Residential building permits where on -site enhancement and/or preservation is not
Characteristics , " as defined in the rating system , adequate to meet the requirements of subsection ( D ) ( 4) of this section ;
( B) The rating and score for the entire wetland is provided , as well as the scores and ii . Approved reasonable use exceptions where sufficient on - site wetland and wetland
ratings for each area with a different HGM classification , buffer mitigation is not practical ;
( C) Impacts to the wetland are all within an area that has a different HGM ilia Small impacts affecting less than 0 . 10 acre of wetland where on -site enhancement
classification from the one used to establish the initial category , and and/or preservation is not adequate to meet the requirements of subsection ( D) (4) of
D The proponents provide adequate hydrologic and geomorphic data to establish this section ; or
that the boundary between HGM classifications lies at least fifty feet outside of iv . As an additional mitigation measure when all other mitigation options have been
the footprint of the impacts . -applied to the greatest extent practicable .
5 . Alternate Wetland Mitigation . 6 . Stormwater Facilities . Stormwater facilities are allowed in wetlands with habitat scores less than
a . Wetland Mitigation Banking . twenty on the rating form , in compliance with the following requirements :
i . Construction , enhancement , or restoration of wetlands to use as mitigation for future a . Stormwater detention and retention necessary to maintain wetland hydrology is authorized ;
wetland development impacts is permitted subject to the followiprovided , that the responsible official finds that wetland functions will not be degraded ; and
ng :
(A) A wetland permit shall be obtained prior to any mitigation banking . If a wetland b . Stormwater runoff is treated for water quality in accordance with the requirements of
permit is not obtained prior to mitigation bank construction , mitigation credit shall Section 617 . w10 . 040 (C ) (3) prior to discharge into the wetland .
not be awarded . On projects proposing off- site wetland banking in addition to 7 . Utility Crossings . Crossing wetlands by utilities is allowed , provided the activity is not prohibited
required wetland mitigation , a separate wetland permit shall be required for each by subsection ( D) ( 1 ) of this section , and provided all the following conditions are met :
activity . The performance and maintenance bond requirements of subsections a . The activity does not result in a decrease in wetland acreage or classification ;
( H) (3) (c) and ( H) (3) (d ) of this section shall not be applicable , provided there are
no requests for mitigation credit prior to the city determining the mitigation b . The activity results in no more than a short-term six month decrease in wetland functions ;
banking is successful . If mitigation banking is not fully functioning , as defined in and
the wetland permit , at the time mitigation credit is requested , subsections c . Impacts to the wetland are minimized .
( H) (3) (c) and ( H ) (3) (d ) of this section shall apply ,
( B) Federal and state wetland regulations , if applicable , may supersede city 8 . Other Activities in a Wetland. Activities not involving stormwater management , utility crossings ,
requirements ; or wetland mitigation are allowed in a wetland , provided the activity is not prohibited by
subsection ( D) ( 1 ) of this section , and provided all the following conditions are met :
ii . The mitigation credit allowed will be determined by the city , based on the wetland
category , condition , and mitigation ratios as specified in subsection ( D ) (4 ) of this a . The activity shall not result in a reduction of wetland acreage or function ; and
section . Prior to granting mitigation banking credit , all wetland mitigation banking b . The activity is temporary and shall cease or be completed within three months of the date
areas must comply with Section 16 , 5 ;3 . 040 ( E) (4) ( b ) and ( E ) (4) ( c) , and , if applicable , the activity begins .
subsection ( H ) ( 3) of this section ; E . Mitigation Plans .
iii . On projects proposing off- site wetland banking in addition to required wetland
mitigation , a separate permit fee will be required for each activity ; 1 . General . Mitigation plans are required for activities in a buffer or wetland . Content requirements
which are inappropriate and inapplicable to a project may be waived by the responsible official
upon request of the applicant at or subsequent to the pre- application consultation provided for in
subsection ( F ) ( 1 ) of this section .
Exhibit A (2014 ) Page 65 Exhibit A ( 2014) Page 66
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
2 . Preliminary Mitigation Plan . The purpose of the preliminary plan is to determine the feasibility of v . Site plan ;
the project before extensive resources are devoted to the project . The responsible official may vi . Discussion and map of plant material to be planted and planting densities ;
waive the requirement for a preliminary mitigation plan when a wetland permit is not associated
with a development permit application (listed in Section -16 . 53 . 011 )� ( B) ) . The preliminary vii . Preliminary drainage plan identifying location of proposed drainage facilities including
mitigation plan consists of two parts : baseline information for the site and a conceptual plan . If detention structures and water quality features ( e . g . , swales ) ;
off-site wetland mitigation is proposed , baseline information for both the project site and viii . Discussion of water sources for all wetlands on the site ;
mitigation site is required .
ix . Project schedule ;
a . Baseline information shall include :
L Wetland delineation report as described in Section 16 . 53 . 01a0 ( D ) ( 2 ) ; x . Discussion of how the completed project will be managed and monitored ; and
ii . Copies of relevant wetland jurisdiction determination letters , if available , such as xi . A discussion of contingency plans in case the project does not meet the goals initially
determinations of prior converted crop lands , correspondence from state and federal set for the project .
agencies regarding prior wetland delineations , etc . ; 3 . Final Mitigation Plan . The contents of the final mitigation plan shall include :
iii . Description and maps of vegetative conditions at the site ; a . The approved preliminary mitigation plan and all conditions imposed on that plan . If the
iv. Description and maps of hydrological conditions at the site ; preliminary mitigation plan requirement is waived , the final plan shall include the content
normally required for the preliminary plan listed in this section .
v . Description of soil conditions at the site based on a preliminary on - site analysis ; b . Performance Standards . Specific criteria shall be provided for evaluating whether or not
vi . A topographic map of the site ; and the goals and objectives of the mitigation project are being met . Such criteria may include
vii . A functional assessment of the existing wetland and buffer . water quality standards , survival rates of planted vegetation , species abundance and
diversity targets , habitat diversity indices , or other ecological , geological , or hydrological
(A) Application of the rating system in Section '16 . 53 , 020 ( B ) will generally be criteria ,
considered sufficient for functional assessment , c . Detailed Construction Plans . Written specifications for the mitigation project shall be
( B ) The responsible official may accept or request an alternate functional provided . The specifications shall include : the proposed construction sequence , grading
assessment methodology when the applicant' s proposal requires detailed and excavation details , water and nutrient requirements for planting , specification of
consideration of specific wetland functions , substrate stockpiling techniques , and planting instructions , as appropriate . These written
( C ) Alternate functional assessment methodologies used shall be scientifically valid specifications shall be accompanied by detailed site diagrams , scaled cross-sectional
and reliable . drawings , topographic maps showing slope percentage and final grade elevations , and any
other drawings appropriate to show construction techniques or anticipated final outcome .
b . The contents of the conceptual mitigation plan shall include : d . Monitoring Program . The mitigation plan shall include a description of a detailed program
i . Goals and objectives of the proposed project ; for monitoring the success of the mitigation project .
ii . A wetland buffer width reduction plan , if width reductions are proposed , that includes : i . The mitigation project shall be monitored for a period necessary to establish that the
(A) The land use intensity , per Table 16 . 53 . 0404 , of the various elements of the mitigation is successful , but not for a period of less than five years . Creation of
development adjacent to the wetlands , forested wetland mitigation projects shall be monitored for a period of at least ten
years ;
( B ) The wetland buffer width ( s ) required by Tables 16 . 53 . 040- 1 , 16 . 53 . 040- 2 and ii . Monitoring shall be designed to measure the performance standards outlined in the
16 . 53 . 040- 3 , mitigation plan and may include but not be limited to :
( C) The proposed buffer width reductions , including documentation that proposed (A) Establishing vegetation plots to track changes in plant species composition and
buffer width reductions fully protect the functions of the wetland in compliance density over time ,
with subsection C of this section ;
( B ) Using photo stations to evaluate vegetation community response ,
iii . A wetland mitigation plan that includes :
( C ) Sampling surface and subsurface waters to determine pollutant loading , and
(A) A sequencing analysis for all wetland impacts , changes from the natural variability of background conditions ( pH , nutrients ,
( B ) A description of all wetland impacts that require mitigation under this chapter , heavy metals ) ,
and ( D ) Measuring base flow rates and stormwater runoff to model and evaluate water
( C) Proposed mitigation measures and mitigation ratios ; quality predictions , if appropriate ,
iv . Map showing proposed wetland and buffer . This map should include the existing and ( E) Measuring sedimentation rates , if applicable , and
proposed buffers and all proposed wetland impacts regulated under this chapter;
Exhibit A (2014 ) Page 67 Exhibit A (2014) Page 68
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
( F) Sampling fish and wildlife populations to determine habitat utilization , species i . Buffer modification only ,
abundance and diversity ; ii . Wetland impacts resulting in less than 0 . 10 acre of direct wetland impact ;
iii . A monitoring protocol shall be included outlining how the monitoring data will be iii . Wetland permits associated with residential building permits , regardless of impact ;
evaluated by agencies that are tracking the progress of the project ;
iv . Monitoring reports shall be submitted annually , or on a pre- arranged alternate iv . Re- authorization of approved wetland permits ;
schedule , for the duration of monitoring period ; v . Programmatic wetland permits that are SEPA exempt .
V * Monitoring reports shall analyze the results of monitoring , documenting milestones , b . Type II Wetland Permit . The following wetland permits shall be reviewed under the Type II
successes , problems , and recommendations for corrective and/or contingency actions review process in accordance with CMC C mr) ter* 13 . 55
to ensure success of the mitigation project .
i . Wetland impacts resulting in 0 . 10 acre , or more , of direct wetland impact , other than
e . Associated Plans and Other Permits . To ensure consistency with the final mitigation plan , residential building permits ,
associated plans and permits shall be submitted , including , but not limited to :
lie Programmatic wetland permits that require SEPA review ;
L Engineering construction plans ,
iii . Programmatic permit applications subject to Type II review shall not be subject to the
ii . Final site plan or proposed plat ; notice requirements of Chapter 18 . 55 . Within fourteen calendar days after the date an
iii . Final landscaping plan ; application is accepted as fully complete , the city shall publish in a newspaper of
general circulation a summary of the notice , including the date , time , and manner of
iv . Habitat permit ; making comments , the nature and location of the proposal , and instructions for
v . WDFW HPA ;
obtaining further information .
vi . USACE Section 404 permit ; and c . Type III Wetland Permit . Reasonable use exceptions , other than residential permits , made
under Section 10 . 53 . 010 ( B ) ( 3) , shall be reviewed under the Type III review process
vii . WDOE Administrative Order or Section 401 certification . described in Chapter 18 . 55
f. Evidence of Financial and Scientific Proficiency . A description of how the mitigation project 2 . Consolidation . The department shall , to the extent practicable and feasible , consolidate the
will be managed during construction and the scientific capability of the designer to processing of wetland permits with other city regulatory programs which affect activities in
successfully implement the proposed project . In addition , a demonstration of the financial wetlands , such as SEPA review , subdivision , grading , and site plan approval , so as to provide a
capability of the applicant to successfully complete the project and ensure it functions timely and coordinated permit process . Where no other city permit or approval is required for
properly at the end of the specific monitoring period . the wetland activity , the wetland permit shall be processed in accordance with a Type II process
g . Contingency Plan . Identification of potential courses of action , and any corrective under Chapter 18 . 55
measures to be taken when monitoring or evaluation indicates project performance 3 . Notification . In addition to notices otherwise required , notice of application shall be given to
standards are not being met . federal and state agencies that have jurisdiction over , or an interest in , the affected wetlands .
F . Wetland Permit—Application . This notice may be incorporated into a SEPA comment period .
1 . Pre- Permit Consultation . Any person intending to apply for a wetland permit is encouraged , but H . Wetland Permit—Preliminary Approval ,
not required , to meet with the department during the earliest possible stages of project planning 1 . Decision Maker . A wetland permit application which has been consolidated with another permit
in order to discuss wetland impact avoidance , minimization , compensatory mitigation , and the or approval request which requires a public hearing ( e . g . , preliminary plat) shall be heard and
required contents of a mitigation plan before significant commitments have been made to a decided in accordance with the procedures applicable to such other request . Any other wetland
particular project design . Effort put into pre- permit consultations and planning will help permit application shall be acted on by the responsible official within the timeline specified in
applicants create projects which will be more quickly and easily processed . Chapter 18 . 55 for the required permit type .
2 . Applications . Applications for wetland permits shall be made to the department on forms 2 . Findings . A decision preliminarily approving or denying a wetland permit shall be supported by
furnished by the department and in conformance with Section 416 . 53 . 030 findings of fact relating to the standards and requirements of this chapter .
3 . Fees . At the time of application , the applicant shall pay a filing fee in accordance with the most 3 . Conditions . A decision preliminarily approving a wetland permit shall incorporate at least the
current fee schedule adopted by the city . following as conditions :
G . Wetland Permit—Processing . a . The approved preliminary mitigation plan ,
1 . Procedures . Wetland permit applications shall be processed using the application procedures in b . Applicable conditions provided for in subsection ( E ) ( 3 ) of this section ;
Chapter 18 . 55 unless specifically modified herein : c . Posting of a performance assurance pursuant to subsection J of this section ; and
a . Type I Wetland Permit . The following wetland permits shall be reviewed under the Type I
review process in accordance with CMC Chapter 18 . 55 d . Posting of a maintenance assurance pursuant to subsection J of this section .
Exhibit A ( 2014 ) Page 69 Exhibit A ( 2014) Page 70
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
4 . Duration . Wetland permit preliminary approval shall be valid for a period of three years from the 4 . Acceptance of Work and Release of Financial Assurances .
date of issuance or termination of administrative appeals or court challenges , whichever occurs a . Release of Performance Assurance . Upon request , the responsible official shall release
later , unless : the performance assurance when the following conditions are met :
a . A longer period is specified in the permit ; or i . Completion of construction and planting specified in the approved compensatory
b . The applicant demonstrates good cause to the responsible official ' s satisfaction for an mitigation plan ;
extension not to exceed an additional one year. ii . Submittal of an as- built report documenting changes to the compensatory mitigation
I . Wetland Permit— Final Approval . plan that occurred during construction ;
1 . Issuance . The responsible official shall issue final approval of the wetland permit authorizing iii . Field inspection of the completed site ( s) ; and
commencement of the activity permitted thereby upon :
iv . Provision of the required maintenance assurance .
a . Submittal and approval of a final mitigation plan pursuant to subsection ( E) ( 3) of this b . Release of Maintenance Assurance . Upon request , the responsible official shall release
section ; the maintenance assurance when the following conditions are met :
b . Installation and approval of field markings as required by Section 16 . 53 . 040 ( C ) ( 2 ) ; i . Completion of the specified monitoring and maintenance program ;
c . The recording of a conservation covenant as required by Section 16 . 53 . 040 ( C ) (3 ) and ii . Submittal of a final monitoring report demonstrating that the goals and objectives of
included on the plat , short plat , or site plan as required by Section16 . 53 . 040 ( C ) (4 ) ; the compensatory mitigation plan have been met as demonstrated through :
d . The posting of a performance assurance as required by subsection ( H ) ( 3) of this section . (A) Compliance with the specific performance standards established in the wetland
2 . Duration . permit , or
a . Wetland or Wetland Buffer Impacts . Final approval shall be valid for the period specified in ( B ) Functional assessment of the mitigation site (s ) , and
the final wetland permit , or the associated development approval . Extension of the permit ( C ) Field inspection of the mitigation site ( s ) .
shall only be granted in conjunction with extension of an associated permit .
b . Compensatory Mitigation . The compensatory mitigation requirements of the permit shall c . Incremental Release of Financial Assurances . The responsible official may release
remain in effect for the duration of the monitoring and maintenance period specified in the financial assurances incrementally only if specific milestones and associated costs are
approval . specified in the compensatory mitigation plan and the document legally establishing the
financial assurance .
J . Wetland Permit Financial Assurances . 5 . Transfer of Financial Assurances . The responsible official may release financial assurances at
1 . Types of Financial Assurances . The responsible official shall accept the following forms of any time if equivalent assurances are provided by the original or a new permit holder .
financial assurances : 6 . Forfeiture . If the permit holder fails to perform or maintain compensatory mitigation in
a . An escrow account secured with an agreement approved by the responsible official ; accordance with the approved wetland permit , the responsible official may declare the
b . A bond provided by a surety for estimates that exceed five thousand dollars ; corresponding financial assurance forfeit pursuant to the following process :
c . A deposit account with a financial institution secured with an agreement approved by the a . The responsible official shall , by registered mail , notify the wetland permit holder/agent that
is signatory to the financial assurance , and the financial assurance holder of
responsible official ; nonperformance with the terms of the approved wetlands permit ;
d . A letter of commitment from a public agency ; and b . The written notification shall cite a reasonable time for the permit holder, or legal
e . Other forms of financial assurance determined to be acceptable by the responsible official . successor , to comply with provisions of the permit and state the city' s intent to forfeit the
2 . Financial Assurance Estimates . The applicant shall submit itemized cost estimates for the financial assurance should the required work not be completed in a timely manner ;
required financial assurances . The responsible official may adjust the estimates to ensure that c . Should the required work not be completed timely , the city shall declare the assurance
adequate funds will be available to complete the specified compensatory mitigation upon forfeit ;
forfeiture . In addition the cost estimates must include a contingency as follows : d . Upon forfeiture of a financial assurance , the proceeds thereof shall be utilized either to
a . Estimates for bonds shall be multiplied by one hundred fifty percent ; correct the deficiencies which resulted in forfeiture or , if such correction is deemed by the
b . All other estimates shall be multiplied by one hundred ten percent . responsible official to be impractical or ineffective , to enhance other wetlands in the same
watershed or contribute to an established cumulative effects fund for watershed scale
3 . Waiver of Financial Assurances . For Type I wetland permits , the responsible official may waive habitat and wetland conservation .
the requirement for one or both financial assurances if the applicant can demonstrate to the K . Programmatic Permits for Routine Maintenance and Operations of Utilities and Public Facilities . The
responsible official ' s satisfaction that posting the required financial assurances will constitute a responsible official may issue programmatic wetland permits for routine maintenance and operations
significant hardship . of utilities and public facilities within wetlands and wetland buffers , and for wetland enhancement
Exhibit A ( 2014 ) Page 71 Exhibit A ( 2014) Page 72
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Chapter 16 . 53 WETLANDS Chapter 16 . 53 WETLANDS
programs . It is not the intent of the programmatic permit process to deny or unreasonably restrict a lit A shorter duration is supported by findings ,
public agency or utility' s ability to provide services to the public . Programmatic permits only authorize b . Requests for re- authorization of a programmatic permit must be received prior to the
activities specifically identified in and limited to the permit approval and conditions ,
expiration of the original permit .
1 . Application Submittal Requirements . Unless waived by the responsible official with specific i . Re- authorization is reviewed and approved through the process described in
findings in the approval document in accordance with subsection ( K) ( 2) of this section , subsection ( K) ( 1 ) of this section .
applications for programmatic wetland permits shall include a programmatic permit plan that
includes the following . ii . Permit conditions and performance standards may be modified through the re-
a . A discussion of the purpose and need for the permit ; authorization process .
b . A description of the scope of activities in wetlands and wetland buffers ; iii . The responsible official may temporarily extend the original permit if the review of the
re- authorization request extends beyond the expiration date .
c . Identification of the geographical area to be covered by the permit , L . Wetland Permit—Emergency.
d . The range of functions and values of wetlands potentially affected by the permit ; 1 . Authorization . Notwithstanding the provisions of this chapter or any other laws to the contrary ,
e . Specific measures and performance standards to be taken to avoid , minimize , and mitigate the responsible official may issue prospectively or, in the case of imminent threats , retroactively
impacts on wetland functions and values including : a temporary emergency wetlands permit if.
i . Procedures for identification of wetlands and wetland buffers , a . The responsible official determines that an unacceptable threat to life or loss of property
ii . Maintenance practices proposed to be used , will occur if an emergency permit is not granted ; and
iii . Restoration measures , b . The anticipated threat or loss may occur before a permit can be issued or modified under
the procedures otherwise required by this act and other applicable laws .
iv . Mitigation measures and assurances , 2 . Conditions . Any emergency permit granted shall incorporate , to the greatest extent practicable
v . Annual reporting to the responsible official that documents compliance with permit and feasible , but not inconsistent with the emergency situation , the standards and criteria
conditions and proposes any additional measures or adjustments to the approved required for nonemergency activities under this act and shall :
programmatic permit plan , a . Be limited in duration to the time required to complete the authorized emergency activity ,
vi . Reporting to the responsible official any specific wetland or wetland buffer not to exceed ninety days ; and
degradations resulting from maintenance activities when the degradation occurs or bRequire , within this ninety- day period , the restoration of any wetland altered as a result of
within a timely manner , the emergency activity , except that if more than the ninety days from the issuance of the
vii . Responding to any department requests for information about specific work or emergency permit is required to complete restoration , the emergency permit may be
projects , extended to complete this restoration .
viii . Procedures for reporting and/or addressing activities outside the scope of the 3 . Notice . Notice of issuance of an emergency permit shall be published in a newspaper having
approved permit , and general circulation in the city of Camas not later than ten days after issuance of such permit .
ix . Training all employees , contractors and individuals under the supervision of the 4 . Termination . The emergency permit may be terminated at any time without process upon a
applicant who are involved in permitted work . determination by the responsible official that the action was not or is no longer necessary to
protect human health 4or the environment .2 . Findings . A decision preliminarily approving or denying a programmatic wetland permit shall be
supported by findings of fact relating to the standards and requirements of this chapter . M . Revocation . In addition to other remedies provided for elsewhere in this chapter , the responsible
3 . Approval Conditions . Approval of a programmatic wetland permit shall incorporate at least the official may suspend or revoke wetland permit(s ) issued in accordance with this chapter and
following as conditions $ associated development permits , pursuant to the provisions of Titlo 18 of the Camas Municipal
Code , if the applicant or permittee has not complied with any or all of the conditions or limitations set
a . The approved programmatic permit plan ; forth in the permit , has exceeded the scope of work set forth in the permit , or has failed to undertake
b . Annual reporting requirements ; and
the project in the manner set forth in the permit .
N . Enforcement . At such time as a violation of this chapter has been determined , enforcement action
c . A provision stating the duration of the permit . shall be commenced in accordance with the enforcement provisions of CMC Chapter 18 . 55 , and
4 . Duration and Re- authorization , may also include the following :
a . The duration of a programmatic permit is for five years , unless : 1 . Applications for city land use permits on sites that have been cited or issued an administrative
notice of correction or order under Title 1*18 , or have been otherwise documented by the city for
i . An annual performance based re- authorization program is approved within the permit ; activities in violation of this chapter, shall not be processed for a period of six years provided :
or
a . The city has the authority to apply the permit moratorium to the property ;
Exhibit A ( 2014 ) Page 73 Exhibit A (2014) Page 74
Title 16 we ENVIRONMENT * Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 53 WETLANDS Chapter 16 . 57 FREQUENTLY FLOODED AREAS
b . The city records the permit moratorium ; and Chapter 16 . 57 FREQUENTLY FLOODED AREAS
C * The responsible official may reduce or wave the permit moratorium duration upon approval Sections :
of a wetland permit under this section . 16 . 57 , 010 Applicability ,
2 . Compensatory mitigation requirements under subsections C and D of this section may be
increased by the responsible official as follows : t 6 . 57 . 020 Uses and activities prohibited ,
a . All or some portion of the wetland or wetland buffer impact cannot be permitted or restored 16 . 57 . 030 Critical area report—Additional requirements ,
in place ; and 16 . 57 . 040 Warnin (I and disclaimer of Iiabilitv .
b . Compensatory mitigation for the impact is delayed more than one year from the time of the 16 . 57 . 0 5th Performance standards-oo&*aGeneral requirements .
original citation or documentation of the violation .
16 , 57 . 0E0 Performance uses .
( Ord , 2 517 c� "1 ( Ey13 . ,fit ( pial ) ) . 2Q08)
't 6 . 57 . 070 Recreational vehicles .
* If priority habitats are not present in the vicinity of the proposed land use , criterion ( ii ) is 16 . 57 . 080 Variations—Addific � rial considerations for frequently flooded arease
sufficient for buffer width reductions . The development of these measures and their review by
the city, which may include referral to independent qualified professionals , shall be at the
applicant' s expense . If proposed future land uses are more intense , they are not eligible to
maintain this reduction .
16 . 57 . 010 Applicability .
A . Frequently Flooded Areas . Frequently flooded areas include : The areas of special flood hazard
identified by the Federal Insurance Administration in a scientific and engineering report entitled "The
Flood Insurance Study for Clark County , Washington , and incorporated areas " dated September 5 ,
2012 , and any revisions thereto , with accompanying Flood Insurance Rate Maps ( FIRM ) . The study
is the official report provided by the Federal Insurance Administration that includes flood profiles , the
Flood Insurance Rate Maps , and the water surface elevation of the base flood . The study and FIRM
are on file at the City of Camas . The best available information for flood hazard area identification as
outline in Section 16 . 57 . 050 ( C) shall be the basis for regulation until a new FIRM is issued that
incorporates data utilized . The flood insurance study and accompanying rate maps are hereby
adopted by reference , and declared part of this chapter. These are minimum designations ; the
director may identify additional areas .
Be Use of Additional Information . The director may use additional flood information that is more
restrictive than that provided in the flood insurance study conducted by the Federal Emergency
Management Agency ( FEMA) to designate frequently flooded areas , including data on channel
migration , historical data , high water marks , photographs of past flooding , location of restrictive
floodways , maps showing future build-out conditions , maps that show riparian habitat areas , or
similar information .
C . Flood Elevation Data . When base flood elevation data is not available ( Zone A) , the director shall
obtain , review , and reasonably utilize any base flood elevation and floodway data available from a
federal , state , or other source , in order to administer this chapter.
D . For the purposes of this chapter , definitions are generally found in CMC Section 18003
(10t'd . 2517 1 ( Ext3 . A ( f) art ) ) , 2008 )
k .) rd , No , x: 47 , > I ( Exi � . 1'=, } , 5 .. 21 •• 20 "I 2 )
16 . 57 . 020 Uses and activities prohibited .
A . Critical Facilities . Construction of new critical facilities shall be permissible within frequently flooded
areas if no feasible alternative site is available . Critical facilities constructed within frequently flooded
Exhibit A (2014) Page 75 Exhibit A ( 2014) Page 76
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 57 FREQUENTLY FLOODED AREAS Chapter 16 . 57 FREQUENTLY FLOODED AREAS
areas shall have the lowest floor elevated three feet or more above the level of the base flood A . Prepared by a Qualified Professional . A frequently flooded areas report shall be prepared by a
elevation (one hundred year flood ) , or to the height of the five hundred -year flood , whichever is qualified professional who is a hydrologist , or engineer , who is is in the state of
higher. Floodproofing and sealing measures must be taken to ensure that toxic substances will not Washington , with experience in preparing flood hazard assessments ,
be displaced by or released into floodwaters . Access routes elevated to or above the level of the BeArea Addressed in Critical Area Report . The following areas shall be addressed in a critical area
base flood elevation shall be provided to all critical facilities to the extent possible . Certification by a report for frequently flooded areas :
registered professional engineer is required .
Be Wells ,
1 . The site area of the proposed activity ;
C . On- site sewage or waste disposal systems . 2 . All areas of a special flood hazard area , as indicated on the flood insurance rate map ( s ) ,
within three hundred feet of the project area ; and
D . Lots ( Includes residential and non - residential ) . There shall be no increase in lots within frequently 3 . All other flood areas indicated on the flood insurance rate map (s) within three hundred feet
flooded areas . No additional lots shall be created within a frequently flooded area . Divisions of land of the project area .
shall have the frequently flooded areas designated as separate tract( s ) and not included within any
additional lot . C . Flood Hazard Assessment Required . A critical area report for a proposed activity within a
E . Development in Floodways , frequently flooded area shall contain a flood hazard assessment , including the following site-
and proposal- related information at a minimum :
1 . New Development Requires Certification by an Engineer . Encroachments , including new 1 . Site and Construction Plans . A copy of the site and construction plans for the development
construction , substantial improvements , fill , and other development , are prohibited within proposal showing :
designated floodways unless certified by a registered professional engineer . Such certification
shall demonstrate through hydrologic and hydraulic analyses , performed in accordance with a . Floodplain (one hundred - year flood elevation ) , ten - and fifty- year flood elevations ,
standard engineering practice that the proposed encroachment will not result in any increase in floodway , other critical areas , management zones , and shoreline areas ;
flood levels during the occurrence of the base flood discharge . Small projects that are solely to
protect or create fish habitat , and designed by a qualified professional , may be allowed without b . Proposed development , including the location of existing and proposed structures , fill ,
certification if the director determines that the project will not obstruct flood flows . Fish storage of materials , and drainage facilities , with dimensions indicating distances to
protection projects shall be reviewed on behalf of the City by a qualified professional in the field the floodplain ;
of hydraulics . c . Clearing limits ; and
2 . Residential Construction and Reconstruction Prohibited . Construction and reconstruction of d . Elevation of the lowest floor ( including basement) of all buildings , and the level to
residential structures is prohibited within floodways , except for: which any building has been floodproofed ;
a . Maintenance or repairs to a structure that do not increase the ground floor area ; and 2 . Floodproofing Certificate ( FEMA Form 81 - 65 , most current edition ) . When floodproofing is
b . Repairs , reconstruction , or improvements to a structure for which the cost does not exceed proposed for anon - residential building , a certification by a registered professional engineer
fifty percent of the market value of the structure either : or architect that the floodproofing methods meet the requirements in CMC Section
16 . 57 . U50 ( F) ; and
i . Before the repair or reconstruction is started ; or
3 . Watercourse Alteration . When watercourse alteration is proposed , the critical area report
ii . If the structure has been damaged and is being restored , before the damage shall include :
occurred .
a . Extent of Watercourse Alteration . A description of and plan showing the extent to
c . Improvement to a building to correct existing violations of state or local health , sanitary , or which a watercourse will be altered or relocated as a result of proposal , and
safety code specifications that have been identified by the City , and that are the minimum
necessary to assure safe living conditions , or to structures identified as historic places shall b . Maintenance Program Required for Watercourse Alterations . A maintenance program
not be included in the fifty percent . that provides maintenance practices for the altered or relocated portion of the
watercourse to ensure that the flood carrying capacity is not diminished .
3 . If Section E ( 1 ) above is satisfied , all new construction and substantial improvements must also
comply with all applicable flood hazard reduction provisions . D . Information Regarding Other Critical Areas . Potential impacts to wetlands , fish and wildlife
habitat , and other critical areas shall be addressed in accordance with the applicable sections of
( 0rd4 251 r 1 fExh . A eprar�t) ) , :1008 ) these provisions .
( C) rd . No . 264 *71 � 1 ( 1::: Xh , A) , 52sF l _ 2012 ) ( Ord . 2517 § 1 ( Exh . A ( Parts 2668)
( Ord , Not 2047 , � I ( Exh� A) , 5.. 2 -1 .. 28 t 2)
16 . 57 . 030 Critical area report- Additional requirements .
In addition to the items listed in CMC 16051 . 140 Critical Area Reporting , the following is required :
Exhibit A ( 2014) Page 77 Exhibit A (2014) Page 78
Title 16 - ENVIRONMENT* Title 16 - ENVIRONMENT *
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 57 FREQUENTLY FLOODED AREAS Chapter 16 . 57 FREQUENTLY FLOODED AREAS
16 . 57 . 040 Warning and disclaimer of liability . 3 . Utilities Shall be Protected . Electrical , heating , ventilation , plumbing , and air- conditioning
equipment and other service facilities shall be designed and /or otherwise elevated or
The degree of flood protection required by this chapter is considered reasonable for regulatory located so as to prevent water from entering or accumulating within the components during
purpose and is based on scientific and engineering considerations . Larger floods can and will occur on conditions of flooding .
rare occasions . Flood heights may be increased by human or natural causes . This chapter does not imply E . Elevation Certificate Required Following Construction . Following construction of a building
that land outside frequently flooded areas , or uses permitted within such areas will be free from flooding within the floodplain where the base flood elevation is provided , the applicant shall obtain a
or flood damages . This chapter shall not create liability on the part of City of Camas , any officer or
employee thereof, or the Federal Insurance Administration , for any flood damages that result from finished construction elevation certificate ( FEMA Form 81 - 31 , most current edition ) from a
reliance on this chapter , or any administrative decision lawfully made hereunder . registered professional engineer or architect that records the elevation of the lowest floor .
( Orel . 2 517 � 1 ( Exh , A ' part) ) &2608) F . Floodproofing ( Non - Residential Only) .
% 1 . When a building is to be floodproofed , it shall be designed and constructed using methods
' Ord , 1'� o . Z&J f . �a I ( i�:.xhi A) , 5- 2 ( " } 012) that meet the following requirements :
16 . 57 . 050 Performance standards�General re uirementsa . Watertight Building . The building shall be watertight with walls substantially
q i
. mpermeable to the passage of water below one foot above the base flood level ;
All Elevation Certificates ( FEMA Form 81 - 31 ) , Floodproofing Certificates for non - residential b . Hydrostatic and Hydrodynamic Resistance . Structural components shall be capable of
structures ( FEMA Form 81 -65) , documents , and records pertaining to the provisions of this ordinance resisting hydrostatic and hydrodynamic loads and effects of buoyancy ;
shall be maintained by the City for public inspection . c . Certified by a Registered Professional Engineer or Architect . The building shall be
A . All Necessary Permits Shall be Obtained . . A development permit shall be obtained before certified by a registered professional engineer or architect that the design and
construction or development begins within any frequently flooded area established in Section methods of construction are in accordance with accepted standards of practice for
16 . 57 . 010 . The permit shall be for all structures , including manufactured homes , as set forth in meeting provisions of this subsection based on their development and/or review of the
the " Definitions " , and for all development , including fill and other activities , also as set forth in structural design , specifications , and plans .
the " Definitions . " 2 . Floodproofing Certificate Required Following Construction . Following construction of the
B . Area of Special Flood Hazards with Base Flood Elevation . When the base flood elevation is building , the applicant shall obtain a floodproofing certificate ( FEMA Form 81 - 65 , most
provided , but a regulatory floodway has not been designated , new construction , substantial current edition ) from a registered professional engineer or architect that records the actual
improvements , or other development , including fill , shall not be permitted within frequently ( as - built) elevation to which the building was floodproofed .
flooded areas , unless it is demonstrated that the cumulative effect of the proposed G . Anchoring . All new construction and substantial improvements within the floodplain shall be
development , when combined with all other existing and anticipated development , will not anchored to prevent flotation , collapse , or lateral movement of the building . All manufactured
increase the water surface elevation of the base flood more than one inch at any point within the homes shall be anchored to prevent flotation , collapse , or lateral movement , and shall be
City limitse installed using methods and practices that minimize flood damage . Anchoring methods may
C . Areas Without Base Flood Elevation Data . Where base flood elevation data is not available include , but are not limited to , use of over- the-top or frames tied to ground anchors .
( Zone A) , and there is insufficient data then a report shall be submitted by a qualified H . Fill and Grading . Fill and grading within the floodplain shall only occur upon a determination
professional that includes analysis of historical data and field surveys . The reports shall include from a registered professional engineer that the fill or grading will not block side channels ,
reasonable mapping to ensure proposed buildings are safe from flooding and to demonstrate inhibit channel migration , increase flood hazards to others , or be placed within a channel
that the cumulative effect of the proposed development , when combined with all other existing migration zone , whether or not the City has delineated such zones as of the time of the
and anticipated development , will not increase the water surface elevation of the base flood application . If fill or grading is located in a floodway , CMC Section 16 . 57 . 020 applies .
more than one inch at any point within the City limits .
( Ord , :T''.. 5 "1 7 § 1 ( l. xfi . P. ( part.b ) ; 2008)
D . Construction Materials and Methods .
( Ord . No . 26474 I ( EXh . ,4) , 5.. 2 %( .. 2012}
1 . Methods that Minimize Flood Damage . All new construction and substantial improvements
shall be constructed using flood resistant materials and utility equipment , and with methods
and practices that minimize flood damage . 16 . 57 . 060 Performance standards--Specific uses .
2 . Buildings shall be located outside the floodplain . For sites with no buildable area out of the In all special flood hazard areas the following provisions are required :
floodplain , buildings may be allowed provided they are placed on the highest land on the
site , oriented parallel to flow rather than perpendicular , and sited as far from the A. Residential Units .
watercourse and other critical areas as possible . If the City detects any evidence of active 1 . Must be Above Base Flood Elevation . New construction or placement of residential units
hyporheic exchange on a site , the development shall be located to minimize disruption of and substantial improvement of any residential building shall have the lowest floor,
such exchange , including basement , elevated one foot or more above the base flood elevation .
Exhibit A (2014 ) Page 79 Exhibit A ( 2014) Page 80
Title 16 - ENVIRONMENT * Title 16 - ENVIRONMENT*
- CRITICAL AREAS - CRITICAL AREAS
Chapter 16 . 57 FREQUENTLY FLOODED AREAS Chapter 16 . 57 FREQUENTLY FLOODED AREAS
2 . Areas Below the Lowest Floor . Fully enclosed areas below the lowest floor that are subject disposal systems are prohibited for uses and activities prohibited from frequently flooded
to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior areas ,
walls by allowing for the entry and exit of floodwaters . Designs for meeting this requirement D . Subdivision/Land Division Proposals .
must either be certified by a registered professional engineer or architect , or must meet or
exceed the following minimum criteria : 1 . All land division proposals shall :
a . A minimum of two openings having a total net area of not less than one square inch a . Minimize Flood Damage . Subdivisions , short subdivisions , planned developments ,
for every square foot of enclosed area subject to flooding shall be provided ; and binding site plans shall be designed to minimize or eliminate flood damage to
proposed buildings ; and public utilities and facilities that are installed as part of such
b . The bottom of all openings shall be no higher than one foot above grade ; and subdivisions . Sewer, gas , electrical , and water systems shall be located and
c . Openings may be equipped with screens , louvers , or other coverings or devices constructed to minimize flood damage . Subdivisions should be designed using natural
provided that they permit the automatic entry and exit of floodwaters . features of the landscape , and should not incorporate "flood protection " changes .
3 . Manufactured Homes . All manufactured homes to be placed or substantially improved on b . Have Adequate Drainage . Subdivisions , short subdivisions , planned developments ,
sites shall be elevated on a permanent foundation such that the lowest floor of the and binding site plans shall have adequate natural surface water drainage in
manufactured homes is elevated one foot or more above the base flood elevation and be accordance with City requirements to reduce exposure to flood hazards ; and
securely anchored to an adequately anchored foundation system to resist flotation , c . Show Flood Areas on Plat Maps . Subdivisions , short subdivisions , planned
collapse , and lateral movement . All manufactured homes shall be installed using methods developments , and binding site plans shall show the one hundred- year floodplain ,
and practices that minimize flood damage . Anchoring methods may include , but are not floodway , and channel migration zone on the preliminary and final plat maps .
limited to , use of over-the-top or frames ties to ground anchors . If the manufactured home
is placed on a permanent footing/foundation with stem walls , CMC Section 16 . 57 . 060 (A) ( 2) 2 . Lots . No lot or portion of lot after the effective date of the ordinance codified in this title
applies , shall be established within the boundaries of a frequently flooded area .
Be Nonresidential Construction . E . Alteration of Watercourses .
1 . Must be Above Base Flood Elevation . New construction and substantial improvement of 1 . Shall be in Accordance with Habitat Regulations . Watercourse alterations shall only be
any commercial , industrial , or other nonresidential building shall either have the lowest allowed in accordance with the fish and wildlife habitat conservation areas ( Chapter 16 . 61 ) .
floor , including basement , elevated one foot or more above the base flood elevation or , 2 . Shall Not Result in Blockage . Watercourse alteration projects shall not result in blockage of
together with attendant utility and sanitary facilities , shall be floodproofed in accordance
with floodproofing ( Section 16 . 57 , 050 ( F ) ) . Unavoidable impacts to flooded areas (from fill) side channels .
need to be mitigated . 3 . Notification Required . The City shall notify adjacent communities , the Washington State
2 . Areas Below the Lowest Floor . If floodproofed , areas shall be in accordance with Department of Ecology , and the Federal Insurance Administration of a proposed
floodproofing ( Section 16 . 57 . 050 ( F) . If elevated and not floodproofed , fully enclosed areas watercourse alteration at least fifteen days prior to permit issuance ,
below the lowest floor shall be designed to automatically equalize hydrostatic flood forces 4 . Maintenance of Alterations . The applicant shall maintain the altered or relocated portion of
on exterior walls by allowing for the entry and exit of floodwaters . Designs for meeting this the watercourse to ensure that the flood carrying capacity is not diminished . Maintenance
requirement must either be certified by a registered professional engineer or architect , or shall be bonded for a period of five years , and be in accordance with an approved
must meet or exceed the following minimum criteria : maintenance program .
a . A minimum of three openings having a total net area of no less than one square inch ( Orsi . 2517 1 ( I:::yh . A ( ) art) ) . 2 {:08)
for every square foot of enclosed area subject to flooding shall be provided ; tt� rdN .3 >` z4 " ,� 1 l:: tii� ) �z `� 1f {) `€ 2)
b . The bottom of all openings shall be no higher than one foot above grade ; and
c . Openings may be equipped with screens , louvers , or other coverings or devices , 16 . 57 . 070 Recreational vehicles .
provided that they permit the automatic entry and exit of floodwaters .
Co Utilities . Recreational vehicles placed on sites are required to either:
1 . Shall be Designed to Minimize Infiltration of Floodwaters . All new and replacement water A . Be on the site for fewer than one hundred eighty consecutive days ; or
supply systems shall be designed to preclude infiltration of floodwaters into the systems . B . Be fully licensed and ready for highway use on its wheels , or the jacking system is attached to
2 . Sanitary Sewage Systems . New and replacement sanitary sewage systems shall be the site only by quick disconnect type utilities and securities devices , and has no permanently
designed to minimize or eliminate infiltration of floodwaters into the systems and attached additions ; or
discharges from the systems into floodwaters . C . Meet the requirements of CMC Section 16 . 57 . 060 (A) ( 3) and the elevation and anchoring
3 . On -site Waste Disposal Systems . On - site waste disposal systems shall be located to avoid requirements for manufactured homes .
impairment to them or contamination from them during flooding . New on- site sewage ( Ord * 261 *7 � -1 fl:::yt)% . A ( part) ) * 2008 )
Exhibit A ( 2014 ) Page 81 Exhibit A (2014) Page 82
Title 16 - ENVIRONMENT*
- CRITICAL AREAS
Chapter 16 . 57 FREQUENTLY FLOODED AREAS
Title 17 LAND DEVELOPMENT�`
( Ord , Nod 2647 , ItExh . A) , 5- 21 - ;x € 12) Chapters :
Chapter '1 "x' , (31 - (tet:: N1:: FZIAL PROVISIONS
16 . 57 . 080 Variations —Additional considerations for frequently flooded areas .
Chapter '17 . 65 ADMINISTRATION AND ENFORCEMENT
A . Additional Variation Considerations . In review of variation requests for activities within frequently
flooded areas , the City shall consider all technical evaluations , relevant factors , standards specified Chraptetr 17 07 - 1:30UNDARY L. INIH: AE: JUS•14MEN ]04S
in this chapter , and :
1 . The danger to life and property due to flooding , erosion damage , or materials swept onto other Chapter 17 . 019 - Sl1OIC 1 SUBDIVISIONS+
lands during flood events ;
Chapter '17 . `I 1 -• St.1tiDIVISIONS ''
2 . The susceptibility of the proposed facility and its contents to flood damage , and the effect of
such damage on the proposed use ; Chapter 17 :15 Ifs - E:311'rlDINGI SI "Hi: PLAN ( 1:3SP )
3 . The importance of the services provided by the proposed use to the community ; _
Chapter *17 4 *19 - DESIGN AND IMPROVEMENT J I .P.NUAhUS
4 . The necessity of a waterfront location and the availability of alternative locations for the
proposed use that are not subject to flooding or erosion damage ; Chapter 17 . 21 PROCEDURES FOR PUBLIC IMPROVEMENTS
5 . The safety of access to the property for ordinary and emergency vehicles ;
Chapter 1 *792. 3 - I: XCEP •T• IONS , PI:: NALftl*+ II: S , SEVE:: RAI: iLI �TY , LIABILITY
6 . The expected heights , velocity , duration , rate of rise , and sediment transport of the floodwaters ,
and the effects of wave action , if applicable , expected at the site ; and
7 . The costs of providing governmental services during and after flood conditions , including
maintenance and repair of public utilities and facilities such as sewer, gas , electrical , and water
systems , and streets and bridges .
B . Variations shall only be issued upon a determination that the granting of a variation will not result in
increased flood heights , additional threats to public safety , extraordinary public expense , create
nuisances , cause fraud on or victimization of the public , or conflict with existing laws or ordinances .
C - Variations shall not be issued within a designated floodway if any increase in flood levels during the
base flood discharge would result .
(, Ord . 2517 �fi l (, Exh . A ( pkirt ) ) . 2 ( 08)
t ;.) id . No , s 1 ! , �� I { Ex if A'1 , � ..� 1 201 2 )
Exhibit A (2014 ) Page 83 Exhibit A (2014) Page 84
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 01 GENERAL PROVISIONS Chapter 17 . 01 GENERAL PROVISIONS
Chapter 17 . 01 GENERAL PROVISIONS ( 5) Any division of land resulting from a conveyance of land to a municipal corporation or
Sections :
governmental agency for public purposes .
( Ord . leo, ` 612 . 3ItExh , A)e � - 1- � �� 11 ; � � td . I'� i � . 2t��� 'l . `3 1 , �- 5- 2 � t ?)
17 , 01 , 01 € Title ,
17 . 01 . 020 P € € rt3c) sca .
17 . 01 . 040 Dedications .
17 . 01 . 030 Scope and exempt10M .
A . Act of Dedication . The intention to dedicate real property to the public shall be evidenced by showing
*17 . 01 , 040 Dedications ' the dedication on the plat prepared for approval . All dedications , including easements , rights- of-way
17 . 01 . 050 Survey content , and real property shall be clearly and precisely indicated on the face of the plat . Unless specifically
noted otherwise on the plat , approval of the plat for recording shall constitute acceptance of the
dedications .
Be Public Streets . All streets shown on the final plat and intended for public use shall be offered for
dedication for public use .
17 . 01 . 010 Title . C . Tracts . All parcels of land shown on the final plat and intended for public use shall be offered for
dedication for public use , except the approving entity may allow the conveyance of certain public
This code shall be known as the " City of Camas Land Development Code . " improvements to be conveyed to a homeowner' s association or similar nonprofit corporation .
{ 4? rc , 2483 .I ( Exti . A ( part ) ) . 237 : t.; r{1 , ' 44 ; ( E ?<I . rs, ( part) ' , 2006 ) D . Public Trails . All regional , neighborhood and local trails as identified in the Camas parks and open
space comprehensive plan , and intended for public use shall be offered for dedication for public use .
17 . 01 . 020 Purpose . E . Certificate . If the land division includes a dedication , the final plat shall include a certificate of
dedication or reference to a separate written instrument which dedicates all required streets and
The purpose of this code is to provide rules , regulations , requirements , and standards for other areas to the public , or the homeowner' s association . The certificate or instrument of dedication
development of land in the city , insuring that the public health , safety , general welfare , and design shall be signed and acknowledged before a notary public by every person having any ownership
standards of the city are promoted and protected ; that planned growth , development , and the interest in the lands divided and recorded as part of the final plat .
conservation , protection and proper use of land are ensured ; that proper provisions for all public facilities ( Ord 2483 � 1 ( Exh A ( part1 ) , 20017 : Ordo 2443 § 2 ( ExhA 'part) ) * 20061
including circulation , utilities , open space , and services comply with adopted manuals and standards ; and
that the goals and policies of the City of Camas comprehensive plans are furthered through the
development of land . 17 . 01 . 050 Survey content ,
' Olid . 24&3 § 1 ( Exh . A ( part) ) , 2007 : Card , 2443 � 2 ( Exh , A ( pa €f) ) , 20M
A . Information . When a survey is required the following information shall be included :
17 . 01 . 030 Scope and exemptions . 1 . The name of the plat , graphic scale and north arrow . The survey shall be done to a reasonable
scale on a standard sheet of mylar .
A . Scope . 2 . Existing features such as streams , streets , railroads and structures , critical areas (wetlands ,
1 . This title is applicable to any development , division of land or modification to an existing lot or steep slopes , environmentally protected ) existing wells , easements , potential lines of dispute .
parcel line except as exempted under this title . 3 . The lines and names of all existing or platted streets or other public ways , trails , parks ,
2 . Where this code imposes greater restrictions or higher standards upon the development of land playgrounds , and easements adjacent to the final plat , land division or dedication , including
than other laws , ordinances , manuals or restrictive covenants , the provisions of this code shall municipal boundaries , county lines , township lines and section lines .
prevail . 4 . Legal description of the boundaries , including the county tax serial number for each property
3 . Land divisions shall conform to the requirementsdescribed .
of state laws and the standards established by
this title . 5 . A complete survey of the section or sections in which the plat , tract , parcel , lot or replat is
Be Exemptions . The provisions of this Title shall not apply to :
located , if necessary , including :
( 1 ) Cemeteries and other burial plots while used for that purpose . a . All stakes , monuments or other evidence found on the ground and used to determine the
boundaries of the land division . Location and monuments found or reset with respect to
(2) Any division of land made by testamentary provision or the laws of decent . any established centerline of streets adjacent to or within the proposed land division . All
other monuments found or established in making the survey of this land division or
( 3 ) Any division of land resulting from a public dedication . required to be installed by provisions of this title .
(4) Any division of land into lots or tracts each of which is twenty acres or larger . b . City or county boundary lines when crossing or adjacent to the land division .
Exhibit A (2014 ) Page 85 Exhibit A ( 2014) Page 86
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT *
Chapter 17 . 01 GENERAL PROVISIONS Chapter 17 . 01 GENERAL PROVISIONS
c . The location and width of streets * and easements intersecting the boundary of lots and a . City of Camas finance director certificate that states there are no delinquent special
tracts , assessments , and that all special assessments on any of the property that is dedicated as
streets , alleys or for other public use are paid in full at the date of certification .
d . Tract , block and lot boundary lines ; street rights-of-way with centerlines , dimensions ,
bearings , radii , arcs and central angles , points of curvature and tangent bearings . Tract b . Signature line for the mayor of the City of Camas .
boundaries , lot boundaries and street bearings shall be shown to the nearest second with D . Monumentation .
basis of bearings . All distances shall be shown to the nearest one- hundredth foot .
e . The width and location of existing and proposed easements and rights -of-way . 1 . Imprinted Monument . All monuments set in land division shall be at least one- half inch by
twenty-four-inch steel bar or rod , or equivalent , with durable cap imprinted with the license
Be Residential surveys or plats shall also include the following : number of the land surveyor setting the monument .
1 . Lot and phase numbers beginning with the number one and numbered consecutively without 2 . Centerline Monument . After paving , except as provided in CMC Chapter 17 . 1 =9 , monuments
omission or duplication , shall be driven flush with the finished road surface at the following intersections :
2 . Tracts to be dedicated to any public or private purpose shall be distinguished from lots intended a . Centerline intersections ;
for general development with notes stating their purpose and any limitations . b . Points of intersection of curves if placement falls within the paved area ; otherwise , at the
3 . Building Envelopes . The survey or plat shall identify the potentially buildable area , to include beginnings and endings of curves ;
identification of required setbacks . c . Intersections of the plat boundaries and street centerlines .
4 . Land Inventory . The land inventory shall include the following :
30 Property Line Monumentation . All front corners , rear corners , and beginnings and endings of
a . Total acreage ; curbs shall be set with monuments , except as provided in CMC Chanter 17 . 019 . In cases where
street curbs are concentric and /or parallel with front right- of-way lines , front property line
b . Total developed acreage ; monumentation may be provided by brass screws or concrete nails at the intersections of curb
c . Total lot area ; lines and the projections of side property lines . If curb monumentation is used , it shall be noted
on the plat , and also that such monumentation is good for projection of line only and not for
d . Total infrastructure acreage ( includes storm pond ) ; distance .
e . Total tract area ( if not included in subsection ( 13 ) (4) ( d ) or (f) of this section ) ; 4 . Post- Monumentation . All monuments for exterior boundaries of the land division shall be set
f. Total acreage of critical areas ( i . e . , wetlands , steep slopes , buffer zones , stream beds , and referenced on the plat prior to plat recording . Interior monuments need not be set prior to
conservation areas) ; recording if the developer certifies that the interior monuments shall be set within ninety days of
final land division construction inspection by the public works department , and if the developer
g . Total acreage of recreational open spaces ( not included in subsection ( 13 ) (4) ( e) or (f) of this guarantees such interior monumentation .
section i . e . , that portion of land set aside for trails ) .
5 . Post- Monumentation Bonding . In lieu of setting interior monuments prior to final plat recording
Co Statements . The survey or plat shall include the following statements , and certificates of dedication as provided in CMC Chapter *17 . -19 . The public works director may accept a performance bond
when required : in an amount and with surety and conditions satisfactory to the director or other secure method
1 . A certificate with the seal of and signature of the surveyor responsible for the survey and as the public works director may require , providing for and securing the actual setting of the
preliminary plat in accordance with RCW 58 . 09 . 080 . interior monuments .
2 . Certification of examination and approval by the county assessor . ( Ord . 2483 .1 ( Lxi� . A ( pert} ) ; 2007I Ord , 243 3 ( xh . ( Dart) j . U � t�)
3 . Recording certificate for completion by the Clark County auditor .
4 . Signature lines for the City of Camas community development director or designee , and fire
chief or designee .
5 . Certification by the city engineer or designee that the developer has complied with the following :
a . All improvements have been installed in accordance with the requirements of this title and
with the preliminary plat approval ;
b . All improvements meet current public works drawing standards for road , utility and
drainage construction plans ;
c . Original and reproducible mylar or electronic records in a format approved by the public
works director or designee and certified by the designing engineer as being " as
constructed " have been submitted for city records .
6 . All subdivision plats shall also include certificates and statements for:
Exhibit A ( 2014 ) Page 87 Exhibit A (2014) Page 88
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT *
Chapter 17 . 07 BOUNDARY LINE ADJUSTMENTS Chapter 17 . 07 BOUNDARY LINE ADJUSTMENTS
Chapter 17 . 07 BOUNDARY LINE ADJUSTMENTS 4 . Location and purpose of all easements and utilities on the site ;
Sections : 5 . Location , purpose of any newly created or extended easements proposed ;
6 . Location of adjacent public roads and points of access from public road ( s ) . If a lot does not
1 l . ( ' . t:D1 C} Purpose and intent . 60
on a public road , demonstrate how and where access is provided ; and ,
t i' . 07 . 0120 Review procedures . 7 . The location of any known critical areas located within the lots .
17 . 07 . 030 Application requirements .
rrts . D . Copies of documents that verify current ownership and legal descriptions of all parcels involved
17 , 07 , 040 approval criteria .. in the boundary line adjustment , such as deeds or title reports ; and ,
*17 . 07 . 050 Recording . E . Other documentation necessary to demonstrate compliance with other applicable city permits or
17 . 07 . 060 Expiration .
regulations .
( ;� rd . No. 2576 , 3 1 ; 12,.. 1 .. 2009)
17 . 07 . 040 Approval criteria ,
17 . 07 . 010 Purpose and intent. The approval authority shall approve , approve with conditions , or deny a request for a boundary line
adjustment in writing based on findings addressing the following criteria :
It is the purpose and intent of this chapter to provide an efficient and timely process that allows A . No additional lots , sites , parcels , tracts , or divisions are created .
consistent review of boundary line adjustments to ensure such actions do not create nonconformities with
zoning and other city regulations , to provide a permanent record of boundary line adjustments , and to B . The adjustment will not create nonconforming lots , with respect to zoning dimension and area
ensure provisions are made for necessary access and utility easements . standards , zoning setbacks and lot area coverage standards identified in CMC Chapter 16 . 09 or
to fire , building , other applicable codes .
( € ; r'd . No . 2576 , 3 I , 12 . 21 ** 20 9)
C . The degree of nonconformance on existing nonconforming lots with respect to zoning
dimension and area standards , zoning setbacks , and floor area ratio are not increased , except
17 . 07 , 020 Review procedures . that a one time exception may be allowed to create a lot that exceeds the maximum lot size
permitted in the underlying zone . Any future partitioning/reduction of the oversized lot must
Boundary line adjustments shall be processed as set forth in CMC Chapter 16 . 55 , comply with the lot size requirements of the underlying zone .
( Ord . No . 2576 , ;i 11 12 21 - Zira) D . All lots have legal access to a public road . Existing required private road improvements and
easements are not diminished below city street standards for lots that are served by a private
17 . 07 . 030 Application requirements . road , and shall not create unreasonably restrictive or hazardous access to a property ;
E . The boundary line adjustment will not result in a lot that contains area in two zone designations .
No application will be deemed complete nor a decision issued until a complete application is F . Boundary line adjustments that are used to circumvent subdivision or short subdivision
submitted to the city . A complete application consists of the following : procedures set forth in this title are not allowed . Factors which indicate that the boundary line
A . A completed application on a form provided by the city . The application shall include the adjustment process is being used in a manner inconsistent with statutory intent include :
signatures of all owners of the lots involved in the boundary line adjustment , and submitted numerous and frequent adjustments to existing contiguous lot boundaries , and/or a large
together with the application fee ; number of contiguous lots being proposed for boundary line adjustments at the same time .
B . A brief narrative that includes a statement of the purpose for the boundary line adjustment , G . Approval of a boundary line adjustment shall not result in the need for a reasonable use
demonstrating how the request can or will meet the approval criteria in Section 17 . 07 . 040 exception as defined in CMC '16 . 51
C . A neat and readable plan , drawn to a standard decimal ( engineer) scale , that includes the H . Existing easements for utilities conform to adopted standards for their intended function , or they
following information : are extended , moved or otherwise altered to an approved location . The applicant shall be
1 . Property lines , with those that remain in their existing location shown as a solid line , those
responsible for the relocation of any installed utilities .
that are being moved or removed shown as a dashed line , and those that have been ( Ord . No . 25764 § 1 , 12- 21 - 2009)
relocated shown as a solid line and clearly identified as a relocated line ;
2 . Dimensions of all property lines and total square footage of the lots , before and after the 17 . 07 . 050 Recording .
adjustment ;
3 . Location and footprint of all structures on the site and their setbacks from existing and Upon approval , prior to recording the boundary adjustment , the following must be submitted to the
newly created property lines ; community development department for review .
Exhibit A (2014 ) Page 89 Exhibit A (2014) Page 90
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 07 BOUNDARY LINE ADJUSTMENTS Chapter 17 . 11 SUBDIVISIONS *
A . Survey of the Boundary Line Adjustment . If the approval authority finds , based upon an exhibit Chapter 17 . 11 SUBDIVISIONS *
to the legal descriptions , that conformance with existing area and dimensional or use standards
will clearly be satisfied without the need of a survey , the approval authority may waive the Sections :
requirement for a survey , otherwise a survey shall be prepared by a Washington State licensed
professional land surveyor. 11 . 11 . (71 C} Scc} pc' .
B . Legal descriptions of the proposed property configuration . `l . `l 1 . (j . r0 l.)eri it� r� process .
Co The applicant will be responsible for recording the boundary line adjustment , including an 17 . 11 . 0 30 Prellminary subdivision plat approval .
exhibit that corresponds to the drawing approved by the city , with the Clark County auditor' s 17 . 11 . 040 Phasings
office . A copy of the recorded documents must be returned to the planning division within one
year. *170 *1 al 0050 Limitations on further subdivision .
( Ord . No . 25 / 6 , � 1 , 12 - f1 -2 {:) 09) 17 . 11 . 0760 Expiration .
17 . 07 . 060 Expiration .
The boundary line adjustment application shall expire if it has not been recorded within one year
from the date of approval unless a different time frame is specified in a decision for a consolidated review . "17 . 11 . 010 Scope .
Upon written request from the applicant prior to the expiration date , the community development director
is authorized to grant one extension , not to exceed six months . Any land : (a) being divided into ten or more parcels , lots or sites for the purpose of sale or gift , or ( b)
that has been divided under the short subdivision procedures within five years and is not eligible for
( ; rd . Now 2576 , 3 11 12- 21 2009 ) further short platting pursuant to CMC Se: otion '17 . 09 , 010 , shall conform to the procedures and
requirements of this chapter.
( Ord ,
'1463 f5 1 ( Eydi . A (}grid ", 2007 )
FOOTNOTE ( S ) : 17 . 11 . 020 Decision process .
plat approval shall be processed as Type III decision subject to the
Applications for preliminary p a T �
provisions of CMC Chapter 413 . 55 .
( 1 . .. ... ( tiri1 . 43w 1 ( Exh , A ( part) ) , 42001 )
Editor' s noise Ord . No . 2 . . .
I ; adopted December 21 , 2009 , a € vended Ch . 017 . 0? ! , if) its entirely , to
read as Iir< rr; lroi set owl: , Prior to inclusion of said or ( inarrmry . � h . 1 7 . 07 pertair€ ed to sirnilar sw)jec:t mattser. 17 . 11 . 030 Preliminary subdivision plat approval .
See also the Code (;oiwnparative Table and Disposition USL ( Back )
A . Preapplication .
1 . In accordance with CMC Chapler 13 . 55 the applicant must proceed with the formal
preapplication process prior to application submittal review .
2 . The applicant shall submit to the community development department the preapplication form
and copies of their proposal drawn to an engineer scale on paper , showing lot sizes ,
topography , and overall lot dimensions .
B . Application . In addition to those items listed in CMC 13 . 55 . 110 , the following items are required , in
quantities specified by community development department , for a complete application for
preliminary subdivision approval . Items may be waived if , in the judgment of the community
development director or designee , the items are not applicable to the particular proposal :
1 . Completed general application form as prescribed by the community development director , with
the applicable application fees ;
2 . A complete and signed SEPA checklist . The SEPA submittal should also include a legal
description of the parcel ( s ) from deed ( s ) ;
3 . Complete applications for other required land use approvals applicable to the proposal ,
Exhibit A (2014 ) Page 91 Exhibit A ( 2014) Page 92
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 11 SUBDIVISIONS * Chapter 17 . 11 SUBDIVISIONS *
4 . A vicinity map showing location of the site ; 12 . Complete and submit a transportation impact study to determine the adequacy of the
5 . A survey of existing significant trees as required under CMC Section 18 . 310080 transportation system to serve a proposed development and to mitigate impacts of the proposal
on the surrounding transportation systems and
6 . All existing conditions shall be delineated . Site and development plans shall provide the 13 . A narrative addressing ownership and maintenance of open spaces , stormwater facilities , public
following information : trails and critical areas , and the applicable approval criteria and standards of the Camas
a . A plat map meeting the standards identified in CMC Section 17 . 01 . 1: 50 Municipal Code . It should also address any proposed building conditions or restrictions .
b . Owners of adjacent land and the names of any adjacent subdivisions , C . Review Procedures .
Go Lines marking the boundaries of the existing lot( s ) ( any existing lot to be eliminated should 1 . Referral to Other Departments . Upon receipt of a complete preliminary plat application , the
be a dashed line and so noted ) , community development department shall transmit one copy of the preliminary plat to any
d . Names , locations , widths and dimensions of existing and proposed public street rights- of- department department or agency deemed necessary to review the proposal .
way and easements and private access easements , parks and other open spaces , 2 . The review process shall follow the guidelines of CMC Chapter %18 . 55 for a Type III application .
reservations and utilities , 3 . Public Notice and Public Hearing . The process for public notice , hearings , decisions and
e . Location of sidewalks , street lighting and street trees , appeals shall be as provided for Type III decisions as identified in CMC Chapter 18055
f. Location , footprint and setbacks of all existing structures on the site , D . Criteria for Preliminary Plat Approval . The hearings examiner decision on an application for
g . Lot area and dimensions for each lot , preliminary plat approval shall be based on the following criteria .
h . Location of proposed new property lines and numbering of each lot , 1 . The proposed subdivision is in conformance with the Camas comprehensive plan , parks and
open space comprehensive plan , neighborhood traffic management plan , and any other city
i . Location of the proposed building envelopes and sewer tanks , adopted plans ;
j . Location , dimension and purpose of existing and proposed easements . Provide recorded 2 . Provisions have been made for water, storm drainage , erosion control and sanitary sewage
documents that identify the nature and extent of existing easements , disposal for the subdivision that are consistent with current standards and plans as adopted in
k . Location of any proposed dedications ,
the Camas Design Standard Manual ;
I . Existing and proposed topography at two-foot contour intervals extending to five feet 3 . Provisions have been made for road , utilities , street lighting , street trees and other
improvements that are consistent with the six- year street plan , the Camas Design Standard
beyond project boundaries , Manual and other state adopted standards and plans ;
m . Location of any critical areas and critical area buffers to indicate compliance with all 4 . Provisions have been made for dedications , easements and reservations ;
applicable provisions of the critical areas legislation ,
n . Description , location and size of existing and proposed utilities , storm drainage facilities 5 . The design , shape and orientation of the proposed lots are appropriate to the proposed use ;
and roads to service the lots , 6 . The subdivision complies with the relevant requirements of the Camas land development and
o . Location of all existing fire hydrants within five hundred feet of the proposal ,
zoning codes , and all other relevant local regulations ;
7 . For properties with slopes of ten percent or greater a preliminary 7 . Appropriate provisions are made to address all impacts identified by the transportation impact
p p p p g p y grading plan will be required
with the development application that shows : study ;
a . Two-foot contours ,
8 . Appropriate provisions for maintenance of commonly owned private facilities have been made ;
b . The proposed lots and existing topography , 9 . Appropriate provisions , in accordance with RCW 58 . 17 . 110 , are made for :
c . The proposed lots with proposed topography , and a . The public health , safety , and general welfare and for such open spaces , drainage ways ,
streets , or roads , alleys or other public ways , transit stops , potable water supplies , sanitary
d . Total quantities of cut and fill ; wastes , parks and recreation , playgrounds , schools and school grounds and all other
relevant facts , including sidewalks and other planning features that assure safe conditions
8 . Preliminary stormwater plan and report ; at schools bus shelter/stops , and for students who walk to and from school , and
9 . For properties with development proposed on slopes of ten percent or greater a preliminary b . The public use and interest will be served by the platting of such subdivision and
geotechnical report will be consistent with CMC Chapter 16 . 59 dedication ;
10 . Clark County assessor' s maps which show the location of each property within three hundred 10 . The application and plans shall be consistent with the applicable regulations of the adopted
feet of the subdivision ; comprehensive plans , shoreline master plan , state and local environmental acts and ordinances
11 . Applicant shall furnish one set of mailing labels for all property owners as provided in CMC in accordance with RCW 36 . 7013 . 030 .
Section 18 . 65110 ( Ord . 2483 � 1 f Exh . A ( pert} ) ; 2007)
( Ord . Nig . 2812 , E� 1 '.Exh . A) , 2-7- 2011 )
Exhibit A (2014 ) Page 93 Exhibit A ( 2014) Page 94
Title 17 - LAND DEVELOPMENT* Title 17 . LAND DEVELOPMENT*
Chapter 17 . 11 SUBDIVISIONS * Chapter 17 . 11 SUBDIVISIONS *
17 , 11 , 040 Phasing D . For an application timely submitted pursuant to terms of CMC Section 17 . 11 . 040 , city council may ,
upon approval of the preliminary plat , extend the proposed timeline for phased development to seven
The subdivider may develop and record the subdivision in phases . Any phasing proposal shall be years maximum from date of preliminary approval to the final plat of the last phase .
submitted for review at preliminary plat . In addition to meeting criteria in CMC Chapter 18 . 23 , approval of E . Expired subdivisions , or expired phases of subdivisions must make a new land use application , and
the phasing plan shall be based upon making the following findings : shall not be permitted to amend or revise the expired preliminary plats .
A . The phasing plan includes all land contained within the approved preliminary plat , including
areas where off- site improvements are being made .
B . The sequence and timing of development is identified on a map .
C . Each phase shall consist of a contiguous group of lots that meets all pertinent development
standards on its own . The phase cannot rely on future phases for meeting any city codes with
the exception of storm drainage facilities . Storm drainage must be adequate for each phase ,
and the stormwater plan must adequately meet the needs of the entire development . Storm
drainage facility must be included in the first phase .
D . Each phase provides adequate circulation and utilities . Public works has determined that all
street and other public improvements , including but not limited to erosion control improvements ,
are assured . Deferment of some improvements may be allowed pursuant to CMC Chapter
17 . 21 .
E . Specific improvements necessary for the entire development may be required to be completed
with the first phase , regardless of phase design or completion schedule of future phases , e . g . ,
storm pond must tbe completed regardless of area where storm pond is located .
( 10rd . 2483 1� ( l~xh , ill part ) ) . 2007
17 . 11 . 050 Limitations on further subdivision .
Any land subdivided shall not be further divided for a period of five years after the final plat is
recorded . This provision applies to any lots , tracts , or parcels recorded as part of the plat .
( Ord , 2483 1 ( Exh, A ( part) ) , 2007 )
17 . 11 . 060 Expiration .
A . Except as provided by ( B ) of this subsection , a final plat meeting all requirements of this chapter
shall be submitted to the city for approval within seven years of the date of preliminary plat approval
if the date of preliminary plat approval is on or before December 31 , 2014 , and within five years of
the date of preliminary plat approval if the date of preliminary plat approval is on or after January 1 ,
2015 .
B . A final plat meeting all requirements of this chapter shall be submitted to the city for approval within
ten years of the date of preliminary plat approval if the project is not subject to requirements adopted
under chapter 90 . 58 RCW, and the date of preliminary plat approval is on or before December 31 ,
2007 .
C . Prior to the expiration date of preliminary plat approvals as defined by (A) of this subsection , the
Director may grant an extension of not more than two years , upon written request . The Director shall
consider economic conditions and such other circumstances as may warrant the extension . If the
Director denies a request for an extension , the developer may appeal that decision to -the City
Council by filing a written notice of appeal with the Director not later than thirty days after the date of
the decision .
Exhibit A ( 2014 ) Page 95 Exhibit A ( 2014) Page 96
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS 1 . Critical Areas . Land that contains a critical area or its buffer as defined in Title 16 of this code ,
or is subject to the flood hazard regulations , shall be platted to show the standards and
Sections :
requirements of the critical areas .
17 . 196010 Applicability . 2 . Vegetation . In addition to meeting the requirements of CMC Chapter 18 . 31 , Tree Regulations ,
every reasonable effort shall be made to preserve existing significant trees and vegetation , and
17 . 19 , 021.) I € r) rovements , supervision , ins r) ec.tions and pen-nits required . integrate them into the land use design .
17 ' 19 ` 030 Tract , block and ci lot standards ,
rci `' . 3 . Density transfers may be applicable if developer preserves critical areas . See Chapter 18 . 09 of
17 . 19 , 040 Infrastructure standards , this code .
B . Blocks . Blocks shall be wide enough to allow two tiers of lots , except where abutting a major street or
prevented by topographical conditions or size of the property , in which case the approval authority
may approve a single tier .
C . Compatibility with Existing Land Use and Plans .
17 . 19 . 010 Applicability .
1 . Buffer Between Uses . Where single-family residential lots are to be adjacent to multiple-family ,
The standards set forth within this chapter are minimum standards applicable to land development . commercial or industrial land use districts , and where natural separation does not exist ,
Based on the complexity or circumstances of the project or site conditions location ( e . g . , critical areas ) , adequate landscape buffer strips and/or solid fences for purposes of buffering sound , restricting
the decision maker may require a land development to be designed to exceed the minimum standards or access , pedestrian safety and privacy shall be provided .
impose conditions deemed in the public interest . 2 . Conformity with Existing Plans . The location of all streets shall conform to any adopted plans for
;.� € £1 . ; �18 1 tE.. �ch . f ( lf€ €'t1 ; . ;:404:1 :1' rcl . 2 €4 ;1 ?. ( l::: xt) . f4 { t� rart � } , 2r:li:�{� ) streets in the city . The proposed land use shall respond to and complement city ordinances ,
resolutions and comprehensive plans .
17 . 19 . 020 Improvements , supervision , inspections and permits required . 3 . Other City Regulations . All land use shall comply with all adopted city regulations . In the event
of a conflict , the more restrictive regulation shall apply .
A . Required Improvements , 4 . Accessory Structures . If land development would result in an accessory structure remaining
1 . Every developer shall be required to grade and pave streets and alleys , install curbs and
alone on a lot , the structure must be demolished before final plat approval .
gutters , sidewalks , monuments , sanitary and storm sewers , water mains , fire hydrants , street D . Lots . The lot size , width , shape and orientation shall conform to zoning provisions and the following :
lights and street name signs , underground transmission lines , provide and install centralized 1 . Each lot must have frontage and access onto a public street , except as may otherwise be
mail delivery boxes as determined by the U . S . Postal Service , together with all appurtenances provided e . approved private roads , access tracts
in accordance with specifications and standards in the Camas Design Standard Manual , the six- P g ' ' pP � '
year street plan , and other state and local adopted standards and plans as may be applicable . 2 . Side Lot Lines . The side lines of lots shall run at right angles to the street upon which the lots
2 . Other improvements installed at the option of the developer shall conform to city requirements , face as far as practical , or on curved streets they shall be radial to the curve ;
3 . Existing wells , septic tanks and septic drain fields shall be abandoned , in accordance with state 3 . Building Envelopes . No lot shall be created without a building envelope of a size and
and county guidelines regardless of lots or properties served by such utility unless otherwise
configuration suitable for the type of development anticipated :
approved by public works director . a . For single-family detached housing , a suitable size and configuration generally includes a
B . Supervision and Inspection . The city engineering department shall be responsible for the supervision building envelope capable of siting a forty-foot by forty-foot square dwelling within the
and inspection of all improvements required as a condition of a land use . All improvements shall be building envelope ,
certified in writing as completed in accordance with plans and specifications . b . Other factors in considering the suitability of the size and configuration of any residential lot
C . Permits . Prior to proceeding with any improvements , the applicant shall obtain those permits from include the presence of, or proximity to critical areas , adjoining uses or zones , egress and
the cit as are necessary . The applicant is also responsible for complyingwith all applicable permit ingress , and necessary cuts and fills ;
requirements of other federal , state and local agencies . 4 . Where property is zoned and planned for commercial or industrial use , in conformance to the
( C� rci . s1 / li) € ; € £1 . J4zs3 'l t; i::: Pi . A ( part' ) , 200 {fir€1 . F44 ; s rf ( l :: x �� . f�. { psrt;, j . E) C}#:� ) intent of the comprehensive plan , other lot dimensions and areas may be permitted at the
00
discretion of the approval authority ;
t' 0 41 . No , r:! 58 ,:f , �, il . ,:f- 1 - 2010 )
5 . Flag lots , access tracts , and private roads may be permitted only when the community
development director or designee finds the applicant meets the criteria listed hereinafter :
17 . 19 . 030 Tract, black and lot standards . a . The pole of a flag lot must be a minimum of twenty feet wide with a minimum of twelve feet
A . Environmental Considerations .
of pavement and shall serve no more than one lot ,
Exhibit A (2014 ) Page 97 Exhibit A (2014) Page 98
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT *
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS
b . The structure ( s) accessed by a flag lot , access tract , or private road will be required to 2 . The city council finds that the existing mature landscaping of trees , and shrubs provide oxygen ,
furnish a minimum of two off- street parking spaces per residential unit . Under no filter the air , contribute to soil conservation and control erosion , as well as provide the residents
circumstances will required parking be allowed along the flag pole lot , with aesthetic and historic benefits . For these reasons , the city encourages the retention of
c . Primary structures accessed by flag lots , access tracts , or private roads are required to existing trees that are not already protected as significant trees under the Camas Municipal
have automatic fire sprinklers , Code . Generally , the city may allow the tree requirements under subsection ( F) ( 1 ) of this
section to be reduced at the request of the developer , by a ratio of two new trees in favor of one
d . An approved address sign , in accordance with the Camas Municipal Code must be posted existing tree , provided such trees have been identified on approved construction plans .
for each residence where the flag lot leaves the public road or access tract , and 3 . Tree planting when required as a vegetative buffer , shall be of a species as approved by the
e . To protect the character of the immediate neighborhood , the city may impose special citye
conditions , where feasible , including access configuration and separation , setbacks , 4 . The tree planting shall be the responsibility of the land developer and shall be installed or
fencing and landscaping ; bonded for prior to final plat approval , or as specified in the land use decision .
6 . Double Frontage Lots . Residential lots which have street frontage along two opposite lot lines 5 . Landscaping shall conform to plant criteria in the Camas Design Standard Manual . Any planting
shall be avoided , except for lots which provide separation of a residential development from a of trees or shrubs within the right- of-way or vision clearance area must be shown on the
traffic arterial or collector , in which case additional lot depth of at least twenty feet will be construction drawings for approval .
provided to act as a buffer strip , or 10400t landscape tract with 10-foot additional lot depth , or a
combination of both to achieve 20400t additional depth between the lot and the traffic arterial ; 6 . Storm drainage facilities , pump stations and other visible facilities shall be setback a minimum
7 . Corner Lots . Corner lots may be required to be platted with additional width to allow for the of thirty feet from any street or accessory structure and be landscaped in accordance with
additional side yard requirements ; criteria in the Camas Design Standard Manual .
8 . Restricted Corner Lots . Corner lots restricted from access on side yard flanking street shall be G . Non - City Utility Easements . Easements for electric lines or other public utilities may be required .
treated as interior lots and conform to front , side and rear yard interior setbacks of CMC Easements for utilities shall be a minimum of six feet in width and centered on front or side lot lines .
Chapter 18 , 090 and H . Watercourse Easements . Where a development is traversed by a watercourse , drainageway ,
channel or stream , there shall be provided a stormwater easement or drainage right- of--way
9 . Redivision . In dividing tracts into large lots which at some future time are likely to be redivided , conforming substantially with the lines of such watercourse and such further width as will be
the location of lot lines and other details of the layout shall be such that redivision may readily adequate for the purpose . Streets parallel to major watercourses may be required .
take place without violating the requirements of these regulations and without interfering with
the orderly development of streets . Restriction of building locations in relationship to future I . Street Signs . The developer shall be responsible for the initial cost of any street name or number
street right-of-way shall be made a matter of record if the approval authority considers it signs , or street markings , including installation thereof, that public works finds necessary for the
necessary . development .
E . Tracts and Trails . J . Lighting . Street lighting shall conform to the Clark public utility standards and approved by the city .
1 . If land division is located in the area of an officially designated trail , in accordance with the parks The developer shall bear the cost of the design and installation of the lighting system .
and recreation comprehensive plan , provisions shall be made for reservation of the right- of-way K . All residential streets shall conform to the guidelines and standards of the city neighborhood traffic
or for easements to the city for trail purposes . A minimum fifteen -foot width shall be provided for management plan .
the proposed trail . _ , � ,
( Ord . 2483r 1 ( IWxh . A ( pay" 'lJ ) . 2c�s.�7 : () rd . 2443 � 2 ( Exi� . A ( part) ) , 200161
2 . Trails shall be shown as a separate layer on computer disk submitted with " as - builts " prior to
( Ord . No . 2x12 , I ( l rl� . A) , 2 7 _ ,,011 )
final acceptance .
3 . Trails , which are dedicated to the city and part of the regional trail system , shall be surveyed 17 . 19 . 040 Infrastructure standards .
and dedicated by the developer prior to final acceptance .
4 . Tracts and trails that are not dedicated to the city and are located within the subdivision , short Note : For the purposes of this title , the terms " street" and " road " are synonymous in meaning .
plat or planned development are the responsibility of the homeowners to maintain . Provisions
must be in writing informing the homeowners of the responsibility and outlining the maintenance A . Private Street : Private street (s) may be authorized when all of the following occur :
procedures in accordance with city standards . 1 . Allowing private streets in the area being developed will not adversely affect future circulation in
F . Landscaping . neighboring lots of property or conflict with an existing adopted street plan ;
1 . Each dwelling unit within a new development shall be landscaped with at least one tree in the 2 . Adequate and reasonable provisions are made for the ownership , maintenance , and repair of all
planting strip of the right- of-way , or similar location in the front yard of each dwelling unit with utilities and the proposed private streets ;
the exception of flag lots and lots accessed by tracts . Required trees shall be a minimum two- 3 . The proposed private streets can accommodate potential full (future ) development on the lots or
inch diameter at breast height ( dbh ) to create a uniform streetscape (dbh is four and one- half area being developed ;
feet above the ground as measured from upside of tree ) .
4 . Connect to no more than one public street , unless it is an alley ;
Exhibit A (2014 ) Page 99 Exhibit A ( 2014) Page 100
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS
5 . Conform to the Camas Design Standard Manual ; Table 17 . 19 . 040 - 1 Minimum Private Street Standards
_ . .
60 Alleys shall e privately owned and maintained , Private Road /Street Tract Pavement Sidewalk
7 . Homes constructed to access from private roads shall have automatic fire sprinklers installedWidth Width
VIII IIVIVVIV I I IIIIIII*IV 611VIV411114 ... 11.. ..AVIA . .. ....VIII �. .
�. ....
IF per NFPA 13D or 13R ; A; Acbess to four or less dwelling units 20 12 Sid41 1ewalk optional , no parking on
1 1
8 . Access requirements for recycle service , garbage service , and emergency vehicles are
both sidest 14
provided ; B . Access to five or more dwelling units 30 ' 20 ' Five foot detached sidewalk on one
less than or equal to 100in length3 side , with planter strip , no parking on
9 . Provisions for adequate parking enforcement are recorded within a private covenant to ensureboth sides .
emergency vehicle access . These provisions shall be noted on the final plat , e . g . Towing C . Access to five or more dwelling units 42 ' 28 ' Jk Five foot' detached sidewalk on one
service , greater than 100 ' and not over, 300 ` in side , with planter strip , no parking on
Be Streets , length3 one side :
- - - - - - -
D . Access to five or more dwelling units , ' 48 ' 28 ' Five foot detached sidewalks
1 . Half Width Improvement . Half width improvements , when determined appropriate by the City ; greater than 300 feet in length required on both sides of the street ,
Engineer, shall include utility easements , pedestrian pathway , storm water drainage , street : with planter strip . No parking on one
lighting and signage , environmental permits , provisions for mitigation improvements and
VIII ...
side
mitigation areas as necessary , bike lanes , and improvements to the centerline of the right- of- g
VIII... VIII...
E. Alley18 16 No parkin on both sides ; IF 11
way as necessary to provide the minimum structural street section per the Camas Design . : . : : . . . . . . . . . . . . . . . .
. :. >. . .. . . . . . . .
Standard Manual , F . Commercial/Industrial 40 ' 24 ' Five foot detached sidewalk on one
side , with planter strip , no parking
2 . Streets abutting the perimeter of a development shall be provided in accordance with CMC both sides .
17 . 1 9 . 040( 13 ) ( 1 ) above , and the Design Standard Manual . Additional paving may be required to
ensure safe and efficient roads to exist to serve the land development and provide bike lanes .
3 . The city engineer may approve a delay of frontage street improvements for development Table 17 . 19 . 040 -2 Minimum Public Street Standards
:. . ::. . . . ... . . ::. . . ... . . . .VIII. . :::. :...::.:. . . .::. . . . ::. :.:. . ,. ... «:. :.,..::. :::. ::::. ,:,:....:.VIII ::. :. . . :. .:. :.. ,. :. :. . .. . . .
proposals under any of the following conditions : - - , - - Ik " • - -
. ...,. .:. .. . . . . VIII .
IF
IF
S
Public Street Right-of- Pavement Width idewa
a . If the future grade or alignment of the adjacent public street is unknown and it is not Way
.....VIII
feasible to establish the grade m a reasonable period ; "
G . Street ( by approval of City 52 28 ' Five foot detached sidewalk on both
b . The immediate improvement of the street would result in a short , isolated segment of = Engineer) ' F . I. sides , with planter strip , no parking
on one side
improved street ; 11 .11 . . . . . . . . . . . ... .. . . . VIII . ..
H . Street (two lane) 60 ' 36 ' Five foot detached sidewalks
c . The frontage is part of an impending or eminent city street improvement project ; IF" : required on both sides of the street ,
d . Street improvements in the vicinity are unlikely to occur within six years . with planter strip . Bike lanes
required on collectors and arterials ,
4 . In the event the frontage improvement is delayed , the owner must provide an approved form or IF
1, _
no on street parking
financial surety m lieu of said improvements , _ . . . _ - _... _. . .. .. _. _. _
yI.
1 . Street (three lane) 74 ' 46 ` to include '12 ' Six foot detached sidewalks required
5 . Dedication of additional right- of-way may be required for a development when it is necessary to IF median Pri both sides of the street , with
meet the minimum street width standards or when lack of such dedication would cause or planter strip , bike lanes , no on-street'
contribute to an unsafe road or intersection . arkm
. . VIII :. . . . . . . . : . . . . . . . . p 9
VIII .
VIII
IF
6 . Extension . Proposed street systems shall extend existing streets at the same or greater width IF J . Street (five lane ) /Arterial : 100 ' 74 ' to include 14 ' : Six foot detached sidewalks required
median on both sides of the street , with
unless otherwise approved by the public works department and authorized by city council in
% p strip , bike lanes , no on -street
approval of the plat .
parking . ::. . -
FF
. .
a . Where appropriate , streets shall be extended to the boundaries of the plat to ensure Notes to tables above : All buildings abutting a street designed and constructed with
access to neighboring properties . The city' s goal is to have an integrated system of local less than 36 feet of pavement width shall have automatic fire sprinkler systems installed
streets whenever practical . Where platted streets touch , they shall connect and show that comply with NFPA 13D or 13R .
extension to adjoining streets . 2
Access to two lots or less may be designed and established as an easement
b . Grading of steep topography may be necessary to achieve this objective , rather than a tract . Garbage and recycling containers shall be placed at the public right.
70 Names . All street names , street numbers , and building numbers shall be assigned in of-way . If roadway is less than 150 feet in length , the minimum structural road section is
accordance with CMC 112 . 24 exempt .
8 . Right- of-way , tract and pavement widths for streets shall be based on Table 17 . 19 . 040- 1 and 3 Road /Street lengths are calculated to include the cumulative network .
Table 17 . 19 . 040- 2 .
Exhibit A (2014) Page 101 Exhibit A (2014) Page 102
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS
a . Shall be graded as necessary to conform to Camas Design Standard Manual .
9 . Intersections . Any intersection of streets that connect to a public street , whatever the b . Grades shall not exceed six percent on major and secondary arterials , ten percent on
classification , shall be at right angles as nearly as possible , shall not exceed fifteen ( 15) collector streets , or twelve percent on any other street . However , provided there are no
degrees , and not be offset insofar as practical . All right- of-way lines at intersections with arterial vehicular access points , grades may be allowed up to fifteen percent when :
streets shall have a corner radius of not less than twelve ( 12 ) feet . i . Exceeding the grades would facilitate a through street and connection with a larger
10 . Street Layout . Street layout shall provide for the most advantageous development of the land neighborhood ,
development , adjoining area , and the entire neighborhood . Evaluation of street layout shall take ii . The greater grade would minimize disturbance of critical slopes ,
into consideration potential circulation solutions for vehicle , bicycle and pedestrian traffic , and
where feasible , street segments shall be interconnected . iii . Automatic fire sprinklers are installed in all structures where the fire department
response to the structure requires travel on the grade ;
a . While it is important to minimize the impact to the topography from creating an integrated
road system , improved site development and circulation solutions shall not be sacrificed to iv . Tangents , horizontal curves , vertical curves , and right- of-way improvements conform
minimize the amount of cut and fill requirements of the proposal . to public works department standards ;
b . Where critical areas are impacted , the standards and procedures for rights- of--way in the v . Full width improvement is required as a condition of the land use approval in
critical areas overlay zone shall be followed . accordance with city standards ; and
c . When the proposed development' s average lot size is 7 , 400 square feet or less one vi . In flat areas allowance shall be made for finished street grades having a minimum
additional off- street parking space shall be required for every five units—notwithstanding slope of one- half percent .
the requirements of CMC Chapter 1 £x . 11 . These spaces are intended to be located within a c . Centerline radii of curves shall be not less than three hundred feet on primary arterials , two
common tract , hundred feet on secondary arterials , or seventy feet on other streets .
d . When , on the basis of topography , projected traffic usage or other relevant facts , it is d . Shall be of asphaltic concrete according to Camas Design Standard Manual .
unfeasible to comply with the foregoing right- of-way , tract and street width standards , the
e . Shall have concrete curbs and gutters . Curb return radii shall be no less than thirty-five feet
approval authority , upon recommendation from the city engineer may permit a deviation
from the standards of Table 17 . 19 . 040- 1 and Table 17 . 19 . 040- 2 . on arterial and collector streets , and no less than twenty-five feet on all other streets .
Larger radii may be required at the direction of the city engineer.
e . The city engineer or designee may determine a wider width is necessary due to site
circumstances , including but not limited to topography , traffic volume , street patterns , on- f. Shall have storm drains in accordance with the Camas Design Standard Manual .
street parking , lot patterns , land use and bike and transit facilities that justify an increase in 13 . Sidewalks shall be constructed as specified in Camas Design Standard Manual . See Table
width . 17 . 19 . 040- 1 and Table 17 . 19 . 040-2 for dimensions .
f. When existing streets adjacent to or within land to be developed , are of inadequate width , a . Prior to final acceptance of any land development , the developer shall install sidewalks ,
additional right- of-way shall be provided at the time of land development . when required under Table 17 . 19 . 040- 1 and Table 17 . 19 . 040- 2 , adjacent to or within all
11 . Access Management . public or common areas or tracts , and at all curb returns . Sidewalks along individual lots
may be deferred at the discretion of the city engineer until occupancy of the primary
a . Access to all marginal access streets shall be restricted so as to minimize congestion and structure . Further , any trail or trails , including but not limited to the T-5 and T- 1 trails ,
interference with the traffic carrying capacity of such street , and to provide separation of identified in the most recent Camas Parks and Open Space Plan shall be constructed prior
through and local traffic . The restrictions imposed shall be in accordance with the Camas to final acceptance ;
Design Standard Manual .
b . All sidewalk areas shall be brought to sub grade by the developer at the time of improving
b . The city engineer may grant exceptions to the access restriction policies and standards streets .
when no other feasible access alternative exists .
14 . Cul-de- sacs . A cul- de- sac greater than four hundred feet from the centerline-to- centerline
c . In addition to restricting access , where a residential development abuts or contains an intersections shall require special considerations to assure that garbage , recycle , and
existing or proposed marginal street , the city may also require reverse frontage lots with emergency vehicles have adequate access . Buildings on all lots located more than four hundred
suitable depth , appropriate fencing with landscaping or masonry walls contained in a non- feet from the centerline-to- centerline intersections shall have automatic fire sprinklers .
access reservation with a minimum ten-foot width along the real property line , or such
other treatment as may be necessary for adequate protection of residential properties and 15 . Turn- grounds . Adequate provisions for turn arounds shall be provided and shall be designed
for the separation of through and local traffic . and installed in a manner acceptable to the city engineer , or in accordance with the Camas
Design Standard Manual , if applicable .
12 . Street Design . When interior to a development , publicly owned streets shall be designed and
installed to full width improvement as a means of insuring the public health , safety , and general C . Utilities .
welfare in accordance with the city comprehensive plans . Full width improvements shall include 1 . Generally . All utilities designed to serve the development shall be placed underground and , if
utility easements , sidewalks , bike lanes as necessary , and control of storm water runoff, street located within a critical area , shall be designed to meet the standards of the critical areas
lighting , and signage , as provided below. ordinance .
Exhibit A (2014 ) Page 103 Exhibit A (2014) Page 104
Title 17 - LAND DEVELOPMENT* Title 17 - LAND DEVELOPMENT*
Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS Chapter 17 . 19 DESIGN AND IMPROVEMENT STANDARDS
a . Those utilities to be located beneath paved surfaces shall be installed , including all service c . Capacity , grade and materials shall be as provided by the city engineer . Design of
connections , as approved by the public works department ; such installation shall be drainage within the development shall take into account the capacity and grade necessary
completed and approved prior to application of any surface materials . to maintain unrestricted flow from areas draining through the development and to allow
b . Easements may be required for the maintenance and operation of utilities as specified by extension of the system to serve such areas .
the public works department . d . All stormwater generated by projects shall be treated , detained , and disposed of in
2 . Sanitary sewers shall be provided to each lot at no cost to the city and designed in accordance accordance with the applicable standards set forth in CMC 14 . 02 . Any deviations from the
with city standards . aforementioned standards shall be submitted in writing to the director of public works for
his review and approval .
a . Detached units shall have their own sewer service and STEP or ST.EF or conventional e . All lots shall provide drainage for stormwater runoff from roof and footing drains to an
gravity system as required ,
approved drainage system . Rear yard low point area drains and/or storm drain lateral stubs
b . Duplex units may have up to two sewer services at the discretion of the engineering and connected to an approved drainage system shall be provided to each lot as necessary to
public works departments , prevent stormwater runoff impacts to adjoining parcels as determined by the city .
c . Multifamily units shall have one sewer lateral per building . 4 . Water System .
d . Commercial or industrial units shall have privately owned and maintained sewer systems a . Each lot within a proposed development shall be served by a water distribution system
acceptable to the city . designed and installed in accordance with city design standards . Locations of fire hydrants
e . Capacity , and flow rates shall be in accordance with city standards and the International Fire Code .
p y , grade and materials shall be as required by the city engineer . Design shall take The distance between fire hydrants , as indicated in the fire code , is allowed to be doubled
into account the capacity and grade to allow for desirable extension beyond the when automatic fire sprinklers are installed throughout the development .
development . The city will not require the developer to pay the extra . cost of required
oversize sewer mains or excessive depth of mains necessary to provide for extension b . Each unit of a duplex shall have its own water service ,
beyond the development . c . Multifamily units shall have one service for each building .
f. If sewer facilities mandated by this section will , without additional sewer construction , d . Landscaping in open space tracts must have a service for an irrigation meter. The owner of
directly serve property outside the development , equitable distribution of the costs thereof the tract is responsible for payment for all fees associated with the installation of the meter
shall be made as follows : and the water usage .
i . If the property outside the development is in a stage of development wherein the ( Ord . 2491 § 1 ( Exh . fit) 2UU { ; Ord , 2483 � 1 ( Exh . A ( pai,t} ) , 2007 : Orde 2450 3 1 ; 20063 , �a1#d4 2443
installation of sewer facilities may occur , then the city may require construction as an 2 ( Exh A ( pafl % 2006)
assessment project , with appropriate arrangements to be established with the
developer to insure financing their proportional share of the construction . ( () rd . Now 2545 , 3 II ; 5 .., s,20U9 ; OrdNo , 2582 , § 111 ; 2 -1 *#2010 ; Ord _ No . )'421612t � I ( Exia . Aj ; 2 **7%* 2011 j
ii . In the event the sewer facility installation is not constructed as an assessment project ,
then the city shall reimburse the developer an amount estimated to be equal to the
proportionate share of the cost for each connection made to the sewer facilities by
property owners outside of the development , limited to a period of fifteen years from
the time of installation . At the time of the approval of the plat , the city shall establish
the actual amount of reimbursement , considering current construction costs .
g . Developments that require a sanitary sewer pumping station that will be conveyed to the
city for future operation and maintenance shall be shown on a separate tract , and be
dedicated to the city at the time the plat is recorded .
3 . Storm Drainage . The storm drainage collection system shall meet the requirements of the city' s
officially adopted storm water standards .
a . Storm drainage facilities shall be placed on their own tract or within an open space tract
and are to be maintained by the homeowners within the development in accordance with
city standards . Alternatively , the city may allow on a case by case basis , a development to
connect to an off-site storm drainage facility provided such facility will be adequately sized
and appropriate agreements are in place for maintenance of said facility . Provisions must
be in writing informing the homeowners of the responsibility and outlining the maintenance
procedures in accordance with adopted city standards .
b . Drainage facilities shall be provided within the development . When available and required
by the public works department , drainage facilities shall connect to storm sewers outside of
the development .
Exhibit A ( 2014) Page 105 Exhibit A ( 2014) Page 106
Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS *
Title 18 ZONING *
Chapter' 18 . 03 DEFINITIONS *
chapters :
C) apter 18 . 01 - GI::: NEFRAL PROVISIONS Sections :
Chapter ` 8 . 0.3 - DI`J 1NFI* IONSr.
Chapter 18 * 05 - ZONING MAI' AND DISTRICT S 1860380 / 0 Purpose .
Chapter 18 . 0. 7 - USE:: AU11-40RIZA'T ION 18 , () ;3 , C} 2C) Interpretation of terms .
Chapter 18 . 09 - DENSITY AND} C) IMI::. NSIONS
Chapter 18 . 11 - PARKING 18 . 03 , 1)3 (} Definitions for fund uses ,
Chapter 18 . 13 - LAW.) SCAPING. 18 . 03 . 040 Definitions for development terms .
Chapter 18415 - SIGNS
Chapter 18 . 17 - SUPPLEMENTAL DEVELOPMENT* S4-CANDARDS 118 , 03 , 050 Environmental definitions .
Chapter 18 . 18 to, SITE PLAN RENEW
Chapter 18 . 19 - DESIGN REVIEW*
Chapter 18 . 20 - NOR -1. 10.1 DWYER CREEK RESIDEN -I- IAL OVERLAY AND PLANNED INDUS1- RIAL
DEVELOPMENT OVERLAYS
Chapter *18 . 2 -1 - LIGI-,I1* 1NDUS .I. RIAL; BUSINESS PARK
Chapter 18 . 22 wow, MIXED USE PLANNED DEVELOPMEN I" S ( tv XPD ) 1 $ . 03 ' 010 Purpose .
Chapter 18 , 23 - PLANNED RESIDEN -lowIAL DEVELOPMENIw* ( PRD )
Chapter 1 f3 . 24 - MIXED USE The purpose of the definitions chapter is to carry out the intent of the city' s development regulations .
Chapter 18 25 MIRE jO S ES The terms defined in this chapter are the minimum necessary to resolve questions of interpretation .
Chapter 18 . 25 _. FLEXIBLE DEVELOPMENT Terms not defined shall hold their common and generally accepted meaning , unless specifically defined
Chapter *113 . 27 -- ACCESSORY D�JIJELLING UNITS otherwise in this code .
Chapter 18 . 29 - MANUFACTURED HOME PARKS
Chapter 118 . 31 - SENSITIVE AREAS AND OPEN SPACE*
Chapter 18 . 32 - PARK ZONING
Chapter 18 . 35 TELECOMMUNICATION ORDINANCE 7 $ . 03 . 020 Interpretation of terms .
Chapter 18 . 37 - BUSINESS PARK
Chapter 18 . 39 -- HOME OCCUPATIONS A . Terms in this title that are not defined in this chapter hold their common and accepted meaning .
Chapter 18 , 41 NONCONFORMING LOTS , STRUCTURES AND USES Be The following terms shall be interpreted as follows :
Chapter '1 Ci . 43 -- CONDITIONAL USE I' ERMIT5
Chapter 18 . 45 woo VARIANCES 1 . Words used in the present tense include the future ;
Chapter 18 . 47 .. TEMPORARY USE PERMITS
CI-� ap# er- 1f3 , 41=) - UNCLASSIFIED USE PERMITS 2 . The plural includes the singular and vice-versa ;
Chapter 18 . 51 -- COJIPREHENSIVE PLAN AMENDMENTS 3 . The words "will " and " shall" are mandatory ;
Chapter 18 . 55 . ADIOINISTRATION AND PROCEDURE S '" 4 . The word " may" indicates that discretion is allowed ;
Chapter 18 . 88 60 RESERVEf.:}
5 . The word " used " includes designed , intended , or arranged to be used ;
6 . The masculine gender includes the feminine and vice- versa ;
7 . The word " person " may be taken for persons ,
8 . The word " building " includes a portion of a building or a portion of the lot on which it stands ;
9 . Distances shall be measured horizontally unless otherwise specified ;
10 . The word "occupied " includes designed or intended to be used .
( Ord , 22515 {, 1 ( E Kiwi . A (pari ) ) : 2008)
18 . 03 , 030 Definitions for land uses .
For the purposes of this title , the following definitions shall apply :
"Adult Entertainment Facility" see CMC Chapter 5 . 36 Sexually Oriented Business ,
Exhibit A (2014 ) Page 107 Exhibit A (2014) Page 108
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
"Adult family home " means a residential home in which a person or persons provide personal care , " Bus station " means an establishment for the storage , dispatching , repair and maintenance of
special care , room , and board to more than one , but not more than six adults who are not related by coaches and vehicles of a transit system .
blood or marriage to the person or persons providing the services . Adult family homes are a permitted Child Care . See " Day care . "
use in all areas zoned for residential use .
Animal Kennel . See " Kennel . " " Church " means a permanently located building commonly used for religious worship , fully enclosed
with walls and roof . A memorial chapel is similar to a church , with the exception that no funeral home
"Antique shop " means an establishment engaged in the sale of collectibles , relics or objects of an activities , such as embalming or casket display are permitted .
earlier period than the present .
" Clinic" means a building or portion of a building containing offices and facilities for providing
"Appliance sales and incidental service " means an establishment engaged in the sale and repair of medical , dental and psychiatric services for outpatients only .
household or office tools or devices operated by gas or electric current . Such tools or devices may
" Community center" means a facility owned and operated b a
include stoves , fans , refrigerators , etc . Y Y p y public agency or nonprofit
corporation ; provided , that the principal use of the facility is for public assistance , recreation , community
"Assisted living " means any group residential program that provides personal care and support improvement , or public assembly .
services to people who need help with daily living activities as a result of physical or cognitive disability . Convenience Store . See " Grocery , neighborhood . "
Assisted living communities usually offer help with bathing , dressing , meals and housekeeping . The
amount of help provided depends on individual needs , however, full-time (twenty-four hours a day) care is "Convention center" means an establishment developed primarily as a meeting facility ; including
not needed . Assisted living communities go by a variety of names : adult homes , personal care homes , facilities for recreation and related activities provided for convention participants , excluding overnight
retirement residences , etc . lodging .
"Automobile repair garage" means a building designed and used for the storage , care , repair , or " Day care center" means a state licensed entity regularly providing care for thirteen or more children
refinishing of motor vehicles , including both minor and major mechanical overhauling , paint , and body for periods of less than twenty-four hours . A day care center is not located in a private family residence
work . unless the portion of the residence to which the children have access is used exclusively for the children
"Automobile sales , new or used " means an establishment that provides for the sale of motorized during the hours the center is open or is separate from the usual quarters of the family .
" Family home day care " means an entity regularly providing care during
vehicles as its primary use . Day Care , Family Home .
" part of the twenty-four hour day to six or fewer children in the family abode of the person (s ) under whose
Automobile service station means any premises used primarily for supplying motor fuel , oil , minor direction the children are placed ; or, a state licensed entity regularly providing care during part of the
servicing , excluding body and fender repair, and for sale of accessories as a secondary service for twenty-four hour day to between six and twelve children in the family abode of the person ( s ) under whose
automobiles at retail direct to the customer , direction the children are placed .
"Automobile wrecking " means the dismantling or wrecking of used motor vehicles or trailers , or the Day Care , Mini- Center. " Mini- center day care " means a state licensed entity providing care during
storage , sale or dumping of dismantled , partially dismantled , obsolete or wrecked vehicles or their parts part of the twenty-four hour day period for twelve or fewer children in a facility other than the family abode
when screened from view from a public roadway and , adjoining properties . of the person or persons under whose direct care the children are placed , or for the care of seven through
Bakery ( Retail ) . " Retail bakery" means an establishment where the majority of retail sale is of twelve children in the family abode of such person or persons ,
products such as breads , cakes , pies , pastries , etc . , which are baked or produced and for sale to the " Delicatessen ( deli ) " means retail food stores selling ready-to-eat food products such as cooked
general public . meats , prepared salads or other specialty food items . This definition includes seafood , health food and
Bakery (Wholesale) . "Wholesale bakery" means an establishment where breads , cakes , pies , other specialty foods ,
pastries , etc . are baked or produced primarily for wholesale rather than retail sale . " Drugstore " means an establishment engaged in the retail sale of
prescription drugs ,
Bar. See "Tavern . " nonprescription medicines , cosmetics and related supplies .
" Bed and breakfast inn " means a dwelling or portion thereof, where short-term lodging rooms and " Electric vehicle battery charging station " and " rapid charging stations" means an electric component
meals are provided . The operator of the inn shall live on the premises or in adjacent premises . A bed and assembly , or cluster of component assemblies designed specifically to charge batteries within electric
breakfast which includes six or more guest rooms shall be classified and defined as a hotel . vehicles , which meet or exceed any standards , codes , and regulations set forth by RCW Chapter 19 . 28 .
" Boat sales , and repair" means a business primarily engaged in sales and repair of new and used " Electric vehicle infrastructure" means structures , machinery , and equipment to support electric
motorboats , sailboats , and other watercraft . Also includes businesses primarily engaged in the sale of vehicles such as a battery exchange station or facility , and which may be subject to site plan permits ,
supplies for boating . " Event center" means a building or property used by groups for celebratory events ( e . g . weddings ,
" Book , stationery and art supply store" means an establishment engaged in the retail sale of books parties , reunions , etc . ) , meetings and other events . Occupancy must be less than two hundred persons
and magazines , stationery , record and tapes , video and art supplies , including uses . otherwise it shall be regulated as a convention center . Events may occur outdoors . Typically food service
Brew pub . See " specialty goods production . " and alcohol are associated with this use .
" Building and hardware and garden supply store" means an establishment engaged in selling lumber " Fitness center/sports club " means an establishment engaged in operating physical fitness facilities ,
and other building materials such as paint , glass , wallpaper , tools , seeds and fertilizer , sports and recreation clubs .
" Florist shop " means establishments engaged in the retail sale of flowers and plants .
Exhibit A ( 2014 ) Page 109 Exhibit A (2014) Page 110
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Food delivery business " means a business in which food is primarily prepared and sold from a kitchens , and /or other auxiliary facilities and services . This definition is interchangeable with " motel " ,
vehicle rather than a site specific building . Restaurants or fast food restaurants with a fixed authorized " hostel " , and " inn " .
location are not included in this definition . Junkyard . See "Wrecking yard . "
" Funeral home" means a building where services and /or ceremonies are held in conjunction with " Kennel commercial/boarding " means any premises or building in which four or more dogs or cats at
human burial or cremation . Crematories may be an accessory use to a funeral home . least four months of age kept commercially for board , propagation or sale .
" Furniture store " means establishments engaged in the retail sale of household furniture and Laundry/drycleaning ( industrial ) : " Industrial laundry/drycleanin " means a business supplying bulk
furnishings for the home . laundry services , such as linen and uniform services on a rental
or contract basis . May also include
" Gas/fuel station " means establishments engaged primarily in the sale of automobile gasoline or cleaning used carpets and upholstery .
other auto fuel to the general public . Laundry/dry cleaning ( retail ) : " Retail laundry/dry cleaning " means a business providing drop- off and
" Gas/fuel station with mini market" means establishments engaged in the sale of gasoline or other pick- up services of laundry and dry cleaning (except coin- operated ) ; and providing specialty cleaning
auto fuel together with a minor incidental building in which incidental items including snack foods and services for specific types of garments and other textile items ( except carpets and upholstery) , such as
beverages are sold . fur , leather , or suede garments ; wedding gowns ; hats ; draperies ; and pillows .
" Golf course" means a recreational facility , under public or private ownership , designed and Laundry , self- service : " Self- service laundry" means a business providing coin- operated machines for
developed for uses including , but not limited to a golf course , driving range , putt- putt golf, and other home type washing , drying , and /or ironing to be performed primarily by customers ,
auxiliary facilities such as a pro shop , caddy shack building , restaurant, meeting rooms , and storage " Meeting facility" means a primary or secondary use in which a room or series of rooms are available
facilities , for businesses purposes on an hourly or daily rate .
Grocery , Large Scale . " Large scale grocery" means a retail business enclosed within a structure " Mini- storage facility" means a building consisting of individual , small , self- contained units that are
greater than thirty thousand square feet with the majority of sales relating to food for the consumption off- leased or owned for the storage of business and household goods or contractor' s supplies . May also
premises . include an accessory residential use , which will not exceed nine hundred square feet of floor area or forty
Grocery , Neighborhood . " Neighborhood grocery" means a retail business enclosed within a structure percent of the primary building size , whichever is lesser . This singular, accessory dwelling is intended
less than six thousand square feet with the majority of sales relating to food and associated items . Limited solely as living quarters for security staff or for the manager , and shall not be leased to non - employees of
outdoor storage may be permitted ; provided it complies with screening requirements . Where outdoor the facility ,
storage occurs , the use shall be defined as a small scale grocery . " Newspaper printing plant" means a building housing a business to include the writing , layout ,
Grocery , Small Scale . " Small scale grocery" means a retail business enclosed within a structure editing , and publishing of a newspaper.
between six thousand square feet and thirty thousand square feet with the majority of sales relating to Nursery , Plant . " Plant nursery " means an enterprise , establishment , or portion thereof that conducts
food for the consumption off- premises . the retailing or wholesaling of plants grown on the site , as well as accessory items ( but not farm
Hardware Store . See " Building , hardware and garden supply store . " implements ) . The accessory items normally sold include items such as clay pots , potting soil , fertilizers ,
" Hazardous waste " means all dangerous and extremely hazardous , as defined in RCW 70 . 105 . 010 ,
insecticides , hanging baskets , rakes and shovels .
except for moderate- risk waste . " Nursing , rest or convalescent home" means an establishment which provides full -time care for three
" Hazardous waste storage" means the holding of dangerous waste for a temporary period , as or more chronically ill or infirm persons . Such care shall not include surgical , obstetrical or acute illness
regulated by state dangerous waste regulations , Chapter 173- 303 , Washington Administrative Code . services .
" Hazardous waste treatment" means the physical , chemical or biological processing of dangerous " Office supply store" means stores selling office products such as stationery , legal forms , writing
waste to make waste nondangerous or less dangerous , safer for transport , amenable for energy or implements , typewriters , computers , copiers , office furniture , and the like .
material resource recovery , amenable for storage , or reduced in volume . " Pawnshop" means establishments who lend money on goods deposited until redeemed .
Hazardous Waste Treatment and Storage Facility , Off- site . " Off- site hazardous waste treatment and " Pet shop " means establishments engaged in the retail sale of pets ; pet food , supplies and the
storage facility" means treatment and storage facilities of hazardous wastes generated on properties grooming of pets and other small animals .
other than those on which the off-site facility is located . Pharmacy . See " Drug store . "
Hazardous Waste Treatment and Storage Facility , On -site . " On - site hazardous waste treatment and " Photographic" and " electronic stores" mean establishments engaged in the retail sale of camera
storage facility" means treatment and storage of hazardous wastes generated on - site . and photographic supplies and a variety of household electronic equipment .
" Home occupation " See CMC Chapter '18 . 39 Home Occupations . " Print shop " means a retail establishment that provides duplicating services using photocopy ,
" Hospital " means an establishment that provides sleeping and eating facilities to persons receiving blueprint , and offset printing equipment , including collating of booklets and reports ,
medical , obstetrical or surgical care and nursing service on a continuous basis . " Professional offices " means an office containing activities such as those offered by a physician ,
" Hotel " means a building or buildings in which short- term lodging is provided for a fee for up to thirty surgeon , dentist , lawyer , architect , engineer , accountant , artist or teacher , real estate or insurance sales .
consecutive nights . The facility may provide such things as restaurants , meeting rooms , self- service " Public agency" means any agency office for the administration of any governmental activity or
program .
Exhibit A ( 2014) Page 111 Exhibit A ( 2014) Page 112
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Recreational vehicle ( RV) park " means any lot of land upon which two or more recreational vehicle " Use" means an activity or a purpose for which land or a structure is designed , arranged or intended ,
sites are located , established , or maintained for occupancy by recreational vehicles of the general public or for which it is occupied or maintained .
as temporary living quarters for recreation or vacation purposes . "Veterinarian clinic" means a facility established to provide examination , diagnostic , and health
" Recycling center" means a building in which used material is separated and processed prior to maintenance services for medical and services for medical and surgical treatment of companion animals
shipment to others who will use those materials to manufacture new products . on an outpatient basis . A veterinarian clinic operates during regular business hours and discharges all
" Recycling collection point" means a collection point for recoverable resources , such as newspapers , patients prior to closing time ,
glassware , and metal cans , with processing of items occurring off- site . See Figure 18 . 03- 1 . "Veterinarian hospital " means a facility established to provide examination , diagnostic and health
maintenance services for medical and surgical treatment of companion animals and equipped to provide
housing and nursing care for them during illness or convalescence .
v
_ j "Video rental store " means an establishment engaged primarily in the business of rentingvideo
of P14 - RON
cassettes , DVD ' s and games .
r Warehouse , Bulk Retail . " Bulk retail warehouse" means a building primarily used for the storage and
X retail sale of large quantities of goods and materials .
VV
Warehouse , Wholesale and Distribution . "Wholesale and distribution warehouse" means a use
Figure 18. 034 Recycling Collection Point engaged in storage , wholesale , and distribution of manufactured products , supplies , and equipment , but
excluding bulk storage of materials that are inflammable or explosive or that create hazardous or
" Recycling plant" means a facility that is not a junkyard and in which recoverable resources , such as commonly recognized offensive conditions .
newspapers , glass , metal cans and other products are reprocessed and treated to return such products to ( Ord , 2515 1 ( E h , A (part T} ) , 2008)
a condition in which they may again be used for production .
( O € d4 No . 26%12 . 1 ( ExhI A) , 2.. 7 .. 201tl ; C) rd . No2654 , � � I , 11v * 16 .120121
" Residential care facility" means a facility , licensed by the state of Washington , that cares for at least
five but not more than fifteen people with functional disabilities , and that has not been licensed as an $ , 03 . 040 Definitions for development terms .
adult family home pursuant to RCW 70 . 128 . 175 .
" Restaurant" means an establishment that serves food and beverages primarily to persons seated As used in this title :
within the building . This includes cafes , coffee shops , tearooms , and outdoor cafes .
"Abutting " means adjoining .
Restaurant , Fast Food . " Fast food restaurant" means an establishment that offers quick food service , Access Easement . See " Street . "
which is accomplished through a limited menu of items already prepared and held for service , or
prepared , fried , or grilled quickly , or heated in a device such as a microwave oven . Orders are not Access Panhandle . See " Flag lot . "
generally taken at the customer' s table , and food is generally served in disposable wrapping of
containers . The establishment may also offer drive- up or drive-through service . "Accessory structure or accessory use " means a structure or use incidental and subordinate to the
" Roadside produce stand " means an establishment engaged in the retail sale of local fresh fruits and principal use or structure and located on the same lot or tract .
vegetables and having permanent or semi- permanent structures associated with such use . "Alley" means a narrow street primarily for vehicular service access to the rear or side of properties
" Second- hand /consignment store" means an establishment engaged in the retail sale of used otherwise abutting on another street .
clothing , sports equipment , appliances and other merchandise . "Annexation " means the legal process in which a parcel or contiguous group of parcels in an
" Social gathering hall " means a building used primarily by community groups and organizations for unincorporated area become part of the city taking the action of incorporation .
meetings , celebrations , bingo and other events . "Apartment house " means a building containing three or more dwelling units on a lot or parcel .
Specialty goods production : Small scale businesses that manufacture artisan goods or specialty
foods . Small manufacturing production aims at direct sales rather than the wholesale market . This use Arterial . See " Street . "
may include public viewing , tasting area for consumption on site , restaurant or cafe , and other customer
service space . This use category includes the following : Microbreweries (a . k . a . Brew pub) , "Assessment project" means the assessment may be a local improvement district ( LID) or equitable
microdistilleries , and wineries ; fruit and vegetable preserving and specialty foods ; and artisan leather , reimbursement method .
glass , cutlery , hand tools , wood , paper , ceramic , textile and yarn products .
" Basement" means any area of the building having its floor subgrade ( below ground level ) on all
" Stock broker, brokerage firm " means a qualified and regulated professional or company that sides .
oversees financial assets , buys and sells (trades) shares or stocks , and other securities through market
makers on behalf of investors . " Binding site plan " means a drawing to scale which : ( 1 ) identifies and shows the areas and locations
of all streets , roads , improvements , utilities , open spaces , and any other matters specified by local
"Tavern " means an establishment primarily serving alcoholic beverages for consumption on- site . regulations ; (2 ) contains inscriptions or attachments setting forth limitations and conditions for the use of
Secondary activities may include dining , music , bottling , and sale of bottled beverages prepared on - site , the land ; and ( 3 ) contains provisions making any development be in conformity with the site plan .
Exhibit A (2014 ) Page 113 Exhibit A (2014) Page 114
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Boundary line adjustment" means an adjustment of boundary lines between platted or unplatted lots " Building line" means a line on a plat indicating the limit beyond which primary buildings or structures
or both , which does not create any additional lot , tract , parcel , site or division , may not be erected .
" Breakaway wall " means a wall that is not part of the structural support of the building and is " City" means the City of Camas .
intended through its design and construction to collapse under specific lateral loading forces , without Collector . See " Street . "
causing damage 'to the elevated portion of the building or supporting foundation system .
Breezeway means a structure for the principal purpose of connecting the main building or buildings " Commission " means the planning commission of the City of Camas .
on a property with other main buildings or accessory buildings . " Comprehensive plan " means the comprehensive plan for the City of Camas , comprising plans ,
" Building " means any structure used or intended for supporting or sheltering any use or occupancy . maps or reports , or any combination thereof relating to the future economic and physical growth and
development of the city .
" Building envelope " means a delineated area identifying where a primary building may be " Contractor" means the person /firm hired by the applicant to perform work .
established . See Figure 18 . 03- 3 .
" Council " means the council of the City of Camas .
" Court" means a space open and unobstructed to the sky , located at or above grade level on a lot
,✓ and bounded on three or more sides by walls of a building .
" Critical facility" means a facility for which even a slight chance of flooding might be too great , Critical
ar
facilities include ( but are not limited to) schools , nursing homes , hospitals , police , fire and emergency
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response response installations , and installations which produce , use , or store hazardous materials or hazardous
x, . waste .
'I Cul- de- sac . See " Street . "
" Dedication " means the deliberate appropriation of land by an owner for any general and public uses ,
reserving to the owner no other rights than such as are compatible with the full exercise and enjoyment of
Figure 18 . 03 -3 Building Envelopes the public uses to which the property has been devoted .
" Density transfer" means a transfer of dwelling units located on a site identified as sensitive lands or
" Building height" means the vertical distance above a reference datum measured to the highest point open space to the developable portion of land on the site . ( Refer to Section 18 . 09 . 060 Density Transfers )
of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest
gable of a pitched or hipped roof. The reference datum shall be selected by either of the following , " Developed acreage " means the total acreage of a land use development exclusive of open space
and critical areas . Developed acreage includes infrastructure , storm drainage facilities and lots and
whichever yields a greater building height : ( a ) the elevation of the highest adjoining sidewalk or ground
surface within a five-foot horizontal distance or the exterior wall of the building when such sidewalk or access easements . " Developer" means the applicant for the proposed land use or development proposal .
ground surface is not more than ten feet above the lowest grade ; ( b ) an elevation ten feet higher than the " Development" within the area of special flood hazard means any manmade change to improved or
lowest grade when the sidewalk or ground surface described in subsection (a ) of this definition is more unimproved real estate , including but not limited to buildings or other structures , mining , dredging , filling ,
than ten feet above the lowest grade . The height of a stepped or terraced building is the maximum height grading , paving , excavation , or drilling operations , or storage of equipment or materials located within the
of segment of the building . See Figure 18 . 034 . area of special flood hazard . .
" Director" means community development director or designee .
" Driveway" means the required traveled path to or through a parking lot for three or more vehicles . A
1 x . "driveway" also refers to the vehicular access for single-family dwelling .
'—"' Ai , " Dwelling unit" means an independent living unit within a dwelling structure designed and intended
? for occupancy by not more than one family and having its own housekeeping and kitchen facilities . Hotel ,
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motel , and bed and breakfast that are primarily for transient tenancy are not considered dwelling units .
Dwelling Unit , Accessory . "Accessory dwelling unit" means an additional , smaller , subordinate
dwelling unit on a lot or attached to an existing or new house . Refer to Chapter 18 . 27 Accessory Dwelling
xg Dwelling , Condominium . " Condominium dwelling " means two or more units where the interior space
} y a = of which are individually owned ; but the balance of the property ( both land and /or building ) is owned in
common by the collective owners of the building .
Dwelling , Duplex or Two- Family . " Duplex or two-family dwelling " means a structure containing two
Figure 18. 034 Building Height dwelling units on one lot .
Exhibit A (2014) Page 115 Exhibit A (2014) Page 116
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
M " Floor area" means the area included within the surrounding exterior walls of a building or portion
thereof, exclusive of vent shafts and courts . The floor area of a building , or portion thereof, not provided
_a t : al
a�a with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor
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- f above .
" Grade (adjacent ground elevation ) " means the lowest point of elevation of the finished surface of the
ground paving or sidewalk within the area between the building and the property line or , when the
Y a a .' hI I a a at . property line is more than five feet from the building , between the building and a line five feet from the
.} i. , ,. :: :Y Yf 5} } v a. v a• •w ne a. a +w nr- » . f, •-
building ,
Dwelling , Single- Family . " Single-family dwelling " means a detached building containing one dwelling " Gross area " means the total usable area including accessory and common space dedication to such
unit . things as streets , easements and uses out of character with the principal use but within a unit of area
Dwelling , Single- Family Attached ( Row House) . " Single-family attached dwelling " means a single being measured ,
household dwelling attached to another single household dwelling by a common vertical wall , and each " Guest house" means an accessory, detached dwelling without kitchen facilities , designed for and
dwelling is owned individually and located on a separate lot . These are more commonly referred to as used to house transient visitors or guests of the occupants of the main building without compensation .
townhouses or rowhouses .
Half Street . See " Street . "
" Easement" means a grant of the right to use land for specific purposes .
" Hammerhead " means a term used to describe a particular style of turnaround for emergency
" Elevated building " means for insurance purposes , a non -basement building that has its lowest vehicles designed in accordance with guidelines in the Camas Design Standard Manual .
elevated floor raised above ground level by foundation walls , shear walls , post , piers , pilings , or columns .
" Hearings examiner" conducts quasi-judicial public hearings for land development applications and
" Erosion control bond " insures the satisfactory installation , maintenance , and operation of erosion renders decisions based on regulations and policies as provided in Camas Municipal Code and other
control measures within an approved development . The developer/owner is the principle and the city is ordinances . See CMC Chapter 2 . 15 Hearing Examiner System ,
the obligee . The bond shall remain in full force and effect until released by the city .
Height of Building . See " Building height . "
" Established grade" means the curb line grade established by the city .
Facility, Essential Public . " Essential public facility" means and includes those facilities that are " Home , designated manufactured " means a manufactured home which :
typically difficult to site , such as airports , state education facilities and state or regional transportation ( a ) is comprised of at least two fully enclosed parallel sections each not less than twelve ( 12 ) feet
facilities , state and local correctional facilities including substance abuse facilities , mental health facilities , wide by thirty- six feet long ;
and group homes . ( b) was originally constructed with and now has composition or wood shake or shingle , coated
Facility , Public . " Public facility" means streets , roads , highways , sidewalks , street and road lighting metal , or similar roof, or not less than 3 : 12 pitch ;
systems , traffic signals , domestic water systems , water towers , storm and sanitary sewer systems , parks ( c) has exterior siding similar in appearance to siding materials commonly used on conventional
and recreation facilities , and schools that are open to the general public and owned by or in trust for a site- built IBC single-family residences ; and
government entity .
" Family" means an individual , or two or more persons related by blood or marriage , or two persons ( d ) is placed upon a permanent foundation .
with functional disabilities as defined in this chapter , or a group of not more than five unrelated persons " Home , Manufactured " means a single-family residence constructed after June 15 , 1976 , in
( excluding servants ) , living together in the same dwelling unit . accordance with the U . S . Department of Housing and Urban Development ( HUD ) requirements for
" Fence" means a structure , other than a building , designed , constructed and intended to serve as a manufactured housing , and bearing the appropriate insignia indicating such compliance .
barrier or as a means of enclosing a yard or other structure ; or to serve as a boundary feature separating " Home , Mobile" means a single-family residence transportable in one or more sections that are eight
two or more properties . Landscaping plantings do not fall within this definition . feet or more in width and thirty-two feet or more in length , built on a permanent chassis , designed to be
used as a permanent dwelling and constructed before June 15 , 1976 . Such home shall be installed in
Fence , Sight- Obstructing . " Sight- obstructing fence " means a fence so arranged as to obstruct vision , accordance with applicable WAC rules and regulations .
" Final acceptance" means city council approval of the complete public improvements and " Home , Modular" means a structure constructed in a factory in accordance with the International
acceptance of the warranty for the public improvements . The end of the warranty period signifies the city Building Code and bearing the appropriate insignia indicating such compliance . This definition includes
responsibility for maintenance and repair of any public improvements . " prefabricated , " " panelized , " and "factory built" units . Such home shall be installed in accordance with
" Final plat" means the final drawing of the subdivision or short subdivision and dedication , prepared applicable WAC rules and regulations .
for filing for record with the county auditor and containing all elements and requirements set forth in this " Homeowner' s association " means an incorporated , nonprofit organization operating under recorded
chapter and in state law . land agreements through which : ( a ) each lot owner is is a member ; and ( b) each lot is
" Flag lot" means a lot that does not have full frontage on a public street and the " pole " of the flag lot automatically subject to a charge for a proportionate share of the expenses for the organization ' s
is less than half the width of the average lot width . Flag poles shall be a minimum of twenty feet wide , activities , such as maintaining a common property ,
provide a minimum of twelve feet wide pavement and extend no longer than three hundred feet . " IBC" means the International Building Code as adopted by city council .
" IFC " means the International Fire Code as adopted by the city council .
Exhibit A (2014) Page 117 Exhibit A ( 2014) Page 118
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Infrastructure acreage " means the total area of public improvements including any utility or private Figure 18 . 03 - 7 Lot Configuration
road outside of the lot area , street right- of-way , and storm drainage facilities .
" IRC " means the International Residential Code as adopted by the city council .
" Land development" means any project subject to review under 'l* itle 16 , 1 .7 or 18 . ` .. . s .. ... ..`. .. `
" Lot" means a fractional part of divided lands having fixed boundaries , being of sufficient area and >;
dimension to meet minimum zoning requirements for width and area . The term shall include parcels .
" Lot area " means the total square footage of a lot .
" Lot coverage " means the portion of a lot that is occupied by the principal and accessory buildings , i
including all projections except eaves , expressed as a percentage of the total lot area .
" Lot depth " means the horizontal distance from the midpoint of the front lot line to the midpoint of the
rear lot line .
" Lot line " means the property line bounding a lot . ftWdrTmt+
Lot Line , Front . " Front lot line" means , in the case of an interior lot , the lot line separating the lot from �r. raac� + irs
a street other than an alley , and in the case of a corner lot , the shortest lot line separating the lot from a
street other than an alley . See Figure 18 . 03- 8 .
Figure 18 . 03 - 8 ( 1 of 2 )
Lot Line , Rear . " Rear lot line " means a lot line which is opposite and most distant from the front lot
line . In the case of a triangular or irregular shaped lot a line ten feet in length within the lot parallel to and
at the maximum distance from the front lot line . See Figures 18 . 03- 6 and 18 . 03- 8 .
+ i
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Figure 18 . 03 -8 Yard and Lot Lines (2 of 2 )
Figure 18 . 03 -6 Rear Lot Line in the Case of a Triangular Lot
Lot , Interior . " Interior lot" means a lot other than a corner lot . See Figure 18 . 03-7 .
Lot Line , Side . " Side lot line " means any lot line not a front or rear lot line . See Figure 18 . 03- 8 . Lot , Through . "Through lot" means a lot having frontage on two parallel or approximately parallel
" Lot width " means the horizontal distance between the side lot lines at the front of the building streets . See Figure 18 . 03-7 .
envelope . " Lowest floor" means the lowest floor of the lowest enclosed area ( including basement) . An
Lot , Corner . " Corner lot" means a lot abutting on two intersecting streets other than an alley provided unfinished or flood - resistant enclosure , usable solely for parking of vehicles , building access or storage , in
that the streets do not intersect at an angle greater than one hundred thirty-five degrees . See Figure an area other than a basement area , is not considered a building ' s lowest floor ; provided , that such
18 . 03-7 , enclosure is not built so as to render the structure in violation of the applicable non- elevation design
requirements found in CMC Chapter •16 . 57 .
t " Manufactured home park " means any property meeting the minimum standards established in CMC
t > t Chapter 18 . 29 " Manufactured home parks , " which would be divided into individual spaces for sale , lease
k or rent for the accommodation of occupied manufactured /mobile homes .
v t Marginal Access Street : See " Street . "
Minor Street . See " Street . "
" Nonconforming building or use " See CMC Chapter 18 . 41 Nonconforming Uses .
r
Exhibit A (2014) Page 119 Exhibit A (2014) Page 120
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Owner" means the persons/organization who hold legal right to the property . The owner may also " Rowhouse " . See " Dwelling , Single- Family Attached . "
serve as applicant , developer and contractor .
" Sensitive Areas and Open Space " . For related definitions see CMC Section 1 €3 . 4)3 . 4: 50
" Pawnshop " means establishments who lend money on goods deposited until redeemed . Environmental definitions .
" Pedestrian way" means a right- of-way for pedestrian traffic connecting two streets other than at an " Setback . " See " Yard "
intersection . 01
" Shorelines . " For related definitions see CMC Section 18 . 88 . 030 Definitions in Chapter 18 . 88
" People with functional disabilities " means a person who , because of a recognized chronic physical Shoreline Management .
or mental condition or disease , is functionally disabled to the extent of : " Short plat" means a map or representation of a short subdivision .
1 . Needing care , supervision or monitoring to perform activities of daily or instrumental activities of
daily living ; of subdivision " means the division of land into nine or fewer lots , sites or divisions for the
purpose of sale or lease .
2 . Needing supports to ameliorate or compensate for the effects of the functional disability so as to " Sidewalk " means a pedestrian walkway with permanent surfacing to city standards .
lead as independent a life as possible ;
3 . Having a physical or mental impairment which substantially limits one or more of such person ' s " Sidewalk area" means the portion of a street right- of-way between proposed curb line and adjacent
major life activities ; or lot line .
4 . Having a record of having such an impairment , but such term does not include current , illegal " Signs " . For related definitions see Chapter 18 , 15 Signs .
use of or active addiction to a controlled substance . " Start of construction " means and includes substantial improvement , and means the date the
" Performance bond " means a pledge , guarantee or bond , usually to back the performance of an building permit was issued , provided that the actual start of construction , repair, reconstruction ,
individual or company . The bond guarantees the contractor' s performance . A performance bond is placement , or other improvement was within one hundred eighty days of the permit date . The actual start
generally used to ensure that a particular obligation will be completed at a certain date or that a contract means either the first placement of permanent construction of a structure on a site , such as the pouring of
will be performed as stated . It has no end date , but terminates upon successful completion of obligation . slab or footings , the installation of piles , the construction of columns , or any work beyond the state of
excavation , of the placement of a manufactured home on a foundation . Permanent construction does not
" Person " means an individual , firm , partnership , corporation , company , association , syndicate or any include land preparation , such as clearing , grading , and filling ; nor does it include the installation of
legal entity , including any trustee , receiver , assignee or other similar representative thereof, streets and/or walkways ; nor does it include excavation for a basement , footings , piers or foundation , or
" Phase " means a group of lots , tracts or parcels within well identified and fixed boundaries . The term the erection of temporary forms ; nor does it include the installation on the property of accessory buildings ,
shall include blocks . Phases shall be consecutively numbered . such as garages or sheds not occupied as dwelling units or not part of the main structure . For a
substantial improvement , the actual start of construction means the first alteration of any wall , ceiling ,
" Planned residential development" ( PRD ) see CMC Chapter 18 . 23 Planned Residential floor , or other structural part of a building , whether or not that alteration affects the external dimensions of
Development . the building .
" Planning commission " means the planning commission of the City of Camas . " Story" means the space between two successive floors in a building . The top floor shall be the
" Planning control area " means an area in a state of incomplete development within which special space between the floor surface and the underside of the roof framing . A basement shall be counted as a
control is to be exercised over land partitioning . story if over fifty percent of its ceiling is over six feet above the average finished grade of the adjoining
ground surface .
" Plat" means a map or representation of a subdivision , showing thereon the division for a tract or " Story , First" . " First story" means the lowest story in a building which qualifies as a story , as defined
parcel of land into lots , blocks , streets and alleys , or other divisions and dedications , in this chapter , except that a floor level in a building having only one floor level shall be classified as a first
" Preliminary plat" means a neat and approximate drawing of a proposed subdivision showing the story , provided such floor level is not more than eight feet below grade , as defined in this chapter, at any
general layout of streets and alleys , lots , blocks , tracts and other elements of a land division consistent point .
with the requirements of this chapter . The preliminary plat shall be the basis of the approval or " Story , Half ' . " Half- story" means a space under a roof which has the line of intersection of roof
disapproval of the general layout of the land division . decking and exterior wall face not more than four feet above the top floor level . A half- story containing
" Punch list" means a term used by the engineering department to designate items still to be one or more dwellings shall be counted as a full story .
completed per conditions of approval and city standards for the land use to reach final acceptance phase " Street" means the entire width between the boundary of property or lot lines , for the purpose of
of the approval process . vehicular and pedestrian traffic . See Table 17 . 19- 1 .
" Recreational vehicle " means a vehicle which is : a ) built on a single chassis ; b ) four hundred square 1 . "Access easement" refers to "private road . "
feet or less when measured at the largest horizontal projection ; c ) designed to be self- propelled or
permanently towable by a light duty truck ; and d ) designed primarily not for use as a permanent dwelling 2 . "Alley" means a narrow street primarily for vehicular service access to the back or side of
but as temporary living quarters for recreational , camping , travel , or seasonal use . properties otherwise abutting on another street .
" Right- of--way" (commonly referred to as ROW) means the area between boundary lines of a street 3 . "Arterial " means a street of considerable continuity that is primarily a traffic artery for
or other easement . intercommunication among large areas . There are usually three to five lanes of traffic .
" Roadway" means the portion of a street right- of-way developed for vehicular traffic .
Exhibit A (2014 ) Page 121 Exhibit A ( 2014) Page 122
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
4 . " Collector" means a street supplementary to the arterial street system and a means of 2 ) Any alteration of a structure listed on the National Register of Historic Places or a State
intercommunication between this system and smaller areas ; used to some extent for through Inventory of Historic Places .
traffic and to some extent for access to abutting properties . There are usually two to three lanes " Supported living arrangement" means a living unit owned or rented by one or more persons with
of traffic . functional disabilities who receive assistance with activities of daily living , instrumental activities of daily
5 . " Cul-de- sac ( dead - end street) " means a short street having one end open to traffic and being living , and /or medical care from an individual or agency licensed and/or reimbursed by a public agency to
terminated by a vehicle turnaround . See Design Standards Manual for required right- of-way , provide such assistance .
pavement , curb and gutters . "Telecommunications . " For related definitions see Section 18 . :35 . 030 Definitions in Chapter 18 . 35
6 . " Driveway" see " Private road . " Telecommunications Ordinance .
7 . " Half street" means a portion of the width of a street usually along the edge of a subdivision "Tract" means an area dedicated to such things as streets , easements and uses out of character
where the remaining portion of the street could be provided in another subdivision . with the principal use , but within a unit of area being measured . Tracts may include critical areas , storm
ponds , and forestlands , parkland and other open space . Tracts shall not be considered lots for the
8 . " Marginal access street" means those streets whose primary function is the circulation of
through traffic and shall include all major and secondary arterials and all collector streets purpose of determining short plat or subdivision status . Tracts shall not be considered buildable lots of
record .
identified in the city comprehensive plan .
intended ies . so "Turn- grounds " are any location identified by the city engineering manager as necessary to be
9 . " Minor street" means a street exclusively for access to abutting propertAl
referred to as a neighborhood street . This type of street has only two lanes of traffic . improved for emergency and other vehicles to turn around .
10 . " Private road " means a strip of land that provides access to a lot , tract or parcel . This road is UBC . See IBC or IRC .
privately maintained but is designed and installed per Table 17 . 19- 1 and with approval of the Utility Facilities , Minor . " Minor utility facilities" means those facilities which have a local impact on
engineering manager . surrounding properties and are necessary to provide essential services such as :
" Structural alteration " means any change to the supporting members of a building including 1 . Substations ( transmission and distribution ) ;
foundations , bearing walls or partitions , columns , beams or gliders , or any structural change in the roof.
2 . Pump stations ;
" Structure " means that which is built or constructed . An edifice or building of any kind or any piece of 3 . Outfalls ;
work artificially built up or composed of parts joined together in some definite manner .
" Subdivision " means a division or redivision of land into ten or more lots , tracts , sites or divisions for 4 . Water towers and reservoirs ;
the purpose of sales , lease or transfer of ownership . 5 . Public wells ;
" Subdivision improvement bond " means a guarantee that improvements to an approved residential 6 . Cable television receiver and transmission facilities , excluding wireless communications
development will be completed in accordance with city standards , and code as stated in conditions of facilities as defined in CMC Section 18 . 35 . 031:1 Definitions ;
approval . The owner is the principle and the city is the obligee . There is no expiration date on this type of 7 . Catch basins , retention ponds , etc . ,
bond but it terminates upon acceptance of improvements by the city . The bond is issued in the amount
equal to one hundred five percent of the cost of all public improvements and any improvements required 8 . Water treatment facilities ,
as part of the conditions of approval per CMC Section 17 . 21 . 050 Bonds and other financial agreements . "Vision clearance area " means a triangular area on a lot at the intersection of two streets , or a street
" Substantial damage " means damage of any origin sustained by a structure whereby the cost of and an alley , or a street and a railroad , two sides of which are lot lines measured from their corner
restoring the structure to its before damaged condition would equal or exceed fifty percent of the market intersection for a distance specified in the code . The third side of the triangle is a line across the corner of
value of the structure before the damage occurred . the lot adjoining the ends of the other two sides . Where the lot lines at intersections have rounded
" Substantial improvement" for the purposes of CMC '16 . 57 Frequently Flooded Areas , substantial corners , the lot lines will be extended in a straight line to a point of intersection . See Section 18 . 17 . 030
improvement means any repair , reconstruction , or improvement of a structure , the cost of which equals or Vision clearance areas , along with Figures 18 . 17- 030- 1 and 18 . 17 - 030- 2 .
exceeds fifty percent of the market value of the structure either: "Warranty bond " means and is referred to as a function and maintenance bond , it is generally used
1 ) Before the improvement or repair is started ; or to insure the satisfactory operation to public improvements within an approved development . The
developer is the principal and the city is the obligee . The warranty bond has a beginning and ending date
2 ) If the structure has been damaged and is being restored , before the damage occurred . For the in amount specified per CMC Section 17 . 21 . 040( B ) ( 1 ) . At the end of the warranty period , the city will
purposes of this definition
of improvement" is considered to occur when the first assume responsibility for the maintenance and repair of the public improvement ,
alteration of any wall , ceiling , floor , or other structural part of the building commences , whether "Wireless . " For related definitions see Chapter 18 . 35 Telecommunication Ordinance .
or not that alteration affects the external dimensions of the structure .
The term can exclude : " Yard " means an open space , other than a court or accessory structure , unobstructed from the
ground to the sky , except where specifically provided by this code , on the lot on which a building is
1 ) Any project for improvement of a structure to correct pre- cited existing violations of state or local situated . See Figure 18 . 03- 8 .
health , sanitary , or safety code specifications which have been previously identified by the local
code enforcement official and which are the minimum necessary to assure safe living
conditions , or
Exhibit A (2014) Page 123 Exhibit A (2014) Page 124
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
" Yard , Front" . " Front yard " means an open space between the side lot lines and measured " Environmentally sensitive area ( s) " or " sensitive lands" means areas within the city that are
horizontally , from the front lot line at right angles to the front lot line , to the nearest point of the building , characterized by , or support unique , fragile or valuable natural resources , or that are subject to natural
See Figures 18 . 03- 8 and 18 . 03-6 . hazards . Sensitive areas include wetlands and wetland buffers , streams and watercourses , steep slopes ,
" Yard , Rear" . " Rear yard " means an open space between side lot lines and measured horizontally, at and areas with potentially unstable soils , as those areas are defined and identified pursuant to this title
right angles from the rear lot line , to the nearest point of the main building . See Figures 18 . 03- 8 and and Title 16 .
18 . 03- 6 . " Flood " or "flooding " means a general and temporary condition of partial or complete inundation of
" Yard , Side " . " Side yard " means an open space between a building and the side lot line measured normally dry land areas from :
horizontally , at right angles from the side lot line , to the nearest point of the main building . See Figure 1 ) The overflow of inland or tidal waters ; and /or
1 $ . 03-8 . 2 ) The unusual and rapid accumulation of runoff of surface waters from any source .
( 0r4d . 2515 1 ( E xh . A ( partj ) . ;:fE76.li )
" Flood Insurance Rate Map ( FIRM ) " means the official map on which the Federal Insurance
( Ord . No . 2612I ( 1::: xh , A) , :1. - /0 _ 2011 ; Ord . No . 2648 , � 11 5 21 - x:'. 012 ) Administration has delineated both the areas of special flood hazards and the risk premium zones
applicable to the community .
18 . 03 . 050 Environmental definitions . " Flood Insurance Study ( FIS) " means the official report provided by the Federal Insurance
Administration that includes flood profiles , the Flood Insurance Rate Maps , and the water surface
In addition to the definitions found in Title 16 , the following definitions shall also apply to this title : elevation of the base flood .
"Adverse environmental impact" means an impact caused by vegetation removal which creates a " Floodway" means the channel of a river or other watercourse and the adjacent land areas that must
risk of landslide or erosion , or which alters or damages wetlands , wetland buffers , wildlife habitat , be reserved in order to discharge the base flood without cumulatively increasing the water surface
streams , or watercourses . elevation more than one foot .
"Area of special flood hazard " means the land in the flood plain within a community subject to a one " Hillsides " means geological features of the landscape having slopes of fifteen percent or greater. To
percent or greater chance of flooding in any given year . Designation on maps always includes the letter differentiate between levels of hillside protection and the application of development standards , the city
A , categorizes hillsides into four groups : hillsides of at least fifteen percent but less than forty percent ,
hillsides with unstable slopes ; hillsides of forty percent slope and greater ; hillsides which are ravine
" Base flood " the flood having a one- percent chance of being equaled or exceeded in any given year sidewalls or bluffs .
( also referred to as the "one hundred -year flood ") . Designated on Flood Insurance Rate Maps by the letter
A , " Mitigation " means the use of any combination of, or all of the following actions :
" Best available information" means , in the absence of official flood insurance rate map data , 1 . Avoid impacts to environmentally sensitive areas by not taking a certain action , or parts of an
communities can use data from other federal , state , or other sources ; provided this data has either been action ;
generated using technically defensible methods or is based on reasonable historical analysis and 2 . Minimize impacts by limiting the degree or magnitude of the action and its implementation , by
experience . Flood data from existing flood events may be used where flood events are considered more using appropriate technology , or by taking affirmative steps to avoid or reduce impacts ;
accurate indicators of past base flood conditions . Any variance from adopted flood insurance rate maps
must be of a more restrictive nature . 3 . Rectifying the impact by repairing , rehabilitating , or restoring the affected environmentally
i
" Buffer" means either : ( 1 ) an area adjacent to hillsides which provides the margin of safety through sensitive area ;
protection of slope stability , attenuation of surface water flows , and landslide , seismic , and erosion 4 . Reducing or eliminating the impact over time by reservation and maintenance operations during
hazards reasonably , necessary to minimize risk to the public from loss of life , well- being , or property the life of the development proposal ;
damage resulting from natural disasters ; or (2) an area adjacent to a stream or wetland which is an 5 . Compensating for the impact by replacing or enhancing environmentally sensitive areas , or
integral part of the stream or wetland ecosystem , providing shade , input of organic debris and coarse providing substitute resources ,
sediments ; room for variation in stream or wetland boundaries ; habitat for wildlife , impeding the volume
and rate of runoff; reducing the amount of sediment , nutrients , and toxic materials entering the stream or " Open space " means land set aside and maintained in a natural state , providing air , light , and habitat
wetland ; and protection from harmful intrusion to protect the public from losses suffered when the for wildlife , and/or containing significant trees and vegetation . Open space may contain environmentally
functions and values of stream and wetland resources are degraded . sensitive lands , which include but are not limited to steep slopes and areas with unstable soils , wetlands ,
and streams and watercourses . Open space may also provide for active and passive recreation use .
" dbh " (diameter at breast height) means a tree ' s diameter measured four and one- half (4 . 5) feet
above the ground measured from the uphill side . There are two general categories of open space , which are as follows :
" Natural open space" means land devoted to protecting environmentally sensitive lands as
" Drainage facility" means the system of collecting and storing surface and stormwater runoff. 1 . defined in this title and CMC Title 16 . Natural open space generally has no developed areas ,
Drainage facilities shall include but not be limited to all surface and stormwater runoff conveyance and with the exception of trails as identified in the comprehensive parks , recreation , open space
containment facilities including streams , pipelines , channels , ditches , wetlands , closed depressions , plan , or by a condition of development approval ,
infiltration facilities , retention/detention facilities , and other drainage structures and appurtenances , both
natural and man - made . 2 . " Recreational open space " means land set aside for recreational opportunities , which may
contain trails , sports fields , playgrounds , swimming pools , tennis courts , and picnic areas .
Exhibit A (2014 ) Page 125 Exhibit A ( 2014) Page 126
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 03 DEFINITIONS * Chapter 18 . 03 DEFINITIONS *
Recreational open space is generally limited in size and intensity , proportionate to the "Wetlands " means areas that are inundated or saturated by surface water or groundwater at a
development , and is intended for the enjoyment of the residents of the development . frequency and duration sufficient to support , and that under normal circumstances do support , a
" Open space connectors " means tracts of land with typically no sensitive lands that connect parcels prevalence of vegetation typically adapted for life in saturated soil conditions . Wetlands generally include
of land to form the open space network , swamps , marshes , bogs and similar areas . Wetlands do not include those artificial wetlands intentionally
created from non -wetland sites , including but not limited to , irrigation and drainage ditches , grass - lined
" Open space network " means a network of open space composed of mostly wooded areas , steep swales , canals , detention facilities , wastewater treatment facilities , farm ponds , and landscape amenities .
slopes , ravines , streams and waterways , as areas identified in the comprehensive parks , recreation , and However , wetlands include those artificial wetlands intentionally created to mitigate conversions of
open space plan . wetlands .
" Protective mechanism " means a method of providing permanent protection to open space , and shall "Wildlife habitat" means areas that provide food , protective cover , nesting , breeding , or movement
include conservation easements , dedication to the city , conveyance to a public or private land trust , for threatened , endangered , sensitive , monitor , or priority species of wildlife , or other wildlife species of
conveyance to a homeowner' s association , restrictive covenants , or any combination of such special concern . "Wildlife habitat" shall also mean areas that are the location of threatened , endangered ,
mechanisms . sensitive , monitor , or priority species of plants , or other plant species of special concern .
" Ravine sidewall " means a steep slope which abuts and rises from the valley floor of a stream , and ( Ord . 2 515 � 1 ( Exh, A ( part) ) , 2008)
which was created by the wearing action of the stream . Ravine sidewalls contain slopes predominantly in z �jr �1 i,J > ;:f �3 `€ A� , 2 -7 - 2 ( 1 `€ ; {=? r41 PE3 �:' �i4t' I 5~ 21 - 1 {:� 1 ? 1
excess of forty percent , although portions may be less than forty percent . The toe of a ravine sidewall is
the stream valley floor . The top of a ravine sidewall is typically a distinct line where the slope abruptly
levels out . Where there is no distinct break in slope , the top is where the slope diminishes to less than
fifteen percent . Minor natural or man - made breaks in the slope of ravine sidewalls shall not be considered
as the top . Benches with slopes less than fifteen percent , and containing developable areas , shall be
considered as the top .
Sensitive Areas . See " Environmentally sensitive areas . "
" Sensitive area ( s ) map (s ) " means those maps adopted , and/or incorporated by reference , by the city
to identify the general location of environmentally sensitive or valuable areas . In case of questions as to
map boundaries or mapping errors , the presence or absence of a sensitive area shall be determined in
the field by a qualified professional , experienced in a discipline appropriate to evaluation of the
appropriate feature , and shall determine the applicability of this chapter .
" Significant trees " means evergreen trees eight inches dbh , and deciduous trees , other than red
alder or cottonwood , twelve inches dbh .
" Steep slopes " or " area with potential unstable soils " means any land potentially subject to
landslides , severe erosion , or seismic activity (earthquake faults) . Steep slopes are generally
characterized by slopes of fifteen percent or greater , impermeable subsurface material ( sometimes
interbedded with permeable subsurface material ) , and /or springs or seeping groundwater during the wet
season . Seismic areas are those lying along or adjacent to identified earthquakes faults .
" Stream " or "watercourse " means those areas where surface waters produce a defined channel or
bed . The channel or bed need not contain water year- round . This definition does not include irrigation
ditches , canals , storm or surface water conveyance devices , or other entirely artificial watercourses .
Streams are further categorized as Class 1 through 5 in accordance with the classifications used by WAC
222- 16- 030 .
"Water dependent" means a use or portion of a use that cannot exist in a location which is not
adjacent to the water , and which is dependent on the water by reason of the intrinsic nature of it
operations . Examples include , but are not limited to : aquaculture , marinas , or float plane facilities .
"Wetland bond " insures the satisfactory installation , maintenance , and monitoring of wetland creation
or enhancement as may be required as part of the SEPA or wetland mitigation plans . The bond has a
beginning and ending date , and shall be in the amount as specified in CMC Section *17 . 21 . 050 ( B ) ( 3) .
"Wetland buffer" means a naturally vegetated and undisturbed , enhanced or revegetated area
surrounding wetland that is part of a wetland ecosystem and protect a wetland from adverse impacts to its
function , integrity , and value . Wetland buffers serve to moderate runoff volume and flow rates ; reduce
sediment , chemical nutrient and toxic pollutants ; provide shading to maintain desirable water
temperatures ; provide habitat for wildlife ; and protect wetland resources from human activities .
Exhibit A ( 2014) Page 127 Exhibit A (2014) Page 128
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 05 ZONING MAP AND DISTRICTS Chapter 18 . 05 ZONING MAP AND DISTRICTS
Chapter 18 . 05 ZONING MAP AND DISTRICTS 18 . 05 . 020 Districts designated .
Sections . For the purposes of the Code , the city is divided into zoning districts designated as follows :
184050010 Zoninn rnws a (iministr'ation . District Symbol Comprehensive Plan Designation
l18 , 05020 Districts desk Residential 20 , 000 R;20 Sin Iefamttt . Low
Residential 15 000 R 15 Single -family Low
t . C ;, . [ 3t { �.rrrdaE'y deteE'rrair� atii�rt . Residential 12 , 000
. . R 12 . . . . . : : . . . . . Ingle family Medium .
_ . .
. . . . . _ : . . . . . :. . . . . . . . . .
18 . 05 , 040 Residential and rriultifarrrlly zones , Residential 10 , 000 R- 10 Single-family Medium
18 . 05 . 050 Commercial and industrial zones . Residential 7 , 500 . . f� . 7: 5 . . . . : . . . . din ftmil ' . . IUIediUh7
Residential 6 , OOD R- 6 Single -family High
18 05 . 060 Overlay zonesispecial planning areas .
Residential 5 , 000 t �5 . . . . . . . . . . . Sin le farriil . . Hi h . . . . . . : . :: : . : . . : .
18 . 05 . 1.370 Park zonlr1g .
Multifamily- 10 MF - 10 Multifamily Low
Multifamil - 18 MF= 18
Multifamily- 24 MF - 24 Multifamily High
L 11
Neighborhood Commercial omrnerc1
NC
Community Commercial CC Commercial
18 . 05 . 010 Zoning maps administration , Regional Commercial
RC ; . . . Gomrriercil '
Mixed Use MX Commercial
A . This title shall consist of the text titled the " City of Camas Zoning Code , " and that certain map or
Downtown Commercial DC : . . . ± mr�lert1
books of maps identified by the approving signatures of the mayor and the city clerk , and marked
and designated as 'The Zoning Map of the City of Camas , " which map or book of maps shall be Light Industrial LI Industrial
placed on file in the offices of the city clerk , county auditor , and other city departments . This title , and Heavy Industrial . H. I : : :'. . . . . : . . . Industrial . . _ .
. _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
each and all of its terms and map details , is to be interpreted in light of the context of the book of Business Park BP Industrial
L1 ndustrial� 8u
ht : Isrtiess Park
maps in relationship to the comprehensive plan . In any conflict between the maps and the text of this Light Industrial / Business Park I : : LIlO.p. g
code the text shall prevail . Neighborhood Park NP Park
B . Amendments . Amendments may be proposed by city council on its own motion , or may be proposed Special Use Park SU. Park . . :
by the planning commission on its own motion , or such an amendment may be proposed by an Open space / greens ace OS Open space / green space
applicant or city staff pursuant to CMC Chapter 1 €3 . 55 Administration and Procedures .
Co Administration and Procedures . A correct copy of each amendment to the text or to the map
established by this title shall be maintained on file in the offices of the city clerk and the planning
official . 18 . 05 . 030 Boundary determination .
D . Site Specific Rezones . A site specific rezone involves an application of an owner of a specific parcel
or set of contiguous parcels that does not require modification of the comprehensive plan . Site Unless otherwise specified or shown on the zoning map , district boundaries are lot lines or the
specific rezones are decided by the hearing officer after a public hearing . The criteria for reviewing centerlines of streets , alleys , railroad , and other rights- of-way :
and approving a site specific rezone are as follows : A . Where boundaries are other than lot lines or centerlines of streets , alleys , railroad , and other
1 . The use or change in zoning requested shall be in conformity with the adopted comprehensive rights- of-way , they shall be determined by dimensions shown on the zoning map ;
plan , the provisions of this title , and the public interest . B . Where actual streets or other features on the ground vary from those shown on the zoning map ,
2 . The proposed zone change shall be compatible with the existing established development interpretations or adjustments shall be made by the planning commission ;
pattern of the surrounding area in terms of lot sizes , densities and uses .
Co Where a district boundary line , as shown on the zoning map , divides a lot in single ownership at
E . Timing and Responsibility for Updating Official Zoning Map . All amendments hereafter made to the the time of passage of the code , the zoning district classification that has been applied to
zoning map by ordinance shall be shown on such map (s ) , and it shall be the responsibility of the greater than fifty percent of such lot shall apply ,
planning official to keep the maps up to date at all times . Any amendments to the zoning map shallY
be made in accordance with the comprehensive plan map , as amended . f, rd . 25151 ( Ehl�. , ` Ep � rt� } ° 2003 : Ord . 2443 ':3 ;3 ( Exli . ( Dart) ; . rJ � `}
( Ord% . 2515 ��' 1 ( l:xh, A ( p4� rt) ) . 20081 Ord . 24 * 3 � .3 ( E.xh . A ( paE #jj . 2 €: 066,
18 . 05 . 040 Residential and multifamily zones .
Exhibit A (2014 ) Page 129 Exhibit A (2014) Page 130
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 05 ZONING MAP AND DISTRICTS Chapter 18 . 05 ZONING MAP AND DISTRICTS
A . R- 20 Residential- 20 , 000 . This zone is intended to ensure that the rural character of certain portions Convenience goods ( e . g . , food , drugs and sundries ) , along with personal services (e . g . , dry
of the city is maintained . Residential development is expected to consist of large custom single- cleaning , barbershop or beauty shop ) , are common goods and services offered .
family dwellings on uniquely configured lots which are designed to be sensitive to topographic and BeCC Community Commercial . This zone provides for the goods and services of longer- term
environmental considerations . The average lot size is twenty thousand square feet at densities of consumption , and tend to be higher- priced items than the neighborhood commercial zone
one to two dwellings per acre . district . Typical goods include clothing , hardware and appliance sales . Some professional
Be RA 5 Residential- 15 , 000 . This zone is intended for single-family dwellings with a minimum density of services are offered , e . g . , real estate office or bank . Eating and drinking establishments may
two to three dwellings per acre . This zone will permit the rural character of a number of existing also be provided . This zone tends to vary in size , but is larger than the neighborhood
neighborhoods to be maintained . The average lot size is fifteen thousand square feet . commercial zone .
C . R- 12 Residential- 12 , 000 . This zone is intended for single-family dwellings with densities of three to C . RC Regional Commercial . This zone provides apparel , home furnishings , and general
four dwelling units per acre . This zone is designated for areas with steep topography for greater merchandise in depth and variety , as well as providing services for food clusters and some
flexibility in site layout , and where potential hazards do not exist . The average lot size is twelve recreational activities . Regional commercial is the largest of the commercial zones and is
thousand square feet . designed to serve the region or a significant portion of the region ' s population .
D . R- 10 Residential- 10 , 000 . This zone is intended for single-family dwellings with densities of four to D . DC Downtown Commercial . This zone is designated as a large community commercial area ,
five dwellings per acre . This zone is intended to be zoned near low density residential districts , and providing a large range of goods and services . This area is designed to promote commercial
where potential natural hazards do not exist . The average lot size is ten thousand square feet , diversification to serve the immediate residential and office uses in the surrounding areas .
Compact development is encouraged that is supportive of transit and pedestrian travel , through
E . R- 7 . 5 Residential- 7 , 500 . This zone is intended for single-family dwellings with densities of five to six
dwellings per acre . This zone should have less slope than lower density zones , and be adjacent districts .
to higher building heights and floor area ratios than those found in other commercial distri
existing high density residential districts . The average lot size is seven thousand five hundred square E . LI Light Industrial . This zone provides for uses that are more compatible with commercial ,
feet . residential , or multifamily uses . Typical uses in this zone include assembly and manufacturing of
F . R- 6 Residential - 6 , 000 . This zone is intended for single-family dwellings with densities of six to seven electronic and precision instruments . More intensive industry , e . g . , metal fabrication , is
dwellings per acre . The slope of property is less than other lower density residential zones . This excluded .
zone serves a transition to multifamily or commercial zones . The average lot size is six thousand F . LI / BP Light Industrial/ Business Park . This zone provides for uses such as , offices related to
square feet . industrial usage , research and development , limited commercial , and associated warehousing
uses , including the provision of employee recreation opportunities . Development in campus- like
G . R- 5 Residentiak5 , 000 . This zone is intended for single-family dwellings , either attached or detached , setting with generous landscaping , well - designed buildings and near major traffic corridors is
with densities of up to eight and one- half dwellings per acre . The slope of property is less than other anticipated .
medium density residential zones . Like the R- 6 district , this zone serves as a transition to multifamily
or commercial zones . The average lot size is five thousand square feet . G . HI Heavy Industrial . This zone provides for a wide range of industrial and manufacturing uses .
H . MF- 10 Multifamily Residential - 10 . This zone provides for a diversity of attached dwellings such as Types of activities in this zone include assembly , manufacturing , fabrication , processing , bulk
duplexes , triplexes , fourplexes , rowhouses , and apartment complexes , with a density of up to ten
handling and storage , research facilities , associated warehousing , and heavy trucking .
units per acre . It is desirable for this zone to be adjacent to parks and multi- modal transportation H . MX Mixed Use . This zone provides for a wide range of commercial and residential uses .
and residential zones . Compact development is encouraged that is supportive of transit and pedestrian travel .
systems . This zone can also serve as a transition between commercial
I . MF- 18 Multifamily Residential- 18 . This zone is intended to provide for attached dwellings such as ( Ord , 2515 { 1 ( Exh A ( pats1 ) i : 2008J Ord . 244; � 3 ( Exh , A ( part ) ) , 2006
duplexes , triplexes , fourplexes , rowhouses and apartment complexes with a density of eighteen units ( , €'t# . No . 254 ( 4 lllEFxti . G ) , 5182 € 0; )
per acre . It is desirable for this zone to be adjacent to parks and multi - modal transportation systems .
This zone also serves as a transition between commercial and residential zones .
J . MF- 24 Multifamily Residential- 24 . This zone is intended to provide for attached dwellings such as 18 . 05 . 060 Overlay zones/special planning areas .
duplexes , triplexes , fourplexes , rowhouses and apartment complexes with a density of twenty-four
units per acre . It is desirable for this zone to be adjacent to parks and multi- modal transportation Overlay zones implement the goals and values expressed in the comprehensive plan , or special
systems . This zone also serves as a transition between commercial and residential zones . planning areas such as the North Dwyer Creek master plan . Uses within this area may be subject to
standards which deviate from those in the primary zone .
( Ord . 515 f 1 ( Eyh , A (part) ) , 20084 Ord , 2443 § 3 ( Exhr A ( part ) ) , 2106) � � £; � c a •
( Ord . 2 � 1 3 § 1 ( Exh . A ( part) ) , 20 ,. 8 : Orrl . 244 ;3 � ::3 ( Exh , A ( part) ) . 2Ci06�
18 . 05 . 050 Commercial and industrial zones .
18 . 05 . 070 Park zoning .
The purpose of the commercial , industrial , and high technology zones are to provide services and
employment primarily to residents . These areas are zoned according to the services they provide . As The park zoning districts provide recreation and open space functions for the long - term benefit and
result , each zone has different characteristics as summarized below : enjoyment of city residents , adjacent neighborhoods and visitors . These districts apply only to land held in
public trust .
A . NC Neighborhood Commercial . This zone provides for the day- to- day needs of the immediate
neighborhood . This zone is intended to be small , but fairly numerous throughout the city . ( Ord . Nc> . d'67 , i ll , 12.1 , 2012 }
Exhibit A ( 2014 ) Page 131 Exhibit A ( 2014) Page 132
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 07 USE AUTHORIZATION Chapter 18 . 07 USE AUTHORIZATION
Chapter 18 . 07 USE AUTHORIZATION
( Ord . No . 2 ;312 , ;� I ( Exh . A) , 2 . 7 - 2811 )
Sections .
18 . 07 . 030 Table 1 --Commercial and industrial land uses .
18007t010 Establistiment of uses .
18 . 0. 7 . 020 Interpretation of land use tables . KEY : P = Permitted Use
C = Conditional Use
18 . 07 . 030 Table 1 Cc� rr� rr7er'clal . it� ctustrical andf1ictl'l tect1noloqy larlci uses . X = Prohibited Use
T Temporary Use
18 , 07 . 040 Table 2.......Residentical sand multifaryfily land uses . _ _ . . . . . . _ . . . . . - .
Commercial Uses
18 . 07 . 010 Establishment of uses .
Animal kennel , commercial/boarding ; X X X C X C X X X
. . .
I r
Animal shelter X X X C ` X C C P
The use of a property is defined by the activity for which the building or lot is intended , designed , s = - -
Antique shop P P P P
arranged , occupied or maintained . The use is considered permanently established when that use will , or P C X X P
has been , in continuous operation for a period exceeding sixty days . A use which will operate for less Appliance ales and service P P P P P X C P
than one hundred eighty days is considered a temporary use , and shall be governed by C iapter 'I 8 . 47
. . . . . . . .
"Temporary Use Permits . " All applicable requirements of this code , or other applicable state or federal Automobile repair ( garage ); X P C P X P X P : : : :' ' P
requirements , shall govern a use located in the city .
Automobile sales , new or used X < P X P X P X P P
_ _ _ _ . . .
. . . . :
t OD'd . 515 § 1 ( Exh . A ( part: } ; 2008 ; Ord . 244 ^0 � 3 ( Exh . A ( part) ) 20008 Automobile service stations X' p C P X P : X P ' P
_ _ _ .
_ . - _ _ .
Automobile wreckings X X X X X X C
_ . X X
18 . 07 . 020 Interpretation of land use tables , Bakery {wholesale ) s X' X P X P . . P5 P P
. . . . . . . . . .
Bakery ( retail ) s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ . . . . . . . _ . . . . . . . . . . . . . . P P P P P P _ P5 . . . . . . . p . . . P
. . . . . . . . . _ . . . . . . . . . .
The land use tables in this chapter determine whether a specific use is allowed in a zone district . The
Banks , Savings and loan X P P P P P PS P P
zone district is located on the vertical column and the specific use is located on the horizontal rows of Barber and beauty shops ; P P P P P P P � P P
these tables . s . ' . .
_ . . . _ .
Boat building X X X C X X C P
A . If the letter "X " appears in the box at the intersection of the column and the row , the use is not Boat repair and sales ; X P X P X P X P P
. . . 4 . . . . . . . .
allowed in that district , except for certain temporary uses . Book tore; C 41 P P P P p PS P P
_ ::
B . If the letter " P " appears in the box at the intersection of the column and the row , the use is Bowling aIle alley/ billiards X P X P P : P X P P
PP _ _ _ . . 9. . . . . . Y - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
allowed in that district subject to review procedures in accordance with CMC Chapter 18 . 5 ;5 Building , hardware and garden supply X P C P P P X P ' P
"Administration and Procedures . " stores:
-:
C . If the letter " C" appears in the box at the intersection of the column and the row , the use is Bus stations X C C P C P X P P
. . . . . - . _ _ . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . _ . . . .
_ . . . . . . . . .
allowed subject to the conditional use review procedures specified in Chapter 18 . 4 .1 Cabinet and carpentry shops X P C P G P P5 P . P
" Conditional Use Permits , " and the general requirements of the Camas Municipal Code . Candy ; confectionery stores P P P P P P P P P
D . If the letter "T" appears in the box at the intersection of the row , the use is temporarily permitted Cart vendors C P C P P P P P
. . . .
under the procedures of Chapter 18 . 47 "Temporary Use Permits . " Other temporary uses not Cemeterys X X X C X X ` X C P
listed may be authorized as provided in Chapter 18 . 47 6
Clothing store C P P P P P
P P X
. . . . . . . . . _ _ .
s P P P P P5 P P
E . If a number appears in a box at the intersection of the column and the row , the use is subject to Coffee shop , cafe Or kiosk P P
.
. . . .
� . . P X C P P C X
the requirements specified in the note corresponding with the number immediately following the Convention Center X
table . Day care centers C P :. . . : . . . . . P C P C . . . P . . . . . . : . , C
. . . . . . . . . . . . . . . . . . . . ...
_ . .
_ .
F . Uses accessoryto a use permitted or conditional ) permitted in an zone may be authorized Da care adult P P P P P P P P. > P
p Y P Y Y Y � . _ . .
subject only to those criteria and /or processes deemed applicable by the head of the planning Day Care family , homes P P P P P X P5 P X
rr - . . . . .
department . Day care, mini ,centers P P P P P P P� P `% X
G . If a use is not listed under either Section 18 . 07 . 030 Table 1 or 18 . 07 . 040 Table 2 , and is not an Delicatessen ( deli ) ; P P P P P P P11
5 P P
_ _ . . p . . . . . . . . . . . . . . . . . . . . . . . . . . . , . .
accessory or temporary use , then the use shall be subject to a zoning code text amendment , or de artment Stores X P C P P P X P X
_ _ . . _
_ . . . . . ::
whatever review process is deemed more applicable by the community development director. Electric vehicle battery charging station P P P P P P P P P
A use listed in one table but not the other shall be considered a prohibited use in the latter , and rapid charging stations
.
f. rs f, , E u � merit rental C
q . � p . . fi P C C C P P5 P P
( Ord . 251 � � 1 ( �xh, A ipart� ) ; 2 �:�081 tard . 24�1t_; � ( Ex i . A tl� art� # . � ��t1� � . . . . . . . : . . . . . . . . : . . . . . . . . . . . : . . . . . . . . .
Exhibit A (2014 ) Page 133 Exhibit A (2014) Page 134
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 07 USE AUTHORIZATION Chapter 18 . 07 USE AUTHORIZATION
<: m _ .
Event center X P C P C P P P P Research facility : X P : C C X P P P P
_ _ - . . . . .
.
Feed stores X X X P X C X P P ; Restaurants C P P P C P P P : P
_ . _ _ _ . :: _ . . _ _ ::: . _ . _ _ . _ . . _ . . . . . . . . . . . . . . . . . . . . . . . _ . . .
Fitness center/sports club X P P P P P P5 P P Restaurant, fast foods X P C P C P P5 P P
.
44
Funeral homes X P C P P X X X X Roadside produce stands T T T T ' C X T T ' T
- : _ . _ - . . - - - - . _ _
Florist shop P P P X Sand , soil , gravel sales and storage X X X X X X X C P
_ .
s C P C P X P_ X Second -hand/consignorent stores C p P P P P X P P
Food delivery business X P _ _
- _ :_ _ . _ _ _ - . . . . _ _ _ _ _
%
s P C P P Sexual ) Oriented Business ' s X X X X X X P X X
Furniture repair ; upholstery _ - X - P P P X . . _ . _ - Y _ _ . _ . .
Furniture stores X P C P P _P X P X Shoe repair and sales P P P P P P X P P
_ s . _
Gas/fuel station X
P C P X P X P P Stock broker, brokerage firm : P P : P P P P P : P P
_ . _ _ _ s _ . . . . . . _ . - - - _ _ . . _ . . . . . . . . _ _ _ _ _
_ .
Gas/fuel station with mini market X P C P X P X P P Specialty goods production ( e . g . brew P P P P P P P P P
P C P P C X P P pub
_ _
Grocery , large scales X _ s : ) _ . . . . . . . . _ . . . . . _ . . _ _ . . _ . . . . . . . . .
ry _ _ 9
Grocery , small scales P P C P ' P P X P : P Taverns X P . . _ C P . . C . . P X P P
. . . . . . - -
P P P P P P X Theater, except drove - m X P C P P P X P P
Grocery , neighborhood scale P : Pme , . _ a . .
_ . .
Hospital , emergency cares X C P P s
p g Y P P X P X Truck terminals X C X C X X X C P
. _ - - - - _ _ . - % - 1 . _ : - - . :
Hotel , motels X C C - IF _ _ _
P : p p X p X Veterinary clinics X P C . _ P P P X P P
Household a liance re airs X P C P P P X P P Video rental stores P P P P P P X P X
PP P
: : s . 5 . & + 11 1
_ _ .
Industrial supplies stores X P X C C C X C P Warehousing , wholesale and trade X X X C ' C P P P Fee P
Laundry/dry' cleaning ( industrial ) X X X P
X X X P ' P Warehousing , bulk retails X X X C C X X P P
_
_ _ _
_ _ . _ _ _ .
_ .
Laundry/dry cleaning ( retail ) 6 P P P P P P5 P P Manufacturing and /or processing of the following
P
. . _ -
Laund self-serve P P P P . P P X P P : Cotton , wool , other fibrous material X X X X X P X : P P
Laundry ) _ .
P C C X C C Food production or treatment X X X C C P X P C
Liquor store X P : C _ _ _ _ _
.
_ - - X X X X X C C
C C P C P Found X X
Machine shops _ X X C C ry
_ . . . . 5 - _ . . . .
Medical or dental clinics ( outpatient) C P P P P P P P P Furniture manufacturing X P. . X X C C X P P
Minn-stora a/vehicular storage X X C C X P X P ' P Gas , all kinds ( natural , liquefied ) X
X X X X X X X C
9 _ _ g _ . _ _ . _ _ _ _ . _ _ _ _ _ _ _ . _ _ _ _ _ . . _ _ . . . . .
me . 1
Manufactured home sales lots X X X P X X X P P Gravel pits/rock quarries X X X X X X X C P
Newspaper rintin plant' X P C '
printing p G X X X P P Hazardous waste treatment—Off-site
X
--
s _ d t t _ O t X X
_ _ .
X X X X X X X P
Nursery , plant X P C C C C X C P Hazardous waste trea ment— n -si e X X X X X X P
_ _ _ _ _ _ _
P P P P X X X X Junk and /wreckin and X X X X X X X X C
Nursing , rest , convalescent, retirement C Y _ _ _ _ g yard
homes Metal fabrication and assembly _ X X
_ .
X X
- - -
. _ _ . . . - . . .
s Hazardous waste treatment—On -site X X X X X X X X P
Office supply store X P : P P ; P X : P P P _ _
_ _
_ . X ' X X X X P '
Pawnshops X X
X X X X X C C Paper, pulp or related products X X X
Parcel freight depots X P X P X : P P � P P Signs or other advertising structures : X X X C C C P C P
Pet shops X
P P P P P X P C Electronic equipment X P X X X X P P P
: - _
Pharmacy X P
- - - - 5
Y . . . . _ _.. . . . . . . . I . . . . . _ . .
P P P P P P P Industrial Uses
s 5 _ . _ :_ . . . . _ . . . . . 2
Photographic/electronics store X P P
P P P P . : : : . . . P P : High =tech industry _ X P _ X : : X . P P . . . P . . - X X
Plumbing , or mechanical services ; X X X P C P X P P Manufacturing of miscellaneous goods X X X X ' C X X P P
Printing , binding , blue printing C P P P musical instruments , toys , vehicle
s
P P P P P e . g . Y
_ _ . : . -
Professional offices C P P P P P ` P P P parts )
s
P p P I' p Optical goods X C _ 5
P P P C C C P P P P
Public agency C _ . _ : . . . . _ . . _ .
g Y .- :;
P
Real estate offices C P P P P P T
P p . _ materials
X X _ C P C C P5 ; .0 P
_ _ .
_ _ _ _
9� _ 9 P P _ _ _ .
Packaging a in o re are ma erg
Recycling center X X X X X X P _ P Scientific and precision instruments X P X X X P P P P
y 9 X : 9 .
Recycling collection points T P T T C C P5 P P R atio nal , Religious , Cultural Uses
ecre
or or
or Auditoriums C P P P P P X P P
C C C Community clubs _ . . - . . . . - _ . . . . . . . . C P P . . . . P P P X P P
. _ . . . _ . _ . . _ _ _ _ _ _
_ _ _
s X X : X X X X C P Churchs P P P P P P X P P
Recycling plant X . . . . . _ . . . 4 . . . . . . . . . . _ _ _ . . _ . . _ _ . _ . . _ . . . _ . . . . . I & _ _ . . . _
Exhibit A (2014 ) Page 135 Exhibit A ( 2014) Page 136
Title 18 - ZONING * Title 18 IF ZONING *
Chapter 18 . 07 USE AUTHORIZATION Chapter 18 . 07 USE AUTHORIZATION
. . . . . . . . . . _ . _ . _ . _ _ _ _ _ _ _ _ _ _ _ _ - 1 - - _ _ _ - - - _ _ - . _ _ _ .
' 1 . See CMC Chapter 6 . 36 Sexually Oriented Businesses for additional regulations for siting sexually
s s oriented business facilities .
Golf course/driving ran e P X P P X P P P P
_ 9 . 9. . . .
. . . . ..
Librarys s C P A + AP P P P X P P 2 . Similar uses are permitted in the zone district only at the discretion of the community development
Museum C P P P P P ' X P P director or designee .
Recreational vehicle park X' X X C X X X P P „
Open s aces P P P P P P P P P 3 . See CMC Chapter -18 . 36 Telecommunication Ordinance for wireless communication uses permitted
. . p . . . . .
Park or playground P P P P P P P p P according to the zone district .
Sports fields C X P P P P X P P 4 . See CMC Chapter 18 . 47 "Temporary Uses " for additional regulations ,
p _ . . - 4 . . 111 . . . . . . . . . . . . . . . . . 4444 . _ . . . . . . . . . . . . . . . . . P rY gFAA
_ . _ 4444 .
Trails P P = P P ` P P . . P P P
_ + 4 1 See seconds sprovisions of LI / BP
. . . . . . . 444 : . 4 . . . . . secondary use zone ,
Educational Uses
Colle eJuniversit s P
College/ university y P P P P P K P P 6 . See CMC Chapter 18 . 19 Design Review for additional regulations . CMC Chapter 18 . 19 is not
Elementary schools P P P P P P X P P applicable to development in the IFF zone .
_ I . . re _ _ _ . _ . . _ . - - - - -
1 . 41 I ' LL _ _
Junior or senior high schools P P P P P P Xere P P
sIF
P P X P P 7 . Residential uses may be outright permitted if part of a mixed use building , where residential use is not
Private , public or parochial school P P P P
s located on the ground level ; otherwise it shall be a conditional use .
. . . .
Trade, technical ar business dollege P P P P P P P P :' P
_ grocery 4 g
Residential Uses 8 . If rocer store is less than one hundred thousands ware feet then use is outright permitted . If one
. .
Adult family home C P P . X P X X P X hundred thousand square feet or over then a conditional use permit is required .
_ : .
Assisted liven C P P X P X X X X
Bed and breakfast P P P X P X X P X 98 . 07 . 040 Table 2--Residential and multifamily land uses .
Designated manufactured home X X
X X P X X X X
. . . . . . . . . . . . _ . . . . . _ . . 7
Duplex or two -family dwellin X CIP X X P X X P X KEY . P = Permuted Use
9 _ . . . _
. . .
Group home C P P X P X X P X _
. 4411 - . . 44 . 44 . . . . .
C - Conditional Use
Home occupation _ P F' _ P X P X X P X X = Prohibited Use
Housing for the disabled P P P X P X X X X T = Temporary Use
. .
Apartment X P X X P X X P X Authorized Uses in Residential and Multifamily Zones
_ _ ee _ _ _ _ 44 44 _ _
_ .
_ .
Residence accessoryto and connected P P P X P
X X P X
R MF
with a businesser
o . . - I , _ . _ . . _ _ . _ . . . . _ . . . - - _ _ . .
_ _ _ .
. . 4 & 4 A. . . x : .s. �A .: , v. .. N. x � .
4 4
a _
1 -f mil . r wh
Residential . 'uses . r el For
S ng e a y attached ( e g o Doses ) X C! P X X P X X X X e .
_ .
. -
Sin le -famil dwelling X X X X P X X X X �.... . . . . ..F. ._.T... �.. . r... ........ ... .... ...._.....�......_..w.
g9
IF
. . . . . . . . . M . _ . . _ . . . _ # . . - . . . - . . . . - 4 - 444 : . . .
. " - _ . . . _ 4444 . . . . . - _ - . . . _ . . . . . . . . . . . . . . . . . . 4444 . . 4444 . . . . . 4444 4444 . . . : . . . . 4444 . 4444 ::
L -.r : ..
Co unic tion Utilities and Facilities -. .- _... . ........ _ . ... IVFor 4 1 FAA
mm a s
me , re ential a facility , supported living arrangement, or - P P
Adult family ho residential car ' n n
Electrical vehicle infrastructure P P P P P P P P P led '
. - .
_ 4 . . 444 _ . _ housing for the disabled
Maar telecommunication facility X X . . Xeel _ ` . X wee X . X X . . X CWe _ '` Apartments P2 P
P P P P P P C P
Minor telecommunication facility P r..... .. �...� �
P
r
. 4 _ e , _ _ . . _ _ . . . . . . . . . . . . .
_ _ Assisted Iw � ng C P
ss _ ......... .. . .. ... . . . ................ . . .... . . . ...... .. 4444... . ........ . ... . . .... . . ... .�..........�. . .�._.... ....._......_ ... .. ..�.. .... . ... ..........�.._......_�._........._.... ....r .... . .4F
We communications facility ' X C C P C P P P P
. ::. . . . For " . .
Fee C P Designated manufactured homes
Facilities , minor public P P P P C ; P P _
. . . . . . . . . . . . . . „ 4444 . .
. . . . . Duplex or two famil dwelling_ _ C . P
P,. . .. y .
Facility , essential$ X X C C C C P C C
4 :444.::.., . ., . . ::.:. . .,,. . v :.4444:...... .,.......:4444.:.... ::...,._:::xw�w.N.�v.x.,.,�ux.........,..:.:.x:.:...�v...v ::.x...,.:....u.. �::.._..A...�::..:..�.�.., ..��,.......A,� v.. . � �.:.... .,.,Nx.,..-�A......,u..xv ........�..�, �...:::. .n: .vrw_ . : . ...,.
. I Lee e I
. : .
_ M n f r h m
a u actu ed o e
X X
S6 ::. . . .,...::..... .... .. . . .:,.: .. . .: . . . ,. .,.. .:. .x...... v .:.,:�.,� . �A w�. v . ..u_..:., w . .�:.. u. .... A..v., � .,x.�.�.N ....s .,� N .»....�. x
Railroad tracks and facilities C X C C C X X C C
_ _ . . . . . . _ . . . _ 4444 Manufactured home ark C
Temporary Use { , :. OFF or A Are Are
. . . . . . . . . . . .
IF
Nursing , _ rest, convalescent , retirement home P
Temporary sales office fora T T T T T T T T T Single family attached ( e g , rowhouses ) m P P
too
development w � .._... . �. � .� . .. �. _.. � � ...r� �� . .� ... .... � �m
. . . . . . . 44 . . . . . . 44 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
_ Single family dwelling (detached ) A .
Incidental .Uses
Accessory dwellingunit P l
Day care centers
+.j
C P
Day care , family home P P
Notes : Day care , minicenter�.. .... ............ .. . ............. .............. . ..... »C
Exhibit A (2014 ) Page 137 Exhibit A (2014) Page 138
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 07 USE AUTHORIZATION Chapter 18 . 07 USE AUTHORIZATION
. IN , I . . _ _ _ _ . & _ . . . . . . . . . . . : . . . . . . . .
. . . . . - ---
add
77
Electric vehicle battery charging station and rapid charging stations P P 2 . Community and recreation centers rAwrs vAx xj uv A P P X
_ _ _ _ _ N v .,, ,. _ .. : ,,
.: .
i 3 . Community gardens P P C
' v " P P
nm n horticulture a i ities y 9 � .: :, .
Garde and ct � . ... :..� ::.u�.u...�.u. ....u..:.v::.,.. .�. .. :...::. . . . ..k.A. . ...:..�.ur .A::..:.�...A:u�,,.:: .k...:.A .�� : . . : . :, ,._...� _:. . . .. ;
am
9, _ ,,::. :. . .. . . ::.:., :..:.:. ... .. . :... v_.., ., .,. :.,.. U,x:. ...:....:,:.::::.. ..:.:::. .... . w.:..k..,.,:,, :w..v.N ._..,:.,,.v,,, ::.. :.:.,.. :w. .,,:.:. .. .,..:., :.:. ,::., .:. .:. . . . , _. _ . .
4 . Concession stands P P
Home occupation
P P t
P . ........ .. ... . ...... . . ... ............................................ ...................................... .......................................... . .......................................................
k
Bed and breakfasts.. .............................. ...... C C 5 � .. Open Spaces.......�. ..� m.... �.� . ....... .� ....��... . �.�. . .� P i'I N I
.. : w ;
.....
el ous/ ultural
6 . Other buildings and structures to support park use P P P11
Recreation /R i i � ...�.. : t. : u�
g �............... .........
Church C C 7 . Other uses identified through the Park, Recreation and Open Space . P PIN ANN & P
-_- __�._-..-_ _ - _ ______ __ _______ _ _ _ - _--- -- - ___ _ _ _____ ___.___. ___._ €
Community clubs , private or public C O Comprehensive Plan...... . ... ................................ .. ............................................................... .............................................................
f?,:. ...,x., ::.�.,., w .�::.,,.:.:. .
_ . ,. : -�. x.._ .., ..: :: .:,. ::- :: x . .:: � : N� AA:u ,,_:..k ,.., .u ,.N .:, v:.. k.: . . . ..::. . : A. :..,:: ... : u:. ..A... ,:, .:.,, �: :: ,_ 8 . Parking areas/ lots to serve park use I� P P
Libra C C
No
Library :.. ., .ux...A. ::.. . . . :. ., .A. ::..., A::. :..::.. ..,.u.:. :. .... :.A.. , . : N.. ..:::..k. .,. A:. v :. .. :..... . ... :. .A...,_. .. ... ,.:..x., . . .: , ,.w.::.s:.,x.,. .w.xw.::.
Pedestrian and multi - use trails P P '
MuseumC �..m� .. �.�..�..... . ..� . ...� .. �� �.� �..� . .��� .... �.� . �� ..�.. �� ��.. r
i....... ' ' ' �` 10 . Recreation areas and facilities P P C
Open space P PI all
�..._. � ..� .. .�....� >x
Public orsemi - public buildings __ _ C � a ad all
11 . Residence for park caretaker and accessory structures C P P
__
--_- _ _ _- ._._ _- - ------__-- -___ -_ ___-- _ __ _ _______ t: 12 . Restrooms P P P
Park or playground `:. P ku.: A P :... n. . :... . :. ::., :.:. .. :�, :'
_.--- __-- - . 11
13 . Stages and band shells '` '
fields C C - v,N . ...,.:.. ....,,�::.�...::. . .....:., x.: . �.:�:.:..,v�...� ::.:. ...�. . : w s.
Sports a ds v .. . . : �.
u uu .. :..
:.:. t4 . Temporary Use T T T
Trails P P ry �
: . . :. : . _ :. v .. ,�� ,.:.,.� _ v : �.., . . u :. .x . Uxv .�.. _.x: . v, : v�: v�
�..�. �.n. ..,. . . . . �.... m..�.. �._��. .
u.,:., v _.. :
Utility Uses
y
Educational Uses �: .:.... �:v.:.. :.., . . . . . : . :.. ..:.. �. n: . . .
E
Private , public or parochial school CVVIITIPIPI
C Public utilities , minor _ __ __ __ � � _.__ __ � _____ _ P P . 4 71N
P
1
___.
low will tVto 6 . Pumping station C P P
Trade , technical , business college X 3 X __ _____ �.__._______._ ._ _ _ .__� _ __
�. .. . ......... ............ .� ...... I , ad IN .
17 . Railroad tracks and facilities X X X
College/university < X X :::: .. ... WIN Wald _ .. , ..: v :. . .
_ --- -`w .____--- ---_ . -_ -- _ _ ___ _ _ _- .- _ .___ _ ______.___ ___ ______ __ _
__ _____ __._ ______ _ ________ .w _.-.. _ _ 18 . Communication facilities , minor X
atio and Utilities .................. ......................... .. . .. . . ... .................. . . . ......................................................................... ........................................................ . . ..... >
Communication :,: . .. .:. � A , , . a: :�_ . .. .. ::. v..w, ..: _ : _: .: . . . : _: w .
Major communication facil � t { i X 19 . Communication facilities , major X X ad
A..
Minorcommunication facility . .... . . . . .. .............. ............................................... ....................... . ...... ....... .... .. ...................... .............. ....... C :: . .....:
Wireless communication facility C C
Facilities , minor public ..... �.� �.. . m .......�....... ... �. . .. . .m� ....... ... .....................�... . .... .. + C
.................... ...._......... ....... ... . .. .. �....
Public utilities minor C C
_-- _._ _. __._ --- --- -- - _.--_ _---- -------.__ _ _____._ ___._�. ___ _________ .__
Pumping_station� - _ ____ ___ _ _____ _ _.� -_ �- Cad-
C
IN
IN a
Railroad tracks and facilities 1 _ , C C :
........ . .. . .. ...... . . ............ ........ ...... . . . ................................. ........... .... . .. . .. ....................................... .............. . . ...... . .. ......... ... .............. .................................... .... ............................. .. ............ .. ............................:.. .
Temporary Uses
Sales office for a development in a
dwelling i Toat T
Sales office for a development in a trailer ` T T
I ad
Notes :
1 . See Cha ) ter 18 , 111.1 " Design Review" for additional regulations .
2 . Permitted in the R zones as part of a planned development only .
3 . Site plan review required per CMC ;; ection 18418 * 02CXA) ( 1 ) .
4 . Notwithstanding the time limitations of a temporary use , a sales office proposed and approved
through a Type III application may be approved with a longer time frame than one hundred eighty days .
18 . 07 . 050 Park and open space land uses
KEY :
P = Permitted Use
C = Conditional Use
X = Prohibited Use
T = Temporary Use
Authorized Uses in Park and Open Space Zones
General Uses -.-.....m........ NP„{Z SU OS
1 . City approved festivals , community events , and event centerT _ _T ; `I - P r
Exhibit A (2014 ) Page 139 Exhibit A ( 2014) Page 140
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 09 DENSITY AND DIMENSIONS Chapter 18 . 09 DENSITY AND DIMENSIONS
Chapter 18 . 09 DENSITY AND DIMENSIONS 2 . Single-family residential ; and
Sections : 3 . Multifamily residential .
C . Development standards are listed down the left side of the tables , and the zones are listed across
18 . 09 . 010 Purpose . the top . Each cell contains the minimum or maximum requirement of the zone . Footnote numbers
18 . 09 . 029 Interpretation of tablels . identify specific requirements found in the notes immediately following the table . Additional
dimensional and density exceptions are included in Sections 18 . 09 . 060 through 18 . 99 . 180 of this
18 . 09 . 030 Table 16-606• Density and dimensions for commercial and irfdustnal zones , chapter following the tables .
18 , 09 , 949 Table 2---••iDensily and residerillal zones , t0red4: 3 € 5 , 1 ( kiixh . f . 20W. Ord . 2.443 . 3 ( 1:::xh * A �r,
it
par1 ) ) : 2006J
18w090059 Table 3— Density and dimensions for multifamily residential zones , I
18 . 09 . 060 Density transfers . 18 . 09 . 030 Table 1 --Density and dimensions for commercial and industrial zones .
118409e080 Lot sizes . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. ... . . . . . ... ... . . . . . . . . . . . . . . . . . . . . . . . ... . .. . . . . . .. .. . . . . .. .. . . .. . . .. . . . . .. . . . . . . . . . . . . . . .. .. .. .. . . . .. . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. ... . . . . . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . 1 1*6 os . � . . . . . .. . .. . . . . . .
18 . 09 . 090lReduc,tion prohibited . # p ¢ �j...... jj. ... yg g. .
NC DC CC RC MX LI BP HI LI/ BP
18111941 (M Lot exception . Minimum lot 50000 11800. .at- < . ` .W ,. •, r, , . A10 , 000 *10 f+
Area squaree
18009 . 110 twivight....... 1:.:xception . f e 2
18 . 09 , 1 `0 Roof overhanc permitted . I 1
1
3 y : .•5ii, fi,, �: = AL4
L
18 . {39 . 139 �'setbc� cl - Exce €? tlofl . 100
` ' t*ft ft
Front 1 £i . 99 . "1451 F ' or c� 1 Minimum frot � O P e
f V rd- Exception .
Idepth ( feel;)
18 . 09 . 159 Side yard- Exceptlofl ,
18 . 00 . 160 Side yard-- Flanl€ "tnq street . MinIr� .� - u : . uta , a
� u ���t t�'�� ��ttn 15 Not 15 , � •.. : 5 ' per .1 foot
yah" ( feeto) Id�2fs? g � � .> pf% Cifiec� � � .� oqh �` E �3 ��
`€ 8 . 09 . 1 0 Rear yard Exception * f €
18 . 09 . 180 Eleval.ed decks ,
f - 1 Sawa :4 . r iuit ; jn :`:.;4.: 3i 4y iti t ! +` [ � J y
yard f'00tr 1 �r ., << 1 � 25 25 `
w
18 . 09 . 010 Purpose . 9p } 66 33 {{{� t $$ ggqq � S $ � �; t 7[
M S� Sri � �rFm re. a. S - ., ��� r . .. N . . t} ::; vil "•: 25 - D0 ' • -' 1 i. 0P f �,l `
The purpose of this chapter is to establish requirements for development relative to basic and ( feet ) ' i � 03 � Idif g ;
dimensional standards , as well as specific rules for general application . The standards and rules are for
established to provide flexibility in project design , maintain privacy between adjacent land uses , and
promote public safety . Supplementary provisions are included to govern density calculations for ty3
Coverage
residential districts and specific deviations from general rules . ; , ,, > < t;
L011t I � �.3verage ri `;r{< fi.� 'i ;: � (.€ % 1 <;5�;1') f� i ;.7 �.} •. <:� 1
( yard , 2515 x 1 ( Exh . A ( part) ) , 2008 : Ord . 21143 t3 3 ( Exh , A ( pail' ) , 2006 ) ( percentage)
18 . 09 . 020 Interpretation of tables . :'' , °
A . The Camas Municipal Code Sections 18 . 09 , 030 through 18 . 09 . 950 ( Tables ) contain general density
and dimension standards of the particular zone districts . Additional rules and exceptions are stated in l ¢laxtrri n 2 . 5 '+ ` ` ` ' A ;,;Cw£�;.5 ref' Ifi;<1P, : ' f` '' `` f� € 1
Sections 18 . 09 . 060 through 18 . 09 . 180 build ,mg stories : W2acre
.t
B . The density and dimension tables are arranged in a matrix format on three separate tables , and are j
delineated into three general land use categories : 4� D
1 . Commercial and industrial ;
morel � 60
Exhibit A (2014) Page 141 Exhibit A (2014) Page 142
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 09 DENSITY AND DIMENSIONS Chapter 18 . 09 DENSITY AND DIMENSIONS
Notes . depth (feef ) ,
1 . No limitation . s , <: , , too w W �, . ,� -a L
i �� � �� m 1. uilding 45 40% 4 � 40 35 �� 35� 6* ;2 . If along a flanking street of corner lot . i #t c ('we age3 . On corner parcels , ( parcels bordered by two or more streets) , the setback requirements shall be the it l lld r 8 :; �
same for all street frontages . Front setback restrictions shall apply . heif
) bmt feet)
4 . The densities and dimensions in the LI /BP zone may be reduced under a planned industrial € € € ;. { #� .� ,., t, r r
development . See Chapters �13 . 2o North Dwyer Creek Residential Overlay and '1 X3 . 21 Light
t1 Setbacks basi ed Up to (._ Q0 � $ 500 'l 0100 � 12 , 0 } ::} 1 ;) ; .. o �. ..� , , � ; 0
Industrial/ Business Park . on average, lot 4 , ;99 ;0 to to to
10 to `fir r�i �} rp
5 . Residential dwelling units shall satisfy the setbacks of CMC Section 16 . 09 . 040 Table 2 , based on Sizes ( not zone ::s.1 . Vit . ' , 4 `9 91, 999 111919 14 . 099 1 9 . 999 tl:
40 comparable lot size . !,specif c ) � sclo f"t . q , tat , sq , tt , sq , t , sq . f:t .
6 . Maximum setback at front building line is ten feet . M � tu It �'o 1 s) 20 20 �rc0 5 =�;> �� P;
( Ord . 25015 .1 ( Exht A 'apart', i ; 2003 : 044 . 2443 � 3 ( Exh . A ( part ) ) 2006 ) ° a t"d i�eat
( Ordo No , 25454 111 ) 5,..x. .. 2009 Ord . No . 2W , � V( Exh . E) , 5 .. '18-- 2009 ; Ord . No . 2512 ; s I ( Exh , A? , 2.. hoil urw qide, 5 5 5 5 410 15 1 y,
7•' 20 '11 : Ord . No . 2672 , `j III ( Exh . C ) , •16. 22 -' 2013 ) yap°fit and corner
lot rear rd ( feet )
18 . 09 . 040 Table 2- Density and dimensions--Single -family residential zones .
yard flainkindl
Art
Density and Dimensions for Single -family Residential Zones ' 1.re (feet)
A Am
: . :. ,. . . . .: . . . . . . . . . . . . . . . :. . . ,. . . . . . . :11 :1 :1 _: _ ::. ::. . :. :. . . . . . . .... Minimum.:. :: . rear 20 2 2 a s.. . ,, 0 � a 5
1111 , �
R-5 R -6 R-7 . 5 RAO R- 12 R - 15 R -20 yard, (feel;)
. , . 1411 . 1 . 414 . . 40 . 44 .. . 1111 . . 000 .0 . 0 .100 . .. . . .. ... .. . 41.. . ., 0 . ..., .4. . . . . .. 4111 .
1111 . . . .. , . . . . .. 1114. . . . .. . . . . . . .. . . . . . . . . . .
W11111mum lot 25 A , Stam. Lots € �
Maximum density f { } . •? . ..i 34C „7 � { . zg• y' y g
�F 5 4 6~ r . . 2 f 1� ry C ! ;y� � , 1 tlf 'k�4 G�t .S .'i# y . ny4ogk*y ,FyI tow et )
r � ..
( fi
dew
J `
mom
a.
� 1 5 : 0W ;2014000 Notes :rt 6 , 0 � � ss : )� oire5 , 00
Uwe feef ` 1 . For additional density provisions , see CMC Sections 18 , 09 . 060 through 18 . {:) ;3 . 16C}
W 1111IT111111 lot size El �i0 4 , 80 Q 6,* 000 81 1 b } �) , C� 00 12 , 000 16 , 000 2 . Setbacks may be reduced to be consistent with average lot sizes of the development in which it is
( txf f Vit } located . Notwithstanding the setbacks requirements of this chapter , setbacks and/or building envelopes
r imiaMf lit J , X 50 C2 f E„ ; r u00 l r , 41 , t)€ l0 ) 4 clearly established on an approved plat or development shall be applicable .
( �%fj lei, rl ti t) 3 . Maximum building height : three stories and a basement , not to exceed height listed .
ilinln #1 Irtallt . yE+3 �f yL 4 � 1 � � 1 €3 €13 4 . For parcels with an existing dwelling , a one time exception may be allowed to partition from the parent
parcel a lot that exceeds the maximum lot size permitted in the underlying zone . Any further partitioning of
( feet) the parent parcel or the oversized lot must comply with the lot size requirements of the underlying zone .
� `ff1`� tt�� �,.} rn lot cY ` ( 0 f � O 100 1 wt 5 . Average lot area is based on the square footage of all lots within the development or plat . The
:1 .11 tt} average lot size may vary from the stated standard by no more than five hundred square feet .
F' ` 30 %
( Ord , � 1 � x1 ( Exh . A � 3rrtj � } � � . Ord . � � � 3 3 ( L� � . � ( part) ) , � 0 6
jivnia,i $i`l txiildin 4 15 4C � o � f `Xf , ir i " 30 ' � `;
Rotcoverage
� 4t + y ^}y } ky a } pp ♦1 � l '�i, ( Ord . t� o . 2 ;Dl 2 , � I ( Exh , A) , 2 -ooT;9 J11 )
. .yR', .3i. 355 +'. 17A3il � llrt 6) ti? iJ r '� . . iL5.3 ?,I G✓� i.' V4 ,
ft
} t r Tra : ffe r f tsb& 18 , 09 . 050 Table 3- Density and dimensions for multifamily residential zones . '
"r
%,�r�,� ���s �,� ��� �� 4;�� � w• . { t . .." ..� • � . moi ::3 . .-i � . a� :;., . � .. . ... 1111.. . ... . . . . . ... ............. ... ... ........ .. ... .. . ... ...............
... . .. ... ... ..
Wwo Ifig
MF - MF - 10 MF - MF - 18 MF - MF - 24
F;,�, � d � z ., , 10 Attached 18 Attached 24 Attached
f 5.a 3t �i �r � r � r t �; . . �. .. :. . �,� . 1441, ... 4411 . , ., . .,.,.,., 1114.
���' , . . . � ,,r � ,.. ,., �
'
` s " ... ,Y Y ` ' '. 1111. .. .. .. ,.. ,.. .. .. y
moommum lot size .; ,. ,. w 4 , ,... 0 "i 2> `j ,J � () �) it) .11400 1 ,� , , 00 144 ,) ,) 1)
Maximum density 10 14 18 20 24 24
( Firpuare teed)
� l r � t lie, gym, m f rr : iat44 {,3 3 i-#)0 '� 1 -4 , 400 16 #:�j.�# ) 24 �3� ';�w3 ( dwelling units per gross
�L s4 r , 'w , x., w W , 3-r 7.r l,+ " f 7... 4411 t,,. acre
width _ t llyidard lots
11�1 � r � tr�� �� rr� lot 4 �� 114 (1, �.� rJ {.; �, rf,3 f�, �? - . : . , ,
( t , ) € Minimum lot area 51000 3 , 000 51000 2 , 100 5 , 000 11800
; $ �1 ' ( 3 ' slf ' f = ` ll13 <r3 1 u' (�' ( square feet)
Exhibit A ( 2014 ) Page 143 Exhibit A ( 2014) Page 144
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 09 DENSITY AND DIMENSIONS Chapter 18 . 09 DENSITY AND DIMENSIONS
iltriturn : lt�t ar± a pr350 3 , { (3 {� x , 42{3 . . Q . 1: $ 1. : . r $ 00 18 . 09 . 080 Lot sizes .
t weNl: r g urt>It ( squar
-feet A . In planned residential developments with sensitive lands and the required recreational open space
. AAAA :
MinIMLI t lot width (feet) 50 20 50 20 50 20 set aside , a twenty percent density bonus on a unit count basis is permitted . Density may be
A , AIt la ot p ( . _ : . . . J . . . : . . . . :. . : . . _ . . 0. . . . . . � - - - . . . . . . . . . . . . _ . . . . . .
transferred for sensitive areas but the total lot count shall never exceed the number of lots
established in the density standards established in CMC Section 18 . 23 . 040 " Density Standards . "
Mt �t � mum ft`� ntIrd 15 t 15 A .
0 :. 1 '! 0 Be When creating new lots via short plats or subdivisions that are adjacent to a different residential zone
f et) AAAA .
. . . A . . ; A A AA . _ . . . .. . .. . . . . . . . :
A 17Adesignation , the new lots along that common boundary shall be the maximum lot size allowed for the
. . . . . . . . :. : . g
C
Minimum Side yard 10 5 10 5 10 5 zone designation of the new development ( if a lower density adjacent zone) , or the minimum lot size
( feet) I allowed for the zone designation of the new development ( if a greater density adjacent zone) , as
e 2 , Section A . In applying this section , where a land division is
based on CMC 18 09 040 Table W
: Mn tllt tlullt itldl rdr . . 5. 5 15 1
AA + aal . � 11the size of
lots , the land division m utilize the density transfer provisions
. . . provided for € n CMC Section 18 . 09 . 000
f1i11t°etdt ft AAAA ::: : p y
required to increase a
q
Minimum rear and 2 10 10 10 10 10 10 : .., ,- £,
Lot ovSra e rd 2 � 1 ..3 7 1 { F: xh . ,((Part) ) , 20 (tss . Ord . 244 ,E b .3 ( Exh . A ( part) 1 . 20) 31
. . _ AAAA _ . . . . . :: . . . . AAAA ; . . . . . . . AAAA. .
AAAA . . . : . : � ��
Maximum building lot 45 % 55 % 55 % 65 % 650%0 75 % (Ord . Not 2x312 , <§ i ( �xi, . A) . 2,A,, 7 ~ 20 't 1 �
coverage
u� lci' ( r diet h 18 , 09 , 090 Reduction prohibited .
_ . . . . . . . . . . . .
_ .
Maximum building 35 35 45 145 45 45
height ( feet) 3 No lot area , yard , open space , off- street parking area , or loading area existing after the effective date
Notes : of the ordinance codified in this chapter shall be reduced below the minimum standards required by the
provided in L; hapter 18 . 41 as except, nor used as another use ,ter,
1 . For single-family attached housing , the setback for the nonattached side of a dwelling unit shall be ordinance codified in this cha p p p
five feet . " Nonconforming Lots , Structures , Uses . "
2 . For single-family attached housing , the R zone property setback for the nonattached rear of a dwelling fr:� rr1 ? .l s� 1 ( Fxl � ( I> i rt) r 20 � tf ; �.� � d 244 ; X4 .3 { Fxl ; ( f} � rt ) ) . 2t At Cal
unit shall be ten feet , except abutting MF , where the rear yard may be no less than ninety percent of the
adjacent zone .
3 . Maximum building height : three stories and a basement but not to exceed height listed above . 18 . 09 . 100 Lot exception .
( J14d . ;:' E3140 1 4t:: xis . 1 � 1 r € t) } . :f () ;:18 . } rti . 244 %1 3 ti:::xh . A ( ) art ) ) , 2r:}t: 6 )
` If at the time of passage of the code , a lot has an area or dimension which does not conform with the
{ rrt1 . o 2012 ' § i ( xt € ' �` ) ' r .. 011 ) density provisions of the zoning district in which it is located , the lot may be occupied by any use
permitted outright in the district , subject to the other requirements of the district . The person claiming
18 . 09 . 080 Density transfers . benefits under this section shall submit documentary proof of the fact that the lot existed by title at the
time of passage of the code . See Section 18 . 41 . 040 " Buildable lot of record . "
A . Purpose . To achieve the density goals of the comprehensive plan with respect to the urban area , lord . 251 .1 ( ixi� . A Dart? ) . 2 €=iO3 : surd . 2443 ` 3 ( x1 € . A ( }) artj ) , 03t� �
while preserving environmentally sensitive lands and the livability of the single-family residential
neighborhoods , while also maintaining compatibility with existing residences .
B . Scope . This section shall apply to new development in all residential ( R) zoning districts . 18 . 09 . 110 Height-- Exception .
C . Where a land division proposes to set aside a tract for the protection of a critical area , natural open The following type of structures or structural parts are not subject to the building height limitations of
space network , or network connector ( identified in the City of Camas parks plan ) , or approved as a the code : tanks , church spires , belfries , domes , monuments , fire and hose towers , observation towers ,
recreational area , lots proposed within the development may utilize the density transfer standards transmission towers , wind turbines , chimneys , flag poles ( see setbacks at CMC § 18 . 09 . 130 ( G ) ) , radio and
under CMC Section 18 . 09 . 040 Table-2 . television towers , masts , aerials , cooling towers , and other similar structures or facilities . The heights of
telecommunication facilities are addressed in CMC Chapter 1835 Telecommunication Ordinance ,
D . Where a tract under " C " above , includes one- half acre or more of contiguous acreage , the city may
provide additional or negotiated flexibility in lot sizes , lot width , depth , or setback standards . In no lard . 251 � �' 1 t �:xh , A " part) ) . 2008 : Ord 244 "? `3 3 ( Exh A ( Dart) } , X0013)
case shall the maximum gross density of the overall site be exceeded . Gard to 2012 . I ( x1 € . . ) , 2-11 - 211 1 )
( card . 2515 1 ' FEA, A tpart) ) 4 ;� 0rJ8 : Ordo 2443 � '3 tExl� . A 1pa €�) ) , 2sts� 0i
18 . 09 . 120 Roof overhang permitted .
The maximum a roof overhang may intrude into yard setbacks shall be as follows :
Exhibit A (2014 ) Page 145 Exhibit A ( 2014 ) Page 146
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 09 DENSITY AND DIMENSIONS Chapter 18 . 09 DENSITY AND DIMENSIONS
: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :
: Yard Setback IMaximum Roof Overhang percent gradient over twenty percent . In no case under the provisions of this subsection shall the
setback be less than ten feet .
5 feet 2 feet ( Orsi . 2515 � 1 f Exh . A, " part) ) , 2f.08 , Ord , 2443 €3 3 ( Exh . A f part j ' 200f�?
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 . . . . 4 . . 6 . . . . . . . . . . . . . . ; 18 . 09 . 150 Side yard — Exception .
10 feet 3 . 5 feet
r ........... ........................ ...:.............. .. . . . ............. . . ........... ................................... ....... .. .. .. . . . . . .. .................................................................................................................................................................. ....... For a lot in a NC , CC or RC district containing a use other than a dwelling structure , and adjoining a
15 feet 5 feet residential zoning district , minimum side yard along a side lot line adjoining a lot in a residential zoning
district shall be fifteen feet . In the case of a lot in a LI or HI district the side yard setbacks shall be twenty
... . . . .. . . . .. ...................... .............. ...... .............. .... .................................................... .... . ..... .. .......................... . ............................. ... ........... :.......................................... .. ....................... ............ ...... ...... .... .. . . feet . If the adjoining residential district is within an area shown in the comprehensive plan for future
115 feet or greater 5 feet commercial or industrial use or expansion , no minimum side yard shall be required .
:.. .. . . .. .. ... ........:.....:........ . . ...........................:... . ..... .. . .. . ....................... .. ... ................... .................... ..... ..... .. ... .. ..... ... . .::.:...'
( 10rdo 2 ;F I ;� I f Fxt3 . , Wart ) ) , 2t? }8 : Oi.{1 . 4 :: IE_xli . A. peri) N 1 20 V
18 . 09 . 160 Side yard— Flanking street.
18 . 09 . 130 Setback—Exception . For a corner lot in a NC , CC , RC , LI or HI district proposed for commercial or industrial development ,
which is across a street from a residential ( R) zone , the yard setback from the street shall be fifteen feet .
A . Cornices , eaves , chimneys , belt courses , leaders , sills , pilasters , or other similar architectural or { Ord . 2515 1 fExh . A ( Part) ) . 2f0 ; ; tard , 2 ,' <3 ( Exh , r ( part) ) , 2U06r?
ornamental features ( not including bay windows or vertical projections ) may extend or project into a
required yard not more than two feet .
Be Oen balconies , unenclosed fire escapes , or stairways , not covered b a roof orcano 18 . 09 . 170 Rear yard — Exception .
Open p y y py , may extend
or project into a required front yard , or a required rear yard along a flanking street of a corner lot , or
into a required side yard , not more than three feet . For a lot in a NC , CC or RC district containing a use other than a dwelling structure and adjoining a
residential zoning district , minimum rear yard along a rear got line adjoining a side or rear yard of a lot in a
C . Open , unenclosed patios , terraces , roadways , courtyards , or similar surfaced areas , not covered by residential zoning district shall be fifteen feet . In the case of a lot in a LI or HI district , the rear yard
a roof or canopy , and not more than thirty inches from the finished ground surface , may occupy , setback shall be twenty feet . If the adjoining residential district is within an area shown in the
extend , or project into a required yard , comprehensive plan for future commercial or industrial use or expansion , no minimum rear yard shall be
D . Cantilevered floors , bay windows , or similar architectural projections , not wider than twelve feet , may required .
extend or project into the required side yard along a flanking street of a corner lot not more than two ( Ord , 2" 515 {, 1 ( ExhV A ( I> �� rij ) ; 20tai✓J Ord . 2443 e 3 ( Exh , A ( part ) ) , 200e;.j
feet . The total of all projections for each building elevation shall not exceed fifty percent of each
building elevation .
18 . 09 , 180 Elevated decks .
E . Detached accessory buildings or structures may be established in a side or rear yard , provided such
structure maintains a minimum setback of five feet from side and rear lot lines , and a minimum six Rear Yard Setback . The rear yard setback for an elevated deck shall be fifteen feet . As used herein ,
feet setback from any building . In no event shall an accessory building ( s ) occupy more than thirty an elevated deck shall mean a deck thirty inches or more aboveground level that is physically attached to
percent of a rear yard requirement . For accessory dwelling units see Chapter 18 . 27 . a residential structure . The areas covered by an elevated deck shall be counted when calculating the
F . On sloping lots greater than fifty percent , only uncovered stairways and wheelchair ramps that lead maximum lot coverage permitted under the applicable density provisions .
to the front door of a building may extend or project into the required front yard setback no more than ( Ord , 2515 J 01 ( Exh . A ( part) ) , 2008 : Clydo 2443 � 3 ( Exh . A ( parol; 20M
five feet in any R or MF zone .
G . Flag poles may be placed within any required yard but shall maintain a five-foot setback from any lot
line .
18 . 09 . 140 Front yard— Exception .
A . Commercial and Industrial Districts . For a lot in a NC , CC , RC , LI or HI district proposed for
commercial or industrial development , which is across a street from a residential ( R) zone , the yard
setback from the street shall be fifteen feet .
Be Sloping Lot in any Zone . If the natural gradient of a lot from front to rear along the lot depth line
exceeds an average of twenty percent , the front yard may be reduced by one foot for each two
Exhibit A ( 2014 ) Page 147 Exhibit A (2014) Page 148
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 11 PARKING Chapter 18 . 11 PARKING
Chapter 18 . 11 PARKING 18 . 11 . 020 Design .
Sections : The design of off-street parking shall be as follows :
18011 0010 Parkinq policy desi , 1nrated . A . Ingress and Egress . The location of all points of ingress and egress to parking areas shall be
subject to the review and approval of the city .
118 , -11 . 0. 21.) DesicIn .
Be Backout Prohibited . In all commercial and industrial developments and , in all residential
1 ' 1 41 . 030 Location . buildings containing five or more dwelling units , parking areas shall be so arranged as to make
`I8 , 11 , 0401.lnits of rnerataurerraertt , it unnecessary for a vehicle to back out into any street or public right- of-way . Die
18 . 1 'l . 050 Change or expansion . C . Parking Spaces—Access and Dimensions . Adequate provisions shall be made for individual
ingress and egress by vehicles to all parking stalls at all times by means of unobstructed
18 . 11 . 115 } Unspecified use , maneuvering aisles . The city is directed to promulgate and enforce standards for maneuvering
18 . 11 , 0x' 0 Joint use . aisles and parking stall dimensions , and to make such standards available to the public .
18 . 11 . 080 Plan submittal . D . Small Car Parking Spaces . A maximum of thirty percent of the total required parking spaces
j{. r may be reduced in size for the use of small cars , provided these spaces shall be clearly
8 . 11 . 1' °) `) I.. aradsr, �alatnEl . identified with a sign permanently affixed immediately in front of each space containing the
18011 . 100 Relsidential p arkinq . notation " compacts only . " Spaces designed for small cars may be reduced in size to a minimum
of eight feet in width and fifteen feet in length . Where feasible , all small car spaces shall be
18 , 11 MO F' �arl� iraE for theh �ancfic.aap �; ct . located in one or more contiguous areas and /or adjacent to ingress/egress points within parking
118 . 11 . 120 Additional 1%egUirements . facilities . Location of compact car parking spaces shall not create traffic congestion or impede
traffic flows .
18 . '11 . 130 - Standards .
t ti . 11 . 1 0 Loading standards . ( Ord . 2615 � 1 ( lxh . A Ep �art) ) . 2 (}08 : Ord . 2443 � 3 ( Exh . A ep art) ) , 2006)
( Ord6 Nr)4 41612 , ' f ( 1::. ;cl � . Iii) , 2- i- J{) ' €
18 . 11 . 030 Location .
18 . 11 . 010 Parking policy designated . Off- street facilities shall be located as hereafter specified . Such distance shall be the maximum
walking distance measured from the nearest point of the parking facility to the nearest point of the
Except as hereafter provided for the MX District and DC District , in all Districts there shall be building that such facility is required to serve :
provided minimum off street parking spaces in accordance with the requirements of Seotion 18 .11 , 020 , A . For single-family or two-family dwelling and motels : on the same lot with the structure they are
Such off street parking spaces shall be provided at the time of erecting new structures , or at the time of required to serve .
enlarging , moving , or increasing the capacity of existing structures by creating or adding dwelling units ,
commercial or industrial floor space , or seating facilities . Under no circumstances shall off street parking B . For multiple dwelling , rooming or lodging house : two hundred feet ,
be permitted in the vision clearance area of any intersection . Off street parking will only qualify if located C . For hospital , sanitarium., home for the aged , or building containing a club : three hundred feet ,
entirely on the parcel in question , and not on City owned right- of-way or privately owned streets less than
twenty feet in width . Covered parking structures shall not be permitted within the front yard set back or D . For uses other than those specified above : four hundred feet .
side yard set back along a flanking street , -i0rd J,,!5e€ !3 1 ( iixh . A tpfartv ' , ;:f008 : Orde 244 :3 3 ( E xta A ( part) ) , 2E:106 %
For projects one- half block or less in size in the DC District and MX District , the Community
Development Director may waive the off street parking requirements if the City Engineer finds that the 18 . 11 . 040 Units of measurement.
anticipated parking needs of the project can be adequately met by existing off street parking on site , if
any , and on street parking adjacent to the project . The Community Development Director may , as a A . In a stadium , sports arena , church , or other place of assembly , each twenty inches of bench seating
condition of waiving the off street parking requirements of Sec;lion 18 . 11 . 020 , require that on street shall be counted as one seat for the purpose of determining requirements for off- street parking
parking be converted at the expense of the applicant to angle parking or another parking configuration
approved by the City Engineer . facilities .
( Card 2515 1 ( Exhr ,ti 2008 : Crr1 . 2443 � 13) ( Exl ) . A ( p arat) j 2006) Be For purposes of determining off- street parking as related to floor space of multilevel structures and
building , the following formula shall be used to compute gross floor area for parking determination :
iC f*d , Nor 2545 , 3 ill , 5.614.. 2009 : Ord , Nor 25471 § Vl , j.. 180*2t 091
: Main floor : 100 %
Exhibit A (2014) Page 149 Exhibit A ( 2014) Page 150
Title 18 - ZONING * Title 18 = ZONING *
Chapter 18 . 11 PARKING Chapter 18 . 11 PARKING
: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :
: Basement and second floor 50 % E . For the purpose of this section , the following and similar uses are considered as primary
nighttime or Sunday uses : auditorium incidental to a public or parochial school , churches ,
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 bowling alleys , theaters , taverns or restaurants .
: Additional stories 25 % F . Owners of two or more buildings or lots may agree to utilize jointly the same parking space ,
subject to such conditions as may be imposed by the city . Satisfactory legal evidence shall be
presented to the city in the form of deeds , leases , or contracts to establish the joint use .
Evidence shall be required that there is no substantial conflict in the principal operating hours of
the buildings or uses for which joint off- street parking is proposed .
( � Ird . 25015 � 1 ( Exh . A ( tsar[ ; , , 20088 Ord . 2443 § 3 ( Exh . A ( part ) ) , 2336 % ( Ord . 251 (. � 1 ( 1vxi� . P, ' part) ) .. 21 � 1 �3 : card . X443 3 3 ( Exh , A ( part1 } . ZU �}#i?
18 . 11 . 050 Change or expansion . 18 . 11 . 080 Plan submittal .
Except in a DC District or MX District , whenever a building is enlarged or altered , or whenever the Every tract or lot hereafter used as public or private parking area , having a capacity of five or more
use of a building or property is changed , off street parking shall be provided for such expansion or change vehicles , shall be developed and maintained in accordance with the requirements and standards of this
of use . The number of off street parking spaces required shall be determined for only the square footage chapter .
of expansion and not the total square footage of the building or use , however , no additional off street The plan of the proposed parking area shall be submitted to the city at the time of the application for
parking space need be provided where the number of parking spaces required for such expansion , the building for which the parking area is required . The plan shall clearly indicate the proposed
enlargement , or change in use since the effective date of this Code is less than ten percent of the parking development , includin location , size , shape , design , curb cuts , lighting , landscaping , and other features
spaces specified in the Code . Nothing in this provision shall be construed to require off street parking p g p g g g ' p g '
spaces for the portion and /or use of such building existing at the time of passage of the Code . and appurtenances required . The parking facility shall be developed and completed to the required
standards before an occupancy permit for the building may be issued .
k0rd . 2515 s 1
( Exh , ( part)") , 2 ( 086 Ord . 2443 tj 3 ( Exh , A ( pall") , 2 €J061 ( t } € €1 . 25 '1 5 f 1 ( E �cl � . t� ( f7t:� € 1:} ;, o0 %18 : Ord . 2443 { ::> ( Exir . ,<t ( parf ) ) . 200C ;
( Ord . Nf,-j . 2545 , < 111 , 5-4 - 20094 Ord . f1o . 2547 , V11 , 5- 18 - 2009'
18 . 11 . 090 Landscaping .
18 . 11 . 060 Unspecified use .
Landscaping requirements for parking areas shall be provided under Chapter 18 . 13 " Landscaping . "
In case of a use not specifically mentioned in Sec.ti €n 1811 . 13E} of this chapter , the requirements for ( �} €.c) 2rslrs 4� .1 { 1:::� E � , ,�, ( f} �€rt } } . 284608 : Oird . t* 443 f, � ( f _xli . A ( I� r• rt ) '} , x:0,00(4
off- street parking facilities shall be determined by the city in accordance with a conditional use permit .
Such determination shall be based upon the requirements for the most comparable use listed .
( Ord . 2515 � .l ( Ext . A ( pad ) ) , 2008 : 01rd . 2443 � 3 ( !fit Exh * ( ) art) ) , 1" 00 ) 18 .11 . '100 Resrdenfiia ! parking .
Residential off- street parking space shall consist of a parking strip , driveway , garage , or a
18 . 11 . 070 Joint use . combination thereof, and shall be located on the lot they are intended to serve .
The city may authorize the joint use of parking facilities for the following uses or activities under
( Ord . 25 '15 § 1 ( Exh . P. ( part's ; ; 20383 : OrcL 2443 � 3 ( Exh . A ( part) ) * 2 �} 8€v
conditions specified :
A . Up to fifty percent of the parking facilities required by the code for a theater , bowling alley , 18 . 11 . 110 Parking for the handicapped .
tavern , or restaurant may be supplied by the off- street parking facilities provided by certain
types of buildings or uses herein referred to as "daytime " uses in subsection D of this section . Off- street parking and access for the physically handicapped persons shall be provided in
accordance with the international building code .
B . Up to fifty percent of the off- street parking facilities required for any building or use specified in r� t F } j
subsection D of this section , " daytime" uses , may be supplied by the parking facilities provided ( €fir €t . ::. .3 "€ .> 1 ( t:: xl � . /� i > r�€ t"3 , ;:• (}t:) : L} rcl . 1443 �" ,3 { 1:::> t� . 1 � ftrrf } , �. �:)(:�t�
by uses herein referred to as " nighttime or Sunday" uses in subsection E of this section .
C . Up to one hundred percent of the parking facilities required for a church or for an auditorium 18 . 11 . 120 Additional requirements .
incidental to a public or parochial school may be supplied by the off- street parking facilities
provided by uses herein referred to as " daytime" uses in subsection D of this section . In addition to the basic standards and requirements established by other sections of this chapter , the
city may make such other requirements or restrictions as shall be deemed necessary in the interests of
D . For the purpose of this section , the following and similar uses are considered as primary safety , health and general welfare of the city , including , but not limited to , lighting , jointly development of
daytime uses : banks , offices , retail , personal service shops , household equipment or furniture parking facilities , entrances and exits , accessory uses , and conditional exceptions . Further , performance
stores , clothing or shoe repair shops , manufacturing or wholesale buildings , and similar uses . bonds may be required in such cases where the city determines that such shall be necessary to
guarantee proper completion of improvements within time periods specified .
Exhibit A (2014 ) Page 151 Exhibit A ( 2014) Page 152
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 11 PARKING Chapter 18 . 11 PARKING
( Ord . 2515 � 1 tExht A " parMo 2008 : Ord , 24413) � 3 ( Exh . A ( part) 2006 llse
F Required Number of OffWStreet Parking
Spaces
18 . 11 . 130 Standards . IF
_... .
per 10 students
Technical college , trade school , business 1 space per every 2 employees , staff, and 1 space
The minimum number of off-street parking spaces for the listed uses shall be shown in Table 18 . 11 - school I per every full -time student , Or 3 partFwtime studentsIt
1 , Off- Street Parking Standards . The city shall have the authority to request a parking study when University , College , seminary 1 per every 2:, employees and staff members; and
I IF I III
deemed necessary . either 1 per every 3 full -time students not on
Use Required Number of Off-Street Parking : campus ; or 1 for every 3 part-time students ;
Spaces whichever is reater
p I
Multi - use community centers 1 per 4 seats maximum occupancy
Residential IF
Single-family dwelling , duplex , rowhouse 2 er unit Museum , art gallery 1 space per 500 square feet of gross floor area
IF
Studio apartment 1 Library 1 per employee and 1 per 500 square feet of gross
floor area
Apartment 1 bedroom/ 2 + bedrooms : 1 . 5 /2
Housing for elderly . 38 per unit Post office = 1 per 500 square feet of gross floor area , plus , 1
( aIF 11 1 F
partment/unassisted ) space per each 2 employees . .
Retirement dwellings IF per unit Medical care facilitiesIF FIFFF
Residential care facility/assisted living ' 1 'per 2 beds. + 1 'per day, shift employeeHospitals 1 per 2 ' beds
Lodging Veterinary clinic/ hospital 1 space per 250 square feet of gross floor area
Hotel or motel 1 space per unit plus additional for bars , Medical /dental clinic/office 1 1 per employee plus 1 per 300 square feet of gross
restaurants , asser bly rooms = floor area
Bed and breakfast IF 1 space per room Office
Recreation General offices It I1 per employee , plus . 1 per 400 square feet of gross
floor area
Marina 1 space per 2 slips General office ( no customer service) 1 per 250 square feet of gross floor area
Miniature golf1 per hole Office park 1 , space per 400 square feet of qross floor area
Golf course It 6 spaces per hole and 1 per employee
Golf driving range 1 spate per 15 feet of drivingline Meeting rooms 1 per 4 person occupancy load , and 1 per 2
employees
Theater , auditorium 1 space per 4 seats maximum occupancyCommercial /service
Stadium , sports arena : 1 space per 4 seats , or 1 for each 8 feet of benches, Automobile sales new/used IF
1 per 400 square feet of gross floor area
plus 1 space per employeesIF IF F Auto repair accessory to auto sales 2 s aces er auto service stall
Tennis , racquetball , handball , courts/club IF
3 spaces per court or lane , 1 space per 260 square Automobile repair shop , automobile4 per bay
feet of gross floor area ( GFA) of related uses , and 1IF
space per employee service station , automobile specialty
Basketball , volleyball court 9 spaces percourt store , automobile body shop
Gas station 1 per 2 fuel PUMPS
Bowling , bocce ball center , billiard hall 5 spaces per alley/lane, and/or table
Dance hall , bingo hall , electronic game 1 space per 75 square feet of gross floor area Gas station with mini - market 1 per nozzle plus 1 per 250 square feet of gross
; floor area
rooms , and assembly halls without fixed ; ( GFA) 11 IF I Car wash or quick service lubrication ,spaces per stall ,` and 1 space per 2 employees
seats facilities
Sports club , health , spa , karate club IF
1 space per 260 square feet of gross floor area ,IF Beauty parlor , barber shop ` 1 per 300 square feet of gross floor area
IF I. plus 1 space per employee Massage parlor 1 per 340 square feet of gross floor area
Roller rink , ice-skating rink IF
1 space per '100 square feet of gross floor .area Exhibition halls , showrooms , contractor' s 1 space per 900 square feet of gross floor area
Swimming club 1 s ace per 40 s uare feet of gross floor areaIF
shop
Private club , lodge hall 1 s ace per 75 s uare feet of gross floor area Photographic studio 1 space er ' 800 uare feet of gross floor area
Institutional Convenience market , supermarket 1 space per 250 square feet of gross floor area
IF
Church/chapel / synagogue/temple 1 space per 3 seats or 6 feet of pews Multi - use retail center 1per 250 square feet of gross floor area
Elementary/middle/ junior high school 1 space per employee , teacher , staff, and 1 space
LF
It per 15 students Finance , insurance , real estate office 1 per employee plus 1 per 400 square feet of gross
IF
Senior high school il space per employee , teacher, staff, and 1 space floor area
Bank 1 per employee , ' plus 1 per 400 square feet of gross
Exhibit A ( 2014 ) Page 153 Exhibit A (2014) Page 154
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 11 PARKING Chapter 18 . 11 PARKING
. . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . :
Use Required Number of Off-Street Parking Number of Berths ; Gross Floor Area of the Building in Square Feet
Spaces '
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . . . . . .. . . .
0 0414 . 46 . . . . . . . . . . . . . . . . . . . . 4 . . . 4 . 4 . . .
floor area 1 Up to 20 , 000
Drug store First 5 , 000 square feet = 17 spaces plus 1 per
% . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . . 4 . 6 . . . . . . . . . . . . . . . 4 . .
additional 1 , 500 square feet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:
Furniture/appliance store 1 per X500 square feet of gross floor area 2 : 20 , 000-50 , 000
Clothingstore 1 per 400 square feet of gross floor area ............ ................ ... .. .. . .................... .... ..... . . .......... ........ ......... .. ...... .. . ............... .. . . . . . ... . .. .. .. . .... ... . .. .. . . ....................... ..........:......:.. .. . . . .. . .... ........................................ ................... .......... . . . ...... ............... . ......
Lumber yard , building material center 1 space per 275 square feet of Indoor sales area , 3 50 , 000- 100 , 000
plus 1 space per 5 , 000 square feet of
. . . ........ . .......... ........... . .. . . ............. ... . . . . . ......too............ . ...to'too........... .. . ... . .......... ..... .. . ............. .. .... ..... ................................... .. .......... ... ....... .. .. . .......... .. . .......................... ... .............. .. . .. ............................ .......:
warehouse/stora e * One additional berth is required for each 50 , 000 in excess of 100 , 000
Hardware/ paint store 1 per 400 square feet of gross floor area
Restaurant 1 er 100 square feet of rass floor area ......... ............ .. ..... ... . .......:. .. . . ................ ..... ..................:.. . . ... ... . ............ . . . . . ............. ....... . . . ........:............ .. ........... .. .. ... . .... ............................ ...... .... ...... . .... .. ....
....... .............
Restaurant , carry- out 1 space per 225 square feet of gross floor area
Fast food restaurant/coffee kiosk 1 space per 110 square feet of gross floor area ,
plus 6 stacking spaces for drive-through lane
Table18 11 3 Berth Standards for Office Buildings , Hotels , Hospitals and Other Institutions
Repair shop 1 per 400 square feet of gross floor area
P dry P P 9 9 Number of Berths Gross Floor Area of the Building Laundromats , coin - o erated d cleaners 1 space per every 3 washing or cleaning machines ng in Square Feet
Mortuary 1 space per 150 square feet of gross floor area
Express delivery service 1 space per 500 square feet of gross floor area ,
plus 1 space per employee 1 Up to 100 , 000
Retailstores in general Less than 5 , 000 square feet : 1 per 300 square feet . . . ............ ...................... ........... ....... .......................... . .. ..t............. .. . .... . . .......... . .... . ......... ..... .. ......................... ........................ ........... ............................ .............. ...... . ....................... ......... ... . . . . ...... .............. <
Greater than 5 , 000 square feet : 17 plus 1 per 1 , 500 2 : 100 , 000 to 300 , 000
square feet
Industrial :. . . . . ........ ....... .... ... ... ........ .. . . . .... . ....... ............... ............. . . .:...... ... .... . ....... . .. ................................ .......................................... ......................... ...................................... ... ... ........ .. ............ .... ........ .. .................
3 : 300 , 000 to 600 , 000
Industrial , manufacturing 1 per 500 square feet of gross floor area
r square ... .. . .... ......... .. . .. ... . .. .......... ...... ...... ... .... ....... . ....... ............ ....... .. ............................. ... .. .. .. ..... . . . . . ... .................... . . . . ... . . .. .................................. .. . .. ..... . . .. ....................... . . . ......... .... ... . . ..................................
Warehousing , storage 1 per 1 000 q uare feet of gross floor area
* One additional berth is required for each 300 , 000 in excess of 600 , 000
Public or private utility building 1 per 1 , 000 square feet of gross floor area
Wholesaling
2 plus 1 per 1 , 000 square feet of gross floor area
Research and development 1 per 500 square feet of gross floor area
LI / BP general office 1 per employee peak plus 15 %
LI / BP research 1 per employee peak + 10 %
No loading berth shall be located closer than fifty feet to a lot in any residential zoning district unless
wholly within a completely enclosed building , or unless screened from such lot in the residential district by
a wall , fence , or sight-obscuring evergreen hedge not less than six feet in height .
( ;Jrd _ 2515 § 1 ( Fxho f� ( part'll 2008 4? rdo 2443 `'� { �� i� . � � p �artj ) , 2a��.� c� j ( Crdo 2 � 1 � � t tExh , A " part) ) . 21:108 : t:� rd , 244 ' ( �xh . r� � }� artj } .. 20 ����?
( 0rde Not 2VF12 , V I ( Exh . A) , 2 .. 7 .. 201 1 )
18 . 11 . 140 Loading standards ,
In all districts except the DC districts , buildings or structures to be built or substantially altered which
receive and distribute material and merchandise by trucks shall provide and maintain off- street loading
berths in sufficient numbers and size to adequately handle the needs of the particular case .
The following standards in Tables 18 . 11 - 2 and 18 . 11 -3 , shall be used in establishing the minimum
number of berths required :
Table 18 . 11 - 2 Berth Standards for Commercial and Industrial Buildings
Exhibit A ( 2014 ) Page 155 Exhibit A ( 2014) Page 156
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 13 LANDSCAPING Chapter 18 . 13 LANDSCAPING
Chapter 18 . 13 LANDSCAPING B . Landscaping shall be selected and located to deter sound , filter air contaminants , curtail erosion ,
minimize stormwater run - off, contribute to living privacy , reduce the visual impacts of large buildings
Sections . and paved areas , screen , and emphasize or separate outdoor spaces of different uses or character .
18 . 13 . 010 Purpose . C . Plants that minimize upkeep and maintenance shall be selected .
618 , 13 . 020 Scope D . Plants shall complement or supplement surrounding natural vegetation .
18 . 13 . 030 l:. xpari Elora . E . Plants chosen shall be in scale with building development .
18 . 1 :3 . 040 Procedure . F . Minimum landscaping as a percent of gross site area shall be as follows :
mara
18 . 13 . 8 Landscainct standards . Zane aIr II14a Per�etilt of 'Landsa OIn Re wiredalar
r , F -44- 1, IIIIFF �-- ' Farm a IF a L ' arm a I, ; . arm ' Iva ar a a I Iva
1 t3 . 13 , {) fitl Parking areas . H1 . . 7IF 20
n ISG , .1 15 %
18 , '1 ...> , 070 Assurance devic€,; .
1 0°/v
MIX : a
10 %
1V1F 5 °l° on lets ILSS than 1OF 000 square feet 10 % I a oa I n lots greeter thana 10MOI 1a
cmar
ftI a r a a a a 11 - r I Farm IF Fa 1 . + . 1 arm , I . , I r IF r r I'm ar a III I I I F4 IF a I Far Farm I Farm rr . . .arm a or I F ; 4 -: : IF arm
18 . 13 . 010 Purpose . see SectionFar: 18 . 37 04ar 0a " Landsca in standards "
IMP see t �tt ���n . 1 s 2s`ii � 410 I"Lar dsca in standards" mmarmIra
_ :. Farm _ _ ra. .
r r arm am
The purpose of this chapter is to establish minimum standards for landscaping in order to provide IrkFa irtar + IFg . (see Section 'l €� . 13 , fti0 of this chapter)
1t ry
screening between incompatible land uses , minimize the visual impact of parking areas , provide for : .
shade , minimize erosion , and to implement the comprehensive plan goal of preserving natural beauty in
the city .
( Ordr, 2515 s 'I ( Ext . A ( part) ) , 2008 : Ord . 2443 3 ( Exh . A ' part ) I , 20066
G . Deciduous trees shall have straight trunks , be fully branched , have a minimum caliper of one and
1 $ '13 . 020 Scope . one- half inches , be equivalent to a fifteen - gallon container size , and be adequately staked for rare
planting .
Landscaping standards shall apply to all new multifamily, commercial , industrial and governmental H . Evergreen trees shall be a minimum of five feet in height , fully branched , and adequately staked for
uses , including change of use , and parking lots of four spaces or more . For conditional uses permitted in planting .
residential and multifamily districts , such as churches , schools , civic organizations , etc . , the standards for I . Shrubs shall be a minimum of five- gallon pot size . Upright shrubs shall have a minimum height at
landscaping will be the same as the landscaping standards in community commercial zones ,
planting of eighteen inches . Spreading shrubs at planting shall have a minimum width of eighteen
( Orel . 2515 § 1 ( Erh . A ( part) ) , 2 �i08 Ord , 244.3 � 3 ( Exh . A ( part) ) , 20003 inches (smaller shrub sizes may be approved where it is more appropriate within a particular
landscape plan) .
18 . 13 . 030 Expansion . J . Ground cover , defined as living material and not including bark chips or other mulch , shall at
planting , have a maximum spacing of twelve inches on center for flats , and a maximum twenty-four
In a case where a site expands , landscaping shall be provided only for the percentage of expansion , inches on center between mature plants from containers of one gallon or larger .
( Ord2;r1 j # .I ( Exl� , ,r.; ( ? art ) ) . 218 : Ord , 244 ,E # Iwxt A ( p < €' .) ) fi1t� ) K . Appropriate measures shall be taken , e . g . , installations of watering systems , to assure landscaping
success . If plantings fail to survive , it is the responsibility of the property owner to replace them .
18 . 13 . 040 Procedure , L . Trees shall not be planted closer than twenty-five feet from the curb line of the intersections of
streets or alleys , and not closer than ten feet from p �ivate driveways ( measured at the back edge of
Detailed plans for landscaping shall be submitted with plans for building and site improvements . the sidewalk ) , fire hydrants , or utility poles .
Included in the plans shall be type and location of plants and materials . M . Street trees shall not be planted closer than twenty feet to light standards . Except for public safety ,
( Ord . 2 315 § 1 ( Exh . A ' part) ) ; 2 �i08 : Ord , 241.3 � 3 ( Ext . A ( mart) " 2006" no new light standard location should be positioned closer than ten feet to any existing street tree ,
and preferably such locations will be at least twenty feet distant .
18 . 13 . 050 Landscaping standards . N . Trees shall not be planted closer than two and one- half feet from the face of the curb except at
intersections , where it should be five feet from the curb in a curb return area .
A . The property owner shall be responsible for any future damage to a street , curb , or sidewalk caused O . Where there are overhead power lines , tree species that will not interfere with those lines shall be
by landscaping . chosen .
Exhibit A (2014 ) Page 157 Exhibit A ( 2014) Page 158
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 13 LANDSCAPING Chapter 18 . 13 LANDSCAPING
P . Trees shall not be planted within two feet of any permanent hard surface paving or walkway . t
Sidewalk cuts in concrete for trees shall be at least four feet by four feet ; however , larger cuts are
encouraged because they allow additional area and water into the root system and add to the health
of the tree . Space between the tree and such hard surface may be covered by permeable , -
nonpermanent hard surfaces such as grates , bricks on sand , paved blocks , cobblestones , or ground -
cover .
Q . Trees , as they grow , shall be pruned to their natural form to provide at least eight feet of clearance Figure 18 . 13 -2 Parliing Lot Landscape Divider Strip
above sidewalks and twelve feet above street roadway surfaces .
R . Existing trees may be used as street trees if there will be no damage from the development which (`Ord . 2515 § 1 ( Exh� A 1par OL 2008 , 041LL 2443 14F� 3 ( Exh . A ( part) ) . 20008
will kill or weaken the tree . Sidewalks of variable width and elevation may be utilized to save existing
street trees , subject to approval by the city .
18 . 13 . 070 Assurance device .
S . Vision clearance hazards shall be avoided .
( Ord . 251 ' fi .l (, Exh . A ( f) ar.l ) ) . 2008 : 01rd , 244 ,: � 3 ( Exh . A ( part) % 2006 ) In appropriate circumstances , the city may require a reasonable performance of maintenance
assurance device , in a form acceptable to the finance department , to assure compliance with the
; err . No , 2 l2 , ' I ( 1=. x1 � , r ) , 2... r1 'l r provisions of this chapter and the approved landscaping plan .
( Ord . 2515 1 ( Exh. A ' part) ) . 2 ( 0& Ord , 244 ' `3 3 ( Exh . A ( Dart) ) , 2 �J �3t�)
18 . 13 . 060 Parking areas .
A. Parking areas are to be landscaped at all perimeters .
Be All parking areas shall provide interior landscaping for shade and visual relief.
C . Parking lots shall have a minimum ratio of one tree per six double- loaded stalls or one tree per three
single- loaded stalls ( See Figure 18 . 13- 1 ) .
i -4eP
� s I
+ t
?A
; + 01
,. �'�-.�
w '
Figure 18 . 134 Parking Lot Planting Islands
D . Planter strips ( medians ) and tree wells shall be used within parking areas and around the perimeter
to accommodate trees , shrubs and groundcover.
E . Planter areas shall provide a five-foot minimum width of clear planting space .
F . Wheel stops should be used adjacent to tree wells and planter areas to protect landscaping from car
overhangs .
G . Curbed planting areas shall be provided at the end of each parking aisle to protect parked vehicles .
H . No more than fifteen parking spaces shall be located in a row without a landscaped divider strip ( See
Figure 18 . 13- 2 ) .
Exhibit A (2014 ) Page 159 Exhibit A ( 2014) Page 160
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 15 SIGNS
Chapter 18 . 15 SIGNS B . Abandoned signs and all supporting structural components shall be removed by the sign owner ,
owner of the property where the sign is located , or other party having control over the sign . Each is
Sections : individually and severally responsible for removing such sign within thirty days after abandonment ,
unless such sign is replaced with a conforming sign .
18 . 15 . 010 Purpose
C . If a sign suffers more than fifty percent damage or deterioration as determined or is dangerous
18 " 15 4020 ` c:ofrc . because of insecure construction or fastening with resultant danger of falling by the building official ,
18 . 15 . 030 Maintenance and repairq of signs , or because it is an extreme fire hazard as determined by the fire marshal then such sign shall be
brought into conformance with this code or removed .
18115 . 040 General definitions and repulations,
{, Ord . No , 281. 0 , � 111
't 8 . 15 . 050 Signs controlled by zoninq district .
18 . 15 . 060 General sign permit requirements . 18 . 15 . 040 General definitions and regulations .
18 . 15 . 070 Master sign permit requirements .
18 . 15 080 Signs pro hik3itod A . Regulated . In the event that a definition is not listed in this section and is necessary in the
interpretation of this chapter, the director shall primarily rely upon the general definitions established
1815 . 0. 91.) 1A.Hxerrrpti €> ns . for this title , and secondarily on the definition found in a standard English dictionary . For the purpose
of this chapter the following definitions and regulations shall apply :
18 . 15 . 100 'T' emporary si (Ins .
1 . "Abandoned " means a sign which no longer identifies or advertises a bona fide business ,
18 . `15 ,110 ; itrt illtrr�'€ i €"r � i:i�t €'€ , service , owner , product , or activity , and/or for which no legal owner can be found .
18 " 15 . 120 Nonconforming s €tins . 2 . "Awning " is a structure that may support a sign . An awning is a shelter projecting from , and
supported by , the exterior wall of a building , constructed of non - rigid materials on a supporting
framework . [ Refer to "awning signs "]
3 . " Commercial" means the purpose of the sign is to engage in commerce , or to advertise for one' s
work that is intended for sale .
18 . 15 . 010 Purpose .
4 . " Date of adoption " means the date the ordinance codified in this chapter was originally adopted
The city council finds that the manner of the construction , location , and maintenance of signs affects or the effective date of an amendment to it , if the amendment makes a sign nonconforming .
the public health , safety , and welfare of the people ; the safety of motorists , and other users of the public 5 . " Height" is defined at " Dimensions of Signs" within this chapter,
streets are affected by the number , size , location , lighting , and movement of signs that divert attention of
such users . Uncontrolled and unlimited signs may degrade the aesthetic attractiveness of the natural and 6 . " Internally illuminated " means signs where the source of the illumination is inside the sign and
man - made attributes of the community that could undermine economic value of tourism , visitation , and light emanates through the message of the sign , rather than being reflected off the surface of
economic growth . The regulations in this chapter are found to be the minimum necessary to achieve the sign from an external source . Neon signs are considered internally illuminated signs ,
these purposes . 7 . " Multiple building complex" means a group of structures housing at least one retail business ,
(X{14 No , 2600 , 11 . 11 - '1 - 21) 10) office , commercial venture , or independent or separate part of a business which shares the
same lot .
18 . 15 . 020 Scope . 8 . " Off- premise sign " means a sign that advertises products , services , or facilities , or directs
person to premises different than where the sign is placed .
The primary intent of this chapter shall be to regulate signs of a commercial nature intending to be 9 . " On - premise sign " means a sign that advertises products or services related to the building or
viewed from any vehicular or pedestrian right-of-way . This chapter shall not apply to building design , to structure where it is located .
official traffic or government signs , or to any sign authorized or permitted by any other ordinance or 10 . " Permanent" sign means a sign that is intended to remain for the life of the project or business
resolution of the city . This section shall further not apply to the display of street numbers or to any display without fundamental or marked changes and is attached to a building or structure by means of a
or construction not defined herein as a sign . rigid wall , frame , or structure .
( Or'd . No . 26007 3 I1 ; 101 .0140210410)
11 . " Public Right-of-Way" . There are two distinctions of right- of-way . " Privately maintained right- of-
way" means that portion of the public right- of-way maintained by the abutting property owner .
18 . 15 , 030 Maintenance and repair of signs . " Publicly maintained right- of-way" means that portion of the public right- of-way maintained by
the City of Camas or other public agency . Signs placed in the public right- of-way must be
A . All signs and all components thereof , including supports , braces and anchors , shall be kept in a state located outside vision clearance areas and may not pose a traffic hazard or other threat to
of good repair. With respect to freestanding signs , components not bearing a message shall be human safety.
constructed of materials that blend with the surrounding environment .
Exhibit A (2014 ) Page 161 Exhibit A (2014) Page 162
Title 18 we, ZONING * Title 18 we, ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 15 SIGNS
12 . " Sign " means any device , structure , or placard using graphics , logos , symbols , and /or written c . Combination . A free- standing sign is permitted in combination with wall signs ; however the
copy designed specifically for the purpose of advertising or identifying any establishment , size of all permitted signs cannot exceed the overall size permitted per building face per
product , goods , or services . zone . A freestanding sign is not permitted in combination with a projecting or monument
13 . " Sign area" is defined at " Dimensions of Signs " within this chapter . sign .
11 . " Incidental sign " means a small sign , two square feet or less in surface area . Included are
14 . " Sign schedule " means a listing of multiple signs proposed within an application or development decals informing the public of goods , facilities , or services available on the premises , e . g . ,
project , which consists of dimensions and descriptions , normally this is in a tabular format (e . g . designating restrooms , a credit card sign , hours of operation , or " help wanted " . May also
spreadsheet) . contain the name or logo of an establishment , e . g . , parking , or exit and entrance signs .
15 . " Site plan " means a drawing of the location of a sign or multiple signs within the city limits . Incidental signs if placed in windows may not cover more than twenty-five percent of window
area in combination with any other permitted signs .
Be Sign Types weRegulations and Limitations . In the event that a sign type as provided in this section is
in conflict with provisions elsewhere in this chapter , the more restrictive criteria shall apply . 12 . " Monument sign " is a sign not attached to a building , not more than five feet in height or twenty
1 . "Animated sign " [Refer to " electronic message board " sign ] . feet in length , which is attached to the ground by means of a wide base of solid appearance .
Monument signs must be designed so as to be compatible with adjacent architecture * and
2 . "Awning signs " . Signage on awnings shall not exceed thirty percent of the awning and shall be landscaping , and must be constructed with materials conductive to abutting structures and the
included in the combined sign calculation for particular business or storefront . surrounding area . They may not be constructed from fabric or banner material .
3 . " Banner" is a sign constructed of fabric , vinyl or other non - rigid , durable material that can 13 . " Pennant" is a small , double-faced sign that is intended to be viewed by pedestrians and is
withstand the typical weather in this area , and does not exceed sixty ( 60 ) square-feet in size . hung above the sidewalk or street , with the bottom edge conforming to sign height regulations .
Banners primarily announce a special occasion , such as a grand opening or special event . Pennants may not exceed four square feet , may not be placed closer than twenty feet apart ,
National , state or municipal flags are not considered banners . and are constructed of fabric or other durable materials with a message , logo or artistic
4 . " Bulletin board " is often installed to provide a central location for people to gather information rendering on the sign face .
about events or classes that are happening within the building or community in which it is 14 . " Portable sign " means any sign designed to be moved easily , and not permanently affixed to the
installed . Bulletin boards are included in the overall signage calculation for the site . They are not ground , or other permanent structure , to include such other descriptive names such as "A-
electronic , LED or otherwise programmable for messaging . frame " , " sandwich board " , and " poster panels " .
5 . " Cabinet sign " is generally a wall sign . This type of sign is usually internally illuminated with a a . Size . The sign shall not exceed forty-two (42 ) inches above ground , and six ( 6 ) square feet
removable face and is enclosed on all edges with a metal cabinet , and does not extend more in sign area per side .
than ten inches from the wall face on which it is mounted . b . Construction . Portable signs shall be firmly and solidly constructed so as to be able to bear
6 . " Construction sign " means a temporary sign identifying an architect , contractor , subcontractor , a wind pressure of at least thirty pounds per square foot of area .
and/or material supplier participating in construction on the property on which the sign is
c . Location . It is unlawful to erect or maintain any portable sign in such a position as to
located , obstruct any fire escape or any window or door leading thereto , or within vision clearance
7 . " Directory sign " identifies two or more establishments and /or the complex as a whole . If a tenant at intersections ; and must allow for a pedestrian clearance of five (5) feet on sidewalks .
in a multi- building complex has a sign on the freestanding directory sign , then the tenant shall d . Portable signs may only be displayed during business hours . If business hours continue
not have an individual freestanding sign . Directory sign area may not exceed one- hundred past daylight hours , precautions should be taken to place the sign in a location that is
square feet . visible after dark .
8 . " Electronic message board sign " , animated sign , and LED sign are considered to be similar sign e . One sign per business entity and located on same lot as business entity .
types for purposes of this chapter . These signs use changing lights to form a message , or
messages in sequence , uses movement or change of lighting to depict action or create a 15 . Poster is a piece of sales literature that presents information through words and graphic
special effect or scene . This element of a sign may not exceed 30 % of total sign area or 100 images . It has text and symbols or pictures to convey an idea or concept . Usually , it is designed
square feet , whichever is greater . This calculation does not including post or mounting vertically and displayed on a wall or window . Posters , where allowed , may not exceed six ( 6 )
framework . The electronic board must avoid using flashing , rotating or blinking lights . square feet .
9 . " Entrance structure" Refer to " monument sign " . 16 . " Projecting sign " is a sign affixed to a building or wall in such a manner that its leading edge
10 . Free-standing sign is attached to , erected on , or supported by some structure ( such as a pole , extends more than ten inches beyond the surface of such building or wall .
mast , frame , or other structure ) that is not itself an integral part of or attached to a building or 17 . " Real estate sign " means a temporary sign advertising that real estate is for rent , lease , or sale .
other structure whose principal function is something other than the support of a sign . 18 . " Roof sign " means any sign erected over or on the roof of a building . The roof sign may not
a . Height limit . Freestanding sign height shall not exceed twenty-five feet from the ground to exceed the maximum building height allowed in the zoning district in which it is located . If the
the top of sign in any zone . zoning district has no limitation to building height , then the height from base of sign shall not
b . Construction . Rigid , fire- proof material that can withstand wind pressure of 30 mph per exceed that of afree- standing sign , which
square foot . 19 . " Sandwich board sign " [ Refer to definitiis limited to 25-feet tall .
on of " Portable Sign "]
Exhibit A (2014 ) Page 163 Exhibit A ( 2014) Page 164
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 15 SIGNS
20 . "Temporary sign " means a sign that is used in connection with a circumstance , situation , or Co The sign surface area of double-faced signs constructed in a "V" shall be calculated by
event that is designed , intended or expected to take place or to be completed within a using the area of only one side of such sign and shall be considered one sign structure ,
reasonably short or definite period after erection of such sign ; or is intended to remain on the d . The sign surface area of three dimensional signs shall be computed by including the total
location where it is erected or placed for a short period of time [ Refer to additional requirements
in Sections 13 . 15 . 100 CMC] . "Temporary signs " include , but are not limited to the following of all sides designed to attract attention or communicate information that can be seen at
examples :
any one time by a person from one vantage point .
2 . Sign Height . Height is measured from the finished grade at the point of support to the topmost
a . Political signs advocating political candidates or political issues ;
point of a sign . Height limitations are determined by type of sign as defined in this chapter.
b . Real estate signs advertising property for sale or lease ;
3 . Placement . All signs , unless attached to a building must be set back from the property line by a
c . Construction signs identifying the builder of a structure or the developer of a residential , minimum of five feet , unless otherwise stated in this chapter . Setbacks may be increased or
commercial or industrial development ; decreased during plan review if there are concerns for vision clearance or other public safety
d . Special event signs or banners advertising grand openings , fairs , carnivals , circuses , concerns . Signs must provide a minimum clearance of fourteen feet over any vehicular use
festivals ; or area , and ten feet over any pedestrian area .
e . Community events , garage and yard sale signs , and any other sign of a similar purpose . { � � €' l . �� ' / Ljk3 , il ' .11 .. 1 ... 010)
21 . "Vehicular sign " means a sign adhered to or mounted to the vehicle body that is parked along a 181 050 ,Signs controlled by zoning district.
vehicular right- of-way for the principle purpose of displaying advertising .
22 . "Wall sign " is any permanent sign that is attached parallel to and extending not more than ten The following table identifies signs by zoning district as permitted ( P ) , prohibited ( X ) , or only allowed
inches from the wall of a building . This includes painted , individual letter , cabinet signs and with a Conditional Use Permit ( C ) . All permitted signs are subject to the requirements of this chapter , and
signs attached to a mansard roof ( if constructed at an angle of seventy-five degrees or more any other applicable sections of CMC . If dimensions of a sign vary by zone , then it is noted in this table .
from horizontal ) . No more than two wall signs are permitted per building face , and in
combination with all other permitted signs shall not exceed ten percent of wall area . Table 1 - Signs controlled by Zoning District
_ 1111 _ . _ 1 . 1 .11 . _ . _ . . _ _1111._. , 1111 . 1111 _ . _ _ 111 .1 . .
A.
%
AL
C - Determination of number of signs . Sign Types as defined in this chapter Residential and Commercial , LI/ BP
AF
Multi -family Industrial , and
1 . For the purpose of determining the number of signs permitted , a sign shall be considered to be Zones r Park Zones
a single display play surface or display device containing elements organized , related , and :,: ::.: , :: ., . . .4 :.>, : 1111 :,.. ,-* . . :,,1111 . . . , . ,
composed to form a unit . Where matter is displayed in a random manner without organized Animated/ Electronic message board C = P P
IF
relationship of elements , each element shall be considered a single sign . A two- sided or multi- SignsIF I
_ .: . _ 1111. . . .% . . ... . - - --- - -AI
sided sign shall be regarded as one sign if the sign faces are identical . Awning signs X P
. .. P IFF.ItIFIFIFIl IFF-1 IF I
IF
Bulletin board PNote d PNofe 2 Prate
2 . Only one ( 1 ) projecting or monument sign is permitted per street frontage (either one or the : _:
:.-
other) and neither is permitted in combination with a freestanding sign , per lot . Cabinet X PNote 2 PNote 2
A IF IF3AIF
Only one ( 1 ) permanent sign per lot in residential zones . DlreCtor7 y sign X P P '
Free -standing sign . . . .. X PNote..2 . . PNote
4 . Combination . Only one ( 1 ) free-standing sign may be allowed per street frontage for each 3
commercial and industrial zoned lot on which the business is located in combination with a
Incidental sign
P P P
maximum of two ( 2 ) wall signs ( if the lot does not contain a monument or projecting sign ) . The . : . . . . :. . .. .. . : . . . . . . . . .. . . . . . . 1111 . . . . . . . . . . . . . . . . . . .
A Ar
combined square footage of signs may not exceed size allowance per building face per zone . If Monument sign P = P P
q 9 g Y p 9 p ; . . Nate:2 Note 2
a lot contains a multi- building complex a directory sign is permitted in combination with a free- Portable sign X P P
. . :::. : . . . . . . . . . . . . . . . . . . :: . . . . . . .. . . . . . . . : . . .. . . .::. . . . . .. .. . . . . . ::.. . . .. ... . .. . . . .. . . . . . . . . . . .. :. . . . .. . ......,. :
. :. . . . . . Note:.� ::.. . . . . . . . ... Note 2 ,
standing sign and wall signs . For a multi- building complex with property frontage that exceeds Projecting sign_ X P P
three-hundred feet , an additional freestanding sign may be allowed for each three hundred feet Roof SI n ` X .. .... ; PNote 2 P ., .
and seta art no less than one- hundred feet . sign
. . .
IF IF
Temporary sign ( e . g . construction signs , PNoe - j Pr, ote FNote 2
5 . Refer to "Temporary Sign " section of this chapter for limitation on number of temporary signs . A real estate , banners , and other sign types IF 3
IF
IF
as defined in this chapter)
D . Dimensions of signs . . . . . . ... . . . . ... . . :. .: >:. . :.IF .. ,. . . .:.. ... :. :. ..... . ::.:. :. :. ,. :. :1111 . ,
IF
Vehicular signs ns P P P
1 . Sign Area . The sign area is defined as the area of the surface , or surfaces , which displays " " "" g" " ` " " " " " " ' " " " " ` " " " ' " " "' Note i " ' " Note' z " ' :. . . . . . . .Nofe .2 . .:
letters or symbols identifying the business or businesses occupying the parcel , together with ( , . Wall signs P ; P P
any allowable electronic message board . In calculating the sign area , the following apply :
a . The sign area shall not include the base or pedestal to which the sign is mounted . Notes : 1
Sign may not exceed six square feet in area per lot unless approved with a Master Sign
b . The sign surface area of a double-faced ( back-to- back) sign shall be calculated by using Permit .
the area of only one side of such sign and shall be considered one sign structure .
Exhibit A (2014 ) Page 165 Exhibit A (2014) Page 166
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 15 SIGNS
Z Sign may not exceed ten percent of the size of the wall area in combination with ail other 2 . Site Plan . Site plan shall include the proposed placement of all signs , both on - premises and off-
permitted signs on the same plane and visible from public view unless approved with a Master premises .
Sign Permit . ' Consent of property owner for placement of signs within privately- maintained right- of-way or on
i
4 If lot is vacant , then sign is limited to ninety- six square feet . J
Only allowed if approved in combination with a Type III development permit . pr
vate lots .
4 . Sign Schedule - existing conditions . The schedule will include a calculation of the combined
maximum sign area permitted and the number of signs allowed on the proposed lot(s) .
18 . 15 . 060 General sign permit requirements . 5 . Sign Schedule - proposed . The schedule will include a calculation of the combined total
proposed sign area included in the plan , sign types , number , and short description .
A . Sign permit required . 6 . Construction Plans . Detailed construction plans shall be provided at a reasonable scale to
1 . Except as otherwise provided in this chapter , no sign may be erected , placed , or substantially include type of material and method of installation .
altered in the city except in accordance with the provisions of this chapter and the requirements 7 . Time frame for installation of each sign indicated on plan ,
of the International Building Code , current adopted edition .
2 . If plans submitted for a Conditional Use Permit (Type III permit) or Design Review include sign 8 . Narrative that supports how this application meets or exceeds the criteria for approval for aMaster Sign Permit and other regulations in this chapter.
construction plans in sufficient detail to determine compliance with the provisions of this
chapter , then issuance of such conditional use or design review may constitute approval of the C . Maximum total area of all signs . The combined sign area of all proposed signs on a lot or lots under
proposed placement of sign or signs (other structural/mechanical permits may be required ) . consideration for a Master Sign Permit shall not exceed ten ( 10 ) percent of the total ground floor
area ( GFA) of the building ( s ) or in the case of a vacant lot then ten ( 10) percent of the area of
Be Application Requirements . Applications for a General Sign Permit shall contain the following building lot coverage .
information when submitted to the Community Development Department at a minimum :
D . Bonus . If the owners of two or more contiguous (disregarding intervening streets and alleys ) lots or
1 . Application form and payment of current fee as determined by resolution , the owner of a single lot with more than one building ( not including any accessory building ) file with
2 . Site Plan . Drawn to scale showing the subject property , streets , all existing buildings , and the the Director for such lots a Master Signage Plan conforming with the provisions of this section , a
location of any existing freestanding signs , utility poles and other structures within fifty feet of thirty percent ( 30 % ) increase in the maximum total sign area of that zone shall be allowed for each
the proposed new sign ' s location ; included lot. This bonus shall be allocated within each lot as the owner( s ) elects . Or if a subdivision ,
then the applicant may combine potential sign area from multiple lots for a single sign to be no
3 . Construction Drawings . Includes the structural details of the proposed sign , including its greater than thirty- two ( 32 ) Square feet in lieu of the residential zone size limitation of six square feet .
dimensions , heights , materials , type of illumination , landscaping ( if required ) and structural
support ; E . Criteria of Approval for Master Sign Permit .
4 . Photographs . Provide photographs of all existing signs on the subject property and building ( s ) , 1 . Provisions have been main to have a consistent design with regard to : color scheme ; lettering
and marked to indicate the proposed location of the new sign ( s) . Staff will accept original or graphic style ; lighting ; location of each sign on the buildings or on the lots or elsewhere ;
photos , color copies or compatible electronic format ( e . g . compact disc) . material ; and sign proportions .
5 . When required by the building official , the construction of the sign may require submittal of 2 . Provisions have been made to install signs that will not detract from the natural beauty of the
structural and/or mechanical drawings prepared by a licensed Washington State professional . city or contribute to urban blight .
,, O , dN �> . ;c� S300 a, II . 11 _ ') - 2010 ) 3 . The locations of off- premises signs do not exceed one sign per radius of 300-feet .
4 . The application and plans shall be consistent with the applicable regulations of the adopted
18 . 1 5 . 070 Master sign permit requirements , development codes , comprehensive plans , shoreline master plan , state and local environmental
acts and ordinances in accordance with RCW 36 . 70B . 030 .
A . Purpose . The purpose of this section is to establish a binding Master Sign Permit that will allow for F . Approval and Modification . The designated official sha ! I approve a master sign permit and
placement of both permanent and temporary signs on a group of lots or within a business complex , subsequent modifications . Any deviation from the approved master sign permit such as additional
in order to encourage comprehensive sign design , and reward proper placement and prompt signs , relocating signs , and any other changes ( excluding tenant name changes and maintenance )
removal of temporary signs , which combined will benefit the city by reducing municipal costs for code shall require a modification to the master sign permit on file with the city .
enforcement . This section allows the size of signs on a lot or within a zoning district to be exceeded
and other bonuses as set forth . Individual signs may be permitted by the building department without G . Expiration . Master Sign Permits expire in two years from date of issuance unless at least one sign of
additional General Sign Permits after a Master Sign Permit has been approved . the Master Sign Permit has been installed prior to that date .
Be Application Requirements . Applications for a Master Sign Permit shall contain the following ( rdNo , 2 �3C� � , ' iI , 1 1 l * Zf� Ck )
materials , in addition to the requirements for a General Sign Permit :
1 . Application form and payment of current fee as determined by resolution . 18 . 15 . 080 Signs prohibited .
The following signs are specifically prohibited in the city :
Exhibit A (2014 ) Page 167 Exhibit A ( 2014) Page 168
Title 18 be, ZONING * Title 18 - ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 15 SIGNS
A . Signs attached to any telephone or utility pole ; 3 . Consent . If displayed on private property , the responsible party must obtain consent of property
Be Signs located in such a manner so that by location , color , size , shape , nature would tend to owner .
obstruct the view or be confused with official traffic signage . Be Temporary signs may not be illuminated .
C . Signs advertising activities that are illegal under state or federal laws , or regulations in effect at Co Removal . Temporary signs shall be removed by sign owner within ten days after occurrence of the
the location of such signs , or at the location of such activities . event . For example , political signs should therefore be removed within ten days following an election ,
D . Signs emitting pollutants (e . g . smoke , or sound ) . real estate signs should be removed within ten days following sale or lease of the property ,
construction signs should be removed within ten days following issuance of the certificate of
E . Posters . The tacking or pasting of posters to exterior walls , which are visible from the public occupancy for the building , special event signs should be removed within ten days after occurrence
right- of-way , is prohibited unless otherwise permitted as a sign in this chapter. of the special event , and yard and garage sale signs should be removed within ten days following the
( Ord . No . 2600 , ii . 11 .. 1 .. 2010) sale .
D . Confiscation . The city or property owner may confiscate signs installed in violation of this chapter
18 . 15 . 090 Exemptions ,
and dispose of it . The property owner is not responsible for notifying owners of confiscation of the
illegal sign .
A . No permit is required for mere repainting ; changing the message of a sign , or routine maintenance ( { r �t , NO . ` b ::}i:� , 1I 11 - - J { 14:1 }
shall not in and of itself be considered a substantial alteration .
Be Although no permits will be issued , compliance with this chapter is required . 18 . 15 . 110 Sign 'illumination .
C . Signs that are exempt and that do not require a permit are as follows : Unless otherwise prohibited by this chapter , signs may be illuminated if such illumination is in
1 . Signs not exceeding six square feet in area that are customarily associated with residential use , accordance with this section .
and that are not of a commercial nature , such as : signs giving property identification names or A . No sign within one hundred fifty feet ( 150) of a residential district may be illuminated between
numbers , or names of occupants ; signs on mailboxes or newspaper tubes ; and signs posted on the hours of midnight and six a . m . , unless the impact of such lighting beyond the boundaries of
private property that warn the public against trespassing or danger from animals ; the lot where it is located is entirely inconsequential .
2 . Integral decorative or architectural features of buildings , or works of art , so long as such BeLighting directed toward a sign shall be hooded or shielded so that it illuminates only the face of
features or works do not contain commercial trademarks , moving parts , or lights ( e . g . the sign and does not shine directly onto a public right- of-way or a residential property .
commemorative plaques or inscriptions with the name of a building , its date of construction ) .
Feature must be attached to the face of the building and shall not exceed three square feet in C . Except as herein provided , internally illuminated signs are not permitted in residential districts ,
sign area . Where permitted , internally illuminated signs may not be illuminated during hours that the
3 . Signs painted on or otherwise permanently attached to currently licensed motor vehicles ; •
business or enterprise advertised by such sign is not open for business , or in operation .
4 . Traffic or other municipal signs , signs required by law , Legal notices , or signs of public utility . € d . Nob 26004 E4 ee
11 , 11 - 1 - 24113
companies indicating danger ;
5 . Flag , emblem , or insignia of a nation or other governmental unit or institution , or non profit 18 . 15 . 120 Nonconforming signs .
organization subject to the guidelines concerning their use set forth by the government or
organization which they represent ; A . Existing signs which do not conform to the specific provisions of the chapter may be eligible for the
designation " legal nonconforming " ; provided that :
6 . Signs located in the interior of a building or within a sport complex that are designed and
located to be viewed exclusively by patrons within the building or sport complex 1 . The building department determines that such signs are properly maintained and do not in any
way endanger the public ;
( Ord . tylr3 . 2007 3 11 ; 2b The sign was covered by a permit deemed valid by the city , or complied with all applicable laws
on the date on which it was established .
18 . 15 . 100 Temporary signs . Be A " legal nonconforming " sign may lose this designation if the following occur:
A . Temporary signs are exempt from permit requirements as described in this section . Although no 1 . The sign is relocated or replaced ;
permits will be issued , compliance with this chapter is required . Temporary signs may be permitted 2 . The structure or size of the sign is altered in any way except toward compliance with this
with a Master Sign Permit as described in this chapter . chapter . This does not refer to change of copy or normal message ,
1 . Number . One sign per lot , per candidate , issue or event . 3 . The business , use , or product for which the sign is directed has been abandoned ( has not
2 . Size . Refer to "Table 1 " of this chapter for sign dimensions per zoning district and bonuses as occurred on the property for a period of six consecutive months ) . The burden of demonstrating
allowed with a Master Sign Permit , non - abandonment shall be on the owner.
Exhibit A (2014 ) Page 169 Exhibit A ( 2014) Page 170
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 15 SIGNS Chapter 18 . 17 SUPPLEMENTAL DEVELOPMENT STANDARDS
C . Removal of non - conforming signs . A sign which has been removed and held by the city longer than Chapter 18 . 17 SUPPLEMENTAL DEVELOPMENT STANDARDS
thirty days and not recovered by its owner , shall be declared abandoned and discarded by the city .
Sections .
( Ord . l 1o . 2 001 11 , 1111, 1 - 2010 )
18 . 17 . 010 Purpose .
184170020 Scot} e .
18 , 17 , 030 Vision clearance area .
FOOTNOTE ( S ) : 18 . 17 . 0401 Accessory structures .
'18 . 917 , 050 Fences .
18 . 17 . 060 Retaining walls .
Editors not:e� Ord :t �oa 2f300* 1 . ,gid € pt €: d November 1 , :1 (11 t.i , r£, peealc d forrner Ch . `18:15 ,
+1815 , 010 18 . 15 . 240 . Section 11 of said ordinance enacted provisions, d (asignated as a new Ch . 18, 15 to
read as herein set ceut . See also the Cotte Comparative I al:) Ieq and Disposition List . ( Back )
18 . 17 . 010 Purpose .
It is the purpose of this chapter to .establish development standards that supplement those
established within various zone districts . These supplemental standards are intended to address certain
unique- situations that may cross district boundaries , and to implement related policies of the Camas
comprehensive plan .
( Ord . :? 515 1 ( Exh• A ( ptad } ) s 2013 84 Orc1 . 2443 3 ( Exh . A ( part ) ) . 200
18 . 17 . 020 Scope .
The provisions contained in the following sections are of both general application to the zoning
districts and supplemental to specific districts established by the Camas Municipal Code .
(O € d , 1 z 1 ( Exh , A g) eirt1 } . /. 00 : €�� rd . 244 ;3 � :3 ( Exh . A ( part) ) , 20061
18 . 17 . 030 Vision clearance area .
Vision clearance area shall be maintained in all zoning districts except in the DC , CC , RC , HI , and
MX zoning districts . Within these zoning districts , vision clearance areas shall be maintained on the
corners of all property adjacent to the intersection of two streets , a street and a railroad , or a private street
entering a public street . Driveways and alleys are excluded from the provisions of this section .
A . On all corner lots no vehicle , fence , wall , hedge , or other obstructive structure or planting shall
impede visibility between a height of forty- two inches and ten feet above the sidewalk or
fourteen feet above the street .
i*
Figure 18. 17 . 030. 1 Vision Clearance
Exhibit A ( 2014 ) Page 171 Exhibit A ( 2014) Page 172
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 17 SUPPLEMENTAL DEVELOPMENT STANDARDS Chapter 18 . 17 SUPPLEMENTAL DEVELOPMENT STANDARDS
Be The triangular area shall be formed by measuring fifteen feet along both street property lines 18 . 17 . 050 Fences .
beginning at their point of intersection . The third side of the triangle shall be a line connecting
the end points of the first two sides of the triangle . See Figures 18 . 17 . 030- 1 and 18 . 17 . 030- 2 . A . Purpose . The purpose of this section is to provide minimum regulations for fences , with the desired
( Ord , 2515 � 1 ( Exh , A ( part " , 2008: Ord2443 3 ( Exh , A ( part) .) , 2006 objectives of privacy and security for residents , and safety for motorists and pedestrians using the
streets and sidewalks .
} rd . No . 2 ;54 :) , lll , fr 4- ::` €7�:tt ; Ord . I �� . 2547 ,> Vlli , ,3 'I 3 - �:`. {)t:) Ord . P €« . 2612 , i ( i::: xh , A) , 2J�
201 -1 ) Be Heights . Fences not more than six feet in height may be maintained along the side yard or rear lot
lines ; provided , that such wall or fence does not extend into the front yard area . The front yard area
is the distance between the front property line and the nearest point of the building specified in the
18 . 17 . 040 Accessory structures . zone districts under this title . See Figure 18 . 17 . 050- 1 .
In an R or MF zone , accessory structures on each lot shall conform to the following requirements :
A . Definition . An " accessory structure" is a subordinate structure detached from , but located on the -
same lot as the principal structure , the use of which is incidental and accessory to that of thea �, z k
principal structure . All in -ground swimming Pools ands as , and above ground pools and spas
fk Y > z
with a capacity of five thousand gallons or greater , are considered accessory structures . Refer za '
to Chapter 18 . 27 for accessory dwelling unit definition and standards . } ` '
B . Height . Not to exceed one story or fourteen feet in height , except on a lot having a minimum Figure 18. 17 . 0504 Fence Heights
area of one acre ;
C . Placement . Not project beyond the front building line . See Figure 18 . 17 . 040- 1 ; C . A fence shall not exceed three and one- half feet (forty- two inches) in height in the front yard .
D . Access . No fence shall be constructed so as to : 1 block or restrict vehicular access to a dedicated
alley , access or way , or (2) create a traffic hazard by impairing or obstructing vision clearance from
x �y "' f^'! rt . )Aa•� NsS
t any driveway , alley , or access . Fences over three and one- half feet shall not be placed in the vision
I t
clearance area on corner lots .
i L yt
f -» E . Prohibited Materials . Fiberglass sheeting , barbed wire , razor ribbon or other similar temporary
x )_ material shall not be permitted as a fencing material .
- F . Temporary Fences . Vacant property and property under construction may be fenced with a
maximum six-foot high , nonview obscuring fence .
Figure 18 . 17. 0404 Accessory Structure Placement G . Measurement of Fence and Wall Height . The height of a fence or wall shall be measured at the
highest average ground level within three feet of either side of such wall or fence . In order to allow
D . Coverage . Not occupy altogether more than thirty percent of the required rear yard , provided for variation in topography , the height of a required fence or wall may vary an amount not to exceed
that total lot coverage shall not be exceeded ; six inches ; provided , however , that in no event shall the average height of such wall or fence exceed
the maximum height permitted for that location .
E . Placement . Not be located closer .than five feet to a side or rear lot line within a rear yard , or not
closer than twenty feet to a side lot line within a rear yard along a flanking street of a corner lot ; H . Agriculture/Ranching (A/R) Exception . Barbed wire and electric fences shall be permitted on land
provided , that in the case of a manufactured home park , accessory structures shall not be classified A/ R . All electric fences in such instances shall be clearly identified . Maintenance , repair
located closer than twenty-five feet to a side lot line within a rear yard along a flanking street of and replacement of existing fences shall be governed by state law .
a corner lot . See Figure 18 . 17 . 040- 1 ; I . Security fencing may be permitted with the following limitations :
F . Placement . Not be located closer than five feet to a rear lot line where such rear lot line 1 . The security fencing shall consist of not more than four strands of barbed wire located on the
coincides with the side lot line of an adjoining lot . See Figure 18 . 17 . 040- 1 ; top of a six-foot high fence ; and
G . Fire Protection . Accessory structures placed less than six feet away from an existing building 2 . The security fencing shall be associated with a commercial or industrial development .
require fire protection of exterior walls according to the International Building Code .
Mrd . 2515 ?y 1 ( Erl'� . ,�. ( p �� rt', ;r ; 2008 , �rd . 244:1 � 3 ( Exh - A ( part ' ) , 200 I )
( O rd� 2515 ! 1 ( Exh . A ( part) ) , 2008 : Ord . 2443 3 ( Exh . A t" 1: arto ) ;r , 2006
18 , 17 . 060 Retaining walls .
A . Where a retaining wall protects a cut below the natural grade and is located within a required yard ,
such retaining wall may be topped by a fence or wall of the same height that would otherwise be
permitted at that location if no retaining wall existed . See Figure 18 . 17 . 060- 1 (A) Retaining Walls .
Exhibit A ( 2014 ) Page 173 Exhibit A (2014) Page 174
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 17 SUPPLEMENTAL DEVELOPMENT STANDARDS Chapter 18 . 19 DESIGN REVIEW*
Chapter 18 . 19 DESIGN REVIEW*
Sections :
ro
04
60 18 . 19 . 010 Purpose .
18 , 19 . 020 SE;i) peo
N
is 51
18 . 19 . 02 t Scope of the dowIntown desicln manual ( DDM ) .
18 , 19 , 030 Desitin review manual adopted .
Figure 18. 17 . 060 . 1 Retaining Walls
618 . 19 . 035E Downtown design manual adopted .
B . Where a retaining wall contains a fill above the natural grade , and is located within a required yard , 18 . 19 , 01.0 Design review cornmittee ,
the height of the retaining wall shall be considered as contributing to the permissible height of a
fence or wall at that location . A nonsight obscuring fence up to three and one- half feet in height may
1 �� . 1 ` " f� t� I- ' sig ;� rit� ci � le ' '
be erected at the top of the retaining wall for safety . See Figure 18 . 17 . 060- 1 ( B ) Retaining Walls . 18 . 19 . 060 Gluideline .
Co Where a wall or fence is located in a required yard adjacent to a retaining wall containing a fill , such 18 . 19 . 0. 70 ApplicatiE> n re(JUirernent.s .
wall shall be setback a distance of one foot for each one foot in height of such wall or fence . The
area between the wall or fence and the retaining wall shall be landscaped and continuously 18 . 1 `� • {) `9C} (-) ev€ at€ Erns to dc� Sicln review uidE: finE� s .
�
maintained . See Figure 18 . 17 . 060- 1 ( C ) Retaining Walls . 18 . 1 9 , 1 Os0 FnfarE; ertnerit .
( Ord . 2515 1 1 ( Exh . A ( paW ) . 2008 : ( rd . 2443 � 3 fExh , A ( part) ) , 20061
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 and Multifamily
Uses , " hereafter referred to as the Design Review Manual ( DRM ) and the " Downtown design manual . "
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 .
(-Ord , 2 318 s 1 ( Exh , A ( part) ) . /. 008)
18 . 19 . 020 Scope .
Design review is required for all new developments within commercial , mixed - use , business park , or
multifamily zones , 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 redevelopments within a
gateway area as defined in the design review manual .
( Ord , 2518 {; 1 ( E : h . A ( part) ) , 2008 )
Exhibit A ( 2014 ) Page 175 Exhibit A (2014) Page 176
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 19 DESIGN REVIEW* Chapter 18 . 19 DESIGN REVIEW*
18 . 19 . 025 Scope of the downtown design manual ( DDM ) . 1 . Landscaping shall be done with a purpose . It shall be used as a tool to integrate the
proposed development into the surrounding environment .
The provisions of this manual shall be applied to public and private parcels located within the 2 . All attempts shall be made at minimizing the removal of significant natural features .
downtown commercial zone . The standards within the DDM supersede the general requirements of the Significant natural features shall be integrated into the overall site plan .
DRM for parcels located within the downtown commercial zone .
,.Y r 3 . Buildings shall have a "finished " look . Any use of panelized materials shall be integrated
( Ord , 251 ` ' � 1 "Exh ' A � prirt ` , 2008) into the development in a manner that achieves a seamless appearance .
4 . A proposed development shall attempt to incorporate or enhance historic/heritage
18 . 19 . 030 Design review manual adopted . elements related to the specific site or surrounding area .
The city' s design standards are primarily contained in the design review manual , which was adopted B . Specific Principles .
by the city . 1 . Gateways .
( Ord . 2513 � .l (. Ex it A ( parx1 ) ) . 2 . 08) a . Gateways shall be devoid of freestanding signs . Preexisting freestanding signs will be
subject to removal at the time of any new development , redevelopment , or major
18 . 19 . 035 Downtown design manual adopted . rehabilitation on the site . Exemptions include approved directional or community
information signaga as approved by the city .
The city' s design standards for the downtown commercial zone are contained in the manual , which is b . Business signage not placed on buildings shall be integrated into the
adopted by the city , landscaping/streetscaping of the subject property .
( Ord . 2518 1 ( I xh4 A ( t. art) ) . 2008 c . Permanent signage within a gateway shall be standardized in a manner that creates a
consistent look within the gateway in question .
18 . 19 . 040 Design review committee . d . The surface of pedestrian walkways within intersections shall be accentuated with a
unique character .
A . The city council shall establish a seven- person design review committee ( DRC ) for the purposes of e . A consistent streetscape lighting scheme shall be used ,
reviewing specific proposals , and recommending conditions and /or other actions necessary for
consistency with the principles of the DRM . The DRC members serve at the pleasure of the city 2 . Commercial and Mixed Uses .
council . The DRC shall consist of six members appointed by the city council , including two from the a . On -site parking areas shall be placed to the interior of the development unless site
development community , one council member, one planning commissioner , and two citizens at development proves prohibitive . All on- site parking areas along adjacent roadways
large . A seventh member shall be a neighborhood representative of the surrounding neighborhood to shall be screened with landscaping . Downtown commercial and mixed - use areas shall
a specific proposal , or a United Camas Association of Neighborhoods member . not be required to provide on - site parking .
B . The DRC will hold a public meeting to consider a design review application when : b . Buildings shall be used to define the streetscape unless site conditions prove
1 . The city planner determines that the issues related to a specific proposal are complex enough prohibitive .
to warrant a review by the DRC ; c . Structures abutting , located in , or located near less intensive uses or zoned areas
2 . The proposal varies from the guidelines of the DRM ; or (such as commercial developments next to residential areas) shall be designed to
3 . When an administrative decision on a design review application is appealed with no prior review mitigate size and scale differences .
by the DRC . d . Developments containing a multiple of uses/activities shall integrate each use/activity
C . The DRC shall not issue a decision , but shall prepare a written recommendation , together with in a manner that achieves a seamless appearance , or creates a cohesive
findings to support the recommendation , to the approval authority within ten days of a public meeting development .
held for that purpose ( RCW 36 . 70 . 020 ( 5 ) ) . e . Mixed-use developments that place uses throughout the site ( horizontal development)
( Ord . 2518 1 ( ;�i� . A ( pzrt) ) . 2008) 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 .
18 . 19 . 050 Design principles .
g . Outdoor lighting shall not be directed off- site .
The principles are mandatory and must be demonstrated to have been satisfied in overall intent in 3 . Multifamily .
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 a . Stacked Housing .
to the standard principles . i . All on- site parking areas shall be screened with landscaping . Parking spaces
A . Standard Principles . shall be clustered in small groups of no more than six to ten spaces .
Exhibit A ( 2014 ) Page 177 Exhibit A (2014 ) Page 178
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 19 DESIGN REVIEW* Chapter 18 . 19 DESIGN REVIEW*
ii . Stacked houses abutting or located in single-family residentially zoned areas 18 . 19 . 070 Application requirements .
shall be designed to mitigate size and scale differences .
iii . Walls shall be articulated in order to avoid a blank look and to provide a sense of Application for design review shall be submitted on the most current forms provided by , and in a
scale . manner set forth by the community development director or designee . The application shall include such
drawings , sketches , and narrative as to allow the approval authority review of the specific project on the
iv . Detached garages shall be located to the rear of stacked unit(s ) so as not to be merits of the city' s design review manual and other applicable city codes . An application shall not be
directly viewable from a public street . deemed complete unless all information requested is provided .
V * Attached garages shall account for less than fifty percent of the front face of the ( Ord , 2518 z 1 ( Exh . A wart ) , 20 ,08)
structure . Garages visible from the street shall be articulated by architectural f,
features , such as windows , to avoid a blank look . ( Orr] . 2q:) l2 , 1 ( Exh , h) , 2 - T20 #11 )
b . Townhomes and Rowhouses .
18 . 19 . 090 Deviations to design review guidelines .
I
. All on - site parking areas (excluding driveways and garages) shall be screened
with landscaping . A design review application that includes a deviation from any of the five major guidelines of the
ii . Buildings shall be used to define the streetscape unless site conditions prove DRM shall be subject to review and recommendations from the design review committee . The DRC shall
prohibitive . base its recommendation upon findings setting forth and showing that all of the following circumstances
exist :
iii . When appropriate , structures abutting or located in single-family residentially
zoned areas shall be designed to mitigate size and scale differences . 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 ;
iv . Walls shall be articulated in order to avoid a blank look and to provide a sense of
scale . B . The special conditions and circumstances are characteristic of the proposed general use of the
site , and not of a specific tenant ;
v . 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 . C . The specific conditions and circumstances are not representative of typical development which
may be allowed within the zoning district ;
vi . Attached garages shall account for less than fifty percent of the front face of the
D . The requested deviation is based upon functional consideration rather than economic hardship ,
structure . Garages visible from the street shall be articulated by architectural
features , such as windows , to avoid a blank look . personal convenience or personal design preferences ;
c . Duplex , Triplex and Four- Plex . 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
i . Garages shall account for less than fifty percent of the front face of the structure .
Garages visible from the street shall be articulated by architectural features , such scope of the DRM principles ,
as windows , to avoid a blank look . ( ;. � i . ;:' S `€ r 1 ( E:: xl � . f ( l) f:� €'1.1 ) . ;:t (} �:1 )
( Ord , 2518 �; I ( E::ixh , {i ( parl ) ) : ;?.. t: 08 )
18 . 19 . 100 Enforcement .
18 . 19 . 080 Guidelines .
Failure to comply with the requirements of this chapter , or a decision resulting from this chapter are
A . The guidelines include five major categories : enforceable under Article VIII of CMC Chapter 18 , 55 Administration and Procedures .
1 . Landscaping and screening ; ( �� € d� 2518 1 ( Ex ) . A ( pa €� t) ) , 2008)
2 . Architecture ; ( s Ml�rd . ow 260 2 , 3 I ( Exh . A) , 2 . 7 *& 2011 )
3 . Massing and setbacks ;
4 . Historic and heritage preservation ; and
5 . Circulation and connections .
B . 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 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 .
Exhibit A ( 2014) Page 179 Exhibit A ( 2014) Page 180
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD) Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD)
Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD ) parties involved , conditions of approval , time frames , etc . A development agreement shall become
binding upon the land .
Sections .
" Master plan " means a planned proposal for development that includes and illustrates the division of
18 . 2 3 . 010 Pr. inose, . land into lots , the location and sizes of streets , roads and accessways , pedestrian circulation ,
landscaping , parking areas and the location of and types and densities of uses . A master plan further
`I8 . J `3 . 02r) Definitions . identifies the dimensions , height , location , and setbacks of all such buildings to the extent necessary to
18 . 23 . 030 Scope . comply with the purpose and intent set forth in this chapter.
18 . 23, 040 Density slandeards . " Open space " means land that is set aside and maintained in a natural state , providing air , light , and
habitat for wildlife , and /or containing significant trees and vegetation . Open space may also contain
18 . 23 . 00 Density bonus - environmentally sensitive lands , which include but are not limited to steep slopes and areas with unstable
18 . 23 , 060 Permitted uses . soils , wetlands , and streams and watercourses . Open space may also provide for active and passive
recreation use . There are two general categories of open space :
.18 . 23 . f. 70 Preliminary master plan- Regi.rirements .
1 . Natural open space is land that is devoted to protecting environmentally sensitive lands as
18 . 23 . 080 Professional preparation . defined in this code . Natural open space generally has no developed areas , with the exception
18 . 2 ,3 .100 Approval strand �ard s . of trails as identified in the comprehensive parks , recreation , and open space plan , or by a
condition of development approval .
180 23911 C} Relationship adjacent � .
2 . Recreational open space is land that is set aside and shall include development for recreational
18 , 231 20 Amendments . opportunities such as trails , sports fields , playgrounds , swimming pools , tennis courts , and
.t 8 . 23 . 130 Procedure , picnic areas . Recreational open space is generally limited in size and intensity , proportionate to
r
the development , and is intended for the enjoyment of the residents of the development .
" Peripheral yard " means those areas which form the boundary between a planned unit or planned
residential development district and any other zoning district , planned unit , or planned residential
development .
18 . 23 . 010 Purpose . " Planned residential development" ( hereinafter referred to as a PRD ) means a development
constructed on land of at least ten acres in size , designed and consistent with an approved master plan .
The purpose of this chapter is to promote the public health , safety and general welfare of the citizens A PRD is comprised of two components : single-family and multifamily units . The single-family component
of the City of Camas in accordance with state law and the city' s comprehensive plan ; to facilitate the shall contain only single-family detached residences on lots equal to or greater than four thousand square
innovative development of land ; and to provide for greater flexibility in the development of residential lots feet . The multifamily component may contain either attached or detached single-family residences on lots
in medium and high density districts , smaller than four thousand square feet , or it may contain , but may not be limited to , duplexes , rowhouses ,
A further purpose of this chapter is to allow for the modification of certain regulations when it can be apartments , and designated manufactured homes , all developed in accordance with Section 18 . 23 . 0 :30 (A)of this chapter.
demonstrated that such modification would result in a development which would not increase the density
and intensity of land use ( except as provided for in Section 18 . 23 . 040 of this chapter) ; would preserve or IOrd . 144515 a 1 ( Exh . A ( prrrtii ., ` € 08e, Ord . 2.443 � 3 ( 1:::>da . A ( pearl) ) , 2 :106 )0%
create features or facilities of benefit to the community such as , but not limited to , open space or active �
recreational facilities ; would be compatible with surrounding development ; and would conform to the ( Ord . 2 ..x12 , 11 F>�lr . ) ' , f X011 }
goals and policies of the City of Camas ' comprehensive plan .
( Ord . 261 44� 1 0::' xxho A ( purl) ) ; 200& Ord . 244 :i 3 ( l:: xfr . A Ep arti ' 20t; rV) 18 . 23 . 030 Scope .
Planned residential developments ( PRD' s ) are optional . If proposed , it shall be established under the
18 . 23 . 020 Definitions . following criteria :
In addition to those definitions listed in CMC Ch apler 18 . 03 , the following definitions shall also apply : A . A PRD may be allowed in all R and MF zoning districts .
" Density bonus " means a percentage of units allowed in a PRD over and above the number of units B . The minimum land area necessary to apply for a PRD shall be ten acres of contiguous land .
provided for in the zoning district absent a PRD proposal . Co All land in which a PRD is to be developed shall be held and maintained in a single ownership ,
" Density transfer" means a transfer of dwelling units located on a site identified as sensitive lands or including but not limited to an individual , partnership , corporation , or homeowner' s association ,
open space to the developable portion of land on the site . ( Refer to Section 18 , 09 . 060 Density transfers) Evidence of such ownership shall be provided to the planning commission and city council
before PRD approval .
" Development agreement" means a legal contract between the city and the developer relative to a D . Permissible uses within a PRD include any use listed as a permitted use or conditional use in
specific project and piece of property . The agreement may specify and further delineate , and may include the applicable zone , as per CMC Sc: rtic>n 18 . 07 , 040Table 2 , when approved as part of a master
but is not limited to , findings of council , actions , requirements of the developer and city , benefits to the
Exhibit A (2014) Page 181 Exhibit A (2014) Page 182
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD) Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD)
plan . Notwithstanding an approved master plan , incidental accessory buildings , incidental example , the maximum number of units equals forty-three and one- half units , and with a twenty percent
accessory structures , and home occupations may be authorized on a case by case basis , density bonus the maximum number of units allowed would be fifty- two .
E . A minimum of fifty percent to a maximum of seventy percent of the overall permitted density of ( Orsi . 251 _t ( Exi� . A ( trt) ) ; 2008 : Ord , 243 3 ( ESI € • A ( part) ) , 2006)
the PRD must be single-family homes .
F . The multifamily component (two or more attached dwelling units ) of a PRD shall ideally be 18 . 23 . 050 Permitted uses ,
developed toward the interior of the tract , rather than the periphery , to ensure compatibility with
existing single-family residences that border the surrounding properties . Deviation from this Permitted or conditional uses currently listed in the applicable zoning classification shall be
requirement shall be requested during the preliminary master plan review , and specifically considered permitted within a PRD . All proposed uses shall be reviewed in conjunction with the
approved by the planning commission and city council , preliminary master plan review .
G . Density standards and bonuses for a PRD shall be in accordance with CMC Sections 18 . 2 .03 . 040 ( Ord . 2515 � 1 ( Exh . A ( pkart ) ) , 2008 : Ord , 244 : � 3 ( F_Kt) . A ( pard ) , 2006 )
and 18 . 23 . 050
H . An equivalent amount of up to twenty percent of the developable area shall be set aside and 18 . 23 . 070 Preliminary master plan- Requirements .
developed as recreational open space in a PRD , and shall include the following :
1 . Passive or active recreation concentrated in large usable areas ; A . Initial Conference . Schedule a pre- application conference to discuss and resolve conceptual
problems prior to submission of the preliminary master plan related to such application .
2 . Provide trails and open space for connection and extension with the city' s open space and
trail plan , if feasible ; and B . Contents . The preliminary master plan shall include the following information :
3 . Be held under one ownership , and maintained by the ownership ; or be held in common 1 . The legal description of the total site proposed for development ;
ownership by means of homeowners ' association , and maintained by the homeowners ' 2 . The existing and proposed land uses within the development , and the existing and proposed
association . The open space and recreation areas shall be dedicated for public use and be location of all structures ;
maintained by the ownership or homeowners ' association . '
3 . The proposed residential density for the development , which shall include the number and types
( Ord , 25 .15 ! 1 ( E %xh , A ( part) } , 2008 : 2443 3 ( Exh . A ( Part ) l , 20M of dwelling units ;
iQr'd - N ; • 2602l ( Eh . Ott 2 7 20 t 1 } 4 . The proposed lot sizes and building envelopes . Approved building envelopes will establish the
setbacks for each lot or parcel in which development may occur ;
15 . 23 . 040 Density standards . 5 . A site pian drawn to scale and depicting the following :
A . Density standards for a PRD shall be based on the gross area of the parcel being considered . Open a . The location of all areas to be conveyed , dedicated , or maintained as public or private
space , greenways , sensitive areas , parks , and recreation areas set aside within the tract shall be streets ; access and egress to the development showing proposed traffic circulation ,
used in the computation of the gross development area . The maximum number of dwelling units in parking areas , and pedestrian walks ,
the PRD shall be determined as follows : b . The proposed location of any residential buildings , and any other structures , including
Divide the gross land area ( in square feet) by the minimum lot size ( in square feet) of the identification of all buildings as single-family , duplex , townhouse , apartment , condominium ,
designated manufactured home , or otherwise ,
underlying zoning district .
B . The minimum lot size for a single-family dwelling within the single-family component of the PRD shall c . The location of areas to be maintained as common open space , and a description of the
be four thousand square feet . The minimum lot width , depth and setback requirements , and proposed use of those areas ,
maximum lot coverage requirement shall be established for each PRD as part of the approval d . The location of areas to be maintained as open space network , if applicable ,
process . The minimum lot size for the dwellings within the multifamily component of the PRD shall be
e . Proposed lot or boundary lines for residential , open space , parks , and recreational areas ,
established as part of the master plan approval .
management or allocation purposes ;
C . If more than one zoning district is included within the PRD area , the number of dwelling units allowed
in each zoning district shall be computed , and then combined to determine the total number of 6 . An accurate survey of the property showing the topography in five-foot contours , identifying
dwelling units within the entire development . slopes above fifteen percent , all existing , isolated trees six inches or more in diameter , all
wooded areas , all existing streets , utility easements , drainage patterns , structures , and other
( Of*d . 22515 f 1 ( E )isi . A ( pfart) ) , 2 ()08 , Ord . 2443 § 3 ( Exhr A ( part ) ) , 2006) improvements , the location of all easements and rights -of-way for utilities , including , but not
limited to water , sanitary sewers , storm sewer , electricity , gas , telephone , and cable TV lines ;
18 , 23 . 050 Density bonus . 7 . A document containing agreements , provisions , and covenants regarding the establishment of a
homeowner' s association , which provides for the permanent ownership , maintenance ,
A density bonus of no more than twenty percent may be granted by the city council for a PRD , as protection , and use of the planned development , including streets ( if privately owned ) , storm
demonstrated by site design and layout . For example : ten acres in an R1 - 10 zone yields four hundred drain facilities , utilities , common areas ( e . g . , storage areas , parking areas , and landscaping )
thirty-five thousand six hundred square feet . This is then divided by ten thousand square feet . Using this open spaces , greenways , parks , and recreational areas ;
Exhibit A ( 2014) Page 183 Exhibit A ( 2014) Page 184
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD) Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD)
8 . A landscaping plan drawn to scale and demonstrating compliance with CMC Chapter 18 . 13 shall not have an unacceptable adverse effect upon the quality of the environment , in
Landscaping of this title . Additionally , the landscape plan shall indicate the landscaping features accordance with CMC 't itle 10 and 43 . 21 C RCW.
such as screening , fences , lighting , and signage ;
D . Approving the proposed development shall serve the public use and interest , and adequate
9 . A development schedule outlining the expected schedule and phases of development ; provision has been made for the public health , safety , and general welfare .
10 . The calculation of all applicable impact fees . This shall be coordinated with the city prior to E . The proposed development satisfies the standards and criteria as set forth in this chapter,
submission of the preliminary master plan .
F . The proposed development shall be superior to , or more innovative than conventional
Co Effect of Approval . Approval by the city council of a preliminary master plan shall constitute development , and shall provide greater public benefit without additional probable adverse
provisional approval of the PRD . This approval is contingent upon the applicant submitting a final impacts to public health , safety , or the environment , than available through the use of
development plan and development agreement , if required , that complies with the provisions of this conventional zoning and/or development standards .
chapter. G . The proposed development shall provide at least two access points (where a PRD does not
i
( Ord . 2oil 1 0:::xh . A ( �mr1 ) ) . 2008 : Or . 2445 � 3 ( E:x i . A ( pfarb ) 420016 ) have access to a primary or secondary arterial ) that distribute the traffic impacts to adjacent
( rrt . Not 3 '1 1 ( l .rl 1 . l>�) , 2 2 [ 1 'i ) streets in an acceptable manner.
H . Preliminary approval does not constitute approval to obtain any building permits or begin
18 . 23 . 080 Professional preparation . construction of the project .
( Ord 251 : � `I tExh . A (. pert ) ) . 2Q08 : £rd , 2443 �,� 3 ( EK A ( E aiat ) ) , 2006 )
A . The applicant for a proposed PRD shall certify that one or more of the following have been involved
with the preparation of the preliminary master plan : 18v2391 10 Relationship to adjacent areas .
1 . An architect licensed in the state of Washington ;
2 . A landscape architect licensed in the state of Washington ; The design and layout of a planned development shall take into account the integration and
compatibility of the site to the surrounding areas . The perimeter of the planned development shall be so
3 . A registered civil engineer or a registered land surveyor licensed in the state of Washington ; designed as to minimize any undesirable impact on adjacent properties . Setbacks from the property lines
and/or of the planned development shall be comparable to , or compatible with , those of any existing
4 . A certified landscape architect , certified arborist , or a qualified biologist , if a vegetation development on adjacent properties . Or , if adjacent properties are undeveloped , then setbacks shall
management plan is required .
conform to the type of development that may be permitted on adjacent properties .
� 3
B . All plans and specifications required for the development shall be prepared and designed by ( Ord . 2518 1 tE;�i� . A. ' part) ) , 200& Ord , 24�E-<� � 3 ( EMxI~� . A ( i� art)
engineers and /or architects licensed in the state of Washington .
2515 1 ( EvI A (part) " , 2008 : Ord , 2443 § 8 ( Exhr A ( trarl ) ) , 2006) 18 . 23 . 120 Amendments .
A . Minor Amendments . In issuing building permits for construction of a PRD , the city may approve
18 . 23 . 100 Approval standards , minor adjustments provided that such adjustments shall not :
Approval for a PRD shall be based on the following standards : 1 . Increase the number of dwelling units ;
A . The proposed PRD conforms to :
2 . Decrease the amount of parking spaces , loading spaces , or open space ;
1 . The City of Camas ' comprehensive plan ;
3 . Permit structures to be located closer to any property line ;
2 . All provisions of the Camas Zoning Code which are not proposed for modification ; 4 . Change any points of ingress or egress to the development as set forth in the final development
plan ;
3 . All engineering design standards ; and 5 . Conflict with any conditions or statements within a development agreement ;
4 . Any other applicable city , state , federal regulations , policies , or plans , except those 6 . Increase the height of buildings beyond the limits of the underlying zone .
standards proposed for modification .
Be Utilities and other public services necessary to serve the needs of the proposed development Be Amendment of Final Development Plan . Any change in the final development plan , other than those
minor adjustments specifically authorized in writing by the city at the time building permits are issued ,
shall be made available , including open spaces , drainageways , streets , alleys , other public must be reviewed by the planning commission and recorded in the minutes thereof. The
ways , potable water, transit facilities , sanitary sewers , parks , playgrounds , schools , sidewalks , recommendation of the planning commission regarding any change in the final development plan ,
and other improvements that assure safe walking conditions for students who walk to and from together with its reasons therefore , shall be submitted to the city council for its approval . Upon
school . approval of such changes by the city council , the final development plan shall be considered
C . The probable adverse environmental impacts of the proposed development , together with any amended to that extent .
practical means of mitigating adverse impacts , have been considered such that the proposal
Exhibit A ( 2014 ) Page 185 Exhibit A (2014) Page 186
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 23 PLANNED RESIDENTIAL DEVELOPMENT ( PRD) Chapter 18 . 25 ROWHOUSES
C . Unauthorized Changes . Unauthorized changes or substantial deviations from the final development Chapter 18 . 25 ROWHOUSES
plan shall be subject to a stop work order by the city . If not corrected , no occupancy permits shall be
issued until the development is brought into compliance with the approved final development plan . Sections :
( card , 2515 7 1 ( Exh , A ( part ) . 22008 : Ord , 2443 z 3 ( Exh . A ( pail) ) , 20061
18 . 2 .E 010 Purpose
18 . 2 , . () 20 Application .
18 . 23 . 130 Procedure .
18 . 25 . 040 Procedure; .
An application for a PRD shall be processed as a Type III procedure pursuant to CMC Chapter 18 . 55 18 . 25 , 050 Design stfarrdards .
Administration and Procedures of this title . A public hearing before the planning commission and review
by the city council is required for preliminary master plan approval . Final master plan approval is subject tt� . 25 . 36 Dimensional standards .
to review and acceptance by the city council at a public meeting . Final approval shall be in accordance
with the provisions of this chapter.
' Ord , 25 `15 {5 1 ' Exisr . A ( prarl:ji , 2008J Ord . 2451 § 31 2006 : turd . 2443 � 3 tExh1. , A ( part ) ) . 20064
( Ord . No . 2612 , , I ( Exh . A) , O VOT 201 -1 ) 18 . 25 . 010 Purpose .
To provide opportunities for individual home ownership in the multifamily zoning districts , and /or to
provide for variety in housing opportunities within a PRD , by allowing rowhouse developments consistent
with density requirements of the base zones . This chapter provides alternative dimensional standards ,
and additional requirements which allows for the division of land into small lots in conjunction with the
construction of attached single-family units commonly referred to as rowhouses or townhouses .
( Ex i . A ( pfooll ?
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 25 ROWHOUSES Chapter 18 . 26 FLEXIBLE DEVELOPMENT
4 B . One parking space is required per unit , and shall be provided either on the same lot as the dwelling , Chapter 18 . 26 FLEXIBLE DEVELOPMENT
or in shared parking areas located primarily to the rear of , or beneath the units . Parking is
encouraged to be located behind the dwelling unit with access to an alley . If an alley is utilized , Sections .0
pedestrian access from the alley to the dwelling shall be provided for each lot . On - site and shared
parking shall be the primary parking location , off- site parking may be used if approved by the city. 18 . 26 . 010 Purposes and intent .
C . Detached garages are allowed , provided they are accessed from an alley or driveway , and do not 18 . 26 , 0 3x) Permitted uses ,
exceed eighteen feet in height . 18 . 26 . 040 Definition, of terns .
D . Impact fees for rowhouses on individual lots shall be assessed at the multifamily rate . 13 , 2 ; 60 : t.€ire , tjeel. ltla1tert
E . Only one dwelling unit may occupy an individual lot . Each attached dwelling may occupy no more %I 8026e060 Application requirements for flexible development proposals .
than one lot .
t 18 . 26, 070 Professional preparation
F . No more than eight attached dwellings are permitted in a row or single group of structures .
*t 8 . 26 . 1.) 80 Criteria for approval .
( t) rwd , 2515 1 ( E.xh , A ( part", 2008 : Ord , 2443 § 3 ( Ex1h . A { I � art ) 3 , 2006)
18 . 26 . 090 [) (&. v(, lopnl (^, nt bonuses .
18 . 26 . 060 Dimensional standards . 113 . 26 . 100 Development pment assuran €;cis .
Dimensional standards shall be determined by Table 3 of Section 18 . 09 . 050 ,
18 . 26 . 010 Purpose and intent,
s This chapter is optional in all zoning districts except the LI /BP zone . The purpose and intent of this
chapter is to promote the public health , safety and general welfare of the citizens of the City of Camas in
accordance with state law and the City' s Comprehensive Plan ; and
A . To provide for greater flexibility in the development of properties ;
B . To foster the development of land that is arranged , scaled , and designed to be compatible with
existing and potential densities ;
Co To promote a growth pattern to efficiently use land ;
D . To promote construction and redevelopment that implements the most current sustainable
features ;
E . Retain historical building or other structures to the greatest extent possible ; and
F . To allow for the modification of certain regulations when it can be demonstrated that such
modification meets the minimum points for development under this chapter .
G . To provide for an alternative to CMC Chapter 18 . 23 - Planned Residential Development ( PRD ) .
The city shall review a proposal for either a PRD or a flexible development , not a combination .
( Ord . Not 21328 , :3 I ( Exh , A) , 10.17..428101 )
18 . 26 . 030 Permitted uses .
Only permitted land uses within the underlying zoning classification shall be considered permitted
within a flexible development . A use listed as conditional use within the underlying zoning classification
may be proposed in combination with a flexible development if submitted concurrently with an application
for such use .
Ord , No , ;42 % 28 , I ( I:: xlr . A , 1 (:- '17 - 2E:i1 `1 )
Exhibit A (2014 ) Page 189 Exhibit A (2014) Page 190
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 26 FLEXIBLE DEVELOPMENT Chapter 18 . 26 FLEXIBLE DEVELOPMENT
18 . 26 . 040 Definitions of terms . 18 . 26 . 060 Score sheet adopted .
For the purposes of this chapter , the flexible development score sheet , the following definitions shall The city' s " Flexible Development Score Sheet" (score sheet) is a required form for this chapter and is
apply in addition to those definitions within Chapter 18 . 03 : adopted by the city by resolution ( RES1223 , or as amended ) .
A . Building envelope means the exterior dimensions of a structure . For detached multi-family ( Grd . No . 2 (328 , � 1 ( Exh , A) , 1O: 017- 2 €. 11 )
housing , a suitable size and configuration includes a building envelope capable of siting a
twenty-foot by fifty-foot dwelling within the building envelope . 18 . 26 . 060 Application requirements for flexible development proposals .
Be Double-frontage lot means a lot , other than a corner lot , having street frontage on two sides . If
proposed on streets other than arterials , then both sides of the lot must provide pedestrian In addition to those items listed in CMC 18 . 55 . 110 , the following items are required for a complete
access to the sidewalk , and the more intensely traveled street must be the front of the structure , application for a flexible development . Items may be waived if, in the judgment of the director or designee ,
This could require that each frontage provide a gate if fencing is proposed or the installation of the items are not applicable to the particular proposal :
stairs if there is a slope .
A . Flexible development score sheet ;
C . Green roof means a landscaped area on the roof of a structure that provides stormwater
benefits . Green roofs may serve dual purposes of stormwater management and as an aesthetic Be Complete and signed SEPA checklist ;
enhancement . C . A transportation impact study to determine the adequacy of the transportation system to serve
D . GFA means the gross floor area of a structure as measured from the outside surface of the the proposed development and to mitigate impacts of the proposal on the surrounding
outer building wall for all levels .
transportation system ;
E . Permeable paving means that the method and material of paving will allow the movement of D . Preliminary stormwater plan and report ; If proposed , rain gardens are exempt from the thirly-
water and air through the paving material . foot setback standard of CMC Section 17 . 19 . 030 . 1'-6 Storm Drainage Facilities ,
F . Energy star / LEED ( Leadership in Energy and Environmental Design ) are nationally recognized E . Preliminary grading plan ;
programs for measuring the amount of overall environmental benefit that is provided in a F . Site plan drawn to scale and depicting the following :
building versus conventional methods .
1 . The existing land uses within the development , and the existing location of all structures
G . LED lighting means " light- emitting diode " . These lights consume less energy , have a longer ( indicate if any structures are to be repurposed ) ;
useable life , and are smaller in size than other lights with the same amount of lighting output .
2 . A list of owners of land adjacent to the proposed development ;
H . Meandering sidewalks means that the course of the walkway is winding or curving rather than
straight . This design may cost more to develop given that more land may be required for 3 . The proposed location of all buildings , if commercial or industrial project ;
curvature and landscaping . 4 . The proposed lot sizes and building envelopes , if subdivision project ;
I . Rain gardens are landscaped areas planted with wild flowers and other native vegetation to 5 . Location of any critical areas , critical area buffers , and significant trees in compliance with
soak up rain water , mainly from the roof of a house or other building . The rain garden fills with a CMC Chapter 18 . 341 CMC and CMC Title 16 - Environment ;
few inches of water after a storm and the water slowly filters into the ground rather than running
off to a storm drain . Compared to a conventional patch of lawn , a rain garden allows about thirty 6 . Location of sidewalks , driveways , street lighting and street trees ;
percent more water to soak into the ground . 7 . The location of all areas to be conveyed , dedicated , or maintained as public or private
J . Recreational open space means lands that are developed for active recreation such as for park streets/tracts ;
and trail use . These lands may contain critical features such as streams , steep slopes or 8 . Provide a plan with the ingress/egress to the development with the proposed traffic
wetlands , however only the unencumbered area of land is used in the score sheet calculations . circulation , parking areas , pedestrian walkways ;
K . Repurpose structure means to alter or renovate a building for a different purpose , on a long- 9 . A draft document containing agreements , provisions , and covenants regarding the
term basis in lieu of demolition ( e . g . Renovating a barn into a restaurant , or a warehouse into a permanent ownership , maintenance , protection , and use of the development ;
performing arts theatre) .
G . A preliminary landscape plan ;
L . Solar lighting is any use of sunlight or sky light for illuminating the interior of a building , or may
be defined as the conversion of sunlight to power a fixture . H . Building elevations for each unique type of structure ; and
M . Vegetated wall means a vertical surface designed and planted to be covered at maturity by I . Narrative to describe how the proposed project complies with this chapter in balance with
plants . proposed flexible elements , relevant requirements of Camas Land Development and Zoning
Codes , and the requirements of Chapter 58 . 17 RCW, if applicable . The city shall not consider
N . White roof means a roof with reflective shingles that exceed a 0 . 15 reflectivity , as established by variances to the minimum provisions of this chapter.
the Department of Ecology . White roofs increase energy efficiency and lower the heat island
effects of new development . ( `} rd . Noe 2 X28 , 3I Ex1� . 1' ` 3 , 610#* 17 201 1 's
( Ord . No . 26281 I ( I::: xh . A) ,
Exhibit A ( 2014 ) Page 191 Exhibit A ( 2014) Page 192
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 26 FLEXIBLE DEVELOPMENT Chapter 18 . 26 FLEXIBLE DEVELOPMENT
18 . 26 . 070 Professional preparation C . Commercial / Industrial projects
1 . If project scores higher than a minimum score then the applicant may reduce the required
The applicant for a proposed flexible development shall certify that one or more of the following have off- street parking for the GFA by twenty-five percent and participate in the city' s Commute
been involved with the preparation of the preliminary plan : Trip Reduction Program ,
A . An architect or engineer licensed in the State of Washington . 2 . If a green roof is proposed , then the applicant may reduce up to fifty percent of the required
B . A landscape architect licensed in the State of Washington , off- street parking spaces (calculated on the first level if a multi- story building ) for the
equivalent square footage of a green roof. Refer to Figure 2 for formula .
C . A registered civil engineer or a registered land surveyor licensed in the State of Washington .
�..
, . ( Ord . No ;:� ��JB , I ( E::. xt� . A} , 1 {:- 1 �I-2 �:� 1 `i j
( Ord , Nis , 261281 § I ( E.Y, A ) , 10001 x ... 2011 )
18 . 26 . 080 Criteria for approval .
18 . 26 . 100 Development assurances .
A . To assure full performance of the proposed flexible development , the developer shall provide
A preliminary flexible development plan approval may be authorized by the decision maker if findings certification from the qualified professional of record that the project element has been built as
are made that the following criteria is satisfied : approved in the decision , prior to receiving an occupancy permit from the Building Department .
A . The proposal shall meet the purpose and intent of a flexible development as stated in this B . Perpetual maintenance covenant .
chapter in balance with development bonuses .
1 . The applicant shall be required to perform maintenance functions on the flexible development
Be The proposal meets the minimum score per the "flexible development score sheet" based on aspects of their approved project in perpetuity to maintain functionality at the current industry
the particular land use zone . standards ( e . g . roof gardens or solar panels ) .
Residential zones . . . . . 0 . 3 2 . The maintenance covenant in a form acceptable to the city shall be recorded with the Clark
Commercial zones . . . . . 0 . 3 County Auditor for each applicable lot or parcel . A copy of the recorded document must be
provided to the Building Department prior to receiving an occupancy permit .
Industrial zones . . . . . 0 . 3 3 . The maintenance covenant as described herein shall run with the land and be binding upon the
heirs , successors , and assigns of the applicant or owner .
LI /BP Zones . . . . . Not applicable
Co Amount of financial security . The director may require financial security to be provided for certain
C . The proposal is in conformance with the Camas Comprehensive Plan . elements of the project that are not otherwise required to be secured pursuant to CMC Chapter
( Ord . No . 1s , €3 , ;i 14Erh . , I - 17 - 2911 17 . 21 - Procedures for Public Improvements . The financial security shall be based on one hundred
five percent of the cost estimates . Cost estimates of the following shall be submitted to and approved
by the director :
18 . 26 . 090 Development bonuses . 1 . Estimated construction cost for green roofs , white roofs , and solar lighting .
Upon meeting the minimum standards of a flexible development per the score sheet , the project may ' 2 . Estimated installation costs for landscaping and maintenance for a period of three years post-
be eligible for the following additional flexibility in land development standards : construction .
A . If proposed to meet the standards of this chapter , then rain gardens are exempt from the thirty-
foot setback standard of CMC Section 17 . 19 . 030 . E- 6 Storm Drainage Facilities .
N ,
Be Residential Development :
1 . May increase density of residential development in accordance with the Density Transfer
Standards of CMC Section 18 . 09 . 03 ( Table 2 ) of the underlying zone , or if a multi-family
zone , then standards may reflect those of the MF- 24 attached zone of CMC Sectiorul
18 . 09 . t' 50 (Table 3) 9 if landscaping is not sacrificed .
2 . If project scores higher than minimum score , then for standard lots , building setbacks may i , Er .y ij„ � , t , ; d e1.1 b d , r, � , ^0t a . S
be reduced to five feet on all sides of the structure with eighteen feet from garages (if
driveways are accessed at the front of the lot) . Refer to Figure 1 .
3 . On corner lots vision clearance setbacks must be maintained in accordance with CMC
Section 17 . 19 . 030 . D- 7 Corner Lots .
4 . Height of buildings may exceed the maximum building height of the zoning district by one
story or ten feet , whichever is less .
Exhibit A (2014 ) Page 193 Exhibit A (2014) Page 194
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 26 FLEXIBLE DEVELOPMENT Chapter 18 . 27 ACCESSORY DWELLING UNITS
Figure z : Furmula for parklilq calculatfo€ i . Chapter 18 . 27 ACCESSORY DWELLING UNITS
Rnswtet 1 is [ ;5F rf a = e^ Iecf; - (palkinL T . Sections :
Ansuaar Z is fISF of ; ;�arx n = x q se .
f
Answer 1 + Answer 2 = j)*`K spai_eS rP0111-e i I f . 1 i . (} ::". t) Cd) K} e .
Example ; 1 ,75 S Oftir_ N 6Llileirq with 5010 SF 16 . 27 . 030 Definition .
t F� reAen roof.
�, 18 . 27 . 040 Establixhlia€ EI ar7 f3 {x: essory dwellin I unit .
? ; ,ASO 16 . 27 . 050 Development standards .
1 + 5 = 6 : pp lrld Maras aro revirM 18 . 27 . 060 Design guidelines .
N()teii. R}e c'm17 ntGifpr?l"07q `f:L7ce.sp for the
egoatbri is iAALe1n7h17�i 601,tF CMC 18. 11. 130
Pdt>±.'incfStind3rds 1e7ble "Sr _ SciliriEe Feet
( Ord . No . 2626 . � I ( Exh , A ) , .10j 117 .42011 ) 18 . 27 . 010 Purpose .
Accessory dwelling units are intended to :
A . Provide for a range of choices of housing in the city ;
B . Provide additional dwelling units , thereby increasing densities with minimal cost and disruption
to existing neighborhoods ;
Co Allow individuals and smaller households to retain large houses as residences ; and
D . Enhance options for families by providing opportunities for older or younger relatives to live in
close proximity while maintaining a degree of privacy .
( ( � € d . E° l 1 ( Exh . , ( lard % 2 () ;*)8 : Carl . 2443 �; '3 ( Exh , A ( :, art) ) , 2 �_} 06�
18 . 27 . 020 Scope .
Accessory dwelling units shall meet the requirement of this chapter, and may be allowed in the
residential ( R) and multifamily ( MF) zones .
(POrd , 251 �x -1 ( Exh . A ( part ) ) . 2006 : Offfid , ? 44 %3 � 3 ( EK ) v A ( p art) ) , 2OC16 )
18 . 27 . 030 Definition .
An " accessory dwelling unit (ADU ) " means an additional smaller , subordinate dwelling unit on a lot
with , or in an existing or new house . These units are intended to provide for a greater range of choices of
housing types in single-family and multifamily residential districts . An ADU is not a duplex because the
intensity of use is less due to the limitations of size and number of bedrooms .
( Ord , 2515 � 1 ( Exh , A ( part) ) , 2008 : turd . 2443 � 3 ( Exh . A ( part) ) , 2006 )
18 . 27 . 040 Establishing an accessory dwelling unit.
An accessory dwelling unit may be created through :
A . Internal conversion within an existing dwelling ;
Exhibit A ( 2014) Page 195 Exhibit A ( 2014) Page 196
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 27 ACCESSORY DWELLING UNITS Chapter 18 . 27 ACCESSORY DWELLING UNITS
B . The addition of new square footage to the existing house , or to a garage , and any addition architectural style , exterior building materials and color , roof material , form and pitch , window style
thereto is located at least forty feet back from the front property line ; and placement , other architectural features , and landscaping .
C . Conversion of an existing garage if the garage is setback at least forty feet back from the front J . Entrances . For an accessory dwelling unit created by internal conversion or by an addition to an
property line ; existing primary dwelling , only one entrance may be located on the front of the house , unless the
house contained additional front doors before the conversion . Secondary entrances should be
D . Inclusion in the development plans for, or as part of , the construction of a new single-family locatedlocated on the side or rear of the primary residence to the extent possible .
detached dwelling unit ; or
E . A separate detached dwelling unit on the same lot as the primary dwelling unit , when the K . Utilities . An accessory dwelling unit shall connect to public sewer and water. A home or lot not
connected to public sewer and water , which adds an accessory dwelling unit , shall connect to public
accessory unit is located at least ten feet behind the most distant back or side wall , or other
structural element of the primary dwelling unit structure . sewer and water .
L . Nonconformity . A home or lot which has an accessory dwelling unit which was established prior to
Manufactured homes or recreational vehicles are not considered an accessory structure for adoption of this chapter may be approved for a building permit , subject to the provisions of Chapter
the purposes of this chapter . 18 , 41 " Nonconforming Lots , Structures and Uses . "
( Ord , 21 1 {Exl3 . A (part) 20084 Ord , 2443 } ' ( Ex1 . A ( ftarl ) ) , 2006} M . Impact Fees . Accessory dwelling units shall be subject to impact fees at the following rates : twenty-
five percent of the single-family rate for internal conversions , and thirty-five percent for external
18 . 27 . 050 Development standards . conversions .
N . Owner Occupancy . Prior to the issuance of a building permit establishing an accessory dwelling unit ,
A . Number . No more than one accessory dwelling unit per legal lot is permitted , and it must be the applicant shall record the ADU as a deed restriction with the Clark County auditor' s office . Forms
accessory to a single-family residence . A lot of record lawfully occupied by two or more single-family shall be provided by the city stating that one of the dwelling units is and will continue to be occupied
residences shall not be permitted to have an accessory dwelling unit , unless the lot is short platted by the owner of the property as the owner' s principal and permanent residence for as long as the
under Title 17 of this code . If a short plat is approved , an accessory dwelling unit for each dwelling other unit is being rented or otherwise occupied . The owner shall show proof of ownership , and shall
unit is permitted only if all dimensional standards of the underlying zone , and all other provisions of maintain residency for at least six months out of the year , and at no time receive rent for the owner
this chapter are met . occupied unit . Falsely certifying owner occupancy shall be considered a violation of the zoning
B . Lot Area . No accessory dwelling unit shall be permitted on a lot of less than five thousand square ordinance , and is subject to the enforcement actions .
feet . (Ord , 2515 {, 1 ( ExhA ( parl ) i , 2008 : Orsi , 2447 4 3 ( Exh . A ( part ) ) , 2006:
i C . Building permit . The applicant must apply for a building permit for an accessory dwelling unit . An ( ( €'ci . NF . 212 . I ( Ex.h . ) , 711 }
ADU shall comply with applicable building , fire , health , and safety codes . Addressing of the ADU
shall be assigned by the building department , with approval by the fire department . An ADU cannot
be occupied until a certificate of occupancy is issued by the building department . 18 . 27 . 080 Design guidelines .
A . Exterior Finish Materials . Exterior finish materials must duplicate or reflect the exterior finish material
D . Conformance to Zoning . The addition of an accessory dwelling unit shall not make any lot , structure on the primary dwelling unit .
or use nonconforming within the development site . An accessory dwelling unit shall conform to B . Roof Slopes . For buildings over fifteen feet in height , the slope of the accessory dwelling unit roof
existing requirements for the primary residence , including , but not limited to lot coverage , front , side , must be the same as that of the predominate slope of the primary dwelling structure .
and rear yard setbacks . Building height is limited to twenty-five feet for a detached ADU . Building
height requirements of the underlying zone apply to the ADU for internal conversion , or structural C . Historic Structures . If an accessory dwelling unit is on the same lot as , or within an historic structure
addition to the existing primary dwelling , which has been designated on the national , state , or local historic register , the following design
E . Outbuilding Size . For purposes of this section , an accessory structure ( such as a garage or other guidelines are applicable :
outbuilding , but not a detached accessory dwelling unit) which contains an accessory dwelling unit 1 . Exterior materials shall be of the same type , size , and placement as those of the primary
may not cover more than ten percent of the total site area , dwelling structure .
F . Total Floor Area . The total gross floor area of an accessory dwelling unit shall not exceed forty 2. Trim on edges of elements of an ADU shall be the same as those of the primary structure in
percent of the area of the primary dwelling ' s living area . The living area of the primary unit excludes type , size , and placement .
uninhabitable floor area and garage or other outbuilding square footage whether attached or 3 . Windows in any elevation which faces a street shall match those in the primary structure in
detached .
proportion , i . e . , same height , width , and orientation ( horizontal or vertical ) .
G . Number of Bedrooms . An accessory dwelling unit shall not contain more than one bedroom . 4 . Pediment and Dormers . Each accessory dwelling unit over twenty feet in height shall have
H . Parking . An accessory dwelling unit shall have a minimum of one on - site parking space , in addition either a roof pediment or dormer , if one or the other of these architectural features are present
to the primary dwelling unit' s designated parking spaces . on the primary dwelling .
I . Architectural Design . The exterior appearance of an addition or detached accessory dwelling unit ( r rd 2 15 �� 1 iExh . A ( part ) ) , 2008 : Ord , 2443 § 3 ( ExA ( pari;) ) , 2OC16 )
shall be architecturally compatible with the primary residence . Compatibility includes coordination of
Exhibit A (2014 ) Page 197 Exhibit A (2014) Page 198
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE * Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE *
Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE` J . Any grading , filling , or clearing of land , or logging or removal of timber on land characterized by ,
p or adjacent to (within three hundred feet of) an environmentally sensitive area ; or
Sections :
K . Open space designation standards and requirements shall apply to any application proposals
113 31 00 .10 Purpose involving a subdivision or planned development .
18431 020 Scope L . The standards and requirements of this chapter shall apply in addition to any other regulations
of the city applicable to the underlying zone . In case of any conflict between these and any
15 . 31 . 030 Administrationt other regulation (s ) , the stricter regulation ( s ) shall apply .
18 . 31 . 030 Tree retention . ( s. rd . '. ,, `€ 3 ; 1 ( Ex i . I ( part)") , ;:`. () ::}8)
'16 . 31 . 090 Vegetation removal in environmentally sensitive areas .
18 31 . 110 Mandatary preservation . 18 . 31 . 030 Administration .
'16 . .;3 '1 . '9 20 Negotiated preservation . The community development director shall determine , based on the city' s sensitive area overlay
maps , environmental information provided by the applicant , and field reconnaissance as necessary ,
whether a property for which development approval is requested contains the types of lands or areas
subject to this chapter . If property for which development approval is requested does contain critical
areas , as defined per CMC Section 16 . 51 . 070 Critical Areas Regulated , then a development application
18 . 31 . 010 Purpose . must be accompanied by relevant information pursuant to Title 16 Environment . The community
development director may waive or modify the study and reporting requirements of this section if it is
The guidelines , criteria , standards , special studies , and open space requirements in this chapter are determined that the subject property does not contain such lands or areas ,
intended to identify , protect , and preserve lands and areas within the city which are characterized by the ( Ord . 2515 1 01 ( Exh . A ( pari) ) , 2008)
presence of environmentally sensitive or valuable features and resources . These areas may include :
steep slopes and areas of unstable soils , wetlands , streams , and watercourses . Certain activities , such as
vegetation removal and the addition of impervious surfaces within these areas , unless regulated by the 18 . 31 . 080 Tree retention .
city , pose a potential threat to life , property , public health , and welfare . Unregulated activities also pose a
significant threat to important environmental features and communities , and to the functions and values A . A tree survey , conducted by a qualified biologist , landscape architect , or arborist , shall be conducted
they perform . This chapter is also intended to implement the goals and policies of the comprehensive for all lands proposed to be developed and listed under Section 18 , 31 . 020 . A survey shall not be
plan ; to protect critical areas within the city as required by state policies , guidelines , and rules ; to provide required for lands proposed to * be retained as undeveloped open space .
property owners and members of the public with notice as to the location and distribution of sensitive Be To the extent practical , existing healthy significant trees shall be retained . Preservation of groups of
areas within the city ; and to require special studies to help identify environmentally sensitive and valuable significant trees , rather than individual trees shall be preferred . All grading shall take place outside
areas within the city . Such plans and studies shall be prepared by qualified professionals . the drip line of those significant trees to be retained , except that the city engineer may approve
( (Drde 2515 �F I ( Exti . A ) ar1 ) ) , 2008) grading within the drip line if it can be demonstrated that such grading can occur without damaging
the tree or trees .
18 . 31 . 020 Scope . 26@15 kj I f li::xh . Apart ) ) : 2 {.08)
Ord , NO , ` S3 `€ t , I ( t::. ,ciis At , 2- i - 201
Land proposals below are subject to the criteria , guidelines , conditions , performance standards , and
procedural requirements contained in this chapter :
18 . 31 . 090 Vegetation removal .
A . Rezone ;
Be Conditional use permit ; A . Exceptions . This section shall not apply to :
C . Variance ; 1 . Removal of vegetation outside of critical areas , in conservation areas , protected open space
areas as shown on plats , or areas otherwise required to be protected ;
D . Shoreline substantial development permit ;
2 . Removal of trees four inches or less in diameter , as measured at the base ;
E . Planned development ;
3 . Annual removal of vegetation from an area under one thousand square feet ;
F . Subdivision ;
4 . Removal of dead , diseased , or dying vegetation and trees ;
G . Short subdivision ;
5 . Normal maintenance associated with residential properties , including mowing , rototilling , and
H . Commercial development ; pruning ;
I . Business park development , 6 . Removal of nonnative invasive plant species , such as Himalayan blackberries and ivy ;
Exhibit A ( 2014) Page 199 Exhibit A ( 2014) Page 200
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE * Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE *
7 . Removal of vegetation associated with land surveys and environmental surveys ; 8 . Monitoring of vegetation survival may be required , and should normally include reports and
8 . Removal of vegetation related to the construction , installation , and maintenance of public photographs to the community development director or designee ;
utilities . 9 . Vegetation removal for purposes of view enhancement shall be limited to view corridors , as
B . Vegetation Removal Permit Required . All persons seeking to remove vegetation from an critical opposed to removal of vegetation over a larger area ;
area shall first obtain a permit from the city . An application for such permit shall be filed with the 10 . Vegetation management plans shall bear the certification of the qualified arborist and any other
planning department and shall contain information relating to the proposed removal of vegetation , registered professional involved in its preparation or implementation ;
including but not limited to the location and species of plants and vegetation proposed to be 11 . Vegetation management plans should contain a provision requiring thirty days written notice to
removed , the contours of the subject property , soils information , the proposed schedule of removal , the city prior to any removal or replanting of vegetation .
and any other information required by the city .
C . Preliminary Review . F . Bonding . A bond may be required to insure proper maintenance , replacement , or repair of areas
altered under a vegetation removal permit . The bond amount shall be not less than 1 . 25 times the
1 . Upon receipt of an application for a vegetation removal permit , the community development value of the plantings to be planted following removal of vegetation .
director or designee shall conduct a preliminary review . If the community development director G . Incorporation . The provisions of an approved vegetation management plan shall be incorporated into
finds that the proposed vegetation removal is exempt , or will have no adverse environmental the covenants , conditions , and restrictions of any approved development , the conditions of approval ,
impact , then the community development director shall issue a letter stating that the provisions and referenced on the plat of an approved subdivision or planned development , or conditions of any
of this section do not apply and that no permit is required . other type of development permit .
2 . If the community development director finds that the proposed vegetation removal is not H . Process . Vegetation removal permits shall be processed as a Type I administrative review subject to
exempt , and there is potential for an adverse environmental impact , then a vegetation removal
permit shall be required . Any uncertainty regarding the degree of environmental impact shall be notice pursuant to CMC Chapter '18 . 55 Administration and Procedures of this title ,
resolved in favor of finding an adverse impact . ( Ord . 2515 ; 1 ( Exhu A klparblw 2008)
D . Vegetation Management Plan as Part of Vegetation Removal Permit . ( ti rdo No; 22612 , t I ( Exh , A) , 2•* 7 ** 201 1 )
1 . Not Required . For those applications that the community development director determines a
permit is necessary , the community development director shall make a further determination of 18 . 31 . 110 Mandatory preservation .
whether a vegetation management plan shall be required . If the proposed vegetation removal is
minor in nature , and , if in the opinion of the community development director , adverse A . As a condition of development approval for any development application set forth in Section
environmental impacts can be mitigated without requiring a vegetation management plan , then 18431 . 020 (A) of this chapter, the applicant shall set aside and preserve all sensitive areas , except as
the community development director may issue a permit with mitigating conditions as may be otherwise permitted by this chapter . To insure that such areas are adequately protected , the
appropriate . applicant shall cause a protective mechanism acceptable to the city to be put in place .
2 . Required . For those applications that the community development director determines a permit B . For property zoned single-family residential or multifamily residential , the applicant shall receive a
is necessary , and which are determined not to be minor in nature , a vegetation management density transfer to the remainder parcel that is equal to the density lost due to the property set aside ,
plan shall be required prior to issuance of the permit . except that the density transfer shall not exceed thirty percent of the allowable density for the entire
E . Vegetation Management Plan —Standards . Vegetation management plans shall meet the following development if it were not encumbered with sensitive lands .
standards :
( Ord . 26 '15 � 1 ( l:::rh . A ( ) art) } : 2008)
1 . Vegetation management plans shall be prepared by a qualified arborist or biologist ;
2 . If the proposed vegetation removal impacts a steep slope or area with potentially unstable soils , 18 . 31 . 120 Negotiated preservation .
the vegetation management plan shall contain a certification by a qualified geotechnical
engineer that the removal of vegetation in accordance with the vegetation management plan will A . The city and a landowner may negotiate an agreement whereby property is set aside and preserved
not cause erosion or increase the likelihood of a landslide ; with a protective mechanism . A negotiated preservation may be done incidental to a development
3 . Where possible , proposed vegetation removal activities adjacent to environmentally sensitive proposal , or may be done independently of any development proposal .
areas should be configured in a manner which avoids impacts ; B . To be eligible for a negotiated preservation , the property to be set aside must be :
4 . Where possible , limbing , pruning , or thinning should be utilized in lieu of removal of vegetation ; 1 . Part of the open space network ;
5 . Vegetation removal should normally be mitigated through vegetation enhancement in the form 2 . An open space connector identified in the parks , recreation , and open space comprehensive
of additional plantings ; plan ;
6 . Vegetation management should be done in the manner that takes into consideration stormwater 3 . Land satisfying the open space criteria of Section 5 . 4 of the parks , recreation , and open space
runoff , slope stability , view enhancement , and wildlife habitat ; comprehensive plan ; or
7 . The schedule for removal and planting should be done in such a manner as to optimize the 4 . A park site identified in the parks , recreation , and open space comprehensive plan .
survival of the modified vegetation and new plantings ;
Exhibit A (2014 ) Page 201 Exhibit A (2014) Page 202
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 31 SENSITIVE AREAS AND OPEN SPACE * Chapter 18 . 32 PARK ZONING
C . The city may , as part of any negotiated preservation , provide the landowner with : Chapter 18 . 32 PARK AND OPEN SPACE ZONING
1 . Density transfer ; Sections .
2 . A density bonus ;
18 . 32 . 010 Appiicrabiiit.y .
3 . A credit against park and open space impact fees ;
18 . .i '... . 020 P (w: rmitte €I uses .
4 . Cash from the parks and open space impact fee fund or the general fund ; or
18 . 32 . 030 Development standards .
5 . Any combination of the above .
18 . 32 . 040 Site plan review and desifin review .
( Ord . 25 -15 f 01 { EAit A epartj ) . 2008 )
( Orsi . No . 2sDi12 , � 1 ( E h , A) , 2- 7 -w20 '11 j
18 . 32 . 010 Applicability .
The regulations of this chapter apply only to land held in public trust .
( C} rd . No . 266*71 Ill , 120W17 ~ 2012 i
18 . 32 . 020 Permitted uses .
Uses shall be allowed in accordance with Table 18 . 07 . 050- Park and open space land uses . Park
use is also subject to the requirements and limitations of Chapter 12 , 32 Park Rules and Regulations .
( Ord . No . 2667 , ? IV , 12owel T-20 -12 j
18 . 32 . 030 Development standards .
A . Lot Area . There is no minimum or maximum lot size in the Park zoning districts .
Be Setbacks . The minimum setbacks are twenty feet .
C . Building lot coverage . The maximum building lot coverage shall not exceed thirty-five percent of lot
area , with the exception of community or recreation centers , where lot coverage shall not exceed
sixty percent .
D . Landscaping . All required yard setbacks shall be landscaped . Any storage areas visible to the right-
of-way shall be screened . Parking area landscaping shall be consistent with CMC Chapter 18 . 13
Landscaping .
E . Parking . The number and location of off- street parking shall be consistent with CMC Chapter 18 . 141
Parking .
F . Signs . Signs shall be permitted according to the provisions of Chapter *18 . 415 Signs , under the
commercial zoning standards .
( Or'd . No . 2087 , § IV ) 012-& 17ww20v12 j
18 . 32 . 040 Site plan review and design review .
A . Before a clearing , grading or building permit will be issued ; Site Plan approval per Chapter 18 . 18 Site
Plan Review is required . A phased site plan may be allowed in order to guide a new park
development as funds and resources become available .
Exhibit A (2014) Page 203 Exhibit A ( 2014) Page 204
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 32 PARK ZONING Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
B . When Design Review is applicable ; the Parks & Recreation Commission shall conduct design review Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
and find that the development is generally consistent with the design standards of CMC Chapterp
18 . 19 Design Review , guidelines and principles for commercial and mixed uses . Sections .
( turd . No . 2667 , IV , 12~ 17 - 2012 ') 1 8 . 35 . () 1 C} Purpose .
184350020 l4eserved .
18 . 3 . 030 Definitions ,
18 , 35 , 040 AbbreviatI01M
'18 . 35 . 050 Scope .
18 . 35 . 060 Use authorization .
418 . 35 . 070 Review procedures .
18 . 35 . 080 Height limitations .
18 . 35 . 090 GenE) ral provisions .
18 . 35 . 100 Antennas and raid- on antennas .
18 , :35116 V Areless use perrnits ,
118 . 35 . 120 Landscaping and screening standards .
18 . 35 . 133 Federal requirements .
*18 . 35 . 140 Application requirements ,
18 . 35 , 150 Permitting process—Waiver of fees for collocation .
18 . ;3xi . 1 3r) l*�: ernoval of antennas and support structuros .
18 . 3 5 . 170 Periodic review ,
18 , 35 , el 80 Pest available technology ( PAT) employment ,
18 . 35 . 010 Purpose .
The purpose of this chapter is to minimize the exposure to potential adverse impacts of radio
frequency radiation , to preserve the aesthetics of residential , commercial , and light industrial areas , and
to minimize interference by telecommunication transmissions and radio frequency signals with
manufacturing and industrial processes , and with emergency and residential communication equipment .
The purpose of this chapter is to set forth the regulations for the placement , development , permitting ,
and removal of wireless communication facilities , support structures , and antennas . The goals of this
chapter are to :
A . Establish clear and objective standards for the placement , design , and maintenance of wireless
communication facilities in order to minimize adverse visual , aesthetic , and safety impacts .
B . Ensure that such standards do not unreasonably discriminate among providers of functionally
equivalent services .
C . Encourage the design of such facilities to be aesthetically and architecturally compatible with
the surrounding built and natural environment .
D . Encourage the location of wireless communication support structures in nonresidential areas .
Exhibit A ( 2014) Page 205 Exhibit A (2014) Page 206
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 35 TELECOMMUNICATION ORDINANCE Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
E . Encourage the collocation and clustering of wireless communication support structures and " Leased area " means the specified area of the parent parcel upon which a wireless communication
antennas to help minimize the total number of such facilities throughout the community , facility is located and is subject to specific lease provisions .
F . Encourage competition in the provision of wireless communication services for the benefit of the " Major telecommunication facility" means a utility use in which the means for transfer of information
entire community . is provided . These facilities , because of their size , typically have impacts beyond their immediate site .
( Ord . 2515 I ( 1::: t3 . / ( ; r1) ) , 200& Ord . '. 4s , ( t:: Yt . r`�, 41 � € t) ) . f, t�() 3 ) Major telecommunication facilities shall include , but not be limited to , FM and AM radio transmission
towers , UHF and VHF television transmission towers , and earth stations . Major telecommunication
facilities do not include communication equipment accessory to residential uses , nor the studios of
18 . 35 . 020 Reserved . broadcasting companies such as radio or television stations .
" Minor telecommunication facility" means a telecommunication facility in which the transfer of
Editor ' s note— information is provided but which generally does not have significant impacts beyond the immediate
location of the facility . These facilities are smaller in size than a major telecommunication facility .
€ . I � . 261241 ( E , h . � ; adopted February20 '1 �1 . repeialed � 13 . 35 . 020 . �z� 1 .€ i �wh 1.��; € tc� I i1 ��; " Monopole support structure " means a support structure or tower consisting of a single pole which is
€ J $e authorization . See also the Cr: de Con-piparative Table and Disposition List either sunk into the ground and/or attached to a foundation .
" Satellite dish antenna " means an instrument or device designed or used for the reception and
18 . 35 . 030 Definitionsw transmission of television or other electronic communication signals broadcast or relayed from an earth
satellite . It may be a solid , open- mesh , or a bar- configured structure . Satellite dish antennas shall be
In addition to those definitions listed in CMC Chapter 18 . 03 , the terms in this chapter shall be considered major telecommunication facilities .
interpreted as follows : "Transmission tower" means a broadcasting facility that is constructed aboveground or water , or is
"Accessory equipment structure" means an unstaffed structure used to house and protect the attached to or on top of another structure , and is intended to support an antenna and accessory
electronic equipment necessary for processing wireless communications signals . Associated equipment equipment , or which is itself an antenna , and whose principal use is to transmit telecommunication
may include air conditioning and emergency generators . signals .
"Add - on antenna " means an additional antenna (s ) placed on an existing wireless communication "Wireless communication facilities " means the site , structures , equipment , and appurtenances used
support structure , or other existing building or structure , and does not include the originally approved to transmit , receive , distribute , provide , or offer wireless telecommunications services . This includes , but
antenna ( s) . is not limited to antennas , poles , towers , cables , wires , conduits , ducts , pedestals , vaults , buildings ,
electronics , and switching equipment .
"Antenna ( s ) " means the specific device used to capture an incoming , and /or transmitting an outgoing
radio-frequency signal . This definition shall include directional ( panel ) antennas , omni - directional ( whip ) "Wireless communication support structure" means a structure erected to support wireless
antennas , parabolic ( microwave dish ) antennas , and ancillary antennas . All other transmitting or receiving communications antennas and connecting appurtenances . The primary purpose is to elevate an antenna
equipment not specifically described herein shall be regulated in conformity with the type of antenna above the surrounding terrain or structures and may be attached to an existing building or other
described herein which most closely resembles such equipment . permanent structures or as a freestanding structure which may include , but are not limited to monopole
support structures and lattice support structures , and may have supporting guyed wires and ground
1 . " Directional antenna " ( also known as a " panel antenna ") is an antenna array designed to anchors .
transmit and receive signals in a directional pattern .
"Wireless communication systems" means the sending and receiving of radio frequency
2 . " Omni- directional antenna " ( also known as a "whip antenna " ) is an antenna that transmits transmissions , and the connection and/or relaying of these signals to land lines and other sending and
signals in a three hundred sixty- degree pattern . receiving stations (cell sites ) , and including , but not limited to cellular radiotelephone , personal
3 . " Dish antennas " ( also known as a " parabolic antenna " ) is a bowl shaped device that receives communications services ( PCS ) , enhanced /specialized mobile radio , and commercial paging services ,
and transmits signals in a point to point pattern . and any other technology which provides similar services .
" City" means the City of Camas . ( Ord . 251 1 ( Fxh . A ( part ) ) , 2QO8 : Ordt 244 :: 3 ( F_Kh . A ( part) ) , 2OC16 )
Clustering means the placement of more than one wireless communication support structure on a
'1 $ . 35 . 040 Abbreviations .
single site .
" Collocation " means the use of a single wireless communication support structure by more than one As used in this chapter , the following abbreviations shall stand for the following terms or entities :
wireless communication provider , or the use of a site by more than one wireless communication provider.
A . FAA . " FAA" means the Federal Aviation Administration established pursuant to the " Federal
" Earth station " means a facility that transmits signals to and /or receives signals from orbiting satellite . Aviation Act of 1958 , " as amended .
Satellite dish antennas less than twenty-five feet in diameter shall not be considered earth stations .
Be FCC . " FCC " means the Federal Communications Commission established pursuant to the
" Lattice support structure" means a support structure which consists of a network of crossed metal " Communications Act of 1954 , " as amended .
braces , forming a tower which is usually triangular or square in cross- section , and is anchored at the base
by a concrete foundation . ' Ord , ? 515 ; 1 ( E xh . A ( pfart) ) ., 42008 : Ord , 244 :3 3 ( 1:::xh . A ( part) ) , 2006 `
Exhibit A (2014 ) Page 207 Exhibit A (2014) Page 208
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 35 TELECOMMUNICATION ORDINANCE Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
18 . 35 . 050 Scope . 1 . The operation of industrial , scientific and medical equipment at frequencies designed for that
purpose by the Federal Communications Commission .
The following facilities shall be subject to the regulations set forth in this chapter: 2 . Machines and equipment that are designed and marketed as consumer products , such as
A . All wireless communication support structures , antennas , equipment structures , and uses computers , telephones , microwave ovens , and remote-control toys ,
accessory to an antenna . 3 . Hand held , mobile and marine radio transmitters and /or receivers , and portable radio
B . Any modification to a wireless communication support structure , antenna , equipment structure , frequency sources ,
or uses accessory to an antenna . 4 . Two-way communication transmitters utilized on a temporary basis for experimental or
C . Major and minor telecommunication facilities , earth stations , and transmission towers . emergency service communications .
( Ord . 251 5 � �1 (, Exh . ,�, ( �} �� rt � y , 2i: 08 : Ordt 2443 � 3 ( 1 ?��� . ,'�, tl�tart)) , � �� �} ) 5 . Licensed amateur radio frequency facilities including , but not limited to , amateur (ham ) radio
stations and citizen band stations .
18 . 35 . 0 + 0 Use authorization . 6 . Satellite dish antenna systems normally used for television reception and internet
connections at home or place of business .
Major and minor telecommunication facilities may be authorized as provided under CMC Chapter 7 . Emergency or routine repair, reconstruction , or routine maintenance of previously approved
18 . 07 Use Authorization . Wireless communications structures and antennas shall be permitted , prohibited telecommunication facilities .
or conditionally allowed as indicated in Table 18 . 35- 1 .
Table 18 . 35 - 1 18 . 35 . 080 Height limitations .
KEY : P = Permitted Use C = Conditional Use
A . The height of a wireless communications facility shall mean to include the support structure and any
antennas proposed at the time of application . A lightning rod , not to exceed ten feet , or FAA required
X = Prohibited Use T = Temporary Use lighting shall not be included within the height limitations .
B . The maximum height of wireless communications support structures and their antennas may vary
: Use NC DC CC ' RC LI / BP Ll HI ; R 1MF from the standards of the underlying zone .
. .:... . :. :. . . . .:...: ..::.::. C . associated with a wireless communication facility or major
The allowable overall height of a structure
Wireless communication - support structures ( no lattice) < C C C C P : P P C C from any point at the base of the
telecommunication facility shall be no greater than the distance
support structure to any point of a residential building , located on - or off-site and existing on the date
..... .......:.... .:.:. ...... :. ..:... .......... ..... . . ....... .......... ... . ......... unless the owner of such residential builds consent in write to such tower
: Lattice support structures < X X X X X : X C X X of application , ng ( s ) ng
location .
Do
A variance to the height standard shall be subject to CMC Chapter 18 . 45 Variances of this title . In
: Antenna and add - on antennas P P P P P P P P P addition to the criteria of Chapter 18 . 45 , the application must demonstrate the variance is necessary
identifiable area that could not feast be covered
for wireless coverage to exist in a specific ' feasibly by
locating at a different location in the vicinity .
18 . 35 . 070 Review procedures . ( (� rd . 515 1 ( Exho f\ epattj ) , 20084. Orf . 244 ; 3 ( 1::: xh . A ( par1) ) : 2006;
�
A . Wireless telecommunication support structures , antennas and equipment structures for which a ( 0r�f . No . 212 , I ( Ex1r . A) , 2 .. 7 .. 211 )
permit has been issued prior to the effective date of the ordinance codified in this chapter shall be
allowed to continue their previously permitted use . 18 . 35 . 090 General provisions .
B . The following shall be subject to a Type 1 — Minor Modification Permit when proposed to The following general provisions shall apply to all wireless communications facilities :
existing wireless communication support structures , antenna , equipment , or uses which are
nonconforming : A . All wireless communications support structures and required fencing shall be equipped with
1 . Structural alterations to meet safety requirements ;
appropriate anti- climbing devices .
B . All wireless communication support structures and antennas which are located at a wireless
2 . Replacement on- site ; communication facility shall be identified with a sign not exceeding four square feet . The sign
3 . Routine maintenance , renovation , or repair ; and shall list the wireless service provider' s name and emergency telephone number, and shall be
4 . Addition of new antennas to an existing wireless communication support structure to permit
posted in a place visible to the general public .
collocation . C . Wireless communication support structures and antennas locating on any site or existing
C . The following shall be exempt from requirements in this chapter :
building that is on a historic register or in a historic district shall require a conditional use permit .
Exhibit A (2014 ) Page 209 Exhibit A (2014) Page 210
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 35 TELECOMMUNICATION ORDINANCE Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
If the proposed site or existing building is on the local historic register , the wireless 3 . Minimize the cumulative aesthetic , visual , or safety impacts of additional wireless
communication support structure and antenna design shall be subject to the applicable design communication facilities in the surrounding area .
standards prescribed by the Clark County historic preservation commission . If the site is on the ( Ord 2515 1 ( ExhA " part) ) . 2 (08 , Ord , 244 3 t3 3 ( E�.xho A ( part) } , 2t} 06)
national historic register , the wireless communication support structure and antenna shall be
subject to the applicable design standards prescribed by the Secretary of the Interior. ( Ord . NO . ' ! 631 2 , 1 ( E::. xh . A) , 2-7 201 I I
D . Wireless communication support structures not regulated by the FAA shall have a finished
surface that minimizes the visibility of the structure . 18 . 35 . 120 Landscaping and screening standards .
E . Wireless communication support structures shall not be illuminated , except when required by
the FAA. The following landscaping and screening standards shall apply to all wireless communication support
structures , major or minor telecommunication facilities , accessory equipment structures , and any other
( () d , '2515 s, 1( E.. ylfii , A ( E> art. `N ;:10 ;:18' : Ord * 2443 � 3 ( 1:::xh , A ( tmr# j ) , 2t:(#:)( 5 ) accessory facilities located on the ground :
% A . The perimeter of the wireless communication support structure , and any guyed wires and
18 . 35 . 100 Antennas and add - on antennas . anchors shall be enclosed by a fence or wall subject to CMC Clea ? ter 18 . 18 Site Plan Review of
this title . The outside perimeter of the fence or wall shall have a five-foot buffer , and be
Antennas and add- on antennas shall be permitted as a Type I review in any zone , and further landscaped with six-foot high evergreen shrubs that provide a screen that is seventy-five
subject to the applicable provisions of the international building code and the following conditions and percent opaque year around .
exceptions : Be Landscaping shall be installed in compliance with CMC Chapter 18 . 13 Landscaping .
A . Shall add no more than twenty feet to the height of an existing structure as measured at the C . Add- on antennas to existing structures that require the ground installation of equipment
point of attachment to the existing structure . structures and accessory equipment shall be landscaped with a five-foot buffer around the
Be Shall be painted or finished in a manner that blends with dominant color of the background , perimeter of the facility .
unless required to be marked by the FAA.
' Ord , 2515 < 1 ( Exh A ( gat 1 j 2 (t `L� ; tfrfi . 2 �E43 3 Lx1a . A, ( .r � rt) ) ; 2106 '
( . � J . ( E 1
C . Shall be affixed to structures with mounting apparatus which produces the least visual impact ( CrrlNo . 261 2 , I ( ExhA) 2- 7 - 2101 1 )
and blends with the dominant background color .
D . Individual add- on antennas shall be limited to the following size restrictions : 18 . 35 . 130 Federal requirements .
1 . A whip antenna shall not be more than three inches in diameter and fifteen feet in length .
2 . A panel , dish , or microwave antenna shall have not more than fifteen square feet . All wireless communications support structures must meet or exceed current standards and
regulations of the FAA , the FCC , and any other agency of the federal government with the authority to
3 . Multiple add- on antennas proposed for a single wireless communication support structure regulate wireless communications support structures and antennas . If such standards and regulations are
or existing building which increase the existing cumulative cross - sectional diameter of changed , owners of the wireless communication support structure , antennas , and electronic equipment
antennas by more than twenty-five percent shall require a conditional use permit . governed by this chapter shall bring such wireless communication support structure , antennas , and
( Ord 2515 ' 1 ( l= xh A ( Hart } ) . 2QO8 : Ord 2443 � �� ( E= °<hA ( part) ) , 2006 ) electronic equipment into compliance with such revised standards and regulations within the compliance
schedule of the regulatory agency . Failure to bring wireless communications support structures and
antennas into compliance with such revised standards and regulations shall constitute grounds for the
18 . 35 . 110 Wireless communications—Conditional use permits . removal of the wireless communication support structure , antenna , or electronic equipment at the owner' s
expense . The owners of such wireless communications support structures , antennas , and electronic
Wireless communications support structures shall be subject to the conditional use permit provisions equipment shall provide the city with copies of all environmental assessments ( EA' s ) required to be
of CMC Chapter 18 . 43 Conditional Use Permits , as a Type III procedure , except within an industrial or submitted to the FCC or FAA regarding locations within the city simultaneously with any filing with the
light industrial zone where they shall be subject to a Type I decision subject to notice , be submitted on federal agencies pursuant to 47 CFR Part I .
application forms and in the manner set forth by the city , with the following additional requirements : { E3rd1615 1 ( i:::xt3 A ifrt ) ) ; 2008 : # fir {1 . f° 443 ; 3 ( E:: xtr . t ( 11rrt) ) , ' (} {}#:�)
A . Collocation feasibility evaluation as prescribed by CMC Section 18 . 35 . 144 , "Application
Requirements" conditions . In addition to the conditions of approval of Chapter 18 . 43 , the permit 18 . 35 . 140 Application requirements .may include requirements which :
1 . Require the use of concealment technology , including , but not limited to fencing , In addition to other the requirements in this code , the applicant shall provide the following where
landscaping , strategic placement adjacent to existing buildings or vegetation , and " stealth " applicable as deemed by the director :
designs to minimize adverse aesthetic and visual impacts ;
2 . Require compatibility with key design elements in the surrounding area ; for example , in
single-family residential zones , use of peaked roof lines , painted surfaces , and wooden A . Collocation evaluation study , which includes the following :
fences ,
Exhibit A (2014) Page 211 Exhibit A ( 2014) Page 212
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 35 TELECOMMUNICATION ORDINANCE Chapter 18 . 35 TELECOMMUNICATION ORDINANCE
1 . Certification that the notice at subsection (2 ) was mailed to all other wireless providers 18 . 35 . 160 Removal of antennas and support structures .
2 . Pursuant to the requirements of CMC Chapter 18 . 35 Telecommunications Ordinance ,
( insert wireless provider) is hereby providing you with notice of our intent to apply to the Any antenna or wireless communication support structure that is not operated for a continuous
City of Camas to construct a wireless communication support structure that would be period of twelve months shall be removed by the owner of the property on which the wireless
located at ( insert address ) . In general , we plan to construct a support structure of communication support structure or antenna is situated , or by the owner or lessee of the wireless
feet in height for the purpose of providing ( cellular , PCS , etc . ) service . communication support structure or antenna , within ninety days of receipt of notice to remove from the
Please inform us whether you have any wireless facilities located within feet of city . If the antenna and/or wireless communication support structure is not removed within such ninety
the proposed facility , which may be available for possible collocation opportunities . Please days , the city may remove the antenna or wireless communication support structure at the owner' s
provide us with this information within days after the date of this letter . If no response expense . If there are two or more wireless communications providers on a single wireless communication
is received within that time , we shall assume you do not wish to pursue collocation at such
support structure , this provision shall not become effective until all providers cease using the wireless
site . Sincerely , ( pre- application applicant , wireless provider) . communication support structure for a continuous period of twelve months . The provider shall submit a
notice to the city informing the city that the antenna or wireless communication support structure is no
B . Certification from a licensed radio engineer indicating whether the necessary service is longer in use or in operation . Such notice shall be submitted within thirty days that the facility becomes
technically feasible if provided by collocation at the identified site ( s) by the other unused or inoperable .
provider( s) . { p q / � �} { �y £
( S ird . £�. .�� � .J � 3 l E �l� . �i � �.� L'�` ��t5 } : L � CJlJ . Ord , G4�a �� 3 € EX �� . A. ( ��} i'� r £� � .
C . If applicable , evidence that the lessor of the site ( s) identified by the other provider(s )
agrees to collocation on their property .
18 . 35 . 170 Periodic review .
D . Certification by a licensed radio engineer that adequate site area exists or does not exist at
the site ( s ) identified by the other provider( s) to accommodate needed equipment and meet The city recognizes that communication technologies are subject to rapid change . Future innovations
all of the site development standards . may result in reducing the impacts of individual facilities and render specific portions of this chapter
E . If applicable , evidence that adequate access does exist at the possible collocation site ( s ) obsolete . Additionally , this chapter may not address new technologies as they develop . Therefore ,
identified by the other provider( s ) . periodic review and revision of this chapter shall occur at least every two years , or at the request of the
planning commission or city council .
F . A copy of the applicant' s license issued by the FCC .
G . A copy of the findings from the FAA' s "Aeronautical Study Determination " regarding the ( r�# ' ' 1 `' t ( l...xl3 . 'r' Et' � rt ) ) . 2008 : Ord . ( t:: ti . A. ( lf € t; ) . :: ff) t.6)
proposed wireless communication support structure .
H . A report from a licensed professional engineer18 . 35 . 180 Best available technology ( BAT) employment.
indicating the anticipated capacity of the
wireless communication support structure , including the number and types of antennas At the time of application for a new or revised permit subject to the provisions of this chapter, best
which can be accommodated . available technology ( BAT) shall be employed . Further , the city strongly encourages the communication
I . Proof of liability insurance coverage for the proposed wireless communication support industry to review and replace outdated facilities with BAT .
structure or antenna . Liability insurance shall be maintained until the wireless �, _ . , , . y r ,
0061
communication support structure or antenna is dismantled . Failure to maintain insurance t �,� � t . `} `' `f I ( Exh . A ( party • 2 �s � . ' rd . X443 � Exl - A ( past) ) ; 21
coverage shall constitute a violation of this chapter and grounds for revocation of a permit .
J . In the case of a leased site , a lease agreement which shows on its face that it does not
preclude the site owner from entering into leases of the site with other providers .
( Ord . 25015 § 1 ( Ex €' A ( part) ) ; 20081, C) rd . 244 ^0 � 3 ( Exh . A ( part ) ) , 20W
( Ofbd . No261 'j
18 . 35 . 150 Permitting process- Waiver of fees for collocation .
If the wireless communication support structure and originally approved antennas required a
conditional use permit , and attaching add - on antenna (s ) does not require any additional wireless
communication support structure expansion , except for normal mounting hardware , the add- on antennas
shall only be subject to fees for being permitted outright . The site plan and SEPA fee shall be waived .
( Ord . 2515 1 ( Exh . A ( parpt ) ) , 21:. 08 : {fvd{ X2443 � '.3 tE xt� . A ( part) ) , 2006)
Exhibit A (2014) Page 213 Exhibit A ( 2014) Page 214
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 45 VARIANCES Chapter 18 . 45 VARIANCES
Chapter 18 . 39 HOME OCCUPATIONS E . " Home occupation " means any accessory activity customarily conducted in a dwelling , or in a
p building or structure accessory to a dwelling , for gainful employment involving the manufacture ,
Sections . provision or sale of goods and /or services , and where the residential character of the dwelling
and neighborhood is maintained .
18 . 3960FIO Purposed
F . " Outdoor storage " means the outdoor holding of any materials or merchandise used or
18 . 3 ` • is :''. t) 1- efirtititzrt > • associated with a home business , whether covered or uncovered .
18 . 39 . 030 Minor home occ; upaEiorrs . G . "Vehicles or motors " mean vehicles or equipment with internal combustion engines ( such as
18 , 39 , 040 Major horne ocupatl0r) . autos , motorcycles , scooters , snowmobiles , outboard marine engi
cnes , lawn mowers , chain
saws , and other engines ) .
•18 . 39 . 050 Appeals . •f �• c ,
{) r'd . NES . . .�f� 1 , I ( 1::. xh . A1 , 10 1 ,?- ;? t:}[91
18 , 39 , 060 E_:xemptiorls .
•18 . 39 . 1. 70 Prohibited . 18 . 39 . 030 Minor home occupations .
18 , 39 , 080 Termination , revocation , suspension .
A . A minor home occupation permit is required for any business operated in a dwelling unit or
18 , 39 . 0. 90 Complaints , enforcement . accessory building which has no external indication of commercial activity , including no non - resident
employees , no client visits , minimal business- related deliveries , and no vehicle signage .
18 . 39 . 010 Purpose . B . No production , generation , or storage of any hazardous substances or materials beyond an amount
that is commonly used for a single-family dwelling shall be permitted .
A . The purpose of the home occupation chapter is to address the need for small scale home based C . Minor home occupation permits shall be subject to a Type I review in accordance with the
businesses , and to ensure they are suitable to the characteristic of the surrounding neighborhood or administrative approval procedures of CMC Chapter 18 . 55 Administration and Procedures .
the area . The regulations are designed to :
Protect the individual characteristics of neighborhoods in the City of Camas , and maintain the quality D . Applicant shall submit a completed minor home occupation permit to the city for review and approval .
of life for all residents of the city . ( ford , NoX45+31 , E? I ' Exh . A) , 1f.;- 1 ��_ 2f; ��Sb ; Ord . No . 26 -12 , � I ' E;ch . A) , 2- 1 - 2 �# 1 1 )
Be The intent of this chapter is to ensure that business activities that are allowed in residential
neighborhoods are regulated as home occupations , and that activities not able to meet the 18 . 39 . 040 Major home occupation .
requirements of this chapter are directed to appropriate mixed use , commercial , or manufacturing
zoning districts . Major home occupation permits shall be subject to a Type II review in accordance with the
C . This chapter is not intended to regulate typical family or personal activities , or occasional visits by procedures of CMC Chapter 18 . 55 Administration and Procedures , and must comply with the following :
business associates and outside service providers , except as otherwise provided . A . Owner/operator , employees .
D . It is not the intent of this chapter to involve the city in the enforcement of private restrictive 1 . Only members of the family residing on the premises , and no more than two non- residents
covenants . may be continuously employed at any one time on the site .
E . Join in an effort to reduce vehicle miles traveled , traffic congestion , and air pollution in the State of 2 . A home occupation permit issued to one person shall not be transferable to any other
Washington . person , entity , or business , and is valid only for the property address set forth in the permit .
( Or-d , No , ;5641 , k E xh . A) , 10. 19- 2009) Be Alterations , residential character .
1 . No dwelling or accessory structure shall be constructed , modified , or altered to
18 . 39 . 020 Definitions . accommodate a home occupation which alters the residential character of the property in
such a way so as to render its appearance incompatible with neighboring properties .
In addition to those definitions listed in CMC Chapter 18 . 03 , the following definitions shall also apply 2 . Home occupations shall be allowed to be conducted in accessory buildings detached from
to this chapter : the principal dwelling unit , provided that if the home occupation use occurs in an accessory
A . " Commercial vehicle " means a semi- truck and/or trailer used in any commercial enterprise . building , it shall be subject to the same rules and regulations for home occupation uses
Be " Employee " means a full or part time non - resident participant . within the principal dwelling unit .
C . " Normal delivery services " means deliveries by parcel post , United Parcel Service , or similar in - 3 . The home occupation shall be clearly incidental and secondary to the use of the dwelling
town delivery service trucks . for dwelling purposes , and the appearance of the structure shall not be altered , or the
occupation within the residence be conducted in a manner that would cause the premises
D . " Customer , client" means any person visiting the site for business purposes that is not an to differ from its residential character .
employee of the home occupation or a resident of the home . C . Location of use , size .
Exhibit A ( 2014 ) Page 215 Exhibit A ( 2014) Page 216
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 45 VARIANCES Chapter 18 . 45 VARIANCES
1 . Where an accessory dwelling unit exists , a home occupation must be conducted either in 18 . 39 . 080 Appeals .
the primary dwelling unit , the accessory dwelling unit , or an accessory structure on the
property , but not in more than one . Any person aggrieved by a denial of an application for a home occupation , or seeking relief from the
2 . The business shall utilize no more than twenty-five percent of the gross floor area or five strict application of the requirements in Section 18 . 30 . 040 , above , may appeal such decision to the board
hundred square feet of the structure , whichever is less , including storage of any inventory of adjustment . The home occupation may be approved by the board of adjustment if the board finds that
or incidental supplies that are necessary to the home occupation . the home occupation :
D . Signs . Signs shall be in conformance with CMC Chapter 18 . 15 Signs . A . Will not be materially detrimental to the public welfare ;
E . Hours of operation . Business visits and non- resident employee arrivals or departures shall Be Will not have adverse impact on adjacent properties in the zone or vicinity in which the subject
occur between 7 : 00 a . m . and 10 : 00 p . m . property is located ;
F . Traffic , C . Will be consistent with the spirit and purpose of this chapter and code .
1 . Traffic generated by the home occupation shall not noticeably affect the residential D . Will not include storage , display of goods , building materials , and /or the operation of building
character of the neighborhood . machinery , commercial vehicles , or other tools , unless it meets the following criteria :
2 . Deliveries or pick -ups by normal delivery services shall not exceed two trips per day , and 1 . Is wholly enclosed within a structure or building ,
occur only between 7 : 00 a . m . and 10 : 00 p . m . 2 . Does not emit noise , odor, or heat ;
3 . Traffic which exceeds eight clients , customers , normal deliveries , or combination thereof 3 . Does not create glare or emit light from the site ; and
per day , shall be a prima facie evidence that the activity is a primary business and not a
home occupation . 4 . Does not create a condition which injures or endangers the comfort , or pose health or
safety threats of persons on abutting properties or streets .
G . Parking .
In addition , the board of adjustment may impose such requirements and conditions with respect to
1 . The site shall have adequate on - site parking to accommodate any additional traffic location , installation , construction , maintenance , operation and extent of open spaces in addition to those
resulting from the use , expressly set forth in this chapter and code , as may be deemed necessary for the protection of other
2 . Adequate on - site parking shall be provided for all non - resident employees , and shall be properties in the zone or vicinity and the public interest .
used by those employees at all times . ( OrdNo 2561 , Q I ( ExhA�
3 . Under no circumstances shall parking for the home occupation cause traffic hazards .
4 . With the exception of existing driveways , no parking shall be allowed in setbacks or 18 . 39 . 080 Exemptions .
buffers .
A . Any of those uses allowed in residential and multi -family zones consistent with CMC Section
H . Sales . Except for the purchase of merchandise crafted on - site or items clearly accessory to a 1 f3 . {� �� . {:I4C} Table 2 .
service (e . g . , crafts or artwork , or hair care products incidental to a beauty salon for example)
no retail customers shall visit the home premises at any time . Be Garage sales , yard sales , bake sales , and other like uses do not need to comply with the
requirements of this chapter . Garage and yard sales are subject to CMC Chapter 8 . 48 Garage and
I . Outdoor storage . There shall be no outdoor storage or display of any items pertaining to the Yard Sales ,
home occupation allowed .
( �? €�cl . I'�li� . 2 �f�� 'I . � 1 ( Ext� . A) , 10 - �10.. 2s"�0�° ; �� rci . No . 2012 ; f I ( ExI �� . 10A) , 2.. + .. 201 �� j
J . Equipment . No mechanical equipment shall be used except as is commonly or customarily used
for domestic household or personal purposes for a dwelling (or as deemed similar in terms of
power , quantity , noise , emissions , and type) shall be allowed . 18 . 39 . 070 Prohibited .
K . Disturbing influences . The following uses shall not be permitted as home occupations :
1 . No excessive mechanical equipment which produces vibration , smoke , dust , odors , heat , A . Motor vehicle , trailer , boat , and heavy equipment repair , body work , or painting ;
glare , or noxious fumes resulting from a home occupation shall exceed that which is
normally produced in a single-family dwelling . B . Vehicle services , including stereo and car alarm installation , and detailing ;
2 . Any noise generated by the home occupation shall be consistent with the requirements in C . Medical or professional clinics ;
CMC Section 0 . 3 2 . 050 Public disturbance noises .
D . Retail activities of any type , except as allowed in 18 . 30 . 040 ( H) , above ;
3 . No production , generation , or storage of any hazardous substances or materials beyond an E . Commercial kennel or stable ,
amount that is commonly used for a single-family dwelling shall be permitted .
No, :1561 , '; 10:: ti . 1�. � , 1t.- `I ��- ? �:}{:btu ; �� ; �1 . Nei . J �� 1 °:' : `� lel::. xta . ��� ;:f- 7 - 24:11 1 } F . Veterinary clinic or hospital ;
G . Any activities involving more than eight customer or business visits per day ;
Exhibit A (2014 ) Page 217 Exhibit A (2014) Page 218
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 45 VARIANCES Chapter 18 . 45 VARIANCES
H . Production of any type of fuels for use , storage , dispensing , or sales . Chapter 18 . 45 VARIANCES
( (� r'd . Nol ;:561 , lit::. , t€ . Al , IG ��- 1t:lt:� ;� � Sections :
18 , 45 , 010 Rirr) {} sa .
18 . 39 . 080 Termination , revocation , suspension .
18 . 4 5 . 020 Approval process .
A . A home occupation may be terminated , revoked , or suspended for a violation of any requirements as 18 , 45 , 0 :30 Minor Variance .
listed in CMC 18 , 39 , 040
'18 . 45 , 04 €) Maior Variance
B . Notwithstanding any other provisions of this chapter of the city code , a home occupation may be
immediately terminated if the city finds that the home occupation is being conducted in a manner 18 . 45 . 05C} Conditions for granting— Extensions
which is detrimental to the public health or safety . In the event of such immediate termination , the *18 . 45 . 1.300 Prohibited variance ,
operator of the home occupation shall be advised that he or she shall have the right to appeal on the
propriety of such immediate termination as provided in CMC 18 , 55 , 200
( Ord . NoJ 25611 3 I ( Exh . A) , 104419 ..208�a )
18 . 39 . 090 Complaints , enforcement . 18 . 45 . 010 Purpose .
Any complaint made that a home occupation is being conducted in violation of this chapter shall be A variance to any development standard contained in this title , other than density and lot area , may
enforced pursuant to Article VIII of CMC Chapter 418 . 55 Administration and Procedures . be granted when practical difficulties , unnecessary hardship , or results inconsistent with the general
purposes of CMC Title 10 , Environment , and CMC Title 18 , Zoning , would result form the literal
( Oil d No , 3:f 561 let:: x i A ) 1t._ 'l �}_ ;1c:1(9 Ord . I� o . 26129 � ( tE::: �: t� . ��� � _ �_ 1 �:111 ) enforcements of its requirements . The sole purpose of any variance shall be to prevent such difi'tculties ,
hardship , or results and no variance shall be granted that would have the effect of granting a special
privilege not shared by another property in the same vicinity and zone , except when necessary to avoid
such difficulties , hardship , or results .
Prd , 2515 � 1 ( E h , A ( part') ) , 2008 : Ord , 2443 4 3 ( Exh . A ( part ) ) , 2006)
( Ord , No . 2612 . § I ( Exh . A) , 2.. 1 .. 2011 ; C) rd , No . 2649 , � 1 , 5.. 21 * 2012 )
18 . 45 . 020 Approval process .
A . Minor Variance . A minor variance is one that results in the modification of up to ten percent of a
numerical development standard ( other than lot area or density) that shall be subject to Type I
procedure , pursuant to CMC Chapter 18 . 55 Administration and Procedures , and subject to the
approval criteria contained in CMC Section *18 , 45 , 030 (A) .
B . Major Variance . A major variance is one that results in the modification of a numerical development
standard by more than ten percent . The board of adjustment is generally the decision maker
regarding major variances . Where a variance is consolidated with an application for a Type III
decision , the decision maker shall be the same as that for the Type III application . A major variance
shall not be approved unless findings are made by the approval authority that all of the approval
criteria under CMC Section 18 . 45 . 030 are satisfied .
( Ord . 2616 � l { I:::xh , A ( pert) ) . ;? 008 : Ord . 24433 � 3 ( t::xlr . A ( pfart3 ) , 2 () 06 )
( Ord . No . Eb3 ' € 3:'. , itis:. .qtr . Al , 2- ,- 2[ 1 `I t
18 . 45 . 030 Minor variance .
The community development director may grant a minor variance upon demonstration by the
applicant of compliance with all of the following approval criteria :
A . Unusual circumstances or conditions apply to the property and /or the intended use that do
not apply generally to other property in the same vicinity or district ;
Exhibit A (2014) Page 219 Exhibit A (2014) Page 220
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 45 VARIANCES
Chapter 18 . 49 Unclassffied Use Permits ( Repeal )
B . The variance requested is the minimum necessary to relieve the unusual circumstances or
conditions identified in subsection (A) of this section ; Chapter 18 . 55 ADMINISTRATION AND PROCEDURES *
C . The granting of such variance will not be materially detrimental to the public welfare or
injurious to property in the vicinity or district in which property is located ;
D . The proposed variance does not exceed ten percent of the requested dimensional Sections :
standard in which the variance is requested . Article 1 . General Procedures
E . The unusual circumstances and conditions associated with the variance are not a result of
the actions of the applicant or property owner. Article ll . - ' re- tiling Requirements
18 . 45 . 040 Major Variance . Article III . Application Requirements
A . The board of adjustment (or hearing examiner , or planning commission , in accordance with Article IV Public Notices and Hearings
18 . 45 . 020( B) ) shall consider all requests for major variances from the zoning code .
Be Approval of a major variance must demonstrate with findings of compliance with all of the Article V. - Decisions and Appeals
following criteria :
1 . The variance shall not constitute a grant of special privilege inconsistent with the limitation Article VI . Miscellaneous Processes
upon uses of other properties in the vicinity and zone in which the subject property is
located ;
Vile - Code Cor� flicsts
2 . That such variance is necessary , because of special circumstances or conditions relating Article gill . - Enforcement
to the size , shape , topography , location , or surroundings of the subject property , to provide
it with use , rights , and privileges permitted to other properties in the vicinity and in the zone
in which the subject property is located ;
3 . The granting of such variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and in the zone in which the subject
property is located .
( Ord . 2515 �� 1 ( Exh . A ( part ) ) . 24: 08: ;ter€1 . 2443 � 3 ' Ex i . r>, ( part) ) , 2006 }
18 . 45 . 050 Conditions for granting-- Extension .
In authorizing the variance , the approval authority may attach thereto such conditions that it deems
to be necessary or desirable in order to carry out the intent and purpose of this chapter and the public
interest . A variance so authorized shall become void after the expiration of one year, or a longer period as
specified at the time of the approval authority action , if no building permit has been issued in accordance
with the plans for which such variance was authorized , except that the approval authority may extend the
period of variance authorization , without a public hearing , for a period not to exceed twelve months upon
a finding that there has been no basic change in pertinent conditions surrounding the property since the
time of the original approval .
( Ord , 25015 § 1 ( Exhi A ( part) ) ; 2003 : Ord . 244 3) 3 ( Ext . A ( part )) , 2000 )
18 . 45 . 060 Prohibited variance .
Under no circumstances shall the approval authority grant a variance to permit a use not outright or
conditionally permitted in the zone involved , or any use expressly or by implication prohibited by the terms
of this title .
( Ord . 25113 �> ! ( Fi.xh . A ( pert) ) . 2008 : Ord . 244 :::3 ( Ex i * A ( t) s•) rti ) , 2 €006)*
Exhibit A (2014 ) Page 221 Exhibit A (2014) Page 222
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article I . General Procedures Article I . General Procedures
_ .
Article I . General Procedures : { j ,
18 . 55 . 010 Procedures for processing development permits . inafl
Am <
18 . 55 . 020 Determination of proper procedure type . 4 ` `
18 . 55 . 00 Surnmary of decision making t} roress �s . �` � .. €. � �� ti '� 7 � � § j ',¢ .,. �.� �_< ..� � . ° € � * * 6A,,,: .
ti } �, U #
18 . 55 . 010 Procedures for processing development permits .
}} y
$ ~ # }For the purpose of Project Permit processing , all development Permit applications shall be classified '
. .
as one of the following : Type I , Type II , Type III , BOA, SEPA , Shoreline or Type IV . w
L # `, s
( Ord . 1615 '1 ( E.xh , A 0part) ) : 2008)
( Or'd , Noe 260121 3 1 ( Ex114 A ) , 2.&, 0402Q 1 .l )
tis ? Ft s
x 3f $ k
18 . 55 . 020 Determination of proper procedure type .
A . Determination by Director . The Community Development Director or designee (hereinafter the
. . . _ . . . . 4 4 44 . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . _ . . . . . . . . . . . I . . . . . . . . . . . . . . . . . .
" director") , shall determine the proper procedure for all development applications . If there is a
question as to the appropriate type of procedure , the determination shall be at the director' s Notes :
discretion .
Be Optional Consolidated Permit Processing . An application that involves two or more project permits 1 . For development proposals subsequently submitted as part of an approved master plan , subarea
may be submitted concurrently and processed with no more than one open record hearing and one plan , or binding site plan .
closed record appeal . If an applicant elects this process upon submittal and in writing , the
determination of completeness , notice of application , and notice of decision or final decision shall 2 . Section 1 i . 21 . 060 for final plat approval ,
include all project permits reviewed through the consolidated permit process .
3 . Section 18 . 23 . 130 for final master plan approval .
( Ord . 2515 1 ( Exh . A ( part) ) , 2008.
4 . Planning commission hearing and city council decision .
18 . 55 . 030 Summary of decision making processes . 5 . Hearing and final decision by hearings examiner .
The following decision making process table provides guidelines for the city' s review of the indicated Permit Types .
permits :
A . Type I Decisions . The community development director or designee shall render all Type I
Table 1 - Summary of decision making processes decisions . Type I decisions do not require interpretation or the exercise of policy or legal
. . . . . . _ _ . . . . . . . a . . . . . . . . . . . . . . . . _ . . . . I . _ _ _ . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . am . . . . . . . . . . a . . . . . . . . . . . . _ _ . _ 14 _ _ _ _ _ . . . _ . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . judgment in evaluating approval standards . The process requires no public notice . The approval
Approval Process authority' s decision is generally the final decision of the city . Type I decisions by the building
Permit Type I II III Shore SEPA BOA IV ' division may be appealed to the board of adjustment .
M14 4" mia
iwz „ Be Type II Decisions . The community development director or designee shall render the initial
4 it
; t £ decision on all Type II permit applications . Type II decisions involve the exercise of some
{ > 5Sinterpretation and discretion in evaluating approval criteria . Applications evaluated through this
' I, vi ' ` ' rocess are assumed to be allowable in the underlyingzone . Cit review typically focuses on
p Y Yp Y
Mfr what form the use will take , where it will be located in relation to other uses , natural features
• 5 ,. .� # ;'+ and resources , and how it will look . However , an application shall not be approved unless it is or
Fi`* { „€ :; t a .. can be made to be consistent , through conditions , with the applicable siting standards and in
`=; compliance with approval requirements . Upon receipt of a complete application the director
am1m I.{ 4, at 'i”. determines completeness , issues a notice of application ( consolidated review only) , reviews and
;. ; ; renders a notice of decision . The director' s decision shall become final at the close of business
_ = on the fourteenth day after the date on the decision unless an appeal is filed . If an appeal is
..; received the hearings examiner will review the decision based on the record and render the
t€33a . IIa I. ..i ., . . r . .... � °44' 4 ' .. 4
_ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . _ . . . _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . city' s final decision .
Exhibit A (2014 ) Page 223 Exhibit A (2014) Page 224
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article I . General Procedures Article II . Pre- Filing Requirements
C . Type III Decisions . Type III decisions involve the greatest amount of discretion and /or evaluation Article II . Pre - Filing Requirements
of approval criteria . Applications evaluated through this process commonly involve conditional
uses , subdivisions , and development within the city' s light industrial/business park . Upon receipt 18 - 55 . 050 initiation o€ action .
of a complete application , notice of public hearing is mailed to the owners of record of the 18 . 55 . 060 Preapplication conference meetinct .- l' ype i1 , Type III .
subject property , the applicant , and owners of real property within three hundred feet of the
subject tract , based upon Clark County assessment records . The notice of public hearing is
issued at least fourteen days prior to the hearing , and the staff report is generally made
available five days prior to the hearing . If a SEPA threshold determination is required , the notice
of hearing shall be made at least fifteen days prior to the hearing and indicate the threshold
determination made , as well as the timeframe for filing an appeal . Type III hearings are subject 18 . 55 . 050 Initiation of action ,
to either a hearing and city final decision by the hearings examiner, or subject to a hearing and
recommendation from the planning commission to the city council who , in a closed record Except as otherwise provided , Type I , II , III , or BOA applications may only be initiated by written
meeting , makes the final city decision , consent of the owner(s ) of record or contract purchaser(s ) . Legislative actions may be initiated at the
D . Shoreline ( SMP , Shore) . The community development director acts as the administrator . " A
request of citizens , the city council , planning commission , or department director or division manager.
"
shoreline management review committee reviews a proposal and either determines to issue a ( . rde 2515 `l iExh . A ( ptart ) 1 . 2008 **)
permit , or forward the application to the planning commission or hearings examiner , as
appropriate . Shoreline regulations are found at Section 18 . 55 . 330 , and the Camas Shoreline 18 . 55 . 060 Preapplication conference meeting--tType ll , Type Ills
Master Program ( 2012 , or as amended ) .
E . SEPA ( State Environmental Policy Act) . When the City of Camas is the lead agency , the A . Prior to submitting an application for a Type II or Type III application , the applicant shall schedule
community development director shall be the responsible official . The procedures for SEPA are and attend a preapplication conference with city staff to discuss the proposal . The preapplication
generally provided for under Title *16 of this code , as well as Sections 413 . 55 . 4110 and 18 . 55 . 1165 conference shall follow the procedure set forth by the director ,
of this chapter.
B . To schedule a preapplication conference the applicant shall contact the planning department . The
F . Board of adjustment decisions are the final decision of the city , except as provided in Section purpose of the preapplication conference is for the applicant to provide a summary of the applicant' s
18 . 45 . 020 Approval process of this title , development proposal to staff and in return , for staff to provide feedback to an applicant on likely
impacts , limitations , requirements , approval standards , fees , and other information that may affect
G . Type IV Decisions . Type IV decisions are legislative actions which involve the adoption or
amendment of the city' s land use regulations , comprehensive plan , map inventories , and other the proposal . The director may provide the applicant with a written summary of the preapplication
policy documents that affect the entire city , large areas , or multiple properties . These conference within ten days after the preapplication conference .
applications involve the greatest amount of discretion and evaluation of subjective approval C . Notwithstanding any representations by city staff at a pre- application conference , staff is not
criteria , and must be referred by majority vote of the entire planning commission onto the city authorized to waive any requirements of the city code . Any omission or failure by staff to recite to an
council for final action prior to adoption by the city . The city council ' s decision is the city' s final applicant all relevant applicable code requirements shall not constitute a waiver by the city of any
decision . standard or requirement .
( Crd . 2515 1 ( Ex:l� . t ( 1 � art) ), 23t� 3 j D . A preapplication conference shall be valid for a period of one hundred eighty days from the date it is
( (Xd No 4:*161 f 1 � 1:: ti A ) 2,`0 ,, 2� 1 cl held . If no application is filed within one hundred eighty days of the conference or meeting the
applicant must schedule and attend another conference before the city will accept a permit
application . Any changes to the code or other applicable laws which take effect between the
preapplication conference and submittal of an application shall be applicable .
E . The director may waive the preapplication requirements if, in the director' s opinion , the development
does not warrant these steps .
( Ord * 2615 J 1 ( I:::xh . A " part) ) . 2008)
Exhibit A (2014 ) Page 225 Camas , Washington , Code of Ordinances Page 226
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article III . Application Requirements Article III . Application Requirements
Article 111 , Application Requirements 1 . Description of proposal ,
*13 . 55 . 100 Application requirements for Type 11 or Type ill applications . 2 . Types of permit applications on file and being considered by the City of Camas ,
18 . 55 . 110 Appllcatlon- Req €.rlred information . 3 . Site plan ,
18 , 55 . 130 Letter of completeness Type 11 , 1* ype Ill or SIVIP . 4 . Name and phone number of applicant , and City of Camas contact for additional
information ,
5 . If a Type III application , then a statement that a public hearing is required and scheduled .
Adequate space shall be provided for the date and location of the hearing to be added
upon scheduling by the city .
18 . 55 . 100 Application requirements for Type II or Type 111 applications . ( Ord , :: 515 {; 1 ( Exh A ( part) ) s 2008 )
All Type II , or Type III applications must be submitted at the planning department office on the most ( Ord4 Nod 26 121 ; I ( Exh� A) , 2' &* 7 & 201 R0
current forms provided by the city , along with the appropriate fee and all necessary supporting
documentation and information sufficient to demonstrate compliance with all applicable approval criteria . 18 , 55 , 1 80 Letter of completeness Type 11 , Type Ill or SMP .
The applicant has the burden of demonstrating , with evidence , that all applicable approval criteria are or
can be met . A . Upon submission of a Type II , Type III , or SMP application , the director should date stamp the
( C) r4d 2` 5 `I 5 1 ( Exh , A ( part) ) , 2008 ) application form , and verify that the appropriate application fee has been submitted . The director will
then review the application and evaluate whether the application is complete . Within twenty- eight
days of receipt of the application , the director shall complete this initial review and issue a letter to
18 . 55 . 110 Application— Required information . the applicant indicating whether or not the application is complete . If not complete , the director shall
advise the applicant what information must be submitted to make the application complete .
Type II or Type III applications include all the materials listed in this subsection . The director may
waive the submission of any of these materials if not deemed to be applicable to the specific review B . If the director does not issue a letter of completeness or incompleteness within twenty- eight days ,
sought . Likewise , the director may require additional information beyond that listed in this subsection or the application will be presumed complete on the twenty-eighth day after submittal .
elsewhere in the city code , such as a traffic study or other report prepared by an appropriate expert where Co Upon receipt of a letter indicating the application is incomplete , the applicant has one hundred eighty
needed to address relevant approval criteria . In any event , the applicant is responsible for the days from the original application submittal date within which to submit the missing information or the
completeness and accuracy of the application and all of the supporting documentation . Unless specifically application shall be rejected and all materials returned to the applicant . If the applicant submits the
waived by the director , the following must be submitted at the time of application : requested information within the one hundred eighty day period , the director shall again verify
A . A copy of a completed city application form ( s) and required fee (s ) ; whether the application , as augmented , is complete . Each such review and verification should
generally be completed within fourteen days .
B . A complete list of the permit approvals sought by the applicant ;
D . Once the director determines the application is complete , or the applicant refuses in writing to submit
C . A current (within thirty days prior to application ) mailing list and mailing labels of owners of real any additional information , the city shall declare the application complete and generally take final
property within three hundred feet of the subject parcel , certified as based on the records of action on the application within one hundred twenty days of the date of the completeness letter . The
Clark County assessor ; timeframe for a final decision may vary due to requests by the city to correct plans , perform required
D . A complete and detailed narrative description that describes the proposed development , studies , provide additional required information , extensions of time agreed to by the applicant and
existing site conditions , existing buildings , public facilities and services , and other natural the city , or delays related to simultaneous processing of shoreline or SEPA reviews .
features . The narrative shall also explain how the criteria are or can be met , and address any E . The approval criteria and standards which control the city' s review and decision on a complete
other information indicated by staff at the preapplication conference as being required ; application are those which were in effect on the date the application was first submitted , or as
E . Necessary drawings in the quantity specified by the director ; prescribed by a development agreement .
F . Copy of the preapplication meeting notes (Type II and Type III ) ; INOrd , 2515 ` 1 ( Exhv A (partw ) ) s 2008)
G . SEPA checklist , if required ;
H . Signage for Type III applications and short subdivisions : Prior to an application being deemed
complete and Type III applications are scheduled for public hearing , the applicant shall post one
four-foot by eight-foot sign per road frontage . The sign shall be attached to the ground with a
minimum of two four- inch by four- inch posts or better . The development sign shall remain
posted and in reasonable condition until a final decision of the city is issued , and then shall be
removed by the applicant within fourteen days of the notice of decision by the city . The sign
shall be clearly visible from adjoining rights- of--way and generally include the following :
Exhibit A ( 2014) Page 227 Exhibit A ( 2014) Page 228
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article IV. Public Notices and Hearings Article IV. Public Notices and Hearings
Article IV, Public Notices and Hearings E . Mailed . The notice of application shall be mailed to all owners of record of the subject property , and
all owners of real property located within three hundred feet of the subject property based on Clark
*18 . 55 . 150 Notice of application—Type Ill . County GIS records .
1f3 . x5 . 155 SEPA threshold determinations and Consolidated review ' F . Preliminary Plat Actions . In addition to the notice of application requirements above for preliminary
#18 . 55 . 176 Optional public notice , plats and proposed subdivisions , additional notice shall be provided as follows :
18 . 55 . 180 Hearings process= ype III applications . 1 . Notice of the filing of a preliminary plat adjacent to or within one mile of the municipal
boundaries of the city , or which contemplates the use of any city or town utilities shall be given
18 . 55 ' 1 {fit) loolearings notice , to the appropriate city or town authorities .
2 . Notice of the filing of a preliminary plat of a proposed subdivision adjoining the city limits shall
be given to the appropriate county official .
3 . Notice of the filing of a preliminary plat of a proposed subdivision located adjacent to the right-
18 . 55 . 150 Notice of application- Type III . of-way of a state highway , or within two miles of the boundary of a state or municipal airport
shall be given to the secretary of transportation , who must respond within fifteen days of such
A . Notice of Application Required . A notice of application will be required for all Type III applications . notice .
The notice of application may be combined with a notice of public hearing . 4 . If the owner of the real property which is proposed to be subdivided owns another parcel or
Be Contents . The notice of a Type III application shall include : parcels of real property which lie adjacent to the real property proposed to be subdivided , notice
under this section shall be given to owners of real property located within three hundred feet of
1 . The date of application , the date of the notice of completeness , and the date of the notice of any portion of the boundaries of such adjacently located parcels of real property owned by the
application ; owner of the real property proposed to be subdivided .
2 . A description of the proposed project action , a list of project permits included in the application , (10rd , 2 51 5 .I ( Exia . A ( pert ) } . 2008)
and , if applicable , a list of any studies requested ;
3 . The identification of other permits not included in the application , to the extent known by the
city ; 18 . 55 . 155 SEPA threshold determinations and consolidated review .
4 . The identification of existing environmental documents that evaluate the proposed project , and , A . Notice of Threshold Determinations . Under a consolidated review , notice of a threshold
if not otherwise stated on the document providing notice of application , the location where the determination will be mailed to those agencies , individuals , or entities submitting comment within the
application and any studies can be reviewed ; comment period , and to all owners of record of the subject property , and all owners of real property
5 . A statement of the limits of the public comment period , which shall be fifteen days following the generally located within three hundred feet of the subject property based on Clark County GISrecords . Where a notice of public hearing is required , the threshold determination may be combined
date of notice of application , and statements of the right of any person to comment on the with such notice . An applicant is responsible for submitting a certified list of the property owners to
application , receive notice of and participate in any hearings , request a copy of the decision be notified , and mailing labels of this list ,
once made , and any appeal rights ;
Be Public Hearing on Project Permit . If an open record predecision hearing is required for the underlying
6 . The date , time , and place of hearing , if applicable and known , project permit application , the city shall issue its threshold determination at least fifteen days prior to
7 . A statement of the preliminary determination of consistency , if one has been made at the time of the open record predecision hearing .
notice , and of those development regulations that will be used for project mitigation and C . Consolidated Appeals . All SEPA related appeals , other than a DS , shall be consolidated with the
consistency as provided in Title 16 of this code ; open record hearing , or appeal , if any , on the underlying project application .
8 . Any other information determined appropriate by the city , such as the city' s threshold D . DS appeals shall be heard in a separate open record hearing prior to the open record hearing , if
determination ,
applicable , on the underlying project application . The purpose for this early separate appeal hearing
C . Time frame for issuance of notice of application . is to resolve the need for an environmental impact statement ( EIS ) , and to permit administrative and
j
1 . Within fourteen days after the city has made a determination of completeness of a project udicial review prior to preparation of an EIS .
permit application , the city shall issue a notice of application . E . Notice of Appeal—Timing and Content .
2 . If any open record predecision hearing is required for the requested project permit ( s) , the 1 . All SEPA appeals shall be filed in writing with the City of Camas clerk accompanied by the
mailed notice of application shall be provided at least fifteen days prior to the open record required filing fee .
hearing . 2 . The notice of appeal shall identify the appellant , establish standing , and set principal points of
D . Published . The notice of application shall be published in the city' s official newspaper of general the appeal .
circulation in the general area where the proposal is located .
Camas , Washington , Code of Ordinances Page 229 Camas , Washington , Code of Ordinances Page 230
Title 18 we, ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article IV. Public Notices and Hearings Article IV. Public Notices and Hearings
3 . The notice of appeal shall be filed no later than fourteen days after the threshold determination depending upon time constraints . Any party may submit written materials of any length
has been issued . while the public record is open ;
( Of'd . 251b § 1 ( t:xh% o A epfe&it't.) ) , !:F () (*9)8 ) 4 . Any party wishing a continuance or to keep open the record must make that request while
the record is still open ;
18 . 55 . 170 Optional public notice . 5 . That the decision maker shall disclose any ex parte contacts , conflicts of interest , or bias
before the beginning of each hearing item and provide an opportunity for challenge .
As optional methods of providing public notice of any project permit ( s ) , the city may utilize one or Advised parties must raise challenges to the procedures of the hearing at the hearing and
more of the following : raise any issue relative to ex parte contacts , conflicts of interest , or bias , prior to the start of
the hearing ;
A . Notify the public or private groups with known interest in a certain proposal , or in the type of
proposal being considered ; 6 . Requests for continuances and to keep open the record . The decision maker( s ) may
continue the hearing from time to time to allow the submission of additional information or
Be Notify the news media ; for deliberation without additional information . New notice of a continued hearing need not
Co Place notices in appropriate regional , local , or neighborhood newspapers or trade journals ; be given so long as the decision maker(s ) established a time certain and location for the
continued hearing . Similarly , the decision maker may close the hearing but keep open the
D . Publishing notice in city newsletters or sending notice to agency mailing lists , either general lists record for the submission of additional written material or other documents and exhibits .
or lists for specific proposals or subject areas , The decision maker(s ) may limit the factual and legal issues that may be addressed in any
E . Mailing to neighboring property owners ; and continued hearing or open- record period ;
F . Placing notice on the City of Camas official web site . 7 . Denial by a hearings examiner or city council of a Type III permit application , shall result in
denial of all associated Type II decisions applied for at the same time that are subject to
The city' s failure to provide the optional notice as described in this section shall not be grounds for some part of the Type III decision . The Type III decisions for which this applies include , but
invalidation of any permit decision . are not limited to , design review , variances , critical areas .
( O ('d . 2515 f3 1 ( EKh , A ( part ) ) , 2008 ) ( Orsi . 251 rv; I ( FEA . A 4) ar1 ) ) : 2008)
18 . 55 . 180 Hearings process--Type III applications . 18 . 55 . 190 Hearing ' s notice .
All public hearings on a Type III application shall be quasi -judicial and comply with the procedure of A . A notice of public hearing is required for all open record quasi-judicial hearings for which a scheduled
this section . hearing date was not included in a notice of application .
A . Once the director determines that an application for a Type III decision is complete a hearing 1 . Mailed Notice . At least fifteen days prior to a hearing the director shall prepare and send by mail
shall be scheduled . a notice of hearing to all owners of record of the subject property , and all owners of real
B . Notice of the hearing shall be issued in accordance with CMC Section 18 . 55 . 0190 property located within three hundred feet of the subject property . An applicant is responsible
for submitting a current list (within thirty days prior to application ) and mailing labels of the
C . The director or designee shall prepare a staff report on the application which lists the applicable owners of real property within three hundred feet , certified as based on the records of the Clark
approval criteria , describes the application and the applicant' s proposal , summarizes all relevant County assessor .
city department , agency , and public comments , describes all other pertinent facts as they relate
to the application and the approval criteria , and makes a recommendation as to whether each of 2 . Published Notice . At least fourteen days prior to a hearing the director shall publish the notice of
hearing in a newspaper of general circulation within the city .
the approval criteria are met .
D . At the beginning of the initial public hearing authorized under these procedures , a statement 3 . Content of notice under subsection (A) ( 1 ) or (A) ( 2) of this section :
shall be announced to those in attendance that : a . The time , date and location of the public hearing ,
1 . Lists the applicable substantive criteria ; b . A general description of the proposed project ;
2 . The hearing will proceed in the following general order : staff report , applicant' s c . The street address or other easily understood location of the subject property and city
presentation , testimony in favor of the application , testimony in opposition to the assigned case file number;
application , rebuttal , record closes , deliberation and decision ;
d . A timeframe for submitting written comments for inclusion in the decision maker' s packet ;
3 . That all testimony and evidence submitted , orally or in writing , must be directed toward the
applicable approval criteria . If any person believes that other criteria apply in addition to e . If a SEPA threshold determination is required , notice under subsection (A) ( 1 ) of this
those addressed in the staff report , those criteria must be listed and discussed on the section may include the notice of the threshold determination ;
record . The decision maker may reasonably limit oral presentations in length or content f. A description of other project administrative decisions or determinations , and appeal
periods .
Camas , Washington , Code of Ordinances Page 231 Camas , Washington , Code of Ordinances Page 232
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Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article IV . Public Notices and Hearings Article VI . Miscellaneous Processes
4 . Failure to satisfy the notice requirements of this section shall not invalidate the proceeding . Article V . Decisions and Appeals
( Ord . 26116 � l ( l::: x ht A ( pari) ) ; 2008 ) 16 . 55 . 206 Appeals- Generally .
' Of ,d . Nol ;:f61 ` , I ( 1::. xlr . Al , r-'f- 1t: 1 `I ) 18 . 55 . 21 f1 Reserved .
*18 , 55 , 22 €. Conditions of approval .
18 . 55 . 230 Notice of decision .
16 . 55 . 235 I €? C:orl5iilE; ratio11 by the hearimis examiner .
18 . 5 5 . 240 ,Judicial appeals .
18 . 55 , 250 Reapplication limited .
*16 . 55 . 260 Expiration of a Type Il , or Type III decisions .
M55 . 270 Plat amendments and plat alterations .
*18 . 55 , 280 Modification of conditions .
189550290 Minor arnendments or modifications .
18 . 55 . 200 Appeals- Generally ,
A . Type II decisions may be appealed to the hearings examiner .
B . The following decisions may be appealed to the City Council : ( 1 ) Shoreline master program permits ;
( 2 ) SEPA decisions ; ( 3) civil regulatory orders , and ( 4 ) civil fines . For all other decisions under this
chapter , there is no appeal to any other decision maker within the city .
C . All appeals are initiated by filing a notice of appeal with the director within fourteen days of issuance
of the decision being appealed .
D . The notice of appeal shall be in writing and contain the following information :
( 1 ) Appellant' s name , address and phone number;
( 2 ) Appellant' s statement describing his or other standing to appeal ;
( 3 ) Identification of the application which is the subject of the appeal ;
(4) Appellant' s statement of grounds for the appeal and the facts upon which the appeal is based ;
( 5) The relief sought , including the specific nature and extent ;
( 6) A statement that the appellant has read the notice of appeal and believes the content to be true ,
followed by the appellant' s signature .
E . The notice of appeal shall be accompanied by an appeal fee as set forth in a fee schedule adopted
by resolution .
F . Appeals of civil regulatory orders and civil fines shall be heard de novo by the city council . All other
appeals shall be closed record hearings before the city council .
G . Notice of any appeal shall be given to those entitled to notice of the decision or determination being
appealed .
( Ord . 2515 1 ( E:: xh . A ( part1i .
Camas , Washington , Code of Ordinances Page 233 Camas , Washington , Code of Ordinances Page 234
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Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article VI . Miscellaneous Processes Article Vi . Miscellaneous Processes
' Ord , Nt1 ,) , 2583 , § 1 , 4 , 5; 2010 %V Ord , No , 2 (312 , � IfExh , A) , 2- i - 201 V D . For initial Type II decision or shoreline permit decisions not requiring an open public hearing , a
statement that the decision ( s) is final at the close of business on the fourteenth day after the date on
18 . 55 . 210 Reserved . the decision , unless appealed , and description of the requirements for perfecting an appeal .
E . For consolidated reviews , notice of decision for administrative decisions and determinations may be
included in the notice of public hearing for those portions of a development requiring a public
Editor ' s note— hearing .
Odd , No , 2583 , €3 II , adopted April 5v 2310 . repealed 18 . 55 . 21 (1 , whit: i pertained to "Appeals— F . A statement of appeal rights and timing .
I..ype II , :shoreline leer€`reit . " See also the ; ode Comparative ..Fable and Disposition List . . I ( I:::xh . A ) art ) } ; 21:1 {}8�
18 . 55 . 220 Conditions of approval , 18 . 55 . 235 Reconsideration by the hearings examiner.
A . All city decision makers have the authority to impose reasonable conditions of approval designed to Any party of record believing that a decision of the hearings examiner is based on erroneous
ensure that all applicable approval standards are , or can be met . procedures , errors of law or fact , or the discovery of new evidence which could not be reasonably
Be The applicant retains the burden of demonstrating that applications comply with the approval criteria ,
available at the public hearing , may make a written request to the examiner, filed with the city clerk , to be
accompanied by an appeal fee , for reconsideration by the examiner.
or can and will comply with the approval criteria through the imposition of conditions of approval .
Further , the applicant must file evidence demonstrating that approval criteria can be met with the A . Time Frame . The request for reconsideration shall be filed within fourteen calendar days of the
imposition of conditions , as well as demonstrate a commitment to comply with conditions of approval . date the decision was rendered .
C . Failure to comply with any condition of approval shall be grounds for revocation of the permit( s) , and Be Content . The request for reconsideration shall contain the following :
grounds for instituting code enforcement proceedings pursuant to the city code . 1 . The case number designated by the city and the name of the applicant ;
( Ord . 2515 �� A ( Exh . A ( part ) ) V 20 08) 2 . The name and signature of each petitioner ;
3 . The specific aspect( s ) of the decision being appealed , the reasons why each aspect is in
18 . 55 . 230 Notice of decision . error as a matter of fact or law , and the evidence relied on to prove the error . If the
petitioner wants to introduce new evidence in support of the appeal , the written appeal
A . Type II Process . The city shall mail a notice of all decisions rendered under a Type II process . must explain why such evidence should be considered .
Except as otherwise provided in this code , notice of Type II decisions shall be mailed to all property
owners within three hundred feet of the subject property based on Clark County GIS records . C . The hearings examiner may , after review of the materials submitted in conjunction with the
reconsideration request , and review of the open record hearing transcript , take further action as
B . Type III Decisions . The city shall mail a notice of all decisions rendered under a Type III process . he or she deems proper ; including , but not limited to , denying the request , modifying the
Mailed notice of the decision shall be as follows : decision , or affirming the decision .
1 . Any person , who prior to rendering of the decision , requested notice of the decision , or D . The hearings examiner shall issue a decision on a request for reconsideration within forty-five
submitted substantial comments on the application ; ( 45) days of the filing of the request for reconsideration . When a request for reconsideration has
2 . Those who were provided a notice of application ; been timely filed , any appeal to Clark County Superior Court under the Land Use Petition Act
shall be filed within twenty-one ( 21 ) days after a hearings examiner issues its decision on the
Those individuals signing a petition and not otherwise submitting substantial comments are not request for reconsideration .
entitled to a notice of decision .
{ C €'t1 . 2515 x 1 { Exl3 . A ( part ) ) . 2008)
C . The notice of decision shall include the following information :
( ;� rd , Nor � 5831 ;3 111 , 4-;34. 2010 )
1 . The file number and effective date of decision ;
2 . The name of the applicant , owner , and appellant ( if different) ; 18 . 55 . 240 Judicial appeals .
3 . The street address or other easily understood location of the subject property ;
The city' s final decision on an application may be appealed by a party of record with standing to file a
4 . A brief summary of the decision and , if an approval , a description of the use approved ; and land use petition in Clark County superior court . Such petition must be filed within twenty- one days after
5 . The contact person , address , and a telephone number whereby a copy of the final decision may issuance of the decision , as provided in Chapter 36 . 70C RCW .
be inspected or copies obtained . ( Ord . 2515 1 ( Exh , A (part) ) , 20081
Camas , Washington , Code of Ordinances Page 235 Camas , Washington , Code of Ordinances Page 236
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article VI . Miscellaneous Processes Article VI . Miscellaneous Processes
18 . 55 , 250 Reapplication limited , revised plat shall be submitted showing the location of lots , tracts , blocks , streets of the previous plat
in dotted lines , and the proposed revisions in solid lines .
If an application is denied , or withdrawn following the close of the public hearing , no reapplication for D . An approval for a plat amendment shall expire at the same time as the original preliminary plat
the same or substantially similar proposal may be made for one year following the date of final decision
approval .
denying the permit , or the date of withdrawal .
. . p E . Plat alterations are modifications to a final lat . Plat alterations are a Type III decision and shall be
f ,.. rcl ' 25151 ( E�EI� . ` rr ` rt)) , 2 �r3� processed as provided in RCW 58 . 17 . 215 . yp
( Ori1 . ',':. 515 a' 1 ( Exh . A ( t3artd% 20808)
18 . 55 . 260 Expiration of a Type Il , or Type III decisions ,
( 10rd . No . 2612 , � 1 (, Exh . A) , 2 .. 7 .. 2011 )
A . Type II or Type III approvals automatically become void if no timeframe is specified in the approval ,
and if any of the following events occur : 1 $ . 55 . 280 Reserved
1 . If, within two years of the date of the final decision , all necessary building permit (s) have not
been issued , if required ; or
18 . 55 . 290 Minor amendments or modifications ,
2 . If, within two years of the date of the final decision , the development action or activity approved
in the decision is not initiated . Minor amendments are modifications to approved developments or permits , as determined by the
B . Notwithstanding subsection (A) of this section , subdivision plats and short plats must be recorded director . Minor amendments may include modifications which affect the conditions of permit approval
within the times established by CMC 17 . 09 . 040 (A) and CMC 17 . 1 *1 . 000 (A) . ( e . g . correcting lot numbering errors ) , precise dimensions or location of buildings , accessory structures ,
and driveways , but do not affect : ( i ) overall project character, ( ii ) increase the number of lots , dwelling
C . New Application Required . Expiration of an approval shall require a new application for any use on units , or density , ( iii ) decrease the quality or amount of open space , or ( iv) vary from specified
the subject property that is not otherwise allowed outright . dimensional standards of this title . Minor amendments are Type I decisions .
D . Deferral of the Expiration Period Due to Appeals . If a permit decision is appealed beyond the
jurisdiction of the city , the expiration period shall not begin until review before the appellate courts
has been completed , including any remand proceedings before the city . The expiration period
provided for in this section will begin to run on the date of final disposition of the case (the date when
an appeal may no longer be filed ) .
E . Extensions : The Community Development Director may grant a request for an extension where a
request is submitted prior to the expiration date of the decision and upon a demonstration that the
extension is necessary due to unforeseen economic conditions and that no substantial changes in
the code have occurred since the date the original application was deemed complete . An extension
may be granted for a maximum of two years .
( Ord . 2515 � 1 ( Exh , A, ( pari) ) ; 2008
( Ord , No , 2N 1 ':f , 1i1:X io Al 1- �- 2(:� 1 `€ ; Ord , NO , ;:F �i4f� , � 111 , �- 1 �:4- ;:f (� `€ z )
18 . 55 . 270 Plat amendments and plat alterations .
A . Plat amendments are amendments to an approved preliminary plat and are classified as either minor
amendments or major amendments . Minor amendments are defined pursuant to CMC Sec,tior3
18 . 55 . 290 . Any increase or substantial decrease in lots , reduction in open space , or other substantial
modification that alters the character of the development is a major modification . Minor modifications
are a Type I decision , and major modifications are a Type III decision .
B . An application for a plat amendment may be made at any time until a preliminary plat or approval
has expired under CMC Section `l 7 . 09 . 040 or 17 , 11 , 060 Expiration ,
C . An amended plat proposal shall be submitted on an application satisfying all the criteria of Sectl0r)
17 . 09 . 030 ( B ) or 17 . 11 . 030 ( B ) Application of this code . The community development director shall
have the discretion to determine whether a new SEPA checklist application need be submitted , and
whether stormwater , transportation , geotechnical , and other studies need to be revised or updated . A
Camas , Washington , Code of Ordinances Page 237 Camas , Washington , Code of Ordinances Page 238
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 ~ ADMINISTRATION AND PROCEDURES *
Article VI . Miscellaneous Processes Article VI . Miscellaneous Processes
Article VI . Miscellaneous Processes 3 . Planning Commission Recommendation . At the conclusion of the initial hearing , or a continued
18 . 55 . 300 Joint public hearings , hearing , the planning commission shall forward a recommendation on the proposal to the city
council .
*18 , 55 , 320 *Fype IV/ Legislative hearing process .
D . City Council Review . Upon a recommendation from the planning commission , the city council may
18 . 55 . 330 Shoreline master program permits . hold a public hearing on the proposal or consider the proposal at a regular meeting of the council .
I X3 , 55 . 340 l^) eveloprnent ac.1reenrenl ;; . The city council may adopt , modify , or reject the proposal , or it may remand the matter to the
planning commission for further consideration . If the decision is to adopt at least some form of the
15 . 55 . 345 Firral plat approval . proposal , and thereby amend the city' s land use regulations , comprehensive plan , official zoning
maps , or some component of any of these documents , the city council decision shall be enacted as
18 . 55 . 300 Joint public hearings . an ordinance or resolution .
( Ord , 2515 § 1 ( Exh . A ( part) ) , 2008)
A . Decision to Hold Joint Hearing . The director may combine any public hearing on a project permit
application with any hearing that may be held by another jurisdiction , state , regional , federal , or other 18 , 55 , 330 Shoreline master program permits .
agency on the proposed action , as long as : ( 1 ) the hearing is held within the city limits ; and ( 2 ) the
requirements of subsection C of this section are met .
A . Camas Shoreline Master Program—Adopted . The city' s policies and regulations for shorelines are
B . Applicant' s Request for a Joint Hearing . The applicant may request that the public hearing on a contained in the master program document that is adopted by the city , and entitled Camas Shoreline
permit application be combined , as long as the joint hearing can be held within the time periods set Master Program ( program ) .
forth in this title . In the alternative , the applicant may agree to a particular schedule if additional time
is needed in order to complete the hearings . 1 . Procedures . The process and procedures regarding shoreline master program permits are
found in Appendix B of the Camas Shoreline Master Program ( hereinafter referred to as the
C . Prerequisites to Joint Public Hearing . A joint public hearing may be held with another local , state , " program " ) . When a shoreline substantial development permit and a shoreline conditional use
regional , federal , or other agency and the city , as long as : permit or variance is required for a development , then the submittal of the permits shall be
1 . The other agency is not expressly prohibited by statute from doing so ; made concurrently .
2 . Sufficient notice of the hearing is given to meet each of the agencies ' adopted notice 2 . Consolidated Review . Unless an applicant requests otherwise , any other permits that are
requirements as set forth in statute , ordinance , or rule ; required for the development or use ( e . g . permits within CMC Titles 15 , 16 , 17 and 18) and
submitted concurrently with the shoreline permits , shall be processed simultaneously and a
3 . The agency has received the necessary information about the proposed project from the decision shall be issued as a single decision as required per RCW 36 . 7013 . 120- Permit Review
applicant in enough time to hold its hearing at the same time as the City of Camas hearing ; and Process .
4 . The hearing is held within the Camas city limits . B . Expiration of Shoreline Master Program Permits .
( 10rd . 2 :5 #15 � .I ( Fxh . A ( part ) ) . 20081 1 . The time requirements of this section shall apply to all substantial development permits and . to
any development authorized pursuant to a shoreline variance or conditional use permit . Upon a
18 . 55 . 320 Type IV—Legislative hearing process . finding of good cause , based on the requirements and circumstances of the project proposed
and consistent with the policy and provisions of the program , the city may adopt different time
limits from those set forth in this section as a part of an action on a substantial development
A . Purpose . Legislative actions involve the adoption or amendment of the city' s Municipal Code , permit . (WAC173- 27- 090)
comprehensive plan , map inventories , and other policy documents that affect the entire city or large
portions of it . Legislative actions that affect land use must begin with a public hearing before the 2 . Construction activities shall be commenced or , where no construction activities are involved , the
planning commission . use or activity shall be commenced within two years of the effective date of a substantial
B . Notice of Legislative Hearings . Notice of the date , time , place , and subject of an initial legislative development permit . However , the shoreline administrator may authorize a single extension for
a period not to exceed one year based on reasonable factors , if a request for extension has
hearing before the planning commission shall be published in a newspaper of general circulation been filed before the expiration date and notice of the proposed extension is given to parties of
within the city at least six days prior to the hearing . record on the substantial development permit and to DOE . (WAC173-27-090)
C . Planning Commission Review , 3 . Authorization to conduct development activities shall terminate five years after the effective date
1 . Hearing Required . The planning commission shall hold a public hearing before recommending of a substantial development permit . However , the shoreline administrator may authorize a
action on a legislative proposal . Recommendations by the planning commission shall be by single extension for a period not to exceed one year based on reasonable factors , if a request
majority vote of the entire planning commission . for extension has been filed before the expiration date and notice of the proposed extension is
given to parties of record and to DOE . (WAC173-27 -090 )
2 . Director' s Report . Once the planning commission ' s hearing has been scheduled and notice
provided under this section , the director shall prepare and make available a staff report on the is� rd . 2515 § 1 ( Exh . A klpart) ) , 2008)
legislative proposal at least five days prior to the hearing .
( Ord . No . 2612 , � i ( Extt . A) , 2.47 .. 201 '1 ; () rd . Neo _ 2643 , � V , 3 .. 5 .. 2 €i 12 )
Camas , Washington , Code of Ordinances Page 239 Camas , Washington , Code of Ordinances Page 240
Title 18 - ZONING * Title 18 - ZONING *
Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES * Chapter 18 . 55 - ADMINISTRATION AND PROCEDURES *
Article VI . Miscellaneous Processes Article VII . Code Conflicts
18 . 55 . 340 Development agreements . Article VII . Code Conflicts
A . Development Agreements—Authorized . The city may enter into a development agreement with a *18 . 55 . 350 Applicability in the event of conflicts .
person having ownership or control of real property within its jurisdiction . The city may enter into a 18 . 55 . 360 Severability .
development agreement for real property outside its boundaries as part of a proposed annexation or
a service agreement . A development agreement must set forth the development standards and other
provisions that shall apply to , and govern and vest the development , use , and mitigation of the
development of the real property for the duration specified in the agreement . A development
agreement shall be consistent with applicable development regulations adopted by the city :
18 . 55 . 350 Applicability in the event of conflicts .
B . Development Agreements—Effect . Unless amended or terminated , a development agreement is
enforceable during its term by a party to the agreement . A development agreement and the The provisions of chapter supersede all conflicting provisions in the City of Camas Municipal Code .
development standards in the agreement govern during the term of the agreement , or for all or that
part of the build- out period specified in the agreement . A development agreement may not be subject ( Ord . 2515 `I iExh . A ( f) art ) ) . 2008
to an amendment to a zoning ordinance , development standard , regulation , a new zoning ordinance ,
development standard , or regulation adopted after the effective date of the agreement . A permit or18 . 55 . 360 Severability .
approval issued by the county or city after the execution of the development agreement must be
consistent with the development agreement . If any section , sentence , clause , or phrase of the ordinance codified in this chapter should be held
p to
C . Development Agreements—Recording —Parties and Successors Bound . A development agreement be invalid or unconstitutional by a court of competent jurisdiction , such invalidity or unconstitutionality
shall be recorded with the real property records of the Clark County . During the term of the shall not affect the validity or constitutionality of any other section , clause , or phrase of this chapter ,
development agreement , the agreement is binding on the parties and their successors including the
city , if the city assumes jurisdiction through incorporation or annexation of the area covering the ( ford . 2515 1 ( Exh . A fl3atj } 20W
property covered by the development agreement .
D . Development Agreements—Public Hearing . Notwithstanding other procedural requirements of this
title , the city shall only approve a development agreement by ordinance or resolution after a public
hearing by the city council . Notice of the public hearing shall be made by publishing in the local
paper, a minimum six days prior to the hearing , the time , date , and location of the hearing , and a
general description of the location and proposal .
If the development agreement relates to a project permit application , the provisions of Chapter
36 . 70C RCW shall apply to the appeal of the decision on the development agreement .
ford . 2515 � 1 ( Exh, A ( part) ) . 2008 j
18 . 55 . 345 Final plat approval .
Final plat approval is subject to review and approval by the city council consistent with CMC Title 17
and RCW Chapter 58 . 17 .
( 0i'd . 2515 f 1 iExht A ( pfarl:) ) : 2 € 08 )
Camas , Washington , Code of Ordinances Page 241 Camas , Washington , Code of Ordinances Page 242
Article VIII . Enforcement 18 . 55 . 430 Civil regulatory order.
18 . 55 . 400 E €Tfo €'cit € q authority . A . Authority . A civil regulatory order may be issued and served upon a person if any activity by or at the
18 . 55 . 410 General penalty . direction of that person is , has been , or may be taken in violation of the development code .
18 . 55 , 4201 Application . B . Notice . A civil regulatory order shall be deemed served , and shall be effective when posted at the
18 . 55 . 430 Civil rEN( Ulfatory order. location of the violation and /or delivered to any suitable person at the location , and /or delivered by
mail or otherwise to the owner or other person having responsibility for the location .
18 . 55. 440 Civil fines . C . Content . A civil regulatory order shall set forth :
18 . 5 5 . 4 50 Review of approved perTn € ts . 1 . The name and address of the person to whom it is directed ;
18 . 55 . 460 Revocation of permits or approvals . 2 . The location and specific description of the violation ;
3 . A notice that the order is effective immediately upon posting at the site and/or receipt by the
person to whom it is directed ;
4 . An order that the violation immediately cease , or that the potential violation be avoided ;
18 . 55 . 400 Enforcing authority . 5 . An order that the person stop work until the violation is corrected or remedied ;
A . The public works director , community development director , engineering manager , fire marshal , and 6 . A specific description of the actions required to correct , remedy , or avoid the violation , including
building official shall be responsible for enforcing Titles 14 through 18 of this code , and may adopt a time limit to complete such actions ;
administrative rules to meet that responsibility . Enforcement responsibility may be delegated to an 7 . A notice that failure to comply with the regulatory order may result in further enforcement
appropriate designee , for example , a code enforcement officer. actions , including civil fines and criminal penalties .
B . The enforcement provisions of this chapter shall be applicable to any violation of the provisions of D . Remedial Action . The director may require any action reasonably calculated to correct or avoid the
Titles 14 through 18 of this code , and to any failure to comply with the terms and conditions of any violation , including but not limited to , replacement , repair. , supplementation , revegetation or
permits or approvals issued pursuant to the provisions of those titles . restoration .
( Ord * 2515 ` .1 ( t.:: h . A ( f {art ) } , 24.1; 8 ) E . Appeal . A civil regulatory order may be appealed to the city council as provided by CMC 18 . 55 . 200
( {i@d , Nay . 25831 IV **4earto* 2 0 10 ) Ex3 . 3a
rt ) } , 2 � �8 �( Orc . 251r1 {
( Ord , No , 2583 , § Vi 1 , 4.. f; .. 20 'I O )
18 . 55 . 410 General penalty .
Compliance with the requirements of Titles 14 through 18 of this code shall be mandatory . The 18 . 55 . 440 Civil fines .
general penalties and remedies established in CMC Chapter 1 . 24 General Penalty of this code for such
violations shall apply to any violation of those titles . The enforcement actions authorized under this A . Authority . A person who violates any provision of the development code , or who fails to obtain any
chapter shall be supplemental to those general penalties and remedies . necessary permit , or who fails to comply with a civil regulatory order shall be subject to a civil fine .
( Ord4 2515 t 1 ( Ex i . A ( para) ) . 2008) B . Amount . The civil fine assessed shall not exceed one thousand dollars for each violation . Each
fCr . trio . 2 (312 , l ( Exi� . A) , 2- 7- �' U �1 )
separate day , event , action , or occurrence shall constitute a separate violation .
�
CO Notice . A civil fine shall be imposed by a written notice , and shall be effective when served or posted
N �7 . ;:t58 ° � , fit , 4- -2010) as set forth in �, : r..tion 18 . :) r� . 4�it:) ( B ) " application . " The notice shall describe the date , nature , location ,
and act( s) comprising the violation , the amount of the fine , and the authority under which the fine has
18 . 55 . 420 Application . been issued .
D . Collection . Civil fines shall be immediately due and payable upon issuance and receipt of the notice .
Actions under this chapter may be taken in any order deemed necessary or desirable by the director The director may issue a regulatory order stopping work until such fine is paid . If remission or appeal
to achieve the purpose of Titles 14 through 18 of this code . Proof of a violation of a development permit or of the fine is sought , the fine shall be due and payable upon issuance of a final decision . If a fine
approval shall constitute prima facie evidence that the violation is that of the applicant and/or owner of the remains unpaid thirty days after it becomes due and payable , the director may take actions
property upon which the violation exists . An enforcement action under this chapter shall not relieve or necessary to recover the fine . Civil fines shall be paid into the city' s general fund .
prevent enforcement against any other responsible person .
E . Application for Remission . Any person incurring a civil fine may , within ten days of receipt of the
( Ofod , 2 515 1 ( E hi A (pato ) ) , 2008 ) notice , apply in writing to the director for remission of the fine . The director shall issue a decision on
( cerci No2F �1l 4 2010) the application within ten days . A fine may be remitted only upon a demonstration of extraordinary
circumstances .
Exhibit A (2014 ) Page 243 Exhibit A ( 2014) Page 244
F . Appeal . A civil fine may be appealed to the city council as provided by CMC 18 . 5 5 . 200 . If an
application for remission of a fine was timely submitted , then the appeal must be filed within fourteen
( 14) days of the date the director issues the decision on the application for remission .
( Ordo 2515 § 1 ( (:::xh , !i mrt) ) , 2�080%;
O £'£1 , No . ' Ill , - f: - 2010 ?
18 . 55 . 450 Review of approved permits .
A . Review . Any approval or permit issued under the authority of the development code may be
reviewed for compliance with the requirements of the development code , or to determine if the action01
is creating a nuisance or hazard , has been abandoned , or the approval or permit was obtained by
fraud or deception .
B . Initiation of Review . The review of an approval or permit may be initiated by the director , city
administrator, city council , or by petition to the director by three property owners or three residents of
separate dwelling units in the city , stating their belief as to the noncompliance , nuisance , or hazard of
the permitted activity .
C . Director' s Investigation . Upon receipt of information indicating the need for , or upon receiving a
request for review of permit or approval , the director shall investigate the matter and take one or
more of the following actions .
1 . Notify the property owner or permit holder of the investigation ;
2 . Issue a civil regulatory order , and /or civil fine , and/or recommend revocation or modification of
the permit or approval ;
3 . Refer the matter to the city attorney ; and /or
4 . Refer the matter to the city council with a recommendation for action .
£ O £ £t . 2515 1 ( Ex i o A ( pfeb t) l � J?ot3 :18 )
18 . 55 . 460 Revocation of permits or approvals .
A . Review . Upon receiving a director' s recommendation for revocation of a permit or approval , the
approval authority shall review the matter at a public hearing . Upon a finding that the activity does
not comply with the conditions of approval or the provisions of the development code , or creates a
nuisance or hazard , the approval authority may delete , modify , or impose such conditions on the
permit or approval it deems sufficient to remedy the deficiencies . If the approval authority finds no
reasonable conditions which would remedy the deficiencies , the permit or approval shall be revoked
and the activity allowed by the permit or approval shall cease . Revocation hearing regarding a Type
11 decision shall be scheduled before the hearings examiner .
B . Reapplication . If a permit or approval is revoked for fraud or deception , no similar application shall be
accepted for a period of one year from the date of final action and appeal , if any . If a permit or
approval is revoked for any other reason , another application may be submitted subject to all of the
requirements of the development code .
( Ord . 2515 s 1 ( E )d) . A apart ) ) , 2008 )
Exhibit A ( 2014 ) Page 245