ORD 2628 ORDINANCE NO . 024ol8
AN ORDINANCE adding a new Chapter 18 . 26 to the Camas
Municipal Code by adopting provisions for flexible development .
THE COUNCIL OF THE CITY OF CAMAS DO ORDAIN AS FOLLOWS *
Section I
A new Chapter . 18 . 26 is hereby . added to the Camas Municipal Code , 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 days from and after its publication
according to law .
PASSED by the Council and APPROVED by th ayor this / day of October;
2011 .
e
SIGNED :
Mayor
loot
ATTEST .
Clerk
APPRO10 A as to fo
r
Ci Atto ey
1
Chapter 18 . 26 Flexible Development
18 . 26 . 010 Purpose and Intent
18 ° 26 . 03 0 Permitted Uses
18 . 26 . 040 Definition of Terms
18 . 260050 Score Sheet Adopted
18 . 26 . 060 Application Requirements
18 . 26 . 070 Professional Preparation
180260080 Criteria of Approval
18 . 260090 Development Bonuses
18 . 26 . 100 Development Assurances
18 . 26 . 010 Purpose and Intent submitted concurrently with an application for
This chapter is optional in all zoning districts such use .
except the LI/BP zone , The purpose and intent 18 . 26 . 040 Definitions of terra
of this chapter is to promote the public health , s
safety and general welfare of the citizens of the For the purposes of this chapter and the Flexible
City of Camas in accordance with state law and Development Score Sheet , the following
the City ' s Comprehensive Plan ; and definitions shall apply :
A . To provide for greater flexibility in the A . Building Envelope means the exterior
development of properties * dimensions of a. structure . For detached
B . To foster the develo meat of land that is multi - family housing , a suitable size and
p configuration includes a building envelope
arranged , scaled , and designed to be compatible
with existingand potential densities ; capable of siting a 20 - foot by 50 - foot
p ' dwelling within the building envelope .
C . To promote a growth pattern to efficiently B . Double - ' onta e lot means a lot other than
use land ; � '
a corner lot , having street frontage on two
D . To promote construction and redevelopment sides . If proposed on streets other than
that implements the most current sustainable arterials , then both sides of the lot must
features ; provide pedestrian access to the sidewalk ,
E . Retain historical building or other structures and the more intensely traveled street must
b bethe front of the structure . This could
to the greatest extent possible ; and ° .
require that each frontage provide a gate if
F . To allow for the modification of certain fencing is proposed or the installation of
regulations when it can be demonstrated that. stairs if there is a slope
such modification meets the minimum points for
development under this chapter . CGreen goof means a landscaped area on the
p p roof of a structure that provides stormwater
G . To provide for an alternative to CMC benefits . Green roofs may serve dual
Chapter 18 . 23 — Planned Residential purposes of stormwater management and as
Development ( PRD ) . The city shall review a an aesthetic enhancement °
proposal for either a PRD or a Flexible D . F�4
Development , not a combination , G means the gross floor area of a
p structure as measured from the outside
18 . 26 . 030 Permitted Uses surface of the outer building wall for all
Onlyermitted land uses within the underlying levels .
p y g
zoning classification shall be considered E. Permeable paving means that the method
permitted within a Flexible Development . A use and material of paving will allow the
listed as conditional use within the underlying movement of water and air through the
zoning classification may be proposed in paving material .
combination with a Flexible Development if
EXHIBIT r Page 1 of 4
PAGE OF
F Energy star / LEEK are nationally N . White roof means a roof with reflective
recognized programs for measuring the shingles that exceed a 0 . 15 reflectivity, as
amount of overall environmental benefit established by the Department of Ecology .
that is provided in a building versus White roofs increase energy efficiency and
conventional methods . lower the heat island effects of new
G . LED lighting means 66ii ht � emittin diode " . development .
g g g g
These lights consume less energy , have a 18 . 26 . 050 Score Sheet Adopted
longer useable life , and are smaller in size The city ' s " Flexible Development Score Sheet "
than other lights with the same amount of
g ( score sheet) is a required form for this chapter
lighting output ° and is adopted b the city b resolution .p �' ty y on . This
H . Meandering sidewalks means that the chapter requires compliance with Resolution
course of the walkway is winding or 41z23or most currently adopted version ,
curving rather than straight . This design 18 . 26 . 060 Application Requirements for
may cost more to develop given that more Pp q
land may e required uired for curvature and 1' lexible Development Proposals
q
landscaping . In addition to those items listed in CIVIC
I ° Rain gardens are landscaped areas planted 18 ° 5 5 ° 110 , the following items are required for a
g p p complete application for a Flexible
with wild flowers and other native Development . Items may be waived if in the
vegetation to soak up rain water, mainly p y
from the roof of a house or other buildin . Judgment of the director or designee , the items
g , are not applicable to the particular proposal .
The rain garden fills with a few inches of
water after a storm and the water slowly A . Flexible Development Score Sheet ;
filters into the ground rather than running B . Complete and signed SEPA checklist ;
off to a storm drain . Compared to a p g
conventional patch of lawn , a rain garden C . A transportation impact study to determine
allows about 30 % more water to soak into the adequacy of the transportation system to
the ground . Rain gardens are exempt from serve the proposed development and to mitigate
the thirty- foot setback standard of CIVIC impacts of the proposal on the surrounding
Section 17 . 19 . 0301 - 6 Storm drainage transportation system ;
Facilities . D . Preliminary stormwater plan and report ;
J . Recreational open space means lands that
E . Preliminary grading plan ;
are developed for active recreation such as
for park and trail use . These lands may F . Site plan drawn to scale and depicting the
contain critical features such as streams , following .
steep slopes or wetlands , however only the 1 . The existing land uses within the
unencumbered area of land is used in the development , and the existing location
score sheet calculations , of all structures ( Indicate if any
K . Repurpose structure means to alter or structures are to be repurposed ) ;
renovate a building for a different purpose , 2 . A list of owners of land adjacent to the
on a long -term basis in lieu of demolition proposed development ;
( e . g . Renovating a barn into a restaurant , or 3 . The proposed location of a. 11 buildings , if
a warehouse into a performing arts theatre ) , commercial or industrial project ;
4 . The proposed lot sizes and building
L . Solar lighting is any use of sunlight or sky envelopes , if subdivision ro ° ect ;
light for illuminating the interior of a p p J
g g
building , or may be defined as the 5 ° Location of any critical areas , critical
area buffers , and significant trees in
conversion of sunlight to ower a fixture , g
g p compliance with CMC Chapter 18 . 3 1.
M . Vegetated wall means a vertical surface CMC and CMC Title 16 � Environment ;
designed and planted to be covered at 6 . Location of sidewalks , driveways , street
maturity by plants . lighting and street trees ,
Page 2 of
7 . The location of all areas to be conveyed , Industrial zones ° ° ° ° . . . . ° . . . ° . ° . . ° . . . . . . . . ° . ° . . ° 0 . 3
dedicated , or maintained as public or LI/BP Zones ° . ° ° . ° ° ° ° ° ° . . Not applicable
private streets/tracts ;
8 . Provide a plan with the ingress / egress to C . The proposal is in conformance with the
the development with the proposed Camas Comprehensive Plan ,
traffic circulation , parking areas ,
pedestrian walkways ; 18 . 26 . 090 development bonuses
p
9 . A draft document containing Upon meeting the minimum standards of a
agreements , provisions , and covenants flexible development per the score sheet , the
regarding the permanent ownership , project may be eligible for the following
maintenance , protection , and use of the additional flexibility in land development
development ; standards
G . A preliminary landscape plan ; A . Ifro osed. to meet the standards of this
H . Building elevations for each unique type of p p
structure ; and chapter , then rain gardens are exempt
from the thirty400t setback standard of
D . Narrative to describe how the proposed CMC Section 17 . 19 . 0301E 6 Storm
project complies with this chapter in balance drainage Facilities ,
with proposed flexible elements , relevant B . Residential Development .*
requirements of Camas land development p
and zoning codes , and the requirements of 1 . May increase density of residential
Chapter 58 . 17 RCW if applicable . The city development in accordance with the
shall not consider variances to the minimum Density Transfer Standards of CMC
provisions of this chapter . Section 18 . 09 . 03 ( Table 2 ) of the
. 2 7 underlying zone , or if a multifamily
1
8 6 . 0 0 Professional preparation zone , then standards may reflect those of
The applicant for a proposed flexible the MF - 24 attached zone of CMC
development shall certify that one or more of the Section 18 ° 09 . 05 0 ( Table 3 ) , if
following have been involved with the landscaping is not sacrificed °
preparation of the preliminary plane 2 ° :Ifro ° ect higher than minimum
P J scores g
A . An architect or engineer licensed in the score , then for standard lots , building
state of Washington ° setbacks may be reduced to five feet on
B . A landscape architect licensed in the state all sides of the structure with eighteen
of Washington . feet from. garages ( if driveways are
C . A registered civil engineer or a registered accessed at the front of the lot) . Refer to
land surveyor licensed in the state of Figure 1 .
Washington , 3 . On corner lots vision clearance setbacks
must be maintained in accordance with
18 . 26 . 080 Criteria for Approval CMC Section 17 . 19 . 030 ° D � 7 Corner
Lots ,A preliminary flexible development plan
approval may be authorized by the decision 4 . Height of buildings may exceed the
maker if findings are made that the following maximum building height of the zoning
criteria is satistiede district by one story or ten feet ,
A . The proposal shall meet the purpose and whichever is lesser ,
p p p �
intent of a Flexible Development as stated in this C . Commercial / Industrial projects
chapter in balance with development bonuses . 1 ° Ifro ° ect scores higher than a minimum
p J b
B . The proposal meets the minimum score per score , then the applicant may reduce the
the " Flexible Development Score Sheet " based required off- street parking for the GFA by
on the particular land use zone ° twenty five percent ( 25 % ) and participate In
Residential zones . . a 0 0 a 0 ° . . . . . . ° 0 0 0 0 ° . . . . . . 0 ° . . 0 . 3 the city ' s Commute Trip Reduction
Commercial zones 0 . 3
Program .
rXF
PAGE3�� OF Pacre 3 of 4
2 . If a green roof is proposed , then the
applicant may reduce up to fifty percent
. . . . . . . . . . . . . . . . . . . .. . . . . . . I . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . .
( 50 % ) percent of the required off street
. .
parking spaces ( calculated on the first level
0 s
if a multi - story building ) for the equivalent
Z . : . .
. .v .
square footage of a green roof. Refer to ter : a< { +XkR
1 b \ , > yp
a f \, •" \ 'xY C2 °y Jni; Y cx3o-k '+^C �ti 'k'f {Y Ck Y \ A'G. $:
ON 11
Figure 2 for formulas ; x :. Rma .3,.Yx.'
18 . 26 . 100 Development Assurances
A . To assure full performance of the proposed Figure 10 Potential reduced building setbacks .
Flexible Development , the developer shall
provide certification from the qualified.
professional of record that the project element Figure I Formula for parking calculation .
has been built as approved in the decision , prior Answer 1 is is of green roof) ( parking # per use note) ]
to receiving an occupancy permit from the 2
Building Department . Answer 2 is ( SF of standard roof) ( parking # per use
B . Perpetual Maintenance Covenant . note )
1 . The applicant shall be required to Answer 1 + Answer 2 parking spaces required
perform maintenance functions on the
Examples. 1 750 SF Office Building with 500 SF
flexible development aspects of their p 9
` of green roof .
approved project in perpetuity to
maintain functionality at the current Answer 1 ( 500 SF = 250 ) ® 2 = 1
industry standards ( e . g . roof gardens or Answer 2e 11250 SF 0 250 = 5
solar panels ) . 1 + 5 s 6 parkin s aces are required
p 9 p q
2 . The maintenance covenant in a form
acceptable to the city shall be recorded Notes., The amount of parking spaces for the
with the Clark CountyAuditor for each e9uati®n is c�eterminee' from CMC .18. 11. 130
stanc�'ards Table. S F _ Square Feet
applicable lot or parcel . A copy of the Parking
recorded document must be provided to
the Building Department prior to
receiving an occupancy permit .
3 . The maintenance covenant as
described herein shall run with the
land and be binding upon the heirs ,
successors , and assigns of the
app scant or owner .
C . Amount of Financial Security . The director
may require financial security to be provided. for
certain elements of the project that are not
otherwise required to be secured pursuant to
CMC Chapter 17 . 21 mProcedures for Public
Improvements . The financial security shall be
based on 105 % of the cost estimates . Cost
estimates of the following shall be submitted to
and approved by the director .
1 . Estimated construction cost for green
roofs , white roofs , and solar lighting .
2 . Estimated installation costs for
landscaping and maintenance for a
period of three years post- construction .
EX 11 BaT
PAGE QE �.
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