ORD 2545ORDINANCE NO. d ,5'-1 5
AN ORDINANCE adopting modifications to Title 15, Title 17,
and Title 18 of the Camas Municipal Code.
WHEREAS, City staff has conducted its annual review of Title 15, governing buildings
and construction, 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, and
WHEREAS , both the Planning Commission and the City Council have conducted public
hearings to consider the modifications,
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CAMAS AS FOLLOWS:
Section I
Title 15 of the Camas Municipal Code is amended to provide as set forth in Exhibit "A"
attached hereto and by this reference incorporated herein.
Section II
Title 17 of the Camas Municipal Code is amended to provide as set forth in Exhibit liB II
attached hereto and by this reference incorporated herein.
Section III
Title 18 of the Camas Municipal Code is amended to provide as set forth in Exhibit "C"
attached hereto and by this reference incorporated herein.
SectionN
This ordinance shall take force and be in effect five (5) days from and after its publication
according to law.
PASSED BY the Council and APPROVED by the Mayor this lym day of May, 2009.
SIGNE ~-: -I ~ ~.
Mayor
ATTEST~ foL~x..
Clerk
Exhibit "A"
15.04 .030 Amendments to the referenced codes.
The adopted codes are amended as follows:
A. 2006 International Building Code .
I. Amend Section 103 by replacing The Department of Building Safety with The Building Division. The
Building Division is a division of the City of Camas Community Development Department.
2. Delete Section lOS .1.1 Annual Permit and Section lOS .1.2 Annual Permit Records.
3. Emergency lighting shall be required for accessible restrooms and dressing rooms (See IBC 1006.3).
4. Amend Section 108.2 Schedule of permit fees by substituting the section with:
a. Permit Fees .
The fee for each permit shall be set forth in Table 1-B, Building and Construction Fee Schedule .
The determination of value or valuation under any of the provisions of this code shall be made by the Building
Official. The value to be used in computing the building permit and building plan review fees shall be the total
value of all construction work for which the permit is issued, as well as all fmish work, painting, roofing,
electrical , plumbing, heating air conditioning, elevators, fire-extinguishing systems and any other permanent
equipment. Residential construction values shall be as shown in Table I-V, Building and Construction Fee
Schedule.
b . Plan Review Fees .
When submittal documents are required, a plan review fee shall be paid at the time of submitting the submittal
documents for plan review. Said plan review fee shall be 6S percent of the building permit fee as shown in
Table I-B, Building and Construction Fee Schedule .
The plan review fees specified in this section are separate fees from the permit fees specified above and are in
addition to the permit fees .
Plan review fees for "same as" residential plans will be at fifty percent of the plan review fee. The "same as"
fee is conditioned on identical and complete set of plans being submitted for review . (The first set of plans pays
one hundred percent of the plan review fees and subsequent "same as " submittals at fifty percent of the first set
of plans.)
When submittal documents are incomplete or changes so as to require additional plan review or when the
project involves deferred submittal items, an additional plan review fee shall be charged at the rate show in
Table 1-B, Building and Construction Fee Schedule .
c. Expiration of Plan Review .
Applications for which no permit is issued within 180 days following the date of application shall expire by
limitation , and plans and other data submitted for review may thereafter be returned to the applicant or
destroyed by the Building Official. The Building Official may extend the time for the action by the applicant
for a period not exceeding 180 days on request by the applicant showing that circumstances beyond the control
of the applicant have prevented the action from being taken . No application shall be extended more than once.
In order to renew action on an application after expiration , the applicant shall resubmit plans and pay a new
plan review fee .
S. Amend Section 108.4 Work commencing before permit issuance, by substituting the section with :
Investigation Fees:
a. Work without a Permit:
Whenever any work for which a permit is required by this code has been commenced without first obtaining
said permit, a special investigation shall be made before a permit may be issued for such work .
An investigation fee , in addition to the permit fee , shall be collected whether or not a permit is then or
subsequently issued. The investigation fee shall be equal to the amount of the permit fee required by this code.
The minimum investigation fee shall be the same as the minimum fee set forth in Table 1-B, Building and
Construction Fee Schedule . The payment of such investigation fee shall not exempt any person from
compliance with all other provisions of the Building Codes and any penalty prescribed by law.
b . Work not included in a permit:
A building permit holder that has expanded the scope of work without prior approval from the Building Official
or has submitted inaccurate or incomplete information about the total work to be done may be assessed an
investigation fee . The investigation fee shall be equal to the amount of the difference between the permit fees
for the total amount of work, less the amount of work shown on the permit. The permit holder is also required
to obtain a permit for the additional work described above.
6. Amend Section 108.6 Refunds by substituting the section with:
The Building Official may authorize refunding of any fee paid hereunder, which was erroneously paid or
collected .
Exhibit "A"
The Building Official may authorize refunding or not more than 80 percent of the permit fee paid when no
work has been done under a permit issued in accordance with this code.
The Building Official may authorize refunding of not more than 80 percent of the plan review fee paid when an
application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan
reviewing is done.
The Building Official shall not authorize refunding of any fee paid except on written application filed by the
original permittee not later than 180 days after the date of fee payment.
7. New Section 1103.3 Grading permit fee: Plan review and grading permit fees shall be as set forth in Table 1-
G.I Grading Plan Review Fees and Table I-G.2 Grading Permit Fees, Building and Construction Fee Schedule.
B. 2006 International Residential Code.
1. Amend Section Rl 03 by replacing The Department of Building Safety with The Building Division. The
Building Division is a division of the City of Camas Community Development Department.
2. Amend Section R105.2 Work Exempt from Permits, to include the following.
10. Freestanding decks less than 30" above grade (See IRC 105.2.5).
3. Amend Section R108.2 Schedule of permit fees by substituting the section with:
a. Permit fees:
The fee for each permit shall be set forth in Table I-B, Building and Construction Fee Schedule.
The determination of value or valuation under any of the provisions of this code shall be made by the Building
Official. The value to be used in computing the building permit and building plan review fees shall be the total
value of all construction work for which the permit is issued, as well as all fmish work, painting, roofing,
electrical, plumbing, heating air conditioning, elevators, fire-extinguishing systems and any other permanent
equipment. Residential construction values shall be as shown in Table I-V, Building and Construction Fee
Schedule.
b. Plan Review Fees.
When submittal documents are required, a plan review fee shall be paid at the time of submitting the submittal
documents for plan review. Said plan review fee shall be 65 percent of the building permit fee as shown in
Table I-B, Building and Construction Fee Schedule.
The plan review fees specified in this section are separate fees from the permit fees specified above and are in
addition to the permit fees.
Plan review fees for "same as" residential plans will be at fifty percent of the plan review fee. The "same as"
fee is conditioned on identical and complete set of plans being submitted for review. (The first set of plans pays
one hundred percent of the plan review fees and subsequent "same as" submittals at fifty percent of the first set
of plans.)
When submittal documents are incomplete or changes so as to require additional plan review or when the
project involves deferred submittal items, an additional plan review fee shall be charged at the rate show in
Table I-B, Building and Construction Fee Schedule.
c. Expiration of Plan Review.
Applications for which no permit is issued within 180 days following the date of application shall expire by
limitation, and plans and other data submitted for review may thereafter be returned to the applicant or
destroyed by the Building Official. The Building Official may extend the time for the action by the applicant
for a period not exceeding 180 days on request by the applicant showing that circumstances beyond the control
ofthe applicant have prevented the action from being taken. No application shall be extended more than once.
In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new
plan review fee.
d. Investigation Fees:
1. Work without a Permit.
Whenever any work for which a permit is required by this code has been commenced without first obtaining
said permit, a special investigation shall be made before a permit may be issued for such work.
An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or
subsequently issued. The investigation fee shall be equal to the amount of the permit fee required by this code.
The minimum investigation fee shall be the same as the minimum fee set forth in Table I-B, Building and
Construction Fee Schedule. The payment of such investigation fee shall not exempt any person from
compliance with all other provisions of the Building Codes and any penalty prescribed by law.
2. Work not included in a permit.
Exhibit "A"
A building permit holder that has expanded the scope of work without prior approval from the Building Official
or has submitted inaccurate or incomplete information about the total work to be done may be assessed an
investigation fee. The investigation fee shall be equal to the amount of the difference between the permit fees
for the total amount of work, less the amount of work shown on the permit. The permit holder is also required
to obtain a permit for the additional work described above.
4. Amend Section RI08.5 Refunds by substituting the section with:
Fee Refunds:
The Building Official may authorize refunding of any fee paid hereunder, which was erroneously paid or
collected.
The Building Official may authorize refunding or not more than 80 percent of the permit fee paid when no
work has been done under a permit issued in accordance with this code.
The Building Official may authorize refunding of not more than 80 percent of the plan review fee paid when an
application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan
reviewing is done.
The Building Official shall not authorize refunding of any fee paid except on written application filed by the
original permittee not later than 180 days after the date of fee payment.
5. New Section R108.6 Other inspection fees:
The Building Official may make or require other inspections of any construction work to ascertain compliance
with the provisions of this code and other laws, which are enforced by the City of Camas. Fees for such
inspections shall be as per Table I-B, Building and Construction Fee Schedule.
a. Re-inspection Fee.
A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which
inspection is called is not complete or when corrections called for are not made.
This section is not to be interpreted as required re-inspection fees the first time a job is rejected for failure to
comply with the requirements of this code, but as controlling the practicing of calling for inspections before the
job is ready for such inspection or re-inspection.
Re-inspection fees may be assessed when the inspection record card is not posted or otherwise available on the
work site, the approved plans are not readily available to the inspector, for failure to provide access on the date
for which inspection is requested, or for deviating from plans requiring the approval of the Building Official.
To obtain re-inspection, the applicant shall file an application therefore in writing on a form furnished for that
purpose and pay the re-inspection fee in accordance with Table I-B, Building and Construction Fee Schedule.
In instances where re-inspection fees have been assessed, no additional inspection of work will be performed
until the required fees have been paid.
b. Lost or Damaged Permits and Approved Plans.
The fee for reissue of lost permits shall be as set forth in Table I-B, Building and Construction Fee Schedule.
Replacement and copies ofthe approved set of plans and supporting documents lost or damaged to a point of
being illegible shall be as set forth in Table I-B, Building and Construction Fee Schedule.
C. 2006 International Mechanical Code.
I. Amend Section 106.5.1 Work commencing before permit issuance by adding:
Work not included in a permit.
A mechanical permit holder that has expanded the scope of work without prior approval from the Building
Official or has submitted inaccurate or incomplete information about the total work to be done may be assessed
a fee that shall be equal to the amount of the difference between the permit fee for the total amount of work,
less the amount of work shown on the permit. The permit holder is also required to obtain a permit for the
additional work described above.
2. Amend Section 106.5 Fee by substituting the section with:
a. Permit Fees.
The fee for each permit shall be as set forth in Table I-M, Building and Construction Fee Schedule.
b. Plan Review Fees.
When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting
plans and specifications for review. The plan review fees for mechanical work shall be equal to 25 percent of
the total permit fee as set forth in Table I-M, Building and Construction Fee Schedule.
c. Separate Fees for Plan Review.
The plan review fees specified in this section are separate fees from the permit fees and are in addition to the
permit fees.
Exhibit "A"
d. Incomplete or Changed Plans .
When plans are incomplete or changes so as to require additional plan review, an additional plan review fee
shall be charged at the rate shown in Table I-M, Building and Construction Fee Schedule .
e. Expiration of Plan Review .
Applications for which no permit is issued within 180 days following the date of application shall expire by
limitation, and plans and other data submitted for review may thereafter be returned to the applicant or
destroyed by the Building Official. The Building Official may extend the time for the action by the applicant
for a period not exceeding 180 days on request by the applicant showing that circumstances beyond the control
of the applicant have prevented the action from being taken . No application shall be extended more than once.
In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new
plan review fee.
f. Investigation Fees .
1. Work without a Permit.
When work for which a permit is required by this code has been commenced without first obtaining a permit, a
special investigation shall be made before a permit may be issued for such work.
An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or
subsequently issued. The investigation fee shall be equal to the amount of the permit fee that would be required
by this code if a permit were to be issued. The payment of an investigation fee shall not exempt a person from
compliance with all other provisions of this code nor from a penalty prescribed by law.
2. Work not included in a permit.
A mechanical permit holder that has expanded the scope of work without prior approval from the Building
Official or has submitted inaccurate or incomplete information about the total work to be done may be assessed
an investigation fee . The investigation fee shall be equal to the amount of the difference between the permit fee
for the total amount of work, less the amount of work shown on the permit. The permit holder is also required
to obtain a permit for the additional work described above .
3. Amend Section 106.5.3 Fee refund by replacing subsections 2 and 3 to read :
a. Not more than 80% of the permit fee paid when no work has been done under a permit issued in accordance
with this code.
b . Not more than 80% of the plan review fee paid when an application for a permit for which a plan review
fees has been paid is withdrawn or canceled before any plan review effort has been expended .
D . 2006 International Fire Code .
1. A new subsection is added to Section 907 .1.1 to provide as follows:
907 .1.3. System Design. Persons experienced in the proper design and application of fue alarm systems shall
develop fue alarm system plans and specifications in accordance with this code. Such individuals must be
registered fire protection engineers or certified to National Institute for Certification and Engineering
Technologies (NICET) Fire Protection-Fire Alarm Level III.
2 . A new subsection is added to Section 907 .1.1 to provide as follows :
907.1.4. System Installation. Fire alarm systems shall be installed and maintained in accordance with this code
by persons under the direct supervision of individuals that have factory training and certification on the system
being installed or NICET Fire Protection-Fire Alarm Level II certification.
3. A new subsection is added to Section 907.1.1 of the International Fire Code to provide as follows :
907 .1.4. Door hold-open device. Classroom doors that open into rated corridors in E occupancies shall be
provided with an approved hold-open device connected to the fue alarm system. Upon activation of the fire
system, the door shall automatically close.
4. Section 304 .1.2 of the International Fire Code is amended to provide as follows:
Cut or uncut weeds , grass, vines , and other vegetation shall be removed when determined by the chief to be a
fire hazard . When the chief determines that total removal of growth is impractical due to size or environmental
factors , approved fuel breaks shall be established. Designated areas shall be cleared of combustible vegetation
to establish fuel breaks . The City may provide for removal, at no cost to the City, if the owner does not comply
with time limits stipulated in the Notice of Violation issued in accordance with this code .
5 . Section 109.2.2 of the International Fire Code is amended to provide as follows:
Orders and notices issued or served as provided by this code shall be complied with by the oWner , operator,
occupant or other person responsible for the condition or violation to which the order or notice pertains. In
cases of extreme danger to persons or property, immediate compliance is required. In the event of
Exhibit "A"
noncompliance, the chief may provide for correction of the condition or violation and the cost to the City shall
become a charge against the owner.
6. Section 3301.1 of the International Fire Code is amended to provide as follows:
General. Storage, use, handling, permitting, sale, manufacture, display, and transportation offueworks shall be
in accordance with this code and RCW 70.77. In the event of any conflict between the provisions of this code
and RCW 70.77, the provisions ofRCW 70.77 shall govern.
7. A new subsection is added to Section 3301.2 of the International Fire Code to provide as follows:
3301.2 Permits for Retail Sale of Fireworks. Local permits required by RCW 70.77.270 shall be in accordance
with Section 105 of the International Fire Code.
8. When used in the International Fire Code, the following words or terms shall, unless the context otherwise
indicates, have the following respective meanings:
A. Whenever the words "chief of the bureau of fire prevention" are used, they shall be held to mean fire
marshal.
B. "City" means the city of Camas.
C. "Corporation counsel" means the attorney employed by the city of Camas.
D. "Fire department" means the fue department of the city of Camas.
E. "Jurisdiction" means the city of Camas.
9 . The following sections of the International Fire Code are adopted by reference. The limits referred to shall
include all territory within the limits ofthe city except as hereinafter provided:
a. 3404.1 -Storage of Flammable Liquids in Outside Aboveground Tanks Prohibited.
b. 3804.2 -Storage of Liquefied Petroleum Gases in quantities greater than 2,000 gallons is prohibited .
c. 3304.1 -Storage of Explosives and Blasting Agents Prohibited.
d. 3204.1 -Storage of Flammable Cryogenic Fluids Prohibited.
e. 2704.1 Storage of Hazardous Materials Prohibited or Limited.
10. The storage regulations adopted in subsection A shall not apply to areas classified and designated as the
Heavy Industrial District by the zoning code and maps of the city, nor to those areas for which specific
approval for outside storage is given by the city council in the granting of an application for a development in
the light industriallbusiness park zone, provided that such approval be limited to materials necessary in the
applicant's manufacturing process.
11. In the event of any conflict between the standards for manufactured/mobile homes set forth in the
International Fire Code and the standards set forth in the National Manufactured Homes Construction and
Safety Act of 1974, as amended, the latter standard shall prevail.
12. Permits shall be obtained from the fue department as follows:
a. Except for one and two-family dwellings and as specified in Section 105 of the building code and Section
105R in the International Residential Code no building or structure regulated by the building and/or fue code
shall be erected, constructed, enlarged, altered, repaired, moved, removed, converted or demolished unless a
separate permit for each building or structure has first been obtained from the fue department.
b. A permit shall be obtained from the fire department prior to engaging in activities, operations, practices, or
functions as specified in Section 105 of the fire code.
13. To obtain a permit the applicant shall fust file an application in writing on a form to be furnished by the
fue department.
14. Fees:
a. The fee for each permit, including plan review and inspections, for fue code compliance are flat fees based
on the type occupancy, fue protection system or hazard.
b. Revision of plans submitted for review will be calculated at twenty-five percent of the original fee.
c. Investigation fees (work without a permit) shall be double the fees set forth in the fee schedule.
d. Re-inspection fees shall be at the flat rate set forth in the fee schedule.
e. Technical assistance in accordance with Section 104.7.2 ofthe fue code shall be charged at actual cost.
f. Fire hazard mitigation shall be charged at actual cost.
15. There is established within the fue department the fue prevention bureau which shall be under the direction
of the chief. The fue marshal, subj ect to the supervision of the chief is authorized and directed to enforce all the
provisions of this chapter. The fire marshal shall perform the following duties:
a. Inspect, as often as may be necessary, buildings and premises, including such other hazards or appliances as
the chief may designate for the purpose of ascertaining and causing to be corrected any conditions which would
reasonably tend to cause fue or contribute to its spread, or any violation ofthe purpose or provisions of this
chapter and any other law or standard affecting fue safety;
Exhibit "A"
b. Require submission of, examine and check plans and specifications, drawings, descriptions and/or diagrams
necessary to show clearly the character, kind and extent of work covered by an application for a permit
regarding fire and life safety items covered by this chapter, and upon approval thereof notify the building
department that such items meet the requirements of this chapter;
c. Inspect all work authorized by any permit to assure compliance with provisions ofthis chapter or
amendments thereto, approving or condemning the work in whole or in part as conditions require;
d . To investigate promptly the cause, origin and circumstances of each and every fire occurring within the city
involving loss of life or injury to person or destruction or damage to property and, if it appears that such fire is
of suspicious origin, take charge of all physical evidence relating to the cause of the fue and to pursue the
investigation to its conclusion .
16. Should any section, paragraph, sentence or word of this chapter or of the code hereby adopted be declared
for any reason to be invalid, it is the intent of the city council that it would have passed all other provisions of
this chapter independent of the elimination here from of any such portion as may be declared invalid .
17. Any person, fum or corporation who violates any of the provisions of the code hereby adopted or who fails
to comply therewith, or who violates or fails to comply with any order made thereunder, or who builds in
violation of any detailed statement of specifications or plans submitted and approved thereunder, or any
certificate or permit issued thereunder and from which no appeal has been taken, or who fails to comply with
such an order as affirmed or modified by the board of adjustment or by a court of competent jurisdiction within
the time fixed by this chapter, shall , severally for each and every such violation and noncompliance
respectively, be guilty ofa misdemeanor, punishable by a fine of not more than five thousand dollars or by
imprisonment for not more than one year or by both such fine and imprisonment. The imposition of one penalty
for any violation shall not excuse the violation or permit it to continue, and all such persons shall be required to
correct or remedy such violations or defects within a reasonable time. When not otherwise specified, each ten
days that prohibited conditions are maintained constitutes a new and separate offense .
The application of the penalty specified in this chapter shall not be held to prevent the enforced removal of
prohibited conditions .
E. 2006 Uniform Plumbing Code.
1. Amend Section 103.4 .1 Fees by substituting the section with :
The fee for each permit shall be set forth in Table I-P, Building and Construction Fee Schedule.
2. Amend Section 103.4.2 Plan Review Fees by substituting the section with:
When a plan or other data are required to be submitted, a plan review fee shall be paid at the time of submitting
plans and specification for review. The plan review fee for plumbing work shall be equal to 65 percent of the
total permit fee as set forth in Table I-P, Building and Construction Fee Schedule. When plans are incomplete
or changes so as to require additional review, a fee shall be charged at the rate shown in Table I-P, Building
and Construction Fee Schedule.
3. Amend Section 103.4.5 Fee Refunds, Subsection 103.4.5.2 by substituting:
The Building Official may authorize refunding of not more than 80 percent of the plan review fee paid for an
application for a permit for which a plan review has been paid is withdrawn or canceled before any plan review
effort has been expended.
4 . Amend Section 103.4.5 Fee Refunds, Subsection 103.4 .5.3 by substituting:
The Building Official may authorize refunding of not more than 80 percent of the permit fee paid when no
work has been done under a permit issued in accordance with this code.
5. Amend Section 103.4 .5 Fee Refunds , Subsection 103.4 .5.3 by adding: The Building Official shall not
authorize the refunding of any fee paid except upon a written application filed by the original permittee not
later than one hundred and eighty (180) days after the date of fee payment.
F. 2006 Edition of the International Fuel Gas Code .
1. Amend Section 106.5.2 Fee schedule by substituting the section with:
The fee schedule for the fuel gas code is as set forth in Table I-M, Building and Construction Fee Schedule.
2 . Amend Section 106.5.3 Fee refund by replacing subsection 2 and 3 to read :
2 . Not more than 80% of the permit fee paid when no work has been done under a permit issued in accordance
with this code .
3. Not more than 80% of the plan review fee paid when an application for a permit for which a plan review
fees has been paid is withdrawn or canceled before any plan review effort has been expended .
Exhibit "A"
G. 2006 Edition of the International Existing Building Code .
1. Amend Section 108 Fees by substituting the section and subsections with:
The fee schedule for the permit obtained shall be based on the work for which the permit is issued, such as
building permit, plumbing permit, mechanical permit, etc. The fee is determined as described for each type of
permit and the fee is determined by the appropriate fee schedule found in Table I-B, Table I-V, Table I-G.I,
Table I-M, and Table I-P.
17.19.040 Infrastructnre standards
Note: For the purposes of this title, the
terms "street" and "road" are synonymous . . mmeanmg.
A. Private Street: Privates street(s) may be
authorized when all of the following occur:
1. Allowing private streets in the area being
developed will not adversely affect future
circulation in neighboring lots of property
or conflict with an existing adopted street
plan;
2. Adequate and reasonable provisions are
made for the ownership, maintenance, and
repair of all utilities and the proposed
private streets;
3. The proposed private streets can
accommodate potential full (future)
development on the lots or area being
developed;
4. Connect to no more than one public
street, unless it is an alley;
5. Conform to the Camas Design Standard
Manual;
6. Alleys shall be privately owned and
maintained;
7. Homes constructed to access from
private roads shall have automatic fire
sprinklers installed per NFPA 13D or 13R;
8. Access requirements for recycle service,
garbage service, and emergency vehicles
are provided;
9. Provisions for adequate parking
enforcement are recorded within a private
covenant to ensure emergency vehicle
access. These provisions shall be noted on
the final plat, e.g. Towing service.
B. Streets.
1. Half Width Improvement. Half width
improvements, when determined
appropriate by the City Engineer, shall
include utility easements, pedestrian
pathway, storm water drainage, street
lighting and signage, and improvements to
the centerline of the right-of-way as
necessary to provide the minimum
structural street section per the Camas
Design Standard Manual.
2. Streets abutting the perimeter of a
development shall be provided in
accordance with CMC 17 .19 .040(B)(1)
Page 20
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 proposals under any of the
following conditions:
a. If the future grade or alignment of the
adjacent public street is unknown and it is
not feasible to establish the grade in a
reasonable period;
b. The immediate improvement of the
street would result in a short, isolated
segment of improved street;
c. The frontage is part of an impending or
eminent city street improvement project;
d. Street improvements in the vicinity are
unlikely to occur within six years.
4. In the event the frontage improvement is
delayed, the owner must provide an
approved form or financial surety in lieu of
said improvements.
5. Dedication of additional right-of-way
may be required for a development when it
is necessary to meet the minimum street
width standards or when lack of such
dedication would cause or contribute to an
unsafe road or intersection.
6. Extension. Proposed street systems shall
extend existing streets at the same or
greater width unless otherwise approved by
the public works department and
authorized by city council in approval of
the plat.
a. Where appropriate, streets shall be
extended to the boundaries of the plat to
ensure access to neighboring properties.
The city's goal is to have an integrated
system of local streets whenever practical.
Where platted streets touch, they shall
connect and show extension to adjoining
streets.
b. Grading of steep topography may be
necessary to achieve this objective .
7. Names. All street names, street numbers,
and building numbers shall be assigned in
accordance with CMC 12 .28.
8. Right-of-way, tr,act and pavement widths
for streets shall be based on Table 17 .19-1 .
Table 17.19.040-1 Minimum Street Standards I
Private Road/Street Tract Pavement Sidewalk
Width Width
A. Access to four or less dwelling 20' 12' Sidewalk optional, no parking
units2 on both sides
B. Access to five or more 30' 20' Five foot detached sidewalk
dwelling units less than or equal on one side, with planter strip,
to 100' in length3 no parking on both sides.
C. Access to five or more 42' 28' Five foot detached sidewalk
dwelling units greater than 100' on one side, with planter strip,
and not over 300' in length3 no parking on one side.
D. Access to five or more 48' 28' Five foot detached sidewalks
dwelling units, greater than 300 required on both sides of the
feet in length3 street, with planter strip.
E. Alley 18' 16' None required.
F. CommerciaVIndustriae 40' 24' Five foot detached sidewalk
on one side, with planter strip,
no parking both sides.
Public Street Right-Pavement Sidewalk
of-Way Width
G. Street (by approval of City 52' 28' Five foot detached sidewalk
Engineer)l on both sides, with planter
strip, no parking on one side
H. Street (two lane) 60' 36' Five foot detached sidewalks
required on both sides of the
street, with planter strip
I. Street (three lane) 74' 48' to Six foot detached sidewalks
include 14' required on both sides of the
median street, with planer strip
J. Street (five lane) /Arterial 100' 74' to Six foot detached sidewalks
include 14' required on both sides of the
median street, with planer strip
1 All bUlldmgs abuttmg a street deSigned and constructed with less than 36 feet of pavement shall have
automatic fIre sprinkler systems installed that comply with NFPA 13Dor 13R.
2 Access to two lots or less may be designed and established as an easement rather than a tract. Garbage
and recycling services may be restricted. If roadway is less than 150 feet in length, the minimum structural
road section is exempt.
3 Road/Street lengths are calculated to include the cumulative network.
9. Intersections. Any intersection of streets
that connect to a public street, whatever the
classification, shall be at right angles as
nearly as possible, shall not exceed fifteen
(15) degrees, and not be offset insofar as
practical. All right-of-way lines at
intersections with arterial streets shall have
a comer radius of not less than twelve (12)
feet.
10. Street Layout. Street layout shall
provide for the most advantageous
development of the land development,
Page 21
adjoining area, and the entire
neighborhood. Evaluation of street layout
shall take into consideration potential
circulation solutions for vehicle, bicycle
and pedestrian traffic, and where feasible,
street segments shall be interconnected.
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 minimize the amount of
cut and fill requirements of the proposal.
b. Where critical areas are impacted, the
standards and procedures for rights-of-way
in the critical areas overlay zone shall be
followed.
c. When the proposed development's
average lots size is 7,400 or less one
additional off-street parking space may be
required for every five units-
notwithstanding the requirements of CMC
18.11.030. These spaces are intended to be
located within a common tract.
d. When on the basis of topography,
projected traffic usage or other relevant
facts, it is unfeasible to comply with the
foregoing right-of-way, tract and street
width standards, the approval authority,
upon recommendation from the city
engineer may permit a deviation from the
standards of Table 17.19-1.
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-street parking, lot patterns,
land use and bike and transit facilities that
justify an increase in width.
f. When existing streets adjacent to or
within land to be developed, are of
inadequate width, additional right-of-way
shall be provided at the time of land
development.
11 . Access Management.
a. Access to all marginal access streets
shall be restricted so as to minimize
congestion and interference with the traffic
carrying capacity of such street, and to
provide separation of through and local
traffic. The restrictions imposed shall be in
accordance with the design policies and
standards set forth in the Institute of
Transportation Engineers Transportation
and Land Development Manual, the
Institute of Engineers Residential Street
Design and Traffic Control Manual, and
the Washington State Department of
Transportation Design Manual.
b. The city engineer may grant exceptions
to the access restriction policies and
standards when no other feasible access
alternative exists .
Page 22
c. In addition to restricting access, where a
residential development abuts or contains
an existing or proposed marginal street, the
city may also requires reverse frontage lots
with suitable depth, appropriate fencing
with landscaping or masonry walls
contained in a non-access reservation along
the real property line, or such other
treatment as may be necessary for adequate
protection of residential properties and for
the separation of through and local traffic.
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 welfare in
accordance with the city comprehensive
plans. Full width improvements shall
include utility easements, sidewalks, and
control of storm water runoff, street
lighting, and signage, as provided below .
a. Shall be graded as necessary to conform
to Camas Design Standard Manual.
b. Grades shall not exceed six percent on
major and secondary arterials, ten percent
on collector streets, or twelve percent on
any other street. However, provided there
are no vehicular access points, grades may
be allowed up to fifteen percent when:
i. Exceeding the grades would facilitate a
though street and connection with larger
neighborhood;
ii. The greater grade would minimize
disturbance of critical slopes;
iii. Automatic fire sprinklers are installed in
all structures where the fire department
response to the structure requires travel on
the grade;
iv. Tangents, horizontal curves, vertical
curves, and right-of-way improvements
conform to public works department
standards;
v. Full width improvement is required as a
condition of the land use approval in
accordance with city standards; and
vi. In flat areas allowance shall be made for
finished street grades having a minimum
slope of one-half percent.
c. Centerline radii of curves shall be not
less than three hundred (300) feet on
primary arterials, two hundred (200) feet
on secondary arterials, or seventy (70) feet
on other streets.
d. Shall be of asphaltic concrete according
to Camas Design Standard Manual.
e. Shall have concrete curbs and gutters.
Curb return radii shall be no less than
thirty-five (35) feet on arterial and collector
streets, and no less than twenty-five (25)
feet on all other streets. Larger radii may be
required at the direction of the city
engineer.
f. Shall have storm drains in accordance
with the Camas Design Standard Manual.
13. Sidewalks shall be constructed as
specified in Camas Design Standard
Manual. See Table 17.19-1 for dimensions.
a. Prior to final acceptance of any land
development, the developer shall install
sidewalks, when required under Table
17.19-1, adjacent to or within all 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
structure. Further, any trail or trails,
including but not limited to the T-5 and T-l
trails, identified in the most recent Camas
Parks and Open Space Plan shall be
constructed prior to final acceptance;
b. All sidewalk areas shall be brought to
sub grade by the developer at the time of
improving streets.
14. Cul-de-sacs. A cul-de-sac greater than
four hundred (400) feet shall require
special considerations to assure that
garbage, recycle, and emergency vehicles
have adequate access. Buildings on all lots
located more than four hundred (400) feet
from the centerline-to-centerline
intersections shall have automatic fire
sprinklers.
15. Turn-arounds. Adequate provisions for
tum arounds shall be provided and shall be
designed and installed in a manner
acceptable to the city engineer, or in
accordance with the Camas Design
Standard Manual, if applicable.
C. Utilities.
1. Generally. All utilities designed to serve
the development shall be placed
underground and, if located within a
Page 23
critical area, shall be designed to meet the
standards of the critical areas ordinance.
a. Those utilities to be located beneath
paved surfaces shall be installed, including
all service connections, as approved by the
public works department; such installation
shall be completed and approved prior to
application of any surface materials.
b. Easements may be required for the
maintenance and operation of utilities as
specified by the public works department.
2. Sanitary sewers shall be provided to
each lot at no cost to the city and designed
in accordance with city standards.
a . Detached units shall have their own
sewer service and STEP or STEF or
conventional gravity system as required.
b. Duplex units may have up to two sewer
services at the discretion of the engineering
and public works departments.
c. Multifamily units shall have one sewer
lateral per building.
d. Commercial or industrial units shall have
privately owned and maintained sewer
systems acceptable to the city.
e. Capacity, grade and materials shall be as
required by the city engineer. Design shall
take into account the capacity and grade to
allow for desirable extension beyond the
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
beyond the development.
f. If sewer facilities mandated by this
section will, without additional sewer
construction, directly serve property
outside the development, equitable
distribution of the costs thereof shall be
made as follows:
i. If the property outside the development is
in a stage of development wherein the
installation of sewer facilities may occur,
then the city council may require
construction as an assessment project, with
appropriate arrangements to be established
with the developer to insure financing their
proportional share of the construction.
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 planning commission 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 stormwater 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.
c. Capacity, grade and materials shall be as
provided by the city engineer. Design of
drainage within the development shall take
into account the capacity and grade
necessary to maintain unrestricted flow
from areas draining through the
development and to allow extension of the
system to serve such areas.
d. All stormwater generated by projects
Page 24
shall be treated, detained, and disposed of
in accordance with the applicable standards
set forth in the storm water management for
Puget Sound Basin, February 1992. Any
deviations from the aforementioned
standards shall be submitted in writing to
the director of public works for his review
and approval.
4. Water System.
a. Each lot within a proposed development
shall be served by a water distribution
system designed and installed in
accordance with city design standards.
Locations of fire hydrants and flow rates
shall be in accordance with city standards
and the International Fire Code. The
distance between fire hydrants, as indicated
in the fire code, is allowed to be doubled
when automatic fire sprinklers are installed
throughout the development.
b. Each unit of a duplex shall have its own
water service.
c. Multifamily units shall have one service
for each building.
d. Landscaping in open space tracts must
have a service for an irrigation meter. The
owner of the tract is responsible for
payment for all fees associated with the
installation of the meter and the water
usage.
G 5/8/2009) Cati lY Gonzale,,_ z_· -_T~it_le-,.1~B_t-,a_b_le_.d_0_c~-,-,_~~~~_~~. Page 1J
Ttl 18 Z I e onm9 2009 A nnua co d e c ean up
Code section Change Page
Chapter 18.03 Add 18 .03 .050 Environmental definitions to list 2
18 .03 .030 Add "Adult Day Care" definition 2
18.03 .040 Amend "Director" definition , add or designee 9
18 .03 .040 Designated manufactured home definition moved under "Home " 9
18 .03 .040 Add "Home" definitions to include Designated manufactured, 11
mobile and modular homes
18.03.040 Manufactured , Mobile and Modular home definitions moved under 13
"Home"
18 .03.040 Correct location of "Sensitive areas and open space" definitions 14
18.03.050 Add definition of "dbh " 17
18 .03.050 Amend "Significant trees" definition 18
18.07.030 Table 1: add Adult Day Care 24
18.07 .030 Table 1 footnote 2: delete "city planner" and add "community 28
development director or designee"
18 .07.040 Table 2 : add Adult Day Care 29
Chapter 18 .09 Change 18 .09 ,040 and 18 .09.050 to 18 .09 .030 31
18.09 .030 Table 1 footnote 5: Remove "Single-family dwellings , , single 32
family attached, and two " and correct code section and Table
number
18 .09 .040 Table 2: Amend code section number 33
Footnote 1: correct code section
Footnote 4: amend to allow on less than 1 acre
18 .09 .050 Table 2: Amend code section number 34
18 .09 .060C correct code section 35
18.09.0808 correct code section 35
18.09 .090 remove "yard " from prohib ited reductions 35
18.09 .130 add "setback" 36
18.09 .180 Add: .,. with any portion of the walking surface that is ... 37
18 .17 .030A Add : ... existing grade sidewalk or fourteen feet above the street. 57
Fix Figure 18.17.030-2 to reflect correct heights
18 .19 .070 Delete "planning " 65
add or designee
18 .20.040 Change to Type III and remove reference to Section 18.20 .150 67
18 .20 .110C Delete "his " 69
18.23 .030 Clarify PRD's as optional 84
18.25 .050 Make parking requirement consistent with 18.11 88
18 .25 .060 Correct code section 88
Chapter 18.31 Deleted 18.31 .040 Definitions (moved to 18.03.050) 95
18 .31 .100 Wildlife habitat (part of Title 16)
18 .31 .090C1 Delete "his/her" 96
18 .31.090E8 Delete "his" 97
18 .39 .030 Delete 7. No noise ... 107
Renumber criteria
18 .39 .040 Delete I. No noise ... 108
Re -Ietter criteria
18.47 .030 Change to Type I 118
18 .55.010 Add : As used in this chapter Director or Community Development 125
Director shall mean the Community Development Director or
designee
I (5/8/2009) Catily GonzCilez -Title 18 table.doc
T"tl 18 Z I e omng 2009 A nnua co d e c ean up
Code section Change Page
Chapter 18.03 Add 18.03.050 Environmental definitions to list 2
18.03.030 Add "Adult Day Care" definition 2
18.03.040 Amend "Director" definition, add or designee 9
18.03.040 Designated manufactured home definition moved under "Home" 9
18.03.040 Add "Home" definitions to include Designated manufactured, 11
mobile and modular homes
18.03.040 Manufactured, Mobile and Modular home definitions moved under 13
"Home"
18.03.040 Correct location of "Sensitive areas and open space" definitions 14
18.03.050 Add definition of "dbh" 17
18.03.050 Amend "Significant trees" definition 18
18.07.030 Table 1: add Adult Day Care 24
18.07.030 Table 1 footnote 2: delete "city planner" and add "community 28
development director or designee"
18.07.040 Table 2: add Adult Day Care 29
Chapter 18.09 Change 18.09.040 and 18.09.050 to 18.09.030 31
18.09.030 Table 1 footnote 5: Remove "Single-family dwellings, , single 32
family attached, and two" and correct code section and Table
number
18.09.040 Table 2: Amend code section number 33
Footnote 1: correct code section
Footnote 4: amend to allow on less than 1 acre
18.09.050 Table 2: Amend code section number 34
18.09.060C correct code section 35
18.09.0808 correct code section 35
18.09.090 remove "yard" from prohibited reductions 35
18.09.130 add "setback" 36
18.09.180 Add: ... with any portion of the walking surface that is ... 37
18.17.030A Add: ... existing grade sidewalk or fourteen feet above the street. 57
Fix Figure 18.17.030-2 to reflect correct heights
18.19.070 Delete "planning" 65
add or designee
18.20.040 Change to Type III and remove reference to Section 18.20.150 67
18.20.110C Delete "his" 69
18.23.030 Clarify PRD's as optional 84
18.25.050 Make parking requirement consistent with 18.11 88
18.25.060 Correct code section 88
Chapter 18.31 Deleted 18.31.040 Definitions (moved to 18.03.050) 95
18.31.100 Wildlife habitat (part of Title 16)
18.31.090C1 Delete "his/her" 96
18.31.090E8 Delete "his" 97
18.39.030 Delete 7. No noise ... 107
Renumber criteria
18.39.040 Delete I. No noise ... 108
Re-Ietter criteria
18.47.030 Change to Type I 118
18.55.010 Add: As used in this chapter Director or Community Development 125
Director shall mean the Community Development Director or
designee
Exhibit "("
Title 18
ZONING
Sections:
Chapter 18.01 GENERAL PROVISIONS 2
Chapter 18.03 DEFINITIONS 3
Chapter 18.05 ZONING MAP AND DISTRICTS 19
Chapter 18.07 USE AUmORIZATION 23
Chapter 18.09 DENSITY AND DIMENSIONS 31
Chapter 18.11 PARKING 38
Chapter 18.13 LANDSCAPING 45
Chapter 18.15 SIGNS 48
Chapter 18.17 SUPPLEMENTAL DEVELOPMENT STANDARDS 57
Chapter 18.18 SITE PLAN REVIEW 60
Chapter 18.19 DESIGN REVIEW 63
Chapter 18.20 NORm DWYER CREEK RESIDENTIAL OVERLAY, AND
PLANNED INDUSTRIAL DEVELOPMENT OVERLAYS 66
Chapter 18.21 LIGHT INDUSTRIALIBUSINESS PARK 71
Chapter 18.22 MIXED USE 77
Chapter 18.23 PLANNED RESIDENTIAL DEVELOPMENT (PRD) 83
Chapter 18.25 ROWHOUSES 88
Chapter 18.27 ACCESSORY DWELLING UNITS 89
Chapter 18.29 MANUFACTURED HOME PARKS 92
Chapter 18.31 SENSITIVE AREAS AND OPEN SPACE 95
Chapter 18.35 TELECOMMUNICATION ORDINANCE 96
Chapter 18.37 ADULT ENTERTAINMENT 106
Chapter 18.39 HOME OCCUPATIONS 107
Chapter 18.41 NONCONFORMING LOTS, STRUCTURES AND USES 109
Chapter 18.43 CONDITIONAL USE PERMITS 114
Chapter 18.45 VARIANCES 116
Chapter 18.47 TEMPORARY USE PERMITS 118
Chapter 18.49 UNCLASSIFIED USE PERMITS . 120
Chapter 18.51 COMPREHENSIVE PLAN AMENDMENTS 122
Chapter 18.55 ADMINISTRATION AND PROCEDURES 124
Chapter 18.88 SHORELINE MANAGEMENT 139
Ordinances: 2006:2443,2451,2455
2007:2477,2481,2487,2488,2495
2008:2515
2009:2545
Chapter 18.01
GENERAL PROVISIONS
Sections:
18.01.010 Title.
18.01.020 Purpose.
18.01.030 Standards designated.
18.01.040 Interpretation.
18.01.050 Severability.
18.01.010 Title.
The ordinance codified in this title shall be
known and cited as the "zoning code of the city
of Camas."
18.01.020 Purpose.
A. The purposes of this title are: to implement
the comprehensive plan for the city; to
encourage the most appropriate use of land; to
conserve and stabilize the value of property; to
aid in rendering of fire and police protection; to
provide adequate open space for light and air;
to lessen the congestion on streets; to give an
orderly growth to the city; to prevent undue
concentration of population; to improve the
city's appearance; to facilitate adequate
provisions for community utilities and facilities
such as water, sewerage, and electrical
distribution system, transportation, schools,
parks, and other public requirements; and in
general to promote public health, safety and
general welfare.
B. Since the public health, safety and general
welfare is superior to the interests and
pecuniary gains of the individual, this title may
limit the use of property and prevent its most
profitable gain. If some reasonable use of
property is allowed by this title and the effect is
not confiscatory, the city is exercising a proper
use of police power.
18.01.030 Standards designated.
The standards established by this title are
determined to be the minimum requirements in
the interest of public health, safety and general
welfare.
18.01.040 Interpretation.
Where the conditions imposed by any provision
ofthis title upon the use ofland or building or
2
upon the size, location, coverage or height of
buildings are either more restrictive or less
restrictive than comparable conditions imposed
by any other provisions of this title or of any
ordinance, resolution or regulation, the
provisions which are more restrictive shall
govern.
18.01.050 Severability.
The provisions of this title are declared to be
severable. If any section, sentence, clause or
phrase of this title is adjudged by a court of
competent jurisdiction to be invalid, such
decision shall not affect the validity of the
remaining portions of this code.
Chapter 18.03
DEFINITIONS
Sections:
18.03.010 Purpose.
18.03.020 Interpretation of terms.
18.03.030 Definitions for land uses.
18.03.040 Definitions for development
terms.
18.03.050 Environmental definitions
18.03.010 Purpose.
The purpose ofthe definitions chapter is to
carry out the intent of the city's zoning
regulations. The terms defmed in this chapter
are the minimum necessary to resolve
questions of interpretation. Terms not defined
shall hold their common and generally
accepted meaning, unless specifically defined
otherwise in this code.
18.03.020 Interpretation of terms.
A. Terms in this title that are not defined in
this chapter hold their common and accepted
meaning.
B. The following terms shall be interpreted as
follows:
1. Words used in the present tense include the
future;
2. The plural includes the singular and vice-
versa;
3. The words "will" and "shall" are
mandatory;
4. The word "may" indicates that discretion is
allowed;
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.
3
18.03.030 Definitions for land uses.
For the purposes of this title, the following
definitions shall apply:
"Adult entertainment facility" means any
adult bookstore, adult massage parlor, adult
movie theater, adult retail store, adult sauna,
adult video store, live adult entertainment
establishment, or any combination of the
above.
"Adult day care" is a daytime program for an
adult who need some level of care but doesn't
need the level of care provided by an RN or
rehabilitative therapist. Services in most adult
day care programs include help with personal
care, social services and activities, education,
routine health monitoring, general therapeutic
activities, a nutritious meal and snacks,
coordination of transportation, first aid, and
emergency care.
"Adult family home" means the regular family
abode of a person or persons who are
providing personal care, room and board to
more than one but not more than four adults
who are not related by blood or marriage to
the person or persons providing the services;
except that a maximum of six adults may be
permitted if the Washington State Department
of Social and Health Services determines that
the home and the provider are capable of
meeting standards and qualifications provided
for by law. Adult family homes are a
permitted use in all areas zoned for residential
use.
"Animal kennel". See "kennel."
"Antique shop" means an establishment
engaged in the sale of collectibles, relics or
objects of an earlier period than the present.
"Appliance sales and incidental service"
means an establishment engaged in the sale
and repair of household or office tools or
devices operated by gas or electric current.
Such tools or devices may include stoves,
fans, refrigerators, etc.
"Assisted living" mean.s any group residential
program that provides personal care and
support services to people who need help with
daily living activities as a result of physical or
cognitive disability. 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 not needed. Assisted
living communities go by a variety of names:
adult homes, personal care homes, retirement
residences, etc.
"Automobile repair garage" means a building
designed and used for the storage, care repair,
or refinishing of motor vehicles including
both minor and major mechanical
overhauling, paint and body work.
"Automobile sales, new or used" means an
establishment that provides for the sale of
motorized vehicles as its primary use.
"Automobile service station" means any
premises used primarily for supplying motor
fuel, oil, minor servicing, excluding body and
fender repair, and for sale of accessories as a
secondary service for automobiles at retail
direct to the customer.
"Automobile wrecking" means the
dismantling or wrecking of used motor
vehicles or trailers, or the storage, sale or
dumping of dismantled, partially dismantled,
obsolete or wrecked vehicles or their parts
when screened from view from a public
roadway and adjoining properties.
Bakery (retail). "Retail bakery" means an
establishment where the majority of retail sale
is of products such as breads, cakes, pies,
pastries, etc., which are baked or produced
and for sale to the general public.
Bakery (wholesale). "Wholesale bakery"
means an establishment where breads, cakes,
pies, pastries, etc. are baked or produced
primarily for wholesale rather than retail sale.
Bar. See "tavern."
"Bed and breakfast inn" means a dwelling or
portion thereof, where short-term lodging
rooms and meals are provided. The operator
of the inn shall live on the premises or in
adjacent premises. A bed and breakfast which
includes six or more guest rooms shall be
classified and defined as a hotel.
"Boat sales, repair and rental" means a
business primarily engaged in sales, repair
and/or rental of new and used motorboats,
sailboats, and other watercraft. Also includes
businesses primarily engaged in the sale of
supplies for boating.
"Book, stationery and art supply store" means
4
an establishment engaged in the retail sale of
books and magazines, stationery, record and
tapes, video and art supplies, including uses.
Brew Pub. See "tavern."
"Building and hardware and garden supply
store" means an establishment engaged in
selling lumber and other building materials
such as paint, glass, wallpaper, tools, seeds
and fertilizer.
"Bus station" means an establishment for the
storage, dispatching, repair and maintenance
of coaches and vehicles of a transit system.
Child care. See "day care."
"Church" means a permanently located
building commonly used for religious
worship, fully enciosed with walls and roof. A
memorial chapel is similar to a church, with
the exception that no funeral home activities,
such as embalming or casket display are
permitted.
"Clinic" means a building or portion of a
building containing offices and facilities for
providing medical, dental and psychiatric
services for outpatients only.
"Community center" means a facility owned
and operated by a public agency or nonprofit
corporation; provided, that the principal use of
the facility is for public assistance, recreation,
community improvement, or public assembly.
Convenience store. See "grocery,
neighborhood."
"Convention center" means an establishment
developed primarily as a meeting facility;
including facilities for recreation and related
activities provided for convention participants,
excluding overnight lodging.
"Day care center" means a state licensed
entity regularly providing care for thirteen or
more children for periods of less than twenty-
four hours. A day care center is not located in
a private family residence unless the portion
of the residence to which the children have
access is used exclusively for the children
during the hours the center is open or is
separate from the usual quarters of the family.
Day care, family home. "Family home day
care" means an entity regularly providing care
during part of the twenty-four hour day to six
or fewer children in the family abode of the
person(s) under whose direction the children
are placed; or, a state licensed entity regularly
providing care during part of the twenty-four
hour day to between six and twelve children in
the family abode of the person( s) under whose
direction the children are placed.
Day care, mini-center. "Mini-center day care"
means a state licensed entity providing care
during part of the twenty-four hour day period
for twelve or fewer children in a facility other
than the family abode of the person or persons
under whose direct care the children are
placed, or for the care of seven through twelve
children in the family abode of such person or
persons.
"Delicatessen (deli)" means retail food stores
selling ready-to-eat food products such as
cooked meats, prepared salads or other
specialty food items. This definition includes
seafood, health food and other specialty foods.
"Drug store" means an establishment engaged
in the retail sale of prescription drugs,
nonprescription medicines, cosmetics and
related supplies.
"Fitness center/sports club" means an
establishment engaged in operating physical
fitness facilities, sports and recreation clubs.
"Florist shop" means establishments engaged
in the retail sale of flowers and plants.
"Food delivery business" means a business in
which food is primarily prepared and sold
from a vehicle rather than a site specific
building. Restaurants or fast food restaurants
with a fixed authorized location are not
included in this definition.
"Funeral home" means a building where
services and/or ceremonies are held in
conjunction with human burial or cremation.
Crematories may be an accessory use to a
funeral home.
"Furniture store" means establishments
engaged in the retail sale of household
furniture and furnishings for the home.
"Gas/fuel station" means establishments
engaged primarily in the sale of automobile
gasoline or other auto fuel to the general
public.
"Gas/fuel station with mini market" means
establishments engaged in the sale of gasoline
or other auto fuel together with a minor
incidental building in which incidental items
including snack foods and beverages are sold.
"Golf course" means a recreational facility,
5
under public or private ownership, designed
and developed for uses including, but not
limited to a golf course, driving range, putt-
putt golf, and other auxiliary facilities such as
a pro shop, caddy shack building, restaurant,
meeting rooms, and storage facilities.
Grocery, large scale. "Large scale grocery"
means a retail business enclosed within a
structure greater than thirty thousand square
feet with the majority of sales relating to food
for the consumption off-premises.
Grocery, neighborhood. "Neighborhood
grocery" means a retail business enclosed
within a structure less than six thousand
square feet with the majority of sales relating
to food and associated items. Limited outdoor
storage may be permitted; provided it
complies with screening requirements. Where
outdoor storage occurs, the use shall be
defined as a small scale grocery.
Grocery, small scale. "Small scale grocery"
means a retail business enclosed within a
structure between six thousand square feet and
thirty thousand square feet with the majority
of sales relating to food for the consumption
off-premises.
Hardware store. See "building, hardware and
garden supply store."
"Hazardous waste" means all dangerous and
extremely hazardous, as defmed in RCW
70.105.010, except for moderate-risk waste.
"Hazardous waste storage" means the holding
of dangerous waste for a temporary period, as
regulated by state dangerous waste
regulations, Chapter 173-303, Washington
Administrative Code (WAC).
"Hazardous waste treatment" means the
physical, chemical or biological processing of
dangerous waste to make waste non-
dangerous or less dangerous, safer for
transport, amenable for energy or material
resource recovery, amenable for storage, or
reduced in volume.
Hazardous waste treatment and storage
. facility, off-site. "Off-site hazardous waste
treatment and storage facility" means
treatment and storage facilities of hazardous
wastes generated on properties other than·
those on which the off-site facility is located.
Hazardous waste treatment and storage
facility, on-site. "On-site hazardous waste
treatment and storage facility" means
treatment and storage of hazardous wastes
generated on-site.
"Home occupation" means any occupation or
profession conducted entirely within a
dwelling unit by the inhabitants thereof which
is clearly incidental and secondary to the use
of the premises for dwelling purposes and
does not change the residential character
thereof.
"Hospital" means an establishment that
provides sleeping and eating facilities to
persons receiving medical, obstetrical or
surgical care and nursing service· on a
continuous basis.
"Hotel" means a building in which lodging is
provided for a fee to guests for up to thirty
consecutive nights and may provide such
things as restaurants, meeting rooms, and/or
other auxiliary facilities and services.
Junkyard. See "wrecking yard."
"Kennel commerciaVboarding" means any
premises or building in which four or more
dogs or cats at least four months of age kept
commercially for board, propagation or sale.
Laundry, self-service. "Self-service laundry"
means a business providing home type-
washing, drying, and/or ironing is performed
primarily by customers.
Laundry/dry cleaning (commercial).
"Commercial laundry/dry cleaning" means a
business providing commercial laundry or dry
cleaning services.
Laundry/dry cleaning (retail). "Retail
laundry/dry cleaning" means a business
providing drop off and pick up services of
laundry and dry cleaning. On-site laundry
services is limited to spot cleaning.
"Meeting facility" means a primary or
secondary use in which a room or series of
rooms are available for businesses purposes
on an hourly or daily rate.
"Ministorage facility" means a building
consisting of individual, small, self-contained
units that are teased or owned for the storage
of business and household goods or
contractor's supplies.
"Motel" means a building or group of
buildings in which lodging is provided for a
fee to guests for up to thirty consecutive
nights and typically do not provide such
6
things as restaurants, meeting rooms, and/or
other auxiliary facilities and services.
"Newspaper printing plant" means a building
housing a business to include the writing,
layout, editing, and publishing of a
newspaper.
Nursery, plant. "Plant nursery" means an
enterprise, establishment, or portion thereof
that conducts the retailing or wholesaling of
plants grown on the site, as well as accessory
items (but not farm implements). The
accessory items normally sold include items
such as clay pots, potting soil, fertilizers,
insecticides, hanging baskets, rakes and
shovels.
"Nursing, rest or convalescent home" means
an establishment which provides full-time
care for three or more chronically ill or infirm
persons. Such care shall not include surgical,
obstetrical or acute illness services.
"Office supply store" means stores selling
office products such as stationery, legal forms,
writing implements, typewriters, computers,
copiers, office furniture, and the like.
"Pawnshop" means establishments who lend
money on goods deposited until redeemed.
"Pet shop" means establishments engaged in
the retail sale of pets, pet food, supplies and
the grooming of pets and other small animals.
Pharmacy. See "drug store."
"Photographic" and "electronic stores" mean
establishments engaged in the retail sale of
camera and photographic supplies and a
variety of household electronic equipment.
"Print shop" means a retail establishment that
provides duplicating services using
photocopy, blueprint, and offset printing
equipment, including collating of booklets and
reports.
"Professional offices" means an office
containing activities such as those offered by a
physician, surgeon, dentist, lawyer, architect,
engineer, accountant, artist or teacher, real
estate or insurance sales.
"Public agency" means any agency office for
the administration of any governmental
activity or program.
"Recreational vehicle (RV) park" means any
lot of land upon which two or more
recreational vehicle sites are located,
established, or maintained for occupancy by
recreational vehicles ofthe general public as
temporary living quarters for recreation or
vacation purposes.
"Recycling center" means a building in which
used material is separated and processed prior
to shipment to others who will use those
materials to manufacture new products.
"Recycling collection point" means a
collection point for recoverable resources,
such as newspapers, glassware, and metal
cans, with processing of items occurring off-
site. See Figure 18.03-1.
Figure 18.03-1 Recycling Collection Point
"Recycling plant" means a facility that is not a
junkyard and in which recoverable resources,
such as newspapers, glass, metal cans and other
products are reprocessed and treated to return
such products to a condition in which they may
again be used for production.
"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 adult family home pursuant to
RCW 70.128.175.
"Restaurant" means an establishment that serves
food and beverages primarily to persons seated
within the building. This includes cafes, coffee
shops, tearooms, and outdoor cafes.
Restaurant, fast food. "Fast food restaurant"
means an establishment that offers quick food
service, 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 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.
"Roadside produce stand" means an
establishment engaged in the retail sale of local
7
fresh fruits and vegetables and having
permanent or semi-permanent structures
associated with such use.
"Second-hand/consignment store" means an
establishment engaged in the retail sale of used
clothing, sports equipment, appliances and other
merchandise.
"Social gathering hall" means a building used
primarily by community groups and
organizations for meetings, celebrations, bingo
and other events.
"Stock broker, brokerage firm" means a
qualified and regulated professional or company
that oversees financial assets, buys and sells
(trades) shares or stocks, and other securities
through market makers on behalf of investors.
"Tavern" means an establishment primarily
serving alcoholic beverages for consumption
on-site. Secondary activities may include
dining, music, bottling, and sale of bottled
beverages prepared on-site.
"Use" means an activity or a purpose for which
land or a structure is designed, arranged or
intended, or for which it is occupied or
maintained.
"Veterinarian clinic" means a facility
established to provide examination, diagnostic,
and health maintenance services for medical
and services for medical and surgical treatment
of companion animals on an outpatient basis. A
veterinarian clinic operates during regular
business hours and discharges all patients prior
to closing time.
"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.
"Video rental store" means an establishment
engaged primarily in the business of renting
video cassettes, DVD's and games.
Warehouse, bulk retail. "Bulk retail
warehouse" means a building primarily used
for the storage and retail sale oflarge quantities
of goods and materials.
Warehouse, wholesale and distribution.
"Wholesale and distribution warehouse" means
a use 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 commonly recognized
offensive conditions.
18.03.040 Definitions for development
terms.
As used in this title:
"Abutting" means adjoining.
Access easement. See "street."
Access panhandle. See "flag lot."
"Accessory structure or accessory use" means a
structure or use incidental and subordinate to
the principal use or structure and located on the
same lot or tract.
"Alley" means a narrow street primarily for
vehicular service access to the rear or side of
properties otherwise abutting on another street.
"Annexation" means the legal process in which
a parcel or contiguous group of parcels in an
unincorporated area become part of the city
taking the action of incorporation.
"Apartment house" means a building
containing three or more dwelling units on a lot
or parcel. See Figure 18.03-2.
Figure 18.03-2 Apartment House
Arterial. See "street."
"Assessment project" means the assessment
may be a local improvement district (LID) or
equitable reimbursement method.
"Basement" means any floor level below the
first story in a building except that a floor level
in a building having only one floor level shall
be classified as a basement unless such floor
level qualifies as a first story as defined herein.
"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 regulations; (2) contains
inscriptions or attachments setting forth
limitations and conditions for the use of the
land; and (3) contains provisions making any
development be in conformity with the site
8
plan.
"Boundary line adjustment" means an
adjustment of boundary lines between platted
or unplatted lots or both, which does not create
any additional lot, tract, parcel, site or division.
"Breezeway" means a structure for the
principal purpose of connecting the main
building or buildings on a property with other
main buildings or accessory buildings.
"Building" means any structure used or
intended for supporting or sheltering any use or
occupancy.
"Building envelope" means a delineated area
identifying where a primary building may be
established. See Figure 18.03-4.
.,-r.. ~~i~d~~ lin~~ ~ • ,
\ I I I , ., , " , .,
\. : :-----......
Property lines
Figure 18.03-3 Building Envelopes
"Building height" means the vertical distance
above a reference datum measured to the
highest point 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, 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 ground surface is not more than ten
feet above the lowest grade; b) an elevation ten
feet higher than the lowest grade when the
sidewalk or ground surface described in
subsection a) of this section is more than ten
feet above the lowest grade. The height of a
stepped or terraced building is the maximum
height of segment of the building. See Figure
18.03-5.
gable I pitched or
hipped ro01
(A)
Figure 18.03-4 Building Height
"Building line" means a line on a plat
indicating the limit beyond which buildings or
structures may not be erected.
"City" means the city of Camas.
Collector. See "street."
"Commission" means the planning commission
of the city of Camas.
"Comprehensive plan" means the
comprehensive plan for the city of Camas,
comprising plans, maps or reports, or any
combination thereof relating to the future
economic and physical growth and
development of the city.
"Contractor" means the person/firm hired by
the applicant to perform work.
"Council" means the council ofthe 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.
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 the public
uses to which the property has been devoted.
"Density bonus" means a percentage of units
allowed in a PRD over and above the number
of units provided for in the zoning district
absent a PRD proposal.
"Density transfer" means a transfer of dwelling
units located on a site identified as sensitive
lands or open space to the developable portion
of land on the site. (Refer to Section
18.09.060).
"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 access easements.
"Developer" means the applicant for the
9
proposed land use or development proposal.
"Development agreement" means a legal
contract between the city and the developer
relative to a specific project and piece of
property. The agreement may specify and
further delineate, and may include but is not
limited to, findings of council, actions,
requirements of the developer and city, benefits
to the parties involved, conditions of approval,
time frames, etc. A development agreement
shall become binding upon the land.
"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 "driveway" also refers to the
vehicular access for single-family dwelling.
"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, 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.
Dwelling, condominium. "Condominium
dwelling" means two or more units where the
interior space 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 dwelling units on one lot. See
Figure 18.03-5.
,-two dwellng unfts on one let 4~ _______________________ ~
Figure 18.03-5
Two-family Dwelling or Duplex
Dwelling, ~ingle-family. "Single-family
dwelling" means a detached building
containing one dwelling unit.
Dwelling, single-family attached (row house).
"Single-family attached dwelling" means a
single household dwelling attached to another
single household dwelling by a common
vertical wall, and each dwelling is owned
individually and located on a separate lot.
These are more commonly referred to as
townhouses or rowhouses.
"Easement" means a grant of the right to use
land for specific purposes.
"Erosion control bond" insures the satisfactory
installation, maintenance, and operation of
erosion control measures within an approved
development. The developer/owner is the
principle and the city is the obligee. The bond
shall remain in full force and effect until
released by the city.
"Established grade" means the curb line grade
established by the city.
Facility, essential public. "Essential public
facility" means and includes those facilities that
are typically difficult to site, such as airports,
state education facilities and state or regional
transportation facilities, state and local
correctional facilities including substance abuse
facilities, mental health facilities, and group
homes.
Facility, public. "Public facility" means streets,
roads, highways, sidewalks, street and road
lighting systems, traffic signals, domestic water
systems, water towers, storm and sanitary
sewer systems, parks and recreation facilities,
and schools that are open to the general public
and owned by or in trust for a government
entity.
"Family" means an individual, or two or more
persons related by blood or marriage, or two
persons with functional disabilities as defined
in this chapter, or a group of not more than five
unrelated persons (excluding servants), living
together in the same dwelling unit.
"Fence" means a structure, other than a
building, designed, constructed and intended to
serve as a barrier or as a means of enclosing a
yard or other structure; or to serve as a
boundary feature separating two or more
properties. Landscaping plantings do not fall
within this definition.
Fence, sight-obstructing. "Sight-obstructing
fence" means a fence so arranged as to obstruct
vision.
10
"Final acceptance" means city council approval
of the complete public improvements and
acceptance of the warranty for the public
improvements. The end of the warranty period
signifies the city responsibility for maintenance
and repair of any public improvements.
"Final plat" means the final drawing of the
subdivision or short subdivision and dedication,
prepared for filing for record with the county
auditor and containing all elements and
requirements set forth in this chapter and in
state law.
"Flag lot" means a lot that does not have full
frontage on a public street and the "pole" of the
flag lot is less than half the width of the
average lot width. Flag poles shall be a
minimum of twenty feet wide, provide a
minimum of twelve feet wide pavement and
extend no longer than three hundred feet.
"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 with surrounding exterior
walls shall be the usable area under the
horizontal projection of the roof or floor 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 property line is more than five feet
from the building, between the building and a
line five feet from the building.
"Gross area" means the total usable area
including accessory and common space
dedication to such things as streets, easements
and uses out of character with the principal use
but within a unit of area being measured.
"Guest house" means an accessory, detached
dwelling without kitchen facilities, designed for
and used to house transient visitors or guests of
the occupants of the main building without
compensation.
Half street. See "street."
"Hammerhead" means a term used to describe
a particular style of turnaround for emergency
vehicles designed in accordance with
guidelines in the Camas Design Standard
Manual.
"Hearings examiner" conducts quasi-judicial
public hearings for land development
applications and renders decisions based on
regulations and policies as provided in Camas
Municipal Code and other ordinances. See
CMC Chapter 2.14.
Height of building. See "building height."
"Home, designated manufactured" means a
manufactured home which:
(a) is comprised of at least two fully enclosed
parallel sections each not less than twelve (12)
fee wide by thirty-six (36) feet long;
(b) was originally constructed with and now
has composition or wood shake or shingle,
coated metal, or similar roof or not less than
3:12 pitch;
(c) has exterior siding similar in appearance to
siding materials commonly used on
conventional site-built International Building
Codes single family residences; and
(d) is placed upon a permanent foundation.
"Home, manufactured" means a single-family
residence constructed after June 15, 1976, in
accordance with the US Department of
Housing and Urban Development (RUD)
requirements for manufactured housing, and
bearing the appropriate insignia indicating such
compliance.
"Home, mobile" means a single-family
residence transportable in one or more sections
that are eight 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 accordance
with applicable WAC rules and regulations.
"Home, modular" means a structure
constructed in a factory in accordance with the
International Building Code and bearing the
appropriate insignia indicating such
compliance. This definition includes
"prefabricated," "panelized," and "factory
built" units. Such home shall be installed in
accordance with applicable WAC rules and
regulations.
"Home occupation" means any occupation or
profession conducted entirely within a dwelling
unit by the inhabitants thereof which is clearly
incidental and secondary to the use of the
premises for dwelling purposes and does not
change the residential character thereof.
"Homeowner's association" means an
incorporated, nonprofit organization operating
11
under recorded land agreements through which:
(a) Each lot owner is automatically a member;
and (b) each lot is automatically subject to a
charge for a proportionate share of the .
expenses for the organization's activities, such
as maintaining a common property.
"IBC" means the International Building Code
as adopted by city council.
"IFC" means the International Fire Code as
adopted by the city council.
"Infrastructure acreage" means the total area of
public improvements including any utility or
private 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 Titles 16, 17 or 18.
"Lot" means a fractional part of divided lands
having fixed boundaries, being of sufficient
area and dimension to meet minimum zoning
requirenients 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, 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, interior" means a lot other than a comer
lot. See Figure 18.03-7.
"Lot line" means the property line bounding a
lot.
Lot line, front. "Front lot line" means, in the
case of an interior lot, the lot line separating the
lot from a street other than an alley, and in the
case of a Comer lot, the shortest lot line
separating the lot from a street other than an
alley. See Figure 18.03-8.
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.
street
Figure 18.03-6
Rear Lot Line in the Case
of a Triangular Lot
Lot line, side. "Side lot line" means any lot line
not a front or rear lot line. See Figure 18.03-8.
"Lot width" means the horizontal distance
between the side lot lines at the front of the
building envelope.
Lot, comer. "Comer lot" means a lot abutting
on two intersecting streets other than an alley
provided that the streets do not intersect at an
angle greater than one hundred thirty-five
degrees. See Figure 18.03-7.
Corner Lot Inlerlor Lot Comer Lot
Inlerior Lol Flag Through
Lot Lot Inlerlor Lot
f---
ComerLoi InIerior Lot CornerLoi
Figure 18.03-7 Lot Configuration
SETBACK LINES
12
Fignre 18.03-8 Yard and Lot Lines (1 of 2)
Figure 18.03-8 Yard and Lot Lines (2 of 2)
Lot, through. "Through lot" means !llot having
frontage on two parallel or approximately
parallel streets. See Figure 18.03-7.
"Manufactured home park" means any property
meeting the minimum standards established in
Chapter 18.29 "Manufactured home parks,"
which would be divided into individual spaces
for sale, lease or rent for the accommodation of
occupied manufactured/mobile homes.
Marginal access street. See "street."
"Master plan" means a planned proposal for
development that includes and illustrates the
division of land into lots, the location and sizes
of streets, road and accessways, pedestrian
circulation, landscaping, parking areas and the
location of and types and densities of uses. A
master plan further identifies the dimensions,
height, location, and setbacks of all such
buildings to the extent necessary to comply
with the purpose and intent set forth in this
chapter.
Minor street. See "street."
"Nonconforming building or use" means any
lawful use or activity involving a building or
land occupied or in existence on the effective
date ofthe code, or any amendment thereto,
which does not conform to the principal,
accessory or conditional uses permitted in that
zone district, or to the density provisions of the
zoning district in which located.
"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 environmentally 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. There are two general categories
of open space:
1. Natural open space is land that is devoted to
protecting environmentally sensitive lands as
defined in this code and Title 16. Natural open
space generally has no developed areas, with
the exception of trails as identified in the
comprehensive parks, recreation, and open
space plan, or by a condition of development
approval.
2. Recreational open space is land that is set
aside and shall include development for
recreational opportunities such as trails, sports
fields, playgrounds, swimming pools, tennis
courts, and picnic areas. Recreational open
space is generally limited in size and intensity,
proportionate to the development, and is
intended for the enjoyment of the residents of
the development.
"Owner" means the persons/organization who
hold legal right to the property. The owner may
also serve as applicant, developer and
contractor.
"Pawnshop" means establishments who lend
money on goods deposited until redeemed.
"Pedestrian way" means a right-of-way for
pedestrian traffic connecting two streets other
than at an intersection.
"People with functional disabilities" means a
person who, because of a recognized chronic
physical or mental condition or disease, is
functionally disabled to the extent of:
1. Needing care, supervision or monitoring to
perform activities of daily or instrumental
activities of daily living;
2. Needing supports to ameliorate or
compensate for the effects of the functional
disability so as to lead as independent a life as
possible;
3. Having a physical or mental impairment
which substantially limits one or more of such
person's major life activities; or
4. Having a record of having such an
impairment, but such term does not include
current, illegal use of or active addiction to a
controlled substance.
"Performance bond" means a pledge, guarantee
or bond, usually to back the performance of an
individual or company. The bond guarantees
13
the contractor's performance. A performance
bond is generally used to ensure that a
particular obligation will be completed at a
certain date or that a contract will be performed
as stated. It has no end date, but terminates
upon successful completion of obligation.
"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.
"Person" means an individual, firm,
partnership, corporation, company, association,
syndicate or any legal entity, including any
trustee, receiver, assignee or other similar
representative thereof.
"Phase" means a group of lots, tracts or parcels
within well identified and fixed boundaries.
The term shall include blocks. Phases shall be
consecutively numbered.
"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. A PRD is comprised of two
components; single-family and multifamily
units.
"Planning commission" means the planning
commission of the city of Camas.
~'Planning control area" means an area in a state
of incomplete development within which
special control is to be exercised over land
partitioning.
"Plat" means a map or representation of a
subdivision, showing thereon the division for a
tract or parcel of land into lots, blocks, streets
and alleys, or other divisions and dedications.
"Preliminary plat" means a neat and
approximate drawing of a proposed subdivision
showing the general layout of streets and
alleys, lots, blocks, tracts and other elements of
a land division consistent with the requirements
of this chapter. The preliminary plat shall be
the basis of the approval or disapproval of the
general layout of the land division.
"Punch list" means a term used by the
engineering department to designate items still
to be completed per conditions of approval and
city standards for the land use to reach final
acceptance phase of the approval process.
"Right-of-way" (hereinafter referred to as
ROW) means the area between boundary lines
of a street or other easement.
"Roadway" means the portion of a street right-
of-way developed for vehicular traffic.
Rowhouse. See "dwelling, single-family
attached."
"Sensitive areas and open space." For related
definitions see Section 18.03.050
"Environmental Definitions."
Shorelines. For related definitions see Section
18.88.030 "Definitions" in Chapter 18.88
"Shoreline Management."
"Short plat" means a map or representation of a
short subdivision.
"Short subdivision" means the division of land
into nine or fewer lots, sites or divisions for the
purpose of sale or lease.
"Sidewalk" means a pedestrian walkway with
permanent surfacing to city standards.
"Sidewalk area" means the portion of a street
right-of-way between proposed curb line and
adjacent lot line.
Signs. For related definitions see Section
18.15.030 "Definitions" in Chapter 18.15
"Signs."
"Story" means the space between two
successive floors in a building. The top floor
shall be the space between the floor surface and
the underside of the roof framing. A basement
shall be counted as a story if over fifty percent
of its ceiling is over six feet above the average
finished grade of the adjoining ground surface.
Story, first. "First story" means the lowest story
in a building which qualifies as a story, as
defined in this chapter, except that a floor level
in a building having only one floor level shall
be classified as a first story, provided such
floor level is not more than eight feet below
grade, as defined in this chapter, at any point.
Story, half. "Half-story" means a space under a
roof which has the line of intersection of roof
decking and exterior wall face not more than
four feet above the top floor level. A half-story
containing one or more dwellings shall be
counted as a full story.
"Street" means the entire width between the
boundary of property or lot lines, for the
purpose of vehicular and pedestrian traffic. See
Table 17.19-1.
1. "Access easement" refers to "Private road."
2. "Alley" means a narrow street primarily for
14
vehicular service access to the back or side of
properties otherwise abutting on another street.
3. "Arterial" means a street of considerable
continuity that is primarily a traffic artery for
intercommunication among large areas. There
are usually three to five lanes of traffic.
4. "Collector" means a street supplementary to
the arterial street system and a means of
intercommunication between this system and
smaller areas; used to some extent for through
traffic and to some extent for access to abutting
properties. There are usually two to three lanes
of traffic.
5. "Cul-de-sac (dead-end street),' means a short
street having one end open to traffic and being
terminated by a vehicle turnaround. See Design
Standards Manual for required right-of-way,
pavement, curb and gutters.
6. "Driveway" see "Private road."
7. "Half street" means a portion of the width of
a street usually along the edge of a subdivision
where the remaining portion of the street could
be provided in another subdivision.
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
identified in the city comprehensive plan.
9. "Minor street" means a street intended
exclusively for access to abutting properties.
Also referred to as a neighborhood street. This
type of street has only two lanes of traffic.
10. "Private road" means a strip ofland that
provides access to a lot, tract or parcel. This
road is privately maintained but is designed and
installed per Table 17.19-1 and with approval
of the engineering manager.
"Structural alteration" means any change to the
supporting members of a building including
foundations, bearing walls or partitions,
columns, beams or gliders, or any structural
change in the roof.
"Structure" means that which is built or
constructed. An edifice or building of any kind
or any piece of 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 the purpose of sales, lease or
transfer of ownership.
"Subdivision improvement bond" means a
guarantee that improvements to an approved
residential development will be completed in
accordance with city standards, and code as
stated in conditions of approval. The owner is
the principle and the city is the obligee. There
is no expiration date on this type of 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 as part of the conditions of approval
per CMC Section 17.21.050.
"Supported living arrangement" means a living
unit owned or rented by one or more persons
with functional disabilities who receive
assistance with activities of daily living,
instrumental activities of daily living, and/or
medical care from an individual or agency
licensed and/or reimbursed by a public agency
to provide such assistance.
Telecommunications. For related definitions
see Section 18.35.030 "Definitions" in Chapter
18.3 5 "Telecommunications Ordinance."
"Tract" means an area dedicated to such things
as streets, easements and uses out of character
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 purpose of determining
short plat or subdivision status. Tracts shall not
be considered buildable lots of record.
"Tum-arounds" are any location identified by
the city engineering manager as necessary to be
improved for emergency and other vehicles to
tum around.
UBC. See "rnc" or "IRC."
Utility facilities, minor. "Minor utility
facilities" means those facilities which have a
local impact on surrounding properties and are
necessary to provide essential services such as:
1. Substations (transmission and distribution);
2. Pump stations;
3. Outfalls;
4. Water towers and reservoirs;
5. Public wells;
6. Cable television receiver and transmission
facilities, excluding wireless communications
facilities as defined in CMC Section 18.35.030;
7. Catch basins, retention ponds, etc.;
15
8. Water treatment facilities.
"Vision clearance area" means a triangular area
on a lot at the intersection of two streets, or a
street and an alley, or a street and a railroad,
two sides of which are lot lines measured from
their comer intersection for a distance specified
in the code. The third side of the triangle is a
line across the comer of the lot adjoining the
ends of the other two sides. Where the lot lines
at intersections have rounded comers, the lot
lines will be extended in a straight line to a
point of intersection. See Section 18.17.030
"Vision clearance areas" along with Figures
18.17-030-1 and 18.17-030-2.
"Warranty bond" means and is referred to as a
function and maintenance bond, it is generally
used 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 in amount·
specified per CMC Section 17.21.040(B)(I). At
the end of the warranty period, the city will
assume responsibility for the maintenance and
repair of the public improvement.
"Wetland bond" insures the satisfactory
installation, maintenance, and monitoring of
wetland creation or enhancement as may be
required as part of the SEP A or wetland
mitigation plans. The bond has a beginning and
ending date shall be in the amount as specified
in CMC Section 17.21.050(B)(3).
Wireless. For related definitions see Chapter
18.35 "Telecommunication Ordinance."
"Yard" means an open space, other than a court
or accessory structure, unobstructed fromthe
ground to the sky, except where specifically
provided by this code, on the lot on which a
building is situated. See Figure 18.03-8.
Yard, front. "Front yard" means an open space
between the side lot lines and measured
horizontally, from the front lot line at right
angles to the front lot line, to the nearest point
of the building. See Figures 18.03-8 and 18.03-
6.
Yard, rear. "Rear yard" means an open space
between side lot lines and measured
horizontally, at right angles from the rear lot
line, to the nearest point of the main building.
See Figures 18.03-8 and 18.03-6.
Yard, side. "Side yard" means an open space
between a building and the side lot line
measured horizontally, at right angles from the
side lot line, to the nearest point of the main
building. See Figure 18.03-8. (Ord. 2455 § 1,
2006; Ord. 2443 § 3 (Exh. A (part», 2006)
18.03.050 Environmental definitions
In addition to the definitions found in Title 16,
the following definitions shall also apply to this
title:
"Adverse environmental impact" means an
impact caused by vegetation removal which
creates a risk of landslide or erosion, or which
alters or damages wetlands, wetland buffers,
wildlife habitat, streams, or watercourses.
"Buffer" means either (1) an area adjacent to
hillsides which provides the margin of safety
through protection of slope stability, attenuation
of surface water flows, and landslide, seismic,
and erosion hazards reasonably, necessary to
minimize risk to the public from loss of life,
well-being, or property damage resulting from
natural disasters; or (2) an area adjacent to a
stream or wetland which is an integral part ofthe
stream or wetland ecosystem, providing shade;
input of organic debris and coarse 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 wetland; and protection
from harmful intrusion to protect the public from
losses suffered when the functions and values of
stream and wetland resources are degraded.
"dbh" (diameter at breast height) means a tree's
diameter measured 4.5 feet above the ground
measured from the uphill side.
"Drainage facility" means the system of
collecting and storing surface and stormwater
runoff. Drainage facilities shall include but not
be limited to all surface and stormwater runoff
conveyance and containment facilities including
streams, pipelines, channels, ditches, wetlands,
closed depressions, infiltration facilities,
retention/detention facilities, and other drainage
structures and appurtenances, both natural and
man-made.
"Environmentally sensitive area(s)" or "sensitive
lands" means areas within the city that are
characterized by, or support unique, fragile or
16
valuable natural resources, or that are subject to
natural hazards. Sensitive areas include wetlands
and wetland buffers, streams and watercourses,
steep slopes, and areas with potentially unstable
soils, as those areas are defmed and identified
pursuant to this chapter and Title 16.
"Hillsides" means geological features of the
landscape having slopes of fifteen percent or
greater. To differentiate between levels of
hillside protection and the application of
development standards, the city 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 sidewalls or bluffs.
"Mitigation" means the use of any combination
of, or all of the following actions:
1. Avoid impacts to environmentally sensitive
areas by not taking a certain action, or parts of
an action;
2. Minimize impacts by limiting the degree or
magnitude of the action and its implementation,
by using appropriate technology, or by taking
affirmative steps to avoid or reduce impacts;
3. Rectifying the impact by repairing,
rehabilitating, or restoring the affected
environmentally sensitive area;
4. Reducing or eliminating the impact over time
by reservation and maintenance operations
during the life of the development proposal;
5. Compensating for the impact by replacing or
enhancing environmentally sensitive areas, or
providing substitute resources.
"Open space" means land 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
contain environmentally 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. There are
two general categories of open space, which are
as follows:
1. "Natural open space" means land devoted to
protecting environmentally sensitive lands as
defined in this code and Title 16. Natural open
space generally has no developed areas, with the
exception of trails as identified in the
comprehensive parks, recreation, open space
plan, or by a condition of development approval.
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.
Recreational open space is generally limited in
size and intensity, proportionate to the
development, and is intended for the enjoyment
of the residents of the development.
"Open space connectors" means tracts of land
with typically no sensitive lands that connect
parcels of land to form the open space network.
"Open space network" means a network of open
space composed of mostly wooded areas, steep
slopes, ravines, streams and waterways, as areas
identified in the comprehensive parks,
recreation, and open space plan.
"Protective mechanism" means a method of
providing permanent protection to open space,
and shall include conservation easements,
dedication to the city, conveyance to a public or
private land trust, conveyance to a homeowner's
association, restrictive covenants, or any
combination of such mechanisms.
"Ravine sidewall" means a steep slope which
abuts and rises from the valley floor of a stream,
and which was created by the wearing action of
the stream. Ravine sidewalls contain slopes
predominantly in 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
17
appropriate feature, and shall determine the
applicability of this chapter.
"Significant trees" means evergreen trees eight
inches dbh, and deciduous trees, other ~han 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 device's, 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.
"Wetlands" means areas that are inundated or
saturated by surface water or groundwater at a
frequency and duration sufficient to support, and
that under normal circumstances do support, a
prevalence of vegetation typically adapted for
life in saturated soil conditions. Wetlands
generally include swamps, marshes, bogs and
similar areas. Wetlands do not include those
artificial wetlands intentionally created from
nonwetland sites, including but not limited to,
irrigation and drainage ditches, grass-lined
swales, canals, detention facilities, wastewater
treatment facilities, farm ponds, and landscape
amenities. However, wetlands include those
artificial wetlands intentionally created to
mitigate conversions of wetlands.
"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.
"Wildlife habitat" means areas that provide
food, protective cover, nesting, breeding, or
movement for threatened, endangered, sensitive,
monitor, or priority species of wildlife, or other
wildlife species of special concern. Wildlife
habitat shall also mean areas that are the location
of threatened, endangered, sensitive, monitor, or
priority species of plants, or other plant species
of special concern.
18
Chapter 18.05
ZONING MAP AND DISTRICTS
Sections:
18.05.010 Zoning maps administration.
18.05.020 Districts designated.
18.05.030 Boundary determination.
18.05.040 Residential, multifamily ,zones
and "Area E" overlay district.
18.05.050 Commercial, industrial, and high
technology zones.
18.05.060 Overlay zones/special planning
areas.
18.05.010 Zoning maps
administration.
A. This title shall consist of the text titled the
"City of Camas Zoning Code," and that certain
map or 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 placed on file in the
offices of the city clerk, county auditor, and
other city departments. This title, and each and
all of its terms and map details, is to be
interpreted in light of the context of the book of
maps in relationship to the comprehensive plan.
In any conflict between the maps and the text
of this code the text shall prevail.
B. Amendments. Amendments may be
proposed by city council on its own motion, or
may be proposed by the planning commission
on its own motion, or such an amendment may
be proposed by an applicant or city staff
pursuant to Chapter 18.55.
C. 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.
D. Site Specific Rezones. 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 specific rezones are
decided by the hearing officer after a public
hearing. The criteria for reviewing and
19
approving a site specific rezone are as follows:
1. The use or change in zoning requested shall
be in conformity with the adopted
comprehensive plan, the provisions of this title,
and the public interest.
2. The proposed zone change shall be
compatible with the existing established
development pattern of the surrounding area in
terms of lot sizes, densities and uses.
E. Timing and Responsibility for Updating
Official Zoning Map. All amendments
hereafter made to the zoning map by ordinance
shall be shown on such map(s), and it shall be
the responsibility of the planning official to
keep the maps up to date at all times. Any
amendments to the zoning map shall be made
in accordance with the comprehensive plan
map, as amended.
18.05.020 Districts designated.
For the purpose of the code, the city is divided
into zoning districts designated as follows:
1-""--FI~omprehensiv
Symbo ePlan
District I Designation
r-~;,~~~nti~i-=""-rR-20-"r~~!le-f~;iiY--
r--~;~~g~;ti;1~"-r='i5-II:le-iamilY-
r-~I~~f1i~~r R:12---r1l~~1::~iiy"
Residential-I R-IO -Single-family
10,000 Medium
Residential -I R-7.5 Singl~-fa;ily
7,500 Medium
Residential--IR':()--Single-family--
6,000 I High
I. Resid. ential--=-~ Single-f~iY"
5,000 I High
lMultifamily'": I MF=WT11ultifamily-I -10 I Low
I Multifamily -'I MF-I8 Multifamily
-18 I High t ~~t~am~~~._-"I ~:'"~24 _'_-~-i~-~-i~-a"-m-il-~_-_-"
-----.--.. -------
Comprehensiv
Symbo e Plan
District I Designation
--~-.-~----.---.--.
Neighborhoo NC Commercial
d
Commercial
I Community CC Commercial
Commercial
I-~egional RC Commercial
Commercial
Downtown DC Commercial
Commercial
I Light LI Industrial
__ ~"~~::~~L""" __ "
Light LI/BP Light
Industrial! Industrial!
Business Business Park
I Park I ~:%ial --r-H("-Ifud~~trial--""
-,,------.~.--.------.----.---.. ~---.---------
18.05.030 Boundary determination.
Unless otherwise specified or shown on the
zoning map, district boundaries are lot lines or
the centerlines of streets, alleys, railroad, and
other rights-of-way:
A. Where boundaries are other than lot lines or
centerlines of streets, alleys, railroad, and other
rights-of-way, they shall be determined by
dimensions shown on the zoning map;
B. Where actual streets or other features on the
ground vary from those shown on the zoning
map, interpretations or adjustments shall be
made by the planning commission;
C. Where a district boundary line, as shown on
the zoning map, divides a lot in single
ownership atthe time of passage of the code,
the zoning district classification that has been
applied to greater than fifty percent of such lot
shall apply.
18.05.040 Residential, multifamily
zones and "AreaE" overlay district.
A. All residential development within Area E
(as identified on the city's zoning map) shall, in
addition to meeting other applicable
development regulations, be master planned;
such master plan shall specifically address
20
utilities, transportation, landscaping, lighting,
signage, setbacks, critical areas, and other
factors materially affecting the development
and the surrounding area.
B. R-20 Residential-20,000. This zone is
intended to ensure that the rural character of
certain portions of the city is maintained.
Residential development is expected to consist
of large custom single-family dwellings on
uniquely configured lots which are designed to
be sensitive to topographic and environmental
considerations. The average lot size is twenty
thousand square feet at densities of one to two
dwellings per acre.
C. R-15 Residential-l 5,000. This zone is
intended for single-family dwellings with a
minimum density of two to three dwellings per
acre. This zone will permit the rural character
of a number of existing neighborhoods to be
maintained. The average lot size is fifteen
thousand square feet.
D. R-12 Residential-12,000. This zone is
intended for single-family dwellings with
densities of three to four dwelling units per
acre. This zone is designated for areas with
steep topography for greater flexibility in site
layout, and where potential hazards do not
exist. The average lot size is twelve thousand
square feet.
E. R-l 0 Residential-l 0,000. This zone is
intended for single-family dwellings with
densities of four to five dwellings per acre.
This zone is intended to be zoned near low
density residential districts, and where potential
natural hazards do not exist. The average lot
size is ten thousand square feet.
F 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 to existing high density
residential districts. The average lot size is
seven thousand five hundred square feet.
G. R-6 Residential-6,000. This zone is intended
for single-family dwellings with densities of six
to seven dwellings per acre. The slope of
property is less than other lower density
residential zones. This zone serves a transition
to multifamily or commercial zones. The
average lot size is six thousand square feet.
H. R-5 Residential-5,000. This zone is intended
for single-family dwellings, either attached or
detached, with densities of up to eight and one-
half dwellings per acre. The slope of property
is less than other 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.
I. MF-IO Multifamily Residential-IO. This
zone provides for a diversity of attached
dwellings such as duplexes, triplexes,
fourplexes, rowhouses, and apartment
complexes, with a density of up to ten units per
acre.
It is desirable for this zone to be adjacent to
parks and multi-modal transportation systems.
This zone can also serve as a transition between
commercial and residential zones.
J. MF-18 Multifamily Residential-l 8. This
zone is intended to provide for attached
dwellings such as duplexes, triplexes,
fourplexes, rowhouses and apartment
complexes with a density of eighteen units 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.
K. MF-24 Multifamily Residential-24. This
zone is intended to provide for attached
dwellings such as 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 systems. This zone also serves as
a transition between commercial and residential
zones.
18.05.050 Commercial, industrial, and
high technology zones.
The purpose of the commercial,· industrial, and
high technology zones are to provide services
and employment primarily to residents. These
areas are zoried according to the services they
provide. As a result, each zone has different
characteristics as summarized below.
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. Convenience goods (e.g., food, drugs and
21
sundries), along with personal services (e.g.,
dry cleaning, barbershop or beauty shop), are
common goods and services offered.
B. CC Community Commercial. This zone
provides for the goods and services of longer-
term consumption, and tend to be higher-priced
items than the neighborhood commercial zone
district. Typical goods include clothing,
hardware and appliance sales. Some
professional services are offered, e.g., real
estate office or bank. Eating and drinking
establishments may also be provided. This zone
tends to vary in size, but is larger than the
neighborhood commercial zone.
C. RC Regional Commercial. This zone
provides apparel, home furnishings, and
general merchandise in depth and variety, as
well as providing services for food clusters and
some recreational activities. Regional
commercial is the largest of the commercial
zones and is designed to serve the region or a
significant portion of the region's population.
D. DC Downtown Commercial. This zone is
designated as a large community commercial
area, providing a large range of goods and
services. This area is designed to promote
commercial 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 higher building
heights and floor area ratios than those found in
other commercial districts.
E. LI Light Industrial. This zone provides for
uses that are more compatible with
commercial, residential, or multifamily uses.
Typical uses in this zone include assembly and
manufacturing of electronic and precision
instruments. More intensive industry, e.g.,
metal fabrication, is excluded.
F. LIIBP Light IndustriallBusiness Park. This
zone provides for uses such as, offices related
to industrial usage, research and development,
limited commercial, and associated
warehousing uses, including the provision of
employee recreation opportunities.
D,evelopment in campus-like setting with
generous landscaping, well-designed buildings
and near major traffic corridors is anticipated.
G. HI Heavy Industrial. This zone provides for
a wide range of industrial and manufacturing
uses. Types of activities in this zone include,
assembly, manufacturing, fabrication,
processing, bulk handling and storage, research
facilities, associated warehousing, and heavy
trucking.
18.05.060 Overlay zones/special
planning areas.
Overlay zones implement the goals and values
expressed in the comprehensive plan, or special
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.
22
Chapter 18.07
USE AUTHORIZATION
Sections:
18.07.010 Establishment of uses.
18.07.020 Interpretation of land use tables.
18.07.030 Table 1--Commercial, industrial,
and high technology land uses.
18.07.040 Table 2--Residential and
multifamily land uses.
18.07.010 Establishment of uses.
The use of a property is defined by the activity
for which the building or lot is intended,
designed, arranged, occupied or maintained.
The use is considered permanently established
when that use will, or has been, in continuous
operation for a period exceeding sixty days. A
use which will operate for less than one
hundred eighty days is considered a temporary
use, and shall be governed by Chapter 18.47
"Temporary Use Permits." All applicable
requirements of this code, or other applicable
state or federal requirements, shall govern a use
located in the city.
18.07.020 Interpretation of land use
tables.
The land use tables in this chapter determine
whether a specific use is allowed in a zone
district. The zone district is located on the
vertical column and the specific use is located
on the horizontal rows of these tables.
A. If the letter "X" appears in the box at the
intersection of the column and the row, the use
is not allowed in that district, except for certain
temporary uses.
B. If the letter "P" appears in the box at the
intersection ofthe column and the row, the use
is allowed in that district subject to review
procedures in accordance with Chapter 18.55
"Development Code Administration."
C. If the letter "c" appears in the box at the
intersection ofthe column and the row, the use
is allowed subject to the conditional use review
procedures specified in Chapter 18.43
"Conditional Use Permits," and the general
requirements of the Camas Municipal Code ..
23
D. If the letter "T" appears in the box at the
intersection of the row, the use is temporarily
permitted under the procedures of Chapter
18.47 "Temporary Use Permits." Other
temporary uses not listed may be authorized as
provided in Chapter 18.47.
E. If a number appears in a box at the
intersection of the column and the row, the use
is subject to the requirements specified in the
note corresponding with the number
immediately following the table.
F. Uses accessory to a use permitted or
conditionally permitted in any zone may be
authorized subject only to those criteria and/or
processes deemed applicable by the head of the
planning department.
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 accessory or temporary use, then the use
shall be governed by Chapter 18.49
"Unclassified Use Permits," and other
applicable requirements, or whatever review
process is deemed more applicable by the head
of the planning department.
H. A use listed in one table but not the other
shall be considered a prohibited use in the
latter.
18.07.030 Table 1--Commercial, industrial and high technology land uses.
KEY: P = Permitted Use
C = Conditional Use
X = Prohibited Use
T = Temporary Use
I I NC I DC I cc r RC r LIIBPI LI r ill
ID~iicat~~;~(de·li)6-------·-----n---'--r--p ,-p---·i-p--\p-S-r----·p---r--p---'"
ID~partmentstore6 I-XTp--r c '1 p ,!X-I-P--IX--
I Equipment rental 6 -------ic--i---c-Ic-I c r--ps-tp--r-p-'-~::::'rISPO;;;-CIUb6 . --q=F}-F;=F~+f,-[--;-r: =II
I Funeralhome6 ----I X ,-p--Icl p IX-I X [-'-X--
I Florist ShOp6 -'-·-i-p-r-p'"---j-P-I p -r-p5 --r-'-p--i''"x---
1 Food de-liv-e-ry-bu-. sine SS6 IXlp-,-C-I--P-I-X----ip-r-X--
I--furn~~-;~~~d u pholstery6 i·x--i--p-j·--c"--r-··-p·---r-.x-·n--rp---
r-Furniture store6 i-xl p jc-,p-,-X-j-pr-x-
I Gas/fuel station6 -I---X-jC--1 c I-P-" I X I p IF
,G;:;/fucl'";t;~'-;ith -;hIi mari;l·--·-·-·i-x-·--r·-c--i--c---i"-p-lx-T-p·-I p
I X I p I c i-p-IX--I p IP-IG;;-cery, large scale 6
I Grocery, small scale6
I Grocery, neighborho
--jX--i-p-.,c-IP--i X I p jp---
od scale6 IP--I p ip-r--p-I p5 I p IX-r Hospital, emerg;;~ ca;r--"--. -,x-i-c--I p IPr X r-"p"--r---x'--
'H~,motel6
repai r6 r Household applia:nce r Industrial supplies st ore6
Laundry/dry cleaning
I Laundry/dry cleaning
I Laundry (self-serve)
(commercial)
(retail)6
I X lei c I p iX-r p ix-
IX"-·I. c Icl p r X j'p-I p
IX-I c I X I c IX-I c IP-r-·X--r--X .. -r-.. -X·--,_·-p .... ·-r .. · .. -X--tp-r--p·--
I-p-'-n-. IP-I-p-I p5 ,-p-! p
I p I p I p I p r-X-jP--, p
ruq~;:-;to;;r-, --"'--" ---r-X--··I-·"Cr-·-Cj"'-"p-rx---i-c--I---C--
I Machine ShOp6
1M~~~l or dental cli nics (outpatient)6
ar storage6 I Mini-storage/vehicul
,Manufactured home
jN~p~ printing p
, Nursery, plant6
..
sales lot6
lant6
I X r X r X jC--jPS-, c
.. I p
I c I p I p ,-p-I p5 IP-IP-
I X rX-rc-jc-1 X I p I p ,'-5(---1 X ·iX-r-pj"'x--I--p[----p-
IX-, p r--C-I c , X I p I-p
iX-jC I c I c r X I c r-p--
Nursing, rest, conval
home 6
escent, retirement r-c~r t I jX--iX -p
I
p X
1 Office supply store6
I Pawnshop6----" -
I Parcel freight depots
I Petshops 6
I Pharmacy6
6
I x.ipl'p-I p r p5 jP--1 -p-
... _ .... -.. --.... -r-x-r-x·-·-i---x['x-ix· .. ·-.. lc-.. r-c-·-
I X jC .... -'xi-p-1 p5 I P 1 P
I X i-p-jP-1 p j-X-IP-jC--
I X I p j"' p I p jPS-ji'I-P-
25
26
Paper, pulp or related products
Electronic equipment
Paper, pulp or related products
Heavy Industry
High-tech industry
Musical instruments, toys, novelties
Optical goods
Packaging of prepared materials
Scientific and precision instruments
Educational
HI
P
P
P
P
lcollege/univer-sl-°ty-r6--'--'-r--p-I P P i---p--P
r-El;me~tary schocl6 ---------------------r-----p---i--p---,--p----P 1--------
1J~~ior--~; senio;high~chooI6--.. ---IP---r---p-I---p----,-P-,------.----
l-p~i~~t~~-p~bli~-~~p;~~~i~-~;h~~16-----· P P P P , .... ----· .. --· .. --<-·1
I Trade, technical or busi~ess collegTi-P"---r-p ,p--r--p-I--p---IP---P
Residential Uses
Adult family home x
Assisted living x
Bed and breakfast x
Boarding house x
Designated manufactured home x
Duplex or two-family dwelling x
Group home x
27
1. See CMC Chapter 1 8.37 "Adult Entertainment" for additional regulations for siting adult entertainment facilities.
2. Similar uses are permitted in the zone district only at the discretion of the community development director or
designee.
3. See CMC Chapter 1 8.35 "Telecommunication Ordinance" for wireless communication uses permitted according
to the zone district.
4. See CMC Chapter18,47 "Temporary Uses" for additional regulations.
5. See secondary use provisions ofLI/BP zone.
6. See CMC Chapter18.l9 "Design Review" for additional regulations. CMC Chapter 1 8. 19 is not applicable to
development in the LI/BP zone.
28
18.07.040 Table 2--Residential and multifamily land uses.
KEY: P = Permitted Use
C = Conditional Use
X = Prohibited Use
T = Temporary Use
Authorized Uses in Residential and Multifamily Zones
Residential Uses R MF
Adult family homes P P
X C
Designated manufactured homes P P
or two-family dwelling C P
Group homes P P
Manufactured home X X
Manufactured home park C
~~~ P
I"A~~ isted iivi~gC-"---"--"-·"··-·----"--"·--··-···-·--···-·----.... --.--. P
r~iug:-;'~~'~~;;i~'~:Rcli;;~~~th~-;T----"""--"--'-'-"-"-, .... -...... -.. ---.. -... -........ --.-.---~-.. P
,--....... _._ ... _--_.-. __ .. _.
attached (e.g. rowhouses) P
ISi~gle-f~~iiY d~elli~g-( deta;h~d-)--.. ---··----···-----··-.. ·--P
IAdult family home,~sidenti~i care fa~"iiity, s~pp~rt~-living '-..... ---.-p----P
I arrangement, or housing for the disabled!
Incidental Uses
Accessory dwelling unit P P
ID~~~~~l··-----------··------------C P
r·-·-·----·-··· .. ·---
Day care, adult P P
P P
C P
P P
Home occupation P P
I---Bed-a-~db;~-a-kfasl---------·----·--·-·---·-----C C
IR;~;~ati-o-~_;iigi~~~/c;it~;;i--····--·-·--·"-··--··.-.... " ... -.. .. -.-"---r···-····--"····-·· .. ···-····················--·-·
I Ch~rc-h-! .-.-----.--------...... -----------C r---·--C·_--·-
IC-om-~~~tYcl~bs~-p-r-iv-a-t~--or-p-u-bli~--··---·----------C C
r-···--·--·""--·-·-·-·,---·------·--"--··-C C
,---~'--------.----...... -------.. ----.. -----,-_ .•.. __ ._----_ .. ,----_._---_ .... . I Museum! C C
r--"··-·_···---·-·---·--.. -----.... -.............. -----,---------·-····----·--·-r--·---·····--· .. ·-···· .. -
I Open space! P P
Public or semi-public C C
P P
29
R
C
p
Educational Uses
C
Trade, technical, business X r--.--... ------.... --.-.. -.----.-.------.. --.-------.·-·--------·---·-·---1---·----·------·---·· ... · -... ·--1----·
College/universityl I X i
MF
C
p
C
X
X
r---·'·"'-·,·,'--·-···········-·-·····,···,,·,·· .. ·,,
Communication and Utilities
1
·_···_-; ... ·_--_ ... ·_----;--_·_;_··_--:-;-· __ .. _·_-_ .. _----------................ ----.--.-.
Major commUlllcatlOn facllItyl X X
,----_ .. _.-..... --------
Minor communication facility C C
Wireless communication C C
~-------.. ------.--"----.. ---"--.-.. -.------.. ----.-.----------
I Facilities, minor public C C
C
C
C
T T
office for a development in a T T
1. See Chapter 18.19 "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 18. 18.020(A)(l ).
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 180 days.
30
Chapter 18.09
DENSITY AND DIMENSIONS
Sections:
18.09.010 Purpose.
18.09.020 Interpretation of tables.
18.09.030 Table 1--Density and dimensions-
-Commercial and industrial zones.
18.09.030 Table 2--Density and dimensions-
-Single-family residential zones.
18.09.030 Table 3--Density and dimensions-
-Multifamily residential zones.
18.09.060 Density transfers.
18.09.080 Lot sizes.
18.09.090 Reduction prohibited.
18.09.100 Lot exception.
18.09.110 Height--Exception.
18.09.120 Roof overhang permitted.
18.09.130 Setback--Exception.
18.09.140 Front yard--Exception.
18.09.150 Side yard--Exception.
18.09.160 Side yard--Flanking street.
18.09.170 Rear yard--Exception.
18.09.180 Elevated decks.
18.09.010 Purpose.
The purpose ofthis chapter is to establish
requirements for development relative to basic
dimensional standards, as well as specific rules
for general application. The standards and rules
are 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 residential
districts and specific deviations from general
rules.
18.09.020 Interpretation of tables.
A. The Camas Municipal Code Sections
18.09.030 (Tables) contain general density and
dimension standards ofthe particular zone
districts. Additional rules and exceptions are
stated in Sections 18.09.060 through 18.09.180.
B. The density and dimension tables are
arranged in a matrix format on three separate
tables, and are delineated into three general land
use categories:
1. Commercial and industrial;
2. Single-family residential; and
31
3. Multifamily residential.
C. Development standards are listed down the
left side of the tables, and the zones are listed
across the top. Each cell contains the minimum
or maximum requirement of the zone. Footnote
numbers identify specific requirements found in
the notes immediately following the table.
Additional dimensional and density exceptions
are included in Sections 18.09.060 through
18.09.180 of this chapter following the tables.
18.09.030 Table I--Density and Dimensions for Commercial and Industrial Zones i-------INc--r DC r cc fReT LIIBP4 r--Li-·---i--in --.,
r Bulk reguiatio~;--·----------------·----------·---------------.---.... :
I
r
Minimum lot area r 5,000 r--[1-i-1 -1 10 acre~ Ilo,ooo--rrll -------
(square feet) I I I
~::;~um lot Width-fO--r-1 -II--r-r Not specified roo T1----
I ~e~~um lot depth r 40 r-ifT-1 Not;Pecified --11----.-.--,----
r:::: front yard 15 15~··r--rs-5' per 1 foot of I ~ot ==l---·~~:'
(feet)3 building height specified I
(200' minimum) I ~::;~~m side yard-·--~o':----1---r~~~~~~; 25' for -g: ~: ----r-T --···--
I ' parking abutting a
I residential
area
fnimum rear yard [-I-II 100' for 25'
(feet) building;
25' for parking
area r I Lot cover~ge ._-_._-
I
Lot coverage i 5%-rrr 1 story (30%) r% (percentage) 2 stories (40%)
3 stories (45%)
-r-
I Building height
~~--~ c-r-r--l _. -60'
stories;
------1
Maximum building
height (feet)
1. No limitation.
or 35,
2. If along a flanking street of comer lot.
acre-o-r-le-ss: T·--
35'
1 to 2 acres:
45'
2 acres or
more: 60'
3. On comer parcels, (parcels bordered by two or more streets), the setback requirements shall be the same for all
street frontages. Front setback restrictions shall apply.
4. The densities and dimensions in the LIIBP zone may be reduced under a planned industrial development. See
Chapters 18.20 and 18.21.
5. Multi-family dwelling units shall satisfY the setbacks ofCMC Section 18. 09.030 Table 3, based on comparable
lot size.
32
18.09.030 Table 2--Density and dimensions--Single-family residential zones.
1-,-R-5 r-R-61 R-7.5IR -10 1 R-12 1 R-lST--R=20·1
rA.·St~;'dard New Lots-----·-----·--·----·--·-----·-··-·---·-·-····1
r Maximum density (dwelling -r 8.7-·-[ 7.2 \5.8--1 4 .3 ---13.6----(:1 29··-----1-··2~1---·--1
I units/gross acre) I I
1 Averag~ lot area ('-sq-uar-e-feeti 15,000 r' 6,000 17,500 .--110,0001 12 ,000 115,OoOT20,000'--
1 Minimum lot size (square feet) -T4:ooo·--·f4,'sOoT6,OOO r8,Ooo[9-;6oo'·-1 12,000 r-i6,000
[ Maximum lot size (square feet)4-16,000 1 7,200 ,9J)OOr 12,0001 14,400 118,000 I 24,000'-·
~imum lot width (feetj---·---I 50---,60--1 70 r 80 I 90 --I-i~·I-I00 -.----.
1 Minimum lot depth (feet)'---rsO---[9-o -190 1100 1100---floo -T~--
1 Ma~i~~;-b~iidi~g-~t~overag~·-' r·"45%-·"--r 40% 1"'··40%--[3 5% '-_·f30%-··_-·,30%-"-·'-T·iO%-·--
r·-Maxi~~m building height (i;;Y-f3-5 -r3"5--1 35 f35--[-·35-'3-5----r-35·-----
~ ------------.. -.-----.. ~
I B. Density Transfer Lots!
r Maximu~ density (dWeli·i-n-g --rS:7'-. r-7 .2--. r5.8-r·4~3--r 3.6 -.r-2.9"--I2T--
I units/gross acre. I I I I
IM~~~ lot size (squarefeet) 1 3,500 I 4,2001 5,250 . 17,000 18:400 ,10,500114;000-r Maximum' lot size (square feett r 6,000-, 7,2001 9;00·0-112,000 r 14,400 1.-18,000 \24,000'-
1 Mi~imum lot width (feet)' 14O--rso-T60-~-~-f70-rso-f90--'
lMinimum lot depth (feet)' I 80 ,SO--l 80 I 90 190-1100-000--
IM~~~-~iding lot ~~;;:g;--f45% -r4"O%T40-% _·'-,40%-1"'-3-5% -f35%-r30%'-'·-
1 Maximum building height (feeti. f35 1 35 135--1 35 ,:3"-5 -135-1 35
r
-Csetbac. ks bas.ed on average Up to ~5'000 .7,500 -0 120,000 -.
lot sizes (not zone specificl 4,999 to to or more
sq. ft. 7,499 9,999 9 sq. ft.
. . s4ft S4 ft
'---1 M-. -in-im-um-fr-on-t-yar-d-C-fe-et-) --115 r2<>j20-' -120 ITs 130 -130-.
1 ~~~:u;:~~~:eQd and corner ---f--·'-·-r-·'·-~r---r5-""'"-I'-'""io---ri5-'-I-·i5'"._--
I ~::~~:t;ide yard f1anking·~-r15-'-'---rO-"--·""I20-' 120 -"-"'-["'-25---""130"---1-30""-"-
1 Minimum rear yard (feet) 120--125-1 25 1 25-1 30 1 35 1 35---
r Mi~~um lot frontag. eon ~ cl~i---r:.2.S-[30 .. '-f30 .. 0.. --[30-.. -"135. 5."--["40"-. --"--r40-'-"--
de-sac or curve (feet) . I . I ... ... . . I . .. 1
1. For additional density provisions, see CMC Sections 18.09.060 through 18.09. 180.
2. Setbacks may be reduced to be consistent with average lot sizes of the development in which it is located.
Notwithstanding the setbacks requirements ofthis chapter, setbacks and/or building envelopes clearly established on
an approved plat or development shall be applicable.
3. Maximum building height: three stories and a basement, not to exceed height listed.
4. A one time variance shall 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 the parent parcel or the oversized lot must comply with
the lot size requirements of the underlying zone.
5. Average lot area is based on the square footage of all lots within the development or plat. The average lot size
may vary from the stated standard by no more than 500 square feet.
33
18.09.030 Table 3--Density and Dimensions for Multifamily Residential Zones l
r-I-----o
----,. MF-I0 I a=;~~d-r MF-;;\!:;~!d I:~:-I!:;t:~-I
~:t7!~~r~~I14Il~ -I~ ~-24-~ 2:=1
I ~oss acre) I I I I I
I Minimumrearyard2 I 10 I 10 I 10 I 10 1-1-0 -\10-
\Lot coverage
I Maxim-u-m-'-b-U-ild'-'.i-ng-r 45% -~-~r65% [-65% 175%-
lot coverage I I I I
1. For single-family attached housing, the setback for the nonattached side of a dwelling unit shall be five feet.
2. For single-family attached housing, the R zone property setback for the nonattached rear of a dwelling 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.
34
18.09.060 Density transfers.
A. Purpose. To achieve the density goals of the
comprehensive plan with respect to
the urban area, 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.
C. Where a land division proposes to set aside a
tract for the protection of a critical area, natural
open space network, or network connector
(identified in the city of Camas parks plan), or
approved as a recreational area, lots proposed
within the development may utilize the density
transfer standards under CMC Section
18.09.030 Table-2.
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 case shall the
maximum gross density of the overall site be
exceeded.
18.09.080 Lot sizes.
A. In planned residential developments with
sensitive lands and the required recreational
open space set aside, a twenty percent density
bonus on a unit count basis is permitted.
Density may be 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."
B. Newly created lots, via short plats or
subdivisions, adjacent to existing single-family
lots shall use a "beveling" technique when
platting new lots, unless lots are designated as
open space/park. New lots on the perimeter
shall, to the greatest extent possible, emulate
the size of adjacent platted lots provided that
the newly platted lots would not be required to
exceed twenty thousand square feet. Setbacks
from the property lines of the new development
shall be comparable to, or compatible with,
those of any existing development on adjacent
properties. The applicant may transfer the
unused density to the interior balance of the
35
project in a manner that allows the proposed
development to achieve the density established
for the zoning district in question. This
standard shall not be applied to the extent that
it precludes the development from achieving
the average lot area requirement of the
underlying zone under CMC Section 18.09.030
Table 2 or Table 3.
18.09.090 Reduction prohibited.
No lot area, open space, off-street parking area,
or loading area existing after the effective date
of the ordinance codified in this chapter shall
be reduced below the minimum standards
required by the ordinance codified in this
chapter, nor used as another use, except as
provided in Chapter 18.41 "Nonconforming
Lots, Structures, Uses."
18.09.100 Lot exception.
If at the time of passage of the code, a lot has
an area or dimension which does not conform
with the 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 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."
18.09.110 Height--Exception.
The following type of structures or structural
parts are not subject to the building height
limitations of the code: tanks, church spires,
belfries, domes, monuments, fire and hose
towers, observation towers, transmission
towers, chimneys, flag poles, radio and
television towers, masts, aerials, cooling
towers, and other similar structures or facilities.
The heights of telecommunication facilities are
addressed in Chapter 18.3 5.
18.09.120 Roof overhang permitted.
The maximum a roof overhang may intrude
into yard setbacks shall be as follows:
I I
Maximum Roof
Yard Setback Overhang
I 5 feet I 2 feet
I 10 feet i 3.5 feet
I 15 feet I 5 feet
I 15 feet or greater I 5 feet
18.09.130 Setback--Exception.
A. Cornices, eaves, chimneys, belt courses,
leaders, sills, pilasters, or other similar
architectural or ornamental features (not
including bay windows or vertical projections)
may extend or project into a required yard
setback not more than two feet.
B. Open balconies, unenclosed fire escapes, or
stairways, not covered by a roof or canopy,
may extend or project into a required front yard
setback, or a required rear yard setback along a
flanking street of a corner lot, or into a required
side yard setback not more than three feet.
C. Open, unenclosed patios, terraces, roadways,
courtyards, or similar surfaced areas, not
covered by a roof or canopy, and not more than
thirty inches from the finished ground surface,
may occupy, extend, or project into a required
yard setback provided that such areas are not
used for off-street parking or other purposes
not in conformance with the requirements of
this code.
D. Cantilevered floors, bay windows, or similar
architectural projections, not wider than twelve
feet, may extend or project into the required
side yard setback along a flanking street of a
corner lot not more than two feet. The total of
all projections for each building elevation shall
not exceed fifty percent of each building
elevation.
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 feet setback from any
building. In no event shall an accessory
building(s) occupy more than thirty percent of
a rear yard requirement.
F. On sloping lots greater than fifty percent,
only uncovered stairways and wheelchair
ramps that lead to the front door of a building
may extend or project into the required front
36
yard setback no more than five feet in any R or
MF zone.
G. Flag poles may be placed within any
required yard setback 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.
B. Sloping Lot in any Zone. Ifthe 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 percent gradient over twenty
percent. In no case under the provisions of this
subsection shall the setback be less than ten
feet.
18.09.150 Side yard--Exception.
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 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 commercial or industrial use or
expansion, no minimum side yard shall be
required.
18.09.160 Side yard--Flanking street.
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.
18.09.170 Rear yard--Exception.
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 lot line adjoining a side or rear yard
of a lot in a residential zoning district shall be
fifteen feet.
In the case of a lot in a LI or HI district, the
rear yard setback shall be twenty feet. If the
adjoining residential district is within an area
shown in the comprehensive plan for future
commercial or industrial use or expansion, no
minimum rear yard shall be required.
18.09.180 Elevated decks.
Rear Yard Setback. The rear yard setback for
an elevated deck shall be fifteen feet. As used
herein, an elevated deck shall mean a deck with
any portion of the walking surface that is thirty
inches or more above ground level that is
physically attached to a residential structure.
The areas covered by an elevated deck shall be
counted when calculating the maximum lot
coverage permitted under the applicable
density provisions.
37
Chapter 18.11
PARKING
Sections:
18.11.010 Policy designated.
18.11.020 Design.
18.11.030 Location.
18.11.040 Units of measurement.
18.11.050 Change or expansion.
18.11.060 Unspecified use.
18.11.070 Joint use.
18.11.080 Plan submittal.
18.11.090 Landscaping.
18.11.100 Residential parking.
18.11.110 Parking for the handicapped.
18.11.120 Additional requirements.
18.11.130 Standards.
18.11.140 Loading standards.
18.11.010 Policy designated.
In all districts, except for projects one-half
block or less in size in the DC district, there
shall be provided minimum off-street parking
spaces in accordance with the requirements of
Section 18.11.020 of this chapter. Such off-
street parking spaces shall be provided at the
time of erecting new structures, or at the time
of 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 be
permitted in the vision clearance area of any
intersection. Off-street parking will only
qualify if located 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 setback or side
yard setback along a flanking street.
18.11.020 Design.
The design of off-street parking shall be as
follows:
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.
B. Backout Prohibited. In all commercial and
38
industrial developments and in all residential
buildings containing five or more dwelling
units, parking areas shall be so arranged as to
make it unnecessary for a vehicle to back out
into any street or public right-of-way.
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 maneuvering aisles. The city is
directed to promulgate and enforce standards
for maneuvering aisles and parking stall
dimensions, and to make such standards
available to the public.
D. Small Car Parking Spaces. A maximum of
thirty percent of the total required parking
spaces may be reduced in size for the use of
small cars, provided these spaces shall be
clearly identified with a sign permanently
affixed immediately in front of each space
containing the notation "compacts only."
Spaces designed for small cars may be reduced
in size to a minimum of seven and one-half feet
in width and fifteen feet in length. Where
feasible, all small car spaces shall be located in
one or more contiguous areas and/or adjacent
to ingress/egress points within parking
facilities. Location of compact car parking
spaces shall not create traffic congestion or
impede traffic flows.
18.11.030 Location.
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 building that such facility is required to
serve:
A. For single-family or two-family dwelling
and motels: on the same lot with the structure
they are required to serve.
B. For multiple dwelling, rooming or lodging
house: two hundred feet.
C. For hospital, sanitarium, home for the aged,
or building containing a club: three hundred
feet.
D. For uses other than those specified above:
four hundred feet.
18.11.040 Units of measurement.
A. In a stadium, sports arena, church, or other
place of assembly, each twenty inches of bench
seating shall be counted as one seat for the
purpose of determining requirements for off-
street parking facilities.
B. 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:
rM~oo;' --I·-·-··"·"io.o%~
I Basement and second f1o;;;-i5O%
I Additional stories I 25%
18.11.050 Change or expansion.
Except in a DC district, whenever a building is
enlarged or altered, or whenever the use of a
building or property is changed, off-street
parking shall be provided for such expansion or
change of use. The number of off-street parking
spaces required shall be determined for only
the square footage of expansion not the total
square footage of the building or use; however,
no additional off-street parking space need be
provided where the number of parking spaces
required for such expansion, enlargement, or
change in use since the effective date ofthe
code is less than ten percent of the parking
space specified in the code. Nothing in this
provision shall be construed to require off-
street parking spaces for the portion and/or use
of such building existing at the time of passage
of the code.
18.11.060 Unspecified use.
In case of a use not specifically mentioned in
Section 18.11.130. of this chapter, the
requirements for 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.
18.11.070 Joint use.
The city may authorize thejoint use of parking
facilities for the following uses or activities
under conditions specified:
39
A. Up to fifty percent of the parking facilities
required by the code for a theater, bowling
alley, 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.
B. Up to fifty percent of the off-street parking
facilities required for any building or use
specified in subsection D of this section,
"daytime" uses, may be supplied by the parking
facilities provided 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 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.
D. For the purpose of this section, the
following and similar uses are considered as
primary daytime uses: banks, offices, retail,
personal service shops, household equipment or
furniture stores, clothing or shoe repair shops,
manufacturing or wholesale buildings, and
similar uses.
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, bowling alleys, theaters, taverns or
restaurants.
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.
18.11.080 Plan submittal.
Every tract or lot hereafter used as public or
private parking area, having a capacity of five
or more vehicles, shall be developed and
maintained in accordance with the
requirements and standards of this chapter.
The plan of the proposed parking area shall be
submitted to the city at the time of the
application for the building for which the
parking area is required. The plan shall clearly
indicate the proposed development, including
location, size, shape, design, curb cuts, lighting,
landscaping, and other features 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.
18.11.090 Landscaping.
Landscaping requirements for parking areas
shall be provided under Chapter 18.13
"Landscaping. "
18.11.100 Residential parking.
Residential off-street parking space shall
consist of a parking strip, driveway, garage, or
a combination thereof, and shall be located on
the lot they are intended to serve.
18.11.110 Parking for the
handicapped.
Off-street parking and access for the physically
handicapped persons shall be provided in
accordance with the international building
code.
18.11.120 Additional requirements.
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 safety, health. and
general welfare of the city, including, but not
limited to, lighting, jointly development of
parking facilities~ entrances and exits,
accessory uses, and conditional exceptions.
Further, performance 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.
18.11.130 Standards.
The minimum number of off-street parking
spaces for the listed uses shall be shown in
Table 18.11-1, Off-Street Parking Standards.
40
The city shall have the authority to request a
parking study when deemed necessary.
Table 18.11-1, Off-Street Parking
Standards.
r .----------.-----I~U!t'!~i::~~~~--:
Street Parking I I U~ ~~~ I
fR7sid;~i----·------r-----------··"·1
Single-family dwelling,--\2per unit "'---'1
duplex, rowhouse I" ____ I
[Studio apartment I 1
Apartment 1 bedroo~T-11.5/2 '-'--1
2+ bedrooms I i
,Housing for elderly 1.33p~r ~~t-'-"-"--I I (apartment/unassisted) I I
I Retirement dwellings'--'-r 2 Per un;--'----I
Residential care '--1 per 2 beds +-i----I
facility/assisted living per day shift II
employee
lHo~e occupation I none I
I Lodging I --'--1 rote 1 or motel 1 space per unit II
plus additional for
bars, restaurants, I
assembly rooms I ~B~~~~t-----'-fl~~~j;;;~;'-I
I Recreation 1 I
I Marina ~pace per 2 slips
I Miniature golf I 1 per hole
""Golf course-----I"'6;p~ces per h-~I
and 1 per I
employee I
Golf driving range r 1 space per 15 feet i
of driving line ! i'Theater, auditorium 1 sp~ce per 4 seats I
maxImum .
occupancy
Stadium, sports arena 1 space per 4 seats,
or 1 for each 8 feet I
of benches, plus 1
space per 2 I
employees I
r
-
Required
Number of Off-
Street Parking
Use Spaces
I Tennis, racquetball, 3 spaces per court
handball, courts/club or lane, 1 space
per 260 square feet
of gross floor area
(GFA) of related
uses, and 1 space
per employee
~Basketball, volleyball 9 spaces per court '--"-----T-----'--"---'-'--
court '"'--'""-"--"'--1-' Bowling, bocce ball 5 spaces per
center, billiard hall alley/lane, and/or
table
~ .
Dance hall, bingo hall, 1 space per 75 I electronic game rooms, square feet of
and assembly halls gross floor area
I without fixed seats (GF A)
Sports club, health, spa, 1 space per 260
karate club square feet of
gross floor area,
plus 1 space per
employee
I Roller rink, ice-skating -~ space per 100
rink square feet of
gross floor area
I SWimnllng club 1 space per 40
square feet of
gross floor area
Private club, lodge hall ~aceper75 square feet of
gross floor area r Institutional
'"" I
Church/chapell -r 1 space per '3 seats
synagogue/temple or 6 feet of pews
C----" , "-'-
Elementary/middle/junior 1 space per
high school employee, teacher,
staff, and 1 space
per 15 students
Senior high school 1 space per
employee, teacher,
staff, and 1 space
per 10 students
! Technical college, trad~ -r----1 space per every
41
1-"----"-1 Nu:'~:i:;~ff_
Street Parking
Use Spaces
school, business school 2 employees, staff,
and 1 space per
every full-time
I student, or 3 part-
time students
University, college, 1 per every 2
seminary employees and
staff members, and
either 1 per every
3 full-time
students not on
camp'us, or 1 for
every 3 part-time
students,
whichever is
greater"
~-, clti-use co~munity rgP~~4 seat~--'--I
centers maXImum
i
occupancy II iMuseum; art galleri--'---"-~' 1 sp~~e per SOD--
square feet of I
gross floor area I
I
Library 1 per employee
and 1 per 500
square feet of
gross floor area
I
I
Post office 1 per 500 square
feet of gross floor
area, plus 1 space
per each 2
employees
I Medical care facilities I
I-Ho;p~"-"----' -fTp~~d-s -"-I
Veterinary clinic/hospital 1 space per 250 I
square feet of ,il
gross floor area
Medical/dental 1 per employee
clinic/office plus 1 per 300 'I
square feet of
gross floor area I
r-Offlce "----,---,-------'----""'1
L Gen_~~~l offices "_,," ___ I-~~~~ye~j
1--------'---
I
~,-Use
~N-U-!-~q-eU-r i::~-f-f--
Street Parking
Spaces
,---
plus 1 per 400
square feet of
gross floor area
-------,---
General office (no
customer service)
--[I per 250 square ---
feet of gross floor
area r-, "-----'---'-'---r-:----'-------Office park 1 space per 400
square feet of
gross floor area I I Meeti~g~~o~s -------1 1 per 4 per~~d--I
occupancy oa ,
I I and 1 per 2
employees r Commerciallservi~1 -, -'---'-'--r------"--'" Automobile sales 1 per 400 square
new/used feet of gross floor
area
',' "'
,'"Auto repair ac~essory to ~2" spaces per aut~-
auto sales service stall . . -.. .
~ut~mobile repair shop, 4 per bay
automobile service
station, automobile
specialty store,
automobile body shop
I Gas station
--r --,--,
, 1 per 2 fuel pumps
Gas station with mini-1 per nozzle plus 1
market per 250 square feet
I of gross floor area
I
Car wash or quick [2 spaces per staI~
service lubrication and 1 space per 2
facilities employees
Beauty parlor, barber riper 300 square
shop feet of gross floor
area
I Massage parlor 1 per 300 square
feet of gross floor
area
c
Exhibition halls, 1 space per 900
showrooms, contractor's square feet of
shop gross floor area
I Photographic studio -I 1 space per 800
42
I ReqUired : ,-------------r-----. --------:
I Number of Off-i
I I Street Parking i
I Use Spaces I
I I sq~are feet of----I
~==:mark"' rS~Z~~~-1
I ~oss floor area i
I Multi-use retail center 11 per 250 squ';;;;--I I feet of gross floor l i"Finance, insura, ;;-ce, real-I :'"~oY~-1
estate office plus 1 per 400 I
square feet of I
'-Bank -"-'-"'----.. -"""rgt:~E~?-il:
gross floor area
I Drug sto':' First 5,000 square I
feet = 17 spaces
plus 1 per add'l
1,500 SF
'
Furniture/apPliance store ~-500 ~quare -
feet of gross floor
area
-Cloth~g sto-;~-----""~P~~400 sq~e ----I
feet of gross floor I
I area I
1 space per 275 ----I
square feet of I
indoor sales area,
Lumber yard, building
material center
plus 1 space per
5,000 square feet
of warehouse/
storage
I Hardware/pa," nt store ~per 400 square
feet of gross floor !
area __ I
I Restaurant , , r1, P, er 100 square I feet of gross floor i
area I
I ReSIa,urant, carry-out -"'---~s~ce per 225, -I
square feet of I
, , , , , gross floor ar~
r-
I Use
Required
Number of Off-
Street Parking
Spaces
f Fas
---,---_.
t food restaurant
I
I ,Rep air shop
Lau
ope
ndromats, coin-
rated dry cleaners
,--
rtuary
---
--
Exp ress delivery service
1 space per 110
square feet of
gross floor area,
plus 6 stacking
spaces for drive-
through lane
1 per 400 square
feet of gross floor
area
... -, ..• ".----~"-""" .. -""".
1 space per every
3 washing or
cleaning machines
1 space per 150
square feet of
gross floor area
1 space per 500
square feet of
gross floor area, I plus 1 space per
employee
.'--------,-----r--------_ .........
Reta il stores in general
ustrial
ustrial, manufacturing
Wa rehousing, storage
lic or private utility Pub
bui lding
""" 1%
I
olesaling
search and r ~~elopment -
Less than 5,000
SF: 1 per 300
square feet.
Greater than 5,000
SF: 17 plus 1 per
1,500 SF
I --
1 per 500 square
feet of gross floor
area
1 per 1,000 square
feet of gross floor
area
1 per 1,000 square
feet of gross floor
area
r 2 plus 1 per 1,000
square feet of
gross floor area
"""'""''"--
1 er 500 s uare p q
feet of gross floor
area
43
1------------~u!:~;~:J
I I Street Parking i
I LIfBP~ne~:I~ffi~~--h per :!=~---i
I I peak plus 15% I
rLIfBP research 1 per empj~yee-----i
I peak + 10% i ____________________ . ___ ._. __ ._ ---_._._--------_.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
r Gross Floor Area I
Number of of the Building in
Berths Square Feet
I 1 I Up to 20,000 1---2----'--,--20.:50,"000-
I 3 I" 50,000--100,000 r * One additional. berth is required for I each 50,000 in excess of 100,000
Table 18.11-3 Berth Standards for
Office Buildings, Hotels, Hospitals
and Other Institutions
r--~um~er 0;-'-~i:: :~~~~:~:
I Berths Square Feet
1-1---, Up to 100,000 -
I 2 1100,000 to 300,000--,------3---1300]>001;66-0:000-
* One additional berth is required for
each 300,000 in excess of 600,000
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.
44
Chapter 18.13
LANDSCAPING
Sections:
18.13.010 Purpose.
18.13.020 Scope.
18.13.030 Expansion.
18.13.040 Procedure.
18.13.050 Landscaping standards.
18.13.060 Parking areas.
18.13.070 Assurance device.
18.13.010 Purpose.
The purpose of this chapter is to establish
minimum standards for landscaping in order to
provide 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.
18.13.020 Scope.
Landscaping standards shall apply to all new
multifamily, commercial, industrial and
governmental uses, including change of use,
and parking lots of four spaces or more.
For conditional uses permitted in residential
and multifamily districts, such as churches,
schools, civic organizations, etc., the standards
for landscaping will be the same as the
landscaping standards in community
commercial zones.
18.13.030 Expansion.
In a case where a site expands, landscaping
shall be provided only for the percentage of
expansion.
18.13.040 Procedure.
Detailed plans for landscaping shall be
submitted with plans for building and site
improvements. Included in the plans shall be
type and location of plants and materials.
18.13.050 Landscaping standards.
A. The property owner shall be responsible for
any future damage to a street, curb, or sidewalk
caused by landscaping.
45
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 and paved areas,
screen, and emphasize or separate outdoor
spaces of different uses or character.
C. Plants that minimize upkeep and
maintenance shall be selected.
D. Plants shall complement or supplement
surrounding natural vegetation.
E. Plants chosen shall be in scale with building
development.
F. Minimum landscaping as a percent of gross
site area shall be as follows:
Zone
HI
RC,LI
CC
Percent of
Landscaping Required
20%
15%
10%
[----------.-.--r-------·----·-·-----------
NC 5% on lots less than
I 10,000 square feet; 10%
I on lots greater than I
I 10,000 square feet I
r-··--·-··---··-·---·-··-·····-·---· r--··-····-.. -·------·--·--·-·----·-·-·---··--·-I
I
LIIBP (see Section 18.2l.070 I
"Landscaping I
standards") I
r-Parki~g lots---I (see Section iii3.()60---j I I of this chapter) ----.. --.--------------."-.. ---~-.-"-.--.,-
G. Deciduous trees shall have straight trunks,
be fully branched, have a minimum caliper of
one and one-half inches, be equivalent to a
fifteen gallon container size, and be adequately
staked for planting.
H. Evergreen trees shall be a minimum of five
feet in height, fully branched, and adequately
staked for planting.
I. Shrubs shall be a minimum of five-gallon pot
size. Upright shrubs shall have a minimum
height at planting of eighteen inches. Spreading
shrubs at planting shall have a minimum width
of eighteen inches (smaller shrub sizes may be
approved where it is more appropriate within a
particular landscape plan).
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 inches on center between mature
plants from containers of one gallon or larger.
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.
L. Trees shall not be planted closer than
twenty-five feet from the curb line ofthe
intersections of streets or alleys, and not closer
than ten feet from private driveways (measured
at the back edge of the sidewalk), fire hydrants,
or utility poles.
M. Street trees shall not be planted closer than
twenty feet to light standards. Except for public
safety, no new light standard location should be
positioned closer than ten feetto any existing
street tree, and preferably such locations will be
at least twenty feet distant.
N. Trees shall not be planted closer than two
and one-half feet from the face ofthe curb
except at intersections, where it should be five
feet from the curb in a curb return area.
o. Where there are overhead power lines, tree
species that will not interfere with those lines
shall be chosen.
P. Trees shall not be planted within two feet of
any permanent hard surface paving or
walkway. 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 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 will kill or weaken the tree. Sidewalks of
variable width and elevation may be utilized to
save existing street trees, subj ect to approval by
the city.
S. Vision clearance hazards shall be avoided.
46
18.13.060 Parking areas.
A. Parking areas are to be landscaped at all
perimeters.
B. 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).
+".,"""+
Figure 18.13-1 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).
~lJJ iU lJJ LU LL.UJ lJ
Figure 18.13-2 Parking Lot
Landscape Divider Strip
18.13.070 Assurance device.
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 provisions of this chapter
and the approved landscaping plan.
47
Chapter 18.15
SIGNS
Sections:
18.15.010 Purpose.
18.15.020 Scope.
18.15.030 Definitions.
18.15.040 Compliance with code required.
18.15.050 Permit required for signs.
18.15.060 Procedures.
18.15.070 Administration.
18.15.080 Compliance with building code.
18.15.090 Signs permitted in commercial
and industrial zones.
18.15.100 Signs permitted and regulated in
residential and multifamily zones.
18.15.110 Entrance structures sign
standards.
18.15.120 Freestanding sign standards.
18.15.130 Wall sign standards.
18.15.140 Projecting and monument sign
standards.
18.15.150 Signs prohibited.
18.15.160 Exempt signs.
18.15.170 Temporary signs--Permit
exemptions.
18.15.180 Determination of number of
signs.
18.15.190 Computation of sign area.
18.15.200 Sign illumination.
18.15.210 Maintenance of signs.
18.15.220 Determination of legal
nonconforming signs.
18.15.230 Loss of legal nonconforming
status.
18.15.240 Maintenance and repair of
nonconforming signs.
18.15.010 Purpose.
The city council finds that: the manner of the
construction location and maintenance of signs
affects the public health, safety, and welfare of
the people; the safety of motorists, and other
users of the public streets is 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
man-made attributes ofthe community that
48
could undermine economic value oftourism,
visitation, and economic growth. The
regulations in this chapter are found to be the
minimum necessary to achieve these purposes.
18.15.020 Scope.
The primary intent of this chapter shall be to
regulate signs of a commercial nature intending
to be viewed from any vehicular or pedestrian
right-of-way. This chapter shall not apply to
building design, to official traffic or
government signs, or to any sign authorized or
permitted by any other ordinance or resolution
of the city. This section shall further not apply
to the display of street numbers or to any
display or construction not defined herein as a
sign.
18.15.030 Definitions.
As used in this chapter:
"Abandoned sign" means a sign which no
longer identifies or advertises a bona fide
business, lessor, service, owner, product, or
activity, and/or for which no legal owner can
be found.
"Animated sign" means any sign which uses
movement or change of lighting to depict
action or create a special effect or scene. An
animated sign shall not mean an "electric
message board sign."
"Awning" means a shelter projecting from, and
supported by, the exterior wall of a building,
constructed of nonrigid materials on a
supporting framework. See Figure 18.15.030-1.
Figure 18.15.030-1 Typical Awning
"Construction sign" means a temporary sign
identifying an architect, contractor,
subcontractor, and/or material supplier
participating in construction on the property on
which the sign is located.
"Date of adoption" means the date the
ordinance codified in this chapter was
originally adopted, or the effective date of an
amendment to it, if the amendment makes a
sign nonconforming.
"Electric message board sign" means an
incidental sign that uses changing lights to
form a sign message, or messages in sequence,
e.g., time, temperature, or written message. An
"electronic message board sign" shall not be
confused with an "animated sign."
"Incidental sign" means a small sign, emblem,
or decal informing the public of goods,
facilities, or services available on the premises,
e.g., a credit card sign, or sign indicating hours
of business.
"Informational sign" means an on-premises
sign giving directions, instructions, or facility
information, and which may contain the name
or logo of an establishment, e.g., parking, or
exit and entrance signs.
"Internally illuminated signs" means signs
where the source of the illumination is inside
the sign and light emanates through the
message of the sign, rather than being reflected
off the surface of the sign from an external
source. Neon signs are considered internally
illuminated signs.
"Multiple building complex" means a group of
structures housing at least one retail business,
office, commercial venture, or independent or
separate part of a business which shares the
same lot.
"Off-premise sign" means any sign that draws
attention to or communicates information about
a business establishment (or any other
enterprise) that exists at a location other than
the location of the establishment.
"Portable sign" means any sign designed to be
moved easily, and not permanently affixed to
the ground, or to a structure or building. See
Figure 18.15.030-2.
49
Figure 18.15.030-2 Typical Portable Sign
"Real estate sign" means a temporary sign
advertising the real estate upon which the sign
is located as being for rent, lease, or sale.
"Roof sign" means any sign erected over or on
the roof of a building.
"Sign" means any device, structure, or placard
using graphics, logos, symbols, and/or written
copy designed specifically for the purpose of
advertising or identifying any establishment,
product, goods, or services.
"Vehicular sign" means a vehicle parked along
a vehicular right away for the principle purpose
of displaying advertising. See Figure
18.15.030-6.
Figure 18.15.030-6 Vehicular Sign
18.15.040 Compliance with code required.
It is unlawful for any person to erect, place, or
substantially alter a sign in the city except in
accordance with the provisions in this chapter.
18.15.050 Permit required for signs.
Except as otherwise provided in this chapter,
no sign may be erected, placed, or substantially
altered in the city without securing a permit as
provided herein. No permit is required for mere
repainting; changing the message of a sign, or
routine maintenance shall not in and of itself be
considered a substantial alteration.
18.15.060 Procedures.
The following procedures shall govern sign
permit applications for all signs:
A. Any person desiring to install, erect, or
place a sign shall first submit to the planning
department a plan and profile for such sign.
The plan and profile shall also contain a
signature line for the applicant containing the
promise ofthe applicant to construct the sign
only in accordance with an approved plan and
. profile.
B. The planning department shall review all
plans and profiles. In granting approval of any
sign application, the planning department may
impose such modifications and conditions as
may be necessary to achieve the purposes of
this section, and to satisfy the criteria set forth
herein.
C. Any person aggrieved by a denial of an
application for a sign, or seeking relief from the
strict application of the requirement or the
imposition of modifications and conditions by
the planning department may appeal such
decision to the board of adjustment.
D. All variance requests shall be processed in
accordance with the procedures of Chapter
18.45 ofthis title.
18.15.070 Administration.
If plans submitted for a conditional use permit
or design review include sign 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 proposed placement
of sign or signs (other structural/mechanical
permits may be required). Sign permit
applications and sign permits shall be governed
by the same provisions of this chapter
applicable to Title 18, "Zoning" and Title 15,
"Building and Construction."
In case of a lot occupied, or intended to be
occupied, by multiple-building complex (i.e.,
shopping center), sign permits shall be issued
in the name of the lot owner or his agent rather
than in the name ofthe individual business
enterprise requesting a particular sign.
18.15.080 Compliance with building
code.
All signs shall be constructed in accordance
with the requirements of the International
Building Code, current adopted edition.
50
18.15.090 Signs permitted in
. commercial and industrial zones.
The following signs are allowed in the NC, DC,
CC, RC, LIIBP, LI and HI zoning districts:
A. Entrance structures subject to Section
18.15.110 ofthis chapter;
B. Two informational sign(s) per entrance/exit,
not to exceed six square feet in sign area;
C. One freestanding, projecting, or monument
sign is permitted per street frontage subject to
the provision of Section 18.15.120 or 18.15.140
of this chapter, as applicable. In addition to the
requirements of Section 18.15.120,
freestanding signs shall have a setback of five
feet from all property lines, shall not be located
in the vision clearance area, have a minimum
clearance of fourteen feet over any vehicular
use area, and eight feet over any pedestrian use
area;
D. No more than two wall signs are permitted
per building face, and not to exceed ten percent
of wall area;
E. Incidental signs. Total sign surface area shall
not exceed five percent of the primary building
face, nor shall the signs cover more than
twenty-five percent of any window area, Where
a wall is composed largely of glass and is
transparent, the total incidental sign surface
area shall not exceed five percent of the
primary building face. An incidental sign
located on or as pan of another permitted sign,
shall be less than fifty percent of the size ofthe
primary sign;
F. Each multi-building complex shall be
permitted one freestanding directory sign not to
exceed one hundred square feet. The directory
sign shall identify two or more establishments
and/or the complex as a whole. The directory
sign shall be considered an additional permitted
sign allowed beyond the regulations provided
elsewhere in this chapter. If a tenant in a multi-
building complex has a sign on the freestanding
directory sign, then the·tenant shall not have an
individual freestanding sign;
G. On a business or multi-building complex
with total frontage on the main street of more
than three hundred feet, the business or multi-
building complex shall be allowed one
additional freestanding directional sign for each
three hundred feet of frontage, not to exceed
one hundred square feet. Each sign shall be
placed not less than one hundred fifty feet
apart;
H. One nonelectric portable sign is permitted
per business establishment, not to exceed six
square feet in sign area. No permit is required
for the placement of the portable sign. A
portable sign shall be placed so as not to
obstruct the public rights-of-way. Any violation
of this section shall be enforced as prescribed
by Camas Municipal Code Section 8.06.040;
1. In commercial and industrial zones roof signs
shall be permitted, provided that the top of the
signs do not exceed above the roof line or
parapet wall, and do not exceed the maximum
building height for the zoning district in which
the building is located.
18.15.100 Signs permitted and
regulated in residential and
multifamily zones.
The following signs area allowed in Residential
(R) and Multifamily (MF) zones:
A. Entrance structures as specified in Section
18.15.110 of this chapter.
B. All freestanding signs for residential uses
(e.g. single-family home), shall have a
maximum height limit of six feet, maximum
sign area of six square feet, and shall have a
setback of five feet from any property line.
C. For conditional uses permitted in residential
and multifamily districts such as churches,
schools, and civic organizations, etc., the
standards for signs shall be the same as the
standards for signs permitted in commercial
and industrial zones.
18.15.110 Entrance structures sign
standards.
An entrance structure is defined as a structure
placed at the entrance of a subdivision, planned
development, business park, housing complex,
or commercial development that contains the
name of the development. See Figures
18.15.110-1 and 18.15.110-2.
51
Figure 18.15.110-1 Entrance Structures
Figure 18.15.110-2 Entrance Structures
All entrance structures must conform to the
following requirements:
A. Location. An entrance structure may be
located on one side or both sides of the
entrance intersection. If located on both sides
of the entrance intersection, each side of the
entrance structure shall be proportionate in size
and location to the other. No entrance structure,
or any portion thereof, may be erected within
any vision clearance area. All entrance
structures shall be constructed so that the vision
of motorists is not impaired or obstructed in
anyway.
B. Height and Size. No entrance structure shall
exceed six feet in height, or fifteen feet in
length.
C. Permitted. No residential development shall
be allowed to have an entrance structure unless
it consists often or more dwelling units. No
commercial development or business park shall
have an entrance structure unless it consists of
five or more commercial lots, or exceeds five
acres in size.
D. Lighting. An entrance structure shall be
illuminated with ground-mounted indirect
lightIng with a maximuni light fixture height of
two feet.
E. Design. All entrance structures must be
designed so as to be compatible with adjacent
architecture and landscaping, and must be
constructed with materials conductive to
abutting structures and the surrounding area.
F. Liability. Adequate provisions must be made
for ownership and maintenance of the entrance
structure by a homeowner's association, the
developer, the property owner, or some other
person or entity acceptable to the city.
G. Review. Entrance structures shall be
reviewed in accordance with any landscaping
plans or design review ofthe development.
18.15.120 Freestanding sign
standards.
A freestanding sign that is attached to, erected
on, or supported by some structure (such as a
pole, mast, frame, or other structure) that is not
itself an integral part of or attached to a
building or other structure whose principal
function is something other than the support of
a sign. See Figure 18.l5.120-1.
grade
Figure 18.15.120-1
Typical Freestanding Sign
A. Number. Only one freestanding sign shall be
permitted per street frontage per entity with the
exception of a multi-building complex with
street frontage that exceeds three hundred feet,
as addressed in Section 18.l5.090 "Signs
permitted in commercial and industrial zones."
A freestanding sign is not permitted in
combination with a projecting or monument
sign.
B. Size. Freestanding sign surface area shall
not exceed ten percent of the primary building
face occupied by the entity. Window areas are
to be included in calculating primary building
face area.
C. Height. Freestanding sign height shall not
exceed twenty-five feet from the ground to the
top of sign in any zone,
52
D. Lighting. A freestanding sign may be
internally illuminated or indirectly illuminated.
E. Location. A freestanding sign (all portions)
shall be set back five feet from any property
lines.
18.15.130 Wall sign standards.
A wall sign is any sign that is attached parallel
to, and extending not more than six inches from
the wall of a building. This definition includes
painted, individual letter, cabinet signs, and
signs attached to a mansard roof. See Figure
18.15.130-1.
Figure 18.15.130-1 Wall Sign
Wall signs are subject to the following:
A. Area. The total area of signs located on the
wall, or other side surface area such as a
canopy, may not exceed ten percent ofthe area
ofthe wall or other side surface on which the
sign is located.
B. Number. No more than two wall signs are
permitted per building face. Two wall signs in
combination shall not exceed ten percent of
building face area.
C. Location. No sign shall extend above the
parapet wall, or be placed upon any roof
surface except that roof surfaces, constructed at
an angle of seventy-five degrees or more from
horizontal shall be regarded as wall space.
D. Design. No sign shall project more than six
inches from the wall or structure surface.
18.15.140 Projecting and monument
sign standards.
A projecting sign is a sign affixed to a building
or wall in such a manner that its leading edge
extends more than six inches beyond the
surface of such building or wall. See Figure
18.l5.l40-1. A monument sign is a
freestanding sign not more than six feet in
height, which is attached to the ground by
means of a wide base of solid appearance. See
Figure 18.15.140-2.
Figure 18.15.140-1 Projecting Sign
Figure 18.15.140-2 Typical
Monument Sign
Projecting and monument signs are subject to
the following:
A. Size. Projecting and monument sign surface
area shall not exceed ten percent of the primary
building face occupied by the entity.
B. Number. Only one projecting or monument
sign is permitted per street frontage (either one
or the other) and neither is permitted in
combination with a freestanding sign.
C. Safety. A projecting or monument sign shall
not be placed as to obstruct the vision or
mobility of a motorist, or pedestrian using the
streets and sidewalks. No sign shall be placed
in the vision clearance area.
D. Location. No sign shall be hung so that the
bottom is less than eight feet above the
sidewalk, and all signs that come within three
feet of a vertical line with the outside edge of
the curb shall be fourteen feet above the
sidewalk.
18.15.150 Signs prohibited.
The following signs are specifically prohibited
in the city:
A. Signs attached to any telephone, telegraph,
or electric light pole, or placed in a public
53
right-of-way unless approved by the city;
B. Displays of banners, clusters of flags,
posters, pennants, ribbons, streamers, strings of
lights, twirlers or propellers, flashing, rotating
or blinking lights, flares, or balloons or inflated
signs over twenty-four inches in diameter, and
similar devices of carnival nature; provided,
that certain signs of this nature are permitted on
a temporary or limited basis pursuant to
Section 18.15.170 of this chapter;
C. Any sign that is dangerous because of
insecure construction or fastening with
resultant danger of falling as determined by the
building official, or because it is an extreme
fire hazard as determined by the fire marshal;
D. Abandoned sign;
E. Roof sign;
F. Animated sign;
G. Vehicular sign;
H. Signs located in such a manner as to
substantially interfere with the view necessary
for motorists to proceed safely through
intersections or to enter onto or exit from
public streets or private roads and driveways;
I. Signs erected or placed so that by location,
color, size, shape, nature would tend to obstruct
the view or be confused with official traffic
stgnage.
18.15.160 Exempt signs.
The following signs are exempt from regulation
under this chapter:
A. Signs not exceeding six square feet in area
that are customarily associated with residential
use, and that are not of a commercial nature,
such as: signs giving property identification
names or numbers, or names of occupants;
signs on mailboxes or newspaper tubes; and
signs posted on private property, or warning the
public against trespassing or danger from
animals;
B. Integral decorative or architectural features
of buildings, or works of art, so long as such
features or works do not contain letters,
trademarks, moving parts, or lights;
C. Bulletin boards, identification signs, and
directional signs associated with a public use,
school, church, or other community based
organization that does not exceed one per
abutting street on any given lot, does not
exceed sixteen square feet in area, and that are
not internally illuminated;
D. Signs painted on or otherwise permanently
attached to currently licensed motor vehicles
that are not primarily used as signs;
E. Public service signs, not exceeding two
square feet in area, placed in the interior of an
establishment's building window or glass door,
such as "open or closed," "vacancy," ''will
return," "no smoking," and other
noncommercial messages;
F. Signs that constitute an integral part of a
vending machine, telephone booth or similar
facilities, provided the sign does not interfere
with the vision clearance area.
18.15.170 Temporary signs -Permit
exemptions.
A. Definition. "Temporary sign" shall mean a
sign that is used in connection with a
circumstance, situation, or event that is
designed, intended or expected to take place or
to be completed within a reasonably short or
definite period after erection of such sign; or is
intended to remain on the location where it is
erected or placed for a period of not more than
fifteen (15) days
Temporary signs include, but are not limited to,
political signs advocating political candidates
or political issues, real estate signs advertising
property for sale or lease, construction signs
identifying the builder of a structure or the
developer of a residential, commercial or
industrial development, special event signs
advertising grand openings, fairs, carnivals,
circuses, festivals, or community events, garage
and yard sale signs, and any other sign of a
similar purpose. Temporary signs shall not
require a permit, and shall not be counted
toward limitations in total sign area and
numbers of signs as provided elsewhere in this
chapter.
B. Number Limitations. There shall be no more
than one temporary sign per lot per candidate,
issue or event. For purposes of this section, two
identical signs that are placed back to back so
as to be viewable from opposite directions shall
constitute one sign.
C. Size Limitations. Temporary signs shall not
exceed six square feet in all residential zoning
districts. Temporary signs shall not exceed
54
thirty-two (32) square feet in all other zoning
districts.
D. Removal. Temporary signs shall be removed
within fourteen days (14) days after occurrence
ofthe event. Political signs should therefore be
removed within fourteen (14) days following
an election, real estate signs should be removed
within fourteen (14) days following sale or
lease of the property, construction signs should
be removed within fourteen (14) days
following issuance of the Certificate of
Occupancy for the building, special event signs
should be removed within fourteen (14) days
after occurrence of the special event, and yard
and garage sale signs should be removed within
fourteen (14) days following the sale.
E. Public Right-of-Way. Privately maintained
right-of-way shall mean that portion of the
public right-of-way maintained by the abutting
property owner. Publicly maintained right-of-
way shall mean that portion of the public right-
of-way maintained by the City of Camas or
other public agency. No temporary signs shall
be placed in privately maintained right-of-ways
without the consent of the abutting property
owner. No temporary sign shall be placed in a
vision clearance area, or at any location in a
public right-of-way where it presents a traffic
hazard or other threat to human safety. (Ord.
2487,2007)
18.15.180 Determination of number of
signs.
For the purpose of determining the number of
signs permitted, a sign shall be considered to be
a single display surface or display device
containing elements organized, related, and
composed to form a unit. Where matter is
displayed in a random manner without
organized relationship of elements, each
element shall be considered a single sign. A
two-sided or multi-sided sign shall be regarded
as one sign.
18.15.190 Computation of sign area.
The sign area is defined as the area of the
surface, or surfaces, which displays letters or
symbols identifying the business or businesses
occupying the parcel, together with any
allowable electronic message board. In
calculating the sign area, the following apply:
Three dimensional si9.n Double faced sign "V' faced sign
Figure 18.15.190-1 Sign Surface Areas
A. The sign area shall not include the base or
pedestal to which the sign is mounted. .
B. The sign surface area of a double-faced sign
shall be calculated by using the area of only
one side of such sign. See Figure 18.15.190-1.
C. The sign surface area of a double-faced sign
constructed in a "V" shall be calculated by
using the area of only one side of such sign.
See Figure 18.15.190-1.
D. The sign surface area of three dimensional
signs shall be computed by including the total
of all sides designed to attract attention or
communicate information that can be seen at
anyone time by a person from one vantage
point. See Figure 18.15.190-1.
18.15.200 Sign illumination.
Unless otherwise prohibited by this chapter,
signs may be illuminated if such illumination is
in accordance with this section.
A. No sign within one hundred fifty feet of a
residential district may be illuminated between
the hours of midnight and six a.m., unless the
impact of such lighting beyond the boundaries
of the lot where it is located is entirely
inconsequential.
B. Lighting directed toward a sign shall be
hooded or shielded so that it illuminates only
the face of the sign and does not shine directly
onto a public right-of-way or a residential
property.
C. Except as herein provided, internally
illuminated signs are not permitted in
residential districts. Where permitted, internally
illuminated signs may not be illuminated
during hours that the business or enterprise
advertised by such sign is not open for
business, or in operation.
55
18.15.210 Maintenance of signs.
A. All signs and all components thereof,
including supports, braces and anchors, shall be
kept in a state of good repair. With resp~ct to
freestanding signs, components not beanng a
message shall be constructed of materials that
blend with the surrounding environment.
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 individually and
severally responsible for removing such sign
within thirty days after abandonment, unless
such sign is replaced with a conforming sign.
18.15.220 Determination of legal
nonconforming signs.
Existing signs which do not conform to the
specific provisions of the chapter may be
eligible for the designation "legal
nonconforming"; provided that:
A. The building department determines that
such signs are properly maintained and do not
in any way endanger the public;
B. 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.
18.15.230 Loss of legal nonconforming
status.
A legal nonconforming sign may lose this
designation if:
A. The sign is relocated or replaced;
B. The structure or size of the sign is altered in
any way except toward compliance with this
chapter. This does not refer to change of copy
or normal message;
C. The business, use, or product for which the
sign is directed has been abandoned (has not
occurred on the property for a period of six
consecutive months). The burden of
demonstrating non-abandonment shall be on
the owner.
18.15.240 Maintenance and repair of
nonconforming signs.
The legal nonconforming sign is subject to all
requirements of this code regarding.safety,.
maintenance, and repair. However, if the Sign
suffers more than fifty percent damage or
deterioration as determined by the building
official, it must be brought into conformance
with this code or removed.
56
Chapter 18.17
SUPPLEMENTAL DEVELOPMENT
STANDARDS
Sections:
18.17.010 Purpose.
18.17.020 Scope.
18.17.030 Vision clearance area.
18.17.040 Accessory structures.
18.17.050 Fences.
18.17.060 Retaining walls.
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.
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.
18.17.030 Vision clearance area.
Vision clearance areas shall be maintained in
all zoning districts except in the DC, CC, RC
and HI zoning districts. Within these zoning
districts, vision clearance areas shall be
maintained on the comers 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 in this section.
See Figure 18.17.030-l.
A. On all comer lots no vehicle, fence,
wall, hedge, or other obstructive
structure or planting at maturity shall
impede visibility between a height of
forty-two inches and ten feet above the
sidewalk or fourteen feet above the
street. See Figure 18.17.030-2.
57
~ 1 ",,('" Vision Clearance Area "', 15' '
1 ro ert line
1--15'---...
Sidewalk
ur
Street
Figure 18.17.030-1 Vision Clearance
14' Min. above street
to' Min. above sidewalk
42" Max. bei!UIt--···-.
TYPICAL VISION
CLEARANCE AREA
15' book from comer Street
Figure 18.17.030-2 Vision Clearance
Area
B. The triangular area shall be formed by
measuring fifteen feet along both street
property lines 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.
18.17.040 Accessory structures.
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 the principal structure;
All in-ground swimming pools and spas, and
above ground pools and spas with a capacity of
5000 gallons or greater, are considered
accessory structures.
B. Height. Not to exceed one story or fourteen
feet in height, except on a lot having a
minimum area of one acre;
C. Placement. Not project beyond the front
building line. See Figure 18.17.040-1;
~ <c---PROPERTY LINES J
STREET
Figure 18.17.040-1
Accessory Structure Placement
20'
CORNER LOT
D. Coverage. Not occupy altogether more than
thirty percent of the required rear yard,
provided that total lot coverage shall not be
exceeded;
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; provided, that in the case of a
manufactured home park, accessory structures
shall not be located closer than twenty-five feet
to a side lot line within a rear yard along a
flanking street of a corner lot. See Figure
18.17.040-1;
F. Placement. Not be located closer than five
feet to a rear lot line where such rear lot line
coincides with the side lot line of an adjoining
lot. See Figure 18.17.040-1;
G. Fire Protection. Accessory structures placed
less than six feet away from an existing
building require fire protection of exterior walls
according to the international building code.
18.17.050 Fences.
A. Purpose. The purpose of this section is t~
provide minimum regulatio.ns for fences, "':'Ith
the desired objectives ofpnvacy and secunty
for residents, and safety for motorists and
pedestrians using the streets and si~ewalk~.
B. Heights. Fences not more than SIX ~eet III
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
58
building specified in the zone districts under
this title. See Figure 18.17.050-1.
Figure 18.17.050-1 Interior Lot
C. A fence shall not exceed three and a 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 any driveway, alley, or
access. Fences over three and a half feet shall
not be placed in the vision clearance area on
corner lots.
E. Prohibited Materials. Fiberglass sheeting,
barbed wire, razor ribbon or other similar
temporary material shall not be permitted as a
fencing material.
F. Temporary Fences. Vacant property alld
property under construction may be fenced
with a maximum six-foot high, non-view
obscuring fence.
G. Measurement ofFence 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 for variation in topography, the
height of a required fence or wall may vary an
amount not to exceed 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.
H. AgriculturelRanching (AIR) Exception.
Barbed wire and electric fences shall be
permitted on land classified AIR. All electric
fences in such instances shall be clearly
identified. Maintenance, repair and replacement
of existing fences shall be governed by state
law.
I. Security fencing may be permitted with the
following limitations:
1. The security fencing shall consist of not
more than four strands of barbed wire located
on the top of a six-foot high fence; and
2. The security fencing shall be associated with
a commercial or industrial development.
18.17.060 Retaining walls.
A. Where a retaining wall protects a cut below
the natural grade and is located within a
required yard setback, 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.
3112 feet or
6 feet depentf~g
on location
(A)
3112 feet or
6 feet de~~ng
oolocalion
(8)
Figure 18.17.060-1 Retaining Walls
5 feet
(C)
B. Where a retaining wall contains a fill above
the natural grade, and is located within a
required yard setback, the height of the
retaining wall shall be considered as
contributing to the permissible height of a
fence or wall at that location. A non-sight
obscuring fence up to three and one-half feet in
height may be erected at the top of the retaining
wall for safety. See Figure 18.17.060-1(B)
Retaining Walls.
C. Where a wall or fence is located in a
required yard setback adjacent to a retaining
wall containing a fill, such 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
maintained. See Figure 18.l7.060-1(C)
Retaining Walls.
59
Chapter 18.18
SITE PLAN REVIEW
Sections:
18.18.010 Intent.
18.18.020 Applicability.
18.18.030 Site plans and review procedures.
18.18.040 Submittal and contents of a
complete application.
18.18.050 Application open for public
inspection.
18.18.060 Criteria for approval.
18.18.070 Improvements for residential
development
18.18.080 Duration of approval.
18.18.090 Amendments to a site plan.
18.18.010 Intent.
This chapter is intended to provide procedures
for the review of site plan applications. Site
plan review is intended to ensure that
development projects carried out in given
zoning districts are executed in a manner
consistent with existing ordinances concerning
public utilities, traffic, facilities, and services,
and provide unified site design, access,
landscaping, screening, building placement and
parking lot layout. The site plan review process
is not intended to review and determine the
appropriateness of a given use on a given site.
It is intended to insure that development of a
site will provide the features necessary to
protect the health, safety, and general welfare
of the citizens of the city.
18.18.020 Applicability.
A. Site plan review and approval shall be
required 'for the following development
activities prior to issuance of a building permit:
1. All new nonresidential uses for the location
of any building(s);
2. Any multifamily development in which more
than two dwelling units would be contained;
3. The expansion of any building or
development as defined in CMC Section
18.18.020(A) exceeding twenty percent of the
existing floor or site area, or anyone thousand
square foot addition, or increase in impervious
coverage thereto, whichever is lesser.
60
B. Exemptions. The following developments
and land use categories shall be exempt from
site plan review:
1. Planned unit developments, land divisions,
binding site plans and boundary line
adjustments pursuant to CMC Titles 17 and 18;
2. Light industrial/business park development
applications pursuant to CMC Chapters 18.20
and 18.21;
3. Normal or emergency repair or maintenance
of public or private buildings, structures,
landscaping, or utilities;
4. Interior remodeling and tenant improvements
to buildings previously reviewed and approved;
and
5. Unless otherwise required, proposals that are
subject to Type I procedures under CMC
Chapter 18.55.
18.18.030 Site plans and review
procedures.
A. Any use that is subject to the requirements
for a site plan review shall be processed in
accordance with the procedures established
under CMC Chapter 18.55 for Type II project
permit applications.
B. Site plan review and approval shall be
required prior to issuance of grading or other
building permits .
18.18.040 Submittal and contents of a
complete application.
In addition to the submittal requirements under
CMC Chapter 18.55, each application for site
plan review shall contain the following
information, Items may be waived if, in the
judgment of the community development
department, the items are not applicable to the
particular proposal.
A. A written description addressing the scope
of the project, the nature and size in gross floor
area of each use, and the total amount of square
feet to be covered by impervious surfaces;
B. A vicinity map showing site boundaries, and
existing roads and accesses within and
bounding the site;
C. A topographic map based upon a site survey
delineating contours, existing and proposed, at
no less than five-foot intervals, and which
locates existing streams, marshes, and other
natural features;
D. Site plans drawn to a scale no smaller than
one inch equals fifty feet showing location and
size of uses, buffer areas, proposed areas of
disturbance or construction outside of the
building footprint, yards, open spaces and
landscaped areas, and any existing structures,
easements and utilities;
E. A circulation plan drawn to a scale
acceptable to the community development
director illustrating all access points for the
site, the size and location of all driveways,
streets, and roads, with proposed width and
outside turning radius, the location, size, and
design of parking and loading areas, and
existing and proposed pedestrian circulation
system. If a project would generate more than
one hundred average daily trips either based on
the latest edition of the International
Transportation Engineer's (ITE) Trip
Generation Manual or evidence substantiated
by a professional engineer licensed in the state
of Washington with expertise in traffic
engineering, a traffic impact study shall be
submitted;
F. A preliminary drainage and stormwater
runoff plan;
G. A utility plan;
H. A plot plan of all proposed landscaping
including the treatment and materials used for
open spaces, and the types of plants and
screening to be used;
I. Typical building elevation and architectural
style; and
J. An engineer estimate of costs for site
improvements, both public and private.
18.18.050 Application open for public
inspection.
From the time of the filing of the application
until the time of final action by the city, the
application, together with all plans and data
submitted, shall be available for public
inspection at the planning department.
18.18.060 Criteria for approval.
The city shall consider approval of the site
plans with specific attention to the following:
A. Compatibility with the city's comprehensive
plan;
B. Compliance with all applicable design and
development standards contained in this title
61
and other applicable regulations;
C. Availability and accessibility of adequate
public services such as roads, sanitary and
storm sewer, and water to serve the site at the
time development is to occur, unless otherwise
provided for by the applicable regulations;
D. Adequate provisions are made for other
public and private services and utilities, parks
and trails (e.g. provide copies of private
covenant documents);
E. Adequate provisions are made for
maintenance of public utilities; and
F. All relevant statutory codes, regulations,
ordinances and compliance with the same. The
review and decision of the city shall be in
accordance with the provisions of CMC
Chapter 18.55.
18.18.070 Improvements for
Residential Development.
A. Public. Prior to the issuance of a building
permit for residential construction, all public
improvements required to adequately service
that portion of the plat for which the building
permit will be issued shall be installed, or the
developer shall provide financial surety
acceptable to the city pursuant to CMC Chapter
17.21.050.
B. Private. Prior to issuance offinal occupancy
permits all public and private improvements
shall be completed in accordance with CMC
Chapter 17.21.070.
18.18.080 Duration of approval.
Construction on the project must commence
within twenty-four months from the date of
final action by the city; otherwise, the approval
of the project becomes null and void.
18.18.090 Amendments to a site plan.
A. Minor site plan adjustments may be made
and approved when a building permit is issued.
Any such alteration must be approved by the
community development director. Minor
adjustments are those which may affect the
precise dimensions or siting of building (i.e.,
lot coverage, height, setbacks) but which do not
affect the basic character or arrangement and
number of buildings approved in the plan, nor
the density of the development or the amount
and quality of open space and landscaping.
Such dimensional adjustments shall not vary
more than ten percent from the original, but
shall not exceed the standards ofthe applicable
district.
B. Major amendments are Type II permit
applications and are processed in accordance
with CMC Chapter 18.55. Major amendments
are those that substantially change the
character, basic design, density, open space or
other requirements and conditions of the site
plan. When a change constitutes a major
amendment, no building or other permit shall
be issued without prior review and approval by
the city.
62
Chapter 18.19
DESIGN REVIEW
Sections:
18.19.010 Purpose.
18.19.020 Scope.
18.19.030 Design review manual adopted.
18.19.040 Design review committee.
18.19.050 Design principles.
18.19.060 Guidelines.
18.19.070 Application requirements.
18.19.090 Deviations to design review
guidelines.
18.19.100 Enforcement.
18.19.010 Purpose.
This chapter is intended to provide for orderly
and quality development consistent with the
design principles ofthe "Camas Design Review
Manual: Gateways, Commercial, Mixed-Use
and Multifamily Uses," hereafter referred to as
design review manual (DRM). The design
review process is not intended to determine the
appropriateness of a given use on a given
parcel. The design review process is intended
to produce a meaningful integration of
building, landscaping, and natural environment.
This will protect the general health, safety, and
welfare of the community by making efficient
use of the land, which is consistent with the
visual character and heritage of the community.
18.19.020 Scope.
Design review is required for all new
commercial, mixed-use, or multifamily
developments, redevelopment (including
change in use, e.g. residential to commercial),
or major rehabilitation (exterior changes
requiring a building permit or other
development permit). Commercial uses in the
context of design review include both
traditional uses listed as commercial under the
zoning code as well as recreational, religious,
cultural, educational, and governmental
buildings and associated properties.
Additionally, design review is applicable to all
new developments or redevelopments within a
63
gateway area as defined in the design review
manual.
18.19.030 Design review manual
adopted.
The city's design standards are primarily
contained in the design review manual, which
was adopted by the city.
18.19.040 Design review committee.
A. The city council shall establish a seven-
person design review committee (DRC) for the
purposes of 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 council. The DRC shall
consist of six members appointed by the city
council, including two from the development
community, one council member, one planning
commissioner, and two citizens at large. A
seventh member shall be a neighborhood
representative of the surrounding neighborhood
to a specific proposal, or a United Camas
Association of Neighborhoods member.
B. The DRC will hold a public meeting to
consider a design review application when:
1. The city planner determines that the issues
related to a specific proposal are complex
enough to warrant a review by the DRC;
2. The proposal varies from the guidelines of
theDRM; or
3. When an administrative decision on a design
review application is appealed with no prior
review by the DRC.
C. The DRC shall not issue a decision, but shall
prepare a written recommendation, together
with findings to support the recommendation,
to the approval authority within ten days of a
public meeting held for that purpose (RCW
36.70.020(5».
18.19.050 Design principles.
The principles are mandatory and must be
demonstrated to have been satisfied in overall
intent in order for approval of a design review
application to be granted. Standard principles
are applied to all commercial, mixed use, or
multifamily uses. Where applicable, the
specific principles are used in addition to the
standard principles.
A. Standard Principles.
1. Landscaping shall be done with a purpose. It
shall be used as a tool to integrate the proposed
development into the surrounding environment.
2. All attempts shall be made at minimizing the
removal of significant natural features.
Significant natural features shall be integrated
into the overall site plan.
3. Buildings shall have a "finished" look. Any
use of panelized materials shall be integrated
into the development in a manner that achieves
a seamless appearance.
4. A proposed development shall attempt to
incorporate or enhance historiclheritage
elements related to the specific site or
surrounding area.
B. Specific Principles.
1. Gateways.
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
rehabilitation on the site. Exemptions include
approved directional or community information
signage as approved by the city.
b. Business signage not placed on buildings
shall be integrated into the
landscapinglstreetscaping of the subject
property.
c. Permanent signage within a gateway shall be
standardized in a manner that creates a
consistent look within the gateway in question.
d. The surface of pedestrian walkways within
intersections shall be accentuated with a unique
character.
e. A consistent streets cape lighting scheme
shall be used.
2. Commercial and Mixed Uses.
a. On-site parking areas shall be placed to the
interior of the development unless site
development proves prohibitive. All on-site
parking areas along adjacent roadways shall be
screened with landscaping. Downtown
commercial and mixed-use areas shall not be
required to provide on-site parking.
b. Buildings shall be used to define the
streetscape unless site conditions prove
prohibitive.
c. Structures abutting, located in, or located
near less intensive uses or zoned areas (such as
commercial developments next to residential
areas) shall be designed to mitigate size and
64
scale differences.
d. Developments containing a multiple of
uses/activities shall integrate each use/activity
in a manner that achieves a seamless
appearance, or creates a cohesive development.
e. Mixed-use developments that place uses
throughout the site (horizontal development)
shall organize elements in a manner that
minimizes their impact on adjacent lower
intensity uses.
f. Walls shall be broken up to avoid a blank
look and to provide a sense of scale.
g. Outdoor lighting shall not be directed off-
site.
3. Multifamily.
a. Stacked Housing.
i. All on-site parking areas shall be screened
with landscaping. Parking spaces shall be
clustered in small groups of no more than six to
ten spaces.
ii. Stacked houses abutting or located in single-
family residentially zoned areas 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 scale.
iv. Detached garages shall be located to the rear
of stacked unit( s) so as not to be directly
viewable from a public street.
v. Attached 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 as
windows, to avoid a blank look.
b. Townhomes and Rowhouses.
i. All on-site parking areas (excluding
driveways and garages) shall be screened with
landscaping.
ii. Buildings shall be used to define the
streetscape unless site conditions prove
prohibitive.
iii. When appropriate, structures abutting or
located in single-family residentially zoned
areas shall be designed to mitigate size and
scale differences.
iv. Walls shall be articulated in order to avoid a
blank look and to provide a sense of scale.
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.
vi. Attached 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 as
windows, to avoid a blank look.
c. Duplex, Triplex and Four-Plex.
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 as
windows, to avoid a blank look.
18.19.060 Guidelines.
A. The guidelines include five major
categories:
1. Landscaping and screening;
2. Architecture;
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.
C. A copy of the design manual is on file with
the department of planning.
18.19.070 Application requirements.
Application for design review shall be
submitted on the most current forms provided
by, and in a manner set forth by the 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
merits of the city's design review manual and
other applicable city codes. An application
shall not be deemed complete unless all
information requested is provided.
18.19.090 Deviations to design review
guidelines.
A design review application that includes a
deviation from any of the five major guidelines
of the DRM shall be subject to review and
recommendations from the design review
committee. The DRC shall base its
65
recommendation upon findings setting forth
and showing that all of the following
circumstances exist:
A. Special conditions or circumstances exist
which render a specific requirement ofthe
DRM unreasonable, given the location and
intended use of the proposed development;
B. The special conditions and circumstances
are characteristic of the proposed general use of
the site, and not of a specific tenant;
C. The specific conditions and circumstances
are not representative of typical development
which may be allowed within the zoning
district;
D. The requested deviation is based upon
functional consideration rather than economic
hardship, personal convenience or personal
design preferences;
E. Variation from a guideline(s) has
sufficiently been compensated by other site
amenities; and
F. The requested deviation will not result in a
project that is inconsistent with the intent and
general scope of the DRM principles.
18.19.100 Enforcement.
Failure to comply with the requirements of this
chapter, or a decision resulting from this chapter
are enforceable under Article VIII of CMC
Chapter 18.55.
Chapter 18.20
NORTH DWYER CREEK RESIDENTIAL
OVERLAY AND PLANNED
INDUSTRIAL DEVELOPMENT
OVERLAYS
Sections:
18.20.010 North Dwyer Creek residential
overlay--Purpose.
18.20.020 North Dwyer Creek residential
overlay--Applicability.
18.20.030 North Dwyer Creek residential
overlay--Standards.
18.20.035 Supplemental use and
performance standards for specific areas of
the North Dwyer Creek subarea.
18.20.040 Establishing a planned industrial
development.
18.20.050 PID--Application requirements.
18.20.060 PID--Establishment of a design
team.
18.20.070 Review of PID by design
committee.
18.20.080 PID--Use authorization.
18.20.090 PID--Use limitations.
18.20.100 Lot area and dimensional
requirements.
18.20.110 Development plan--General
req uirements.
18.20.120 Criteria for preliminary
development plan approval.
18.20.010 North Dwyer Creek
residential overlay--Purpose.
The purpose of the North Dwyer Creek
residential overlay is to encourage appropriate
development of the residential portion of the
North Dwyer Creek master plan area. The
North Dwyer Creek master plan, a subarea plan
of the city of Camas 1994 comprehensive plan,
designates the residential portion of the
planning area for single-family residential
medium, and the zoning as R-IO (one dwelling
unit per ten thousand square feet). Without a
special overlay, the existing small-lot
configuration and critical areas constrain
development at the targeted density ofR-iO.
The overlay allows more flexible residential
66
development through "clustering" smaller lots
on constrained sites, leaving the constrained
areas as open space.
18.20.020 North Dwyer Creek
residential overlay--Applicability.
The residential overlay zone applies to the area
zoned R-I 0 within the North Dwyer Creek
subarea as shown on "The Map of the Zoning
Ordinance of the City of Camas 2001."
18.20.030 North Dwyer Creek
residential overlay--Standards.
A. Residential subdivisions in the master plan
area can only be approved in accordance with
the following criteria:
1. Subdivisions in the overlay area that contain
new lots under ten thousand square feet shall
provide evidence ofthe existence of sensitive
lands such as steep slopes, unstable land,
historical or archaeological sites, wetlands, and
wetland buffers on the parent parcel.
2. Permissible uses within the R-IO zone shall
include single-family detached dwellings.
3. The maximum density will be determined by
the following formula: gross square footage of
the site divided by ten thousand square feet.
4. The minimum lot size for new lots shall be
five thousand square feet.
5. Where lots are ten thousand square feet or
larger, lot dimensions are the same as for the R-
10 district. For lots smaller than ten thousand
square feet, the minimum width is fifty feet,
and the minimum depth is eighty feet.
18.20.035 Supplemental use and
performance standards for specific
areas of the North Dwyer Creek
subarea.
It is the intent of the following use and
performance standards to identify and
encourage broader market opportunities and
diverse community needs in specific areas of
the North Dwyer Creek subarea. It is further
the intent to provide a balance of housing and
employment opportunities in these specific
areas, and to limit the nonresidential uses,
thereby providing for smaller scale
commercial, retail, service, and office
developments.
A. Specific Areas Designated. There are
designated two specific mixed use overlays of
the North Dwyer Creek subarea. These areas
shall be shown on the zoning plan map, and
will be known as North Dwyer Creek
residential mixed use (NDC RMXD), and
North Dwyer Creek employment mixed use
(NDC EMXD). The uses identified herein are
in addition to the use regulations currently
provided for in the LIIBP zone and the subarea
plan.
B. Use Standards.
1. North Dwyer Creek Residential Mixed Use
(NDC RMXD). Due to limited access and the
surrounding natural environment, this area shall
develop primarily with attached residential
units, with no less than ninety-five and no more
than two hundred dwelling units. Between ten
and twenty-five percent of secondary LIIBP
uses are allowed, provided that the usee s) are
supportive of the residential uses. Secondary
uses such as recreational uses, home business
occupational uses, and day care facilities shall
be allowed so long as they are compatible with
the surrounding residential uses and natural
environment.
2. North Dwyer Creek Employment Mixed Use
(NDC EMXD). This area is intended to meet
both the community's employment and housing
needs consistent with the city's comprehensive
plan goals and policies. No more than fifty
percent of the area shall be developed for
housing, at a minimum density of ten units per
net acre and at a maximum of twenty-four units
per net acre. No residential development will
be allowed in stand-alone buildings or on the
ground floor of mixed-use buildings along
Camas Meadows Drive. Ground floor
residential development in mixed-use buildings
is permitted in areas not fronting Camas
Meadows Drive. The residential component of
a development shall occur concurrent with or
after the employment component of the
development. The balance may be either .
primary LIIBP uses, or a combination of
primary and secondary LIIBP uses, provided
that the cumulative of all secondary
commercial development on-site has a
maximum floor area equal to twenty-five
percent of the gross floor area of all the uses.
The employment portion of the development
shall provide a comparable number of
67
employment opportunities per developable acre
of employment area as would have occurred
under the LIIBP base zone.
C. Performance Standards for North Dwyer
Creek Mixed Use Overlays. Except as
otherwise provided above, a development
proposal in these areas shall comply with the
following standards:
1. All development must be master planned;
and such master plan shall specifically address
utilities, transportation, landscaping, lighting,
signage, setbacks, critical areas, and other
factors materially affecting the development
and the surrounding area provided, however,
that nothing in this provision shall be construed
as allowing greater impact to critical areas than
would otherwise be allowed under this code.
2. All residential shall be multifamily or single-
family attached.
18.20.040 Establishing a planned
industrial development.
As provided in Section 18.21.110 of this title, a
planned industrial development (PID) may be
established in the LIIBP zone, subject to the
establishment of a final development plan
approved pursuant to the procedures for a
binding site plan found in Chapters 17.15,
processed in accordance with the procedures
under CMC Chapter 18.55 for a Type ill
project permit application, and consistent with
the provisions of this chapter and other
applicable sections of the Camas Municipal
Code. The intent of the PID is to establish a
development plan for the specific area that
establishes:
1. The specific type of uses that may occur
consistent with this chapter;
2. An overall landscape design for common
areas and open spaces;
3. An architectural style for consistency of
development within the PID, and compatible
with the surrounding uses;
4. Road, vehicular, and pedestrian access
improvements for the PID addressing
connectivity, and consistent with the
comprehensive plan or other transportation
plans;
5. Establishes minimum lot sizes for new lots
with the PID, consistent with this chapter;
6. Establishes setbacks and site development
limitations regarding bulk, lot area
requirements, and other standards.
18.20.050 PID--Application
requirements.
Application for a planned industrial
development shall be submitted on forms
provided and in a manner set forth by the
planning manager. The application shall
include such drawings, sketches and narrative
as to allow the planning commission and city
council review of the proposal on the merits of
the applicable city code.
18.20.060 PID--Establishment of a
design team.
Because ofthe special nature of a PID, the
expertise of qualified and licensed
professionals, working as a team, is required
for the planning, development, and
construction of any PID to ensure fulfillment of
the purposes and objectives of Chapter 18.21
and this chapter.
A. The design team shall include, at a
minimum, an architect, and/or a landscape
architect, and/or a civil engineer. The architect
and civil engineer shall be registered to practice
in the State of Washington.
B. One of the above professionals shall be
designated by the applicant to be responsible
for submitting materials to, and communicating
with the planning department with respect to
the concept and details of the development
plan. This designated professional shall act as a
liaison between the planning department, the
design team, and the applicant. The selection of
this liaison shall not prevent the applicant or
any member of the design team from
conferring with the planning staff or presenting
material to the planning commission and/or city
council. The planning commission or city
council may require that the expertise of other
professionals be used in the planning and
development of the PID, if it is determined that
the site merits special consideration due to
particularly unusual or adverse features or
conditions.
18.20.070 Review of PID by design
committee.
68
A complete application for a preliminary PID
and plan shall be submitted to a design
committee, prior to the planning commission, .
for review. Such committee shall include, at a
minimum, one member from the planning
commission, one member from the city council,
planning staff, and any other qualified
professional(s) the committee deems necessary
for each individual application. The committee
shall review each application for compliance
with the objectives and standards contained in
this chapter and applicable sections of the
Camas Municipal Code, and shall make
recommendations to the planning commission
for its consideration.
18.20.080 PID--Use authorization.
Based upon a development plan approved by
the city, the following uses may be permitted in
the PID overlay:
Primary and secondary permitted uses in the
LIIBP zone, as listed in Section 18.07.030,
subject to the conditions and performance
standards as required. As part of the PID
approval, the city council may further specify
what uses listed under Section 18.07.030
(LIIBP) may be allowed outright, subject to
additional review, or prohibited.
18.20.090 PID--Use limitations.
Under no conditions shall the amount of the
land designated for commercial use within the
PID exceed twenty-five percent of the gross
developed area within the PID, nor shall
secondary uses be allowed to solely be
established on parcels greater than five acres in
size.
18.20.100 Lot area and dimensional
requirements.
A. Minimum Area. The minimum area for a
development within the PID overlay shall be
two acres of contiguous land. The city council
may allow development in the PID overlay on a
site smaller than two acres, if findings can be
made to satisfy the following criteria:
1. The size, configuration, and physical
characteristics of the site are suitable for the
innovative, high quality design called for in a
PID;
2. There is evidence that specific limitations or
constraints of the site could hinder or prevent
its development for industrial purposes in
accordance with the LIIBP zone.
B. Minimum Setback and Access
Requirements.
1. Required setback restrictions contained in
Section 18.09.030 Table 1 may be reduced for
a development in the PID overlay, provided
that the intent and objectives of Section
18.21.010 of this chapter are complied with in
the total development plan as determined by
the city council. Building separation shall be
maintained in accordance with requirements of
the International Fire Code and other safety
codes of the city, and in accordance with good·
design principles.
2. Every industrial or commercial building
shall have access to a public and/or private
street and/or walkway in compliance with ADA
requirements.
3. Perimeter Requirements. If topographical or
other barriers within the development do not
provide reasonable privacy for existing
nonindustrial uses adjacent to the development,
the city shall impose either of the following
requirements, or both:
a. Structures located on the perimeter of the
development must be set back in accordance
with the provisions of the LIIBP zone;
b. Structures located on the perimeter of the
development must be screened in a manner
approved by the city.
18.20.110 Development plan--General
requirements.
In addition to any requirements identified by
the community development director, a
proposed development plan shall include the
following:
A. Circulation Plan. A comprehensive and
detailed vehicular and pedestrian plan,
including public transit services, shall be
provided as part of the PID application, and
shall be approved by the city council. The
circulation plan shall include the following:
1. Public and private vehicular access to and
from adjacent streets;
2. Methods of adequately separating vehicular
and pedestrian circulation patterns;
3. Pedestrian access patterns to various
pedestrian-oriented areas of the development
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overlay from parking areas and public transit
stops or terminals, if any; and
4. Separation of service and delivery areas for
customer and employee parking areas, as well
as from other vehicular and pedestrian
circulation patterns.
B. Common Landscaped Areas. For purposes
of creating common areas, landscaped areas
shall be configured, where possible, to be
contiguous to adjacent landscaped areas. Such
landscaped areas shall be clearly shown on the
preliminary plan, shall be physically situated so
as to be readily accessible, available to, and
usable by all occupants of the development;
and such landscaped areas shall be maintained
by the occupants of the development in
accordance with Chapter 18.13, and Section
18.21.070 of this title.
C. Recycling and Trash Receptacle Areas. All
industries and businesses established within the
city shall provide an adequately sized recycling
and trash storage area designed to
accommodate all recycling and trash generated
by the same industry or business. All recycling
and trash storage areas shall be screened from
public view, using either a six-foot
nontransparent wooden fence, masonry wall, or
other appropriate means approved by the
community development director or designee,
and shall be accessible to recycling and trash
collection vehicles.
D. Architectural Design. Within a PID overlay,
all buildings, structures, and other architectural
features shall be of compatible architectural
design, materials, and appearance, including
signage, throughout, so as to give a unified
appearance to the development therein. An
application for a PID shall specify the general
architectural design, materials, and appearance,
and signage design which will be binding on
future development within the PID.
E. Utilities. A development within a PID
overlay shall provide for underground
installation of utilities, including electrical
distribution lines, in public ways, private
easements, and extensions thereof. Utility
installation and maintenance of facilities shall
be in accordance with requirements and
regulations of the appropriate public and/or
private utility, and shown on the development
plan.
18.20.120 Criteria for preliminary
development plan approval.
A preliminary development plan for a PID may
be authorized if findings are made that each of
the following criteria is satisfied:
A. Public facilities serving the proposed
development, including but not limited to,
sanitary sewers, water, streets, storm sewers,
electrical power facilities, parks, public safety,
and schools shall be adequate and meet current
city standards; or it is guaranteed that
inadequate or nonexistent public facilities will
be upgraded or constructed to meet current city
standards by the applicant prior to occupancy
of the project.
B. The impact of the proposed development on
public facilities shall not exceed the impact
anticipated for the site in the formulation of the
public facilities master plans contained in the
comprehensive plan.
c. The proposal shall provide adequate open
space, landscaping, and design features to
minimize significant adverse effects on
adjacent properties and uses.
D. The location, shape, size, and character of
common open space areas shall be suitable and
appropriate to the scale and character of the
project, considering its size, density, expected
population, topography, and the number, type,
and location of buildings to be provided.
E. The proposed development shall not result in
creation of any nuisance, including but not
limited to air, land, or water degradation, noise,
glare, heat, vibration, or other conditions which
may be injurious to public health, safety, and
welfare.
F. The proposal shall meet the intent and
objectives for a PID as expressed in Section
18.21.110 of this title.
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Chapter 18.21
LIGHT INDUSTRIALIBUSINESS PARK
Sections:
18.21.010 Purpose.
18.21.020 Primary uses.
18.21.030 Secondary uses.
18.21.040 Development application.
18.21.050 Development standards.
18.21.060 Site development criteria.
18.21.070 Landscaping standards.
18.21.080 Building design.
18.21.090 Deviations.
18.21.100 Amendments and minor
adjustments.
18.21.110 Planned industrial development
overlay--Creation, purpose.
18.21.010 Purpose.
The Light IndustriallBusiness Park (LIIBP)
district is intended to provide for employment
growth in the city by protecting industrial areas
for future light industrial development. Design
of light industrial facilities in this district will
be "campus-style," with ample landscaping,
effective buffers, and architectural features
compatible with, and not offensive to,
surrounding uses. Commercial development in
the LIIBP district is limited to those uses
necessary to primarily serve the needs of the
surrounding industrial area, . and is restricted in
size to discourage conwrsion of developable
industrial land to commercial uses.
18.21.020 Primary uses.
Primary uses in the LIIBP district are those
listed as permitted under Section 18.07.030
Table 1 of this title, and not identified as a
secondary permitted use. Primary uses under
this chapter are processed as a Type III
decision pursuant to Chapter 18.55 of this title.
18.21.030 Secondary uses.
Commercial development listed as a secondary
permitted use under Section 18.07.030 Table 1
of this title may be allowed, subject upon
findings that the applicable provisions of this
chapter are met. Secondary uses under this
71
chapter are processed as a Type III decision
pursuant to Chapter 18.55 of this title.
18.21.040 Development application.
Any person desiring to establish or
significantly modify a primary or secondary
use on land zoned LIIBP shall submit an
application in the manner and form required by
the community development director, and shall
address the applicable provisions of this
chapter.
18.21.050 Development standards.
A. Defmitions
"Maximum building height" means the
midpoint of the exterior wall having the
greatest change in elevation, to the highest
point of the roof or mechanical screen.
"Maximum floor area ratio" means the
maximum permitted ratio of the gross square
footage of a building or buildings on a parcel,
to the total parcel area. The gross square
footage of a building or buildings shall be the
sum of the area of each floor measured
horizontally to the outside faces of the exterior
walls. Parcels containing more than one
building shall have a maximum floor area ratio
based upon the average of all buildings.
"Minimum parking ratio" means the minimum
permitted ratio of the number of parking spaces
on a parcel, to the gross square footage of a
building or buildings on a parcel.
B. Maximum floor area ratios are applicable to
the lot coverage requirement set forth in Table
18.09.030 Table 1.
C. Setbacks. Setbacks shall be as set forth in
Section 18.09.030 Table 1.
1. Setbacks may be reduced by the approval
authority based on-site or development
constraints,such as wetlands, topography, or
the amount of cut and fill required.
2. On comer parcels (parcels bordered by two
or more streets), there shall be one front yard
established, and the remaining sides shall be
side yards. The minimum setbacks shall follow
the front and side requirements.
D. Parking. Parking shall be provided as per
Chapter 18.11 of this title.
E. Signs. Signage shall be as provided in
Chapter 18.15 of this title, or as provided in a
development specific signage program
proposed by an applicant and approved as part
of the conditional use permit for the use.
18.21.060 Site development criteria.
A. Site improvements are to be designed to
result in a natural appearance that will blend
with surroundings and be compatible with
neighboring developments.
B. Grading and Drainage. Site grading and
drainage are to be designed by a Washington
licensed civil engineer. Grading and slopes are
to be compatible with landscaping materials,
shall not permit erosion, and shall minimize use
of retaining walls to control slopes. Plans
submitted for building permits shall include a
construction phase mitigating procedure to
control temporary situation runoff, erosion,
sedimentation, or other objectionable effects.
c. Traffic and Parking.
1. All traffic and parking areas shall be paved
with asphaltic concrete or portland cement
concrete in conformance with approved design
standards. The perimeter of all paving areas or
landscaped areas shall have portland cement
concrete curbs throughout.
2. No public parking is to be allowed on public
streets within this zone.
3. All loading areas within parking areas shall
be located to minimize viewing from adjacent
properties and roadways. They shall be
screened from horizontal view with the use of
dense landscaping, mounds, view screen
fencing, or other approved means.
4. Truck docks and loading areas are not
permitted on the front elevation of the property,
and are to be screened from the front view if
located within the side yards.
D. Refuse/Storage. Refuse areas and
service/storage areas are to be located under
cover.
E. Utilities. All utility service lines are to be
located underground. All pad-mounted
equipment and other visible utility and service
equipment are to be carefully located to
minimize appearance, and shall be
appropriately screened consistent with required
access and safety requirements.
F. Fencing. Perimeter fencing shall be so
constructed as to minimize visual impact.
Walls or fences separating adjoining parcels
ma~ be located at the property line. No wall or
72
fence taller than three feet shall be placed
within the landscape setbacks along side or rear
lot lines, and no wall or fence exceeding three
feet in height shall be located on the property,
except for security fencing. Security fencing
shall blend into; and be compatible with
landscaping. Fencing shall have earth tone
colors of brown, tan, gray, or green. Walls shall
be constructed of materials compatible with the
building architecture.
G. Lighting. Site and building lighting shall be
designed to minimize glare or objectionable
effects to the adjacent properties. Residential
neighborhoods are of particular concern. Site-
lighting poles shall not exceed twenty feet in
height and shall direct the light downward.
Lighting sources viewed from above or below
on adjacent property shall be shielded. Building
lighting is to be concealed and indirect.
Lighting in service areas is to be contained to
conceal visibility of light sources from'street
and adjacent property. Site lighting is to be
designed to provide uniform distribution, and
the light levels shall be adequate for reasonable
security and safety on the premises.
H. Primary Uses. All primary uses permitted in
the LIIBP district shall have no negative or
undesirable atmospheric or environmental
impacts. All such primary uses shall be
developed in a campus-type setting featuring
landscaping, off-street parking, architectural
designs tending to minimize the industrial
nature of the development, buffers between
other uses, and such other amenities as are
consistent with a campus setting.
I. Secondary Uses. All secondary commercial
uses are subject to the following:
1. The commercial use is demonstrated to be
clearly subordinate to industrial uses in the
vicinity, and will primarily serves the daily
retail and service needs of the surrounding
industrial area.
2. On parcels over ten acres, secondary
commercial uses shall be subordinate to
primary uses on the parcel, and the cumulative
gross floor area of all secondary commercial
development on-site has a maximum floor area
equal to twenty-five percent of the gross floor
area of the primary uses.
3. Proof demonstrating the need for such use to
serve other existing uses within the LIIBP
district.
4. The development satisfies the parking,
design and other development standards
identified in this chapter.
18.21.070 Landscaping standards.
In addition to the landscaping requirements of
Chapter 18.13 ofthis title, all proposed
development in this zone shall generally
comply with the following standards.
Variations may be authorized by the approval
authority where reasonable factors such as
topography, other site constraints, or proposed
improvements offset the need for strict
compliance.
A. The entire street frontage will receive street
trees/landscaping that will create a unifying
effect throughout the area. Tree groupings shall
be located for interest and variety. Plantings
shall conform to the approved selection list
available from the city, if available.
B. Entry areas and driveways shall be
landscaped to create a feeling of identification
and continuity of plant materials related to the
foundation plantings around the buildings and
parking areas. The entry areas shall be
landscaped for a minimum distance of fifty feet
on either side of the curb breaks, and
landscaped a minimum of twenty-five feet in
width on either side of drives for their full
length. Long drives would benefit from
landscaped divider islands ten to fifteen feet
wide.
C. Temporary parking areas shall have twenty-
five feet of landscaping at all perimeters.
Permanent parking areas are to have horizontal
sight screening from streets and adjacent
properties, and shall have fifty feet of
landscaping on street sides, and twenty-five
feet of landscape otherwise.
D. A fifty foot minimum landscaped planting
strip shall be required adjacent to building
facades facing any street, and a twenty-five
foot minimum planting strip shall be required
elsewhere. Curvilinear design is encouraged to
create interest and variety.
E. Areas used for storage, loading, etc., which
would make landscaping inappropriate or
superfluous will not require landscaping. Those
areas have their own requirements for
screening. Walls and fences that extend out
73
from the main structure for purposes of
screening shall also have a minimum of
twenty-five feet of landscape strip adjacent to
the exterior facing side of the wall.
F. Site development plans shall be submitted
showing the final intended, maximum
development. Areas reserved for future
expansion beyond the foundation planting
described above may be allowed to remain
natural growth native to the area, but shall be
maintained in conformance with local
requirements for fire control. Areas between
any wall of a building and any street may be
landscaped or maintained to create an
appearance of a controlled natural state. Native
species of plants should be maintained where
possible.
G. Large site areas that are intended to remain
undeveloped shall be improved with landscape
materials that relate to the natural environment
and the particular site. Tree clusters, mounding
and native undergrowth, combined with
employee recreational uses should result in an
esthetically pleasing effect.
H. Large, more mature plant materials are
encouraged to ensure that some immediate
effect on the project's appearance will be
attained within two years of planting. The
following minimum sizes and spacing are
recommended for plant materials at time of
installation. Exceptions can be made to these
standards when areas are not visible to the
general public, and installation and _
maintenance specifications insure successful
establishment of introduced plantings.
1. Notwithstanding Sections 18.13.050(G) and
(H), street trees shall have a minimum caliper
size of two inches. Trees located along drives
and in the street side of planting areas adjacent
to parking areas or buildings shall have a
minimum caliper size of one and one-half
inches. Trees located elsewhere are to have a
minimum caliper size of one inch and
equivalent to a fifteen gallon container size.
J. Shrubs should be a minimum of five-gallon
pot size, and upright shrubs should have a
minimum height of eighteen inches, with a
minimum spread of eighteen inches. Spreading
shrubs should have a minimum of eighteen to
twenty-four inches. Smaller shrub sizes may be
approved where it is more appropriate within
the particular landscape plan.
K. Ground covers planted from flats should
have a maximum spacing of twelve inches on
center or, when planted from one gallon cans, a
maximum spacing of twenty-four inches on
center.
L. Preservation of existing stands of mature,
native, and naturalized vegetation should be a
primary goal in site plan development and site
preparation. Special techniques, such as
fencing, should be used to protect trees from
grading and other construction period activities.
A tree protection program should be submitted
for projects in areas with substantial amounts
of existing tree growth.
M. Earth berms are convenient devices for
providing variation in the ground plane, and for
screening interior portions of the site. Care
must be taken in their construction to avoid
creating an artificial appearing landscape. The
bermed areas should be as long, as gradual, and
as graceful as space will allow, and should
have a minimum height above surrounding
grade of three feet. Maximum slopes for
bermed areas should be 3: 1 for turf areas, and
2: 1 for groundcover areas. Earth berms shall
comply with vision clearance standards in
Chapter 18.17 of this title.
N. All landscaped areas shall have an
automated irrigation system to insure that
plantings are adequately watered. Irrigation
systems shall be designed to minimize water
runoff onto sidewalks or streets.
O. Large land parcels may be developed in
phases over time, resulting in large areas that
will not justify final landscaping installation of
portiones) of the parcel, commensurate with the
proposed development in the early phase(s).
18.21.080 Building design.
A. All structures should be designed to be
harmonious with the local setting and with
neighboring developments, while contributing
to the overall architectural character of the area.
The building design should appear as an
integrated part of the design concept. All
facilities should be designed by a Washington
licensed architect, and reflect a high standard of
architectural design. Buildings should be either
reinforced concrete and steel, masonry, or
wood frame construction. Prefabricated metal
74
buildings or sheet metal sided structures are not
permitted, unless an exception is made by the
staff review, based upon meritorious design.
B. Building design should consider existing
views and vistas from the site and from
adjacent roadways; solar orientation;
orientation toward major streets and
thoroughfares; vehicular and pedestrian flow
patterns; the character of neighboring
development; expression of the facilities
functional organization and individual
character; and the satisfaction of the physical,
psychological, social, and functional needs of
facility users.
C. Design features that can contribute to the
design character of a project include entrance
drives, enhanced visitor parking areas,
highlighted visitor entrances and entry plazas,
decorative pedestrian plazas and walkways,
focal landscape treatments and site sculptures,
employee lunch areas (with amenities such as
outdoor seating, garden areas, etc.), atriums and
interior courts, dynamic building and roof
forms, distinctive window patterns, shade and
shadow patterns, surface treatments, and accent
lighting and landscaping.
D. Long, straight building facades are generally
uninviting and visually uninteresting. Building
setbacks shall be varied, and all facades
articulated to add visual variety,
distinctiveness, and human scale. Space created
by the varied setbacks of the building facades
can accommodate landscaping and
pedestrian/employee areas that contribute
visual interest.
E. Exterior building colors shall be compatible
with the surrounding man-made and natural
environments, and not in competition with
surrounding elements for attention (i.e.,
building color should not, in any way, become
signing for the site). Generally, building colors
should be subdued. Primary colors or other
bright colors should generally be used only as
accents to enliven the architecture. Repetition
and overuse of a single approach to the use of
color, such as horizontal stripes/bands, can
result in the treatment losing its effectiveness.
Brighter, more distinctive color palettes may be
approved by the city design review, based upon
meritorious design.
F. Reflective glass is not permitted for
windows.
G. Roof-mounted equipment that is visible
from adjacent, elevated property should be
painted a compatible color with the roof screen.
H. All rooftop or outdoor mechanical
equipment shall be fully screened from public
view in a manner which is architecturally
integrated with the structure. Screening shall be
constructed to a finished standard using
materials and finishes consistent with the rest
of the building. Building designs should
consider potential visibility of equipment from
elevated rights-of-way or adjoining property.
I. All vents, flues, or other protrusions through
the roof, less than sixteen inches in diameter
need not be screened from view, but must be
painted or treated to blend with the color of the
background. All such vents, flues, or other
protrusions through the roof, more than sixteen
inches in diameter shall be considered
mechanical equipment and shall be screened
from view.
18.21.090 Deviations.
Whenever there are practical difficulties that
result from peculiarities of specific property
which make it difficult to implement the
standards and requirements of the LIIBP zone,
the approval authority shall have the authority,
as part of the review process, to grant a
deviation from strict compliance with specific
standards or requirements. Such deviation may
alter the literal enforcement of any standard,
requirement, or regulation of the LIIBP zone,
so long as such deviation is not inconsistent
with the purpose of the LIIBP zone, and does
not adversely impact the public health, safety,
and welfare. Any such deviation so granted
shall be specifically identified in the approval
authority decision of a development
application.
18.21.100 Amendments and minor
adjustments.
Approval of the application for a development
within the LIIBP district shall be binding on the
applicant, his heirs, successors and assigns, and
any changes in the approved application are
subject to the following provisions relating to
minor adjustments and amendment of the
approved application:
75
A. Minor Adjustments. Inherent in flexible
zones is the need to provide for minor
adjustment in the size, shape, location, and
elevation of structures, the patterns for traffic
ingress and egress, the parking lot
configurations, the landscaping and buffers,
and the other matters approved in the
developer's application. The community
development director has discretion to approve
those minor adjustments that do not
significantly or materially alter the application
as approved by the approval authority.
B. Amendment of Approved Application. Any
change in the approved application that would
materially or significantly impact traffic
patterns, water requirements, production of
waste products, volumes and kinds of stored
chemicals and gases, atmospheric emissions,
solid waste volumes, expected employment
levels, or other matters approved in the
application must be reviewed by the approval
authority and recorded in the minutes ofthe
hearing. Upon approval of such changes by the
approval authority, the approved application
shall be considered amended to that extent.
C. Unauthorized Changes. Unauthorized
changes or substantial deviations from the
approved application may be subject to a stop
work order by the city. If not corrected, this
will result in the refusal to issue any occupancy
permits until the development is brought into
conformance with the approved application.
18.21.110 Planned industrial
development overlay--Creation,
purpose.
There is created under this chapter the planned
industrial development (PID) overlay. The PID
overlay is intended to accommodate creative
and imaginative small industrial development
based on an approved comprehensive
development plan for the site, which is
designed to insure compatibility between the
industrial operations therein, and the existing
conditions of the surrounding area.
In order to accomplish this purpose, it is the
intent of these overlay regulations to:
A. Permit a PID to be established within the
LIIBP zone after approval of final plans as set
forth in Chapter 18.20 of this code;
B. To allow the use of those innovations in the
technology of land development which are in
the best interest of the city; and
C. To encourage industrial development on
existing smaller industrial lots in areas Band C
in the North Dwyer Creek area as identified in
the North Dwyer Creek Master Plan.
A plan approved pursuant to the provisions of
the PID overlay zone shall constitute a binding
site plan, and shall allow for the division of
land as an alternative to subdivision and short
subdivision approval.
76
Chapter 18.22
MIXED USE
Sections:
18.22.010 Purpose.
18.22.020 Applicability.
18.22.030 Definitions.
18.22.040 Allowed uses.
18.22.050 Required mix of uses.
18.22.060 Process.
18.22.070 Criteria for master plan
approval.
18.22.080 Landscape Requirements and
buffering standards.
18.22.090 Transition design criteria.
18.22.100 Incentives.
18.22.010 Purpose.
The city recognizes that opportunities for
employment may be increased through the
development of master-planned, mixed-use
areas. Consistent with this, the city has created
the mixed-use zone (MX) to provide for a mix
of compatible light industrial, service, office,
retail, and residential uses. Standards for
development in the mixed-use zone are
intended to achieve a pedestrian friendly,
active, and interconnected environment with a
diversity of uses.
18.22.020 Applicability.
The provisions of this chapter shall apply to
parcels designated with mixed-use zoning.
18.22.030 Definitions.
As used in this chapter:
"Development agreement" means a binding
agreement between the city and a developer
relative to a specific project and piece of
property. The agreement may specify and
further delineate, and may include, but is not
limited to, development standards; vesting;
development timelines; uses and use
restrictions; integration within or outside of the
subject development; construction of
transportation, sewer and water facilities; and
allocation of capacity for transportation, sewer
and water facilities. The agreement shall
77
clearly indicate the mix of uses and shall
provide a general phasing schedule, as
reviewed and approved by city council, so as to
ensure that the commencement of construction
of the commercial, industrial, and/or office uses
occur within a reasonable time frame of the
construction of the overall project.
Amendments to an approved development
agreement may only occur with the approval of
the city council and the developer or its
successor( s).
"Master plan" as used in this chapter a master
plan means a proposal for development that
describes and illustrates the proposed project's
physical layout; its uses; the conceptual
location, size and capacity of the urban service
infrastructure necessary to serve it; its
provision for open spaces, landscaping, trails or
other public or common amenities; its proposed
building orientation; its internal transportation
and pedestrian circulation plan; and the
integration of utility, transportation, and
pedestrian aspects of the project with
surrounding properties.
"Site plan" means a detailed drawing to scale,
accurately depicting all proposed buildings,
parking, landscaping, streets, sidewalks, utility
easement, stormwater facilities, wetlands or
streams and their buffers, and open space areas.
18.22.040 Allowed uses.
A. The mix of uses may include residential,
commercial, retail, office, light industrial,
public facilities, open space, wetland banks,
parks, and schools, in stand alone or in multi-
use buildings.
B. Residential uses are allowed either:
1. In buildings with ground floor retail shops or
offices below the residential units; or
2. As single-family attached units, as provided
for in Section 18.22.070(A) of this chapter.
C. Commercial and retail uses are permitted,
but not required, on the ground floor of multi-
use buildings throughout this district.
D. Uses as authorized under CMC Section
18.07.030.
18.22.050 Required mix of uses.
The master plan must provide a mix of uses.
No single use shall comprise less than twenty-
five percent of the development area (i.e.,
residential, commercial, industrial), and no
more than fifty percent of the net acreage of the
master plan shall be residential, that is not
otherwise contained within a mixed-use
building. The remaining master plan may be a
mix of employment uses as allowed in Section
18.22.040 of this chapter. The minimum use
percentage shall not apply to public facilities,
schools, parks, wetland banks, or open space.
18.22.060 Process.
A. General. The applicant for a development in
the MX zone shall be required to submit a
proposed master plan, as defined in Section
18.22.030 of this chapter, and a proposed
development agreement as authorized under
RCW Chapter 36.70B.
B. Contents. The proposed master plan shall
include the following information:
1. Boundaries. A legal description of the total
site proposed for development is required.
2. Uses and Functions. The master plan must
include a description of present uses, affiliated
uses, and proposed uses. The description must
include information about the general amount
and type of functions of the use, the hours of
operation, and the approximate number of
member employees, visitors, and special
events. For projects that include residential
units, densities, number of units, and building
heights must be indicated.
3. Critical Areas. All critical areas shall be
identified on the master plan (that is available
per Clark County GIS mapping and any other
known sources, i.e. professional studies
performed on the site, prior applications, etc.).
Critical areas shall include, but are not limited
to, wetlands, floodplains, fish and wildlife
habitat areas, geologically hazardous areas, and
aquifer recharge areas.
4. Transportation. The master plan shall include
information on projected transportation impacts
for each phase of the development. This
includes the expected number of trips (peak
and daily), an analysis of the impact of those
trips on the adjacent street system, and the
proposed mitigation measures to limit any
projected negative impacts. Mitigation
measures may include improvements to the
street system, or specific programs to reduce
traffic impacts, such as encouraging the use of
78
public transit, carpool. A transportation impact
study may be substituted for these
requirements.
5. Circulation. The master plan shall address
on-site and integration with off-site circulation
of pedestrians, bicycles, and vehicles. All types
of circulation on and off the site shall be
depicted in their various connections
throughout the project, and their linkages to the
project and adjacent properties.
6. Phases. The master plan shall identify
proposed development phases, probable
sequence of future phases, estimated dates, and
interim uses of the property awaiting
development. In addition, the plan shall
identify any proposed temporary uses, or
locations of uses during construction periods.
7. Density. The master plan shall calculate the
proposed residential density for the
development, which shall include the number
and types of dwelling units.
8. Conceptual Utility Plans. Utility plans
should generally address stormwater treatment
and detention areas on the site, existing
utilities, proposed utilities, and where
connections are being made to existing utilities.
C. Approval. The master plan and development
agreement must be approved by the city
council after a public hearing. Once approved,
the applicant may submit individual site plans
for various portions or phases of the master
plan which will provide engineering and design
detail, and which will demonstrate consistency
with the originally approved master plan and
other applicable engineering standards. Site
plans shall comply with design review
requirements in Chapter 18.19 of this code. It is
the intent of this section that site plans shall not
be required to reanalyze the environmental and
other impacts of the site plan, which were
previously analyzed in the master plan and
development agreement processes.
D. Building Permits Required. Approval of a
master plan and development agreement does
not constitute approval to obtain building
permits or begin construction of the project.
Building permits shall be issued only after a
site plan has been submitted demonstrating
compliance with the master plan, development
agreement and other applicable city standards,
and has been approved by the city.
18.22.070 Criteria for master plan
approval.
The following criteria shall be utilized in
reviewing a proposed master plan:
A. Residential Densities and Employment
Targets. Unless otherwise provided for in a
transition area to mitigate impacts of increasing
density, the minimum average density of eight
dwelling units per net acre of residentially
developed area is required. The maximum
average density shall be twenty-four dwelling
units per net acre. For employment generating
uses, the master plan shall provide an analysis
of how many jobs will be produced, the timing
of those jobs, and the phasing of the
employment and non-employment portions of
the proposal. For estimate purposes, the target
emplQyment figures shall generally be
consistent to the number of jobs produced that
would otherwise occur in commercial and
industrial zoning districts. The minimum
number of jobs should be no less than sixjobs
per developable acre for the nonresidential
portion of the project. The city may authorize a
development with less than six jobs per
developable acre based upon a finding that
appropriate measures have been taken to
achieve six jobs per developable acre to the
extent practicable. "Appropriate measures"
may be demonstrated based upon the
following:
1. The six jobs per developable acre cannot be
achieved due to special circumstances relating
to the size, shape, topography, location, or
surroundings of the subject property;
2. The likely resultant jobs per developed acres
ratio would not adversely affect the
implementation of the comprehensive plan;
3. The proposed development would not
commit or clearly trend the zoning district
away from job creation.
B. Setback and Height Requirements. Building
setbacks shall be established as part of the
master planning process. Setbacks in all future
site plans shall be consistent with those
established in the master pian. Landscape and
setback standards for areas adjacent to
nonmixed-use property shall meet or exceed
those provided for in Table IS.22.0S0A.
The applicant may propose standards that will
79
control development of the future uses that are
in addition to or substitute for the requirements
ofthis chapter. These may be such things as
height limits, setbacks, landscaping
requirements, parking requirements, or signage.
C. Off-Street Parking and Loading. Off-street
parking and loading shall be provided in
accordance with Chapter IS.11, Table IS.11-1,
Table IS.11-2 and Table IS.II-3 of this code.
D. Utilities. Utilities and other public services
sufficient to serve the needs of the proposed
development shall be made available, including
open spaces, drainage ways, streets, alleys,
other public ways, potable water, transit
facilities, sanitary sewers, parks, playgrounds,
sidewalks and other improvements that assure
safe walking conditions for students who walk
to and from school.
E. Environmental Impacts. The probable
adverse environmental impacts of the proposed
development, together with any practical means
of mitigating adverse impacts, have been
considered such that the proposal shall not have
a probable significant adverse environmental
impact upon the quality of the environment, in
accordance with CMC Title 16 and RCW
Chapter 43.21C.
F. Access. The proposed development shall
provide at least two access points (where a
mixed-use development does not have access to
a primary or secondary arterial) that distribute
the traffic impacts to adjacent streets in an
acceptable manner.
G. Professional Preparation. All plans and
specifications required for the development
shall be prepared and designed by engineers
and/or architects licensed in the state of
Washington.
H. Engineering Standards. The proposed
development satisfies the standards and criteria
as set forth in this chapter and all engineering
design standards that are not proposed for
modification.
1. Design Review. The proposed development
satisfies the standards and criteria as set forth in
the Building Design from Camas Design
Review Manual: Gateways, Commercial,
Mixed Use and Multi-Family Uses, unless
otherwise proposed for modification.
18.22.080 Landscape Requirements
and buffering standards.
A. Minimum landscaping or open space, as a
percent of gross site area, shall be fifteen
percent. All landscaping shall comply with the
applicable landscape provisions in Chapter
18.13 of this code. The entire street frontage
will receive street trees/landscaping that will
create a unifying effect throughout the area.
Tree groupings shall be located for interest and
variety. Plantings shall conform to the
approved selection list available from the city,
if available.
B. Landscape buffers shall be in compliance
with the below referenced table:
18.22.080 Table 1
Landscaping Buffering Standards
Zoning of Land Abutting Development Site I-'--T-Si~gl~-F-;mily f~~i1Y-lcom-;;"ci:drifi~;/;ampu ,-W-ustri;'-
'-Propo;; ---Not Separ Not I sep;.:-r Not-Separ Not r-sep~r-Not-1.1 S;pa;-'I
d Mix Separ ated Separ ated Separ ated Separ I ated Separ ated I
of Uses ated by a ated by a ated by aated by a ated by a I
on by a Street by a Street by a Street by a Street by a Street
Develop Street Street Street Street Street
ment
Site
~~::tr-50 L1rr'L2 1o'UPOOL3 rO'L2 " 10'L2 fWL£
Family "I I ,I , I
10' L2 rOt "L3
w/F2
Fence
¥~~~~T~L2rrOLlr-lOOL3r 50L21100L2 ~]lrL3-
1~~~me~rl0' L3iS' L2-"r3-r--s;i1"--rL1T--s' L2 " [--57i2 fs ' L2 i"i<Y L3ii<YL2-'
r~r-£l~r-r-r-Ir-lrOLl
80
C. Landscaping and Screening Design
Standards.
1. LI, General Landscaping.
a. Intent. The L I standard is intended to be
used where distance is the principal means of
separating uses or development, and
landscaping enhances the area between them.
The LI standard consists principally of
groundcover plants; trees and high and low
shrubs also are required.
b. Required Materials. There are two ways to
provide trees and shrubs to comply with an L I
standard. Shrubs and trees may be grouped.
Groundcover plants, grass lawn, or approved
flowers must fully cover the landscaped area
not in shrubs and trees.
2. L2, Low Screen.
a. The standard is applied where a low level of
screening sufficiently reduces the impact of a
use or development, or where visibility
between areas is more important than a greater
visual screen.
b. Required Materials. The L2 standard
requires enough low shrubs to form a
continuous screen three feet high and ninety-
five percent opaque year-round. In addition,
one tree is required per thirty
lineal feet of landscaped area, or as appropriate
to provide a tree canopy over the landscaped
area. Groundcover plants must fully cover the
remainder of the landscaped area. A three-foot
high masonry wall or fence at an F2 standard
may be substituted for shrubs, but the trees and
groundcover plants are still required.
3. L3, High Screen.
a. The L3 standard provides physical and visual
separation between uses or development
principally using screening. It is used where
such separation is warranted by a proposed
development, notwithstanding loss of direct
views.
b. Required Materials. The L3 standard
requires enough high shrubs to form a screen
six feet high and ninety-five percent opaque
year-round. In addition, one tree is required per
thirty lineal feet of landscaped area, or as
appropriate to provide a tree canopy over the
landscaped area. Groundcover plants must fully
cover the remainder of the landscaped area. A
six-foot high wall or fence that complies with
81
an FI or F2 standard may be substituted for
shrubs, but the trees and groundcover plants are
still required. When applied along street lot
lines, the screen or wall is to be placed along
the interior side of the landscaped area.
4. Fences.
a. FI, Partially Sight-Obscuring Fence.
i. Intent. The F I fence standard provides partial
visual separation. The standard is applied
where a proposed use or development has little
impact, or where visibility between areas is
more important than a total visual screen.
ii. Required Materials. A fence or wall that
complies with the FI standard shall be six feet
high, and at least fifty percent sight-obscuring.
Fences may be made of wood, metal, bric~,
masonry, or other permanent materials.
b. F2, Fully Sight-Obscuring Fence.
i. Intent. The F2 fence standard provides visual
separation where complete screening is needed
to protect abutting uses, and landscaping alone
cannot provide that separation.
ii. Required Materials. A fence or wall that
complies with the F2 standard shall be six feet
high, and one hundred percent sight obscuring.
Fences may be made of wood, metal, bricks,
masonry or other permanent materials.
5. The applicant may provide landscaping and
screening that exceeds the standards in this
chapter provided:
a. A fence or wall (or a combination of a berm
and fence or wall), may not exceed a height of
six feet above the finished grade at the base of
the fence or wall (or at the base of a berm, if
combined with one), unless the approval
authority finds additional height is necessary to
mitigate potential adverse effects of the
proposed use, or other uses in the vicinity; and
landscaping and screening shall not create
vision clearance hazards as provided in Chapter
18.13 of this code.
b. The community development director may
approve use of existing vegetation to fulfill
landscaping and screening requirements of this
chapter, if that existing landscaping provides at
least an equivalent level of screening as the
standard required for the development in
question.
c. Landscaped areas required for stormwater
management purposes may be used to satisfy
the landscaping area requirements of this
chapter, even though those areas may be
inundated by surface water.
d. Required landscaping and screening shall be
located on the perimeter of a lot or parcel.
Required landscaping and screening shall not
be located on a public right-of-way or private
street easement.
18.22.090 Transition design criteria.
In addition to the design standards in this
chapter, all developments and uses shall
comply with the following transitional design
standards:
A. Vehicular accesses should be designed and
located so that traffic is not exclusively
directed through a nearby neighborhood area;
B. Loading and refuse collection areas should
be located away from bordering protected
zones. Loading and refuse collection areas shall
not be located within a front yard setback;
C. Landscape buffers on proposed projects
should comply with those identified in Section
18.22.080 of this chapter.
18.22.100 Incentives.
A. Traffic Impact Fee (TIP) Reduction. A
reduction of the TIP may be granted pursuant
to this section with the implementation and
maintenance of the corresponding action in
18.22.100 Table 2 upon approval of the
director.
18.22.100 Table 2
Incentives
".~ .•.. "
Action TIF Reduction
L U...tiVll of direct walkway connection to the nearest arterial 1%
Installation of on-site sheltered bus-stop (with current or planned 1%
service), or bus stop within 114 mile of site with adequate
walkways, if approved by C-TRAN
I Installation of bike lockers . 1 1 %
1Cc---'--'~' . ~"'----~'-'-----'-"-r----'---"-----"-'--------
Connection to existing or future regional bike trail 1 %
Direct walklbikeway connection to destination activity (such as a 1 % if existing,
commercial/retail facility, park, school, etc.) if residential 2% if I development, or to origin activity (such as a residential area) if constructed !
commercial/retail facility I
! ~-.-"~ -------------------.---.--.-r----··------------I
Installation of parking spaces which will become paid parking (by I 3% I
resident or employee)! t t---.. ·--------·-·----~-·-------·-----··------------·---~ i--------~~--·-·-.. ·--I
I Installation of preferential carpool/vanpool parking facilities! i 1 % I
[~~~~I~il~trat~~~~:~~;~i-~~~~~~~d=:~=~.·=~~~~-~~~~:=~~~=~:-···T=-~=X~~=~~~~:
! Automatic reduction for developing within the mixed-use overlay.
82
Chapter 18.23
PLANNED RESIDENTIAL
DEVELOPMENT (PRD)
Sections:
18.23.010 Purpose.
18.23.020 Definitions.
18.23.030 Scope.
18.23.040 Density standards.
. 18.23.050 Density bonus.
18.23.060 Permitted uses.
18.23.070 Preliminary master pIan--
Requirements.
18.23.080 Professional preparation.
18.23.100 Approval standards.
18.23.110 Relationship to adjacent areas.
18.23.120 Amendments.
18.23.130 Procedure.
18.23.010 Purpose.
The purpose of this chapter is to promote the
public health, safety and general welfare ofthe
citizens of the city of Camas in accordance
with state law and the city's comprehensive
plan; to facilitate the innovative development
of land; and to provide for greater flexibility in
the development of residential lots in medium
and high density districts.
A further purpose of this chapter is to allow for
the modification of certain regulations when it
can be 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 code); would preserve or 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 goals and policies of the city of
Camas' comprehensive plan.
18.23.020 Definitions.
The following terms are defined as follows:
"Density bonus" means a percentage of units
allowed in a PRD over and above the number
of units provided for in the zoning district
absent a PRD proposal.
83
"Density transfer" means a transfer of dwelling
units located on a site identified as sensitive
lands or open space to the developable portion
ofland on the site. (Refer to Sections 18.09.060
and 18.09.070)
"Development agreement" means a legal
contract between the "City" and the
"Developer" relative to a specific project and
piece of property. The agreement may specify
and further delineate, and may include but is
not limited to, findings of council, actions,
requirements of the developer and city, benefits
to the parties involved, conditions of approval,
time frames, etc. A development agreement
shall become binding upon the land.
"Master plan" means a planned proposal for
development that includes and illustrates the
division of 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 identifies the dimensions,
height, location, and setbacks of all such
buildings to the extent necessary to comply
with the purpose and intent set forth in this
chapter.
"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 environmentally 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. There are two general categories
of open space:
1. Natural open space is land that is devoted to
protecting environmentally sensitive lands as
defined in this code. Natural open space
generally has no developed areas, with the
exception of trails as identified in the
comprehensive parks, recreation, and open
space plan, or by a condition of development
approval.
2. Recreational open space is land that is set
aside and shall include development for
recreational opportunities such as trails, sports
fields, playgrounds, swimming pools, tennis
courts, and picnic areas. Recreational open
space is generally limited in size and intensity,
proportionate to 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.
"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 plah. A PRD is comprised of two
components: single-family and multifamily
units. The single-family component shall
contain only single-family detached residences
on lots equal to or greater than four thousand
square feet. The multifamily component may
contain either attached or detached single-
family residences on lots smaller than four
thousand square feet, or it may contain, but
may not be limited to, duplexes, rowhouses,
apartments, and designated manufactured
homes, all developed in accordance with
Section 18.23.030(A) of this chapter.
18.23.030 Scope.
Planned residential developments (PRD's) are
optional. If proposed, it shall be established
under the following criteria:
A. A PRD may be allowed in all Rand MF
zoning districts.
B. The minimum land area necessary to apply
for a PRD shall be ten acres of contiguous land.
C. All land in which a PRD is to be developed
shall be held and maintained in a single
ownership, including but not limited to an
individual, partnership, corporation, or
homeowner's association. Evidence of such
ownership shall be provided to the planning
commission and city council before PRD
approval.
D. Permissible uses within a PRD include any
use listed as a permitted use or conditional use
in the applicable zone, as per CMC Section
18.07.040 Table 2, when approved as part of a
master plan. Notwithstanding an approved
master plan, incidental accessory buildings,
incidental accessory structures, and home
occupations may be authorized on a case by
case basis.
84
E. A minimum of fifty percent to a maximum
of seventy percent of the overall permitted
density of the PRD must be single-family
homes.
F. The multifamily component (two or more
attached dwelling units) of a PRD shall ideally
be 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 requirement
shall be requested during the preliminary
master plan review, and specifically approved
by the planning commission and city council.
G. Density standards and bonuses for a PRD
shall be in accordance with CMC Sections
18.23.040 and 18.23.050.
H. An equivalent amount of up to twenty
percent of the developable area shall be set
aside and developed as recreational open space
in a PRD, and shall include the following:
1. Passive or active recreation concentrated in
large usable areas;
2. Provide trails and open space for connection
and extension with the city's open space and
trail plan, if feasible; and
3. Be held under one ownership, and
maintained by the ownership; or be held in
common ownership by means of homeowners'
association, and maintained by the
homeowners' association. The open space and
recreation areas shall be dedicated for public
use and be maintained by the ownership or
homeowners' association.
18.23.040 Density standards.
A. Density standards for a PRD shall be based
on the gross area ofthe parcel being
considered. Open space, greenways, sensitive
areas, parks, and recreation areas set aside
within the tract shall be used in the
computation of the gross development area.
The maximum number of dwelling units in the
PRD shall be determined as follows:
Divide the gross land area (in square feet) by
the minimum lot size (in square feet) ofthe
underlying zoning district.
B. The minimum lot size for a single-family
dwelling within the single-family component of
the PRD shall be four thousand square feet.
The minimum lot width, depth and setback
requirements, and maximum lot coverage
requirement shall be established for each PRD
as part of the approval process. The minimum
lot size for the dwellings within the multifamily
component of the PRD shall be established as
part of the master plan approval.
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 dwelling units within the entire
development.
18.23.050 Density bonus.
A density bonus of no more than twenty
percent may be granted by the city council for a
PRD, as demonstrated by site design and
layout. For example: ten acres in an RI-I0
zone yields four hundred thirty-five thousand
six hundred square feet. This is then divided by
ten thousand square feet. Using this example,
the maximum number of units equals forty-
three and one-half units, and with a twenty
percent density bonus the maximum number of
units allowed would be fifty-two.
18.23.060 Permitted uses.
Permitted or conditional uses currently listed in
the applicable zoning classification shall be
considered permitted within a PRD. All
proposed uses shall be reviewed in conjunction
with the preliminary master plan review.
18.23.070 Preliminary master plan--
Requirements.
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.
B. Contents. The preliminary master plan shall
include the following information:
1. The legal description of the total site
proposed for development;
2. The existing and proposed land uses within
the development, and the existing and proposed
location of all structures;
3. The proposed residential density for the
development, which shall include the number
and types of dwelling units;
4. The proposed lot sizes and building
85
envelopes. Approved building envelopes will
establish the setbacks for each lot or parcel in
which development may occur;
5. A site plan drawn to scale and depicting the
following:
a. The location of all areas to be conveyed,
dedicated, or maintained as public or private
streets; access and egress to the development
showing proposed traffic circulation, parking
areas ,and pedestrian walks;
b. The proposed location of any residential
buildings, and any other structures, including
identification of all buildings as single-family,
duplex, townhouse, apartment, condominium,
designated manufactured home, or otherwise;
c. The location of areas to be maintained as
common open space, and a description of the
proposed use of those areas;
d. The location of areas to be maintained as
open space network, if applicable;
e. Proposed lot or boundary lines for
residential, open space, parks, and recreational
areas, management or allocation purposes.
6. An accurate survey of the property showing
the topography in five foot contours,
identifying 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 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;
7. A document containing agreements,
provisions, and covenants regarding the
establishment of a homeowner's association,
which provides for the permanent ownership,
maintenance, protection, and use of the planned
development, including streets (if privately
owned), storm drain facilities, utilities,
common areas (e.g., storage areas, parking
areas, and landscaping) open spaces,
greenways, parks, and recreational areas;
8. A landscaping plan drawn to scale and
demonstrating compliance with Chapter 18.13
of this title. Additionally, the landscape plan
shall indicate the landscaping features such as
screening, fences, lighting, and signage;
9. A development schedule outlining the
expected schedule and phases of development;
10. The calculation of all applicable impact
. fees. This shall be coordinated with the city
prior to submission of the preliminary master
plan.
e. Effect of Approval. Approval by the city
council of a preliminary master plan shall
constitute provisional approval of the PRD.
This approval is contingent upon the applicant
submitting a final development plan and
development agreement, if required, that
complies with the provisions ofthis chapter.
18.23.080 Professional preparation.
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:
1. An architect licensed in the state of
Washington;
2. A landscape architect licensed in the state of
Washington;
3. A registered civil engineer or a registered
land surveyor licensed in the state of
Washington; and/or
4. A certified landscape architect, certified
arborist, or a qualified biologist, if a vegetation
management plan is required.
B. All plans and specifications required for the
development shall be prepared and designed by
engineers and/or architects licensed in the state
of Washington.
18.23.100 Approval standards.
Approval for a PRD shall be based on the
following standards:
A. The proposed PRD conforms to:
1. The city of Camas' comprehensive plan;
2. All provisions of the Camas zoning code
which are not proposed for modification;
3. All engineering design standards; and
4. Any other applicable city, state, federal
regulations, policies, or plans, except those
standards proposed for modification.
B. Utilities and other public services necessary
to serve the needs of the proposed development
shall be made available, including open spaces,
drainageways, streets, alleys, other public
ways, potable water, transit facilities, sanitary
sewers, parks, playgrounds, schools, sidewalks,
and other improvements that assure safe
walking conditions for students who walk to
86
and from school.
C. The probable adverse environmental impacts
of the proposed development, together with any
practical means of mitigating adverse impacts,
have been considered such that the proposal
shall not have an unacceptable adverse effect
upon the quality of the environment, in
accordance with CMC Title 16 and 43.21C
RCW.
D. Approving the proposed development shall
serve the public use and interest, and adequate
provision has been made for the public health,
safety, and general welfare.
E. The proposed development satisfies the
standards and criteria as set forth in this
chapter.
F. The proposed development shall be superior
to, or more innovative than conventional
development, and shall provide greater public
benefit without additional probable adverse
impacts to public health, safety, or the
environment, than available through the use of
conventional zoning and/or development
standards.
G. The proposed development shall provide at
least two access points (where a PRD does not
have access to a primary or secondary arterial)
that distribute the traffic impacts to adjacent
streets in an acceptable manner.
H. Preliminary approval does not constitute
approval to obtain any building permits or
begin construction ofthe project.
18.23.110 Relationship to adjacent
areas.
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 designed as to
minimize any undesirable impact on adjacent
properties. Setbacks from the property lines of
the planned development shall be comparable
to, or compatible with, those of any existing
development on adjacent properties. Or, if
adjacent properties are undeveloped, then
setbacks shall conform to the type of
development that may be permitted on adjacent
properties.
18.23.120 Amendments.
A. Minor Amendments. In issuing building
permits for construction of a PRD, the city
engineer may approve minor adjustments
provided that such adjustments shall not:
1. Increase the number of dwelling units;
2. Decrease the amount of pinking spaces,
loading spaces, or open space;
3. Permit structures to be located closer to any
property line;
4. Change any points of ingress or egress to the
development as set forth in the final
development plan;
5. Conflict with any conditions or statements
within a development agreement;
6. Increase the height of buildings beyond the
limits of the underlying zone.
B. Amendment of Final Development Plan.
Any change in the final development plan,
other than those minor adjustments specifically
authorized in writing by the city· engineer at the
time building permits are issued, must be
reviewed by the planning commission and
recorded in the minutes thereof. The
recommendation of the planning commission
regarding any change in the final development
plan, together with its reasons therefore, shall
. be submitted to the city council for its
approval. Upon approval of such changes by
the city council, the final development plan
shall be considered amended to that extent.
C. Unauthorized Changes. Unauthorized
changes or substantial deviations from the final
development plan shall be subject to a stop
work order by the city engineer. If not
corrected, no occupancy permits shall be issued
until the development is brought into
compliance with the approved final
development plan.
18.23.130 Procedure.
An application for a PRD shall be processed as
a Type ill procedure pursuant to Chapter 18.55
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
to review and acceptance by the city council at
a public meeting. Final approval shall be in
accordance with the provisions of Chapters
87
18.23 and 17.13 of the Camas Municipal Code.
(Ord. 2451 § 3,2006: Ord. 2443 § 3 (Exh. A
(part)), 2006)
Chapter 18.25
ROWHOUSES
Sections:
18.25.010 Purpose.
18.25.020 Application.
18.25.040 Procedures.
18.25.050 Design standards.
18.25.060 Dimensional standards.
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.
18.25.020 Application.
An application is required for rowhouse
developments and shall be reviewed in
accordance with Title 17 "Subdivisions," of the
Camas Municipal Code. If land is subdivided,
development proposals must receive approval
of a site plan demonstrating how the proposal
complies with this chapter and all other
requirements identified on the application.
18.25.040 Procedures.
A. Preliminary plats may not be approved
without approval of the submitted site plan.
Both the site plan and preliminary plat must be
fully consistent with standards of this and all
other applicable ordinances.
B. Preliminary plats may be approved only
where conditions of approval are established to
ensure that subsequent or existing development
on the resultant parcels shall occur consistent
with the approved site plan.
C. Building permits may only be approved
where fully consistent with the approved site
plan and land division, or all units with
common walls.
88
18.25.050 Design standards.
A. No more than forty percent ofthe total
square footage of the front facade of each unit
may be garage door area.
B. Two parking spaces are required per unit,
and shall be provided either on the same lot as
the dwelling, 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, 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.
C. Detached garages are allowed, provided they
are accessed from an alley or driveway, and do
not exceed eighteen feet in height.
D. Impact fees for rowhouses on individual lots
shall be assessed at the multifamily rate.
E. Only one dwelling unit may occupy an
individual lot. Each attached dwelling may
occupy no more than one lot.
F. No more than eight attached dwellings are
permitted in a row or single group of structures.
18.25.060 Dimensional standards.
Dimensional standards shall be determined by
Table 3 of Section 18.09.030.
Chapter 18.27
ACCESSORY DWELLING UNITS
Sections:
18.27.010 Purpose.
18.27.020 Scope.
18.27.030 Definition.
18.27.040 Establishing an accessory
dwelling unit.
18.27.050 Development standards.
18.27.060 Design guidelines.
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;
C. 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.
18.27.020 Scope.
Accessory dwelling units shall meet the
requirement of this chapter, and may b~ .
allowed in the residential (R) and multIfamIly
(MF) zones.
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. See Figure
18.27-1.
89
Figure 18.27-1 Typical Accessory
Dwelling Unit [Note: This accessory
dwelling unit has a side entrance and is
located above the primary residence.]
18.27.040 Establishing an accessory dwelling
unit.
An accessory dwelling unit may be created
through:
A. Internal conversion within an existing
dwelling;
B. The addition of new square footage to the
existing house, or to a garage, and any addition
thereto is located at least forty feet back from .
the front property line;
C. Conversion of an existing garage if the
garage is setback at least forty feet back from
the front property line;
D. Inclusion in the development plans for, or as
part of, the construction of a new single-family
detached dwelling unit; or
E. A separate detached dwelling unit on the
same lot as the primary dwelling unit, when the
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.
Manufactured homes or recreational vehicles
are not c~nsidered an accessory structure for
the purposes of this chapter.
18.27.050 Development standards.
A. Number. No more than one accessory
dwelling unit per legal lot is permitted, and it
must be accessory to a single-family residence.
A lot of record lawfully occupied by two or
more single-family residences shall not be
permitted to have an accessory dwell~ng unit,
unless the lot is short platted under TItle 17 of
this code. If a short plat is approved, an
accessory dwelling unit for each dwelling unit
is permitted only if all dimensional st~~ards of
the underlying zone, and all other prOVISIOns of
this chapter are met.
B. Lot Area. No accessory dwelling unit shall
be permitted on a lot of less than five thousand
square feet.
C. Compliance. The applicant must apply for a
building permit for an accessory dwelling unit.
An 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.
D. Height. An accessory dwelling unit shall
conform to existing requirements for the
primary residence, including, but not limited to
lot coverage, front, side, and rear yard setbacks.
Building height is limited to twenty-five feet
for a detached ADD. Building height
requirements of the underlying zone do apply
to the ADU for internal conversion, or
structural addition to the existing primary
dwelling.
E. Conformance to Zoning. The addition of an
accessory dwelling unit shall not make any lot,
structure or use nonconforming within the
development site. All setbacks, including
height limitations for the zone shall be met,
except as allowed in Chapter 18.45
"Variances. "
F. Outbuilding Size. For purposes of this
section, an accessory structure (such as a
garage or other outbuilding, but not a detached
accessory dwelling unit) which contains an
accessory dwelling unit may not cover more
than ten percent of the total site area.
G. Total Floor Area. The total gross floor area
of an accessory dwelling unit shall not exceed
forty percent of the area of the primary
dwelling's living area. The living area of the
primary unit excludes uninhabitable floor area
and garage or other outbuilding square footage
whether attached or detached.
H. Number of bedrooms. An accessory
dwelling unit shall not contain more than one
bedroom.
1. Parking. An accessory dwelling unit shall
have a minimum of one on-site parking space,
in addition to the primary dwelling unit's
designated parking spaces.
1. Architectural Design. The exterior
appearance of an addition or detached
90
accessory dwelling unit shall be architecturally
compatible with the primary residence.
Compatibility includes coordination of
architectural style, exterior building materials
and color, roof material, form and pitch,
window style and placement, other
architectural features, and landscaping.
K. Entrances. For an accessory dwelling unit
created by internal conversion or by an addition
to an 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 located on the side or rear
of the primary residence to the extent possible.
L. 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 sewer and water.
M. Nonconformity. A home or lot which has an
accessory dwelling unit which was established
prior to adoption of this chapter may be
approved for a building permit, subject to the
provisions of Chapter 18.41 "Nonconforming
Lots, Structures and Uses."
N. 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 conversions.
O. Owner Occupancy. Prior to the issuance of a
building permit establishing and accessory
dwelling unit, the applicant shall record the
ADU as a deed restriction with the Clark
County auditor's office. Forms shall be
provided by the city stating that one of the
dwelling units is and will continue to be
occupied by the owner of the property as the
owner's principal and permanent residence for
as long as the other unit is being rented or
otherwise occupied. The owner shall show
proof of ownership, and shall maintain
residency for at least six months out of the
year, and at no time receive rent for, the owner
occupied unit. Falsely certifying owner
occupancy shall be considered a violation of
the zoning ordinance, and is subject to the
enforcement actions.
18.27.060 Design guidelines.
A. Exterior Finish Materials. Exterior finish
materials must duplicate or reflect the exterior
finish material on the primary dwelling unit.
B. Roof Slopes. For buildings over fifteen feet
in height, the slope of the accessory dwelling
unit roof must be the same as that ofthe
predominate slope of the primary dwelling
structure.
C. Historic Structures. If an accessory dwelling
unit is on the same lot as, or within an historic
structure which has been designated on the
national, state, or local historic register, the
following design guidelines are applicable:
1. Exterior materials shall be of the same type,
size, and placement as those of the primary
dwelling structure.
2. Trim on edges of elements of an ADD shall
be the same as those of the primary structure in
type, size, and placement.
3. Windows in any elevation which faces a
street shall match those in the primary structure
in proportion, i.e., same height, width, and
orientation (horizontal or vertical).
4. Pediment and Dormers. Each accessory
dwelling unit over twenty feet in height shall
have either a roof pediment or dormer, if one or
the other of these architectural features are
present on the primary dwelling.
91
Chapter 18.29
MANUFACTURED HOME PARKS
Sections:
18.29.010 Purpose.
18.29.020 Procedures.
18.29.040 Application requirements.
18.29.050 Dimensional standards.
18.29.060 Park development standards.
18.29.070 Manufactured home space
standards.
18.29.080 Operation and maintenance.
18.29.010 Purpose.
The purpose of this chapter is to establish a
procedure to accommodate manufactured home
park developments where individual spaces are
leased, or rented and not sold to the occupants;
to provide performance standards for such a
park; to provide standards for diverse and
affordable housing as a goal expressed in the
comprehensive plan.
18.29.020 Procedures.
Where manufactured home parks are required
to receive conditional use approval, the
hearings examiner shall be guided by the
following criteria, in addition to the criteria in
Section 18.43.050 "Criteria" of the Conditional
Use Permits chapter in making a decision:
A. The park design, including site layout, street
configuration, landscaping, and community
space, are compatible with the surroundings
and the community character goals of the
comprehensive plan;
B. The park is consistent with the
comprehensive plan; and
C. The park makes adequate provision for
sanitary sewers, drainage, water, streets, parks,
and open space.
18.29.040 Application requirements.
All applications submitted for approval of a
manufactured home park shall consist of a
development plan, including:
A. Name of the person who prepared the plan;
B. Names of all persons owning and managing
the land proposed for the development;
92
C. Name and address of the proposed
manufactured home park;
D. Scale ofthe plan and north arrow;
E. Boundaries and dimensions of the
manufactured home park, and number of acres
included;
F. Vicinity map showing uses on adjacent
properties and the relationship of the
development to such uses;
G. Location and dimensions of each space,
with each space designated by number or other
designation;
H. Location and dimensions of each existing or
proposed building;
I. Location, width, and design standards of
streets and pedestrian ways;
J. Location, size, and design details of all
utilities serving the site, if the manufactured
home park is permitted outright in the
underlying zoning designation;
K. Location of lighting fixtures for exterior
lighting;
L. Location of recreational and other common
areas;
M. Location and type of landscaping, fences,
walls, and other screening structures;
N. Location, arrangement, and design of all
parking facilities;
O. Location of fire hydrants;
P. Enlarged plot plan of a typical space,
showing location of foundation base, storage
space, parking, setbacks to property lines,
utility connections, and other improvements;
Q. Topography of the park site with contour
intervals of not more than two feet, and a
drainage plan;
R. A survey plat of the property, plans of
structures to be constructed, public water
systems, and sewage disposal systems
approved by appropriate governmental
agencies, and garbage disposal provisions;
S. Any additional information relevant to
determining if the proposal meets the
application approval criteria.
18.29.050 Dimensional standards.
Minimum density provisions for manufactured
home parks and park spaces are shown in Table
18.29-1.
Table 18.29-1 1--------------\---------' Manufactured Home Standards
Park
I Minimum lot area 15 acres ---
I Minimum lot width 200 feet -
IMinimum lot depth I 200 feet
I Minimum landscape 20 feet (along
buffer a public street
I or residential
(R) zone)
or
10 feet (along
any other
boundary)
Manufacture Home r-Space Within Park
I Minim~m individual '4,800 square
space sIze, feet
\ Maximum building
height
\1 story
I M-aximum lot coverage 150%
Minimum Internal ~----
Setbacks
from another home or riO feet
accessory building
\ from another home
space line
\5 feet
ffrom a roadway lot line flO feet
from the exterior site -r feet
boundary
from any exterior \5 feet
landscaping
from the exterior site
f20feet boundary abutting a
public street --------
18.29.060 Park development standards.
The following standards apply to all
manufactured home parks.
A. Size. The minimum lot size for a
manufactured home park shall be five acres.
B. Minimum Right-of-Way. A manufactured
home park shall front an improved collector or
arterial street.
93
C. Density. Spaces within manufactured home
parks shall be a minimum of four thousand
eight hundred square feet.
D. Buffers. A manufactured home park shall
provide and maintain a minimum landscaped
buffer of twenty feet along any property line
abutting upon a public street, or residential (R)
zone, and at least a ten-foot landscaped buffer
from any other boundary line defining the
outside limits of the park. In addition,
manufactured home parks shall submit a
landscaping plan in compliance with the
provisions in the Chapter 18.13 "Landscaping."
For buffer widths, see Figure 18.29-1
"Landscape Buffer Widths."
I any non residential zone I
+-~O' landscaping butter
==_ == ,;1J §OBILEHOMEP§K • I ony non ro.Id.n1lol,onol
IResldential zone!
1 0' landscaping buffer
20' lemdscaping buffer J ~:.II! .... 20' lonOscoplng buffer .... -
___ .J!I~=~L::l-.. uDtR:~= ,"".t.n&9,{,.,...."""""VL::_"""-___ _
Public street
Figure 18.29-1 Landscape Buffer Widths
E. Street Lighting. Street lighting shall be
provided according to city standards.
F. Underground Utilities. All utilities shall be
installed underground.
G. Swimming Pools. Community swimming
pools shall meet the standards of the Clark
County health district and International
Building Code.
R. Signs. Signs identifying the manufactured
home park shall comply with regulations in
Section 18.15.110 "Entrance structures sign
standards."
I. Streets. Within manufactured home parks all
streets shall be constructed to city of Camas
standards for private streets (or public streets as
determined by the city engineer), including
width, sidewalks, paving depth and base, curve
radii, and curbs; except sidewalks may be a
minimum of four feet wide. The width of right-
of-way required of public streets and planting
strips are not required. The responsibility of
maintenance for private roads shall be with the
park management.
J. Recreational Vehicle Storage. Common
storage areas for recreational vehicles, boats, or
trailers shall be provided as part of the
manufactured home park design, at the rate of
fifty square feet for each site in the park. Such
storage shall be interior to the park and shall be
screened by a six foot-high sight-obscuring
fence with a lockable gate. Parking of
recreational vehicles shall not be allowed other
than in approved storage areas.
18.29.070 Manufactured home space
standards.
The following standard shall be satisfied for
manufactured home sites within manufactured
home parks.
A. One Home Per Space. Notwithstanding
Chapter 18.07 "Use Authorization," one
manufactured home, or one designated
manufactured home shall be allowed on a
manufactured home space within a
manufactured home park.
B. Internal Setback. A manufactured home or
attached accessory building shall not be located
closer than ten feet from any other
manufactured home or attached accessory
building; closer than ten feet from any road
way lot line, or five feet from any other
manufactured home space line; ten feet from
any exterior boundary of the site; and twenty
feet, if abutting a public street. Manufactured
home accessory structures, when not attached
to the manufactured home, shall not be closer
than six feet from such home, and shall not be
closer than five feet to a manufactured home
space line, and ten feet to a roadway lot line.
Detached accessory structures, when less than
one hundred twenty square feet, may disregard
setbacks from manufactured home space lines,
provided the structure is separated from the
manufactured home and all other structures by
six feet. No structures are allowed in park
buffers.
C. Lot Coverage. A manufactured home and all
accessory structures shall not cover more than
fifty percent of the area of a manufactured
home space.
D. Parking. Two off-street parking spaces shall
be provided for each manufactured home
space. In addition, guest parking shall be
provided in every manufactured home park,
based on a ratio of one parking space for each
94
four manufactured home spaces.
E. Trailers and Recreational Vehicles. No
travel trailer or recreational vehicle shall be
utilized, except as temporary living quarters,
and accessory to an existing manufactured
home, which use shall not exceed a maximum
often days per year.
F. Height. Structures within manufactured
home parks shall be no greater than one story
in height.
18.29.080 Operation and
maintenance.
The owner, or a designated agent shall be
available and responsible for the direct
management of the manufactured home park,
and responsible for any penalties for the
violations in this chapter and other applicable
sections of the Camas Municipal Code.
Chapter 18.31
SENSITIVE AREAS AND OPEN SPACE
Sections:
18.31.010 Purpose.
18.31.020 Scope.
18.31.030 Administration.
18.31.080 Tree Retention.
18.31.090 Vegetation removal in
environmentally sensitive areas.
18.31.110 Mandatory preservation.
18;31.120 Negotiated preservation.
18.31.010 Purpose.
The guidelines, criteria, standards, special
studies, and open space requirements in this
chapter are intended to identify, protect, and
preserve lands and areas within the city which
are characterized by the 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 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
they perform. This chapter is also intended to
implement the goals and policies of the
comprehensive plan; to protect critical areas
within the city as required by state policies,
guidelines, and rules; to provide property
owners and members of the public with notice
as to the location and distribution of sensitive
areas within the city; and to require special
studies to help identify environmentally
sensitive and valuable areas within the city.
Such plans and studies shall be prepared by
qualified professionals.
18.31.020 Scope.
Land proposals below are subject to the
criteria, guidelines, conditions, performance
standards, and procedural requirements
contained in this chapter:
95
A. Rezone;
B. Conditional use permit;
C. Variance;
D. Shoreline substantial development permit;
E. Planned development;
F. Subdivision;
G. Short subdivision;
H. Commercial development;
1. Business park development;
J. Any grading, filling, or clearing ofland, or
logging or removal of timber on land
characterized by, or adjacent to (within three
hundred feet of) an environmentally sensitive
area; or
K. Open space designation standards and
requirements shall apply to any application
proposals involving a subdivision or planned
development.
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 other regulation(s), the
stricter regulations(s) shall apply.
18.31.030 Administration.
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 sensitive lands, a development
application must be accompanied by wetland
studies, detailed geotechnical studies, tree
retention, vegetation removal plans, and
wildlife habitat assessments. The community
development director may waive or modify the
study and reporting requirements of this section
if it is determined that the subj ect property does
not contain substantial amounts of such lands
or areas.
18.31.080 Tree Retention.
A. A tree survey, conducted by a
qualified biologist or arborist, shall be
conducted for all lands proposed to be
developed and listed under Section
18.31.020. A survey shall not be
required for lands proposed to be
retained as undeveloped open space.
B. To the extent practical, existing
healthy significant trees shall be
retained. Preservation of groups of
significant trees, rather than individual
trees shall be preferred. All grading shall
take place outside the drip line of those
significant trees to be retained, except
that the city engineer may approve
grading within the drip line if it can be
demonstrated that such grading can .
occur without damaging the tree or
trees.
18.31.090 Vegetation removal in
environmentally sensitive areas.
A. Exceptions. This section shall not apply to:
1. Removal of vegetation outside of
environmentally sensitive areas, in
conservation areas, protected open space areas
as shown on plats, or areas otherwise required
to be protected;
2. Removal of trees four inches or less in
diameter, as measured at the base;
3. Annual removal of vegetation from an area
under one thousand square feet;
4. Removal ofthree or fewer trees over four
inches in diameter, as measured at the base;
5. Removal of dead, diseased, or dying
vegetation and trees;
6. Normal maintenance associated with
residential properties, including mowing,
rototilling, and pruning;
7. Removal of nonnative invasive plant species,
such as Himalayan blackberries and ivy;
8. Removal of vegetation associated with land
surveys and environmental surveys;
9. Removal of vegetation related to the
construction, installation, and maintenance of
public utilities.
B. Vegetation Removal Permit Required. All
persons seeking to remove vegetation from an
environmentally sensitive area shall first obtain
a permit from the city. An application for such
permit shall be filed with the planning
department and shall contain information
relating to the proposed removal of vegetation,
including but not limited to the location and
species of plants and vegetation proposed to be
96
removed, the contours of the subject property,
soils information, the proposed schedule of
removal, and any other information required by
the public works director.
C. Preliminary Review.
1. Upon receipt of an application for a
vegetation removal permit, the community
development director or designee shall conduct
a preliminary review. If the community
development director finds that the proposed
vegetation removal is exempt, or will have no
adverse environmental impact, then the
community development director shall issue a
letter stating that the provisions of this section
do not apply and that no permit is required.
2. If the community development director finds
that the proposed vegetation removal is not
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 resolved in favor
of finding an adverse impact.
D. Vegetation Management Plan as Part of
Vegetation Removal Permit.
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 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 environmental
impacts can be mitigated without requiring a
vegetation management plan, then the
community development director may issue a
perinit with mitigating conditions as may be
appropriate.
2. Required. For those applications that the
community development director determines a
permit is necessary, and which are determined
not to be minor in nature, a vegetation
management plan shall be required prior to
issuance ofthe permit.
E. Vegetation Management Plan--Standards.
Vegetation management plans shall meet the
following standards:
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, 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 not cause erosion or
increase the likelihood of a landslide;
3. Where possible, proposed vegetation
removal activities adjacent to environmentally
sensitive areas should be configured in a
manner which avoids impacts;
4. Where possible, limbing, pruning, or
thinning should be utilized in lieu of removal of
vegetation;
5. Vegetation removal should normally be
mitigated through vegetation enhancement in
the form of additional plantings;
6. Vegetation management should be done in
the manner that takes into consideration
stormwater runoff, slope stability, view
enhancement, and wildlife habitat;
7. The schedule for removal and planting
should be done in such a manner as to optimize
the survival of the modified vegetation and new
plantings;
8. Monitoring of vegetation survival may be
required, and should normally include reports
and photographs to the community
development director or designee;
9. Vegetation removal for purposes of view
enhancement shall be limited to view corridors,
as opposed to removal of vegetation over a
larger area;
10. Vegetation management plans shall bear
the certification of the qualified arborist and
any other registered professional involved in its
preparation or implementation;
11. Vegetation management plans should
contain a provision requiring thirty days written
notice to the city prior to any removal or
replanting of vegetation.
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 value of the plantings to be
planted following removal of vegetation.
G. Incorporation. The provisions of an
approved vegetation management plan shall be
incorporated into the covenants, conditions,
and restrictions of any approved development,
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the conditions of approval, and referenced on
the plat of an approved subdivision or planned
development, or conditions of any other type of
development permit.
H. Process. Vegetation removal permits shall
be processed as a Type I administrative review
subject to notice pursuant to Chapter 18.55 of
this title.
18.31.110 Mandatory preservation.
A. As a condition of development approval for
any development application set forth in
Section 18.31.020(A) of this chapter, the
applicant shall set aside and preserve all
sensitive areas, except as otherwise permitted
by this chapter. To insure that such areas are
adequately protected, the applicant shall cause
a protective mechanism acceptable to the city
to be put in place.
B. For property zoned single-family residential
or multifamily residential, the applicant shall
receive a density transfer to the remainder
parcel that is equal to the density lost due to the
property set aside, except that the density
transfer shall not exceed thirty percent of the
allowable density for the entire development if
it were not encumbered with sensitive lands.
18.31.120 Negotiated preservation.
A. The city and a landowner may negotiate an
agreement whereby property is set aside and
preserved with a protective mechanism. A
negotiated preservation may be done incidental
to a development proposal, or may be done
independently of any development proposal.
B. To be eligible for a negotiated preservation,
the property to be set aside must be
(1) part of the open space network,
(2) an open space connector identified in the
parks, recreation, and open space
comprehensive plan,
(3) land satisfying the open space criteria of
Section 4.4 of the parks, recreation, and open
space comprehensive plan, or
(4) a park site identified in the parks,
recreation, and open space comprehensive plan.
C. The city may, as part of any negotiated
preservation, provide the landowner with:
1. Density transfer;
2. A density bonus;
3. A credit against park and open space impact
fees;
4. Cash from the parks and open space impact
fee fund or the general fund; or
5. Any combination of the above.
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Chapter 18.35
TELECOMMUNICATION ORDINANCE
Sections:
18.35.010 Purpose.
18.35.020 Findings.
18.35.030 Definitions.
18.35.040 Abbreviations.
18.35.050 Scope.
18.35.060 Use authorization.
18.35.070 Exemptions/nonconforming uses.
18.35.080 Height limitations.
18.35.090 General provisions.
18.35.100 Antennas and add-on antennas.
18.35.110 Wireless communications--
Conditional use permits.
18.35.120 Landscaping and screening
standards.
18.35.130 Federal requirements.
18.35.140 Application requirements.
18.35.150 Permitting process--Waiver of
fees for collocation.
18.35.160 Removal of antennas and support
structures.
18.35.170 Periodic review.
18.35.180 Best available technology (BAT)
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.
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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.
E. Encourage the collocation and clustering of
wireless communication support structures and
antennas to help minimize the total number of
such facilities throughout the community.
F. Encourage competition in the provision of
wireless communication services for the benefit
of the entire community.
18.35.020 Findings.
The council makes the following findings:
A. Radio and television broadcasts, wireless
and other communication facilities provide
public benefits.
B. These facilities can be incompatible with the
character of residential, commercial, and light
industrial areas due to their size and
appearance.
C. These facilities can result in interference
with public safety communications. This
interference usually manifests when a cell
tower is placed too close to a police or fire
station, or consequently, when a public safety
radio comes within close proximity to one of
these structures.
D. These facilities may result in interference
with industrial and manufacturing processes,
and with residential communications
equipment.
E. The city is authorized to adopt regulations to
promote the public health, safety and general
welfare of its citizens.
18.35.030 Definitions.
As used in this chapter, the following terms
shall have the following meaning:
"Accessory equipment structure" means an
unstaffed structure used to house and protect
the electronic equipment necessary for
processing wireless communications signals.
Associated equipment may include air
conditioning and emergency generators.
"Add-on antenna" means an additional
antenna(s) placed on an existing wireless
communication support structure, or other
existing building or structure, and does not
include the originally approved antenna(s).
"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) antennas,
parabolic (microwave dish) antennas, and
ancillary antennas. All other transmitting or
receiving equipment not specifically described
herein shall be regulated in conformity with the
type of antenna described herein which most
closely resembles such equipment.
1. Directional antenna (also known as a panel
antenna) is an antenna array designed to
transmit and receive signals in a directional
pattern.
2. Omni-directional antenna (also known as a
whip antenna) is an antenna that transmits
signals in a three hundred sixty degree pattern.
3. Dish antennas (also known as a parabolic
antenna) is a bowl shaped device that receives
and transmits signals in a point to point pattern.
"City" means the city of Camas.
"Clustering" means the placement of more than
one wireless communication support structure
on a single site.
"Collocation" means the use of a single
wireless communication support structure, by
more than one wireless communication
provider, or the use of a site by more than one
wireless communication provider.
"Earth station" means a facility that transmits
signals to and/or receives signals from orbiting
satellite. Satellite dish antennas less than
twenty-five feet in diameter shall not be
considered earth stations.
"Lattice support structure" means a support
structure which consists of a network of
crossed metal braces, forming a tower which is
usually triangular or square in cross-section,
and is anchored at the base by a concrete
foundation.
"Leased area" means the specified area of the
parent parcel upon which a wireless
communication facility is located and is subject
to specific lease provisions.
"Major telecommunication facility" means a
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utility use in which the means for transfer of
information is provided. These facilities,
because of their size, typically have impacts
beyond their immediate site. 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 broadcasting
companies such as radio or television stations.
"Minor telecommunication facility" means a
telecommunication facility in which the
transfer of 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.
"Monopole support structure" means a support
structure or tower consisting of a single pole
which is 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
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 considered major
telecommunication facilities.
"Transmission tower" means a broadcasting
facility that is constructed above ground or
water, or is attached to or on top of another
structure, and is intended to· support an antenna
and accessory equipment, or which is itself an
antenna, and whose principal use is to transmit
telecommunication signals.
"Wireless communication facilities" means the
site, structures, equipment, and appurtenances
used to transmit, receive, distribute, provide, or
offer wireless telecommunications services.
This includes, but is not limited to antennas,
poles, towers, cables, wires, conduits, ducts,
pedestals, vaults, buildings, electronics, and
switching equipment.
"Wireless communication support structure"
means a structure erected to support wireless
communications antennas and connecting
appurtenances. The primary purpose is to
elevate an antenna above the surrounding
terrain or structures and may be attached to an
existing building or other pennanent 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 anchors.
"Wireless communication systems" means the
sending and receiving of radio frequency
transmissions, and the connection and/or
relaying of these signals to land lines and other
sending and receiving stations (cell sites), and
including, but not limited to cellular
radiotelephone, personal communications
services (PCS), enhanced/specialized mobile
radio, and commercial paging services, and any
other technology which provides similar
services.
18.35.040 Abbreviations.
As used in this chapter, the following
abbreviations shall stand for the following
tenns or entities:
A. FAA. FAA shall mean the Federal Aviation
Administration established pursuant to the
"Federal Aviation Act of 1958," as amended.
Table 18.35-1
B. FCC. FCC shall mean the Federal
Communications Commission established
pursuant to the "Communications Act of
1954," as amended.
18.35.050 Scope.
The following facilities shall be subject to the
regulations set forth in this chapter:
A. All wireless communication support
structures, antennas, equipment structures, and
uses accessory to an antenna.
B. Any modification to a wireless
communication support structure, antenna,
equipment structure, or uses accessory to an
antenna.
C. Major and minor telecommunication
facilities, earth stations, and transmission
towers.
18.35.060 Use authorization.
Major and minor telecommunication facilities
may be authorized as provided under Chapter
18.07 of this title. Wireless communications
structures and antennas shall be pennitted,
prohibited or conditionally allowed as indicated
in Table 18.35-1.
KEY: P = Pennitted Use C = Conditional Use
X = Prohibited Use T = Temporary Use
I Use ----I NC I DC IcCIRCiLIIBP I LI 1m-I R I MF I rr -c r C P ip-r-p-r-.r-c I
Wireless
Communication-
Support Structures
(no lattice)
~~~-'---~~pp-ort -rx-rX-r-x'I-X-i X ~xr-c ix-r-X -
~:!::::sand Add-on fP-r-p -I-p--r--r P rp--[p'-r-p-~'-'P-J
18.35.070 Exemptions/
nonconforming uses.
The following shall be exempt from
requirements in this chapter:
A. Wireless telecommunication support
structures, antennas and equipment structures
for which a pennit has been issued prior to the
effective date of the ordinance codified in this
chapter shall be allowed to continue their
101
previously pennitted use under the
development standards in effect at the time of
pennitting.
B. The following shall be pennitted outright for
existing wireless communication support
structures, antenna, equipment, or uses which
are nonconfonning, provided that there is no
increase in excess of twenty-five percent of the
cross-sectional diameter of any wireless
communication support structure, and there is
compliance with FCC radio frequency radiation
standards:
1. Structural alterations to meet safety
requirements;
2. Replacement on-site;
3. Routine or emergency maintenance,
renovation, or repair;
4. Addition of new antennas to an existing
wireless communication support structure to
permit collocation, provided
that no more than a total of three antennas over
six feet in any dimension may be located on
any existing wireless communication support
structure.
C. The operation of industrial, scientific and
medical equipment at frequencies designed for
that purpose by the Federal Communications
Commission.
D. Machines and equipment that are designed
and marketed as consumer products, such as
computers, telephones, microwave ovens, and
remote-control toys.
E. Hand held, mobile and marine radio
transmitters and/or receivers, and portable radio
frequency sources.
F. Two-way communication transmitters
utilized on a temporary basis for experimental
or emergency service communications.
G. Licensed amateur radio frequency facilities
including, but not limited to, amateur (ham)
radio stations and citizen band stations.
H. Satellite dish antenna systems normally used
for television reception and internet
connections at home or place of business.
1. Emergency or routine repair, reconstruction,
or routine maintenance of previously approved
telecommunication facilities, or replacement of
transmitters, antennas, or other components, or
previously approved facilities, replacement of
transmitters, antennas, or other components of
previously approved facilities which does not
increase the power output of the facility by
more than ten percent.
18.35.080 Height limitations.
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 lighting shall not be
102
included within the height limitations.
B. The maximum height of wireless
communications support structures and their
antennas may vary from the standards of the
underlying zone.
C. The allowable overall height of a structure
associated with a wireless communication
facility or major telecommunication facility
shall be no greater than the distance from any
point at the base of the support structure to any
point of a residential building, located on-or
off-site and existing on the date of application,
unless the owner of such residential building(s)
consent in writing to such tower location.
D. A variance to the height standard shall be
subject to Chapter 18.45 of this title. In
addition to the criteria of Chapter 18.45, the
application must demonstrate the variance is
necessary for wireless coverage to exist in a
specific identifiable area that could not feasibly
be covered by locating at a different location in
the vicinity.
18.35.090 General provisions.
The following general provisions shall apply to
all wireless communications facilities:
A. All wireless communications support
structures and required fencing shall be
equipped with appropriate anti-climbing
devices.
B. All wireless communication support
structures and antennas which are located at a
wireless communication facility shall be
identified with a sign not exceeding four square
feet. The sign shall list the wireless service
provider's name and emergency telephone
number, and shall be posted in a place visible
to the general public.
C. Wireless communication support structures
and antennas locating on any site or existing
building that is on a historic register or in a
historic district shall require a conditional use
permit. If the proposed site or existing building
is on the local historic register, the wireless
communication support structure and antenna
design shall be subject to the applicable design
standards prescribed by the Clark County
historic preservation commission. If the site is
on the 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.
D. Wireless communication support structures
not regulated by the FAA shall have a finished
surface that minimizes the visibility of the
structure.
E. Wireless communication support structures
shall not be illuminated, except when required
by the FAA.
18.35.100 Antennas and add-on
antennas.
Antennas and add-on antennas shall be
permitted as a Type I review in any zone, and
further subject to the applicable provisions of
the international building code and the
following conditions and exceptions:
A. Shall add no more than twenty feet to the
height of an existing structure as measured at
the point of attachment to the existing structure.
B. Shall be painted or finished in a manner that
blends with dominant color of the background,
unless required to be marked by the FAA.
C. Shall be affixed to structures with mounting
apparatus which produces the least visual
impact and blends with the dominant
background color.
D. Individual add-on antennas shall be limited
. to the following size restrictions:
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.
3. Multiple add-on antennas proposed for a
single wireless communication support
structure or existing building which increase
the existing cumulative cross-sectional
diameter of antennas by more than twenty-five
percent shall require a conditional use permit.
18.35.110 Wireless communications--
Conditional use permits.
Wireless communications support structures
shall be subject to the conditional use permit
provisions of Chapter 18.43 CMC, as a Type
III procedure, except within an industrial or
light industrial zone where they shall be subject
to a Type I decision subject to notice, be
submitted on application forms and in the
manner set forth by the city, with the following
additional requirements:
103
A. Collocation feasibility evaluation as
prescribed by CMC 18.35.140, "Application
Requirements" conditions. In addition to the
conditions of approval of Chapter 18.43, the
permit may include requirements which:
1. Require the use of concealment technology,
including, but not limited to fencing,
landscaping, strategic placement adjacent to
existing buildings or vegetation, and "stealth"
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 fences;
3. Minimize the cumulative aesthetic, visual, or
safety impacts of additional wireless
communication facilities in the surrounding
area.
18.35.120 Landscaping and screening
standards.
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 accessory
facilities located on the ground:
A. The perimeter of the wireless
communication support structure, and any
guyed wires and anchors shall be enclosed by a
fence or wall subjectto Section 18.18.050 of
this title. The outside perimeter of the fence or
wall shall have a five foot buffer, and be
landscaped with six foot high evergreen shrubs
that provide a screen that is seventy-five
percent opaque year around.
B. Landscaping shall be installed in compliance
with Chapter 18.13 of this title.
C. Add-on antennas to existing structures that
require the ground installation of equipment
structures and accessory equipment shall be
landscaped with a five foot buffer around the
perimeter of the facility.
18.35.130 Federal requirements.
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 regulate wireless communications
support structures and antennas. If such
standards and regulations are changed, owners
of the wireless communication support
structure, antennas, and electronic equipment
governed by this chapter shall bring such
wireless communication support structure,
antennas, and 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 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
equipment shall provide the city with copies of
all environmental assessments (EA's) required
to be submitted to the FCC or FAA regarding
locations within the city simultaneously with
any filing with the federal agencies pursuant to
47 CFR Part I.
18.35.140 Application reqnirements.
In addition to other the requirements in this
code, the applicant shall provide the following
where applicable as deemed by the director:
A. A copy of the applicant's collocation
evaluation study consisting of the following:
1. Certification that the following notice was
mailed to all other wireless providers licensed
to provide service within the city of Camas:
"Pursuant to the requirements of CMC
18.35, (insert wireless provider) is
hereby providing you with notice of our
intent to apply to the City of Camas to
construct a wireless communication
support structure that would be located
at (insert address). In general, we plan to
construct a support structure
. of feet in height for the
purpose of providing (cellular, PCS,
etc.) service.
Please inform us whether you have any
wireless facilities located within
____ f.eet of the proposed facility,
that may be available for possible
collocation opportunities. Please provide
104
us with this information within ---
days after the date of this letter. If no
response is received within that time, we
shall assume you do not wish to pursue
collocation at such site. Sincerely, (pre-
application applicant, wireless
provider)."
2. Certification from a licensed radio engineer
indicating whether the necessary service is
technically feasible if provided by collocation at
the identified site(s) by the other provider(s).
3. If applicable, evidence that the lessor of the
site(s) identified by the other provider(s) agrees
to collocation on their property.
4. 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 all of
the site development standards.
5. If applicable, evidence that adequate access
does exist at the possible collocation site(s)
identified by the other provider(s).
6. A copy of the applicant's license issued by the
FCC.
7. A copy of the findings from the FAA's
"Aeronautical Study Determination" regarding
the proposed wireless communication support
structure.
8. A report from a licensed professional engineer
indicating the anticipated capacity of the
wireless communication support structure,
including the number and types of antennas
which can be accommodated.
9. Proof of liability insurance coverage for the
proposed wireless communication support
structure or antenna. Liability insurance shall be
maintained until the wireless communication
support structure or antenna is dismantled.
Failure to maintain insurance coverage shall
constitute a violation of this chapter and grounds
for revocation of a permit.
10. 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.
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 orily be
subject to fees for being permitted outright. The
site plan and SEPA fee shall be waived.
18.35.160 Removal of antennas and
support structures.
Any antenna or wireless communication
support structure that is not operated for a
continuous period of twelve months shall be
removed by the owner of the property on which
the wireless communication support structure
or antenna is situated, or by the owner or lessee
of the wireless communication support
structure or antenna, within ninety days of
receipt of notice to remove from the city. If the
antenna and/or wireless communication support
structure is not removed within such ninety
days, the city may remove the antenna or
wireless communication support structure at
the owner's expense. If there are two or more
wireless communications providers on a single
wireless communication support structure, this
provision shall not become effective until all
providers cease using the wireless
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 longer
in use or in operation. Such notice shall be
submitted within thirty days that the facility
becomes unused or inoperable.
18.35.170 Periodic review.
The city recognizes that communication
technologies are subject to rapid change. Future
innovations may result in reducing the impacts
of individual facilities and render specific
portions of this chapter obsolete. Additionally,
this chapter may not address new technologies
as they develop. Therefore, 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.
105
18.35.180 Best available technology
(BAT) employment.
At the time of application for a new or revised
permit subject to the provisions of this chapter,
best available technology (BAT) shall be
employed. Further, the city strongly encourages
the communication industry to review and
replace outdated facilities with BAT.
Chapter 18.37
ADULTENTERTA~ENT
Sections:
18.37.010 Definitions.
18.37.020 Location requirements.
18.37.030 Enforcement.
18.37.010 Definitions.
For definitions not included below, see
Ordinance No. 1950.
"Sensitive land uses" as used in this chapter
means those land uses which are incompatible
with the effects of adult entertainment uses; and
shall include churches or other religious
facilities or institutions, playgrounds, public
and private parks, public and private schools
including day care institutions, and all lands
zoned for single-family residential use.
18.37.020 Location requirements.
Adult entertainment facilities may be
authorized as provided in Chapter 18.07 "Use
Authorization." No adult entertainment use
shall be permitted within six hundred feet of
any sensitive land use. Such distance shall be
measured by following a straight line between
the nearest point on a boundary line upon
which there is located any adult entertainment
use to the nearest point of the property
classified as a sensitive land use.
18.37.030 Enforcement.
Notwithstanding any other provisions ofthe
zoning code, any violation of any of the
provisions of this chapter is declared to be a
public nuisance, and shall be abated by way of
civil abatement procedures only, and not by
criminal prosecution.
106
Chapter 18.39
HOME OCCUPATIONS
Sections:
18.39.010 Purpose.
18.39.020 Definitions.
18.39.030 Types distinguished.
18.39.040 Criteria for approval--Type B
home occupation.
18.39.050 Complaints/enforcement.
18.39.010 Purpose.
The purpose of the home occupation chapter is
to address the need for small scale home based
businesses, and to ensure they are suitable to
the characteristic of the surrounding
neighborhood or the area. The regulations are
designed to:
A. Protect the individual characteristics of
neighborhoods in the city of Camas, and
maintain the quality of life for all residents of
the city.
B. Join in an effort to reduce vehicle miles
traveled, traffic congestion, and air pollution in
the state of Washington.
18.39.020 Definitions.
As used in this chapter:
"Employee" means one full or part time
participant, resident or nonresident, in the
business shall constitute one employee.
"Headquarters" means a business operation
where employees come to the site at any time.
"Normal deliveries" means the home
occupation shall not involve the use, parking,
or storage of any vehicle exceeding a gross
vehicle weight of eleven thousand pounds,
except deliveries by parcel post, United Parcel
Service, or similar in-town delivery service
trucks. These deliveries or pick-ups of supplies
or products, associated with business activities
are allowed at the home only between seven
a.m. and six p.m.
"Vehicles or motors" means vehicles or
equipment with internal combustion engines
(such as autos, motorcycles, scooters,
snowmobiles, outboard marine engines, lawn
mowers, chain saws, and other engines).
107
18.39.030 Types distinguished.
A. Type A Home Occupation. A home
occupation where the residents use their
dwelling as a place of work. Type A home
occupations shall be subject to a Type I review.
Type A home occupations may be established
subject to the filing of a statement on forms
provided by the director indicating the
occupants understanding of and agreement to
satisfy all of the following:
1. No nonresident employees;
2. With the exception of horticultural activities,
the home occupation is conducted wholly
within an existing enclosed dwelling or
structure;
3. No dwelling or accessory structure shall be
constructed, modified, or altered to
accommodate a home occupation in such a way
as to alter the residential character of the
property, or to render its appearance
incompatible with neighboring residences;
4. Deliveries shall be limited to "normal
deliveries" as defined in this chapter;
5. No outdoor storage or displays shall occur
6. No signage shall be allowed;
7. The primary function of the home
occupation shall not be based on the
maintenance, repair, or assembly of any
vehicles or motors associated with any vehicle,
yard equipment, or construction/demolition
equipment;
8. A Type A home occupation may not serve as
headquarters or dispatch where employees
come to the site;
9. The occupant of the home in which the
occupation will take place completes and
submits to the city a Type A notification form
indicating an understanding of the limitations
to the use.
B. Type B Home Occupation. A home
occupation where the residents use their
dwelling as a place of work but exceeds the
standards of the Type A home occupation.
Type B home occupations shall be subject to a
Type II review as per Sections 18.55.030 and
18.55.200. Type B home occupations shall be
filed on forms provided by, and in the manner
set forth by the city.
18.39.040 Criteria for approval--Type
B home occupation.
Administrative approval shall be guided by the
following criteria:
A. The home occupation employs no more than
one nonresident employee;
B. No dwelling or accessory structure shall be
constructed, modified, or altered to
accommodate a home occupation in such a way
as to alter the residential character of the
property, or to render its appearance
incompatible with neighboring residences;
C. No dwelling or accessory structure shall be
used for a Type B home occupation, nor
constructed, modified, or altered to
accommodate a Type B home occupation
without the appropriate review and approval of
the building official;
D. The site has adequate on-site parking to
accommodate any additional traffic resulting
from the use;
E. Traffic generated by the home occupation
shall not noticeably affect the residential
character of the neighborhood;
F. Deliveries shall be limited to "normal
deliveries" as defined in this chapter;
G. No outdoor storage or display;
H. Signage limited to one sign not to exceed
four square feet. The sign shall be affixed to the
dwelling, and be nonilluminated and
nonmechanized;
I. The primary function of the home occupation
shall not be based on the maintenance, repair,
or assembly of any vehicles or motors
associated with any vehicle, yard equipment, or
construction/demolition equipment;
J. Each approval shall be specific for the
particular home occupation and reference the
number of employees allowed, the hours of
operation, frequency and type of deliveries, the
type of business, and any other specific
information for the particular application.
18.39.050 Complaints/enforcement.
Any complaint made that a home occupation is
being conducted in violation of this chapter
shall be enforced pursuant to Article VIll of
Chapter 18.55.
108
Chapter 18.41
NONCONFORMING LOTS,
STRUCTURES AND USES
Sections:
18.41.010 Purpose.
18.41.020 Scope.
18.41.030 Definitions.
18.41.040 Buildable lot of record.
18.41.050 Continuance.
18.41.060 Discontinuance.
18.41.070 Nonconforming structures.
18.41.080 Nonconforming land uses.
18.41.085 Nonconforming dwelling units.
18.41.090 Nonconforming landscaping.
18.41.100 Nonconforming parking lots.
18.41.110 Mobile homes--Replacement--
Manufactured homes.
18.41.120 Signs.
18.41.130 Conversion--Removal.
18.41.140 Agriculture/ranching (A/R)--
Nonconforming permitted use.
18.41.010 Purpose.
The purpose of this chapter is to establish
limitations on the expansion of nonconforming
uses and structures.
18.41.020 Scope.
The provisions in this chapter shall apply to
structures, land, or uses which become
nonconforming as a result of a change of the
zoning map, annexation, or changes made in
the zoning ordinance.
Special provisions address the
agriculture/ranching (AIR) designation in this
chapter. In the case of a conflict between the
general provisions of this chapter regulating
nonconforming uses and the provisions of this
section governing land classified as AIR, the
provisions of AIR sections shall prevail.
18.41.030 Definitions.
As used in this chapter:
"Lot of record" means a parcel which was in
compliance with both the platting, if applicable,
and zoning laws in existence when the parcel
was originally created.
109
"Nonconforming building or structure" means
any building or structure which does not
comply with one or more of the regulations in
the zoning code by reason of a change in the
zoning map, annexation, or a change in the
zoning ordinance.
''Nonconforming use" means a lawful use of
land prior to the adoption, amendment, or
revision of this code, but fails by reason of such
adoption, revision, or amendment to conform to
the zoning district in which it is located.
18.41.040 Buildable lot of record.
An authorized use or structure may be erected
on a vacant lot of record containing less area
than required by the zone district in which it is
located; provided, setback requirements, as
well as other applicable dimensional standards
of this title are met. For example, a fifty feet by
one hundred feet (five thousand square feet) lot
of record which is nonconforming by current
zoning regulations may be built upon as long as
the setbacks, building height, and lot coverage
provisions are met.
18.41.050 Continuance.
A. A nonconforming use or building may be
continued, provided it complies with the
following Sections 18.41.070 and 18.41.080 of
this chapter.
B. In order for a nonconforming use or building
to continue it must have been lawfully
established prior to the change in the zoning
map, annexation, or change in the zoning code
that caused it to be a nonconforming use or
building.
18.41.060 Discontinuance.
A. A nonconforming use shall be discontinued
if it ceases to be used continuously for that
particular use for six consecutive months.
B. A nonconforming building or structure shall
be discontinued if it ceases to be used
continuously for the purpose for which it was
built for twelve consecutive months.
C. A nonconforming building or structure shall
be discontinued if it is destroyed by fire or
other cause, and rebuilding does not commence
within twelve months.
D. The community development director shall
have the discretion to extend the time
limitations of subsections A, B, and C of this
section due to special circumstances beyond the
control of the owner or occupant of the
nonconforming use or nonconforming
structure. Examples of special circumstances
include, but are not limited to disputes over
insurance settlements in the case of fire or other
casualty, delay in transferring title due to
probate proceedings, litigation that impacts
continuation of a nonconforming use or
nonconforming structure, labor strikes, war,
and acts of God. Requests for an extension
must be submitted thirty days prior to the
expiration date. The decision of the community
development director denying any request for
an extension may be appealed to the city
council pursuant to Chapter 18.550fthis title.
18.41.070 Nonconforming structures.
A nonconforming structure or building may be
continued so long as the structure conforms to
the following provisions:
A. A building conforming as to use but
nonconforming as to the density provisions of
the district in which such building is located
may be altered, repaired, or extended,
providing that the alteration, repair, or
extension does not further exceed or violate the
appropriate density provisions. (For example, a
building encroaching in a setback area shall not
further encroach into the setback area as a
result of an alteration).
B. A building designed and built for, or
devoted to, a nonconforming use at the time of
the adoption of the code, may not be enlarged
or structurally altered unless the use of such
building is changed to a conforming use, or to a
more appropriate use in accordance with
Section 18.41.080(E) of this chapter.
18.41.080 Nonconforming land uses.
A nonconforming use of land may be continued
so long as it is conforms to the following .
provisions:
A. No such nonconforming use shall be
enlarged, increased, nor extended to occupy a
greater use than was occupied at the effective
date of adoption of this title;
B. No nonconforming use shall be moved in
whole or in part to any other portion of the lot
occupied by such use at the effective date of
110
adoption or amendment of this title;
C. If any such nonconforming use ceases for
any reason for a period of more than six
months, any subsequent use shall conform to
the regulations specified by this title for the
district in which such use is located; .
D. No existing structure devoted to a use not
permitted in the underlying zone in which it is
located shall be structurally altered, except in
changing the use of the structure to a use
permitted in the zone in which it is located;
E. If non structural alterations are made, any
nonconforming use of a structure, or structure
and premises, may be changed to another
nonconforming use, provided that the board of
adjustment, by making a finding in the specific
case, shall find that the proposed use is more
appropriate to the zone than the existing
nonconforming use. In permitting such change,
the board of adjustment may require
appropriate conditions and safeguards in
accordance with the provisions of this title;
F. Any structure, or structure and land in
combination, in or on which a nonconforming
use becomes a permitted use, shall thereafter
conform to the regulations for the zone in
which such structure is located.
18.41.085 Nonconforming dwelling
units.
A. Structural alterations of a dwelling unit
necessary to comply with public health or
safety issues, as determined by the community
development director or building official may
be permitted without review.
B. Notwithstanding other provisions ofthis
chapter, nonconforming dwelling units may be
enlarged, replaced, or structurally altered when,
at the discretion of the community development
director, the following are satisfied:
1. The proposed enlargement or structural
alteration will not result in additional dwelling
units on the site;
2. The proposed enlargement or structural
alterations will generally result in
improvements to the subject property and
character of the surrounding area;
3. In the case of enlargement, the enlarged
portion of the dwelling unit conforms to the
dimensional requirements of the zone.
18.41.090 Nonconforming
landscaping.
Adoption of the landscaping regulations
contained in this title shall not be construed to
require a change in the landscape
improvements for any legal landscape area
which existed on the date of adoption of this
title, unless and until a change of use or
alteration of the structure is proposed. At such
time as a change is proposed for a use, or
structure, and associated premises which does
not comply with the landscape requirements of
this title, a landscape plan which substantially
conforms to the requirements of this title shall
be submitted to the city prior to the issuance of
building permits. The city may modify the
standards imposed by this title when, in its
judgment, the existing and proposed additional
landscaping and screening materials together
will adequately screen or buffer possible use
incompatibilities, soften the barren appearance
of parking or storage areas, and/or adequately
enhance the premises appropriate to the use
district and location of the site.
18.41.100 Nonconforming parking
lots.
Nothing in Chapter 18.11 of this title shall be
construed to require change in any aspect of a
structure or facility, including but not limited
to, parking lot layout, loading space
requirements, and curb-cuts, for any structure
or facility which existed on the date of adoption
of this title. If a change of use takes place, or an
addition is proposed, which requires an
increase in the parking area the requirements of
Chapter 18.11 shall be complied with for the
additional parking area.
18.41.110 Mobile homes--
Replacement--Manufactured homes.
Legally preexisting mobile homes may
continue to exist and be used, but if replaced
the replacement shall not be a mobile home.
The mobile home may be replaced with a
HOD-approved manufactured home and must
also meet the following standards:
A. Shall have roofmg material that is
residential in appearance including, but not
limited to approved wood, asphalt composition
shingles, or fiberglass, but excluding
111
corrugated aluminum, corrugated fiberglass, or
metal roof;
B. Shall have a minimum roof pitch of three
inch rise for each twelve inches of run, or about
twenty-five percent;
C. Shall be installed in accordance with
manufacturer's instructions, which shall
include design specifications for earthquake
and wind load factors;
D. Shall have exterior siding that is residential
in appearance including, but not limited to,
clapboards, simulated clapboards such as
conventional vinyl or metal siding, wood
shingles, shakes, or similar material, but
excluding smooth, ribbed, or corrugated metal
or plastic panels;
E. Shall have the hitch, axles and wheels
removed;
F. Shall be set on a perimeter foundation or pier
blocks, and thereafter, properly backfilled or
skirted.
18.41.120 Signs.
For nonconforming signs, see the applicable
regulations in Sections 18.15.220 through
18.15.240 of this title.
18.41.130 Conversion--Removal.
A. Conversion or removal of a nonconforming
structure or use shall be commenced not later
than sixty days after the date of abandonment
and shall be completed within six months
thereafter.
B. In the event of a failure of the owner of
record to complete, or cause to be completed,
removal or conversion, the community
development director may, within ninety days
after notice to the owner of record, cause or
undertake removal of all nonconforming
structures or uses, and charge the cost thereof
against the property.
18.41.140 Agriculture/ranching (A/R)-
-Nonconforming permitted use.
There is created a special category for
nonconforming uses of land used either
commercially or noncommercially for the
raising of crops or livestock, or any similarly
related farming, ranching, or agricultural use.
Such land shall be classified AiR. In the case of
a conflict between the general provisions of
this chapter regulating nonconforming uses and
the provisions of this section governing land
classified as AIR, the provisions ofthis section
shall prevail:
A. Annexation. Any land annexed to the city
that is used either commercially or
noncommercially for the raising of crops or
livestock, or any similarly related farming,
ranching, or agricultural purpose shall be
classified as AiR. Subject to the provisions of
this section regarding sale, partition,
conveyance, or other transfer of such land, and
subject to the provisions of Section 18.41.060
of this chapter regarding discontinuance of use,
the AiR classification shall be perpetual.
B. Sale Restrictions. Property that is classified
as AIR and that is sold, conveyed, or
transferred as an entire unit shall continue to be
classified as AIR so long as the new owner or
transferee continues to use the land for
agricultural purposes. An entire unit ofland for
agricultural purposes of this section; shall
include all land that is owned by the same
person or persons, and that is contiguous,
exclusive of public roads.
C. Partial Sale. Upon sale, conveyance,
transfer, or partition of less than an entire unit
of land, only one parcel of the entire unit of
land so divided shall be allowed to retain the
AIR classification. The parcel retaining the AIR
classification shall be designated by the seller,
must consist of a minimum of ten acres, and
must then constitute an entire unit of land that
will continue to be used for agricultural
purposes. The parcel or parcels not retaining
the AIR classification shall be no longer
classified as nonconforming, and shall be
zoned in accordance with the zoning
classification then in effect, pursuant to the
zoning ordinance of the city.
D. Residential Structures. A second residential
structure may be constructed on land classified
AIR without requiring a partition or sale of the
land, and without causing a change in the AIR
classification of the land, provided however,
that ownership of the entire unit of land shall
remain within the same family. For purposes of
this section, family shall include lineal
descendants, lineal ascendants, and siblings of
the record owner of such land.
E. Construction of any new residential
112
structures or garages used for nonagricultural
purposes, and any alterations, modifications, or
additions to existing residences or garages used
for nonagricultural purposes shall be done in
conformity with the city building code, and
shall be subject to standard permit fees and
inspection procedures.
F. Accessory Structures. Accessory or
secondary structures used for agricultural
purposes, and alteration, modification, and
additions to existing accessory or secondary
structures used for agricultural purposes, shall
be exempt from city building code
requirements including permit fees and
inspections. Nothing contained in this section
shall be deemed to exempt such accessory
structures from applicable state safety, health,
and construction regulations.
G. Such accessory or secondary structures used
for agricultural purposes shall not be subject to
density or setback requirements of the city,
except that any new accessory structures shall
be set back at leastfifiy feet from the property
line when land classified AIR abuts property
which is not classified AIR.
H. Fences. Barbed wire and electric fences
shall be permitted on land classified AIR. All
electric fences in such instances shall be clearly
identified. Maintenance, repair, and
replacement of existing fences shall be
governed by state law.
I. Water Systems. Land classified AIR shall be
permitted to have its own domestic and
agricultural water supply systems so long as the
water used for domestic purposes meets state
health and safety standards. Periodic
inspections of domestic water systems may be
required to insure compliance with state health
standards, or in the alternative, proof of
compliance with state health standards may be
required.
J. Sanitary Systems. Land classified AIR shall
be permitted to have its own self-contained
sanitary system so long as the entire unit of
land consists of one acre or more. State health
standards shall apply to such sanitary systems
and the operations thereof, and periodic
inspections or proof of compliance may be
required to insure that such health standards are
not being violated.
K. Lot Clearing. City ordinances governing the
clearing of vacant land lots shall not be
applicable to land classified as AIR; provided,
however, that the vacant land lot clearing
regulations will apply to a fifteen foot strip
adjacent both to any public road, and to any
contiguous property not classified AIR.
Nothing in this section shall be construed to
relieve the owner of such land from state and
county regulations for weed control, such as:
tansy ragwort, Canadian thistles, and other
noxious weeds.
L. Product Sale. Sales of products derived from
farming, ranching, and similar agricultural
activities on land designated AIR may be
conducted on such property, and shall be
subject to state regulations governing the same.
M. Signs. The regulations governing signs in
Chapter 18.15 of this title for the respective
zones shall be applicable.
N. Variance--Conditional Use. The provisions
of Chapters 18.43 and 18.45 of this title
pertaining to conditional uses and variances
shall be applicable to property classified AIR.
O. Nuisances. Sounds, odors, activities, and
conditions that are incidental to and a normal
part of agricultural uses shall not be a cause for
complaint, and shall not constitute a nuisance
on land classified AIR under the relevant
ordinances of the city.
113
Chapter 18.43
CONDITIONAL USE PERMITS
Sections:
18.43.010 Purpose.
18.43.020 Scope.
18.43.030 Application.
18.43.050 Criteria.
18.43.070 Expiration and renewal ..
18.43.090 Performance bond or security.
18.43.100 Resubmittal of application.
18.43.115 Special conditions and criteria
for licensed liquor establishments in the
downtown commercial zone.
18.43.010 Purpose.
It is the purpose of this chapter to establish
review and permit approval procedures for
unusual or unique types of land uses which,
due to their nature, require special
consideration of the impact on the
neighborhood and land uses in the vicinity.
18.43.020 Scope.
This chapter shall apply for each application
for a conditional use permit (CUP). Only those
uses indicated by a "C" in the use tables
contained in Chapter 18.07 of this title will be
considered for a conditional use permit.
18.43.030 Application.
Application for a conditional use permit shall
be filed with the community development
department on forms provided by the city. The
application shall be accompanied by a filing fee
as may be set from time to time by resolution
of the city council. The application and review
process shall be subject to a Type III
procedure, pursuantto Chapter 18.55 of this
title. .
18.43.050 Criteria.
The hearings examiner shall be guided by all of
the following criteria in granting or denying a
conditional use permit:
A. The proposed use will not be materially
detrimental to the public welfare, or injurious
to the property or improvements in the vicinity
114
of the proposed use, or in the district in which
the subject property is situated;
B. The proposed use shall meet or exceed the
development standards that are required in the
zoning district in which the subject property is
situated;
C. The proposed use shall be compatible with
the surrounding land uses in terms of traffic
and pedestrian circulation, density, building,
and site design;
D. Appropriate measures have been taken to
minimize the possible adverse impacts that the
proposed use may have on the area in which it
is located;
E. The proposed use is consistent with the
goals and policies expressed in the
comprehensive plan;
F. Any special conditions and criteria
established for the proposed use have been
satisfied. In granting a conditional use permit
the hearings examiner may stipulate additional
requirements to carry out the intent of the
Camas Municipal Code and comprehensive
plan.
18.43.070 Expiration and renewal.
A conditional use permit shall automatically
expire one year after the date it was granted,
unless a building permit conforming to the
plans for which the CUP was granted is
obtained within that period of time. A CUP
shall automatically expire unless substantial
construction of the proposed development is
completed within two years from the date the
CUP is granted. The hearing examiner may
authorize longer periods for a CUP, if
appropriate for the project. The hearing
examiner may grant a single renewal of the
CUP, if the party seeking the renewal can
demonstrate extraordinary circumstances or
conditions not known or foreseeable at the time
the original application for a CUP was granted,
which would warrant such a renewal of a CUP.
18.43.090 Performance bond or
security.
A performance bond or other adequate and
appropriate security may be required by the
hearing examiner for any elements of the
proposed project which the city council
determines are crucial to the protection of the
public welfare. Such bond shall be in an
amount equal to one hundred percent of the
cost of the installation or construction of the
applicable improvements.
18.43.100 Resubmittal of application.
An application for a conditional use permit that
has been denied may not be resubmitted within
one year from the date of the disapproval.
18.43.115 Special conditions and·
criteria for licensed liquor
establishments in the downtown
commercial zone.
A. As used in this chapter, "licensed liquor
establishment" shall mean a bar, tavern,
cocktail lounge, or any other establishment
where alcohol, spirits, beer, wine, or any other
alcoholic beverage is served for consumption
on premises.
B. Licensed liquor establishments where
persons under twenty-one years of age are
permitted in all areas open to the public during
all hours the establishment is open for business
do not require a conditional use permit in the
downtown commercial zone.
C. Licensed liquor establishments where
persons under twenty-one years of age are not
allowed, or where persons under twenty-one
years of age are not permitted to enter some
portion of the establishment otherwise open to
members ofthe public eith(lr during all or a
portion of the hours the establishment is open
for business, shall satisfy the following
conditions in the downtown commercial zone:
1. No such establishment shall be permitted
within two hundred fifty feet of a church,
public school, private school, or licensed day
care facility.
2. There shall be no more than one such
establishment per block frontage. Block
frontage shall mean one side of the street
between intersecting cross streets.
3. There shall be a maximum of six such
establishments permitted in the downtown
commercial zone.
4. The approval authority may impose
additional conditions on live entertainment,
outside lounge areas, noise levels, litter and
trash, and such other matters as may be
115
necessary to promote the public health, safety
and general welfare.
Chapter 18.45
VARIANCES
Sections:
18.45.010 Purpose.
18.45.020 Approval process.
18.45.030 Criteria for granting a variance.
18.45.040 Conditions for granting--
Extension.
18.45.050 Application requirements.
18.45.080 Prohibited variance.
18.45.010 Purpose.
General. A variance to any development
standard contained in this title, other than
density and lot area, may be granted when
practical difficulties, unnecessary hardship, or
results inconsistent with the general purposes
of CMC Title 18 would result from the literal
enforcement of its requirem~nts. The sole
purpose of any variance shall be to prevent
such difficulties, hardship, or results, and no
variance shall be granted which would have the
effect of granting a special privilege not shared
by other property in the same vicinity and zone,
except when necessary to avoid such
difficulties, hardship or results.
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 at Type I procedure, pursuant to
CMC Chapter 18.55, 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
116
criteria under CMC Section 18.45.030 are
satisfied ..
18.45.030 Criteria for granting a
variance.
The board of adjustment (or hearing examiner,
or planning commission, in accordance with
Section 18.45.020B) shall consider all requests
for variances from the zoning code; a variance
from the provisions of such ordinances shall
not be granted unless all of the following facts
and conditions exist:
A. 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:
1. 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;
2. The variance requested is the minimum
necessary to relieve the unusual circumstances'
or conditions identified in subsection (A)(1) of
this section;
3. The authorization 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;
4. The proposed variance does not exceed ten
percent of the requested dimensional standard
in which the variance is requested.
B. Major Variance. A major variance shall not
be authorized without findings demonstrating
compliance with all of the following criteria:
1. The variance shall not constitute a grant of
special privilege inconsistent with the
limitation upon uses of other properties in the
vicinity and zone in which the subject property
is located;
2. That such variance is necessary, because of
special circumstances relating 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.
18.45.040 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 ofthe 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.
18.45.050 Application requirements.
An application for a variance shall be made on
forms provided by the city. All applications
shall be accompanied by a filing fee set time to
time by resolution of the city council.
18.45.080 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.
117
Chapter 18.47
TEMPORARY USE PERMITS
Sections:
18.47.010 Pnrpose.
18.47.020 Permit required.
18.47.030 Application.
18.47.040 Exemptions.
18.47.050 Criteria for approval.
18.47.060 Time limitation.
18.47.070 Limitation on activity.
18.47.080 Removal of a temporary use.
18.47.090 Abatement.
18.47.100 Assurance device.
18.47.010 Purpose.
It is the purpose of this chapter to provide an
administrative approval process whereby the
city may permit uses to locate within the city
on an interim basis without requiring full
compliance with the development standards for
the applicable zoning district, or by which the
city may allow seasonal or transient uses not
otherwise permitted.
18.47.020 Permit required.
A. No temporary use shall be permitted within
the city except in accordance with the
provisions of this chapter. A temporary use
permit is required for temporary uses except
those specifically exempted pursuant to Section
18.47.040 of this chapter.
B. The property owner or the agent of the
property owner may apply for a temporary use
permit on private property. Any person may
apply for a temporary use permit within a
public right-of-way.
18.47.030 Application.
The application for a temporary use permit
shall be submitted on forms obtained from the
planning department. The application shall
contain all the information required by the city.
The planning department shall verify that the
application is consistent with the requirements
of this chapter, and that the application contains
proof of a legitimate business, if applicable.
118
Temporary uses shall be subject to a Type I
procedure, pursuant to Chapter 18.55.
18.47.040 Exemptions.
The following activities are exempt from the
permit requirements of this chapter, but shall
comply with other substantive requirements of
this chapter, unless specifically noted
otherwise:
A. Garage sale and yard sale;
B. City sponsored uses and activities not
occurring within a structure, and occurring at
regular periodic intervals (i.e., weekly,
monthly, yearly, etc.);
C. Fireworks stands operating under a permit
issued by the fire marshal's office;
D. Christmas tree lots;
18.47.050 Criteria for approval.
A. The community development director may
approve, or modify and approve an application
for a temporary use permit if all of the
application satisfies all of the following
criteria:
1. The temporary use will not be materially
detrimental to the public health, safety or
welfare, nor injurious to property or
improvements in the immediate vicinity;
2. The temporary use is compatible with the
purpose and intent of this title, and the specific
zoning district in which it will be located in
accordance with the Chapter 18.07 "Use
Authorization";
3. The temporary use is compatible in intensity
and appearance with existing land uses in the
immediate vicinity;
4. Structures proposed for the temporary use
comply with the setback and vision clearance
area requirements of this title, and with
applicable provisions of the Building and Fire
Codes;
5. Adequate parking is available to serve the
temporary use, and if applicable, the temporary
use does not occupy required off-street parking
areas for adjacent or nearby uses;
6. Hours of operation of the temporary use are
specified;
7. The temporary use will not cause noise,
light, or glare which adversely impacts
surrounding land uses.
B. The community development director may
authorize a temporary use permit for a use not
specifically listed in Chapter 18.07 "Use
Authorization. "
18.47.060 Time limitation.
A temporary use is valid for up to one hundred
eighty calendar days from the effective date of
the permit, however, the community
development director may establish a shorter
time frame. The community development
director may grant one extension not to exceed
sixty days, upon the applicant showing
compliance with all conditions of permit
approval.
18.47.070 Limitation on activity.
A property owner or other holder of a
temporary use permit may not file an
application for a successive temporary use
permit for sixty days following the expiration
of an approval permit applying to that property.
18.47.080 Removal ofa temporary
use.
The community development director shall
establish, as a condition of each temporary use
permit, a time within which the use and all
physical evidence of the use must be removed.
If the applicant has not removed the use as
required by the temporary use permit, the city
may abate the use as provided in Section
18.47.090 of this chapter.
18.47.090 Abatement.
Prior to the approval of a temporary use permit,
the applicant shall submit to the community
development director an irrevocable, signed
and notarized statement granting the city
permission to summarily enter the applicant's
property with reasonable notice and abate the
temporary use, and all physical evidence of that
use if it has not been removed as required by
the terms of the permit. The statement shall
also indicate that the applicant will reimburse
the city for any expenses incurred in abating a
temporary use under the authority of this
chapter.
18.47.100 Assurance device.
In appropriate circumstances, the community
development director may require a reasonable
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performance of maintenance assurance device,
in a form acceptable to the finance department,
to assure compliance with the provisions ofthis
title and the temporary use permit as approved.
Chapter 18.49
UNCLASSIFIED USE PERMITS
Sections:
18.49.010 Purpose.
18.49.020 Uses requiring an unclassified use
permit (UUP).
18.49.030 Area and dimensional
requirements.
18.49.040 Application requirements.
18.49.050 Notice and hearing requirements.
18.49.060 Criteria.
18.49.070 Expiration and renewal.
18.49.080 Revocation of permit.
18.49.090 Performance bond or security.
18.49.100 Resubmittal of application.
18.49.010 Purpose.
It is the purpose of this chapter to establish
procedures for the regulation of uses possessing
unusual, large-scale, unique or special
characteristics that make impractical their
being included in the various zone districts
previously defined in Chapter 18.05 "Zoning
Map and Districts."
18.49.020 Uses requiring an
unclassified use permit (UUP).
Uses not listed in Chapter 18.07 of this title
require an unclassified use permit processed
subject to a Type III procedure pursuant to
CMC Chapter 18.55, subject to the approval
criteria as provided in this chapter.
18.49.030 Area and dimensional
requirements.
A. The requirements for front, rear and side
yards and open spaces and landscaping
applicable to the underlying zone classification
in which any such use is proposed to be located
shall prevail, unless specific modifications are
required in granting the unclassified use permit.
B. The provisions applying to height and
minimum lot area and width applicable to the
underlying zone classification in which any
such use is proposed to be located shall prevail
unless specific modifications are required in
granting the UUP.
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18.49.040 Application requirements.
Application for an unclassified use permit shall
be filed with the planning department on forms
provided by that office. All applications shall
be accompanied by a filing fee as set from time
to time by resolution of the city council.
18.49.050 Notice and hearing
requirements.
Upon completion of review of the proposed
project by the planning department, the
planning department shall schedule a public
hearing before the planning commission to
consider the application for the unclassified use
permit. Public hearing notice shall be made in
accordance with Chapter 18.55 of this title.
Following the public hearing, the planning
commission shall make a recommendation to
the city council regarding the proposed project.
The city council shall adopt findings, and shall
specifically state what is approved and any
conditions thereon.
18.49.060 Criteria.
The planning commission and city council shall
be guided by all ofthe following criteria in
granting an unclassified use permit:
A. The proposed use will not be materially
detrimental to the public welfare or injurious to
the property or improvements in the vicinity;
B. The proposed use shall meet or exceed the
same standards for parking, landscaping, yards,
and other development regulations that are
required in the district it will occupy;
C. The proposed use shall be compatible
generally with the surrounding land uses;
D. The proposed use shall be in keeping with
the goals, objectives, and policies of the
comprehensive plan;
E. All measures shall be taken to minimize the
possible adverse impacts that the proposed use
may have on the area in which it is located.
18.49.070 Expiration and renewal.
An unclassified use permit shall automatically
expire one year after the date it was granted by
the city council, unless a building permit
conforming to plans upon which the permit was
granted is obtained within that period of time.
An unclassified use permit shall automatically
expire unless substantial construction shall be
completed within two years from the date the
unclassified use permit is granted by the city
council, unless a renewal is granted, or unless
the UUP specifically provides for a period
greater than two years. The city council, upon
recommendation of the planning commission,
may renew an unclassified use permit for a
maximum period of one additional year. No
more than one renewal shall be issued for any
UUP. A renewal may be granted only if there
have been no pertinent changes in conditions
surrounding the property since the time of
original approval. No hearing is required for
renewal of an unclassified use permit.
18.49.080 Revocation of permit.
The city council may revoke or modifY an
unclassified use permit. Any aggrieved party
may petition the planning commission in
writing to initiate revocation or modification
proce~dings. Such revocation or modification
shall be made on anyone or more of the
following grounds:
A. The approval was obtained by deception,
fraud, or other intentional and misleading
representations;
B. The use approved has been abandoned;
C. The use approved has at any time ceased for
a period of one year or more;
D. The permit granted is being exercised
contrary to the terms or conditions of such
approval, or in violation of any statute,
resolution, code, law, Or regulations.
Before an unclassified use permit may be
revoked or modified, a public hearing shall be
held. Procedures concerning notice, reporting,
and appeals shall be the same as required by
this chapter for the initial consideration of an
unclassified use permit application.
18.49.090 Performance bond or
security.
A performance bond or other adequate and
appropriate security may be required by the
city for any elements of the proposed project
which the city determines are crucial to the
protection of the public welfare. Such bond
shall be in an amount equal to one hundred
percent ofthe cost of the installation or
construction of the applicable improvements.
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18.49.100 Resubmittal of application.
An application for an unclassified use permit
which has been denied may not be resubmitted
within one year from the date of city council
disapproval.
Chapter 18.51
COMPREHENSIVE PLAN
AMENDMENTS
Sections:
18.51.010 Application and criteria therein.
18.51.020 Application review.
18.51.030 Notification and hearing.
18.51.040 Staff report.
18.51.050 Council consideration and
decision.
18.51.010 Application and criteria
therein.
Any interested person, including applicants,
citizens, planning commission, city council,
city staff, and other agencies, may submit an
application in the month of January each year
for a comprehensive plan amendment. The
application shall specify:
A. A detailed statement of what is proposed
and why;
B. A statement of the anticipated impacts of the
change, including the geographic area affected,
and issues presented by the proposed change;
C. An explanation of why the current
comprehensive plan is deficient or should not
continue in effect;
D. A statement of how the proposed
amendment complies with and promotes the
goals and specific requirements of the growth
management act;
E. A statement of what changes, if any, would
be required in functional plans (i.e., the city's
water, sewer, stormwater or shoreline plans) if
the proposed amendment is adopted;
F. A statement of what capital improvements, if
any, would be needed to support the proposed
change which will affect the capital facilities
plans of the city;
G. A statement of what other changes, if any,
are required in other city or county codes,
plans, or regulations to implement the proposed
change; and
H. The application shall include an
environmental checklist in accordance with the
State Environment Policy Act (SEPA).
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18.51.020 Application review.
The comprehensive plan shall be reviewed
once a year in accordance with RCW
35A.63.070-073, unless there is an emergency,
with the following procedure:
A. In the months of November and December,
city staff and applicants shall complete
pre application meetings;
B. In the month of January of each year,
applicants shall submit an application form
containing all of the information required by
Section 18.51.010 ofthis chapter;
C. In the months of February and March of
each year, the city shall review all proposed
changes (including any changes initiated by the
city). If no amendments are received, the
chairman of the planning commission shall so
report to the mayor and city council, and the
annual review of the comprehensive plan shall
be considered completed. The city may take as
much as sixty days from the closing of the .
application period (January thirty-first) to
complete the initial review of proposals.
Environmental determination requirements
associated with an application may lengthen
this period.
18.51.030 Staff report.
The planning department shall prepare and
submit to the planning commission a staff
report which addresses the following:
A. The issues set forth in this chapter;
B. Impact upon the city of Camas
comprehensive plan and zoning code;
C. Impact upon surrounding properties, if
applicable;
D. Alternatives to the proposed amendment;
and
E. Appropriate code citations and other
relevant documents.
F. The SEP A checklist and determination.
The report shall include a copy of the
application for each proposed amendment, any
written comments on the proposals received by
the department, and shall contain the
department's recommendation on adoption,
rejection or deferral of each proposed change.
18.51.040 Notification and hearing.
Upon consideration of any amendment,
modification, or alteration to the
comprehensive plan, the planning commission
shall hold at least one public hearing on the
proposed amendment. Any person can submit
written comment to the department prior to the
public hearing, and/or present oral testimony at
the public hearing. Notice of the time, place,
and purpose of such public hearing shall be
published in the official newspaper of the city
in accordance with CMC Section 18.55.320.
The hearing may be continued from time to
time at the discretion of the planning
commission, but no additional notices need be
published.
18.51.050 Council consideration and
decision.
Subsequent to planning commission review and
recommendation, the city council shall consider
each request for an amendment to the
comprehensive plan at a public meeting, at
which time the applicant will be allowed to
make a presentation. Any person submitting a
written comment on the proposed change shall
also be allowed an opportunity to make a
responsive oral presentation. Such
opportunities for oral presentation shall be
subject to reasonable time limitations
established by the council.
A. At minimum, the criteria the city council
shall use to make a decision on a proposed
amendment are as follows:
1. The application and criteria established
therein;
2. The staff report and recommendation;
3. The planning commission recommendation;
4. The public interest.
B. The city council shall make a decision by
motion, resolution, or ordinance as appropriate.
The city council decision on a planning
commission recommendation following a
public hearing shall include one of the
following actions:
1. Approve as recommended;
2. Approve with additional conditions;
3. Modify, with or without the applicant's
concurrence;
4. Deny (resubmittal is not allowed until the
next year);
5. Remand the proposal back to the planning
commission for further proceedings.
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Chapter 18.55
ADMINISTRATION AND PROCEDURES
Article I. General Procedures
18.55.010 Procedures for processing
development permits.
18.55.020 Determination of proper procedure
type.
18.55.030 Summary of decision making
processes.
Article II. Pre-Filing Requirements
18.55.050 Initiation of action.
18.55.060 Preapplication conference meeting-
-Type II, Type III.
Article m. Application Requirements
18.55.100 Application requirements for Type
II or Type III applications.
18.55.110 Application-Required
information.
18.55.130 Letter of completeness Type II,
Type III or SMP.
Article IV. Public Notices and Hearings.
18.55.150 Notice ofapplication--Type III
18.55.165 SEPA threshold determinations and
consolidated review.
18.55.170 Optional public notice.
18.55.180 Hearings process--Type III
applications.
18.55.190 Hearing's notice.
Article V. Decisions and Appeals
18.55.200 Appeals--Generally.
18.55.210 Appeals--Type II, SMP.
18.55.220 Conditions of approval.
18.55.230 Notice of Decision
18.55.235 Reconsideration by the hearings
examiner.
18.55.240 Judicial appeals.
18.55.250 Reapplication limited.
18.55.260 Expiration ofa Type II, or Type III
decisions.
18.55.270 Plat amendments and Plat
alterations
18.55.280 Modification of conditions.
18.55.290 Minor·amendments or
modifications.
Article VI. Miscellaneous Processes
124
18.55.300 Joint public hearings.
18.55.320 Type IV--Legislative hearing
process.
18.55.330 Shoreline master program permits.
18.55.340 Development agreements.
18.55.345 Final plat approval.
Article VII. Code Conflicts
18.55.350 Applicability in the event of
conflicts.
18.55.360 Severability.
Article vm. Enforcement
18.55.400 Enforcing authority.
18.5 5.410 General penalty.
18.55.420 Application.
18.55.430 Civil regulatory order.
18.55.440 Civil fines.
18.55.450 Review of approved permits.
18.55.460 Revocation of permits or approvals.
18.55.010 Procedures for processing
development" permits.
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, SEP A, Shoreline or Type
IV.
As used in this chapter Director or Community
Development Director shall mean the
Community Development Director or designee.
18.55.020 Determination of proper
procedure type.
A. Determination by Director. The community
development director or designee (hereinafter
the "director"), shall determine the proper
procedure for all development applications. If
there is a question as to the appropriate type of
125
procedure, the determination shall be at the
director's discretion.
B. Optional Consolidated Permit Processing.
An application that involves two or more
project permits may be submitted concurrently
and processed with no more than one open
record hearing and one 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 include all
project permits reviewed through the
consolidated permit process.
18.55.030 Summary of decision
making processes.
The following decision making process table
provides guidelines for the city's review of the
indicated permits:
· a e -18 55 030 T hi 1 S ummaryo fd .. eClsloo ma ki 02 processes.
Approval Process
Permit Type I n ill Shore SEPA BOA IV
Archaeological X X
Binding Site Plans X
Boundary Line Adjustment X
Building Permits X
Certificate of Occupancy X
Conditional Use X5
Design Review X X
Final Plats (2) X
Home Occupations X (type A) X (type B)
LIIBP Xl X4
Minor Modifications X
Plan/Zone Change X
Planned Development Final X
Master Plan (3)
Planned Development X4
Preliminary Master Plan
Preliminary Subdivision Plat X 5
Sensitive Areas/OS X X
SEPA Threshold X
Determination
Shorelines Permit X
Short Plat X
Sign Permits X
Site Plan Review X
Temporary Uses X
Unclassified Use Permit X4
Variance (Minor) X
Variances (Major) X
Zone Change/Single Tract X 5
Zone Code Text Changes X
(1) For development proposals subsequently submItted as part of an approved master plan, subarea plan, or binding
site plan.
(2) Section 17.21.060 for fma1 plat approval.
(3) Section 18.23.130 for fmal master plan approval.
(4) Planning Commission hearing and City Council decision
(5) Hearing and final decision by hearings examiner '
Permit Types.
A. Type I Decisions. The community
development director or designee shall
render all Type I decisions. Type I
decisions do not require interpretation or
the exercise of policy or legal judgment
in evaluating approval standards. The
126
process requires no public notice. The
approval authority's decision is
generally the final decision of the city.
Type I decisions by the building division
may be appealed to the board of
adjustment.
B. Type II Decisions. The community
development director or designee shall
render the initial decision on all Type II
permit applications.
Type II decisions involve the exercise of
some interpretation and discretion in
evaluating approval criteria.
Applications evaluated through this
process are assumed to be allowable in
the underlying zone. City review
typically focuses on what form the use
will take, where it will be located in
relation to other uses, natural features
and resources, and how it wi11100k.
However, an application shall not be
approved unless it is or 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 determines completeness,
issues a notice of application
(consoli4ated 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 city's final decision.
C. Type III Decisions. Type III
decisions involve the greatest amount of
discretion and/or evaluation of approval
criteria. Applications evaluated through
this process commonly involve
conditional uses, subdivisions, and
development within the city's light
industriallbusiness park. Upon receipt of
a complete application, notice of public
hearing is mailed to the owners of
record ofthe 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 SEP A threshold
determination is required, the notice of
hearing shall be made at least fifteen
127
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 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 meeting, makes
the final city decision.
D. Shoreline (SMP, Shore). The
community development director acts as
the "administrator." A shoreline
management review committee reviews
a proposal and either determines to issue
a permit, or forward the application to
the planning commission or hearings
examiner, as appropriate. The shoreline
procedures are specified in Chapter
18.88 of this code.
E. SEPA (State Environmental Policy
Act). When the city of Camas is the lead
agency, the community development
director shall be the responsible official.
The procedures for SEP A are generally
provided for under Title 16 of this code,
as well as Sections 18.55.110 and
18.55.165 of this chapter.
F. Board of adjustment decisions are the
final decision of the city, except as
provided in Section 18.45.020 of this
title.
G. Type N Decisions. Type N
decisions are legislative actions which
involve the adoption or amendment of
the city's land use regulations,
comprehensive plan, map inventories,
and other policy documents that affect
the entire city, large areas, or multiple
properties. These applications involve
the greatest amount of discretion and
evaluation of subjective approval
criteria, and must be referred by
majority vote of the entire planning
commission onto the city council for
final action prior to adoption by the city.
The city council's decision is the city's
final decision. (Ord. 2451 §§ 1,2,2006;
Ord.2443 § 3 (Exh. A (part)), 2006)
18.55.050 Initiation of action.
Except as otherwise provided, Type I, II, III, or
BOA applications may only be initiated by
written consent of the owner(s) of record or
contract purchaser(s). Legislative actions may
be initiated at the request of citizens, the city
council, planning commission, or department
director or division manager.
18.55.060 Preapplication conference
meeting--Type II, Type ill.
A. Prior to submitting an application for a Type
II or Type III application, the applicant shall
schedule and attend a preapplication
conference with city staff to discuss the
proposal. The preapplication conference shall
follow the procedure set forth by the director.
B. To schedule a preapplication conference the
applicant shall contact the planning department.
The purpose of the preapplication conference is
for the applicant to provide a summary of the
applicant's 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 the proposal.
The director may provide the applicant with a
written summary of the preapplication
conference within ten days after the
preapplication conference.
C. Notwithstanding any representations by city
staff at a pre-application conference, staff is not
authorized to waive any requirements of the
city code. Any omission or failure by staff to
recite to an applicant all relevant applicable
code requirements shall not constitute a waiver
by the city of any standard or requirement.
D. A preapplication conference shall be valid
for a period of one hundred eighty days from
the date it is 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.
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18.55.100 Application requirements
for Type II or Type III applications.
All Type II, or Type III applications must be
submitted at the planning department office on
the most 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. The applicant has
the burden of demonstrating, with evidence,
that all applicable approval criteria are or can
be met.
18.55.110 Application-Required
information.
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 sought. Likewise, the director
may require additional information beyond that
listed in this subsection or elsewhere in the city
code, such as a traffic study or other report
prepared by an appropriate expert where
needed to address relevant approval criteria. In
any event, the applicant is responsible for the
completeness and accuracy of the application
and all of the supporting documentation.
Unless specifically waived by the director, the
following must be submitted at the time of
application:
A. A copy of a completed city application
formes) and required fee(s);
B. A complete list ofthe permit approvals
sought by the applicant;
C. A current (within thirty days prior to.
application) a mailing list of owners of real
property within three hundred feet of the
subject parcel, certified as based on the records
of Clark County assessor;
D. A complete and detailed narrative
description that describes the proposed
development, existing site conditions, existing
buildings, public facilities and services, and
other natural features. The narrative shall also
explain how the criteria are or can be met, and
address any other information indicated by staff
at the preapplication conference as being
required;
E. Necessary drawings in the quantity specified
by the director;
F. Copy of the preapplication meeting notes
(Type II and Type III);
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:
1. Description of proposal,
2. Types of permit applications on file and
being considered by the city of Camas,
3. Site plan, .
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. (Ord. 2455 § 4, 2006:
Ord. 2443 § 3 (Exh. A (part», 2006)
1S.55.130 Letter of completeness Type
II, Type ill or SMP.
A. Upon submission of a Type II, Type III, or
SMP application, the director should date
stamp the 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 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.
B. If the director does not issue a letter of
completeness or incompleteness within twenty-
129
eight days, the application will be presumed
complete on the twenty-eighth day after
submittal.
C. Upon receipt of a letter indicating the
application is incomplete, the applicant has one
hundred eighty days from the original
application submittal date within which to
submit the missing information or the
application shall be rejected and all materials
returned to the applicant. If the applicant
submits the requested information within the
one hundred eighty day period, the director
shall again verify whether the application, as
augmented, is complete. Each such review and
verification should generally be completed
within fourteen days.
D. Once the director determines the application
is complete, or the applicant refuses in writing
to submit any additional information, the city
shall declare the application complete and
generally take final action on the application
within one hundred twenty days of the date of
the completeness letter. The timeframe for a
final decision may vary due to requests by the
city to correct plans, perform required studies,
provide additional required information,
extensions of time agreed to by the applicant
and the city, or delays related to simultaneous
processing of Shoreline's or SEPA reviews.
E. The approval criteria and standards which
control the city's review and decision on a
complete application are those which were in
effect on the date the application was first
submitted, or as prescribed by a development
agreement.
1S.55.150 Notice of application--Type
ill.
A. Notice of Application Required. A notice of
application will be required for all Type III
applications. The notice of application may be
combined with a notice of public hearing.
B. Contents. The notice of a Type III
application shall include:
1. The date of application, the date of the notice
of completeness, and the date of the notice of
application;
2. A description of the proposed project action,
a list of project permits included in the
application, 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;
4. The identification of existing environmental
documents that evaluate the proposed project,
and, if not otherwise stated on the document
providing notice of application, the location
where the application and any studies can be
reviewed;
5. A statement of the limits of the public
comment period, which shall be fifteen days
following the date of notice of application, and
statements of the right of any person to
comment on the application, receive notice of
and participate in any hearings, request a copy
of the decision once made, and any appeal
rights;
6. The date, time, and place of hearing, if
applicable and known;
7. A statement of the preliminary determination
of consistency, if one has been made at the time
of notice, and of those development regulations
that will be used for project mitigation and
consistency as provided in Title 16 of this code;
8. Any other information determined
appropriate by the city, such as the city's
threshold determination.
C. Time frame for issuance of notice of
application.
1. Within fourteen days after the city has made
a determination of completeness of a project
permit application, the city shall issue a notice
of application.
2. If any open record predecision hearing is
required for the requested project permit(s), the
mailed notice of application shall be provided
at least fifteen days prior to the open record
hearing.
D. Published. The notice of application shall be
published in the city's official newspaper of
general circulation in the general area where
the proposal is located.
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 County GIS records.
F. Preliminary Plat Actions. In addition to the
notice of application requirements above for
preliminary plats and proposed subdivisions,
additional notice shall be provided as follows:
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L 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 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-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 notice:
4. If the owner ofthe real property which is
proposed to be subdivided owns another parcel
or 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 any portion of the boundaries
of such adjacently located parcels of real
property owned by the owner of the real
property proposed to be subdivided.
18.55.165 SEPA threshold
determinations and consolidated
review.
A. Notice of Threshold Determinations. Under
a consolidated review, notice of a threshold
determination will be mailed to those agencies,
individuals, or entities submitting comment
within the comment period, and to all owners
of record ofthe subject property, and all
owners of real property generally located
within three hundred feet of the subject
property based on Clark County GIS records.
Where a notice of public hearing is required,
the threshold determination may be combined
with such notice. An applicant is responsible
for submitting a certified list ofthe property
owners to be notified, and mailing labels of this
list.
B. Public Hearing on Project Permit. If an open
record predecision hearing is required for the
underlying project permit application, the city
shall issue its threshold determination at least
fifteen days prior to the open record
predecision hearing.
C. Consolidated Appeals. All SEPA related
appeals, other than a DS, shall be consolidated
with the open record hearing, or appeal, if any,
on the underlying project application.
D. DS appeals shall be heard in a separate open
record hearing prior to the open record hearing,
if applicable, on the underlying project
application. The purpose for this early separate
appeal hearing is to resolve the need for an
environmental impact statement (EIS) , and to
permit administrative and judicial review prior
to preparation of an EIS.
E. Notice of Appeal--Timing and Content.
1. All SEP A appeals shall be filed in writing
with the city of Camas clerk accompanied by
the required filing fee.
2. The notice of appeal shall identify the
appellant, establish standing, and set principal
points of the appeal.
3. The notice of appeal shall be filed no later
than fourteen days after the threshold
determination has been issued.
18.55.170 Optional public notice.
As optional methods of providing public notice
of any project permit(s), the city may utilize
one or more of the following:
A. Notify the public or private groups with
known interest in a certain proposal, or in the
type of proposal being considered;
B. Notify the news media;
C. Place notices in appropriate regional, local,
or neighborhood newspapers or trade journals;
D. Publishing notice in city newsletters or
sending notice to agency mailing lists, either
general lists or lists for specific proposals or
subject areas;
E. Mailing to neighboring property owners; and
F. Placing notice on the city of Camas official
web site.
The city's failure to provide the optional notice
as described in this section shall not be grounds
for invalidation of any permit decision.
18.55.180 Hearings process--Type ill
applications.
All public hearings on a Type ill application
shall be quasi-judicial and comply with the
procedure of this section.
A. Once the director determines that an
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application for a Type ill decision is complete
a hearing shall be scheduled.
B. Notice of the hearing shall be issued in
accordance with CMC Section 18.55.190.
C. The director or designee shall prepare a staff
report on the application which lists the
applicable approval criteria, describes the
application and the applicant's proposal,
summarizes all relevant 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
the approval criteria are met.
D. At the beginning of the initial public hearing
authorized under these procedures, a statement
shall be announced to those in attendance that:
1. Lists the applicable substantive criteria;
2. The hearing will proceed in the following
general order: staff report, applicant's
presentation, testimony in favor of the
application, testimony in opposition to the
application, rebuttal, record closes, deliberation
and decision;
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
those addressed in the staff report, those criteria
must be listed and discussed on the record. The
decision maker may reasonably limit oral
presentations in length or content depending
upon time constraints. Any party may submit
written materials of any length while the public
record is open;
4. Any party wishing a continuance or to keep
open the record must make that request while
the record is still open;
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. Advised
parties must raise challenges to the procedures
of the hearing at the hearing and raise any issue
relative to ex parte contacts, conflicts of
interest, or bias, prior to the start of the hearing;
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 for
deliberation without additional information.
New notice of a continued hearing need not 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
record for the submission of additional written
material or other documents and exhibits. The
decision maker(s) may limit the factual and
legal issues that may be addressed in any
continued hearing or open-record period;
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 some part ofthe Type III decision.
The Type III decisions for which this applies
include, but are not limited to, design review,
variances, critical areas.
18.55.190 Hearing's notice.
A. A notice of public hearing is required for all
open record quasi-judicial hearings for which a
scheduled hearing date was not included in a
notice of application.
1. Mailed Notice. At least fifteen days prior to
a hearing the director shall prepare and send by
mail a notice of hearing 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 County
GIS records. An applicant is responsible for
submitting a certified list of the property
owners to be notified and mailing labels of this
list.
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.
3. Content of notice under subsection (A){l) or
(A)(2) of this section:
a. The time, date and location of the public
hearing;
b. A general description of the proposed
project;
c. The street address or other easily understood
location of the subject property and city
assigned case file number;
d. A timeframe for submitting written
comments for inclusion in the decision maker's
packet;
e. If a SEPA threshold determination is
132
required, notice under subsection (A){l) ofthis
section may include the notice of the threshold
determination;
f. A description of other project administrative
decisions or determinations, and appeal
periods.
4. Failure to satisfy the notice requirements of
this section shall not invalidate the proceeding.
18.55.200 Appeals--Generally.
Appeals of any decisions of the city must be
filed in the manner and on forms provided by
the city and comply with the requirements of
this section.
A. Type I decisions are not appealable to any
other decision maker within the city.
B. A notice of appeal of a Type II, shoreline
permit, or SEP A decision must be received in
writing by the city clerk within fourteen
calendar days of the date on the decision. Type
II appeals are subject to the requirements of
CMC Section 18.55.210.
C. Type III applications are processed in one of
two distinct manners.
1. Those applications subject to planning
commission recommendations are not
appealable. However, any party may submit
written arguments based on the record to refute
the planning commission recommendation no
later than seven days prior to the city council
meeting on the matter.
2. A decision issued by the hearings examiner
is a final decision of the city and therefore not~
appealable to any other decision maker within
the city.
D. BOA decisions are not appealable to any
other decision maker within the city, except as
provided in Section 18.45.020 ofthis title. The
actions of the board of adjustment in granting
or denying an application shall be final and '
conclusive, unless within twenty,..one days from
the date of the BOA's action the original
applicant or an aggrieved party petitions the
Superior Court of Clark County under the Land
Use Petition Act.
18.55.210 Appeals--Type IT, shoreline
permit.
All Type II or shoreline permit appeals not part
of a consolidated review shall be conducted in
a closed record meeting before the city council
and comply with the procedures of this section.
A. Timing. Appeals under this section shall be
made no later than the close of business on the
fourteenth day after the date on the notice of
decision.
B. Content of Appeal. Appeals shall be in
writing, be accompanied by an appeal fee, and
contain the following information:
1. Appellant's name, address, and phone
number;
2. Appellant's statement describing his or her
standing to appeal;
3. Identification of the application which is the
subject of the appeal;
4. Appellant's statement of grounds for 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
appeal and believes the contents to be true,
following by the appellant's signature.
C. Once the director determines that an appeal
of a director's decision or determination has
been properly filed, the director shall schedule
a closed record hearing before the city council.
D. Notice of an appeal under this section shall
be made to those entitled to notice of the
decision or determination.
18.55.220 Conditions of approval.
A. All city decision makers have the authority
to impose reasonable conditions of approval
designed to ensure that all applicable approval
standards are, or can be met.
B. The applicant retains the burden of
demonstrating that applications comply with
the approval criteria, 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
imposition of conditions, as well as
demonstrate a commitment to comply with
conditions of approval.
C. Failure to comply with any condition of
approval shall be grounds for revocation of the
permit( s) , and grounds for instituting code
enforcement proceedings pursuant to the city
code.
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18.55.230 Notice of decision
A. Type II Process. The city shall mail a
notice of all decisions rendered under a
Type II process. Except as otherwise
provided in this code, notice of Type II
decisions shall be mailed to all property
owners within three hundred (300) feet
of the subject property based on Clark
County GIS records.
B. Type III Decisions. The city shall
mail a notice of all decisions rendered
under a Type III process. Mailed notice
of the decision shall be as follows:
1. Any person, who prior to rendering
of the decision, requested notice of the
decision, or submitted substantial
comments on the application;
2. Those who were provided a notice of
application;
Those individuals signing a petition and
not otherwise submitting substantial
comments are not entitled to a notice of
decision.
C. The notice of decision shall include
the following information:
1. The file number and effective date of
decision;
2. The name of the applicant, owner, and
appellant (if different);
3. The street address or other easily
understood location of the subject
property;
4. A brief summary of the decision and,
if an approval, a description of the use
approved; and
5. The contact person, address, and a
telephone number whereby a copy of the
final decision may be inspected or
copies obtained.
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 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 hearing.
F. A statement of appeal rights and
timing. (Ord. 2389 § 1 (part), 2004)
18.55.235 Reconsideration by the
hearings examiner.
Any party of record believing that a decision of
the hearings examiner is based on erroneous
procedures, errors of law or fact, or the
discovery of new evidence which could not be
reasonably 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.
A. Time Frame. The request for reconsideration
shall be filed within fourteen calendar days of
the date the decision was rendered.
B. Content. The request for reconsideration
shall contain the following:
1. The case number designated by the city and
the name of the applicant;
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
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 must
explain why such evidence should be
considered.
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
he or she deems proper; including, but not
limited to, denying the request, modifying the
decision, or affirming the decision.
18.55.240 Judicial appeals.
The city's final decision on an application may
be appealed by a party of record with standing
to file a land use petition in Clark County
Superior Court. Such petition must be filed
within twenty-one days after issuance of the
decision, as provided in Chapter 36.70C RCW.
18.55.250 Reapplication limited.
If an application is denied, or withdrawn
following the close of the public hearing, no
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reapplication for the same or substantially
similar proposal may be made for one year
following the date of final decision denying the
permit, or the date of withdrawal.
18.55.260 Expiration of a Type IT, or
Type ill decisions.
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. If, within two years of the date of the final
decision, all necessary building permit(s) have
not been issued, if required; or
2. If, within two years of the date of the final
decision, the development action or activity
approved in the decision is not initiated.
B. Notwithstanding subsection A of this
section, subdivision plats and short plats, must
be recorded within five years of final plat
approval.
C. New Application Required. Expiration of an
approval shall require a new application for any
use on the subject property that is not otherwise
allowed outright.
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 ofthe case (the date when an appeal
may no longer be filed).
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 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
17.09.040 or Section 17.11.060.
C. An amended plat proposal shall be
submitted on an application satisfying all the
criteria of Section 17.09 .030(B) or Section
17.l1.030(B) of this chapter. The community
development director shall have the discretion
to determine whether a new SEP A checklist
application need be submitted, and whether
stormwater, transportation, geotechnical, and
other studies need to be revised or "updated. A
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.
D. An approval for a plat amendment shall
expire at the same time as the original
preliminary plat approval.
E. Plat alterations are modifications to a final
plat. Plat alterations are a Type III decision and
shall be processed as provided in RCW
58.17.215. (Ord. 2443 § 2 (Exh. A (part»,
2006)
18.55.280 Modification of conditions.
Any request to modify a condition of permit
approval shall be processed in the same
manner, and shall be subject to the same
standards, as was the original application,
provided the standards and criteria used to
approve the decision are consistent with the
current code. However, the decision maker
may, at its sole discretion, consider a
modification request and limit its review of the
approval criteria to those issues or aspects of
the application that are proposed to be changed
from what was originally approved.
18.55.290 Minor amendments or
modifications.
Minor amendments are modifications to
approved developments or permits. Minor
amendments are those modifications which
may affect the 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 units, or density, (iii) decrease the
quality or amount of open space, or (iv) vary
from specified dimensional standards of this
title. Minor amendments are Type I decisions.
135
18.55.300 Joint public hearings.
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 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.
B. Applicant's Request for a Joint Hearing. The
applicant may request that the public hearing
on a permit application be combined, as long as
the joint hearing can be held within the time
periods set 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.
C. Prerequisites to Joint Public Hearing. A joint
public hearing may be held with another local,
state, regional, federal, or other agency and the
city, as long as:
1. The other agency is not expressly prohibited
by statute from doing so;
2. Sufficient notice of the hearing is given to
meet each of the agencies' adopted notice
requirements as set forth in statute, ordinance,
or rule;
3. The agency has received the necessary
information about the proposed project from
the applicant in enough time to hold its hearing
at the same time as the city of Camas hearing;
and
4. The hearing is held within the Camas city
limits.
18.55.320 Type IV--Legislative
hearing process.
A. Purpose. Legislative actions involve the
adoption or amendment of the city's Municipal
Code, 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 planning commission.
B. Notice of Legislative Hearings. Notice of
the date, time, place, and subject of an initial
legislative hearing before the planning
commission shall be published in a newspaper
of general circulation within the city at least six
days prior to the hearing.
C. Planning Commission Review.
1. Hearing Required. The planning commission
shall hold a public hearing before
recommending action on a legislative proposal.
Recommendations by the planning commission
shall be by majority vote of the entire planning
commission.
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 legislative proposal at least five days
prior to the hearing.
3. Planning Commission Recommendation. At
the conclusion of the initial hearing, or a
continued hearing, the planning commission
shall forward a recommendation on the
proposal to the city council.
D. City Council Review. Upon a
recommendation from the planning
commission, the city council may hold a public
hearing on the proposal or consider the
proposal at a regular meeting of the council.
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 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 an ordinance or resolution.
18.55.330 Shoreline master program
permits.
The process and procedures regarding shoreline
master program permits are found in Chapter
18.88 ofthis code. Where a permit under
Chapter 18.88 of this code is submitted under
concurrent review, the fmal decision by the city
council shall occur at the same time as any
other required permit or decision.
18.55.340 Development agreements.
A. Development Agreements--Authorized. The
city may enter into a development agreement
with a person having ownership or control of
real property within its jurisdiction. The city
may enter into a 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
136
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.
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 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 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 or approval issued by
the county or city after the execution of the
development agreement must be consistent
with the development agreement.
C. Development Agreements--Recording--
Parties and Successors Bound. A development
agreement shall be recorded with the real
property records of the Clark County. During
the term of the 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 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.
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.
18.55.350 Applicability in the event of
conflicts.
The provisions of chapter supersede all
conflicting provisions in the city of Camas
Municipal Code.
18.55.360 Severability.
If any section, sentence, clause, or phrase of the
ordinance codified in this chapter should be
held to be invalid or unconstitutional by a court
of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity
or constitutionality of any other section, clause,
or phrase of this chapter.
18.55.400 Enforcing authority.
A. The public works director, community
development director, engineering manager,
fire marshal, and building official shall be
responsible for enforcing Titles 15 through 18
of this code, and may adopt administrative
rules to meet that responsibility. Enforcement
responsibility may be delegated to an
appropriate designee, for example, a code
enforcement officer.
B. The enforcement provisions of this chapter
shall be applicable to any violation of the
provisions of Titles 16 through 18 of this code,
and to any failure to comply with the terms and
conditions of any permits or approvals issued
pursuant to the provisions of those titles.
18.55.410 General penalty.
Compliance with the requirements of Titles 15
through 18 of this code shall be mandatory.
The general penalties and remedies established
in Chapter 1.24 of this code for such violations
shall apply to any violation of those titles.
The enforcement actions authorized under this
chapter shall be supplemental to those general
penalties and remedies.
18.55.420 Application.
Actions under this chapter may be taken in any
order deemed necessary or desirable by the
director to achieve the purpose of Titles 15
137
through 18 of this code. Proof of a violation of
a development permit or approval shall
constitute prima facie evidence that the
violation is that ofthe applicant and/or owner
of the property upon which the violation exists.
An enforcement action under this chapter shall
not relieve or prevent enforcement against any
other responsible person.
18.55.430 Civil regulatory order.
A. Authority. A civil regulatory order may be
issued and served upon a person if any activity
by or at the direction of that person is, has
been, or may be taken in violation of the
development code.
B. Notice. A civil regulatory order shall be
deemed served, and shall be effective when
posted at the location ofthe 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.
C. Content. A civil regulatory order shall set
forth:
1. The name and address of the person to whom
it is directed;
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;
5. An order that the person stop work until the
violation is corrected or remedied;
6. A specific description of the actions required
to correct, remedy, or avoid the violation,
including a time limit to complete such actions;
7. A notice that failure to comply with the
regulatory order may result in further
enforcement actions, including civil fines and
criminal penalties.
D. Remedial Action. The director may require
any action reasonably calculated to correct or
avoid the violation, including but not limited
to, replacement, repair, supplementation,
revegetation or restoration.
E. Appeal. A civil regulatory order may be
appealed in accordance with the Camas
Municipal Code.
18.55.440 Civil fines.
A. Authority. A person who violates any
provision of the development code, or who fails
to obtain any necessary permit, or who fails to
comply with a civil regulatory order shall be
subject to a civil fine.
B. Amount. The civil fme assessed shall not
exceed one thousand dollars for each violation.
Each separate day, event, action, or occurrence
shall constitute a separate violation.
C. Notice. A civil fine shall be imposed by a
written notice, and shall be effective when
served or posted as set forth in Section
18.55.430(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
been issued.
D. Collection. Civil fines shall be immediately
due and payable upon issuance and receipt of
the notice. The director may issue a regulatory
order stopping work until such fine is paid. If
remission or appeal of the fine is sought, the
fine shall be due and payable upon issuance of
a final decision. If a fine remains unpaid thirty
days after it becomes due and payable, the
director may take actions necessary to recover
the fine. Civil fmes shall be paid into the city's
general fund.
E. Application for Remission. Any person
incurring a civil fine may, within ten days of
receipt of the notice, apply in writing to the
director for remission of the fine. The director
shall issue a decision on the application within
ten days. A fine may be remitted only upon a
demonstration of extraordinary circumstances.
F. Appeal. A civil fine may be appealed to the
city council as set forth in the applicable
enforcement provisions.
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 action 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
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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:
I. 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.
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 fmds 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 II
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.
Chapter 18.88
SHORELINE MANAGEMENT
Sections:
18.88.010 Purpose.
18.88.020 Policy designated.
18.88.030 Definitions.
18.88.040 Applicability.
18.88.050 Application--Procedure.
18.88.060 Application--Notice.
18.88.070 Review committee--Created.
18.88.080 Review committee--
Consideration criteria for applications.
18.88.090 Review.
18.88.100 Council review.
18.88.110 Conditions imposition.
18.88.120 Exceptions.
18.88.130 Permit--Notice.
18.88.140 Permit--Ruling.
18.88.150 Construction commencement.
18.88.160 Permit--Revision.
18.88.170 Permit-Rescission.
18.88.180 Permit--Appeal.
18.88.190 Variance and conditional use--
Applicability.
18.88.200 Variances.
18.88.210 Conditional use.
18.88.220 Civil enforcement.
18.88.230 General criminal penalty.
18.88.240 Development and building
permits.
18.88.250 Severability.
18.88.010 Purpose.
The purpose of this chapter is to implement the
Shoreline Management Act of 1971 (RCW
Chapter 90.58) as amended, and the city
shoreline management master program by
regulating use activities on shorelines ofthe
city, and by providing for variances and
conditional uses as may be warranted.
18.88.020 Policy designated.
The Washington State legislature has found
(RCW Chapter 90.58) that the shorelines of the
state are among the most valuable and fragile
of its natural resources, and that there is great
concern throughout the state relating to their
139
utilization, protection, restoration, and
preservation. In addition, it has found that ever
increasing pressures of additional uses are
being placed on the shorelines necessitating
increased coordination in the management and
development of the shorelines of the state. The
legislature further found that much of the
shorelines of the state, and the uplands adjacent
thereto are in private ownership; that
unrestricted construction on the privately
owned or publicly owned shorelines of the state
is not in the best public interest; and therefore,
coordinated planning is necessary in order to
protect the public interest associated with the
shorelines ofthe state while, at the same time,
recognizing and protecting private property
rights consistent with the public interest. There
is, therefore, a clear and urgent demand for a
planned, rational, and concerted effort, jointly
performed by federal, state, and local
governments, to prevent the inherent harm in
an uncoordinated and piecemeal development
of the state's shorelines.
It is the policy of the state, as stated in the
legislation, to provide for the management of
the shorelines of the state by planning for and
fostering all reasonable and appropriate uses.
This policy is designed to insure the
development of these shorelines in a manner
which, while allowing for limited reduction of
rights of the public in the navigable water, will
promote and enhance the public interest. This .
policy contemplates protecting against adverse
effects to the public health, the land and its
vegetation and wildlife, and the waters of the
state and their aquatic life, while protecting
generally public rights of navigation and
corollary rights incidental thereto.
The legislature has further declared that the
interest of all of the people shall be paramount
in the management of shorelines of statewide
significance. The department of ecology, in
adopting guidelines for shorelines of statewide
significance, and local government, in
developing master programs for shorelines of
statewide significance, are required to and shall
give preference to uses in the following order
of preference which:
A. Recognize and protect the statewide interest
over local interest;
B. Preserve the natural character of the
shoreline;
C. Result in long-term over short-term benefit;
D. Protect the resources and ecology of the
shoreline;
E. Increase public access to publicly owned
areas of the shorelines;
F. Increase recreational opportunities for the
public in the shoreline;
G. Provide for any other element as defined in
RCW 90.58.100 deemed appropriate or
necessary.
It is stated that the city's policy is consistent
with such state policy as stated in this section.
In the implementation of this policy the
public's opportunity to enjoy the physical and
aesthetic qualities of natural shorelines of the
city shall be preserved to the greatest extent
feasible consistent with the overall best interest
of the state, the city, and the people generally.
To this end, uses shall be preferred which are
consistent with control of pollution and
prevention of damage to the natural
environment, or are unique to or dependent
upon use of the city's shoreline. Alterations of
the natural condition of the shorelines of the
city, in those limited instances when
authorized, shall be given priority for single-
family residences, ports, shoreline recreational
uses including, but not limited to parks,
marinas, piers, and other improvements
facilitating public access to shorelines of the
city, industrial and commercial developments
which are particularly dependent on their
location on or use of the shorelines of the city,
and other development that will provide an
opportunity for substantial numbers of the
people to enjoy the shorelines of the city.
Permitted uses in the shorelines of the city shall
be designed and conducted in a manner to
minimize, insofar as practical, any resultant
damage to the ecology and environment of the
shoreline area, and any interference with the
public's use ofthe water.
18.88.030 Definitions.
As used in this chapter, unless the context
otherwise requires, the following definitions
and concepts shall apply:
"Appurtenances" means a structure or
development which is necessarily connected to
the use and enjoyment of a single-family
140
residence, and is located landward of the
ordinary high water mark, and also of the
perimeter of any marsh, bog or swamp. Normal
appurtenances include a garage, deck,
driveway, utilities, fences, and grading which
does not exceed two hundred fifty cubic yards.
"Development" means a use consisting of the
construction or exterior alteration of structures;
dredging; drilling; dumping; filling; removal of
any sand, gravel or minerals; bulkheading;
driving of piling; placing of obstructions; or
any project of a permanent or temporary nature
which interferes with the normal public use of
the surface of the waters of the state, subject to
RCW Chapter 90.58 at any state of water level
(RCW 90.S8.030(3)(d)).
"Fair market value" of a development means
the expected price at which the development
can be sold to a willing buyer. For
developments which involve nonstructural
operations such as dredging, drilling, dumping
or filling, the fair market value is the expected
cost of hiring a contractor to perform the
operation, or where no such value can be
calculated, the total of labor, equipment use,
transportation, and other costs incurred for the
duration of the permitted project.
"Floodway" means those portions of the area of
a river valley lying streamward from the outer
limits of a watercourse upon which floodwaters·
are carried during periods of flooding that
occur with reasonable regularity, although not
necessarily annually, such floodway being
identified, under normal conditions, by changes
in surface soil conditions or changes in types or
quality of vegetative ground cover conditions.
The floodway does not include lands that can
reasonably be expected to be protected from
floodwaters by flood-control devices
maintained by or maintained under license
from the federal government, the state, or a
political subdivision of the state. The limits of
the floodway are based on the national flood
insurance program flood boundary and
floodway map for the city of Camas.
"Master program" means the comprehensive
use plan for the city of Camas, and the use
regulations together with maps, diagrams,
charts, other descriptive materials, texts, a
statement of desired goals, and standards
developed in accordance with policies
enunciated in RCW 90.58.020.
"Ordinarily high water mark (OHWM)" means
that mark that will be found by examining the
bed and banks, and ascertaining where the
presence and action of waters are so common
and usual, and so long continued in all ordinary
years, as to mark upon the soil a character
distinct from that ofthe abutting upland, in
respect to vegetation as that condition exists on
June 1, 1971, as it may naturally change
thereafter, or as it may change thereafter in
accordance with permits issued by a local
government or the department; provided, that
in any area where the ordinary high water mark
cannot be found, the ordinary high water mark
adjoining salt water shall be the line of mean
high tide and the ordinary high water mark
adjoining fresh water shall be the line of mean
high water. See RCW 90.58.030(2) and WAC
173-22-030(6).
"Person" means an individual, partnership,
corporation, association, organization,
cooperative, public or municipal corporation,
or agency of the state or local governmental
unit however designated (RCW
90.58.030(1)( d)).
"Shorelines" means all of the water areas of the
city, including reservoirs, and their associated
wetlands, together with lands underlying them;
except (1) shorelines of statewide significance;
(2) shorelines on segments of streams upstream
of a point where the mean annual flow is
twenty cubic feet per second or less, and the
wetlands associated with such upstream
segments; and (3) shorelines on lakes less than
twenty acres in size, and wetlands associated
with such small lakes. (RCW 90.58.030(2)(d)).
"Shorelines of statewide significance" means
(1) those lakes, whether natural, artificial, or a
combination thereof, with a surface acreage of
one thousand acres or more measured at the
ordinary high water mark; and (2) those natural
rivers or segments thereof downstream of a
point where the mean annual flow is measured
at one thousand cubic feet per second or more.
"Shorelines of the city" means the total of all
"shorelines" and "shorelines of statewide
significance" within the city.
"Single-family residence (SFR)" means a
detached dwelling designed for and occupied
by one family, including those structures and
141
developments within a contiguous ownership
which are a normal appurtenance (WAC 173-
14-040( 1 )(g)).
"Substantial development" means any
development of which the total cost or fair
market value exceeds two thousand five
hundred dollars ($2,500.00), or any
development which materially interferes with
the normal public use of the water or shorelines
. of the city; except as specifically exempted
pursuant to RCW90.58.030(3)(e) and WAC
173-14-040. The following shall not be
considered substantial developments for the
purpose of this chapter:
1. Normal maintenance or repair of existing
structures or developments, including damage
by accident, fire or elements;
2. Construction of the normal protective
bulkhead common to single-family residences;
3. Emergency construction necessary to protect
property from damage by the elements;
4. Construction and practices normal or
necessary for farming, irrigation, and ranching
activities, including agricultural service roads
and utilities on wetlands; and the construction
and maintenance of irrigation structures
including, but not limited to, head gates,
pumping facilities, and irrigation channels;
provided, that a feedlot of any size, all
processing plants, other activities of a
commercial nature, alteration of the contour of
the wetlands by leveling or filling other than
that which results from normal cultivation,
shall not be considered normal or necessary
farming or ranching activities. A feedlot shall
be an enclosure or facility used, or capable of
being used for feeding livestock hay, grain,
silage, or other livestock feed, but shall not
include land for growing crops or vegetation
for livestock feeding and/or grazing, nor shall it
include normal livestock wintering operations;
5. Construction or modification of navigational
aids such as channel markers and anchor
buoys;
6. Construction on wetlands by an owner,
lessee, or contract purchaser of a single-family
residence for his own use, or for the use of his
family, which residence does not exceed a
height of thirty-five feet above average grade
level, and which meets all requirements of the
city other than requirements imposed pursuant
to this chapter;
7. Construction of a dock, including a
community dock, designed for pleasure craft
only, for the private noncommercial use ofthe
owner, lessee or contract purchaser of single-
and multiple-family residences, the cost of
which does not exceed two thousand five
hundred dollars;
8. Operation, maintenance, or construction of
canals, waterways, drains, reservoirs, or other
facilities that now exist or are hereafter created
or developed as part of an irrigation system for
the primary purpose of making use of system
water, including return flow and artificially
stored groundwater for the irrigation of lands;
9. The marking of property lines or comers on
state-owned lands, when such marking does not
significantly interfere with normal public use of
the surface of the water;
10. Operation and maintenance of any system
of dikes, ditches, drains, or other facilities
existing on September 8, 1975, which were
created, developed, or utilized primarily as a
part of an agricultural drainage or diking
system; and
11. Any project with a certification from the
Governor pursuant to RCW Chapter 80.50.
"Use activity" means any development or
substantial development, including but not
limited to those addressed by policy statements
and use regulations in the master program.
"Wetlands" or "wetland areas" means those
lands extending landward for two hundred feet
in all directions, as measured on a horizontal
plane from the ordinary high water mark;
floodways and contiguous floodplain areas
landward two hundred feet from such
floodways; and all marshes., bogs, swamps, and
river deltas associated with the streams, lakes,
and tidal waters which are subject to the
provisions of this chapter and the state of
Washington Shoreline Management Act (RCW
Chapter 90.58). For the purposes ofthis
chapter, the term "associated wetlands"
includes biological wetlands and other dry
upland areas contained within the Shoreline
Management Act jurisdiction.
18.88.040 Applicability.
This chapter shall apply to all developments
and substantial development proposed upon
142
shorelines of the city.
A. No development shall be undertaken on
shorelines of the city except those which are
consistent with the policy ofRCW 90.58.020,
the applicable guidelines and provisions of the
master program. The burden of proving that the
proposed development is consistent with this
criteria in all cases shall be on the applicant.
Any deviation from these provisions shall
require an application for a conditional use or
variance approval. Such application shall be
processed under the provisions of this chapter,
and more particularly of Section 18.88.050.
B. No one shall undertake any substantial
development on the shorelines of the city
without first obtaining a substantial
development permit. Any such proposal must
be consistent with the state guidelines and with
all provisions of the master program, except as
may be provided for under Sections 18.88.190
through 18.88.210. The burden of proving that
the proposed substantial development is
consistent with this criteria in all cases shall be
on the applicant. Such permit shall be applied
for and processed under the provisions of
Sections 18.88.050 through 18.88.120,
inclusive, of this chapter.
18.88.050 Application--Procedure.
Applications for such permits shall be made to
the community development director on forms
to be prepared by him. The community
development director is appointed the city's
"administrator" of the provisions of this chapter
and of the master program. The application
shall be made by the property owner, lessee,
contract purchaser, or other person entitled to
possession of the property, or by an authorized
agent, and shall be accompanied by a filing fee
in such amount as may be set from time to time
by resolution of the city council.
18.88.060 Application-Notice.
A. Applications provided by the administrator
shall include written instructions to the
applicant that it is his responsibility
• to publish and
• post notices of his application, and
• to provide the administrator with the names
and addresses of all the latest recorded real
property owners within four hundred feet of the
boundary of the property upon which the
substantial development is proposed.
The notice of application shall be
• published by the applicant once a week on the
same day of the week for two consecutive
weeks in the city's official newspaper, and a
local daily paper, and
• four copies of such notice shall be posted by
the applicant in conspicuous places on or in
close proximity of the property concerned.
• The administrator shall mail copies of the
notice to all owners of property within four
hundred feet of the subject property.
• Such published, posted, and mailed notices
shall contain a statement that any person
desiring to present his views on the application
should do so in writing addressed to the
administrator within thirty days of the final
date of publication, posting, or mailing of the
notice, whichever comes last.
All persons who submit their views, and all
others who so notify the administrator, shall be
entitled to receive a copy of the action taken
upon the application.
B. Prior to the conclusion of such thirty-day
period, the applicant shall be responsible for
providing the administrator with affidavits
reciting that the notice has been properly
published and posted. The affidavits, together
with a certification by the administrator that the
notice has been deposited in the U.S. mails
pursuant to this section, shall be affixed to the
application.
18.88.070 Review committee--
Created.
There is created a shoreline management
review committee (SMRC), which shall consist
of the city community development director,
who shall be an ex-officio member, the .
chairman of the planning commission, the
chairman of the parks and recreation
commission, and a councilperson to be
appointed by the mayor and confirmed by the
council. A chairman shall be elected by the
committee annually, or as needed. The SMRC
shall convene as often as necessary on the call
of the administrator.
143
18.88.080 Review committee--
Consideration criteria for
applications.
Immediately upon application for a permit
under this chapter, the administrator shall
forward the application to the SMRC. The
administrator shall also have prepared an
environmental assessment on the proposed
action pursuant to RCW Chapter 43.21 C. Upon
receipt of the application, the committee shall
consider it, public comments, and supporting
data submitted by the applicant, written
comments submitted in response to the
published and posted notices, and the
environmental assessment. Based upon this and
other relevant information, the SMRC shall
evaluate the nature and scope of the project in
its relationship with the overall public interest,
shall determine the significance of the proposed
action and bonding requirements for
improvements. The SMRC shall, by majority
vote, take one of the following actions:
A. If the proposal is determined to be of minor
significance, it may approve issuance of a
permit which is then forwarded to the state for
review; or
B. If the significance of the project is such that
it is likely to involve public concern over the
proposed use of the shoreline, it shall refer the
application to the city planning commission for
a public hearing.
18.88.090 Review.
For all applications referred to the planning
commission, SMRC shall prepare a report on
all relevant aspects of the proposed substantial
development to include a recommendation as to
whether the permit should be issued and what
conditions, if any, should be imposed. In the
case of substantial developments requiring
public hearings for other actions by the
planning commission and city council, such as
a plat approval or a zone change, planning staff
will make all reasonable attempts to schedule
the public hearings concurrently. If appropriate,
the SMRC report and recommendation may be
incorporated as part of the staff report on other
such action, so that the public hearings may be
conducted simultaneously.
At the public hearing the planning commission
shall hear from the staff, from the applicant,
· and from interested persons who have made
written response to the notice or who are in
attendance. The planning commission shall
thereafter make an informal recommendation to
the city council as to whether such permit
should be issued, and what conditions, if any,
should be imposed as are authorized by Section
18.88.110; provided, the planning commission
may defer sending the matter to the city council
for a reasonable time if it appears that more
information is needed in order to make a proper
recommendation.
18.88.100 Council review.
Within twenty days, the administrator shall
send the planning commission recommendation
to the city council and such planning
commission recommendation shall be
accompanied by complete reports from city and
regional staff, and by plans and supporting data
supplied by the applicant, or by other persons
supporting or opposing the proposed
development.
The applicant and all persons who have
previously made written appearances shall be
advised that the application will be on the city
council's agenda on a given date, and such
persons and others may appear and be heard
thereon, but no formal public hearing is
required. After hearing from the applicant and
other interested persons, and after considering
all plans and data supplied by either, and all
staff reports and recommendations, and the
planning commission's recommendation, the
city council shall decide either to:
(1) approve issuance of the permit;
(2) disapprove issuance of the permit; or
(3) approve issuance of the permit only if
certain specific conditions are met.
18.88.110 Conditions imposition.
In granting a permit the city councilor SMRC
may attach thereto such conditions regarding
the location, character, and/or other features of
the proposed structure or use, or regarding their
effect upon the shorelines, as it deems
necessary to carry out the spirit and purposes of
this chapter, the master program, and the State
Act, and to be in the public interest. The city
council or SMRC, as a condition to granting
any permit, may require certain additional work
144
to be done, or the work to be done in a certain
manner. In any case it may require the
applicant to post with the city, as a prerequisite
to permit approval, a bond or other security
approved as to form by the city attorney
conditioned to assure that the applicant and/or
his assigns will adhere to the approved plans
and all conditions and requirements imposed by
the council or SMRC under this section.
18.88.120 Exceptions.
Whenever an applicant claims that, or it
appears that, he is exempt from the necessity of
a substantial development permit under RCW
90.58.030, the administrator shall decide
whether he is in fact exempt, and may refer the
matter to SMRC or to the city attorney for
assistance in resolving such question.
18.88.130 Permit-Notice.
Notification. After final action by the SMRC or
the city council, the administrator shall notify
the applicant and all persons requesting
notification of such action per 18.88.060, but
construction shall not begin and no building
permits shall be issued until conclusion of the
review period provided for in Section
18.88.150 of this chapter.
18.88.140 Permit-Ruling.
Any ruling on an application for a substantial
development permit under authority of this
chapter, wh~ther it be an approval or denial,
shall be transmitted by the administrator within
eight days of such action to the department of
ecology and the attorney general, as required
by WAC 173-14-090.
18.88.150 Construction
commencement.
No construction pursuant to a substantial
development permit shall begin or be
authorized, and no building, grading or other
construction permits or use permits shall be
issued by the city community development
director until receipt of notification from the
department of ecology that:
1. no appeal has been certified by the state
within thirty days from the date of filing the
final ruling with the department of ecology and
attorney general, or
2. until all review proceedings initiated by the
state within such thirty days have tenninated
(WAC 173-14-120).
18.88.160 Permit--Revision.
A. Where an applicant seeks to revise a
substantial development pennit previously
granted, he shall submit to the administrator
detailed plans and narrative describing the
proposed changes. The administrator shall
immediately forward copies of the proposed
revisions to the SMRC, and shall also transmit
pertinent infonnation to the department of
ecology, the attorney general, and the latest
recorded real property owners within four
hundred feet of the boundary of the subject
property, requesting in writing within thirty
days whether they believe a new substantial
development pennit shall be required. Upon
conclusion of such thirty-day period, SMRC
shall convene to consider the proposed
revisions and written comments thereon. An
application for a revision to an existing
substantial development p~nnit, conditional use
pennit, or variance shall be in accordance with
Section 18.88.050, Application--Procedure.
B. If the SMRC detennines that the proposed
changes are within the scope and intent of the
original pennit, then the SMRC may approve
the application for a revision. Within eight days
of the date of final local government action, the
revision, including the revised site plan, test,
and the final ruling on consistency with WAC
173-14-064 shall be filed with the department
of ecology and the attorney general. In
addition, the SMRC shall notify parties of the
record of their action. If the revision to the
original pennit involves a conditional use or
variance which was conditioned by the
department of ecology, the SMRC shall submit
the revision to the department of ecology for
the department's approval, approval with
conditions, or denial. The revision shall
indicate that it is being submitted under the
requirements of WAC 173-14-064(5).
C. If the SMRC detennines that the proposed
changes are not within the scope and intent of
the original pennit, the SMRC shall deny the
revision application.
D. "Within the scope and intent ofthe original
pennit" shall mean all of the following:
145
(1) no additional over-water construction is
involved except that pier, dock, or float
construction may be increased by five hundred
square feet or ten percent from the provisions
of the original pennit, whichever is less;
(2) ground area coverage and height of each
structure may be increased a maximum of ten
percent from the provisions of the original
pennit;
(3) additional separate structures may not
exceed a total of two hundred fifty square feet;
(4) the revised pennit does not authorize
development to exceed height, lot coverage,
setback or any other requirements of the
applicable master program except as authorized
under the original pennit;
(5) additional landscaping is consistent with
conditions (if any) attached to the original
pennit and with the applicable master program;
(6) the use authorized pursuant to'the original
pennit is not changed; and
(7) no substantial adverse environmental
impact will be caused by the project revision.
18.88.170 Permit--Rescission.
Any substantial development pennit may be
rescinded by the city council upon its finding,
based upon a report from the SMRC, that a
pennittee has not complied with conditions of
the pennit, and no further development shall be
done after such rescission, and/or action may
be taken against the security posted under
Section 18.88.110 of this chapter to assure
compliance with conditions of the pennit.
18.88.180 Permit-Appeal.
A. Any party aggrieved by a decision of the
SMRC may have such decision reviewed by
the city council by filing a request for review
within ten days following the decision of the
SMRC. All reviews by the city council of
SMRC decisions shall be de novo.
B. Any person aggrieved by a decision of the
city council under this chapter may seek review
from the State Shorelines Hearings Board by
filing a request for the same with the
department of ecology and the attorney general
within thirty days of their receipt of the final
action, as provided for in RCW 90.58.180(1).
Copies of the appeal shall likewise be filed
with the city attorney and with the
administrator, who will forward copies of the
same to members of the SMRC and city
council. The burden of proof shall in all cases
be upon the person seeking such review.
18.88.190 Variance and conditional
use--Applicability.
In order to insure that strict implementation of
the master program will not create unnecessary
hardships or thwart the policy enumerated in
Section 18.88.020 of this chapter, provisions
for variances and conditional uses are here
included. These provisions shall apply only
when it can be shown that extraordinary
circumstances exist and that the public interest
would suffer no substantial detrimental effect.
In the case of substantial developments, any
such varying or conditional use shall be clearly
identified upon the permit for substantial
development, and no separate application,
filing fee or permit is necessary for this
purpose. In the case of developments,
applications for variances or conditional uses
shall be made to the administrator of this
chapter on forms provided by him, and such
applications shall be processed in the same
manner as applications for substantial
development permits provided for in Sections
18.88.050 through 18.88.120 of this chapter. In
all cases the final local action upon a request
for a variance or conditional use shall be
submitted to the department of ecology for
approval or disapproval.
18.88.200 Variances.
The SMRC and/or the city council may
approve developments and grant substantial
development permits which are at variance
with the master program policy statements, use
regulations, and other pertinent criteria where,
owing to special conditions pertaining to a
specific piece of property, the literal
interpretation and strict application of the
criteria would cause undue and unnecessary
hardship. No such variance shall be permitted
unless the applicant can demonstrate all of the
following:
A. That if he complies with the provisions of
the master program he cannot make any
reasonable use of his property. The fact that he
might make a greater profit by using his
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property in a manner contrary to the intent of
the program is not sufficient reason for a
variance;
B. That the hardship results from the
application of the requirements of the act and
master program, and not, for example, from
deed restrictions or the applicant's own actions;
C. That the variance granted will be in
harmony with the general purpose and intent of
the master program; and
D. That the public welfare and interest will be
preserved; if more harm will be done to the
area by granting the variance than would be
done to the applicant by denying it, the
variance will be denied.
18.88.210 Conditional use.
For any use activity which may not be
compatible with the shoreline environment in
which it is proposed, as defined in the master
program, a conditional use approval shall be
required. The SMRC and/or the city council
may impose performance standards to make the
use more compatible with other desirable uses
within that area. Conditional use approval may
be granted only if the applicant can
demonstrate all of the following:
A. The use will cause no significant adverse
effects on the environment or other uses;
B. The use will not interfere with public use of
public shorelines;
C. Design of the development will be
compatible with the surroundings and the
master program; and
D. The proposed use will not be contrary to the
general·intent of the master program.
18.88.220 Civil enforcement.
A. Cease and Desist Order. The city shall have
the authority to serve upon any person a cease
and desist order if an activity is being
undertaken on the shorelines of the city in
violation of this chapter. The cease and desist
order shall set forth and contain:
1. A description of the specific nature, location,
extent and time of violation and the damage or
potential damage; and
2. A notice that the violation or the potential
violation cease and desist or, in appropriate
cases, the specific corrective action to be taken
within a given time. A civil penalty under this
section may be issued with the order and same
shall specify a date certain or schedule by
which payment will be complete.
3. The cease and desist order issued under this
subsection shall become effective immediately
upon receipt by the person to whom the order is
directed.
4. Failure to comply with the terms of a cease
and desist order can result in enforcement
actions including, but not limited to, the
issuance of a civil penalty.
B. Injunctive Relief. The city attorney shall
bring such injunctive, declaratory, or other
actions as are necessary to insure that no uses
are made of the shorelines of the state in
conflict with the provisions of the act and this
master program, and to otherwise enforce the
provisions of the act and the master program.
C. Civil Penalty.
1. Violation. Any person who fails to conform
to the terms of a permit issued under this
master program, or who undertakes a
development or use on the shorelines of the
state without fIrst obtaining any permit required
under the master program, or who fails to
comply with a cease and desist order issued
under regulations shall also be subject to a civil
penalty not to exceed one thousand dollars for
each violation. Each day of violation shall
constitute a separate violation.
2. Aiding and Abetting. Any person who,
through an act of commission or omission
proceeds, aids, or abets in the violation shall be
considered to have committed a violation for
the purposes of the civil penalty.
3. Notice of Penalty. The penalty provided for
in this section shall be imposed by a notice in
writing, either by certifIed mail with return
receipt requested, or by personal service, to the
person incurring the same from the city. The
notice shall include the content of order
specifIed in subsection A of this section.
4. Remission and Joint Order. Within thirty
days after the notice is received, the person
incurring the penalty may apply in writing to
the city for remission or mitigation of such
penalty. Upon receipt of the application, the
city may remit or mitigate the penalty only
upon a demonstration of extraordinary
circumstances, such as the presence of
information or factors not considered in setting
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the original penalty. Any penalty imposed
pursuant to this section by the city shall be
subject to review by the city council. In
accordance with RCW 90.58.050 and
90.58.210(4), any penalty jointly imposed by
the city and the department of ecology shall be
appealed to the shorelines hearings board.
When a penalty is imposed jointly by the city
and the department of ecology, it may be
remitted or mitigated only upon such terms as
both the city and the department agree.
D. Delinquent Permit Penalty. Permittees
applying for a permit after commencement of a
use or activity may, at the discretion ofthe city,
be required, in addition, to pay a delinquent
permit penalty not to exceed three times the
appropriate permit fee that would have been
charged to or paid by the permittee. A person
who has caused, aided or abetted a violation
within two years after the issuance of a
regulatory order, notice of violation, or penalty
by the city or the department against such
person may be subject to a delinquent permit
penalty not to exceed ten times the appropriate
permit fee paid by the permittee. Delinquent
permit penalties shall be paid in full prior to
resuming the use or activity.
E. Property Lien. Any person who fails to pay
the prescribed penalty as authorized in this
section shall be subject to a lien upon the
affected property until such time as the penalty
is paid in full. The city attorney shall fIle such
lien against the affected property in the office
of the county auditor. The notice of lien shall
state the monetary amount owed, the name and
address of the person indebted to the city, and
the legal description of the property against
which the lien is claimed. In addition to fIling
the lien with the auditor of the county, a copy
of the lien shall be served upon the person
indebted by regular mail, and by certifIed mail,
return receipt requested. Any such lien may be
foreclosed in the manner provided for the
foreclosure of mortgages.
F. Mandatory Civil Penalties. Issuance of civil
penalties is mandatory in the following
instances:
1. The violator has ignored the issuance of an
order or notice of violation;
2. The violation causes or contributes to
signifIcant environmental damage to shorelines
of the state as determined by the city;
3. A person causes, aids or abets in a violation
within two years after issuance of a similar
regulatory order, notice of violation, or penalty
by the city or the department against such
person.
G. Minimum Penalties.
1. Regarding all violations that are mandatory
penalties, the minimum penalty is two hundred
fifty dollars.
2. For all other penalties, the minimum penalty
is one hundred dollars.
18.88.230 General criminal penalty.
In addition to any civil liability, any person
found to have willfully engaged in activities on
the shorelines of the state in violation of the
provisions of the act or the master program
shall be guilty of a gross misdemeanor and
shall be punished by a fine of not less than one
hundred dollars nor more than one thousand
dollars, or by imprisonment in the county jail
for not more than ninety days for each separate
offense, or by both such fine and
imprisonment; provided, that the fine for each
separate offense for the third and all subsequent
violations in any five-year period shall be not
less than five hundred dollars nor more than ten
thousand dollars.
18.88.240 Development and building
permits.
No building permit, septic tank permit, or other
development permit shall be issued for any
parcel of land developed or divided in violation
of the master program. All purchasers or
transferees of property shall comply with
provisions of the act and the master program,
and each purchaser or transferee may recover
his damages from any person, firm,
corporation, or agent selling, transferring, or
leasing land in violation of the act or the master
program, including any amount reasonably
spent as a result of inability to obtain any
development permit, and spent to conform to
the requirements of the act or the master
program, as well as cost of investigation, suit,
and reasonable attorney's fees occasioned
thereby. Such purchaser, transferee, or lessor
may, as an alternative to conforming his
property to these requirements, rescind the sale,
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transfer, or lease and recover cost of
investigation and reasonable attorney's fees
occasioned thereby from the violator.
18.88.250 Severability.
If any provision ofthis chapter or its
application to any person or circumstance is
declared unconstitutional or invalid for any
reason, such decision shall not affect the
validity of the remaining portions of this
chapter.