ORD 2547 ORDINANCE NO . 2547
AN ORDINANCE adding a new Chapter to the Camas Municipal
Code for a Mixed Use (MX) Zone , amending Section 18 . 05 . 020
and Section 18 . 0 5 . 0 5 0 to include the MX Zone , amending Section
18 . 07 . 03 0 Table 1 of the Camas Municipal Code to include the
MX Zone and the Table of Uses in the Commercial , Industrial and
High Technology Land Uses , amending Section 18 . 09 . 03 of the
Camas Municipal Code by establishing bulk regulations , setbacks
and lot coverage requirements for the MX Zone , amending Section
18 . 11 . 010 by establishing parking requirements in the N/EK district,
amending Section 18 . 11 . 050 by exempting the MX district from
off street parking requirements triggered by a change of use or
modification to a structure , amending Section 18 . 17 . 030 by not
requiring vision clearance areas in the MX Zone , and amending
Chapter 18 . 22 by changing the name of the zone from Mixed Use
to Mixed Use Planned Developments (MXPD ) ,
The Council of the City of Camas do ordain as follows :
Section I
There is hereby added to the Camas Municipal Code a new Chapter to be entitled Chapter
18 . 24 (Mixed Use) . Such Chapter shall be as set forth in Exhibit " A " attached hereto and by this
reference incorporated herein .
Section II
Section 18 . 05 . 020 of the Camas Municipal Code is amended to provide as set forth in
Exhibit " B " attached hereto and by this reference incorporated herein .
Section III
Section 18 . 05 . 050 of the Camas Municipal Code is amended to provide as set forth in
Exhibit " C " attached hereto and by this reference incorporated herein .
Section IV
Section 18 . 07 . 030 of the Camas Municipal Code is amended to provide as set forth in
Exhibit " D " attached hereto and by this reference incorporated herein .
Section V
Section 18 . 09 . 030 Table 1 - Density and Dimensions for Commercial and Industrial
Zones is amended to include the MX Zone as set forth in Exhibit " E " attached hereto and by this
reference incorporated herein .
Section VI
Section 18 . 11 . 0 10 of the Camas Municipal Code is amended to provide as follows .
a
Ordinance No . 2547 Page - 2
Section 18 . 11 . 010 Parking Policy Designated .
Except as hereafter provided for the MX District and DC District , in all
Districts there shall be provided minimum off street parking spaces in
accordance with the requirements of Section 18 . 11 . 020 . 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
ill only qualify if located entirely on the parcel in question ,
street parking w
and not on City owned right of way or privately owned streets less than
twenty feet in width . Covered parking structures shall not be permitted
within the front yard set back or side yard set back along a flanking street .
For projects one -half block or less in size in the DC District and MX
District , the Community Development Director may waive the off street
if the City Engineer finds that the anticipated parking
parking requirements
needs of the project can be adequately met by existing off street parking on
site , if any , and on street parking adjacent to the project . The Community
Development Director may, as a condition of waiving the off street parking
requirements of Section 18 . 11 . 020 , require that on street parking be .
converted at the expense of the applicant to angle parking or another
parking configuration approved by the City Engineer ,
Section VII
Section 18 . 11 . 050 of the Camas Municipal Code is amended to provide as follows :
Section 18 . 11 . 050 Change or Expansion .
Except in a DC District or MX 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 and not the total square
footage of the building or use ; however , no additional off street parking
ided where the number of parking spaces required for
space need be prov
such expansion, enlargement, or change in use since the effective date of
this Code is less than 10 % of the parking spaces 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 .
Section VIII
The first paragraph of Section 18 . 17 . 030 of the Camas Municipal Code is amended to
provide as follows .
Section 18 . 17 . 030 Vision Clearance Area .
Vision clearance area shall be maintained in all zoning districts except in
the DC , CC , RC , Hl , and MX zoning districts . Within these zoning
districts , vision clearance areas shall be maintained on the corners of all
property adjacent to the intersection of two streets , a street and a railroad , or
a private street entering a public street . Driveways and alleys are excluded
E
Ordinance No . 2547 Page - 3
from the provisions of this Section .
Section IX
Chapter 18 . 22 of the Camas Municipal Code is amended to be entitled Mixed Use
Planned Developments (MXPD ) in the form attached hereto as Exhibit " F " and by this reference
incorporated herein .
Section X
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 � � day of May, 2009 .
>
SIGNED :
Mayor
ATTEST : A
f Clerk
APPROV Aa qr .
ttto ey
EXHIBIT " A "
Chapter 18 . 24 Mixed Use
18 . 24 . 010 Purpose
18 . 24 . 020 Applicability
18 . 24 . 03 0 Incentives
18 . 24 . 040 Exemption
18 . 24 . 10 Purpose with Chapter 18 . 19 of this title prior
A . To encourage new development and to applying for a building permit ,
business opportunities ; C . Landscaping requirements shall be
B . To foster the development of mixed the same as landscaping standards in
use areas that are arranged , scaled , community commercial zones .
and designed to be compatible with
surrounding land uses ; 18 . 24 . 03 0 Incentives
C . To promote a compact growth A . Traffic Impact Fee (TIF ) Reduction ,
pattern to efficiently use the A reduction of the TIF may be
remaining developable land and to granted pursuant to § 18 . 22 . 100
help sustain neighborhood CMC .
businesses ; and B . Public Art . A five percent ( 5 % )
D . To promote new construction of increase in lot coverage area may be
multi - story structures with granted upon Design Review
commercial uses on the ground floor Committee approval for providing
and residential uses on the upper public art within proposed project .
stories . C . Sustainability . Up to a 10 %
reduction in Building and/or
18 . 24 . 020 Applicability Engineering review fees may be
A . All new development within the authorized at the discretion of the
Mixed Use (MX) zone shall submit a Director in proportion to a proposed
Site Plan Review application in low- impact development method .
accordance with Chapter 18 . 18 of
this title unless otherwise exempt per 18 . 24 . 040 Exemptions
this title . Newly created lots , via short plats or
B . All new developments and uses shall subdivisions or combined lots , that are
be required to submit a Design adjacent to existing single - family lots shall
Review application in accordance not be required to bevel to existing platted
lots (Refer to § 18 . 09 . 080 - B ) .
Page 1 of 15
May 2009
EXHIBIT B "
18 . 05 . 020 Districts designated .
For the purpose of the code , the city is divided
into zoning districts designated as follows :
Comprehensive
District Symbol Plan Designation
Residential - R- 20 Single - family
20 , 000 Low
Residential - R45 Single - family
15 , 000 Low
Residential - R- 12 Single - family
1200 Medium
Residential - R40 Single - family
10 , 000 Medium
Residential - R- 7 . 5 Single - family
71500 Medium
Residential - - R- 6 Single - family
6 , 000 High
Residential - R- 5 Single - family
5 , 000 High
Multifamily - - MF40 Multifamily
10 Low
Multifamily - - MF48 Multifamily
18 High
Multifamily - - MF - 24 Multifamily
24 High
Neighborhood NC Commercial
Commercial
Community CC Commercial
Commercial
Regional RC Commercial
Commercial
Mixed Use MX Commercial
Downtown DC Commercial
Commercial
Light LI Industrial
Industrial
Light LI/BP Light
Industrial/ Industrial/
Business Park Business Park
Heavy HI Industrial
Industrial
Page 2 of 15
May 2009
EXHIBIT " C " residential , or multifamily uses . Typical uses in
this zone include assembly and manufacturing
of electronic and precision instruments . More
18 . 05 . 050 Commercial , industrial , and
high technology zones . intensive industry , e . g . , metal fabrication , is
excluded .
F . LI / BP Light Industrial / Business Park . This
The purpose of the commercial , industrial , and zone provides for uses such as , offices related
high technology zones are to provide services to industrial usage , research and development ,
and employment primarily to residents . These limited commercial , and associated warehousing
areas are zoned according to the services they uses , including the provision of employee
provide . As a result , each zone has different recreation opportunities . Development in
characteristics as summarized below : campus - like setting with generous landscaping ,
A . NC Nei hborhood Commercial . This zone well - designed buildings and near major traffic
g corridors is anticipated .
provides for the day -to - day needs of the
immediate neighborhood . This zone is intended G . HI Heavy Industrial . This zone provides for a
to be small , but fairly numerous throughout the wide range of industrial and manufacturing uses .
city . Convenience goods ( e . g . , food , drugs and Types of activities in this zone include assembly ,
sundries ) , along with personal services ( e . g . , dry manufacturing , fabrication , processing , bulk
cleaning , barbershop or beauty shop ) , are handling and storage , research facilities ,
common goods and services offered . associated warehousing , and heavy trucking .
Be CC Community Commercial . This zone
provides for the goods and services of longer- H . MX Mixed Use . This zone provides for a
term consumption , and tend to be higher- priced wide range of commercial and residential uses .
items than the neighborhood commercial zone Compact development is encouraged that is
district . Typical goods include clothing , hardware supportive of transit and pedestrian travel
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 ,
Page 3 of 15
May 2009
EXHIBIT " D "
Table 1 - CMC18 . 07 . 030
NC DC CC RC MX LIMP LI HI
Commercial
Adult entertainment facility " X X X X X X X C
Animal kennel , X . X X C X X X X
commercial/ boarding6
Animal shelter X X X C X X C P
Antique shop P P P P P X X P
Appliance sales and service b X P P P P X C P
Automatic teller machines P P P P P PbP P
( ATM ) 6
Automobile repair ( garage ) X C C P X X P P
Automobile sales , new or used X C X P X X P P
Automobile service station X C C P X X P P
Automobile wrecking X X X X X X X C
Bakery (wholesale ) X X X P X P P P
Bakery ( retal I ) b P P P P P PbP P
Banks , savings and loan X P P P P P P P
Barber and beauty sho PSb P P P P P PbP P
Boat buildingb X X X C X X C P
Boat repair and sales X C X P X X P P
Book store6 C P P P P PbP P
Bowling alley/ billiards X P X P P X P P
Building , hardware and garden X C C P P X P P
supply store
Bus stationb X P C P C X P P
Cabinet and carpentry shop6 X C C P C PbP P
Candy and confectionery store P P P P P PbP P
Cart vendors5 C P C P C pb P P
Cemetery X X X C X X C P
Clothing store C P P P P X P P
Coffee shop or cafeb P P P P P P5 P P
Convention centerb X C X C C P C X
Day care cent&b C P P C P PbC C
Day care , family home P P P P P P P X
Day care , mini - center b P P P P P PbP X
Delicatessen ( dell ) b P P P P P PbP P
Commercial - continued
Department storeb X P C P P X P X
Equipment rental C C C C C PbP P
Feed store X X X P X X P P
Fitness center/sports club X P P P P PbP P
Funeral home '50
P C P P X X X
Florist shop P P P P P P P X
Page 4 of 15
May 2009
NC DC CC RC MX LI/ BP LI HI
Food delivery business 6 X P C P C X P X
Furniture repair and upholstery b X P C P P X P P
Furniture store b X P C P P X P X
Gas/fuel station X C C P X X P P
Gas/fuel station with mini X C C P X X P P
m a rket6
Grocery , large scale X P C P P X P P
Grocery , small scale b X P C P P X P P
Grocery , neighborhood scale P P P P P P P X
Hospital , emergency care X C P P P X P X
Hotel , motelb X C C P P X P X
Household appliance repair X C C P P X P P
Industrial supplies store X C X C C X C P
Laundry/ dry cleaning X X X P X X P P
( commercial )
Laundry/dry cleaning ( retall ) j P P P P P PbP P
Laundry ( self-serve ) P P P P P X P P
Liquor store X C C P C X C C
Machine shopj X X X C C PbC P
Medical or dental clinics C P P P P PbP P
( outpatient) 6
Mini - storage/vehicular storage X X C C X X P P
Manufactured home sales lot X X X P X X P P
Newspaper printing plant X P C C X X P P
Nursery , plantb X C C C C X C P
Nursing , rest , convalescent , C P P P P X X X
retirement home 6
Office supply storej X P P P P P P P
Pawnshop X X X X X X C C
Parcel freight depots X C X P X P P P
Pet shops X P P P P X P C
Pharmacy X P P P P P P P
Photographic/electronics store X P P P P PS5 P P
Plumbing , or mechanical X X X P C X P P
service
Printing , binding , blue printing C P P P P P P P
Commercial - continued
Professional office ( s ) b C P P P P P P P
Public agency C P P P P P P P
Real estate officeb C P P P P T P P
Recycling center X X X X X X P P
Recycling collection point tj T or C T or C T or C T or C C P P P
Recycling plant b X X X X X X C P
Research facilityb X C C C X P P P
Restaurantb C P ' P P C P P P
Page 5 of 15
May 2009
NC DC CC RC MX LI / BP LI HI
Restaurant , fast food X P C P C P P P
Roadside produce standb T T T T C T T T
Sand , soil , gravel sales and X X X X X X C P
storage
Second - hand /consignment C P P P P X P P
store 6
Shoe repair and sales P P P P P X P P
Stock broker , brokerage firm P P P P P P P P
Taverns X C C P C X P P
Theater , except drive - in X P C P P X P P
Truck terminals X C X C X X C P
Veterinary clinic b
X C C P P X P P
Video rental store P P P P P X P X
Warehousing , wholesale and X X X C C PbP P
trade
Warehousing , bulk retaI15 X X X C C X P P
Manufacturing and /or processing of the following :
Cotton , wool , other fibrous X X X X X X P P
material
Food production or treatment X X X C C X P C
Foundry X X X X X X C C
Furniture manufacturing X X X X C X P P
Gas , all kinds ( natural , X X X X X X X C
liquefied , . . . )
Gravel pits/ rock quarries X X X X X X C P
Hazardous waste treatment X X X X X X X P
off- site
Hazardous waste treatment X X X X X X X P
on - site
Junkyard /wrecking yard X X X X X X X C
Metal fabrication and assembly X X X X X X X P
Hazardous waste treatment X X X X X X X P
on - site
Paper , pulp or related products X X X X X X X P
Signs or other advertising X X X C C P C P
structures
Electronic equipment X X X X X P P P
Paper , pulp or related products X X X X X X X P
Heavy Industry
High -tech industry X X X X P P X X
Musical instruments , toys , X X X X C X C P
novelties
Optical goods X C C C C P5 P P
Packaging of prepared X X C P C PbC P
materials
Scientific and precision X X X X X P P P
instruments
Page 6 of 15
May 2009
NC DC CC RC MX LI / BP LI HI
Recreational , Religious ,
Cultural
Auditorium C P P P P X P P
Community club6 C P P P P X P P
Church P P P P P X P P
Golf course/driving range P X P P X PbP P
Library b C P P P P X P P
Museum C P P P P X P P
Recreational vehicle park X X X C X X P P
Open space P P P P P P P P
Park or playground P P P P P P P P
Sports fields C X P P P X P P
Trails P P P P P P P P
Educational
College/ university P P P P P X P P
Elementary school P P P P P X P P
Junior or senior high school P P P P P X P P
Private , public or parochial P P P P P X P P
schools
Trade , technical or business P P P P P P P P
colleges
Residential Uses
Adult family home C P P X P X P X
Assisted living C P P X P X X X
Bed and breakfast P P P X P X P X
Boarding house C P P X P X P X
Designated manufactured X X X X P X X X
home
Duplex or two -family dwelling X C X X P X P X
Group home C P P X P X P X
Home occupation P P P X P X P X
Housing for the disabled P P P X P X X X
Apartment X P X X P X P X
Residence accessory to and P P P X P X P X
connected with a business
Single -family attached ( e . g . , X C X X P X X X
rowhouses )
Single -family dwelling X X X X P X X X
Communication , Utilities and
Facilities
Major telecommunication X X X X X X X C
facilit s
Minor telecommunication P P P P P P C P
facility
Wireless communications
faci I ity3 , s
Facilities , minor public P P P P C P C P
Page 7of15
May 2009
x
NC DC CC RC MX LI / BP LI HI
Facility , essential X X C C C P C C
Railroad tracks and facilities C C C C C X C C
Temporary Uses
Temporary sales office for a T T T T T T T T
developmene
1 . See CMC Chapter18 . 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 18 . 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 of LIBP zone .
6 . See CMC Chapter18 . 19 " Design Review" for additional regulations . CMC Chapter18 . 19 is not applicable to development in
the LIBP zone .
Page 8of15
May 2009
EXHIBIT " E "
18 . 09 . 030 Table 1 — Density and dimensions for commercial and industrial zones .
NC DC CC RC LVBP 4 LI Hl MX
Bulk regulations
Minimum lot 51000 10 acres 10 , 000 1 800
area ( square
feet )
Minimum lot 40 Not 100
width ( feet ) specified
Maximum lot 40 Not
depth ( feet) specified
Setbacks
Minimum 15 5 ' per 1 Not
front yard foot of specified
( feet ) ' building
height ( 200 '
minimum )
Minimum side 100 ' for 15 ' or
yard ( feet) building ; 25 if
10 � 2 25 ' for
parking abutting a
residential
area
Minimum rear 100 ' for 25 ' 1
yard ( feet ) building ,
25 ' for
parking
area
Lot coverage
Lot coverage 85 % 1 1 1 story 70 % 85 %
( percentage ) ( 30 % )
2 stories
(40 % )
3 stories
(45 % )
Building height
Maximum 2 . 5 1 60 ' acre or
building stories ; less : 35 ' 1to 2 acres :
height ( feet ) or 35 45 ' 2 acres
or more :
60 '
1 . No limitation .
2 . If along a flanking street of corner lot .
3 . On corner 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 LUBP zone may be reduced under a planned industrial development .
See Chapters 18 . 20 and 18 . 21 .
5 . Single -family dwellings , single - family attached , and two -family dwelling units shall satisfy the setbacks of
CMC Section 18 . 09 . 040 Table 2 , based on comparable lot size .
6 . Maximum setback at front building line is ten feet .
Page 9 of 15
May 2009
E�IBIT "F " allocation of capacity for transportation , sewer
Chapter 18 . 22 and water facilities . The agreement shall
clearly indicate the mix of uses and shall
MIXED USE PLANNED provide a general phasing schedule , as
DEVELOPMENTS reviewed and approved by city council , so as to
ensure that the commencement of construction
Sections . of the commercial , industrial , and/or office uses
18 . 22 . 010 Purpose . occur within a reasonable time frame of the
18 . 22 . 020 Applicability . construction of the overall project .
18 . 22 . 030 Definitions . Amendments to an approved development
18 . 22 . 040 Allowed uses . agreement may only occur with the approval of
18 . 22 . 050 Required mix of uses . the city council and the developer or its
18 . 22 . 060 Process . successor( s ) .
18 . 22 . 070 Criteria for master plan " Master plan " as used in this chapter a master
approval . plan means a proposal for development that
18 . 22 . 080 Landscape Requirements and describes and illustrates the proposed project ' s
buffering standards . physical layout ; its uses ; the conceptual
18 . 22 . 090 Transition design criteria . location , size and capacity of the urban service
18 . 22 . 100 Incentives . infrastructure necessary to serve it ; its
provision for open spaces , landscaping , trails or
other public or common amenities ; its proposed
18 . 22 . 010 Purpose . building orientation ; its internal transportation
The city recognizes that opportunities for and pedestrian circulation plan ; and the
employment may be increased through the integration of utility, transportation , and
development of master- planned , mixed - use pedestrian aspects of the prof ect with
areas . Consistent with this , the city has created surrounding properties .
the mixed -use planned development zone " Site plan " means a detailed drawing to scale ,
( MXPD ) to provide for if mix of compatible accurately depicting all proposed buildings ,
light industrial , service , office , retail , and parking , landscaping, streets , sidewalks , utility
residential uses . Standards for development in easement , stormwater facilities , wetlands or
the mixed - use planned development zone are streams and their buffers , and open space areas .
intended to achieve a pedestrian friendly ,
active , and interconnected environment with a 18 . 22 . 040 Allowed uses .
diversity of uses . A . The mix of uses may include residential ,
commercial , retail , office , light industrial ,
18 . 22 . 020 Applicability . public facilities , open space , wetland banks ,
The provisions of this chapter shall apply to parks , and schools , in stand alone or in multi -
parcels designated with MXPD zoning . use buildings .
B . Residential uses are allowed either :
18 . 22 . 030 Definitions . 1 . In buildings with ground floor retail shops or
As used in this chapter : offices below the residential units ; or
" Development agreement" means a binding 2 . As single - family attached units , as provided
agreement between the city and a developer for in Section 18 . 22 . 070 (A ) of this chapter .
relative to a specific project and piece of C . Commercial and retail uses are permitted ,
property . The agreement may specify and but not required, on the ground floor of multi -
further delineate , and may include , but is not use buildings throughout this district .
limited to , development standards ; vesting ; D . Uses as authorized under CMC Section
development timelines ; uses and use 18 . 07 . 03 0 for Community Commercial .
restrictions ; integration within or outside of the
subject developments construction of 18 . 22 . 050 Required mix of uses .
transportation , sewer and water facilities ; and
Page 10 of 15
May 2009
The master plan must provide a mix of uses . measures may include improvements to the
No single use shall comprise less than twenty - street system , or specific programs to reduce
dw%five percent of the development area ( i . e . , traffic impacts , such as encouraging the use of
residential , commercial , industrial ) , and no public transit , carpool . A transportation impact
more than fifty percent of the net acreage of the study may be substituted for these
master plan shall be residential; that is not requirements .
otherwise contained within a mixed -use 5 . Circulation . The master plan shall address
building . The remaining master plan may be a on - site and integration with off- site circulation
mix of employment uses as allowed in Section of pedestrians , bicycles , and vehicles . All types
18 . 22 . 040 of this chapter . The minimum use of circulation on and off the site shall be
percentage shall not apply to public facilities , depicted in their various connections
schools , parks , wetland banks , or open space . throughout the prof ect, and their linkages to the
prof ect and adjacent properties .
18 . 22 . 060 Process . 6 . Phases . The master plan shall identify
A . General . The applicant for a development in proposed development phases , probable
the MXPD zone shall be required to submit a sequence of future phases , estimated dates , and
proposed master plan , as defined in Section interim uses of the property awaiting
18 . 22 . 03 0 of this chapter, and a proposed development . In addition , the plan shall
development agreement as authorized under identify any proposed temporary uses , or
RCW Chapter 36 . 70B . locations of uses during construction periods .
B . Contents . The proposed master plan shall 7 . Density . The master plan shall calculate the
include the following information : proposed residential density for the
1 . Boundaries . A legal description of the total development, which shall include the number
site proposed for development is required , and types of dwelling units .
2 . Uses and Functions . The master plan must 8 . Conceptual Utility Plans . Utility plans
include a description of present uses , affiliated should generally address stormwater treatment
uses , and proposed uses . The description must and detention areas on the site , existing
include information about the general amount utilities , proposed utilities , and where
and type of functions of the use , the hours of connections are being made to existing utilities .
operation , and the approximate number of C . Approval . The master plan and development
member employees , visitors , and special agreement must be approved by the city
events . For projects that include residential council after a public hearing . Once approved ,
units , densities , number of units , and building the applicant may submit individual site plans
heights must be indicated . for various portions or phases of the master
3 . Critical Areas . All critical areas shall be plan which will provide engineering and design
identified on the master plan (that is available detail , and which will demonstrate consistency
per Clark County GIS mapping and any other with the originally approved master plan and
known sources , i . e . professional studies other applicable engineering standards . Site
performed on the site , prior applications , etc . ) . plans shall comply with design review
Critical areas shall include , but are not limited requirements in Chapter 18 . 19 of this code . It is
to , wetlands , floodplains , fish and wildlife the intent of this section that site plans shall not
habitat areas , geologically hazardous areas , and be required to reanalyze the environmental and
aquifer recharge areas . other impacts of the site plan , which were
4 . Transportation . The master plan shall include previously analyzed in the master plan and
information on projected transportation impacts development agreement processes .
for each phase of the development . This D . Building Permits Required . Approval of a
includes the expected number of trips ( peak master plan and development agreement does
and daily) , an analysis of the impact of those not constitute approval to obtain building
trips on the adjacent street system , and the permits or begin construction of the project .
proposed mitigation measures to limit any Building permits shall be issued only after a
projected negative impacts . Mitigation site plan has been submitted demonstrating
Page 11 of 15
May 2009
compliance with the master plan , development residentially zoned property shall meet or
agreement and other applicable city standards , exceed those provided for in Table 18 . 22 . 080A .
and has been approved by the city . The applicant may propose standards that will
control development of the future uses that are
18 . 22 . 070 Criteria for master plan in addition to or substitute for the requirements
approval . of this chapter . These may be such things as
The following criteria shall be utilized in height limits , setbacks , landscaping
reviewing a proposed master plan . requirements , parking requirements , or signage .
A . Residential Densities and Employment C . Off- Street Parking and Loading . Off- street
Targets . Unless otherwise provided for in a parking and loading shall be provided in
transition area to mitigate impacts of increasing accordance with Chapter 18 . 11 , Table 18 . 11 - 1 ,
density, the minimum average density of eight Table 18 . 11 - 2 and Table 18 . 11 - 3 of this code .
dwelling units per net acre of residentially D . Utilities . Utilities and other public services
rw
developed area is required . The maximum sufficient to serve the needs of the proposed
average density shall be twenty- four dwelling development shall be made available , including
units per net acre . For employment generating open spaces , drainage ways , streets , alleys ,
uses , the master plan shall provide an analysis other public ways , potable water, transit
of how many j obs will be produced , the timing facilities , sanitary sewers , parks , playgrounds ,
of those jobs , and the phasing of the sidewalks and other improvements that assure
employment and non - employment portions of safe walking conditions for students who walk
the proposal . For estimate purposes , the target to and from school .
employment figures shall generally be E . Environmental Impacts . The probable
consistent to the number of jobs produced that adverse environmental impacts of the proposed
would otherwise occur in commercial and development, together with any practical means
industrial zoning districts . The minimum of mitigating adverse impacts , have been
number of jobs should be no less than six jobs considered such that the proposal shall not have
per developable acre for the nonresidential a probable significant adverse environmental
portion of the project . The city may authorize a impact upon the quality of the environment, in
development with less than six jobs per accordance with CMC Title 16 and RCW
developable acre based upon a finding that Chapter 43 . 21 C .
appropriate measures have been taken to F . Access . The proposed development shall
achieve six jobs per developable acre to the provide at least two access points (where a
extent practicable . " Appropriate measures " mixed - use planned development does not have
may be demonstrated based upon the access to a primary or secondary arterial ) that
following : distribute the traffic impacts to adjacent streets
1 . The six jobs per developable acre cannot be in an acceptable manner .
achieved due to special circumstances relating G . Professional Preparation . All plans and
to the size , shape , topography , location , or specifications required for the development
surroundings of the subject property ; shall be prepared and designed by engineers
2 . The likely resultant jobs per developed acres and/or architects licensed in the state of
ratio would not adversely affect the Washington .
implementation of the comprehensive plan ; H . Engineering Standards . The proposed
3 . The proposed development would not development satisfies the standards and criteria
commit or clearly trend the zoning district as set forth in this chapter and all engineering
away from j ob creation . design standards that are not proposed for
B . Setback and Height Requirements . Building modification ,
setbacks shall be established as part of the I . Design Review . The proposed development
master planning process . Setbacks in all future satisfies the standards and criteria as set forth in
site plans shall be consistent with those the Building Design from Camas Design
established in the master plan . Landscape and Review Manual : Gateways , Commercial ,
setback standards for areas adjacent to
Page 12 of 15
May 2009
t ,
Mixed Use and Multi -Family Uses , unless 18 . 13 of this code . The entire street frontage
otherwise proposed for modification . will receive street trees/landscaping that will
create a unifying effect throughout the area .
Tree groupings shall be located for interest and
18 . 22 . 080 Landscape Requirements variety . Plantings shall conform to the
and buffering standards . approved selection list available from the city ,
A . Minimum landscaping or open space , as a if available .
percent of gross site area, shall be fifteen B . Landscape buffers shall be in compliance
percent . All landscaping shall comply with the with the below referenced table :
applicable landscape provisions in Chapter
18 . 22 . 080 Table 1
Landscaping Buffering Standards
Zoning of Land Abutting Development Site
Single- Multi-Family Commercial Office/Campus Industrial
Family
Proposed
Mix of Uses
on U
Development � � � cs 4=J � M d Cd
l� o �
Site z z z U' z z11 jl
Residential 5 ' L 1 5 ' L 1 5 ' L2 10 ' 10 ' L3 10 ' L2 10 ' L2 10 ' L2 10 ' L2 10 '
Single - Ll w/ F2 L3
Family Fence
Residential 5 ' L2 5 ' L 1 10 ' L 1 5 ' L 1 10 ' L3 5 ' L2 5 ' L2 10 ' L2 10 ' L2 10 '
Multi -Family w/ F2 L3
11 11 Fence
Commercial 10 ' 5 ' L2 10 ' L3 5 ' L 1 5 ' L 1 5 ' L2 5 ' L2 5 ' L2 10 ' L3 10 '
L3 L2
Industrial 10 ' L2 10 ' L2 L2 L3 L2 10 ' L3 L2 5 ' L2 5 ' L 1
L2 w/ w/ F2
F2 Fence
Fencell
Page 13 of 15
May 2009
C . Landscaping and Screening Design still required . When applied along street lot
Standards . lines , the screen or wall is to be placed along
1 . Ll , General Landscaping , the interior side of the landscaped area .
a . Intent . The Ll standard is intended to be used 4 . Fences .
where distance is the principal means of a . F 1 , Partially Sight- Obscuring Fence .
separating uses or development, and landscaping i . Intent . The F 1 fence standard provides partial
enhances the area between them . The L 1 visual separation . The standard is applied
standard consists principally of groundcover where a proposed use or development has little
plants ; trees and high and low shrubs also are impact, or where visibility between areas is
required . more important than a total visual screen .
b . Required Materials . There are two ways to ii . Required Materials . A fence or wall that
provide trees and shrubs to comply with an L 1 complies with the F 1 standard shall be six feet
standard . Shrubs and trees may be grouped . high , and at least fifty percent sight- obscuring .
Groundcover plants , grass lawn , or approved Fences may be made of wood , metal , bricks ,
flowers must fully cover the landscaped area not masonry , or other permanent materials .
in shrubs and trees . b . F2 , Fully Sight- Obscuring Fence .
2 . L2 , Low Screen . i . Intent . The F2 fence standard provides visual
a . The standard is applied where a low level of separation where complete screening is needed
screening sufficiently reduces the impact of a to protect abutting uses , and landscaping alone
use or development, or where visibility between cannot provide that separation ,
areas is more important than a greater visual ii . Required Materials . A fence or wall that
screen , complies with the F2 standard shall be six feet
b . Required Materials . The L2 standard high , and one hundred percent sight obscuring .
requires enough low shrubs to form a Fences may be made of wood , metal , bricks ,
continuous screen three feet high and ninety- masonry or other permanent materials ,
five percent opaque year-round . In addition , 5 . The applicant may provide landscaping and
one tree is required per thirty screening that exceeds the standards in this
lineal feet of landscaped area, or as appropriate chapter provided :
to provide a tree canopy over the landscaped a . A fence or wall ( or a combination of a berm
area . Groundcover plants must fully cover the and fence or wall ) , may not exceed a height of
remainder of the landscaped area . Athree - foot six feet above the finished grade at the base of
high masonry wall or fence at an F2 standard the fence or wall ( or at the base of a berm , if
may be substituted for shrubs , but the trees and combined with one) , unless the approval
groundcover plants are still required . authority finds additional height is necessary to
3 . L35 High Screen . mitigate potential adverse effects of the
a . The L3 standard provides physical and visual proposed use , or other uses in the vicinity ; and
separation between uses or development landscaping and screening shall not create
principally using screening . It is used where vision clearance hazards as provided in Chapter
such separation is warranted by a proposed 18 . 13 of this code .
development, notwithstanding loss of direct b . The Community Development Director may
views . approve use of existing vegetation to fulfill
b . Required Materials . The L3 standard landscaping and screening requirements of this
requires enough high shrubs to form a screen chapter, if that existing landscaping provides at
six feet high and ninety- five percent opaque least an equivalent level of screening as the
year-round . In addition , one tree is required per standard required for the development in
thirty lineal feet of landscaped area, or as question .
appropriate to provide a tree canopy over the c . Landscaped areas required for stormwater
landscaped area . Groundcover plants must fully management purposes may be used to satisfy
cover the remainder of the landscaped area . A the landscaping area requirements of this
six- foot high wall or fence that complies with chapter, even though those areas may be
an F 1 or F2 standard may be substituted for inundated by surface water .
shrubs , but the trees and groundcover plants are d . Required landscaping and screening shall be
Page 14 of 15
May 2009
� . Ak
located on the perimeter of a lot or parcel . be located away from bordering protected
Required landscaping and screening shall not zones . Loading and refuse collection areas shall
be located on a public right- of-- way or private not be located within a front yard setback ;
street easement . C . Landscape buffers on proposed projects
should comply with those identified in Section
18 . 22 . 090 Transition design criteria . 18 . 22 . 080 of this chapter .
In addition to the design standards in this
chapter, all developments and uses shall 18 . 22 . 100 Incentives .
comply with the following transitional design A . Traffic Impact Fee ( TIF ) Reduction . A
standards : reduction of the TIF may be granted pursuant
A . Vehicular accesses should be designed and to this section with the implementation and
located so that traffic is not exclusively maintenance of the corresponding action in
directed through a nearby neighborhood area ; 18 . 22 . 100 Table 2 upon approval of the
B . Loading and refuse collection areas should director .
18 . 22 . 100 Table 1
Incentives
. . I . . _ . . . . . . . . . . . . .
. . 1111 . : : : : _ _ _ _ _ _
Action TIF Reduction �
Construction of direct walkway connection to the nearest arterial M Uuuµ1 %
uMtl~ Mw
_ _ _ _ _ . _ _ _ . _ _ _ . _ _ _ _ _ . _ _ _ F I _ _ I 1 1 6 _ _
Installation of on- site sheltered bus -stop (with current or planned E 1 %
service ) , or bus stop within 1 /4 mile of site with adequate
if approved by C - TRAN
walkways ,
Installation of bike lockers 1 %
. _ _ I . 6 _ . . _ _ _ _ _ _ _ _ _ _ _ _ _ . _ 11 . 41 _ _ _ _
Connection to existing or future regional bike trail 1
_ _ _ _ . _ 4 _ . 14 . . . 1 _ _ 1011 _ . . _ . _ _ _ _ . 61 . . _ 11 _ _ 411 F 1
:4 *we **a*A Voww"VIPWO TV WraVATI'Vo wwwwVw"wWwwV*wNar"4 WwwVV VVV*Ww*VMVV a V a Wage to *****V*V*W****ww1`VW* *a&A****TV **vTo ovwvwv*vwwv V*owwavv WITV awe me gave
Direct walk/bikeway connection to destination activity ( such as a I 1 % if existing ,
commercial/retail facility , park, school , etc . ) if residential 2 % if
development, or to origin activity ( such as a residential area) if constructed
commercial/retail facility
Installation of parking spaces which will become paid parking ( by 3 %
resident or employee ) '
Installation of preferential carpool/vanpool parking facilities ' 1 %
PF
FTotal , if all strategies were implemented 10 %
_ . .
' Automatic reduction for developing within the mixed- use planned development overlay or mixed use zone .
Page 15 of 15
May 2009