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ORD 2518 ORDINANCE NO , 2518 AN ORDINANCE amending Chapter 18 . 19 of the Camas Municipal Code by incorporating the Downtown Design Manual , THE COUNCIL OF THE CITY OF CAMAS DO ORDAIN AS FOLLOWS : Section I Chapter 18 . 19 , Design Review, is hereby amended as set forth in " Exhibit A " attached hereto and by this reference incorporated herein . Section II This Ordinance shall take force and be in effect five ( 5 ) days from and after its publication according to law . PASSED by the Council and APPROVED by the Mayor thisl� day of September , 2008 . is SIGNED : Mayor In ATTEST : Clerk APP OVED as fo • it /ttorney L Exhibit " A" Chapter 18 . 19 DESIGN REVIEW Sections . 18 . 19 . 010 Purpose 18 . 19 . 020 Scope of the Design review manual 18 . 19 . 025 Scope of the Downtown design manual 18 . 19 . 030 Design review manual adopted 18 . 19 . 035 Downtown design 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 of the " Camas design review manual: Gateways, Commercial, Mixed- Use and Multifamily Uses " , hereafter referred to as the design review manual (DRM) and the " Downtown design manual " . The design review process is not intended to determine the appropriateness of a given use on a given parcel . The design review process is intended to produce a meaningful integration of building , landscaping and natural environment . This will protect the general health, safety and welfare of the community by making efficient use of the land , which is consistent with the visual character and heritage of the community . 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 gateway area as defined in the design review manual . ( Ord . 2443 § 3 (Exh . A ( part) ) , 2006 ) 18 . 19 . 025 Scope of the Downtown Design Manual (DDM) The provisions of this manual shall be applied to public and private parcels located within the downtown commercial zone . The standards within the DDM supersede the general requirements of the DRM for parcels located within the downtown commercial zone . 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 . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 18 . 19 . 035 Downtown Design Manual adopted . ' s design standards for the downtown commercial zone are contained in the manual , which is The city 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 the DRM ; 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 ) ) . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 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 historic/heritage 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 landscaping/streetscaping 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 streetscape 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 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 . 11 . Buildings shall be used to define the streetscape unless site conditions prove prohibitive . 111 . 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 . (Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 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 . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 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 planning community development director . The application shall include such drawings , sketches , and narrative as to allow the approval authority review of the specific prof ect 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 . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 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 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 of the 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 . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 ) 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 . ( Ord . 2443 § 3 (Exh . A (part) ) , 2006 )