ORD 2098 ORDINANCE NO .
AN ORDINANCE adding a new title to the Camas
Municipal Code combining the environmental review process
for land development projects with the project permitting
process , and consolidating the application , review, approval ,
and appeal processes for land use development permits .
WHEREAS , as the number of environmental laws and development regulations have
increased for land use development , the number of local land use permits has likewise increased ,
each with its own separate approval process , and
WHEREAS , the increasing number of local and state land use permits and separate
environmental review process required by local governments has resulted in the potential for
conflict , overlap , and duplication between the various permit and review processes , and
WHEREAS , the state legislature has mandated that local governments combine the
environmental review process with the land development project permitting process , and
WHEREAS , the state legislature has further mandated that local government combine the
permitting processes for any one land development project .
NOW , THEREFORE , THE COUNCIL OF THE CITY OF CAMAS DO ORDAIN AS
FOLLOWS :
Section I
The Council hereby adds a new title to the Camas Municipal Code be designated Title 14 ,
and adopt by reference the text attached hereto and by this reference incorporated herein entitled
" Title 14 Development Code Administration" .
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 this day of December ,
1996 .
SIGNED . 0/t,4c
Mayor
ATTEST , k
Clerk
APPR�VE
o form :
r
Cit ttorney
TITLE 14
DEVELOPMENT C
ADMINISTRATION
Chapters :
14 . 01 INTRODUCTION
14 . 03 ADMINI S TRATI ON
14 . 05 CONSOLIDATED APPLICATION PROCESS
14 . 07 PUBLIC NOTICE REQUIREMENTS
14009 REVIEW AND APPROVAL PROCESS
14 . 11 APPEALS
14 . 13 ENFORCEMENT
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City of Camas , Title 14
Regulatory Reform Ordinance
CHAPTER 14 . 01
INTRODUCTION
Sections
14 . 01 . 010 INTENT
14 . 01 . 020 RULES OF INTERPRETATION
14 . 01 . 030 CONFLICT OF PROVISIONS
14 . 01 . 010 INTENT
The purpose of this title is to combine and consolidate the application, review, and approval
processes for land development in the City of Camas in a manner that is clear, concise , and
understandable . It is further intended to comply with state guidelines for combining and
expediting development review and integrating environmental review and land use development
plans . Final decision on development proposals shall be made within 120 days of the date of the
Letter of Completeness except as provided in Section 14 . 09 . 090 .
14 . 01 . 020 RULES OF INTERPRETATION
A . For the purposes of the Development Code , all words used in the code shall have their
normal and customary meanings , unless specifically defined otherwise in this code .
Be Words used in the present tense include the future .
C . The plural includes the singular and vice -versa .
D . The words " will " and " shall " are mandatory .
E . The word " may " indicates that discretion is allowed .
F . The word " used " includes designed , intended , or arranged to be used .
G . The masculine gender includes the feminine and vice -versa .
01
H . Distances shall be measured horizontally unless otherwise specified .
I . The word " building " includes a portion of a building or a portion of the lot on which it
stands .
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City of Camas , Title 14
Regulatory Reform Ordinance
14001 . 030 CONFLICT OF PROVISIONS
In the event of any conflict between the provisions of this Title and the provisions of Title 16
relating to Environment, Title 17 relating to subdivisions , Title 18 relating to zoning , the
provisions of this Title shall prevail .
CHAPTER 14 . 03
ADMINISTRATION
Sections .
14 . 03 . 010 ROLES AND RESPONSIBILITIES
14 . 03 . 020 DIRECTOR OF COMMUNITY DEVELOPMENT
14 . 03 . 030 CITY COUNCIL
14 . 03 . 040 PLANNING COMMISSION
14 . 03 . 050 BOARD OF ADJUSTMENT
14 . 03 . 060 DESIGN REVIEW BOARD
14 . 03 . 070 BUILDING CODE BOARD OF APPEALS
14 . 03 . 010 ROLES AND RESPONSIBILITIES
A . The regulation of land development is a cooperative activity including many different
elected and appointed boards and City staff. The specific responsibilities of these bodies is set
forth below .
Be A developer is expected to read and understand the City Development Code and be
prepared to fulfill the obligations placed on the developer by Titles 14 through 18 , CMC .
14 . 03 . 020 DIRECTOR OF PUBLIC WORKS
The Director shall review and act on the following :
A . Authority : The Director of Public Works is responsible for the administration of Titles
14 , 15 , 16 , 17 and 18 of the Camas Municipal Code .
Be Administrative Intemretation : Upon request or as determined necessary , the Director
shall interpret the meaning or application of the provisions of said titles and issue a written
administrative interpretation within 30 days . Requests for interpretation shall be written and
shall concisely identify the issue and desired interpretation .
Administrative approvals set forth in Sections 14 . 090 . 010 and
C . Administrative At�nrovals :
. 020
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City of Camas, Title 14
Regulatory Reform Ordinance
, ;
14 . 03 . 030 CITY COt NCIL
In addition to its legislative responsibility , the City Council shall review and act on the following
0
subjects ,
A . Recommendations of the Planning Commission
B . Appeal of Planning Commission recommendations
C . Appeal of administrative interpretations
D . Appeal of administrative approvals as set forth in Sections 14 . 09 . 010 and . 020
Eo Appeal of a Determination of Significance under CMC Chapter 16 . 16 . 010
14 . 03 . 040 PLANNING COMMISSION
The Planning Commission shall review and make recommendations on the following
applications and subjects :
A . Amendments to the Comprehensive Plan
Be Amendments to the Building Code , Title 15
C . Amendments to the Environment Code , Title 16
D . Amendments to the Subdivision Code , Title 17
E . Amendments to the Zoning Code , Title 18 or the Official Map
F . Applications for Preliminary Plats and Binding Site Plans
G . Appeal of SEPA Determinations of Non- significance of the underlying land use action
He Other actions requested or remanded by the City Council
The review criteria for certain of the actions are contained in Section 14 . 09 . 030 , CMC .
14 . 03 . 050 BOARD OF ADJUSTMENT
The Board of Adjustment shall review and act on the following subjects :
A . variances from the standards and dimensional regulations of the Zoning Code , Title 18 ,
such as height , width, size , setback and yard restrictions . -
Bo Amortization periods for nonconforming signs
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City of Camas, Title 14
Regulatory Reform Ordinance
C . Appeals from other administrative decisions as may be determined by other ordinances of
the City .
The review criteria and procedures for the Board of Adjustment are contained in Chapter 18 . 76 ,
C CO
CHAPTER 14 . 05
CONSOLIDATED APPLICATION PROCESS
Sections .
14 . 05 . 010 APPLICATION
14 . 05 . 020 PRE -APPLICATION MEETINGS
14 . 05 . 030 CONTENTS OF APPLICATIONS
14 . 05 . 040 LETTER OF COMPLETENESS
14 . 05 . 050 TECHNICAL REVIEW
14 . 05 . 060 SEPA REVIEW
14 . 05 . 010 APPLICATION
A . The City shall consolidate development application and review in order to integrate the
development permit and environmental review process , while avoiding duplication of the review
processes .
Be All applications for development permits , design review approvals , variances and other
City approvals under the Development Code shall be submitted on forms provided by the
Department of Public Works . All applications shall be acknowledged by the property owner .
14 . 05 . 020 PR&APPLICATION MEETINGS
A . Informal Applicants for development are encouraged to participate in an informal
meeting prior to the formal pre - application meeting . The purpose of the meeting is to discuss , in
general terms , the proposed development, City design standards , design alternatives , and
required permits and approval process .
Be Formal Every person proposing a development, with exception of building permits , in
the City shall attend a pre - application meeting . The purpose of the meeting is to discuss the
nature of the proposed development, application and permit requirements , fees , review process
and schedule , applicable plans , policies and regulations . In order to expedite development
review, the City shall invite all affected jurisdictions , agencies and/or special districts to the pre -
application meeting .
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City of Camas , Title 14
Regulatory Reform Ordinance
14 . 05 . 03 0 CONTENT OF APPLICATIONS
A . All applications for approval under Titles 15 through 18 shall include the information
14W of specified in the applicable title . The Director may require such additional information as
reasonably necessary to fully and properly evaluate the proposal .
Be The applicant shall apply for all permits identified in the pre - application meeting .
14 . 05 . 040 LETTER OF COMPLETENESS
A . Within twenty - eight (28 ) days of receiving a date stamped application, the City shall
review the application and as set forth below, provide applicants with a written determination
that the application is complete or incomplete .
Be A project application shall be declared complete only when it contains all of the
following materials .
1 . A fully completed , signed , and acknowledged development application and all
applicable review fees .
2 . A fully completed , signed , and acknowledged environmental checklist for projects
subject to review under the State Environmental Policy Act .
3 . The information specified for the desired project in the appropriate chapters of the
Camas Municipal Code and as identified in Section 14 . 05 . 030 .
4 . Any supplemental information or special studies identified by the Director .
C . For applications determined to be incomplete , the City shall identify , in writing , the
specific requirements or information necessary to constitute a complete application . Upon
submittal of the additional information, the City shall , within fourteen ( 14) days , issue a letter of
identify what additional information is required .
completeness or
14 . 05 . 050 TECHNICAL REVIEW COMMITTEE
A . Immediately following the issuance of a letter of completeness , the City shall schedule a
meeting of a Technical Review Committee (TRC ) . The TRC may be composed of
representatives of all affected City departments , utility districts , the fire department, and any
other entities or agencies with jurisdiction .
B0 The TRC shall review the development application for compliance with City plans and
regulations , coordinate necessary permit reviews , and identify the development ' s environmental
impacts .
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City of Camas, Title 14
Regulatory Reform Ordinance
{ a
14 . 05 . 060 ENVIRONMENTAL REVIEW
A . Developments and planned actions subject to the provisions of the State Environmental
Policy Act ( SEPA) shall be reviewed in accordance with the policies and procedures contained in
Title 16 , CIVIC .
Be SEPA review shall be conducted concurrently with development project review . The
following are exempt from concurrent review .
1 . Proj ects categorically exempt from SEPA .
20 Components of previously completed planned actions , to the extent permitted by
law and consistent with the EIS for the planned action .
CHAPTER 14 . 07
PUBLIC NOTICE REQUIREMENTS
Sections
14 . 07 . 010 NOTICE OF DEVELOPMENT APPLICATION
14 . 07 . 020 NOTICE OF ADMINISTRATIVE APPROVALS
140070030 NOTICE OF PUBLIC HEARING
14 . 07 . 040 NOTICE OF APPEAL HEARING
14 . 07 . 050 NOTICE OF DECISION
14 . 07 . 010 NOTICE OF DEVELOPMENT APPLICATION
A . Within fourteen ( 14) days of issuing a letter of completeness under Chapter 14 . 05 , the
City shall issue a Notice of Development Application . The notice shall include but not be
limited to the following .
1 . The name of the applicant .
2 . Date of application .
3 . The date of the letter of completeness .
4 . The location of the prof ect .
5 . A prof ect description .
6 . The requested approvals , actions , and/or required studies .
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City of Camas , Title 14
Regulatory Reform Ordinance
7 . A public comment period not less than fourteen ( 14) nor more than thirty (30)
days .
8 . Identification of existing environmental documents .
9 . A City staff contact and phone number .
10 . The date , time , and place of a public hearing if one has been scheduled .
11 ® A statement that the decision on the application will be made within 120 days of
the date of the letter of completeness .
Bo The Notice of Development Application shall be posted on the subject property and
published once in a newspaper of general circulation .
C . The Notice of Development Application shall be issued prior to and is not a substitute for
required notice of a public hearing .
D . A Notice of Application is not required for the following actions , when they are
categorically exempt from SEPA or environmental review has been completed :
1 . Application for building permits .
2 . Application for lot line adjustments
3 . Application for administrative approvals .
14 . 07 . 020 NOTICE OF ADMINISTRATIVE APPROVALS
Notice of administrative approvals subject to notice under Section 14 . 09 . 020 shall be made as
follows :
A . Notification of Preliminary Approval : The Director shall notify the adj acent property
owners of his intent to grant approval . Notification shall be made by mail only . The notice shall
0
include :
1 . A description of the preliminary approval granted, including any conditions of
approval .
2 . A place where further information may be obtained .
3 . A statement that final approval will be granted unless an appeal requesting a
public hearing is filed with the City Clerk within fifteen ( 15 ) days of the date of the notice .
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City of Camas, Title 14
Regulatory Reform Ordinance
E 5
14 . 07 . 03 0 NOTICE OF PUBLIC HEARING
Notice of a public hearing for all development applications and all open record appeals shall be
given as follows :
A . Time of Notices : p
Excet as otherwise required, public notification of meetings , hearings ,
and pending actions under Titles 14 through 18 , CMC , shall be made by :
1 . Publication at least ten ( 10) days before the date of a public meeting , hearing , or
pending action in the official newspaper if one has been designated or a newspaper of general
circulation in the City , and
2 . Mailing at least twelve ( 12 ) days before the date of a public meeting , hearing , or
pending action to all property owners as shown on the records of the County Assessor and to all
street addresses of properties within 300 feet, not including street rights - of-way , of the
boundaries of the property which is the subject of the meeting or pending action . Addressed ,
pre - stamped envelopes shall be provided by the applicant ; and
30 Posting at least twelve ( 12 ) days before the meeting , hearing , or pending action in
three public places where ordinances are posted and at least one notice on the subject . property .
Be Content of Notice : The public notice shall include a general description of the proposed
project, action to be taken, a non- legal description of the property or a vicinity map or sketch, the
time , date and place of the public hearing and the place where further information may be
obtained .
Co Continuations : If for any reason, a meeting or hearing on a pending action cannot be
completed on the date set in the public notice , the meeting or hearing may be continued to a date
certain and no further notice under this section is required .
14 . 07 . 040 NOTICE OF APPEAL HEARINGS
In addition to the posting and publication requirements of Section 14 . 07 . 030 , notice of appeal
hearings shall be as follows :
A . For administrative approvals , notice shall be mailed to adjacent property owners .
B . For Planning Commission recommendations , mailing to parties of record from the
Commission hearing .
14 . 07 . 050 NOTICE OF DECISION
A written notice for all final decisions shall be sent to the applicant and all parties of record . For
development applications requiring Planning Commission review and City Council approval , the
notice shall be the signed ordinance or resolution .
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City of Camas, Title 14
Regulatory Reform Ordinance
CHAPTER 14 . 09
REVIEW AND APPROVAL PROCESS
Sections .
14 . 09 . 010 ADMINISTRATIVE APPROVALS WITHOUT NOTICE
14 . 09 . 020 ADMINISTRATIVE APPROVALS SUBJECT TO NOTICE
14 . 09 . 030 PLANNING COMMISSION REVIEW AND RECOMMENDATION
14 . 09 . 040 CITY COUNCIL ACTION
14 . 09 . 050 PROCEDURES FOR PUBLIC HEARINGS
14 . 09 . 060 PROCEDURES FOR CLOSED RECORD APPEALS
14 . 09 . 070 RECONSIDERATION
14 . 09 . 080 REMAND
14 . 09 . 090 FINAL DECISION
14 . 09 . 010 ADMINISTRATIVE APPROVALS WITHOUT NOTICE
A . The Director may approve , approve with conditions , or deny the following without
notice .
1 . Lot line adjustments .
2 . Extension of time for approval .
3 . Minor amendments or modifications to approved developments or permits . Minor
amendments are those which may affect the precise dimensions or location of buildings ,
accessory structures and driveways , but do not affect : (i) overall prof ect character, (ii) increase
the number of lots , dwelling units , or density or (iii) decrease the quality or amount of open
space .
4 . Home Occupations ,
Be Director ' s decisions under this section shall be final on the date issued .
14 . 09 . 020 ADMINISTRATIVE APPROVALS SUBJECT TO NOTICE
A . The Director may grant preliminary approval or approval with conditions , or may deny
the following actions subject to the notice and appeal requirements of this section :
1 . Short Plats .
Be Final Administrative Approvals : Preliminary approvals under this section shall become
final subject to the following :
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City of Camas, Title 14
Regulatory Reform Ordinance
1 . If no appeal is submitted , the preliminary approval becomes final at the expiration
of the 15 - day notice period .
2 . If a written notice of appeal is received within the specified time the matter will
be referred to the Planning Commission for a public hearing .
14 . 09 . 030 PLANNING COMMISSION REVIEW AND RECOMMENDATION
A . Staff Report . The City Planner shall prepare a staff report on the proposed development
or action summarizing the comments and recommendations of City departments , affected
agencies and special districts , and evaluating the development ' s consistency with the City ' s
Development Code , adopted plans and regulations . The staff report shall include findings ,
conclusions and proposed recommendations for disposition of the development application .
Be Hearin . The Planning Commission shall conduct a public hearing on development
proposals for the purpose of taking testimony , hearing evidence , considering the facts germane to
the proposal , and evaluating the proposal for consistency with the City ' s Development Code ,
adopted plans and regulations . Notice of the Planning Commission hearing shall be in
accordance with Section 14 . 07 . 030 .
Commission shall not approve a proposed development
C . Required Findings . The Planning
unless it first makes the following findings and conclusions .
1 . The development is consistent with the Comprehensive Plan and meets the
requirements and intent of the Camas Municipal Code .
2 . The development makes adequate provisions for open space , drainage ways ,
streets and other public ways , transit stops , water supply , sanitary wastes , parks and recreation
facilities , playgrounds , sites for schools and school grounds .
3 . The development adequately mitigates impacts identified under Chapters 16 and
18 , CMC .
4 . The development is beneficial to the public health, safety and welfare and is in the
public interest .
5 . The development does not lower the level of service of transportation and/or
neighborhood park facilities below the minimum standards established within the
Comprehensive Plan . If the development results in a level of service lower than those set forth in
the Comprehensive Plan, the development may be approved if improvements or strategies to
raise the level of service above the minimum standard are made concurrent with the
development . For the purpose of this section, " concurrent with the development " is defined as
the required improvements or strategies in place at the time of occupancy , or a financial
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City of Camas, Title 14
Regulatory Reform Ordinance
commitment is in place to complete the improvements or strategies within six ( 6 ) years of
approval of the development .
6 . The area, location and features of land proposed for dedication are a direct result
of the development proposal , are reasonably needed to mitigate the effects of the development,
and are proportional to the impacts created by the development .
Do Recommendation . Upon approving or disapproving a development proposal or actionto CP ,
the Planning Commission shall prepare and adopt a resolution setting forth its findings ,
conclusions and recommendations and promptly forward it to the City Council for consideration .
14 . 09 . 040 CITY COUNCIL ACTIONS
A . Actions . Upon receiving a recommendation from the Planning Commission or notice of
any other matter requiring the Council ' s attention, the Council shall perform the following
actions as appropriate :
1 . Make a decision on a Planning Commission recommendation .
2 . At the Council ' s discretion , hold a public hearing and make a decision on the
following matters :
i . Appeal of administrative interpretations .
ii . Appeal of administrative approvals .
000
111 . Appeal of determinations of significance .
iv . Other matters not prohibited by law .
3 . Hold a closed record hearing and make a decision on the following matters .
i . Appeal of a Planning Commission recommendation .
Be Decisions . The City Council shall hake its decision by motion, resolution, or ordinance
as appropriate .
1 . A Council decision on a Planning Commission recommendation or following a
public hearing shall include one of the following actions :
i . Approve as recommended .
00
11 . Approve with additional conditions .
111 . Modify , with or without the applicant ' s concurrence , provided that the
modifications do not :
a . Enlarge the area or scope of the project .
b . Increase the density or proposed building size .
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City of Camas, Title 14
Regulatory Reform Ordinance
c . Significantly increase adverse environmental impacts as
determined by the responsible official .
iv . Deny (resoapplication or re - submittal is permitted) .
v . Deny with prejudice (re - application or re - submittal is not allowed for one
year) .
vi . Remand for further proceedings and/or evidentiary hearing in accordance
with Section 14 . 09 . 080 ,
2 . A Council decision following a closed record appeal hearing shall include one of
the following actions .
i . Grant the appeal in whole or in part .
11 . Deny the appeal in whole or in part .
off 111 . Remand for further proceedings and/or evidentiary hearing in accordance
with Section 14 . 09 . 080 .
14 . 09 . 050 PROCEDURES FOR PUBLIC HEARINGS
Public hearings shall be conducted in accordance with the hearing body ' s rules of procedure and
shall serve to create or supplement an evidentiary record upon which the body will base its
decision . The Chair shall open the public hearing and , in general , observe the following
sequence of events .
A . Staff presentation, including submittal of any administrative reports . Members of the
hearing body may ask questions of the staff.
B . Applicant presentation, including submittal of any materials . Members of the hearing
body may ask questions of the applicant .
Co Testimony or comments by the public germane to the matter . Questions directed to the
staff or the applicant shall be posed by the Chair at its discretion .
D . Rebuttal , response or clarifying statements by the staff and the applicant .
E . The evidentiary portion of the public hearing shall be closed and the hearing body shall
deliberate on the matter before it .
14 . 09 . 060 PROCEDURES FOR CLOSED RECORD APPEALS
Closed record appeals shall be conducted in accordance with the hearing body ' s rules of
procedure and shall serve to provide argument and guidance for the body ' s decision . Closed
record appeals shall be conducted generally as provided for public hearings . Except as provided
in Section 14 . 09 . 080 , no new evidence or testimony shall be given or received . The parties to the
appeal may submit timely written statements or arguments .
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City of Camas, Title 14
Regulatory Reform Ordinance
5
1 ;
i
14 . 09 . 070 REAhab AL NA I
CONSIDERATION
LLLLLLLLLLLA party to a public hearing or closed record �F
decision by filing a written request for reconsideration with the Director within five ( 5 ) days of
the oral announcement of the final decision . The request shall comply with CMC Section . The
Council or hearing body shall consider the request at its next regularly scheduled meeting ,
without public comment or argument by the party filing the request . If the request is denied , the
previous action shall become final . If the request is granted , the Council or hearing body may
immediately revise and reissue its decision or may call for argument in accordance with the
procedures for closed record appeals . Reconsideration should be granted only when an obvious
legal error has occurred or a material factual issue has been overlooked that would change the
previous decision .
14 . 09 . 080 REMAND
In the event the City Council determines that the public hearing record or record on appeal is
insufficient or otherwise flawed , the Council may remand the matter back to the hearing body to
correct the deficiencies . The Council shall specify the items or issues to be considered and the
time frame for completing the additional work . The Council may hold a public hearing on a
closed record appeal only for the limited purposes identified in RCW 34 . 05 . 562 ( 1 ) .
14 . 09 . 090 FINAL DECISION
A . Time . The final decision on a development proposal shall be made within 120 days from
the date of the letter of completeness . Exceptions to this include :
1 . Amendments to the Comprehensive ]Plan or Development Code .
2 . Any time required to correct plans , perform studies or provide additional
information , provided that within 14 days of receiving the requested additional information , the
Director shall determine whether the information is adequate to resume the project review .
3 * Substantial prof ect revisions made or requested by an applicant , in which case the
120 days will be calculated from the time that the City determines the revised application to be
complete .
4 . All time required for the preparation and review of an environmental impact
statement .
50 Projects involving the siting of an essential public facility .
6 . An extension of time mutually agreed upon by the City and the applicant .
7 . All time required to obtain a variance .
8 . Any remand to the hearing body .
9e All time required for the administrative appeal of a Determination of Significance .
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City of Camas , Title 14
Regulatory Reform Ordinance
Be Effective Date . The final decision of the Council or hearing body shall be effective on
the date stated in the decision, motion, resolution, or ordinance , provided that the date from
which appeal periods shall be calculated shall be the date the Council or hearing body takes
action on the motion, resolution, or ordinance .
CHAPTER 14 . 11
APPEALS
Sections .
14 . 11 . 010 APPEAL OF ADMINISTRATIVE INTERPRETATIONS AND
APPROVALS
14 . 11 . 020 APPEAL OF PLANNING COMMISSION RECOMMENDATIONS
14 . 11 . 030 APPEAL TO THE CITY COUNCIL
14 . 11 . 040 JUDICIAL APPEAL
14011 . 010 APPEAL OF ADMINISTRATIVE INTERPRETATIONS AND APPROVALS
Administrative interpretations and administrative approvals may be appealed , by applicants or
parties of record , to the City Council .
14 . 11 . 020 APPEAL OF PLANNING COMMISSION RECOMMENDATIONS
Recommendations of the Planning Commission may be appealed , by applicants or parties of
record from the Planning Commission hearing , to the City Council .
14 . 11 . 03 0 APPEAL TO THE CITY COUNCIL
A . Filing . Every appeal to the City Council shall be filed with the Director within ten ( 10 )
days after the date of the recommendation or decision of the matter being appealed .
Be Contents . The notice of appeal shall contain a concise statement identifying :
1 . The decision being appealed .
2 . The name and address of the appellant and his interest( s) in the matter .
3 . The specific reasons why the appellant believes the decision to be wrong . The
appellant shall bear the burden of proving the decision was wrong .
4 . The desired outcome or changes to the decision .
S . The appeals fee .
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Regulatory Reform Ordinance
14 . 11 . 040 JUDICIAL APPEAL
A . Appeals from the final decision of the City Council , or Board of Adjustment, or other
City board or body involving Titles 14 to 18 , CMC , and for which all other appeals specifically
authorized have been timely exhausted, shall be made to Clark County superior court within
thirty ( 30 ) days of the date the decision or action became final , unless another time period is
established by state law or local ordinance ,
Be Notice of the appeal and any other pleadings required to be filed with the court shall be
served on the City Clerk, Director, and City Attorney within the applicable time period . This
requirement is jurisdictional .
C . The cost of transcribing and preparing all records ordered certified by the court or desired
by the appellant for such appeal shall be borne by the appellant . The appellant shall post with the
City Clerk prior to the preparation of any records an advance fee deposit in the amount specified
by the City Clerk . Any overage will be promptly returned to the appellant .
CHAPTER 14 ® 13
ENFORCEMENT
Sections .
14 . 13 . 010 ENFORCING OFFICIAL ; AUTHORITY
14 . 13 . 020 GENERAL PENALTY
14 . 13 . 030 APPLICATION
14 . 13 . 040 CIVIL REGULATORY ORDER
14 . 13 . 050 CIVIL FINES
14 . 13 . 060 REVIEW OF APPROVED PERMITS
14 . 13 . 070 REVOCATION OR MODIFICATION OF PERMITS AND
APPROVALS
14 . 13 . 010 ENFORCING OFFICIAL ; AUTHORITY
The Director shall be responsible for enforcing Titles 14 through 18 , CMC , and may adopt
administrative rules to meet that responsibility . The Director may delegate enforcement
responsibility to the Assistant City Engineer, City Planner, Building Official , Fire Chief, or Chief
of Police as appropriate .
14 . 13 . 020 GENERAL PENALTY
ith the requirements of Titles 14 through 18 , CMC , shall be mandatory . The
Compliance w
general penalties and remedies established at Chapter 1 . 24 , Camas Municipal 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 .
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City of Camas , Title 14
Regulatory Reform Ordinance
14 . 13 . 03 0 APPLICATION
A . Actions under this chapter may be taken in any order deemed necessary or desirable by
the Director to achieve the purpose of this chapter or of the Development Code .
B . Proof of a violation of a development permit or approval shall constitute prima facie
evidence that the violation is that of the 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 .
14 . 13 . 040 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 of the violation and/or delivered to any suitable person at the location
and/or delivered by mail or otherwise to the owner or other person having responsibility for the
location .
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 correction and/or remediation of the
violation as specified in the order .
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 actionsincludig ncivil
, fines and criminal penalties .
Do 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 .
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City of Camas, Title 14
Regulatory Reform Ordinance
E . Appeal : A civil regulatory order may be appealed in accordance with the Camas
Municipal Code .
14 . 13 0050 CIVIL FIDES
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 . Lo 209 ,V,
E o Amount . The civil fine ass ` $ 1 000 . 00 for
0 0 � 4
each violation , Each separate day , NO �� se arate
14 J 103 p
Violation 13 , U30 � ��
►e-A CL
C . Notice . A civil fine shall be imposed by a written notice , and shall be effective when
served or posted as set forth in 14 . 13 . 030 (B ) . 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 30 days after it becomes due and payable , the Director
may take actions necessary to recover the fine . Civil fines shall be paid into the City ' s general
fund .
Eo Application for Remission . Ana 14 , 13 , ( F ) days of
receipt of the notice , apply in writing to ) erector shall
issue a dpp
ecision on the application with - - ' 1 a
demonstration of extraordinary circums
F . Appeal . A civil fine may be appealed to the City Council as set forth in Chapter 14 . 13 ,
Camas Municipal Code .
14 . 13 . 060 REVIEW OF APPROVED PERMITS
As 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 .
Ba Initiation of Review : The review of an approval or permit may be initiated by the
Director , City Administrator , City Council or by petition to the Director by three property
owners or three residents of separate dwelling units in the City , stating their belief as to the
noncompliance , nuisance or hazard of the permitted activity .
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City of Camas , Title 14
Regulatory Reform Ordinance
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 .
10 Notify the property owner or permit holder of the investigation ; and/or
20 Issue a civil regulatory order and/or civil fine and/or recommend revocation or
modification of the permit or approval ; and/or
3 . Refer the matter to the City Attorney ; and/or
4 . Refer the matter to the City Council with a recommendation for action .
14 . 13 . 070 REVOCATION OR MODIFICATION OF PERMITS AND APPROVALS
A . City Council Review . Upon receiving a Director ' s recommendation for revocation or
modification of a permit or approval , the City Council 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 City Council may
delete , modify or impose such conditions on the permit or approval it deems sufficient to remedy
the deficiencies . If the Council finds no reasonable conditions which would remedy the
deficiencies , the permit or approval shall be revoked and the activity allowed by the permit or
approval shall cease .
Be Re - a plication . 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 .
Page 19
City of Camas, Title 14
Regulatory Reform Ordinance