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RES 16-005RESOLUTIONNO.16-005ARESOLUTIONapprovingaDevelopmentAgreementwithassociatedMasterPlanbetweentheCityofCamasandParklandsatCamasMeadows,LLC.WHEREAS,ParklandsatCamasMeadows,LLC,istheownerofcertainrealpropertylocatedwithintheCityofCamas;andWHEREAS,theCityhasestablishedaMixedUsePlanDevelopmentOverlayZone(MXPD)applicabletoaportionoftheproperty;andWHEREAS,developmentundertheMXPDrequiresapprovalofaMasterPlanandDevelopmentAgreement;andWHEREAS,thepartieshavenegotiatedaDevelopmentAgreementrelatingtosaidpropertywithanassociatedMasterPlan;andWHEREAS,theDevelopmentAgreementsetsforthcertaindevelopmentstandardsthatwillgovernthedevelopmentofthepropertyandincorporatestheParklandsatCamasMeadowsMasterPlandatedJanuary14,2016;andWHEREAS,theCityCouncilhasconductedapublichearingontheproposedDevelopmentAgreementonMarch7,2016,atwhichtimeitconsideredtestimonyfromallinterestedparties;andWHEREAS,theCityCouncilfindsthattheagreementhasbeenreviewedbytheDirectorofCommunityDevelopmentandhasbeenfoundtomeetapplicableplanningrequirements;andWHEREAS,theCityCouncildesirestoapprovetheDevelopmentAgreementandassociatedMasterPlanandauthorizetheMayortosigntheAgreementonbehalfoftheCity.NOW,THEREFORE,BEITRESOLVEDBYTHECOUNCILOFTHECITYOFCAMASASFOLLOWS: IThatcertainDevelopmentAgreementwithassociatedMasterPlanbetweentheCityofCamasandParklandsatCamasMeadows,LLC,relatingtocertainrealpropertylocatedwithintheCity'smunicipalboundaryisherebyapproved.TheMayorisauthorizedandinstructedtosigntheagreementonbehalfoftheCity.IIUponexecutionbyallpartiesthereto,theDevelopmentAgreementshallberecordedwiththeClarkCountyAuditor,pursuanttotherequirementsofRCW36.70B.190.ADOPTEDBYTHECOUNCILOFTHECITYOFCAMASANDAPPROVEDBYTHEMAYORthis21stdayofMarch,2016./SIGNED:orATTEST:ClerkAPPROVEDastoform:CityAttorney 5268706AGRRecFee-$111.00Pages:39-AARONBARRClarkCounty,UA03/28/291612:59Afterrecording,returnto:AaronBarrParklandsatCamasMeadows1903SE12thAveCamas,WA98607SpaceAboveforRecordingInformationOnlyTWc^A^^z\2.%TZLHi^>v\)o\ATC3UTceA^*LeVttC-2%NjvJWDEVELOPMENTAGREEMENTThisDevelopmentAgreement(the“Agreement”)ismadeandenteredintobyandbetweentheCITYOFCAMAS,aWashingtonMunicipalCorporation(hereinafterreferredtoasthe“City”)andParklandsatCamasMeadows,LLC(hereinafterreferredtoasthe“Owner”)(andcollectivelyreferredtoas“Parties”).RECITALSWHEREAS,OwnerownsorcontrolscertainrealpropertythatislocatedwithintheCity’smunicipalboundaryandthatismorefullydescribedwithintheMasterPlanandattachedExhibit“A”,(hereinafterreferredtoasthe“Property”);and,WHEREAS,theCityandtheOwnerrecognizethisareawilldevelopwithmultipleusesandwishtoprovidepredictabilityaboutthedevelopmentstandardsthatwillapplytothePropertyoverthecourseofitsfulldevelopmentinordertoincreaseefficientuseofurbanservicesandland,andprovidecompatibilityamongstthevariousphasesofthePropertyastheydevelop;and,WHEREAS,theCityisaWashingtonMunicipalCorporationwithlanduseplanningandpermittingauthorityoveralllandwithinitscorporatelimits;and,WHEREAS,theCityhasestablishedaMixedUsePlannedDevelopmentOverlayZone(hereinafterreferredtoas“MXPD”)applicabletoaportionoftheproperty;and,WHEREAS,developmentoflandundertheMXPDrequiresapprovalofaMasterPlanandDevelopmentAgreement;andWHEREAS,theWashingtonStateLegislaturehasauthorizedtheexecutionofDevelopmentAgreementsbetweenlocalgovernmentsandapersonhavingownershiporcontrolofrealpropertywithinitsjurisdictionpursuanttoRCW36.70B.170(1);and,WHEREAS,pursuanttoRCW36.70B.170,aDevelopmentAgreementmaysetforththedevelopmentstandardsandotherprovisionsthatshallapplyto,governandvestthedevelopment,useandmitigationofthedevelopmentofrealpropertyforthedurationspecifiedintheagreement;whichstatuteprovides: (1)AlocalgovernmentmayenterintoaDevelopmentAgreementwithapersonhavingownershiporcontrolofrealpropertywithinitsjurisdiction.Acitymayenterintoadevelopmentagreementforrealpropertyoutsideitsboundariesaspartofaproposedannexationoraserviceagreement.Adevelopmentagreementmustsetforththedevelopmentstandardsandotherprovisionsthatshallapplytoandgovernandvestthedevelopment,use,andmitigationofthedevelopmentoftherealpropertyforthedurationspecifiedintheagreement.Adevelopmentagreementshallbeconsistentwithapplicabledevelopmentregulationsadoptedbyalocalgovernmentplanningunderchapter36.70ARCW;andWHEREAS,thelegislativefindingssupportingtheenactmentofthissectionprovide:Thelegislaturefindsthatthelackofcertaintyoftheapprovalofdevelopmentprojectscanresultinawasteofpublicandprivateresourcesescalatehousingcostsforconsumersanddiscouragethecommitmenttocomprehensiveplanningthatwouldmakemaximumefficientuseofresourcesattheleasteconomiccosttothepublic.Assurancetoadevelopmentprojectapplicantthatupongovernmentapprovaltheprojectmayproceedinaccordancewithexistingpoliciesandregulations,andsubjecttoconditionsofapproval,allassetforthinadevelopmentagreement,willstrengthenthepublicplanningprocess,encourageprivateparticipationandcomprehensiveplanning,andreducetheeconomiccostofdevelopment.Further,thelackofpublicfacilitiesandservicesisaseriousimpedimenttodevelopmentofnewhousingandcommercialuses.Projectapplicantsandlocalgovernmentsmayincludeprovisionsandagreementswherebyapplicantsarereimbursedovertimeforfinancingpublicfacilities.ItistheintentofthelegislaturebyRCW36.70B.170through36.70B.210toallowlocalgovernmentsandownersanddevelopersofrealpropertytoenterintodevelopmentagreements;andWHEREAS,forthepurposesofthisAgreement,“DevelopmentStandards”includes,butisnotlimitedto,allofthestandardslistedinRCW36.70B.170(3);and,NOW,THEREFORE,THEPARTIESHERETOAGREEASFOLLOWS:Section1.implementedundertheauthorityofandinaccordancewithRCW36.70B.170throughRCW36.70B.210.ItshallbecomeacontractbetweentheOwnerandtheCityuponitsapprovalbyordinanceorresolutionfollowingapublichearingasprovidedforinRCW36.70B.170;anduponexecutionbyallparties.DevelopmentAgreement.ThisAgreementisaDevelopmentAgreementtobeTermofAgreement.ThisAgreementshallcommenceupontheEffectiveDate,andshallbevalidforaperiodofTen(10)years;unlessextendedorterminatedbymutualconsentoftheParties;providedhowever,ifthisAgreementoranyinitiallanduseapplicationsrelatedtothePropertyandfiledwithinoneyearoftheeffectivedateofthisAgreement,areappealed,thetermofthisAgreementshallbetolledforthetimeduringwhichtheappealispendingor18months,whicheverisless.The“EffectiveDate”shallbethedateofrecording,whichshalloccurwithinthirtydaysofthedateoftheadoptingResolution.Section2. Section3.Vesting.AnylanduseapplicationssubmittedwithrespecttothePropertyduringthetermofthisAgreement,shallbevestedtothefollowinglanduseregulationsandDevelopmentStandardsineffectontheeffectivedateofthisAgreementCMCtitle16.01-16.21;CMC16.31;CMCTitle17andCMCTitle18(throughOrdinance15-017),unlessotherwiseprovidedforinthisAgreementthroughExhibit“B”DimensionalStandardsorExhibit“C”MXPDEmploymentUses.AnylanduseapprovalsaffectingthePropertyissuedaftertheeffectivedateofthisAgreementshallremainineffectduringthetermofthisAgreement;providedhowever,thatpreliminaryplatapprovalsshallbevalidforaperiodofsevenyearsfromthedateoftheapproval,regardlessofwhethertheendofsuchsevenyearsoccursduringorafterthetermofthisAgreement.ThevestingprovidedforunderthisAgreementshallnotapplytoSystemDevelopmentCharges,ImpactFeesorapplicationorreviewfees.Section4.MasterPlan.PartiesagreetoincorporatebyreferenceExhibitDTheParklandsatCamasMeadowsMasterPlan(MasterPlan)datedJanuary14,2016astheMasterPlanfordevelopmentoftheProperty.TheMasterPlanprovidesthePartieswithpredictabilityregardingthefuturedevelopmentoftheProperty.MinimumdimensionalstandardsthattheOwnershallutilizefordevelopmentundertheMasterPlanareprovidedforinExhibit“B”.Owneragreestomakebesteffortstoobtainpermitsandconstructanaturallooppathandwetlandinterpretiveoverlookwithinapublicaccesseasement,tobemaintainedbytheOwnerconsistentwiththeMasterPlan.Thetrailandoverlookwillbeconstructedconcurrentwiththesubdivisionimprovementsfortheinitialphase.ConsistentwithCamasMunicipalCode(CMC)18.09.060D.thelotsize,width,depthandsetbackstandardsapplicabletotheR-15portionofthesiteasshownonExhibit“B”arehereinnegotiatedconsistentwiththepreservationofopenspaceandtraildevelopment.Thepropertymaybedevelopedwithamaximum42singlefamilylots,maximum24residentialunitsinBuilding2ofthebusinesspark,andaminimumof90,000squarefeetofbusinessparkbuildingspace.Anumberofstudieshavebeencompletedthataidedinthemasterplanaswellassubdivisionapplicationalreadysubmittedtothecity.Thosestudiesinclude:Phase1EnvironmentalSiteAssessment,ColumbiaWestEngineering,Inc.,August31,2015ExistingConditions&BoundarySurvey—withoutTrees(Sheets1and2),Minister-GlaeserSurveying,Inc.,December10,2015.ExistingConditions&BoundarySurvey—withTrees(Sheets1and2),Minister-GlaeserSurveying,Inc.,December10,2015.CityofCamasArchaeologicalPredeterminationSurveyof542NW218thAve,Camas,Washington,AppliedArchaeologicalResearch,Inc.,March17,2015.ParklandsExecutiveResidentialSubdivisionAndParklandsBusinessPark:PreliminaryStormwaterDesignReport(TIR),KessiConsulting,January24,2016.ParklandsatCamasMeadowsTrafficImpactStudy,H.Lee&Associates,November18,2015WetlandDelineationReportforParklandsatCamasMeadowsCamas(FinalReport),Washington,EcologicalLandServices,Inc.,December15,2015. GeotechnicalSiteInvestigationParklandsatCamasMeadowsCamas,Washington,ColumbiaWestEngineering,Inc.,June23,2015.Section4.1SEPA.TheCityissuedaSEPAdeterminationofnonsignificanceregardingthisAgreementandtheMasterPlan(SEPA15-14).ImpactsthatareidentifiedatfuturestagesofthedevelopmentthathavebeenpreviouslyanalyzedthroughthisSEPAprocessshallnotbere-analyzed,providedthefutureidentifiedadverseimpactsaresubstantiallysimilartoandofthesameorlessintensityasthosepreviouslyanalyzedunderthisorotherSEPAprocesses.NothinginthisSectionshallprecludetheCityfromrequestinginformationonthepotentialadverseenvironmentalimpactsassociatedwithasubstantialchangeinthemasterplanthathavenotbeenpreviouslyanalyzedasrequiredundertheStateEnvironmentalPolicyAct.Section4.2FloodPlain&Floodways.ThePropertyincludeslanddesignatedbytheNationalFloodInsurancePrograms(NFIP),MapNumber53011C0414D,withaneffectivedateofSeptember5,2012,asaSpecialFloodHazardAreaSubjectToInundationbythe1%AnnualChanceFlood(ZoneAE).PartiesrecognizetheareaunderZoneAEare“frequentlyfloodedareas”asdefinedintheCamasMunicipalCodeandassuchnolotorportionofanewlycreatedlotwillbeproposed,designedorplattedtoincludeanyportionofthesiteZonedAEundertheaforementionedNFIPMap.AllportionsofthePropertyZonedAEshallbeplacedinanOpenSpacetractatthetimeofplatapproval.Phasing.Onlythesinglefamilyresidentialshallberequiredtobuildstructuresinphases.Withtheexceptionofthehalf-widthstreetimprovementsalongtheentirefrontageandallstreet-scapingperthesubmittedplan,whichshallbecompletedpriortofinalplattingofanyresidentiallots,theOwnerwillhavetheabilitytoinstallroads,utilities,etc.asonecompleteproject,providedagradingplanissubmittedinadvancetotheCity.ThelotswithintheexistingR-15areashallbereleaseduponsubdivisionapproval.Theten(10)lotswithinPhase2shallbereleaseduponthebusinessparkbeinggraded,plattedandreadyforaprospectiveusertosubmitforsiteplanreview.Thefinaleight(8)lotswithinPhase3shallbereleasedoncebuildingpermitisacquiredoneitherbusinessparkBuilding2,3,4(4A),or5(4B).Section4.3Streetscape.OwneragreestoincorporateintoitsdevelopmentapplicationsubmittalpackagestreetscapestandardsforprimarystreetswithinthePropertyaddressingstreetspecifications,treespacingandspecies,sidewalkseparation,trashreceptacles,benchesandotherstreetamenitiesthatwillcreateaninviting,safepassagefornotonlyvehicularbutpedestrianandbicycletraffic.StreetscapestandardswillbeconsistentwiththestreetscapestandardsidentifiedintheMasterPlan.TheBusinessParkOwners(orrepresentativebuildingassociation)areresponsibletoprivatelymaintainallofthepublicstreetscapeandvegetationalongtheirhalfstreetfrontageofCamasMeadowsDrive,includingthepedestrianpathandfullwidthofanystreetcenterormedianplanterstrips.Section4.4NWLarkspurStreet.AllroadbarricadespreventingcirculationonNWLarkspurStreetshallremaininplacependinganalysisoftrafficandroadwayconditionsinthevicinityoftheProperty,andshallonlyberemovedatthesolediscretionoftheCity.Section4.5Section5.interpretationandapplicationofthisAgreement,thepartiesagreetoattempttoresolvetheRemedies.ShouldadisagreementarisebetweentheCityandOwnerregardingthe disagreementbyfirstmeetingandconferring.Ifsuchmeetingprovesunsuccessfultoresolvethedispute,thedisagreementmayberesolvedbyjudicialactionfiledintheClarkCountySuperiorCourt.Section6.Performance.Failurebyeitherpartyatanytimetorequireperformancebytheotherpartyofanyoftheprovisionshereofshallinnowayaffecttheparties’rightshereundertoenforcethesame,norshallanywaiverbyapartyofthebreachhereofbeheldtobeawaiverofanysucceedingbreachorawaiverofthisnon-waiverclause.Section7.thelawsoftheStateofWashington.ThepartiesagreetovenueintheSuperiorCourtforClarkCounty,StateofWashington,toresolveanydisputesthatmayariseunderthisAgreement.Venue.ThisAgreementshallbeconstruedinaccordancewithand,governedby,Section8.Severability.IfanyportionofthisAgreementshallbeinvalidorunenforceabletoanyextent,thevalidityoftheremainingprovisionsshallnotbeaffectedthereby.Section9.Inconsistencies.IfanyprovisionsoftheCamasMunicipalCodeorMasterPlanaredeemedinconsistentwiththeprovisionsofthisAgreement,theprovisionsofthisAgreementshallprevail.Section10.AgreementareassignableandshallbebindinguponandinuretothebenefitofOwner,theCity,andtheirrespectiveheirs,successorsandassigns.OnlyOwnerandtheCityortheirassignsshallhavetherighttoenforcethetermsofthisAmendment.ThisAgreementshallberecordedagainsttherealpropertyindicatedintheMasterPlanwiththeClarkCountyAuditor.BindingonSuccessorsandRecording.TherightsandobligationscreatedbythisSection11.incorporatedas,covenantsbetweenthepartiesandshallbesoconstrued.Recitals.Eachoftherecitalscontainedhereinareintendedtobe,andareSection12.parties.WhilenothingcontainedhereinshallbeconstruedtoobligateeitherpartytoamendtheMasterPlan,itisrecognizedthatfutureevolutionoftheCitymaywarrantconsiderationofsuchissues.TheCityreservesauthoritytoimposenewordifferentregulationstotheextentrequiredbyaseriousthreattopublichealthandsafetypursuanttoRCW36.7OB.Amendments.ThisAgreementmayonlybeamendedbymutualagreementoftheINWITNESSWHEREOF,thepartiesheretohavecausedthistobeexecutedasofthedatessetforthbelow:CITYOFCA:PARKMNMASMEADOWS,LLCByByTitleTitleMo^orCHINOOKLANDOWNERSGROUPOFVANCOUVER,WASHINGTON,LLC/imWUJ-ByTitlei!GEfiJcKACWAfr4F_YL )STATEOFWASHINGTON)ss.CountyofSkamania)IcertifythatIknoworhavesatisfactoryevidencethatPersonwhoappearedbeforeme,andsaidpersonacknowledgedthathesignedthisinstrument,onoathstatedthathewasauthorizedtoexecutethisinstrumentandacknowledgeditastheDevelopmentAgreementof.Parklands@CamasMeadows,LLCtobefreeandvoluntaryactofsuchpartyfortheusesandpurposesmentionedintheinstrument.JamesMcIntoshistheODDATED:IAk1AJ)vAmOTARYPUBLICfortheStateofWashington,ResidingintheCountyofSkamaniaMyCommissionExpires:mrrJ)\NotaryPublicStateofWashingtonSHELLEYRTURNERMyAppointmentExpiresApr23,2018j STATEOFWASHINGTON))ss.CountyofClark)IcertifythatIknoworhavesatisfactoryevidencethatpersonwhoappearedbeforeme,andsaidpersonacknowledgedthathesignedthisinstrument,onoathstatedthathewasauthorizedtoexecutethisinstrumentandacknowledgeditastherS^hgJv^XofParklands@CamasMeadows,LLCtobethefreeandvoluntaryactofsuchpartyfortheusesandpurposesmentionedintheinstrument.isthee26|Wfick<94DATED:da3®NotaryPublicStateofWashingtonROBYNoWESTONMYCOMMISSIONEXPIRESSeptember30,2017NOTARYPUBLICfortheStateofWashington,ResidingintheCountyofClarMyCommissionExpires:STATEOFWASHINGTON))ss.CountyofClark)SCoVkHIcertifythatIknoworhavesatisfactoryevidencethatisthepersonwhoappearedbeforeme,andsaidpersonacknowledgedthathesignedthisinstrument,onoathstatedthathewasauthorizedtoexecutethisinstrumentandacknowledgeditasthe0£CITYOFCAMAS,tobethefreeandvoluntaryactofsuchpartyfortheusesandpurposesmentionedintheinstrument.DATED:.,2016.ITi“:\\<ir.f\JBL\GCNOTARYPUBLICfortheStateofWashington,ResidingintheCountyofClarkMyCommissionExpire EXHIBITA:PROPERTYDESCRIPTIONTheprojectsiteislocatedjusteastofCamasMeadowsGolfCourseClubHouseandjustnorthofCamasMeadowsDrive,inCamas,Washington98607,intheSE&SWVAofSec.28,T2N,R3E,W.M.Thesiteiscomprisedoftwo(2)parentparcelsplustheexisting74footwidepublicCityROWforCamasMeadowsDrive.Theabbreviatedlegaldescriptionforthetwoparcelsis:Parcel175948-000#21SEC28T2NR3EWM15.72AParcel986031-650#68SEC28T2NR3EWM20.97A EXHIBIT"B"DIMENSIONALSTANDARDSThemasterplancommunitywillimplementthefollowingdevelopmentstandardsthatprovideforflexibilityincreatingahighqualitydesign.Themasterplanincludes42executivesingle-familylots,24mixed-uselivingunitsonupperstoriesofBuilding#2,andatleast90,000squarefeetofbusinessspace.SingleFamily(R-15)SingleFamily(BP)Non-SingleFamilyDevelopmentStandard(BP)A.NewLotDimensionsMinimumlotsize(squarefeet)15,00015,0008,000Maximumlotsize(squarefeet)Note1Note1Note1Minimumlotwidth(feet)808080Minimumlotdepth(feet)9090100Maximumbuildinglotcoverage250%50%50%60%withADU60%withADUMaximumbuildingheight3535100(feet)B.SetbacksMinimumfrontyard(feet)25251541010Minimumsideyardandcomerlotrearyard(feet)5(ADUoraccessorybuildings)5(ADUandaccessorybuildings)154’6Minimumsideyardflankingastreet(feet)10410102525Minimumrearyard(feet)5(ADUoraccessorybuildings)5(ADUoraccessorybuildings)503Minimumlotfrontageoraccesseasementonacul-de-sacorcurve(feet)N/A405405N/AMinimumflaglotwidth2020Note1:NoLimitation.Note2:Includesallcoveredbuildingsandstructuresacceptingtherefromaccessorydwellingunits(ADU’s).Note3:Maybereducedtotenfeetifatransitionelementisutilizedthatincludesnaturalvegetationforscreening.Note4:Rightofwaytobuildingface.Parkingareascanbesetbackfivefeetfrompropertyline,perthelandscapingplancontainedwithintheapprovedmasterplan.Note5:Accesstotwolotsorlessmaybedesignedandestablishedasaneasementratherthanatract.Note6:Nocommercialbuildingmaybelocatedcloserthan75feettoaresidentiallotexistingontheeffectivedateofthisAgreement. EXHIBIT"C"MXPDEMPLOYMENTUSESThefollowingarealistofpermitteduseswithintheMXPDEmploymentarea.Similarusesarepermittedinthezonedistrictatthediscretionofthecommunitydevelopmentdirector.Unlessotherwiselistedorpermittedasasimilaruse,auseshallbeprohibitedorsubjecttoamendmentoftheDevelopmentAgreement.UsesAntiqueshopAppliancesalesandservice[Bakery(wholesale)Bakery(retail)Banks,savingsandloanBarberandbeautyshopsBookstoreBowlingalley/billiards[Building,hardwareandgardensupplystoreCabinetandcarpentryshopCandy;confectionerystoreCartvendorsClothingstoreCoffeeshop,cafeorkioskConventioncenterDaycarecenterDaycareDelicatessen(deli)DepartmentstoreElectricvehiclebatterychargingstationandrapidchargingstationsEquipmentrentalEventcenterFitnesscenter/sportsclubFuneralhome/crematoriumFloristshopFooddeliverybusinessFurniturestoreGrocery,neighborhood,smallorlargescaleHospital,emergencycare UsesHotel,motelLaundry/drycleaning(retail)Laundry(self-serve)LiquorstoreMachineshopMedicalordentalclinics(outpatient)Nursery,plantNursing,rest,convalescent,retirementhome,memorycare,assistedlivingOfficesupplystorePawnshopParcelfreightdepotsPetshopsPharmacyPhotographic/electronicsstorePrinting,binding,blueprintingProfessionalorBusinessoffice(s)PublicagencyRecyclingcollectionpointResearchfacilityRestaurantRestaurant,fastfoodRoadsideproducestandSecond-hand/consignmentstoreShoerepairandsalesSpecialtygoodsproduction(e.g.brewpub;doesnotincludemarijuana).Taverns,pubs,barsTheater,exceptdrive-inVeterinaryclinicWarehousing,bulkretailManufacturingand/orprocessingofthefollowing:Cotton,wool,otherfibrousmaterialFoodproductionortreatmentFoundry UsesFurnituremanufacturingMetalfabricationandassemblySignsorotheradvertisingstructures(Billboardsprohibited)ElectronicequipmentIndustrialUses:High-techindustryManufacturingofmiscellaneousgoods(e.g.medical,musicalinstruments,toys,vehicleparts)OpticalgoodsPackagingofpreparedmaterialsScientificandprecisioninstrumentsRecreationalorOrganizationalUses:AuditoriumCommunityclubChurchGolfcourse/drivingrangeLibraryOpenspaceBarkorplaygroundSportsfieldsTrailsEducationalUses:College/universityJuniororseniorhighschoolTrade,technicalorbusinesscollegeResidentialflats,apartmentsorcondos(upto24unitsonthirdfloorandaboveofBuilding#2only;bottomtwofloorscommercialorlightindustrialemploymentusesonly)ElectricalvehicleinfrastructureFacilities,minorpublicTemporaryUses(asperCamasMunicipalCode) EXHIBITD:PARKLANDSATCAMASMEADOWSMXPDMASTERPLANExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-1 PROJECTNARRATIVETheproposedParklandsatCamasMeadowscombinesa20.9-acresiteparcelzonedsingle-family15,000squarefootlots(R-15)witha15.5-acreparcelzonedBusinessPark(BP).Afeasible,highqualitydevelopmentcanbeachievedbyjoiningthetwopropertiesintoasinglemasterplancommunity.Leavingthetwoparcelstodevelopseparatelywouldresultinalowerqualityresidentialneighborhoodwithverylittlemarketinterestinthebusinesspark,astheinfrastructurecostswouldmakecommercialdevelopmentprohibitive.Thismixed-usemasterplandevelopmentproposestosubdividethebusinessparkintofivecommercialbuildingstotalingatleast90,000squarefeetofbusinessspace,24livingunitsintegratedintooneofthecommercialbuildings,and18single-familyresidentiallots.TheR-15propertywillprovideanother24single-familylots,whilepresenting11acresofnaturalopenspaceandbuffers.Anaturalsurfacewalkingtrailmaybeconstructedwithinthewetlandbuffertoprovideanaturetrailsystemfortheprojectandthecommunity.Allsingle-familylotswillbeintegratedintoasinglegatedneighborhoodprovidinghigh-endexecutiveliving.Thesingle-familylotswillhaveaminimumsizeof15,000squarefeet.Thecommercialbuildingswillhouseadiversityofbusinessoperationsthatareanticipatedtocreateatleast300jobs.Building1hasapproximately3,000squarefootfloorplatewiththepotentialforasecondorthirdfloorandadrive-thru.Building2isaminimum19,000squarefeetperfloor,withtwofloorsofcommercialspace,24residentiallivingunitsabovethecommercialspace.Building3isapproximately20,000squarefeetwithtuckunderparkingonthenorthside.Building4(areasA&B)isapproximately31,000squarefeetperfloor,ifconstructedasasinglebuilding,withtheopportunityofloadingbaysforpotentialdistributioncenterusers.Theapplicantsenvisionanartisanmarketthatwouldoccuronweekendsduringlatespringthroughearlyfall.Severalnewprivateinternalroadswillbeconstructedtoservethenewlycreatedlots.Ahalf-widthroadofNWCamasMeadowsDrivewillbeextendedfromtheexistingcul-de-sactotheeasternpropertylineofthePP&Leasementalongthesouthernsiteboundary.Alllotswillbeconnectedtomunicipalwaterandsewersystems.StormwatermnofffromthenewimpervioussurfacewillbecollectedandroutedtoaregionalstormwaterfacilitywhereitwillbetreatedandreleasedorinfiltratedwherepossibleinaccordancewithCitystandards.ThesubdivisionwillbedevelopedinmultipleindependentphasesasnotedontheSitePlan.ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-2 LEGALDESCRIPTIONTheprojectsiteislocatedjusteastofCamasMeadowsGolfCourseClubHouseandjustnorthofCamasMeadowsDrive,inCamas,Washington98607,intheSE&SW14ofSec.28,T2N,R3E,W.M.Thesiteiscomprisedoftwo(2)parentparcelsplustheexisting74footwidepublicCityROWforCamasMeadowsDrive.Theabbreviatedlegaldescriptionforthetwoparcelsis:Parcel175948-000#21SEC28T2NR3EWM15.72AParcel986031-650#68SEC28T2NR3EWM20.97AExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-3 EXISTINGLANDUSES&ON-SITESTRUCTURESNeitherofthetwoparcelshaveanyexistingstructures.Taxparcel986031-650iszonedsingle-family15,000squarefootlots(R-15).Taxparcel175948-000iszonedBusinessPark(BP).ZoningMapU.'BPLegendZoningOverlay'/yUrbanReserve-10(UR-10)IndustrialUrbanReserve-20(UR-2'/jRailroadIndustnalUrbanReserve(t|sgRailroadIndustrialOverlayDistrict(I^UrbanHolding-10(UH-10)—UrbanHolding-20(UH-20)UrbanHolding-40(UH-40)£><AirportEnvironsOverlaySurfaceMiningOverlayDistrictExistingHistoricResort111MillCreekOverlayDistrict[|Highway99OverlayDistrictActivityCenterOverlayTransitionalAreaOverlaySingleFamilyResidentialAreaOverMixedResidentialAreaOverlayMultifamilyResidentialAreaOverlayH!78thSheetPropertyColumbiaRiverGorgeScenicAreay/yMixedUseOverlayVancouver-MultipleOverlaysSeverCapacityOverlayInfillResidentialDevelopmentArea!Mr-18INotes:O1:2,711225.95451.9451.9FeetThismapwasgeneratedbyClarkCounty's"MapsOnline"website.ClarkCountydoesnotwarranttheaccuracy,reliabilityortimelinessofanyinformationonthismap,andshallnotbeheldliableforlossescausedbyusingthisinfromation.WGS_1984_Web_Mercator_Auxiliary_SphereClarkCounty,WA.GIS-httpV/gis.clark.wa.govExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-4 SITEMAPSHOWINGEXISTINGCONDITIONSThesubjectsitehasbothtopographyandwetlandareasthatwillbeincorporatedintothedevelopment.TheBPparcelhasslopesthatfall30feetacrossthepropertywiththehighestpointalongCamasMeadowsDriveextension(southpropertyline).Theslopesarenotsteepenoughtobeconsidered“Critical”.Nevertheless,developingcommercialbuildingswithinvaryinggradesisfinanciallyinfeasible.Thereisaflat3.5acreareainthesoutheastportionofthesite.Howeverthisareaabutsanexistingresidentialneighborhoodthatcouldrequireasubstantialsetbacktomitigatetheintroductionofahigherintensityuse.Thiswouldlikelyfurtherreducethebuildableareatolessthanthree(3.0)acresandresultinonlyonecommercialbuildingwithnomorethana30,000squarefootfloorplate.Thisissubstantiallylessthantheproposedplan.Byapprovingtheproposedmixed-usemasterplan,thenewsinglefamilylotswithintheBPareacreateatransitionbetweenthenewdevelopmentandtheexistingneighborhoodaswellasproducethefinancialresourcestodeveloptherestoftheBPareaintocommercialbuildings,therebymaximizingthejobcreationopportunities.Atleast90,000squarefeetofbuildingspaceisintendedundertheproposedmasterplan.The20.9-acreRl-15single-familysitehasan11-acrewetland(including50footbuffer).AwetlanddeterminationandmitigationstudyhasbeencompletedbyELSforthewetlandandbuffersasshownontheplan.Theapplicantisproposingtoenhancethewetlandandbufferareas.Duetothelevelofenhancementproposed,therequiredbufferbetweentheproposeddevelopmentareasandthewetlanditselfwillbe50feet.Withmorethanhalftheparcelimpactedbythewetland,theonlyfeasibleoptiontodeveloptheparceliseitherintegratethesitewiththeBPparcelordevelopasasmallerlotPlannedResidentialDevelopment(PRD);asaPRD,thesitecouldbedevelopedwithover60housingunits.Theapplicanthaschosentoproceedwithmaintaininglargeexecutivelotsandintegratethewetlandasacenterpieceintothemasterplancommunityaswellasabackdroptothebusinesspark.Withoutthewetland,thesitecouldbedevelopedwithapproximately45lots,afteraccountingforroadsandinfrastructure.Theproposedmasterplanhas42largeexecutivelots.TheExistingConditionsSurveyispresentedonpages13-14.PlanningSolutionscompletedatreesurveyofbothparcelsidentifyingalltreesoutsideofthewetland.Thesitehashistoricallybeenapartofanarcheryclub,wheresportsmenandhunterscouldhoneintheirbowskills.Thetreeshavealwaysbeenmanaged(i.e.cut,thinned,etc.)bythearcheryclub.Developmentofthesitewillrequireextensivegradingandtheplacementofroadsandstructuresthatwillrequireremovaloftreeswithinthedevelopmentarea.Treereplantingwilloccuralongstreetscapes,parkinglots,landscaping,wetland,wetlandbuffer,andopenspace.Thefollowingmapdepictsthetreescurrentlyonsiteandthosethatwillberemovedtoaccommodatetheplannedstructures.TheTreeSurveyMapsarecontainedonpages15-17.ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-5 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ttrMSOLIIWPSTHBOLDCSCWPTI0N•oEXSTIHSTREETOBERETAITS?EXST1HSTRKTOBER&WVED,REFStTOTRffiSURVEYFORSHZ&ESiANDSUESTKSLOCATIONSANDSIZEHAVEBQ3IOBTAJfCPFROMANEX35TINSCOfCITTONSSIRVETFRO/IOEDBTMl®StRvmNS.aRVETORTOLOCATETREESALCN®PROPERTYLUC.NOTKO:WTHANTPORTIONOFTTOTRffiTOHCONf©®HBORJHSFRCPSITl'ORCFF-STTESH»LLBECUTDOPN«warrocaeeiTOFOO-TEHAOT(©SMBOR.ALLTRS5WTHNPCTLANDAREAS(NOTSHOftOSHALLBERETAINED.TUBSPltOTBSTIONSTANDARDSMe®termBBJDHTIECRITICALROOTTO*SHRJ_BEDBMDASARACRJSAMMOEACHTOEEOUALTOC*eTOOTOFRACBJSPERIMWOFTKSCBM(ISAATBREASTH3SHT?.aY®feSVj:!AFIAONSMATERIALS«ARTREES.WFBSCNMATCOWUCTAWACTMTYWTHHTOPBOTZCTWATOAOFAWTOEtKWXATHJTO(©HAW.ICUDSN6,ELYNOTUMTH7TO,PARKINSEomen,PLACINSSCLVDOS.srasmOALDMSMATERIALAICsoa.oeposnaHHWCONCRETEMASWAYNOLOCATWSBUMWLESaATTAOfrfHTTOTR^S.ELKINSCOSrftUCTKK.NOPERSONSHALLATTACHAWTCBJECTTOAWTTT®cesttATB?FORPROTECTS*C.FTOTKTTOBARRIER.BtFOREE&BxmWT,1>KJOEARM&PLUMSCRANYIAOALTERATKH,TOAPPLICANT,LSHALLB3SCTAWMAINTAINREAEN.TVISIBLEPROTECTTOTT®FBCMSALCNSTOCUTS?H»BAWCOHHXTB.YSLKRCUCNSTOPROTECTS?AREACFALLPROTECTEDTOESOR6R0UPSCFTRS5.FBCES5HNXBECONSTRICT®CFCMAMLMCORCTOBTAPPROVEDMATERIALAWATLEASTFCURfSTIMFIHESSOTORTYPEOFfB«e»AUTORUEDsrTOartOFCAM*®.2HATStRECLTOOTOOMR.MTHMIXHTOACTOCFATLEASTSIX(WIUMCSORWTNFLYH3GPORSfMLARMATERIAL.TOAL5A6ADJ5SKNSTOCJOTKALROOTTO*OFATOEMCRD01TOPROTECTROOTSFROMDAMA5COUSEDSTHSAVTEfllPHDCT.2SHALLMICHESTEACAVATtCNORCOMPACTIONOFEARTHOROTH3LTOIBiflALLTDAKA6MSACTTVTTTE5TTTHXTOBAraUB?®4.MATeeraois®TOWCMZEROOTDAMAKBTEXCAVATNSATWQJFOOTIXB1Vt&CHTOCLEAACTSEVERTOROOTSCFTRS»TOBERETAMD.5.SHALLHWTA*TOFROTECTTVEBARRELS«MACEIHTS.TOCITYCFCAMASAimWlLESTORRSOTALORAFINALCBTTFKATgOFOCCUPAWY5ISSUED.«SC*VBlOCCURSFR5T.6.SHALLEHSKETHATANTLAWSCAFTNSKACRTOPROTECTEDTO*SLDSECUCTTOTOREMOVALCFTOB«R$RS5tt*LLEEfCCOmXiB)WTHU6HTHACHSM3LTORHMCL/eCR.On«wD.6RAOELTOERAIFSHALLHOTEEaaVATEDOR(®UCa?HTTWTOCRfTICALROOTZCWCFTFSSTOBEFRESERVH3MTHOTTTOCfTTCPCAMAS'AtHHCRlIATKRCOVBLA6ECFIFTOCTEH*LFCFTTCAREAOFTOTREESCRITICALROOTZ£»MWU6HTSOLSMOCLATJTOTOMMMMDSTHleSSARrTOCAHWOW6RA0F6CRORLAWSCAFEPLA»,FTTmlHOTTOBOLTOSURVIVALCFTOTSSMATBEALIGNED.AB5EAT10KtSVKOSMATEEKBOUBOTOBT9TOTOTREESSURVTVAL.2FTOSRAOTADJACBfTTOAPKHeTvEDTT®&RASS>SICHTHATfTCMS)SLCW6HORERODEWTOTIETRHT5CRTT1CALROOTZOf.ITSHALLEtFERMANBOLT5TAOU2EDTOPREVBiTSIFFOCATTONOPTOROOTS.1TOAPRJCANTSAWXHOT06TALLA«MBMOBaRFAOCMFTTWTOCAOTKALROOTXO.CFARTT5®TOBERETATOD,4.TOTO6*SA®TEjnBTTPRACTICAL.l/TUTTTRBTTOSSHALLBELOCATEDCUT5TOEOFTOCRITICAL.ROOTZOWOFTREESTOBERETA9CD.STl®5AWODBIVtOETATTONTOBE^TATODSHALLEEPROTECTEDFROMER05BNAWSeweLTATtOHCLEAMMSCFSIArweSM«LLBECOWUCTB?SOASTOEJ3>0SeTO5MALLSTPRACTICALAREACF90S-TOEROSK*FORTOLEASTPOKHETTO.TOCONTROLBTO9CHBFL05,6ROM7COvSLAWSUM’SSHALLEEHAMTADdatTOKXVTOALLOTS.MS^fEASGLE.WBENOTFEA6GLEALWOWJATEBXXKMCCRTRCLPRACTICESSHALLEEMPLEMBnED.EDB®TKK*LF&LMS.£»®TKMALmjJN6CFTT®5SHALLEEUSEDTOAVOTODA«A0TOTRSIDE5ISHATSJFCRRFIBmOLF.«<®U.TCFfWmeiREvSM5CME&OSTWTT®5MA«CEJFORR®BtVATKWMArim>TOEE(ecvEDTOACCOFMODATEFINALSRADMSFLAWAWSTOfWMIRFAOUTES.»TIEEVBfTITEECOFESIECS5SARTTORSLTOATI®THATSPROWS©TOBERETASEP,AfBWALSHALLEEOBTATODFROMTOCRYCFCAMASAWAOPfRCHALKTMATIOHTREESMATEERECUSED.TWSBPW58«RVATlONNAHRAT1VBALLTRffiSFfTHINTVEPETLANDIPCTLA®ELFTSLAA?EA£ASPCXASTIEPROJECTFBIB^TSLAREPROPOSEDTOBERETAINS?.TOSSAREPROPOSEDTOBERB40YH?COHFUCT^fTHSTKffiTMTOOVEHefTS,STEUTIUTIB,AH?SUILPIH&B4V&OP&.UiiExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-10 PROPOSEDLANDUSES&STRUCTURESThismasterplanproposes42largesinglefamilylotsdevelopedin3phases,fourindustrial/commercialbuildingstotalingatleast50,400squarefeet,a39,600squarefootcommercialbuildingwith24livingunitsabove.Thefollowingmapdepictsthesinglefamilyareaversusmixed-usebusinesspark.1KdDEflTlALIExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-11 Thefollowingmapdepictsapproximatelocations(orbuildingenvelops)forthebusinessparkandsinglefamilystructures.Note:the24mixed-uselivingunitsareincorporatedintoBuilding#2ofthebusinesspark.*r1'iU'«1,1rnl1/III/,\Iu(11lKIihAVi!L'Ut-3Urjrii\\iV--twv»V-Ji7-r/«/i*it'1»'>HJU///-w.r7/7LiiiiiIMM1/rri•MISmSu*?MI fm1wisriiiiExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-12 PROPOSEDRESIDENTIALUNITS&DEVELOPMENTSTANDARDSThemasterplancommunitywillimplementthefollowingdevelopmentstandardsthatprovideforflexibilityincreatingahighqualitydesign.Asnotedinearliersections,themasterplanincludes42executivesingle-familylots,24mixed-uselivingunitsonupperstoriesofBuilding#2,andatleast90,000squarefeetofbusinessspace.SingleFamily(Rl-15)SingleFamily(BP)Non-SingleFamilyDevelopmentStandard(BP)A.NewLotDimensionsMinimumlotsize(squarefeet)15,00015,0008,000Maximumlotsize(squarefeet)Note1Note1Note1Minimumlotwidth(feet)808080Minimumlotdepth(feet)9090100Maximumbuildinglotcoverage50%50%50%260%withADU60%withADUMaximumbuildingheight(feet)3535100B.SetbacksMinimumfrontyard(feet)25251541010Minimumsideyardandcornerlotrearyard(feet)5(ADUoraccessorybuildings)5(ADUandaccessorybuildings)154Minimumsideyardflankingastreet(feet)10101042525Minimumrearyard(feet)5(ADUoraccessorybuildings)5(ADUoraccessorybuildings)503Minimumlotfrontageoraccesseasementonacul-de-sacorcurve(feet)N/A405405MinimumflaglotwidthN/A2020Note1:NoLimitation.Note2:Includesallcoveredbuildingsandstructuresacceptingtherefromaccessorydwellingunits(ADU’s).Note3:Maybereducedtotenfeetifatransitionelementisutilizedthatincludesnaturalvegetationforscreening.Note4:Rightofwaytobuildingface.Parkingareascanbesetbackfivefeetfrompropertyline,perthelandscapingplancontainedwithintheapprovedmasterplan.Note5:Accesstotwolotsorlessmaybedesignedandestablishedasaneasementratherthanatract.ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-13 ThefollowingarealistofpermitteduseswithintheMXPDEmploymentarea.Similarusesarepermittedinthezonedistrictatthediscretionofthecommunitydevelopmentdirector.Unlessotherwiselistedorpermittedasasimilaruse,auseshallbeprohibitedorsubjecttoamendmentoftheDevelopmentAgreement.UsesAntiqueshop|AppliancesalesandservicejBakery(wholesale)jBakery(retail)jBanks,savingsandloanookstorefowlingalley/billiardsjBuilding,hardwareandgardensupplystoreCabinetandcarpentryshopCandy;confectionerystoreCartvendorsClothingstoreCoffeeshop,cafeorkioskConventioncenterDaycarecenterDaycareDelicatessen(deli)DepartmentstoreElectricvehiclebatterychargingstationandrapidchargingstationsEquipmentrentalEventcenterFitnesscenter/sportsclubFuneralhome/crematoriumFloristshopFooddeliverybusinessFurniturestoreExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-14 Uses[Grocery,neighborhood,smallorlargescale[Hospital,emergencycarejHotel,motel|Laundry/drycleaning(retail)jLaundry(self-serve)[MachineshopjMedicalordentalclinics(outpatient)JNursery,plantNursing,rest,convalescent,retirementhome,memorycare,assistedlivingOfficesupplystorePawnshopParcelfreightdepotsPetshopsPharmacyPhotographic/electronicsstorePrinting,binding,blueprintingProfessionalorBusinessoffice(s)PublicagencyRecyclingcollectionpointResearchfacilityRestaurantRestaurant,fastfoodRoadsideproducestandSecond-hand/consignmentstoreShoerepairandsalesSpecialtygoodsproduction(e.g.brewpub;doesnotincludemarijuana).Taverns,pubs,barsTheater,exceptdrive-inVeterinaryclinicWarehousing,bulkretailExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-15 UsesManufacturingand/orprocessingofthefollowing:Cotton,wool,otherfibrousmaterialFoodproductionortreatmentFoundryFurnituremanufacturingMetalfabricationandassemblySignsorotheradvertisingstructures(Billboardsprohibited)ElectronicequipmentIndustrialUses:High-techindustryManufacturingofmiscellaneousgoods(e.g.medical,musicalinstruments,toys,vehicleparts)OpticalgoodsPackagingofpreparedmaterialsScientificandprecisioninstrumentsRecreationalorOrganizationalUses:AuditoriumCommunityclubChurchGolfcourse/drivingrangeLibraryOpenspaceParkorplaygroundSportsfieldsTrailsEducationalUses:ollege/universitynJuniororseniorhighschoolTrade,technicalorbusinesscollegeResidentialflats,apartmentsorcondos(upto24unitsonthirdfloorandaboveofBuilding#2only;bottomtwofloorscommercialorlightindustrialemploymentusesonly)ElectricalvehicleinfrastructureExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-16 UsesFacilities,minorpublicTemporaryUses(asperCamasMunicipalCode)ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-17 REQUIREDDEVELOPMENTPHASESOnlythesinglefamilyresidentialshallberequiredtobuildstructuresinphases.Theapplicantwillhavetheabilitytoinstallroads,utilities,etc.asonecompleteproject,providedagradingplanissubmittedinadvancetotheCity.ThelotswithintheexistingR-15areashallbereleaseduponsubdivisionapproval.Theten(10)lotswithinPhase2shallbereleaseduponthebusinessparkbeinggraded,plattedandreadyforaprospectiveusertosubmitforsiteplanreview.Thefinaleight(8)lotswithinPhase3shallbereleasedoncebuildingpermitisacquiredoneitherbusinessparkBuilding2,3,4(4A),or5(4B).Thefollowingmapdelineateseachphaseofthesingle-familydevelopment:—PHASE1R*oPHASE2RCsOj4113PHASE1RVa12w&131413PHASE3R’63i30PHASE1R2928PHASE2R27182819232024PHASE3227123PHASE2RExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-18 STREETS,TRAILS,COMMONAREAS&PARKINGSITEPLANThefollowingmapdelineatesthelocationofallareastobeconveyed,dedicated,ormaintainedaspublicvs.privateincludingstreets,utilities,parkingareas,pedestrianwalkways/trails,openspace/naturalareas,wetlands(includingbuffer),andlandscaping.ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-19 NW10THFAIRWAYDR.(PRIVATE)TRAILACCESSSIGN(TYP.)-NI-I--*ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlan MAPOFOPENSPACENETWORKThefollowingmapdepictstheconnectivityoftheopenspaceand3.5acretrailnetworkwithexistingsetasidenetwork.ThepurposeistoshowhowthemasterplancommunityfitswithinthecontextofthelargerCamasArea.ExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-22 LANDSCAPINGPLANThefollowinglandscapingplanisdrawntoscaleanddemonstratescompliancewithCMCChapter18.13.ThelandscapeplanprovidesarenderingoftheproposedstreetscapealongtheextensionofCamasMeadowsDrive,landscapingtooccuralongallstreets,withindesignatedparkingareas,andtransitionelementareas.Alsoprovidedisarenderingoftheproposedtransitionelement.ELEVATIONA//://*issLHv'*>.SSECTIONA-AwtoExhibitD:ParklandsatCamasMeadowsMXPDMasterPlanPage-23 13*PlanningSolutions,Inc.CrmattnaBoMtormtoConyjimxtmum*4400NE77ttlAvenueSuits275VANCOUVER.WA98662vaatssMBj*0B»»7i»*raw*w.pno.comI51aci82$8<s>IIIcowfrCUKODacAiiDUE:|*.2^3'U0XXBflB-DWWJtDfOftMtenetsAAAAAALANDSCAPE EEar-n>anmvcucwWIKMTf*rrro<rrFVN«M5axnt>6K.c o m7>osaiisI:*S!?8HIMf*3«„i»lIWWTheArchery@CamasMeadowss-L5i?I2NWCamasMeadowsDriveDCamas,WashingtonPa8 M'[Ua a\FDBL^yRTVATET****©'\\%\\\%\\\%\\ViO'u*\aw\—A/?-vo•-a05•O)z*•CD*-<\O*"noz>-'?MT)Z><>*-t\-**•O'm•5vvia ©C«TOoHr20S,PlA»TlS5(Xim<»5.l'*;.IOFAat'CfTHSOTAWseMArKCCF^CRRSliCaOTWTKlrtWflTTBlfllSMiSOiCfFLWteSCWTKJ&tt.illlliirPRELIMINARYmc&mmmrnTheArchery@CamasMeadowsV,NWCamasMeadowsDriveCamas,Washingtons ClarkCounty,WashingtonAuditor’sOfficeReceipt:463865Extended$111.00ProductAGRNameAGREEMENTDocument#5268706,ReiatedtoRealEstatetrue,MoChargefalse.PhoneNumber503-319-4021$111.00$111.00TotalTender(Check)Check#56060064,PaidByAARONMBARR;ThankYou360-307-2208;MonMar2812:59:19PDT2016MD