Revised Narrative Lacamas Northshore Annual Review

City of Camas 616 NE 4th Ave Camas WA 98607 Re: Revised Narrative Lacamas Northshore Annual Review Our File No. 51419-70509 JAMES D. HOWSLEY Admitted in: Washington and Oregon Direct Dial (360) 567-3913 E-mail jamie.howsley@jordanramis.com OR Direct Dial (503) 598-5592 Dear Sarah: On behalf of the Lacamas Northshore property owners (the "Applicants"), we submit this revised request for a Comprehensive Plan amendment and zone change for the prope1ties located generally adjacent to Lacamas Lake. As the City is aware, the change to the original request is necessitated due to the Washington State Department of Transportation (WSDOT) recent adoption of a new Airport Environs Overlay District that covers a portion of the properties in this request. We believe this proposal satisfies both the requirements of the City's Comprehensive Plan, municipal code and the Airport Environs Overlay District. As the City is also aware, this property is subject to a Development Agreement between the Applicants and the City. This Comprehensive Plan amendment and zone change clarifies provision four ( 4) of the Development Agreement. The Applicants will be submitting a proposed revision to the Development Agreement for consideration by the City Council consistent with the proposal set fmth below. I. Proposal The Applicants request a Comprehensive Plan amendment and zone change from LI/BP to Business Park and from LI/BP to several zoning districts including Multi-Family 18 and Multi-Family 10, Single Family R 7.5, Community Commercial subject to the Medium Intensity Shoreline Overlay and finally a small strip to be set aside as Parks and Open Space and preserved under the Urban Conservancy Shoreline Overlay. Approval of this request will further the intent of the Growth Management Act, the 51-119-70509 /el/erhead as modijied 05 21 2004.doc\AJ)J)./19 2013 Two Centerpointe Drive, 6th Floor, Lake Oswego, OR 97035 I 503.598.7070 phone I 503.598.7373 fax I www.jordanramis.com 1499 SE Tech Center Place, Suite 380, Vancouver, WA 98683 I 360.567.3900 phone I 360.567.3901 fax I 888.598.7070 toll free

A TTORNE Y S AT L A W Page 2 Comprehensive Plan and further the provisions set forth in the Development Agreement. Given the size, location and existing Light Industrial/Business Park Comprehensive Plan designation of the Properties, Lacamas Northshore presents a unique opportunity for the City of Camas to develop properties under a cohesive master plan vision. Specifically, this narrative addresses how this request complies with City of Camas 20-Year Comprehensive Growth Management Plan 2003-2023 and Washington' s Growth Management Act ("GMA"). Compatibility with Surrounding Properties The Properties are at the northeast comer of the Camas Urban Growth Area ("UGA"). To the south and west is Lacamas Lake. To the east, the properties are located in unincorporated Clark County and are outside the Camas UGA. These properties are predominantly Rural Estate with R-5 zoning. Grove Airfield is also located to the east of this project. Also to the south is property owned by CJ Dens and has Comprehensive Plan Designation of Single Family Urban Low and is zoned R 7.5. To the northwest is Camp Currie and to the north are some properties inside the Camas UGA currently in Urban Holding-20 and some properties in unincorporated Clark County with predominantly Rural Estate with R-5 zonmg. The adjacent properties within the following Comprehensive Plan designations: Northwest: P/OS (Camp Currie) North: Rural Estate and Urban Low with an Urban Holding Overlay South: Lacamas Lake, Single Family Urban Low East: Grove Airfield, Rural Estate, and Agriculture-20 West: Lacamas Lake, P/OS Camp Currie II. Property Description And Background 51419-70509 letterhead as modified 05 21 2004.doc\ADD/41912013

AlTORNEYS AT LAW Page 3 The property is generally located to adjacent to Lacamas Lake and Ledbetter Road, to the west of Grove Airfield and to the south of Green Mountain. The approximate acreage is 460.02. We included a full legal description in the earlier application. The applicants also recently provided the City with a chart detailing the approximate acreage of each use. This proposal contemplates approximately 199. 80 acres of Business Park located on parcels owned by Johnston Dairy, LLC, Mills Family, LLC ("Mills Family"), the Masons, Merle Cisney, and Robert and Debra Cisney. The Mills Family also has an approximate area of 3.36 acres and requests a Community Commercial zoning designation subject to the Medium Intensity Shoreline Designation recently developed by the City of Camas. Approximately 35.29 acres of Multi-Family 18 zoning would be on properties owned by the Mills Family, LLC, the Bumas, the McGuffins, Roy and Judy Ware, Eric and Amber Ware, and Mr. Borowski. The Mills Family also proposes approximately 26.22 acres for Multi-Family 10 zoning. Finally, the Weakleys believe that based upon topography, proximity to critical areas, and proximity to the Urban Growth Boundary, their 32.06 acres are best suited for lower density single family residential under R 7.5 zoning. Clark County brought these properties into the Camas Urban Growth Area in September 2007. And the City of Camas annexed these properties in April 2008. On March 21, 2013 the Washington Supreme Court confirmed that these properties were within the City of Camas' jurisdiction. A copy of the opinion is attached to this revised narrative. m. Criteria for All Map Changes [CMC 18.51.010) The Applicants propose a Comprehensive Plan amendment and concurrent rezone of properties located in the City of Camas. The criteria to be analyzed for Comprehensive Plan amendments and concunent rezone applications are found at CMC 18.51.010. This request complies with these criteria as explained below. City of Camas Municipal Code 18.51.010 Application and criteria therein. Any interested person, including applicants, citizens, planning commission, city council, city staff and other agencies, may submit an 51./ 19-70509 lellerhead as modified 05 21 200./.doc\ADDl./1912013

JORDAN RAMIS re ATTORNEYS AT L A W Page 4 application in the month of January each year for a comprehensive plan amendment. The application shall specify: A. A detailed statement of what is proposed and why; The Applicant proposes an amendment to the City's Comprehensive Plan and concurrent zone change for approximately 460.02 acres from LI/BP to Business Park and a variety of residential zones and one area of Community Commercial subject to the Medium Shoreline Intensity Overlay in accordance with terms of the existing and proposed Development Agreement and conceptual Master Plan attached to this request. During Clark County's ten year Comprehensive Plan Update completed in 2007, it considered the County's land supply need for housing and employment opportunities based upon population projections provided by the Office of Fiscal Management "OFM". Clark County and Camas mutually determined that these properties could support a variety of employment opportunities while at the same time providing a mix of housing opportunities. This narrative provides a detailed explanation of how this request meets the goals of GMA, better implements the Camas Comprehensive Plan and fulfills a vision set forth in a previously negotiated Development Agreement. B. A statement of the anticipated impacts of the change, including the geographic area affected and issues presented by the proposed change; As stated above, these prope11ies were brought into the Camas UGA in 2007 and annexed by Camas in 2008. During the GMA process, Clark County, the City of Camas and the Applicants supported a long term vision for these properties that included a mix of employment uses, while also providing housing opportunities to promote commuter trip reduction and convenience to future residents. Due to the recent adoption of the Airport Environs Overlay, the original proposal submitted by the Applicants had to be amended. The imposition of the Overlay, significantly limits the areas in which residential development (even in a mixed use setting) can occur. As such, a geographic "rearrangement" of the contemplated uses was required in order to comply with the provisions of the Overlay. The goal of the Applicants' revised plan is to achieve the goals and overall vision for the area previously adopted by the City, while recognizing the limitations imposed by the Overlay. The 5/.119-70509 /euerhead as modified 05 21 200.J.docvW/Jl./1912013

A TT O RNEYS A T LAW Page 5 Applicants' believe that the proposed balance of uses between employment, commercial and housing in this setting wstill provides a unique gateway to Camas' northeast boundary and furthers the vision adopted by City which will be implemented over a number of years as this area develops. The northern portion of Camas contains virtually no commercial opportunities with the exception of a few properties located adjacent to Round Lake. The limited residential opportunities provided for in this plan, together with the future residential development of the the CJ Denns Property to the south and the Green Mountain area, will provide convenient commercial and housing opportunities in the North Urban Growth Area, while still allowing a large portion of the Master Plan to remain employment based. The presence of some residential land in this area, will create the opportunity for future employees in this area to work closer to home and to reduce transportation impacts by reducing commute trip lengths.. The anticipated impacts that development would bring to these projects were vetted under the GMA update process, annexation to the City and the adoption of the most recent Capital Facilities Plans for water, sewer and transportation.. C. An explanation of why the current Comprehensive Plan is deficient or should not continue in effect; The current plan for this area cannot be implemented due to the imposistion of the Overlay. The Overlay requires rearranging of the uses originally contemplated and adopted for this area. In the discussion that follows in criteria D below we have identified specific Camas Comprehensive Plan Policies that are furthered by this request. The policies fall under the specific goals of GMA. The revised proposal provides a relationship to the existing code. The prior mixed-use proposal would have required several implementing mechanisms to ensure that the desired job to housing balance is achieved. This proposal frees the City and owners from the requirements of these mechanisms while still achieving the job and housing outcomes desired by the City. D. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the growth management act; Growth Management Act (RCW 36. 70A) 51-1 19-70509 /el/erhead as modified 05 21 200./. doc\addl./1912013

JORDAN RAMIS re ATTO R NE 'V S A T L.AW Page 6 The criteria to be analyzed for Comprehensive Plan amendment applications must be consistent with the Growth Management Act, specifically the following: RCW Section 36. 70A.020 Planning goals. The following goals are adopted to guide the development and adoption of comprehensive plans and development regulations of those counties and cities that are required or choose to plan under RCW 36.70A.040. The following goals are note listed in order of priority and shall be used exclusively for the purpose of guiding the development of comprehensive plans and development regulations: (1) Urban growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. These properties are located with the Camas UGA and more specifically in the City of Camas. GMA anticipates that properties will develop to their highest and best use. The requested amendments would ensure the most efficient use of these properties by ensuring a balance of jobs and housing complying with the vision for this area. (2) Reduce sprawl. Reduce inappropriate conversion of undeveloped land into sprawling, low-density development. The requested amendment would not encourage sprawl, but would rather promote a mix of uses within a fairly substantial area. If approved, these prope1ties could develop with housing, office, commercial and industrial/business park uses adjacent to each other. Development would be more compact and urban in nature. (3) Transportation. Encourage efficient multimodal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. This request promotes efficient transportation systems by providing opportunities for mixed-use development. Residential development will be located adjacent to commercial services as well as employment opportunities. And furthermore the development of these properties will include trails, sidewalks and bicycle lanes to encourage other forms of transportation other than the automobile. 51419-70509 letterhead as modified 05 21 200./.ducvWIJ/./!9/2013

JORDAN RAMIS re AlTORNE VS A T L A W Page 7 The Conceptual Master Plan provided for in the original Development Agreement calls for the development of a new arterial through the properties. This arterial serves will serve the future development and will allow for the conversion of Leadbetter Road to a trail. Below we have identified specific Camas Comprehensive Plan Goals, Strategies and Policies that this request furthers. Goal TR-1: Provide a balanced transportation system that supports the land use vision for industrial, commercial and residential uses. Strategy TR-1: Encourage growth in areas with existing or planned infrastructure capacity. Strategy TR-3: Encourage new developments to include intensity/density of land uses sufficient to support multiple modes of transportation such as mass transit, pedestrian and bicycle. Goal TR-3: Create an efficient transportation system that limits congestion, reduces the percentage of trips by single occupant vehicles, and reduces the number and length of vehicle trips. Policy TR-22: Plan land uses to increase opportunities for multipurpose trips (trips chaining). Strategy TR-24: Use zoning and development codes to encourage mixed-use development that effectively reduce vehicle trip generation. Policy TR-30: Provide a mix of land uses and where feasible, decrease dependency on automobiles thereby reducing impacts on the environment. (4) Housing. Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. Housing will make up approximately one third of the gross acreage of this request. The varying densities proposed by this request will appeal to a broad array of economic segments of the population. Below we have identified specific Camas Comprehensive Plan Goals, Strategies and Policies that this request furthers. 5 /.119-70509 lellerhead as modified 05 2 I 2004.doc\AJJ/J/./1912013

Page 8 Goal 1: To increase opportunities in housing diversity by promoting the creative and innovative use of land designated for residential and commercial use. Goal 3: To encourage a variety of residential site planning alternatives that increase housing opportunities on residential or commercial land (where appropriately zoned) in a manner that complements or enhances the character of existing development, protects sensitive environmental features, and considers transit corridors and land use patterns. Policy H0-4: Encourage new residential development to achieve a substantial portion of the maximum density allowed on the net buildable acreage. Policy H0-6: Encourage mixed-use housing opportunities in residential/commercial settings throughout the city. Strategy H0-5: Ensure that mixed-use development complements and enhances the character of the surrounding residential and commercial uses. Strategy H0-9: Encourage a variety of housing opportunities close to places of employment. (5) Economic development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and disadvantaged persons, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services and public facilities. While the Master Plan does provide some opportunities for housing, the majority of the proposal is set aside for employers, commercial activity and economic development opportunities. Below we have identified specific Camas Comprehensive Plan Goals, Strategies and Policies that this request furthers. Commercial Areas Goal EC-1: Provides commercial sites adequate to meet a diversity of needs for retail, service and institutional development within the city. 51419-70509 lellerhead as modified 05 21 2004.doc\AOON/ 912013

ATTORNEVS AT LAW Page 9 Policy EC-1: Ensure a minimum ten year supply of commercial land. Policy EC-3: Maintain and encourage retail areas designated to serve neighborhoods. Strategy EC-1: Recruit office, retail, and institutional employers including regional and corporate headquarters which serve local and non-local customers and pay above average wages. Strategy EC-2: Encourage commercial lodging, special use facilities, dining and retail facilities to capture and support tourism related traffic. Strategy EC-4: Maintain design standards to ensure that commercial centers are developed with minimal impact on surrounding land uses and are consistent with related community appearance and design guidelines. Strategy EC-5: Provide flexibility to accommodate unforeseen and rapidly changing commercial development trends. Strategy EC-6: Encourage retail development to be located near arterial or greater roads, with access managed to address objectives such as convenient property access, roadway traffic and safety. Locate large community and regional developments (approx. 10-20 acres or greater) near limited access highways or arterials within planned mixed use centers. Strategy EC-7: Encourage appropriate neighborhood commercial to support residential neighborhoods. Industrial Park Goal EC-2: Assure and adequate supply of prime industrial sites to meet market demands for industrial development. Goal EC-3: Promote the creation of family wage jobs whenever possible. Goal EC-4: Protect prime, secondary and tertiary industrial lands from conversion to other uses that are not consistent with the city's job creation and housing objectives. 51419-70509 /ellerhead as modified 05 21 2004.doc1AD014!9120/3

AlTORNEY8 AT law Page 10 Goal EC-5: Support the development of job and business opportunities compatible with other city goals, such as the maintenance of a strong tax base to effectively provide local services and maintain and improve a strong educational system. Goal EC-6: Maintain the current job base and strive for a jobsresidents balance. Policy EC-6: Maintain a minimum ten year supply of prime or potentially prime industrial land. Policy EC-8: Secondary or tertiary industrial land will be converted if necessary to fulfill the city's mixed-use or multi-family objectives. Policy EC-9: Secondary and tertiary industrial land may be considered for conversion if there are environmental constraints which make industrial development unlikely to occur. Policy EC-10: Conversion of secondary and tertiary industrial land to mixed-use or multi-family will ideally be done if located near existing or planned transportation corridors. Strategy EC-9: Locate present and future industrial land so that it is accessible to roadways of an arterial classification or higher. Require that utilities are present or can be realistically extended. Strategy EC-12: Encourage, where possible, non-industrial uses on abutting parcels, when the non-industrial use would benefit from locating near the industry or vice-versa. Future Vision and Economic Development Goal EC-7: Ensure that the economic and population growth balance is sustained, and that the type of economic development that occurs contributes to maintaining and improving the quality of life in the City of Camas. Goal EC-8: Assure a wide range of land uses, services and choices available for Camas residents and businesses. Goal EC-9: Keep and attract businesses that sustain a strong economy and supportive of the community. 5UJ9-70509 /euerhead as modified 05 21 20o.J.doc1ADDl.// 9!20/3

JORDAN RAMIS re A T TORNiVS A T LAW Page 11 Policy EC-18: Ensure the capital facilities elements addresses the infrastructure required to facilitate the locating of industrial and commercial employers in Camas. Strategy EC-18: Participate in local and regional organizations that focus on recruiting new business to the area. (6) Property rights. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. This goal does not apply to this application. (7) Permits. Applications for both state and local government permits should be processed in a timely and fair manner to ensure predictability. The Applicants believe the City will process this request in a timely manner in accordance with the annual Comprehensive Plan review process. (8) Natural resource industries. Maintain and enhance natural resource-based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forest lands and productive agricultural lands, and discourage incompatible uses. A portion of the properties pursuing this request are currently being used for resource activities. Provisions have been made in the Development Agreement for the continuation of the resource activities as a permitted nonconforming use while the transition to urban development occurs. Please note as previously noted above that the issue of the resource lands being annexed received finality by the Washington Supreme Court. (9) Open space and recreation. Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks. The Applicant and City have discussed at length the importance of preserving open space and recreational opportunities. Several of these items are discussed in further detail in the Development Agreement. But below 5 1419-70509 /e/lerhead as modified 05 21 2004.doc\ADD/./1912013

ATTORNEYS AT LAW Page 12 we have identified specific Camas Comprehensive Plan Goals, Strategies and Policies that this request furthers. Goal PP-2: Develop a city-wide interconnected network of publiclyowned or preserved natural open space for protecting environmentally sensitive land, creating a sense of openness, provide a scenic view and provide space for trail systems. Goal PP-3: Provide a convenient and pleasant trail and bikeway network for pedestrian and bicycle recreation throughout the city. (10) Environment. Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. Similarly to the open space and recreation goal, the Applicant and the City have already undertaken efforts to ensure protection of environmentally sensitive areas while promoting economic development opportunity. Below we have identified specific Camas Comprehensive Plan Goals, Strategies and Policies that this request furthers. Goal EN-2: Preserve the scenic aesthetic quality of shoreline areas and vistas to the greatest extent feasible. Strategy EN-1: Consistent with the adopted parks, recreation, and open space Comprehensive Plan, develop a citywide interconnected network of publicly-owned or preserved natural open space to protect environmentally sensitive land, create a sense of openness, provide scenic views, and provide for trail systems. Strategy EN-3: Work cooperatively with property owners and developers to preserve natural open spaces, especially those that provide visual or physical linkages to the proposed Network system identified in this plan. Strategy EN-5: Consistent with the adopted Shoreline Master Program, provide continuous and visually pleasing trail, roadway, shoreline, and wildlife corridors through open space preservation. Goal EN-3: Preserve and enhance water resources. 5 I./ I 9-70509 /euerhead as modified 05 2 I 200./.docvWD/./!9/20/ 3

ATTORNEYS A T L A W Page 13 Strategy EN-10: Establish and maintain a permanent open space network and greenways. Goal EN-16: Where feasible, relocate existing shoreline transportation facilities, such as rail or freeways, that are disruptive to public shoreline access or other shoreline uses or convert such rights-of-way to new public access routes. Goal EN-17: Protect, manage, and enhance those characteristics of shoreline roadway corridors that are unique or have historic significance or aesthetic quality for the benefit and enjoyment of the public. Goal EN-23: Ensure healthy, orderly economic growth by allowing those economic activities which will be an asset to the local economy and will result in the least possible adverse effect on the quality of the shoreline and surrounding environment. Goal EN-25: Develop, as an economic asset, the recreation industry along shorelines in a manner that will enhance the public enjoyment of shorelines. Goal EN-40: Integrate public access to shorelines as a part of the City public trail system. Goal EN-41: Prepare and implement a comprehensive public access plan that incorporates public access into new shoreline development and unifies individual public access elements into an organized system. Goal EN-42: Ensure optimal recreational opportunities now and in the future in shoreline areas that can reasonably tolerate during peak use periods active, passive, competitive, or contemplative uses without destroying the integrity and character of the shoreline. Goal EN-52: Identify and reserve shoreline and water areas with unique attributes for specific long-term uses, including agricultural, commercial, industrial, residential, recreational, and open space uses. (11) Citizen participation and coordination. Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. 51-11 9-70509 /e//erhead as modified 05 2 I 200-i.doc\/WDl -11912013

JORDAN RAMIS re A T TORN EY S A T LAW Page 14 Citizens will receive notice of this request and have opportunity to participate in the annual review process. (12) Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. Capital facility planning by the City has now been complete for this area. Updated Capital Facilities plans have been adopted for sewer and water with revised System Development Charges. Similarly a transportation Capital Facilities Plan has been adopted for this area with a new transportation impact fee program. (13) Historic preservation. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. There are two historic houses located within the project. The uses identified in the Development Agreement will ensure that they can be maintained and preserved into the future. E. A statement of what changes, if any, would be required in functional plan (i.e., the city's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; The City updated the various capital facility plans demonstrating how the Properties and the areas around Green Mountain may eventually be served. The studies used to develop the capital facilities plan already assumed the land uses and densities for the requested amendments in accordance with the Development Agreement and other coordinated planning efforts as part of the inclusion of the properties in the Camas UGA and annexation to the City. Recently Washington State law required an update of Camas' Shoreline Master Program. That update of the Camas SMP is completed. In accordance with the Development Agreement, Camas carefully considered the historic houses and underlying properties in developing the updated SMP. The extension of urban services such as water, sewer and transportation will occur in accordance with the developing capital facilities plan. And the Applicant proposes with this application a tentative preferred road alignment 51419-70509 lellerhead as modified 05 21 200./.doc\ADD/41912013

ATT O RNE Y S A T LAW Page 15 for the arterial that traverses the properties so that there is a separation between land uses. F. A statement of what capital improvements, if any, would be needed to support the proposed change which will affect the capital facilities plans of the city; Much of the capital facilities planning took place during the GMA update and subsequent annexation to the City. The City based its capital facilities plans on assumptions consistent with this request. And therefore no additional modifications to the capital facilities plan are required at this time. G. A statement of what other changes, if any, are required in other city or county codes, plans or regulations to implement the proposed change; and The City recently adopted a new Business Park zoning district to address a portion of this request. We propose a few minor amendments to that code along with amendments to the use table in the Development Agreement. will need to adopt a specific zoning code for the properties. H. The application shall include an environmental checklist in accordance with the State Environmental Policy Act (SEP A). A SEP A checklist and supplemental non-project action checklist previously accompanied this request and no substantial changes have occurred since that submittal. IV. Conclusion We strongly believe that this request poses an opportunity to improve and better define the master plan called for in the Lacamas Northshore Properties. The Properties will be a major factor in the future of the City of Cams creating well planned jobs based community envisioned by the Clark County Commissioners, City of Camas leaders and staff and citizens. This proposal complies with all of the attributes envisioned in the goals of the Camas Municipal Code, Comprehensive Plan and Growth Management Act. And therefore we respectfully request that the City approve our request. 51./19-70509 /euerheaj as modified 05 21 200./.doc\ADDl./1912013

AlTOANm=:V.$ AT LAW Page 16 Sincerely, Attachments cc: Clients Randy Printz 5 I.//9-70509 /euerhead as modified 05 21 2004.doc\ADJJ/41912013