CAMAS MILL DISTRICT PLAN
Discussion Draft
January 6, 2026
THE CAMAS MILL DISTRICT OVERLAY PLAN: RESPECTING OUR PAST AND PLANNING FOR OUR FUTURE
Prepared for the Camas City Council and Planning Commission By the Camas Earth Day Society
CamasEarthDaySociety
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CAMAS MILL DISTRICT PLAN
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With lessons from Denis Hayes, and perspective from the Yakama Nation, the Camas Earth Day Society was created as a new non-profit to chart a different path for Camas’ future. We are just starting out, but already have made a difference by connecting stakeholders to a common goal, just as the original Earth Day did. Our passion for our lives here in Camas is best summed up by Margaret Mead’s famous quote: “Never doubt that a small group of thoughtful, committed citizens can change the world; indeed, it's the only thing that ever has.” Come join our efforts and be part of a rebirth of the environmental movement where it started. Randal Friedman, Treasurer, has been a pioneer in electric vehicles powered by self- generated electricity. He was the US Navy/DoD civilian advocate to the State of California for 32 years through development of climate change, renewable energy, and many other policy programs. He was an environmental planner for coastal development issues and continues a love of art and music. He is restoring a hillside in the Forest Home neighborhood and an active Rotarian and volunteer. About the Camas Earth Day Society. Molly McKay Williams, President, is mom to a 6 th grader at Skyridge, former Field Director of Equality California and nationally recognized civil rights leader in the fight to secure marriage equality for same-sex couples. She is a passionate advocate for grassroots advocacy and community building around restoring and preserving habitat for native species of flora and fauna (aka “bird nerd”), encouraging parents and students to become better environmental stewards of the City’s natural beauty starting with their own backyards and schoolyards inspired to live true to the legacy o ff ered by Camas hometown hero Denis Hayes Glen DeWillie, Secretary, is an avid outdoorsman, environmental enthusiast, and practicing conservationist. Having spent over half of his working life in public service as an enlisted soldier and later as a commissioned o ffi cer in the Army, he has actively pursued an ethic that reflects service to others in all of his activities which include work with the Society, Trout Unlimited, and Clark County where he is currently the Vice Chair of the Clean Water Commission.
“It is impossible to exaggerate the importance to Camas of the remediation of the paper mill…As we have seen throughout industrial America, nothing is more lethal to a community than a toxic abandoned industrial facility right at its core.” May 2021 Denis Hayes letter to Washington Department of Ecology Director Laura Watson Camas Earth Day Society President Molly McKay Williams and National Director for Earth Day 1970 and Camas native Denis Hayes, April 2024. Denis remains an inspiration and contributor to the Society.
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Overview : Camas exists because of the Camas Mill. Camas’ outstanding schools are traced to the mill’s international research center. The mill supported generations of families, sending many to college and others into the trades. Remaining mill jobs should be protected as should portions of Heavy Industrial zoned land for future family wage jobs on remediated land. Finding PFAS “forever” chemicals in groundwater, the Mill District Plan incorporates tools from the GMA for groundwater. The Columbia Riverkeeper the mill’s groundwater potentially connected to a shared aquifer . 1 new state policy directives. Two miles of Columbia River shoreline and a 400 acre island serve as part of the Columbia Basin ecosystem. Beyond local/regional recreational opportunities, restoration must include respect for tribal fishing rights as expressed by the Yakama Nation. Rather than continued sprawl further into the forests and its negative impact to natural resources and limited infrastructure, Camas needs low-carbon development. The designation of mill property to return Camas’ historic economic engine is critical to Camas’ fiscal future. As Strong Towns Camas points out, the most revenue producing land with the lowest O & M costs are downtown. Camas’ path must remove a growing burden of non-a ff ordability. This includes increased taxes squeezing out long-term residents, service workers, and future families to fill our schools. While much of the mill’s cleanup will be lengthy, Interim Actions can foster smaller cleanups supporting near term projects. Within the time frame of Our Camas 2045, the Port of Bellingham has shown a way. The path to these important goals is an unrestricted cleanup of Camas today faces a new world. In addition to climate change, tra ffi c and housing a ff ordability are the top contaminated sites starting with hundreds of acres of state-designated “non- operational lands”. Our Camas 2045’s continued Heavy Industrial Zoning is problematic given requirements of state law. Correcting this is a key purpose of this overlay plan. After nine months of discussion in forums, hundreds of views and robust social media discussion; this proposal is for our City Council to consider. Deficiencies in Our Camas 2045’s public participation requirements per state guidelines are corrected through the Mill District Plan. With changes happening at the federal level, our State leadership has not backed away from increasingly di ffi cult goals climate action goals. The Mill District Plan is designed to ensure the State of Washington is successful including through the work of its cities. “[T]he restoration of natural resources impacted by the past, current, and future releases of hazardous waste in order to make the public whole and further tribal Treaty rights.” — Yakama Nation The citizens of Camas believe they deserve to have standing for a cleanup that will define the future of their city, the value of their homes, and the health of their children. — Denis Hayes
See Page 3 https://apps.ecology.wa.gov/publications/documents/2509041o.pdf 1 Page 3 of 35
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Planning Overlay: An Alternative Path . The Camas Earth Day Society’s Mill District Plan proposes the Council adopt an overlay. This makes clear the city’s vision for future redevelopment of this Historic Regional Employment Center. This alternative path has Camas reaping the many benefits already realized by other similarly situated cities that have successfully revitalized formerly industrial areas across the country. This is 2 creating an affordable low-carbon future. Historic Mill Regional Employment . In1980, 2/3rds of the mill’s 2,300 employees lived beyond Camas’ boundary. The mill was 4% of Clark County’s total work force. The mill was a county-wide powerhouse. Extrapolating 1980 demographics, the mill property today could have 10,000 jobs. 6,650 of those workers would live beyond Camas providing revenue to our neighbors meeting the difficult jobs/housing allocations they face. These jobs would make neighboring businesses thrive and enhance the charm of Historic Downtown Camas. The Camas Mill today has 150 workers on one remaining paper towel line. The mill could again become a jobs/housing/natural resource/recreation site of regional significance. The mill could ease state-mandated burdens on the County and our neighboring cities as they try to squeeze more density in and expand the urban growth boundaries into high natural resource areas. The Mill District Plan recognizes this historic employment background, and seeks to restore the site to a regional powerhouse. This is done by protecting the currently operating industrial areas and bringing new job producing land uses to Camas. The Mill District Plan will do this and make Historic Downtown thrive. Camas is at a crossroads . Our Camas 2045 continues failed planning models placing sprawl and resource destruction over an admittedly more difficult brownfield models. 3 The Mill District Plan’s alternative philosophy embodies the requirements of Washington’s Growth Management Act (GMA) and our state’s strong commitment to climate change adaptation. The Mill District Plan partners with east Vancouver and Washougal growth creating a multi-city corridor enabling low-carbon affordable housing The Society includes a small sampling of cities with former industrial use areas redesignated and retooled for 2 multi-purpose use that revitalizes the downtown such as Vancouver, Washington www.axios.com/local/portland/ 2024/06/21/vancouver-waterfront-near-completion; Salem, Oregon (See https://storiesofsalem.substack.com/p/ history-column-riverfront-park and https://www.salemreporter.com/2023/04/24/plans-revealed-to-turn-shuttered- cannery-into-lively-riverfront-complex/); Bend, Oregon (https://www.oldmilldistrict.com/blog/history/a-twenty-year- journey/ ) and Oregon City https://www.kgw.com/article/news/local/willamette-falls-blue-heron-paper-mill- demolition-grand-ronde/283-34fcc896-d612-4553-a119-49cc3d68c06a “Brownfields are abandoned or underutilized properties that may have environmental contamination. Brownfields 3 are common in communities of all sizes — they may be old gas stations, dry cleaners, industrial facilities, smelters, or former agricultural land. Negative perceptions of brownfields, along with potential environmental liability concerns, can complicate a community’s redevelopment plans. Local governments encounter brownfields as they plan to revitalize downtowns, make improvements to infrastructure, and redevelop old properties to meet community needs.” Washington Department of Ecology Page 4 of 35
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and economic growth favoring public transportation. An emerging planning philosophy has been well studied and concluded this planning alternative is the superior way to meet strict metrics for VMT and GHG reductions, and reduce municipal costs for service, in a fast growing county. Interim Actions . The MTCA provides an opportunity for Interim Actions. This process, could allow focus on the CBC site, for example, to track separately and on a faster timeline than the more complicated main mill site. CBC has capacity for significant economic development and housing well within the Comprehensive Plan’s timeframe. This would require the city to provide deeper input and a seek an Interim Action in the Our Camas 2045 itself. A current example of an IA process is Port Angeles’ Rayonier former paper mill site. This example has a cautionary tale as well: an industrial cleanup of an industrial site requires a covenant. Future public use is prohibited for areas remaining industrial. This is how the Camas Mill continues to designated. Such could be the fate of Camas’ economic heart . 4 Appendix provides further discussion.
How Camas Got to this Point: The Creation of the CAG In early 2021, the Camas community learned the Washington Department of Ecology (DOE) had negotiated a draft “Agreed Order” for the environmental remediation of the Camas Mill. During a routine 30-day public comment the community learned this draft framework lacked a meaningful public input process. The community asked for the creation of a Community Advisory Group (CAG) for the cleanup. 5 The CAG was supported by Camas’ own Denis Hayes, who left Camas growing up in a mill worker family to become the National
Organizer for the original Earth Day. The CAG’s first two years involved outreach to the 6 community. Outreach centered on the mill’s history, the cleanup, and how the state’s Model Toxics Control Act (MTCA) works with communities to assure the required cleanup provides the necessary foundation for the community’s future. Pursuant to a DOE grant, the Downtown Camas Association (DCA) organized the CAG. The CAG received input from 1,000 in-person interactions at 5 events and numerous social media contacts. Beyond conversations with CAG members, “dot” exercises like one shown to the right provided further input. See Pages 3 and 6 https://apps.ecology.wa.gov/publications/documents/2509041o.pdf 4 See Camas Washougal Post-Record article for background 5 See letter to Laura Watson, Past Director, Washington Department of Ecology dated 9 May 2021 6 Page 5 of 35
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This two-year outreach e ff ort resulted in a revised Charter including Goals and Vision for the cleanup project. The CAG’s included these goals: • Inclusive, connective, informative public engagement that translates the process for everyone in accessible and meaningful ways. • Informed, community-centric feedback to GP through Ecology. • Environmental cleanup plans that reflect the community’s needs, wants, and requirements for the future of the mill site and the community at large. • Set the stage for future redevelopment that puts purpose and people first, lives in harmony with the natural environment, and provides innovative benefits to the entire region. What Does The Camas Community Desire ? The CAG’s work has already been discussed. Beyond the CAG, public review of Camas’ existential question provides uncontested support for a future beyond the mill’s existing and continued Heavy Industrial zoning. Former Mayor Nan Henriksen put it this way in 2021 speaking to the Department of Ecology: “Even though the mill is currently zoned Heavy Industrial, I would be surprised if the city’s future vision for that property is for more heavy industrial (uses),” Henriksen told the city council. “If we have a vision for aesthetically pleasing and vibrant mixed-use with waterfront access (in downtown Camas), we must ensure now that a required cleanup of the mill site is adequate and safe for mixed-use and not just good enough for more heavy industrial usage.” Henriksen and others have urged Camas city officials to get more involved with the state’s environmental cleanup orders at the downtown Camas paper mill “before it’s too late.” (Emphasis added) 7 The city’s sponsored community surveys and outreach did not mention, and verbally told the community, to NOT consider the mill property. Even with the city’s silence, the community spoke loud and clear. Appendix A shows the comments supporting a repurposed mill property provided by 11% of respondents. A second survey shows the strongest support for issues where the Mill District Plan would provide a better solution for the vision expressed in the survey. The Problem : The Draft Camas Mill District Plan identified in Septembrt 2024 the need for the City of Camas to legally inform DOE of the city’s future desire for an unrestricted cleanup. In 2024 Camas Mayor Hogan wrote DOE stating: “Consideration of Washington’s cleanup laws suggest a Heavy Industry designation would severely limit Camas' ability to develop this core property in the future . “ 8 https://www.camaspostrecord.com/news/2021/apr/01/you-get-one-shot-to-do-it-right-residents-o ffi cials-weigh-in- 7 on-future-cleanup-at-camas-paper-mill/ https://online.flippingbook.com/view/196453510/ 8 Page 6 of 35
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While the mayor’s statement is factual, as is the stated desire to obtain an unretricted cleanup, the problem remains our Camas 2045 and the Downtown Subarea Plan. The mill property continues as Heavy Industrial. The Mill District Plan’s purpose is rooted in the plain language of the Model Toxics Control Act (MTCA). Future prohibition of non-industrial uses of the remediated property
would not allow the flexibility the City of Camas believes exists. Moreover, were DOE to only rely on the map shown to the on the previous page, unrestricted cleanup may not be legally possible. Sparing the reader of legal citations, Appendix 2 provides discussion supporting this concern. The City’s response. Past expressions by the City of Camas, including the Mayor’s letter, have maintained this "Heavy Industry" planning/zoning for the Camas Mill will not interfere with the state’s required cleanup supporting all future uses. In response to public pressure, staff as said the future zoning table would include residential as a conditional use for Heavy Industry. While asked if this is sufficient, DOE will not provide agreement. The city’s interpretation, and method of addition, raises questionable consistency with state law. It is not helped by the graphic showing Industrial to the right. There is no
mention of any land use with access restrictions exceeding Heavy Industrial thresholds . 9 The September 12, 2024 draft Mill District plan discusses the need for a better approach incorporated through an overlay plan . 10 While an effort to secure the opinion of a practicing land use attorney with practical GMA and MTCA experience was requested, no public response was provided. The city relies on a part-time City Attorney lacking noted practice areas of Land Use, Environmental, Real Property/Land Use . 11
https://storymaps.arcgis.com/stories/274d727e9ab44a26920810d5ad007369 9 https://online.flippingbook.com/view/952378320/ 10 Washington State Bar 11 Page 7 of 35
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The public has not been privy to any such legal analysis. The Camas Earth Day Society believes putting “all the cards on the table” for Camas’ future must be based on sound analysis of the laws of the State of Washington subject to consideration by the professional talent living in Camas.
The Mill District Plan corrects this. Unlike the process discussed in the Appendix, the graphic demonstrates this correction. Council made clear a different vision for Camas. The Camas City Council has already made the need for Camas’ vision clear. At a workshop discussing a proposed addition to the city’s north-eastern border, one that represents a new cycle of sprawl, council members nonethess were clear about one aspect of the city’s future. Councilor Nohr stated "I think that cities need to be in control of their own destiny cause if they’re not, somone else will drive the bus for you. And I think it is imperative for a city to not just look at what’s happening today and next year, but 5, 15 or 25 years out to see what’s coming down the pike.” The staff proposal, to the contrary, abdicates this vision to the mill. Specifically at page 5: “[the draft sub area plan] provides discussion about future expansion to the Camas Mill Property, when timing aligns with property owners ’ planning processes.” Emphasis added) (page 5) Appendix 4 is a deeper look at the failure of the proposed Downtown Sub Area Plan falls short.
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2025 Sees New Requirements for GMA compliance. House Bill 118 made substantive changes to the GMA including specificty for housing types and affordability issues, and climate change/resliency. These are discussed in turn in relation to the Mill District Plan Climate Change: The world of planning subject to the GMA has changed dramatically since the 2015 update. The GMA now includes requirements beyond provision of allocated housing and jobs and other physical items. Those housing units and jobs must be added in a manner to meet Washington’s ambitious reductions in carbon emissions, vehicle miles travelled while further protecting Washington’s natural resources and keeping housing affordable. Climate change requirements are the land use planning profession’s game changer. Recognition is widening that the most effective carbon reduction measures are land use policies . Moreover, as federal climate change policy is pulled back, our Governor and 12 Legislature have made clear it is more important for our cities to do their part. As noted in a recent head-turning article, "the mainstream climate movement has not fully metabolized the need to prioritize urban land reform .” Climate change driven 13 carbon reductions requires a rethinking of planning basics. The type of planning advocated by Small Towns Camas is a style that substantially reduces carbon and VMT through density proximate to downtowns. This creates an alternative to continued auto- dependent sprawl development. It’s all about Vehicle Miles Traveled (VMT) Camas already has a large inventory of single- family homes. These neighborhoods are not, and likely will not be served by non-auto mobility sufficient for substntial VMT reductions. Downtown development creates an option for residents to age out of these homes, remain in Camas, making room for more newcomers, families and children in our schools. It create a sustainable density area suited for non-auto mobility. This is more so considering adjoining urban growth in the HWY 14 corridor changing the dynamics for auto-centric . Our Camas 2045 never mentions the Camas Mill property as part of Camas’ future. The mill is bathed in a purple Heavy Industrial designation. Buildings in this zone can only be 3 stories tall. Mixed-use across Adams can go 5 stories! Our Camas 2045 cites statistics that 75% of Camas commuters drive to work in a single-occupant car. Our Camas 2045 doesn’t challenge this auto-dependency and 14 promote solutions where new development is served by low carbon transportation.
https://www.volts.wtf/p/why-housing-is-a-passfail-question 12 https://www.volts.wtf/p/why-housing-is-a-passfail-question 13 Our Camas 2045 page 77 14 Page 9 of 35
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Ironically, Our Camas 2045 provides data that 58% of Camas’ local GHG emissions are from Building Energy and Transportation. The plan’s lack of a regional scaled “hub” 15 means “spokes” may not support alternative transport such as walking, e-biking, and electric shuttles. Estes Park, CO has employed for 20 years a system that could serve this regional function. Breaking the single-occupancy commuter requires new planning basics. The Camas Mill District does so. Resiliency : In October 2022 the wind was dry, hot and blowing towards Camas from Livingston Mountain. The fire grew quickly consuming nearly 2,000 acres. The fire storm was of such speed and intensity that three levels of evacuation were announced. They are shown on the map from The Oregonian.
https://www.oregonlive.com/wildfires/2022/10/nakia-creek-fire-officials-warn-1000- homes-to-evacuate-sw-washington.html
This map demonstrates the future risks of Camas’ present and proposed growth patterns. Green Mountain, the yet to be North Shore, and areas in-between were all
Our Camas 2045 page 64 15
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designated yellow which meant “be set.” The only municipal boundary available for annexation lie within the yellow. All are currently at risk, a risk that grows each year with our warmer and drier climate. HOUSE BILL 118, Chapter 228, Laws of 2023 modified the Growth Management Act’s (GMA) DNA. It amended goal 14, pertaining to climate change as a basic requirement for local government plans to now include resiliency. Resiliency includes municipal costs of defending sprawling development from wildfire. When all aspects of resiliency are considered, there is only one area within Camas’ municipal boundaries available for future growth: the 660 acres Camas Mill property. Though the map is imprecise, the mill property was not impacted, or if it was it was the furthest green zone. This is the one portion of Camas that meets the strictest consideration of wildfire threat. It is highly defendable. The Camas Mill property can yield a planning outcome meeting the requirements of the GMA as amended. Critical Areas (including groundwater) : The GMA requires all cities and counties to adopt development regulations that protect critical areas. These regulations help to preserve the natural environment, maintain fish and wildlife habitat, and protect drinking water. Since the current plan’s adoption, the Camas municipal water supply has tested for the presence of PFAS, otherwise known as “Forever” chemicals. The Mill District Plan provides support for state and NGO efforts. Our Camas 2045 must have a policy specific to the mixing zone update as broad support for the full remediation of mill property. The Mill District Plan provides this recognition supporting future state involvement in ensuring the safety and affordability of Camas’ drinking water. Appendix 5 provides a deeper dive into the current situation in Camas. Making Camas Affordable . As noted by Strong Towns Camas, "Our current approach to local infrastructure produces more liabilities than it does revenues. In other words, the more we grow, the poorer we become. While that growth may improve a city or county’s short-term cash flow, it destroys its long-term solvency. 16 Since the 2015 update, pulping operations at the mill were halted and the massive 12 acre pulping line is set for demolition in 2026. With the loss of revenue from 600 pulp jobs and the removal of two of 2015 largest employers (the school district purchased UL and Sharp after they left), the city’s “structural deficit” will grow. Taxpayers and small businesses, not to mention larger businesses in a competitive global economy, are increasingly burdened.
https://www.strongtowns.org/journal/2018/8/22/the-more-we-grow-the-poorer-we-become 16 Page of 11 35
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This issue was brought to bear in early 2025 when the City Council created two new fees, increased three others, and substantially increased development fees for new housing. Impact fees can exceed $30k exclusive of water and sewer hookup . This 17 reduces the affordability of housing through higher new home costs, thereby raising the price of the existing housing stock. This is followed by increasing taxes being passed on renters both residential and commercial. There is a growing cry in Camas for real economic development such as could be provided by portions of remediated mill parcels. As an example, a 3.3 acre remediated parcel in Bellingham, WA will soon be home to around 200 housing units including many for very low and low income residents. It is walking distant to downtown. Strong Towns Camas has testified to the City Council the current model of sprawl is a spiral of increasing costs and decreasing revenue opportunities. The development style in the Mill District Plan supports significant new development avoiding residents and Is the Camas Mill “To Big to Clean? The financial crisis of the aughts coined the phrase “to big to fail.” There are many views expressed in the community that the Camas Mill is to big to clean Bellingham has shown the way Camas needs look no further in Washington State 18 for a successful affordable housing example. While Camas proclaims the difficulty of building affordable housing, the absence of future residential use of properly remediated mill property makes matter worse. The Port of Bellingham shows a different reality. The site is a former GP paper mill including pulp operations. Within a 20 year timeframe nearly 200 units of affordable housing are nearing completion. The “Millworks” includes low income and middle housing. Camas can benefit from Bellingham’s lessons learned, and interim actions, Camas fully cooperating with DOE can speed the process on less contaminated sites. Bellingham shows true affordable housing can be built in Camas, perhaps on a portion of the lab site, within the time frame of Our Camas 2045. Millworks would occupy but 19 one-eighth of the CBC (lab site) alone. The maximum Fire Fee is $10,633, Park/Open Space Fee is$13,549, and School Impact fee is $6,650. 17 https://millworksproject.org/ and news article https://www.bellinghamherald.com/news/local/ 18 article298210558.html https://millworksproject.org/ and news article https://www.bellinghamherald.com/news/local/ 19 article298210558.html Page of 12 35 businesses paying more and more. The Mill District Plan can change this.
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Beyond Bellingham’s success, Appendix 3 discusses and considers an international view dispelling the notion that the Camas Mill is to big to clean. “We Need to Build Things”: While dark clouds were gathering over the community’s efforts to create the CAG, Denis Hayes came to Camas to sign a piece of art at Camas
Gallery. Denis was a high-school friend of Marquita Call, the Gallery’s owner. Marquita believed in a sense of magic in Camas. While here Mr. Hayes learned of the community’s struggle to create the CAG and agreed to pen a letter to the DOE Director. That he did and the powerful letter was recognized by a local historian as significant for Clark County’s history . 20 The sculpture can be seen at the Camas Library. One of the first things Denis told CAG supporters was “We need to build things.” He was expressing dismay at how our country had outsourced so many of the jobs of workers building things and the resulting loss of family-wage employment. Moreover, this made the building of things generate greater pollution as jobs were outsourced to less regulated parts of the world. Denis did not want to see “progress” forsake family wage jobs building things.
“We need to build things” was the inspiration of creating the Mill District Plan around the current operational footprint, and ensuring future non-industrial uses allow the industrial uses to continue. It is the inspiration to support the remaining mill workers and protect and expand the job base for this portion of the mill. It is creating jobs in new technologies for our future. It is a future embodied by our Port, who continues to express interest in being part of the mill property’s future. Economic Development . Camas needs to build things. There is growing realization that absent significant economic development, Camas’ future will involve the fiscal needs of the city chasing the tail of homeowners, renters, large and small businesses, employees and visitors. Economic Development creates consistency with the Growth Management Plan’s goals. This is a better way to meet state requirements and retain the form of a walkable city, with its vibrant core, serving the needs of the entire city and region. Our Camas 2045 discusses economic development on page 109. The short discussion includes community engagement efforts. Nowhere is mentioned that 11% of total comments received supported repurposing of the mill, and in a separate survey land use planning issues dwarfed any others . 21
https://online.flippingbook.com/view/425909356/ 20 Recorded public comments provided as Appendix A. 21
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Other than one block of current mill parking, there is no mention of the mill property’s inclusion in a vision/plan for economic development. Imagine an institutional developer with a long time horizon observing the lack of any indication that Camas government would strongly support significant economic development should they seek to work with GP. They understand the long-term view with cleanup issues. Our Camas 2045’s focus is elsewhere including areas disconnected from downtown and requiring roads with significant natural resource impacts. Why is downtown economic development prized? Appendix 2 provides a quick snapshot of three parcels. Two in downtown Camas and one in Washougal tell a tale of lost opportunity in Camas and how much more just the lab-site could contribute. Tribal Governments: Our Camas 2045 lacks the basic land acknowledgment typically provided by government. The Mill District Plan recognizes the need goes beyond this basic land acknowledgement. A core of Our Camas 2045 should not just note, but respect and honor Native American culture. The Mill District Plan recognizes input from tribal government already received through partnering efforts. Tribal government issues, such as treaty fishing rights brought forward by the Yakama Nation, must be accommodated in the mill’s cleanup and the city’s aspirations for the future. A basic honor the plan can provide is to restore natural resource quality as part of a Columbian Basin wide effort. The Mill District Plan does so. Other Community Input: The final Mill District Plan incorporates comments made from 9 months of interactions with our community. This is beyond the input in the administrative record (Appendix A) city staff could have referenced to advance the simply reality: the fully remediated mill is central to our future and supported by the community.. The Mill District Plan embraces it. The voices of Appendix A and beyond need to be heard. The Mill District Plan listened. The Society thanks the many people who took the time to consider the draft and offer meaningful suggestions. It may have been on a social media comment, a comment made in conversation, or the community’s ideas expressed at countless council meetings, public town halls, and other community gatherings. The Camas Earthy Day Society has been listening. This is a community driven plan. Conclusion . Respectfully, and in concert with the many voices in the community the Society heard in the last nine months, it is time for this council to recognize the decisions the city makes over the next several years will forever impact our future. The current path relies on something beyond a plain reading of the MTCA. This lack of clarity could limit much of the city's most attractive and valuable real estate to industrial uses forever. The very goals Our Camas 2045 are in fact stymied by antiquated development models. The Mill District Plan represents these true goals.
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As provided in the CAG’s policy statement to DOE, “The Greater Camas community seeks: • An unrestricted future for the Camas Mill property as currently subject to the Agreed Order. This supports needs and opportunities for future generations. • Early assessment, or Interim Action, to fully consider risks to public health and the environment. The cleanup should consider the needs of our natural systems, including groundwater resources, in agreement with the Yakama Nation’s, request to consider the restoration of the natural systems of Camas Slough and the Columbia River.” The Camas Earth Day Society is proud to present the Camas Mill District Plan.
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The Camas Mill District Plan: Future Vision for the Our Camas 2045 Plan
New Chapter: Visioning Camas’ Future. Paper and the Camas Mill has defined our city and will continue to so in our future. The Camas paper mill first opened in 1883 and now occupies 660 acres including prime Columbia River waterfront. At one point it was the largest specialty paper mill in the world. The production of paper to generate jobs built a mill town that provided good working-class jobs. The mill was the centerpiece of the town and held the preeminent place. The mill and the City of Camas share a proud history including providing for a disappearing middle-class that could send its children to college, proudly supporting war activities, enriching our schools, and providing open space throughout the city. Given worldwide trends in industry including paper, operations of the mill have been reduced to one remaining line. Employment by the mill went to under 150 workers. The State of Washington recognized a majority of the mill property was “non-operational” and made it subject to the Model Toxics Control Act. An Agreed Order requiring investigation and cleanup has been issued. Camas is at a crossroads. Continuing the past path would continue failed planning models placing sprawl and resource description over the admittedly more di ffi cult brownfield model. Costs of municipal service would continue to increase making una ff ordable housing even a harder reach as well as increase costs to renters. The alternative path embodies the requirements and spirit of the Growth Management Act and respects our state’s strong commitment to Climate Change adaptation. The alternative partners with east Vancouver and Washougal growth creating a multi-city corridor enabling low- carbon a ff ordable housing and economic growth favoring public transportation. Its an alternative that has been well studied and concluded this planning model’s land use alternative is the superior way to meet requirements. The future of the Camas Mill is front and center. It can be a future Camas where the city continues to be cut-o ff from its waterfront, with use limited by public access restrictions enforced through a covenant. Alternatively, it can follow a new path. It can be a green beacon welcoming a future and sustainable riverfront city that embraces its Earth Day heritage. Throughout many di ff erent public participation events by the city and others, the people of Camas and beyond share the latter vision. It was captured 3 years ago in a statement by then Acting Mayor Ellen Burton to the Department of Ecology. As reported by the Camas-Washougal Post Record: “The Camas-Washougal community and the city of Camas have benefited from over a century of economic activity and partnership with the GP paper mill under various owners. We want this beneficial partnership to continue today and in the future…Nevertheless, when the mill is no longer a viable enterprise we want to Page of 16 35
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guarantee the Department of Ecology, GP and the community have proactively partnered to position us well for the next chapter. This chapter is mixed-used of both commercial and residential where all community members can enjoy the property, not heavy industrial.” 22 This vision was further developed through the work of the Camas Mill Cleanup Community Advisory Group (CAG). After substantial public engagement through a Public Participation Grant from the Department of Ecology, the CAG’s adopted statement reads: The Greater Camas community seeks: • An unrestricted future for the Camas Mill property as currently subject to the Agreed Order. This supports needs and opportunities for future generations. • Early assessment, or Interim Action, to fully consider risks to public health and the environment. The cleanup should consider the needs of our natural systems, including groundwater resources, in agreement with the Yakama Nation’s, request to consider the restoration of the natural systems of Camas Slough and the Columbia River. Camas, beyond paper, is the “Home of Earth Day.” Denis Hayes took his childhood experiences growing up in a Camas Mill family. He is recognized as a foundational figure in Camas’ history, as he brought childhood pollution issues from paper to the world creating the original Earth Day. He has spoken of the future, and the recognition that Camas’ future is tied to a mill that has been properly remediated through the Model Toxics Control Act. Camas faces a challenge for observed non-compliance with state and federal drinking water standards for “forever chemicals” or PFAS. Recognizing GMA requirements for city planning to protect these critical areas, the Mill District Plan provides policy and support for ongoing required DOE studies. Based on these considerations, the Camas Mill District is created through a Camas Mill District Plan. The Mill District Plan is an overlay to Our Camas 2045. The Mill District Plan represents a citizen-led e ff ort to ensure the Mill District remediation creates and encourages a future of prosperity both financially and ecologically. It recognizes the needs of tribal nations and those of neighbors and visitors to Camas and its future. THE CAMAS MILL DISTRICT: CREATION AND PURPOSE The Mill District recognizes the Camas Mill’s central role in Camas’ founding and history. The Mill District represents the City of Camas’ desire that the mill property continues to be available for the city’s future and not be restricted to industrial use as https://www.camaspostrecord.com/news/2021/apr/29/camas-residents-o ffi cials-weigh-in-on-paper-mill-cleanup- plan/ Page of 17 35
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defined in Washington law. Nor can Camas accept a cleanup with mandatory land use restrictive covenants. Large blocks of mill property could be a location for corporate campuses and support innovation hubs. Representing two-miles of the city’s waterfront, an entire island bisecting a freeway, the Mill District is the city’s future and encourages the opportunity to “think big.” The Mill District respects the Camas Mill as foundational to the City of Camas. The Mill District respects the need for mill’s current family-wage jobs and opportunities continue through industrial use. Future mixed-used development shall consider, and be consistent with, existing industrial uses shown in Attachment One as blue-shaded areas. Future industrial use of current operational lands, consistent with current environmental standards, is encouraged. Future Mill District development shall conform to Washington’s leadership for environmental justice. Residents of the Mill District include all levels of housing a ff ordability. It is a place for new households to form and job seekers like teachers and public safety and other city sta ff . All residents shall have equal access to transportation alternatives including to neighboring city employment centers to allow access to a livelihood. With the amount of city diesel equipment downtown, and the uncontrollable diesel contaminants, the City of Camas will work to electrify its fleet over the next 20 years to reduce the current exposure As the Home of Earth Day, the Mill District includes protection and restoration of the riverfront and Camas Slough. This recognizes the need to serve tribal, resource and recreational needs as developed with a master plan. Camas can be known for its miles of waterfront trails through restored wetlands and sustainable development along the Columbia. Camas can be a partner with tribal governments such as the Yakama Nation. They are on record supporting “[T]he restoration of natural resources impacted by the past, current, and future releases of hazardous waste in order to make the public whole and further tribal Treaty rights .” 23
Development of a regional hotel/conference center, to serve existing and future Camas businesses as well as increasing tourism, is encouraged. This includes tourism recognizing how Camas’ natural resources shaped the embryonic southwest labor movement and created national and international environmental standards. With a burgeoning creative community, typified by the Artisans’ Guild of Camas, the Mill District would o ff er opportunities for the creative arts, as well as public art installations. The Mill District recognizes regional trends in East Email dated September 23, 2023 copied to Camas City Council 23 Page of 18 35
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Vancouver and Washougal that are creating a linear urban corridor along HWY 14. Future development of non-operational mill property can enhance the ability for a public transportation alternative reducing the needs for parking and oversized roads throughout this corridor. A ‘road diet” would allow more use for economic, recreational, and environmental purposes. The Mill District supports potential consideration of public transportation options linking other density nodes in Camas such as the North Shore and Heritage Trail. One AI option is shown for example. Examples can be found in Estes Park, CO and the Paseo shuttle in Palm Desert, CA. Inclusive of the first ever requirement for Washington’s cities to pioneer ways to reduce carbon, the Mill District embodies the goals of the Growth Management Act. This includes the key first five which state: • Urban growth. Encourage development in urban areas • Reduce Sprawl. Reduce the inappropriate conversion of undeveloped land • Transportation. Encourage e ffi cient multimodal transportation system • Housing. Plan for and accommodate housing a ff ordable to all economic segments • Economic development. Encourage economic development throughout the state The Mill District has inspired the community. A school o ffi cial noted the opportunity to develop a trade school program and environmental lab as part of the plan. Through Community Conversations co-hosted with Strong Towns Camas, and wide circulation via the draft plan’s download and viewing on social media, the plan has had widespread observance and positive responses. A final thought. One formal comment to the city suggested Camas consider the “creek running through the mill. It was mostly underground. I’d like to see it all opened up and much public access to the property.” Is this feasible and practical? That shouldn’t be prejudged. It is inspirational and should be considered. Camas residents and visitors probably walked over that creek many times as it disappears at our downtown’s gateway. The Mill District Plan seeks to capture the creativity and attention to the future. Maybe it is fanciful, but a restored creek could be part of a trail from the river to Crown Park and Lacamas Falls. It is called Blue Creek on a city map. It description in the city’s Stormwater Plan: "Drainage from these areas is conveyed to the Columbia River through Forest Home Creek and Blue Creek (which is piped through the George-Pacific paper mill site to the river).”
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This one example shows the community thinking of the possible, something only available through inclusion of this overlay process in Our Camas 2045. This is how Camas creates its future through building community. PLAN OVERLAY. The City of Camas requests the Department of Ecology use this chapter as an overlay for the lands shown in Attachment Two. This chapter is city policy for the ongoing cleanup of non-operational areas and any future areas that may be added, pursuant to Agreed Order 18201. This overlay serves as the City of Camas guidance for the Department of Ecology’s implementation of the Model Toxics Control Act and supports a cleanup to unrestricted uses. This chapter further expresses the city’s support for modeling of groundwater to assure potential contamination for all sources is required as suggested by the Columbia Riverkeeper and included by DOE in the mill’s NPDES permit. Consistent with this overlay, the City of Camas requests Clark County designate non- operational portions of the mill as “redevelopable” vice non-vacant industrial land. This will make the land available for use in meeting future state requirements for a ff ordable and sustainable development. MX-MD Mill District Mixed Use. This overlay zone provides a wide range of commercial, institutional and residential uses in the non-operational areas of the Camas Mill. These are subject to environmental remediation pursuant to Agreed Order 18201. These non-operational areas are identified in Attachment 1 as the non-blue shaded portions within the yellow boundaries. Future mixed-used development shall consider, and be consistent with, existing industrial uses. Continued future industrial use of current operational lands, consistent with current environmental standards, is encouraged. Compact development that supports transit and pedestrian travel is encouraged. Mixed-use areas should create spaces for community gathering, waiting, discussion, and outdoor commercial activities. Development should encourage public art installation recognizing Camas’ strong and growing creative community. Design criteria should be reviewed by the Downtown Camas Design Committee and Downtown Camas Association. For the residential uses, this zone is an extension of the current Downtown standards promoting higher densities to support a walkable community. Residential multifamily is allowed only on the second floor or above or in the back of commercial buildings as a live-work unit.
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Attachment 1: Operational areas limited to blue shading as contained in the Agreed Order.
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Appendix A: Administrative Record for Our Camas 2045 These are recorded public comments from official sites. These comments are beyond those sought by the city, as the city expressly excluded the mill from discussion of Our Camas 2045 including misinformation of Washington planning law. The last page is a graphic from a separate community input effort. Respondents were asked to state top priority, then two others most importance to include in Our Camas 2045. The mill’s future was not included in the survey. It is obvious that the two question results relevant to basic land use models in Camas are by far the two highest by far. Camas knows what it wants and it is the Mill District Plan. 1. We need to enhance the downtown with more modern developments such as take down the paper mill and build a new Camas waterfront with contemporary shops and dining. We can still preserve the old downtown just have the new downtown Camas at the waterfront connect to the old historic downtown Camas. Many cities do this such as Dublin, Ohio with their new downtown Dublin connected to the old history downtown Dublin. 2. Outdoor community gathering space. Parking and housing downtown. EV charging stations. More infrastructure like electricity, water, roads and buildings. Planning for Mill property and waterfront in general. 3. A beautiful waterfront would be nice. The mill is kind of an eyesore. 4. This [mill] site deserves considerable attention given its waterfront access and years of operation that have potentially impacted the soil, water and groundwater across the entire property. It should be remediated to unrestricted use and groundwater categorized (and if needed remediated) as potable water. 5. I agree that the Mill Clean Up level and adequacy is key for our City's present and future - This site deserves considerable attention given its waterfront access and years of operation that have potentially impacted the soil, water and groundwater across the entire property. It should be remediated to unrestricted use and groundwater categorized (and if needed remediated) as potable water 6. Tear down the papermill and build a waterfront. It’ll bring in more businesses to the area and help our local economy. Build more modern buildings like a new library, contemporary downtown shopping. 7. We need a new downtown Camas at the waterfront that connects to the historic one, or replace the old library and older downtown buildings with more modern stores and library. 8. I would like to raze the paper mill and build out some amenities on the waterfront. 9. Needs a waterfront, and contemporary shops and restaurants. Better and larger walking paths and sidewalks. Would be great to build a bridge to the Oregon side as well so less traffic on I-205 10.If the mill closes completely, we need to clean it up/ destruct it and put in a nice waterfront shopping and restaurant district. 11. Have more rental space and housing Have more parking Have safer crosswalks Have improved mass transit, connecting Camas and east Vancouver. Have shuttle services for events or transport from recreation areas Have better traffic flow Have condos and businesses on current mill property; waterfront development Have plans with developers to preserve trees, nature, and open and green spaces Develop with infrastructure in mind (infrastructure analyzed and upgrades planned now for future growth)…Absorb additional mill property, both North and on the waterfront 12.Better access to waterfront (Washougal) - waterfront redevelopment (what Vancouver has done) § More sidewalks! Near schools, Prune Hill, main thoroughfares § Housing downtown § Housing choice / variety 13.Do something about the mill. It is an eyesore coming into down. Even Washougal has plans for beautifying their downtown and making it walking friendly. The Mill is creepy, contaminated, and mostly vacant. All those buildings as you drive in on 6th are empty and ugly. And THAT is our welcome to Camas? Get the mill to start tearing down the derelict buildings and cleaning up what they
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