Developer presents concept plan for Rhodes Mine commercial complex along Highway 248

Bill Levitt on May 6 presented a concept plan to the Camas Planning Commission for the Rhodes Mine commercial development on a 12.83-acre parcel around 750 West/200 South in the city’s entry corridor zone.

The plan would develop roughly 4.78 acres of the parcel with nine buildings totaling about 60,400 square feet. Scott Simpson, city planning staff, told commissioners the site is in the entry corridor zone and that any uses will have to conform to the ECZ standards in the city code. “This is kind of an overall view of the 12 acres... he's proposing to develop 4.78 acres of the 12.83 acre parcel,” Simpson said.

Why it matters: the proposal depends on approvals and infrastructure largely outside the city’s internal permitting process — notably a UDOT access, a sewer connection, and Army Corps wetland review — and on construction of a planned local street network meant to limit direct access onto Highway 248.

Key details and requirements

- Parcel and buildings: The full parcel is 12.83 acres; the concept plan shows about 60,400 square feet of building across nine structures on roughly 4.78 acres of that parcel.

- Zoning and development standards: The site is in the entry corridor zone and must meet ECZ code standards cited by staff (city code section 15.30.020). Simpson also referenced development standards in section 15.17.030, including a 50-foot building setback and a 25-foot landscape buffer.

- Access and roads: Simpson said the city has a corridor preservation master plan developed with the Utah Department of Transportation (UDOT) to provide city streets roughly every 660 feet so property owners do not need to buy individual access onto Highway 248. The developer will need UDOT approval for any connection to Highway 248 and must dedicate 30 feet of his property for his side of a proposed 60-foot right-of-way; the adjacent property will dedicate the other 30 feet when developed. “When he comes to develop his property, he's gotta follow this master plan,” Simpson said.

- Utilities and stormwater: The developer was told to retain stormwater on site and submit calculations; Simpson said there is currently no sewer along 248 and the city would work with the developer to install a low-pressure sewer system sized to serve the property and surrounding area. Water is available from a line previously extended to the nearby Wellers property; the developer must provide adequate water shares.

- Wetlands and irrigation: Levitt said wetlands on the property have been delineated previously and are being re-delineated for submittal to the Army Corps of Engineers; he told commissioners the footprint of irrigated areas has reduced over time. Levitt also said he has discussed ditch changes with local irrigation stakeholders, including Beaver Shingle Creek and Wellers, and that some ditches or head gates may be modified with those stakeholders’ agreement.

- Phasing, timing and financing requests: Levitt said his near-term objective is to secure concept approval and then install the sewer line and possibly the city road this year, and that building construction would follow. He asked the commission (and later noted that a pioneering agreement would need city council approval) about a pioneering agreement to reimburse initial infrastructure costs if other properties later connect; Levitt said he would seek an agreement spanning about 20 years.

Commission response and next steps

Commissioners asked clarifying questions about the location of the planned 750 West road, cross-access agreements to prevent gated frontage that would block adjacent development, alignment of future roads, parking, stormwater outfall, fire department turnarounds and wetland delineation timing. Simpson and Levitt said the concept plan will be followed by engineering and construction plans and that the developer must return with detailed construction plans and building permits at later stages. No motion or formal action was taken by the commission on the concept plan at the meeting.

The commission directed staff to continue coordinating with the applicant, UDOT, irrigation stakeholders and the Army Corps as the project proceeds toward engineering, wetland review and any council-level agreements.