Chapter 18.100
DESIGN REVIEW

18.100.000    Chapter Contents

Sections:

18.100.020    Statement of Policy.

18.100.040    Purpose.

18.100.060    Projects Subject to Design Review.

18.100.080    Design Review Districts and Corridors.

18.100.090    Design Review Process.

18.100.100    How to Use Design Criteria.

18.100.110    Submission Requirements.

(Ord. 6306 §2, 2004).

18.100.020 Statement of policy

The City Council finds that new development can have a substantial impact on the character of the area in which it is located. Some harmful effects of one land use upon another can be prevented through zoning, subdivision regulations and building codes. Other aspects of development are more subtle and less amenable to exacting rules promulgated without regard to specific development proposals. Among these are: the general form of the land before and after development, the spatial relationships of the structures and open spaces on adjacent land uses, and the appearance of buildings, signs and open spaces. Such matters require the timely exercise of judgment in the public interest by people qualified to evaluate the design of a new development.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).

18.100.040 Purpose

The purposes of design review are:

A.    To promote those qualities in the natural environment which bring value to the community;

B.    To foster the attractiveness and functional utility of the community as a place to live and work;

C.    To preserve the special character and quality of Olympia by maintaining the integrity of those areas which have a discernible character or are of special historic significance;

D.    To raise the level of community expectations for the quality of the built environment;

E.    To encourage originality and creativity in site planning and architecture;

F.    To communicate these purposes to the applicant and to assist the applicant in achieving these purposes;

G.    To preserve and enhance property value;

H.    To ensure that new developments maintain or improve neighborhood character and livability; and

I.    To consider the applicants’ needs and goals and the broader public impact of any proposal.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).

18.100.060 Projects Subject to Design Review

A.    The following projects are subject to design review:

1.    Projects within designated design review districts and corridors, as shown on the Official Design Review Map (See OMC Section 18.100.080);

2.    Commercial projects adjacent to residential zones;

3.    Commercial or residential projects for Heritage Register properties or those within an historic district;

4.    Projects with a building area greater than 5000 square feet that require a Conditional Use Permit in a residential zone;

5.    Multifamily projects;

6.    Single family housing, including designated manufactured homes, on lots less than 5000 square feet or on substandard lots;

7.    Dwellings proposed on lots within the area depicted on Figure 4-2a, "Areas Subject to Infill Regulations";

8.    Master Planned Developments;

9.    Manufactured housing parks;

10.    Duplexes, triplexes, fourplexes, townhouses, accessory dwelling units, and cottage housing;

11.    All projects within scenic vistas as identified on the official maps of the City (See OMC Section 18.100.110); and,

12.    Signs within designated design review districts and corridors or associated with a project that is subject to design review.

B.    Exceptions: Evergreen Park PUD; interior work; and projects which do not affect the character, use, or development of the surrounding properties, or the architectural character of the structure, such as fences, parking lots with less than twenty (20) spaces or minor repair or renovation of, or minor additions to, existing structures.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6581 §7, 2008; Ord. 6491 §11, 2007; Ord. 6306 §2, 2004).

18.100.080 Design Review Districts and Corridors

The following districts and corridors are hereby established as Design Review Districts and Corridors: Downtown, Port Peninsula, High Density Corridor 1, 2, 3, and 4 (HDC), High Density Corridor-4 Capital Mall Area, Freeway Corridor, West Bay Drive, Residential Scale, Auto Oriented, and Infill Districts. Said districts and corridors are defined on the "Official Design Review Districts and Corridors Map," on file with the City Clerk and generally described in the illustration below. In the event of a conflict between this illustration and the official map, the official map shall govern.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).

18.100.090 Design Review Process

All projects subject to design review shall be reviewed either by the Design Review Board (DRB), the Joint Review Committee (JRC) or by staff as noted below. The DRB, JRC, or staff shall provide a recommendation to the review authority. The review authority shall give substantial weight to the recommendation of the DRB or JRC. (A project reviewed by the JRC shall not also be reviewed by the Heritage Review Committee.)

A.    Projects subject to review by the Design Review Board or Joint Design Review Committee, as described in OMC 18.76.180:

1.    Any proposed development project located within the following design districts:

a.    Downtown District; and,

b.    Residential Scale Design District.

2.    Any proposed building development over 5,000 square feet in gross floor area, located within the following design districts and corridors:

a.    High Density Corridors;

b.    West Bay Drive District;

c.    Auto Mall District;

d.    Port Peninsula District;

e.    Freeway Corridor; and,

f.    Design Review Corridors.

3.    Any multifamily building with five (5) units or more, any townhouse building with five (5) units or more, and any multifamily development with twenty (20) units or more.

4.    All Master Planned Developments.

5.    Projects with a building area greater than 5,000 square feet that require a Conditional Use Permit in a residential zone.

B.    Projects subject to review by Staff:

1.    Single family dwellings on lots within the area depicted on Figure 4-2a.

2.    Minor additions or alterations to residential or commercial projects on a Heritage Register or within a Historic District.

3.    Any proposed development of 5,000 square feet or less in gross floor area, and signs in the following design districts and corridors:

a.    High Density Corridors;

b.    West Bay Drive District;

c.    Auto Mall District;

d.    Port Peninsula District;

e.    Freeway Corridor; and,

f.    Design Review Corridors.

4.    Any other project subject to design review not described in "A" above.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6491 §12, 2007; Ord. 6408 §37, 2006; Ord. 6306 §2, 2004).

18.100.100 How to Use Design Criteria

A.    Requirements and Guidelines. Each section of the design review chapters consists of a requirement and possibly several guidelines. Compliance with each requirement is necessary; the guidelines provide methods to achieve compliance with the requirement. Applicable guidelines must be incorporated into the project design except in cases where proposed design solutions are considered by the Board and/or staff to be equal to or better than the guidelines, and meet the intent of the requirement. If the project does not conform to the design criteria, the Board and/or staff will indicate the requirements that have not been met.

B.    Illustrations. Illustrations contained within specific criteria sections are intended to be in harmony with the text of the same section. In the event of conflict between text and an illustration, the text shall govern.

C.    Design Review Criteria Chapters. Design criteria are separated into chapters, depending on whether the development is commercial or residential, and the location or type of that development, as outlined below.

18.105 Historic Structures and Buildings within the Historic Districts. This Chapter applies to structures listed on the Olympia Heritage Register, Washington Heritage Register, and the National Register of Historic Places, and all structures within a Historic District.

18.110 Basic Commercial Design Criteria. This chapter applies to all commercial projects throughout the City that require design review, in addition to the district-specific requirements found in the following chapters, as applicable. It also applies to projects with a building area greater than 5,000 square feet in gross floor area that require a Conditional Use Permit in a residential zone, to commercial projects adjacent to residential buildings, to commercial or residential projects. The design districts are shown on the Official Design Review Districts and Corridors.

18.120 Commercial Design Criteria - Downtown District. This chapter applies to all commercial projects that require design review that are located in the Downtown Design Review District. In addition, commercial projects in the Downtown Design District may also be subject to the requirements of Chapter 18.16, Pedestrian Streets.

18.130 Commercial Design Criteria - High Density Corridors. This chapter applies to all projects that require design review that are located in the HDC districts.

18.135 Commercial Design Criteria - Residential Scale District. This chapter applies to all projects that require design review that are located in the Residential Scale District.

18.140 Commercial Design Criteria - Auto Oriented District. This chapter applies to all projects that require design review that are located in the Auto Oriented District.

18.145 Commercial Design Criteria - Freeway Corridor. This chapter applies to all projects that require design review that are located in the Freeway Corridor District.

18.150 Commercial Design Criteria - Port Peninsula. This chapter applies to all projects that require design review that are located in the Port Peninsula design review district. This chapter contains the only design criteria that apply to the Port Peninsula.

18.155 Commercial Design Criteria - West Bay Drive District. This chapter applies to all projects that require design review that are located in the West Bay Drive District.

18.170 Residential Design Criteria - Multifamily. Design criteria contained in this chapter (Sections 18.170.030 - 18.170.160) apply to all multifamily residential buildings with five or more units and any multifamily development with twenty (20) units or more throughout the city. Projects of this type and size are reviewed by the Design Review Board.

18.175 Residential Design Criteria - Infill and other residential. Sections 18.175.020 through 18.175.060 of this chapter apply to single-family dwellings, including designated manufactured housing, proposed on lots within the area depicted on Figure 4-2a, on lots less than 5000 square feet, or on substandard lots, duplexes, triplexes, fourplexes, and townhouse buildings of four (4) units or less throughout the city. Sections 18.175.080 and 18.175.090 apply to accessory dwelling units throughout the city. Section 18.175.100 applies to cottage development.

18.180 Residential Design Criteria - Manufactured home parks. This chapter applies only to manufactured home parks.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6581 §8, 2008; Ord. 6491 §13, 2007; Ord. 6306 §2, 2004).

18.100.110 Submission Requirements

A.    Conceptual Design Review. Applications for review of the Conceptual Design shall be filed with the Department as part of a land use review application on forms provided by the Department.

B.    Detailed Design Review. Applications for review of the Detailed Design shall be submitted to the Department prior to or at the same time as a building permit application on forms provided by the Department.

C.    Combined Conceptual & Detailed Design Review. For those projects which have had a presubmission conference, do not have any apparent environmental issues, (such as those listed in the Critical Areas Ordinance, Title 14.10, or transportation issues), and which do not require a public hearing, upon request by the applicant and with the concurrence of staff, the Design Review Board may conduct both Conceptual and Detailed Design Review of a project at the time of Land Use Review.

D.    Time Limitations. Except in cases where the applicant agrees to an extension of time, the Design Review Board shall have a public meeting on an application for a major project within thirty (30) days after an application is deemed complete pursuant to OMC 18.72.

(Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).