Chapter 18.100
DESIGN REVIEW Revised 5/26
18.100.000 Chapter Contents
Sections:
18.100.020 Statement of Policy. Revised 5/26
18.100.040 Purpose. Revised 5/26
18.100.060 Projects Subject to Design Review. Revised 5/26
18.100.080 Design Review Districts and Corridors. Revised 5/26
18.100.090 Design Review Process. Revised 5/26
18.100.100 How to Use Design Criteria. Revised 5/26
18.100.110 Submission Requirements. Revised 5/26
(Ord. 6306 §2, 2004).
18.100.020 Statement of policy Revised 5/26
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 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. 7444 §47, 2025; Ord. 7244 §12, 2020; Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).
18.100.040 Purpose Revised 5/26
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 that 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.
J. To ensure residential uses are compatible in scale, form, and character with each other.
(Ord. 7444 §48, 2025; Ord. 7244 §12, 2020; Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).
18.100.060 Projects Subject to Design Review Revised 5/26
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 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 5,000 square feet that require a Conditional Use Permit in a residential zone;
5. Residential projects of 7 dwelling units or more;
6. Dwelling units on lots less than 5,000 square feet or on substandard lots;
7. Dwelling units 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. All projects within scenic vistas as identified on the official maps of the City (See OMC 18.100.110); and,
11. For the purpose of design review, projects within one of the Downtown Design Sub-Districts will be reviewed for consistency with the criteria in chapter 18.120 OMC only.
B. Exceptions: Evergreen Park PUD; interior work; projects that are not visible from a street; 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 fewer than 20 spaces or minor repair or renovation of, or minor additions to, existing structures.
(Ord. 7444 §§49, 50, 2025; Ord. 7400 §21, 2024; Ord. 7321 §14, 2022; Ord. 7244 §12, 2020; 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 Revised 5/26
The following districts and corridors are hereby established as Design Review Districts and Corridors: Downtown, 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. These 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 governs.
(Ord. 7444 §51, 2025; Ord. 7244 §12, 2020; Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).
18.100.090 Design Review Process Revised 5/26
All projects subject to design review are 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 is not also reviewed by the Heritage Review Committee.) For projects subject to Board level review (DRB or JRC), there is only one public meeting and it is for Concept Design Review at the time of Land Use Review. Detail Design Review will be conducted by staff at the time of building permit review.
A. Projects subject to review by the Design Review Board or Joint Design Review Committee, as described in OMC 18.76.180; with the exception of affordable and low income housing projects which are subject only to staff level review:
1. Any proposed development project located within the following design districts:
a. Downtown District; and,
b. Residential Scale Design District, for projects that require Land Use Review.
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. Freeway Corridor; and,
e. Design Review Corridors.
3. Any building with seven dwelling units or more, and any development with 20 dwelling units or more on the site regardless of how many are in each building.
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. Six or fewer dwelling units on lots within the area depicted on Figure 4-2a in chapter 18.04 OMC.
2. Dwelling units that do not require land use review that are proposed on lots outside of the area depicted on Figure 4-2a are subject to provisions in OMC 18.175.020, “Neighborhood Scale and Character”;
3. Minor additions or alterations to residential or commercial projects on a Heritage Register or within a Historic District.
4. Any proposed development of 5,000 square feet or less in gross floor area in the following design districts and corridors:
a. High Density Corridors;
b. West Bay Drive District;
c. Auto Mall District;
d. Freeway Corridor; and,
e. Design Review Corridors.
5. Affordable housing and low income housing proposals subject to design review are processed as staff level review regardless of size, unit count, district or corridor.
6. Any other project subject to design review not described in OMC 18.100.090(A) above.
(Ord. 7444 §§52 – 54, 2025; Ord. 7400 §22, 2024; Ord. 7244 §12, 2020; 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 Revised 5/26
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 Downtown Design Criteria. This chapter applies to all commercial, mixed use, and residential projects that require design review that are located in one of the Downtown Design Sub-Districts. Projects will be reviewed for consistency with the criteria in Chapter 18.120 only.
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.
18.155 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. Design criteria contained in this chapter (OMC 18.170.010 - 18.170.140) apply to all large multifamily residential buildings (i.e. those with seven or more dwelling units) not specifically governed by chapter 18.175 OMC, and any development with 20 dwelling units or more on a site 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. OMC 18.175.020 through OMC 18.175.060 of this chapter apply to all residential dwellings proposed on lots within the area depicted on Figure 4-2a in chapter 18.04 OMC; on lots less than 5000 square feet, or on substandard lots. OMC 18.175.080 and OMC 18.175.090 apply to accessory dwelling units throughout the city. OMC 18.175.100 applies to cottage development.
18.180 Residential Design Criteria - Manufactured home parks. This chapter applies only to manufactured home parks.
(Ord. 7444 §55, 2025; Ord. 7400 §23, 2024; Ord. 7244 §12, 2020; Ord. 7032 §8 (Exh. G), 2016; Ord. 6581 §8, 2008; Ord. 6491 §13, 2007; Ord. 6306 §2, 2004).
18.100.110 Submission Requirements Revised 5/26
A. Conceptual Design Review. Applications for review of the Conceptual Design must be filed with the Department as part of a land use review application on forms provided by the Department. Conceptual review is not required when land use review is waived or not required.
B. Detailed Design Review. Applications for review of the Detailed Design must be submitted to the Department prior to or at the same time as a building permit application on forms provided by the Department. Detailed review can be required for projects in which land use review was waived or not required.
C. 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 30 days after an application is deemed complete pursuant to chapter 18.70 OMC.
(Ord. 7444 §56, 2025; Ord. 7244 §12, 2020; Ord. 7032 §8 (Exh. G), 2016; Ord. 6306 §2, 2004).