It is the purpose of this chapter to:
A. 
Provide for the review by public officials of land development and building design in order to promote the public health, safety, and welfare.
B. 
Encourage well designed developments that are creative and harmonious with the natural and manmade environments and that embody good design principles that will result in high quality development on the subject property.
C. 
Review a proposal for compliance with the provisions of this code and all other applicable law.
D. 
Ensure that a proposal is coordinated, as is reasonable and appropriate, with other known or anticipated development on private properties in the area and with known or anticipated right-of-way and other public improvement projects within the area.
(Ord. 744 § 2, 1995; Ord. 1273 § 1 (Exh. A), 2023)
There is hereby created a design review board. The design review board shall consist of the members of the planning commission.
(Ord. 744 § 2, 1995; Ord. 1273 § 1 (Exh. A), 2023)
A. 
The rules and regulations of the design review board shall be the same as those stated for the planning commission in the bylaws of the planning commission. The board shall have the authority to approve, approve with conditions, or deny all plans submitted to it using guidelines in SMC § 17.80.050.
B. 
The design review board shall review proposed development plans for the following described land use actions:
1. 
All proposed developments, excluding the following:
a. 
Single-family homes;
b. 
Any proposed development for which historic design review is required pursuant to Chapter 17.35 SMC, unless the design review board is sitting as the historic design review board in accordance with SMC § 17.35.055;
c. 
The expansion, remodel, or alteration of any building or other structure by less than 10 percent of its existing floor area, or overall size in cases where floor area standards are not applicable, provided the proposed design is generally consistent with the existing design as determined by the director;
2. 
Approval by the design review board is required for all landscape plans in the MU zone. The design review board may modify all minimum width requirements according to scale of the property upon request of the applicant;
3. 
Proposed development which, as a condition of approval of any rezone or other land use action of the city council, or as a condition of the responsible official's decision pursuant to the State Environmental Policy Act, is referred to the board for design review.
(Ord. 744 § 2, 1995; Ord. 874 § 3, 2001; Ord. 1203 § 13, 2018; Ord. 1273 § 1 (Exh. A), 2023)
The community development department shall review proposed site plans for the following described actions:
A. 
The new construction of a nonresidential building or other structure;
B. 
The expansion, remodel, or alteration of any building or other structure by more than 10 percent of its existing floor area, or overall size in cases where floor area standards are not applicable;
C. 
The expansion of any building or structure that creates a new dwelling unit;
D. 
A change of use, or where traffic, parking, noise or other impacts are greater than the impacts for the previously existing use, as determined by the director; or
E. 
The construction and reconstruction of driveway approaches, gates, roads, shared access facilities, alleys, and driving surfaces within ingress/egress easements.
(Ord. 1273 § 1 (Exh. A), 2023)
Applications for design review or site plan review under this chapter must be submitted to the community development department prior to or concurrently with a building permit application, but in no case less than two weeks prior to the meeting of the design review board. Building permits shall not be granted until approval of plans by the design review board or director. All applications shall be accompanied by a filing fee as required in SMC § 17.85.030 and shall include but not be limited to site plans, exterior building elevations, the environmental checklist, if applicable, and other materials as required by the director.
(Ord. 744 § 2, 1995; Ord. 1273 § 1 (Exh. A), 2023)
In reviewing any application, the following guidelines shall be used by the design review board in its decision-making:
A. 
Relationship of the Structure to the Site.
1. 
The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement.
2. 
Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas.
3. 
The height and scale of each building should be considered in relation to its site.
B. 
Relationship of the Structure and Site to Adjoining Area.
1. 
Harmony in texture, lines, and masses is encouraged.
2. 
Appropriate landscape transition to adjoining properties should be provided.
3. 
Public buildings and structures should be consistent with the established neighborhood character.
4. 
Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency, and convenience should be encouraged.
5. 
Compatibility of on-site vehicular circulation with street circulation should be encouraged.
C. 
Landscape and Site Treatment.
1. 
Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced.
2. 
Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance.
3. 
Landscape treatment should enhance architectural features, provide buffers between incompatible land uses, and provide shade.
4. 
In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken.
5. 
Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged.
6. 
Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting, or combinations of these. Screening should be effective in winter and summer.
7. 
In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone, or gravel may be used.
8. 
Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded and restrained in design.
D. 
Building Design.
1. 
Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings.
2. 
Buildings should be to appropriate scale and be in harmony with permanent neighboring developments.
3. 
Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure.
4. 
Paint and material colors shall be selected to coordinate the entire facade and to be compatible with adjacent buildings. Bright or brilliant colors shall be used only for accent.
5. 
Mechanical equipment or other utility hardware on roof, ground, or buildings should be screened from view.
6. 
Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design.
7. 
Monotony of design in single or multiple building projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest.
E. 
Miscellaneous Structures and Street Furniture.
1. 
Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale.
2. 
Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape, and buildings.
(Ord. 744 § 2, 1995; Ord. 1273 § 1 (Exh. A), 2023)
Lot-based standards are typically applied to each individual lot within the site or for site plan review where such standards have been applied to the site as if it consisted of one parcel. The director may approve an application for site plan permit if it is consistent with the following criteria:
A. 
The use standards in Chapter 17.55 SMC;
B. 
The area, height, setback, and miscellaneous provisions in SMC § 17.20.040;
C. 
The parking standards in Chapter 17.65 SMC;
D. 
The landscape standards in Chapter 17.70 SMC;
E. 
The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal;
F. 
The proposed access to the subject property is at the optimal location and configuration for access; and
G. 
Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated.
(Ord. 1273 § 1 (Exh. A), 2023)
A. 
Approval. If the design review board or director approves the proposed development, a building permit may be issued by the appropriate city official, providing they have complied with all other requirements of the building code and ordinances of the city.
B. 
Approval with Conditions. If the design review board or director approves the proposed development plans with conditions, it may require that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate.
C. 
Denial. The design review board or director may deny the proposed development plans if they do not satisfy the guidelines of SMC § 17.80.050 or § 17.80.055, as applicable.
(Ord. 744 § 2, 1995; Ord. 1273 § 1 (Exh. A), 2023)