A. Purpose: These regulations are intended to implement and further the comprehensive plan of the city by ensuring that all development in the mixed use-town center and mixed use- town center north, and all commercial and public development within the city limits, is designed to be consistent with the adopted theme of "turn of century: western or Victorian". All new installation, replacement, construction, renovation, remodel or alteration of, or other modifications to, buildings, miscellaneous structures and street furniture located on private property, public ways and other public property in the mixed use-town center and mixed use-town center north; all buildings, miscellaneous structures and street furniture located on private property, public ways and other public property used for commercial business or public facilities within the city limits; all multi-family buildings and cottage developments within the city limits; all stationary vendor units; and, all signs made subject to the requirements of this section pursuant to chapter 7 of this title, are subject to architectural design review and approval as described in this section. These regulations are adopted for the following purposes:
1. To promote the public welfare and to provide for the enhancement of the city and its development in keeping with its historical heritage;
2. To attract visitors to the city;
3. To improve the visual quality of site development and architecture of private and public buildings, recognizing the interdependence of land values, aesthetics and good site planning;
4. To minimize discordant and unsightly development, to avoid inappropriate and poor quality building designs, to enhance the beauty and balance of the community, which are proper and necessary concerns of city government;
5. To promote economic and environmental well being through the distinctive character and natural attractiveness of the city; and
6. To recognize environmental and aesthetic design as an integral part of the planning and development process.
B. Turn Of Century: Western Or Victorian: A style of building, architecture and exterior lighting used in the city and the area from statehood in 1889, through World War I, adopted as the architectural theme for all buildings in the mixed use- town center zone and all commercial buildings in all other zones. Examples of such architectural style may be found in the following publications:
1. "The History Of The Town Of Orting", Alice Rushton, Warren's Printing And Graphic Arts Center, Olympia, Washington.
2. "Historic Preservation Of Tacoma", city of Tacoma, department of community development, Tacoma, Washington, 1979.
3. "Ghost Towns Of The West", William Carter, Sunset Publishing Corporation, Menlo Park, California, 1992.
4. "A Victorian Housebuilders Guide", George E. Woodward and Edward G. Thompson, Dover Publications, Inc., 31 E. 2nd St., Mineola, NY 11501, 1988.
Copies of said publications, exterior color charts and similar related reference works shall be available at the Orting city hall for review by the public.
C. Architectural Design Review And Approval: Any building, structure, development, sign or other property subject to architectural design review and approval pursuant to this section shall conform in exterior design to the turn of century: western or Victorian theme according to the design standards adopted by the city. No building or sign permit shall be issued for any installation, replacement, construction, renovation, alteration or remodel of, or other modifications to, any building, structure, development or sign subject to architectural design review and approval pursuant to this section, without first obtaining architectural design approval pursuant to the requirements of this section.
1. Architectural design review shall be conducted by city staff and the planning commission. Applications shall be processed in accordance with the procedures set forth in this section and section 15-5-1 of this code. The applicant shall be consulted during the review process. The planning commission shall, during a public meeting, review and consider the final submittal for design review and approval, the staff report, any comments or submittals from the public or applicant, the provisions of this section and other applicable provisions of this code, the city of Orting comprehensive plan, and any other applicable laws, rules, regulations and design standards. The planning commission, based on the record, shall either approve, approve with conditions, or deny the submittal with written findings. Approvals may be conditioned by the planning commission to resolve any inconsistencies between the proposal and the design standards. The decision of the planning commission may be appealed by the applicant only to the hearing examiner pursuant to title 15, chapter 10 of this code.
D. Architectural Design Review Standards: The following standards shall be employed in determining whether the application is consistent with turn of century: western or Victorian design theme:
1. Relationship To Building Site:
a. The site shall be planned to accomplish a desirable transition with the streetscape and to facilitate pedestrian movement;
b. Parking areas shall be located behind buildings when deemed feasible by the planning commission. Service areas shall be located, designed and screened from public view; and
c. The height and scale of each building shall be compatible with its site and adjoining buildings.
2. Relationship Of Building And Site To Adjoining Area:
a. Harmony in development with adjoining areas in texture, lines, and masses is encouraged; and
b. Attractive landscape transitions to adjoining properties will be provided.
3. Landscape And Site Treatment: The following standards may be used by the planning commission to interpret and apply the provisions of section 13-5-2 of this title to site specific conditions:
a. Where existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and developed;
b. Grades of walks, parking spaces, terraces, other paved areas and large expanse of walls shall provide an inviting and stable appearance;
c. Landscape treatment shall enhance architectural features, strengthen vistas and provide shade;
d. Where building sites limit planting, the placement of trees or shrubs in parkways or paved areas is encouraged;
e. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by use of walls, fencing, planting, or combinations of these. Screening shall be effective in winter and summer; and
f. Exterior lighting shall enhance the building design and adjoining landscape. Lighting standards and fixtures shall be of a design and size compatible with the building and adjacent areas. Early 1900s exterior lighting styles are encouraged (i.e., carriage lamp fixtures, gaslights of wrought iron and glass). Excessive brightness and brilliant colors shall be avoided.
4. Building Design: The architectural theme is "turn of century: western or Victorian". Evaluation of a project will be based on the quality of its design and its relationship to the natural setting of the valley and mountain surroundings.
a. Western architecture of the 1800s and early 1900s usually involved wooden false front effects and wooden post supported canopies. Building styles also included exteriors of masonry, brick, and stone. Dimensional lumber or rough sawn unplugged plywood with wooden batts, spaced not more than eighteen inches (18") on center, can be used as an exterior building material, as well as masonry, brick, and stone. Metal, T1-11, particleboard, chipboard, and other similar wood product sidings will not be allowed.
b. On site construction is the preferred building method for the commercial use zone. The use of factory built structures, mobile homes, and trailers is discouraged (except as provided at subsection D6 of this section for stationary vendor units) because of the difficulty in modifying them to meet the requirements of this chapter. Construction trailers are permitted for the express purpose of on site construction; they are considered temporary and must conform to the provisions of this code.
c. The front facade of the building shall exhibit height, width and depth of surface, utilizing shade, shadow, light, choice of materials and color to develop a well proportioned and interesting, three-dimensional (spatial) quality.
d. All facades of the building shall be compatible with the front facade.
e. Roofs may be gabled or flat. Flat roofs will have false front facades, giving the street view a square building impression.
f. Canopies, awnings or marquees can be pitched and covered with shake shingles or other period material. Flat canopies/porches enclosed by an ornate wooden banister and toprail are allowed.
g. Window shapes during this period were square, arched, or rectangular and frequently were large enough to extend from floor to ceiling. These styles are acceptable. A simple wood design window frame with mullions would be appropriate.
h. Colors shall be harmonious with adjacent buildings and characteristic of colors used in the early 1900s.
i. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting should be used to provide visual interest.
5. Signs: The following standards may be used by the planning commission to interpret and apply the provisions of section 13-7-4 of this title to site specific conditions:
a. Signs are part of the architectural theme. Size, materials, color, lettering, location, number, and arrangement shall be characteristic of the early 1900s;
b. The number and size of signs shall be minimized to avoid visual clutter;
c. All exterior signs subject to architectural design review shall comply with the provisions of this section and chapter 7 of this title. The following signs shall be exempt:
(1) Flags, insignias; the United States flag is exempt;
(2) Commemorative plaques with engraved lettering less than one inch (1") in height;
(3) Window signs;
(4) Political signs; provided that they shall not exceed four (4) square feet in size and shall be removed no later than ten (10) days after the election;
(5) Real estate signs; provided, that there is only one such sign per street frontage and that the area of the sign shall not exceed twelve (12) square feet in area; and
(6) Temporary signs, provided they are used for only a period of less than thirty (30) days, and provided further that, political signs and real estate signs exceeding the requirements of subsections D5c(4) and D5c(5) of this section, and sandwich boards, are not exempt from architectural design review and approval;
d. Illuminated exterior signs are not characteristic of early 1900s design and shall not be allowed as the primary business sign; and
e. Signs are preferred to be illuminated by indirect lighting which shall be lighted in such a manner that glare from the light source is not visible to pedestrian or vehicle traffic.
6. Stationary Food Vendor Units: The following standards may be used by the planning commission to interpret and apply the provisions of this section to site specific conditions for stationary food vendor units:
a. Stationary food vendor units may meet architectural design review (ADR) standards of this section through use and installation of skirting, fencing, gable wooden canopy, and other general screening/facades that give the stationary food vendor unit and its site location the appearance of the "turn of the century western/Victorian" theme.
b. The site of the stationary food vendor unit may have outside seating for no more than six (6) persons.
c. Any exterior signage shall conform to the requirements of section 13-7-4 of this title.
E. Applications: Applications for architectural design review shall be submitted to the city and processed in accordance with the preapplication meeting instructions and forms provided, this section, and title 15, chapter 5 of this code; provided that, architectural design review and approval is not subject to the one open record hearing requirement or consolidated permit review processing. Applications shall provide information defining the design proposal for installation, replacement, construction, changes, renovation, alterations, remodeling, or other modifications proposed by the applicant including:
1. Site plans showing buildings, parking areas, landscaping signs, and other architectural features of the existing site conditions and proposal;
2. Building elevations showing all features of the proposal including, but not limited to, doors, windows, signs, canopies, parapets, and finish materials;
3. Detail drawings showing moldings, light fixtures, sign lettering, and other features;
4. Color selections consistent with the design review standards;
5. Any other written or graphic information describing and illustrating the proposal;
6. A completed application form; and
7. Data to be obtained to address feasibility of incorporating LID BMPs.
All application material shall become the property of the city after it is submitted for review.
Applications that are only for the painting of a structure wherein the proposed colors match those denoted on the exterior color charts on file at city hall shall not be subject to architectural design review. (The city administrator or designee shall determine if proposed colors match those on file.)
F. Architectural Design Review: The following type 2a procedures shall apply to architectural design review and approval:
1. The notice of a completed application for architectural design review shall be published in standard city notices of planning commission meetings. The city shall provide public notice, in standard city notices of planning commission meetings, of all public meetings during which the planning commission will consider and review a preliminary or final application for architectural design review. Notices shall be published at least ten (10) calendar days prior to the meeting;
2. The planning commission may conduct public meetings to obtain comments from the public prior to making its decision, but shall not hold an open record hearing, unless otherwise required to by law;
3. The planning commission may, during a noticed public meeting, consider the completed preliminary design review application. The commission may identify additional submittal items required for the final design review and approval. All materials pertaining to the final proposal for design review and approval shall be submitted a minimum of twenty one (21) calendar days prior to the planning commission final architectural design review and approval meeting date;
4. The final staff report shall be available to the public at least seven (7) calendar days prior to the public meeting for final design review and approval;
5. The planning commission findings and record of decision shall be in writing and published within two (2) weeks of the decision;
6. The record of decision shall be placed in the permit file;
7. Minor amendments to the approved design shall be approved by administrative approval pursuant to section 15-12-2 of this code; and
8. Major amendments to the approved design shall be approved by the planning commission through a new design review pursuant to section 15-12-3 of this code.
G. Preapplication Review: Applicants for architectural design review and approval are encouraged to submit plans in preliminary or sketch form, so that comments and advice of city staff may be incorporated into the final plans submitted for application. This shall be done through the regular preapplication process set forth at title 15, chapter 5 of this code. This meeting will allow city staff to acquaint the applicant with the design standards, submittal requirements, and the application procedures and provide early input on the proposed project prior to submission of the application. Such preliminary plans and application for architectural design review and approval may also be submitted to the planning commission for preliminary consideration, review, and comment.
H. Financial Security: The city may require a reasonable bond, letter of credit, assignment of funds or similar financial instrument, to secure the installation of required improvements that are a condition of design review approval.
I. Time Limit: Unless the owner submits a fully completed building or sign permit application necessary to bring about the approved installation, replacement, construction, renovation, alteration, remodel, or other modifications, or if no building or sign permit application is required, substantially commences the uses allowed, within eighteen (18) months from the date of approval, such approval shall expire and be null and void. For the purposes of this section, the date of approval shall be the date on which the final written decision of the planning commission as adopted is mailed to the applicant. In the event of appeal, the date of approval shall be the date on which a final decision is entered by the city council or court of competent jurisdiction. A request for extension may be granted as a minor amendment in accordance with section 15-12-2 of this code; provided that, a written request is submitted at least thirty (30) calendar days prior to the expiration date, the extension is for no longer than twelve (12) months, and good cause is shown for the extension. The applicant is responsible for knowledge of the expiration date.
(Ord. 886, 9-8-2010; amd. Ord. 943, 5-14-2014; Ord. 2019-1057, 1-8-2020; Ord. 2021-1081, 9-8-2021)