A. This chapter and Chapter 17.99 GHMC, Design Manual, are intended to implement the goals and policies established in the design element of the city’s comprehensive plan by providing design standards and procedures for the review of projects described in GHMC 17.98.030 to determine compliance with design standards contained in Chapter 17.99 GHMC.

B. Gig Harbor’s design review goals are to:

C. The design review process is not intended to determine the appropriateness of any given use on a given site or to address technical requirements, which are otherwise reviewed under the site plan review process. It is intended to protect the general health, safety and welfare of the citizens by protecting property values; protecting the natural environment; promoting pedestrian activities; promoting community pride; protecting historical resources; preserving the aesthetic qualities which contribute to the city’s small town characteristics which have attracted residents, businesses and customers; and promoting the economic viability of the community by preserving and creating well-designed commercial districts which attract customers and businesses. The design review process provides an opportunity for new development to enhance Gig Harbor’s character more effectively than through application of standard zoning regulations. (Ord. 975 § 8, 2004).

A. General Applicability. Chapter 17.99 GHMC, Design Manual, applies to all proposals to subdivide land under the provisions of GHMC Title 16 and to all proposals to build, locate, construct, remodel, alter or modify any facade on any structure or building or other visible element of the facade of the structure or building or site, including, but not limited to: landscaping, parking lot layout, signs, outdoor furniture in public or commercial locations, outdoor lighting fixtures, fences, walls and roofing materials (hereafter referred to as outdoor proposals), as described in Chapter 17.99 GHMC, Design Manual. Design review approval is required for all outdoor proposals which require a building permit, or which are part of a project or development requiring a site plan, subdivision, conditional use permit or utility extension agreement.

B. Applicability and Review of Historic District Design Standards. The historic district design standards of Chapter 17.99 GHMC shall apply to all activities described in subsection A of this section in the entire historic district, except that in the R-1 district within the historic district, at the option of the property owner, development shall conform strictly to either the setback standards contained in GHMC 17.99.320 and the height standards contained in GHMC 17.99.510, or, alternatively, the setback and height standards of GHMC 17.16.090. Exercise of this option by the property owner shall not affect the city’s ability to require compliance with all other applicable codes. Exercise of this option precludes a property owner, or any subsequent property owner, from applying any of the setback and height standards contained in Chapter 17.99 GHMC on any structure or development on the site unless all existing structures or development not conforming to the setback and height standards of Chapter 17.99 GHMC are removed. (Ord. 1307 § 62, 2014; Ord. 1197 § 71, 2010; Ord. 975 § 11, 2004).

A. Purpose. Applicants for projects that will require design review may request a preapplication review by the design review board (DRB) at a DRB meeting. The purpose of the preapplication review is to allow the DRB to provide early input on potential development or redevelopment of a site during the early stages of design. This will allow the design review board to identify specific areas of concern and design opportunities related to the site for the applicant. The DRB’s comments may help the applicant develop a design that conforms to design manual standards in a manner more sensitive to specific site conditions and to neighborhood concerns.

B. Optional Preapplication Meeting with Staff. It is highly recommended that the applicant request and attend a preapplication meeting with the community development department staff prior to requesting a preapplication meeting with the design review board. This will allow the staff to identify for the applicant obvious site design deficiencies that do not fall under the purview of the design review board (e.g., street access; fire fighting access; utility availability; critical area protection; noncompliant use, density, height, setbacks, etc.).

C. Benefits of Preapplication Meeting with DRB.

D. DRB preapplication review is limited to one meeting. Applicants may request one preapplication meeting with the DRB, which will be at no charge. The meeting shall be held within 28 days of receipt of the request.

E. Information Needed for Preapplication Meeting with DRB. To enable the DRB to provide a meaningful response, requests for design review preapplication meetings should include the following:

F. Notice. Notice of a preapplication meeting with the DRB is not required; however, at the request of the applicant, notice will be mailed to the owner of all properties within 300 feet of the subject site.

G. Nonbinding Nature of Preapplication Meeting. Neither DRB nor staff comments at the preapplication meeting with the DRB are binding on the applicant. Nor will they bind the city in any manner or prevent the city from fully applying or enforcing all applicable codes, ordinances and regulations. (Ord. 1245 § 27, 2012; Ord. 1093 § 11, 2007; Ord. 1006 § 1, 2005).

A. Site Layout. A plan, drawn to scale no smaller than one inch equals 30 feet showing location and size of all structures, critical areas, required buffer areas, required yards, landscape areas, open spaces, common areas or plazas, walkways, retaining wall locations, storm water retention facilities, and parking and vehicle maneuvering areas.

B. Significant Tree Survey. A significant tree survey which accurately identifies the species, size and location of all significant trees within the property subject to the application.

C. Tree Retention Survey. A survey showing the species, size and location of all significant trees to be retained on the property.

D. Preliminary Site Section Drawings. Section drawings which illustrate existing and proposed grades.

E. Preliminary Grading Plan. A topographic map of the property, delineating contours, existing and proposed, at no greater than five-foot intervals. The plan shall indicate all proposed cuts, fills and retaining wall heights and include areas of disturbance necessary to construct all retaining walls, structures and hard surfaces.

F. Preliminary Utilities Plan. A utilities plan showing the location and type of any utilities proposed in critical areas, critical area buffers and natural vegetation retention areas.

G. Paving Materials. A description of proposed pedestrian and vehicular paving materials; include proposed type (asphalt, concrete, pavers, etc.), color, scoring and texture.

H. Elevation Drawings. Complete elevation drawings of all buildings showing dimensions and proposed materials including roofing, siding, windows and trim. Drawings shall include conceptual trim and cornice design, roof pitch, and solid/void ratio and siding material calculations. If landscaping is proposed to soften or mitigate architectural modulation or details, additional elevation drawings showing proposed landscaping shall be provided.

I. Sign Plan. A sign plan showing the general location, type and size of signage on buildings.

J. Equipment Screening. A description of how all mechanical and utility equipment will be screened.

K. Color and Material Palette. A schematic color and material palette of the building’s exterior siding, trim, cornice, windows and roofing. If alternative design review is requested, material and color samples shall be provided.

L. Fencing. The location and description of any proposed fencing.

M. Light Fixtures. A cutsheet showing typical parking and building lighting which includes pole height and mounting height. If proposed fixtures are near critical areas or natural vegetation retention areas, shielding shall be shown.

N. Accessories. The location of all outdoor furniture, trash receptacles and accessories.

O. Alternative Design Review. A request for alternative design review shall include a written statement addressing the criteria for approval as set forth in GHMC 17.98.055, 17.98.056, 17.98.058 or 17.98.060, as applicable. (Ord. 1347 § 64, 2016; Ord. 1197 § 72, 2010; Ord. 1093 § 2, 2007; Ord. 975 § 13, 2004).

A. The applicant shall follow the appropriate review process contained within this chapter based upon the project and whether or not the application or portions thereof strictly conform to the specific requirements of Chapter 17.99 GHMC.

B. An application for design review may be submitted prior to the submission of an underlying project permit application for a development on the same property; however, a complete underlying project permit application shall not be processed without a complete design review application.

C. Administrative design review, as set forth in GHMC 17.98.050, is a Type I application and shall be processed as set forth in GHMC Title 19 as supplemented by the procedures set forth in this chapter.

D. Alternative design review is a Type II application and shall be processed as set forth in GHMC Title 19 as supplemented by procedures set forth in this chapter. The following are classified as alternative design review:

E. A design review application that is part of a project that requires additional applications with other procedure types may be processed collectively under the highest numbered procedure for any application unless the applicant chooses to have each application processed individually following the permit processing procedures in GHMC 19.01.002(B).

F. A notice of application for the following types of new development shall be forwarded to all members of the design review board (DRB):

A. Applications for all projects will be available at the planning department and the DRB members may independently review any application outside of their public meeting. Within two weeks after the date of the notice of application, individual DRB members may submit written comments to the director, identifying design elements that they believe do not comply with the specific requirements of the design manual.

B. If the director receives comments from DRB members that certain design elements of an application do not comply with the specific requirements of the design manual, the director shall reevaluate whether the application should be processed administratively or through the design review board process. If the director finds that the application or portion of application should follow the design review board recommendation process because it does not conform to the specific requirements of design manual, the director shall notify the applicant. The applicant may then choose to amend the application or request review by the design review board.

C. The application shall be reviewed by the director for compliance with the specific requirements of Chapter 17.99 GHMC. The director shall issue a decision approving the application or portions thereof if he/she finds that the application or portions of the application satisfy the specific requirements of Chapter 17.99 GHMC, Design Standards, or deny the application if such codes and standards are not satisfied. The director shall render the decision as set forth in GHMC 17.98.070 and 19.02.007. (Ord. 1197 § 74, 2010; Ord. 1093 § 5, 2007).

A. The board may recommend approval of alternative design solutions to specific requirements only if all of the following criteria are met:

B. The DRB shall not consider or recommend approval of any deviation from dimensional or numeric standards stated within the text of any general requirements, or from minimum setback standards, maximum height standards or zone transition building size standards stated in specific requirements of Chapter 17.99 GHMC. Approval to deviate from these standards must be obtained through the variance process defined in Chapter 17.66 GHMC and not through the design review board recommendation process.

C. Design Review Board Meeting. The board shall hold a public meeting on the application or portions thereof at the earliest available DRB meeting after the notice of application and public meeting has been published.

D. Decision. Once the board makes a recommendation on the complete application, the director shall consider the recommendation and make a decision on the design review application. The director shall render the decision as set forth in GHMC 17.98.070 and 19.02.007. (Ord. 1197 § 75, 2010; Ord. 1093 § 6, 2007).

A. The director may not consider changes to the original decision involving any deviation from dimensional or numeric standards stated within the text of any general requirements, or from minimum setback standards, maximum height standards or zone transition building size standards stated in specific requirements of Chapter 17.99 GHMC. Approval to deviate from these standards must be obtained through the variance process defined in Chapter 17.66 GHMC.

B. The director shall have the authority to approve a minor adjustment if all of the following criteria are met:

C. The director shall render a decision on a minor adjustment as set forth in GHMC 17.98.070 and 19.02.007.

D. Notice of the director’s decision on the minor adjustment shall be sent to all parties of record for the original decision and to the design review board members, in addition to those parties required to be noticed by GHMC 19.02.007. (Ord. 1197 § 76, 2010; Ord. 1093 § 7, 2007).

A. Only the following underlying project permit applications are eligible for administrative review of an alternative design:

B. The director shall have the authority to approve, or approve with conditions, alternative design solutions to specific requirements only if all of the following criteria are met:

C. The director shall not approve any deviation from dimensional or numeric standards stated within the text of any general requirements, or from minimum setback standards, maximum height standards or zone transition building size standards stated in specific requirements of Chapter 17.99 GHMC. Approval to deviate from these standards must be obtained through the variance process defined in Chapter 17.66 GHMC.

D. The director shall render a decision on an alternative design as set forth in GHMC 17.98.070 and 19.02.007.

E. Notice of the director’s decision shall be sent to property owners within 300 feet of the subject property in addition to those parties required to be noticed by GHMC 19.02.007. (Ord. 1245 § 28, 2012; Ord. 1197 § 77, 2010; Ord. 1093 § 8, 2007).

A. Processing. An exception requested under this section shall be processed in conjunction with a design review application, and shall follow the procedures for permit processing by the board as set forth in GHMC 17.98.055. An exception is used in those situations in which an applicant does not provide an alternative design to the requirements of Chapter 17.99 GHMC, Design Manual.

B. The requirements for a complete design exception application are:

C. Board Action. The board shall issue a recommendation to the director on an exception application.

D. Criteria for Approval. All of the following circumstances must be shown to exist for approval of a design exception:

A. The decision rendered by the director or the recommendation by the design review board shall be in writing. The design review board chair shall sign the recommendation to be forwarded to the director.

B. The decision/recommendation shall describe the facts surrounding the application; the applicable provisions of Chapter 17.99 GHMC, Design Manual, triggered by the application; include an analysis of the facts and applicable design manual provisions to the facts; and shall include conclusions supporting the approval, denial or recommendation for approval or denial under Chapter 17.99 GHMC, Design Manual.

C. An administrative design review decision may be appealed as set forth in GHMC Title 19 for a Type I project permit application. An alternative design review decision may be appealed as set forth in GHMC Title 19 for a Type II project permit application. (Ord. 1197 § 79, 2010; Ord. 975 § 16, 2004).