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 exterior 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 exterior public property used for commercial business or public facilities within the city limits; all multi-family buildings (which expressly does not include duplexes) and cottage developments within the city limits; 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.   Exemptions: The regulations in this section do not apply to landmarks, in-kind maintenance, repair, or replacement activities on, or of, existing structures, signs, street furniture, paint, or other exterior features, existing as of the time of adoption of this chapter, that are otherwise subject to these guidelines.

   C.   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 (MUTC) 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 paint color charts, and similar related reference works shall be available at the Orting City Hall for review by the public.

   D.   Architectural Design Review And Approval: Any building, structure, development, sign or other property subject to ADR 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 ADR and approval pursuant to this section, without first obtaining architectural design approval pursuant to the requirements of this section; this requirement does not overwhelm nonconforming rights that may apply to a structure as governed by OMC 13-5-9. Evaluation of a project, and the Planning Commission's resulting decision on an application for architectural design review (ADR) will be based on an application's consistency with the guidelines, standards, or criterion set forth in the ADR Guidelines (adopted by reference herein) or in this chapter.

      1.   ADR applications shall be processed in accordance with the procedures set forth in this section and Title 15 of this code. Staff shall consult the applicant during the review of the ADR permit, as needed, to verify details of the application. The Planning Commission shall, during no more than one public meeting, review and consider the final submittal for the ADR application, the staff report, any comments or submittals from the public or applicant, the provisions of this chapter 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 above-stated considerations, 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 ADR standards. The decision of the planning commission may be appealed as per title 15, chapter 10 of this code.

   E.   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. This can be achieved by:

            (1)   Installing planted areas or planter boxes separating the building from the pedestrian path;

            (2)   Installing outdoor customer seating or plaza area;

            (3)   Locating parking behind or between buildings, when feasible;

            (4)   Locating service areas in a manner which is screened from public view; or

            (5)   Through other methods of connecting the site to its fronting street and pedestrian paths proposed by the applicant.

         b.   The height and scale of each building shall be compatible with its site and adjoining buildings. This can be achieved by:

            (1)   Maintaining alignment of horizontal elements along adjoining buildings, including window heights, windowsills, moldings, or height of commercial ground floor space; or

            (2)   Through other methods of creating consistency among the scale of a building and its surrounding buildings proposed by the applicant.

      2.   Relationship Of Building And Site To Adjoining Area:

         a.   Harmony in design with adjoining areas in materials, building scale, and other architectural design features is encouraged. This can be achieved by:

            (1)   Paint that is complementary and contrasting to adjoining structures;

            (2)   Using building materials, colors, textures, and other design features that vary from adjoining buildings; or

            (3)   Through other methods of creating consistency among the scale of the building and its surrounding buildings proposed by the applicant.

         b.   Attractive landscape transitions to adjoining properties will be provided. This can be achieved by:

            (1)   Adhering to the "Landscaping & Site Treatment" provisions in the ADR Guidelines and as codified in OMC 13-10-1(E)(3).

      3.   Landscape And Site Treatment:

         a.   Preserve existing physical features through site design and create inviting landscaped areas. Inviting landscaped areas include those that:

            (1)   Include street trees listed on the City's Approved Street Tree List, or other trees approved through the ADR permitting process;

            (2)   Include plantings that are maintained to not obstruct walkways or limit pedestrian movement;

            (3)   Do not include nuisance species, which are chiefly those with thorns, spines, spinose teeth, or prickles, and

            (4)   Do not include any species included on the State or County noxious weed lists.

            The City maintains all above-referenced lists at City Hall and can provide them, on request.

         b.   Design landscape treatments that enhance architectural features, strengthen vistas, and provide shade. This can be accomplished by:

            (1)   Installing landscaping in a manner that frames views of vistas. When landscaping to frame views of vistas, applicants are encourage to select deciduous species; or

            (2)   Using landscaping to add depth, texture, or interruption to a building façade; or

            (3)   Through other methods of designing landscape treatments to enhance architectural features, strengthen vistas, and provide shade proposed by the applicant.

         c.   Provide screening of service areas using landscaping, fences, walls, or a combination thereof. In this context, service areas shall be considered "screened" provided an opaque fence of at least six feet (6') in height, or similar vegetative or structural screening, separates the service area from public view.

         d.   Provide exterior lighting that is subtle and attractive and that enhances the building and site. This can be achieved by:

            (1)   Shielding light sources so that light bulbs do not extend below the horizontal plane of the bottom of the shield; or

            (2)   On lighting affixed to structures, directing light at an angle toward the structure; or

            (3)   Selecting era-appropriate lighting fixture styles. Lighting fixture styles representative of the early twentieth century typify Orting's adopted architectural theme and are encouraged; these include carriage lamp fixtures and gaslights of wrought iron and glass.

      4.   Building Design: The adopted architectural theme in Orting is "turn of century: Western or Victorian". The Planning Commission's evaluation of a project design will include a review of the building design's consistency with the following standards:

         a.   Western architecture of the 1800s and early 1900s usually involved wooden false front effects, wooden porches, cornices, 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. Siding with metal, T1-11, particle board, chipboard, and other similar wood product is prohibited.

         b.   On site construction is the preferred building method for commercial structures subject to this chapter. The use of factory-built structures, mobile homes, and trailers is discouraged because of the difficulty in modifying them to meet the requirements of this chapter. Construction trailers are allowed temporarily and must comply with OMC 13-4-2.

         c.   The front facade of the building shall provide a well-proportioned and interesting three-dimensional spatial quality. In this context, "well-proportioned and interesting" can be achieved by incorporating one or more of the following:

            (1)   Horizontal Or Vertical Shifts.

               (A)   A façade may not exceed eighty feet (80') in length without a horizontal shift in the building footprint measuring one-tenth of the façade length. A shift alteration in the roof design shall accompany horizontal shifts.

               (B)   No single run of ridge, cornice, or fascia (excluding eaves) may exceed eighty feet (80') in length without a five-foot transition in height. Cupolas and other minor projections above roof lines do not meet the vertical shift requirement.

            (2)   Visual Terminus To Tops Of Buildings.

               (A)   A roof must have a minimum 4/12 pitch with eaves extending at least two feet (2') beyond exterior building walls, or must be a flat roof with projecting cornices.

            (3)   Use false fronts to enhance the front façade of low-rise buildings with flat rooflines.

            (4)   Through other methods of designing the building to be well-proportioned and interesting proposed by the applicant.

         d.   All facades of the building shall be compatible with the front facade. This can be achieved by:

            (1)   Maintaining alignment of horizontal elements along facades, including window heights, windowsills, moldings, or height of commercial ground floor space.

            (2)   Using building materials, colors, textures, and other design features similar to the front façade.

            (3)   Incorporating other design solutions that create compatibility among all building facades proposed by the applicant.

         e.   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. Ornate banisters and trim may be used to enhance building design as representative of the adopted design theme, "turn of the century: Western or Victorian."

         f.   Window shapes shall be square, arched, or rectangular and shall incorporate grids creating the appearance of more than one window pane. A wooden window frame with mullions, grilles, muntins, or similar material creating the appearance of multiple panes is appropriate. Decorative pediments and sills may be used to enhance window design as representative of Orting's adopted design theme, "turn of the century: Western or Victorian."

         g.   Colors shall be harmonious with adjacent buildings and characteristics of colors used in the early 1900s. City of Orting Planning staff maintain a color palette of acceptable colors for use in Orting that can be provided to applicants for reference of permissible exterior paint colors.

      5.   Signs: The following standards may be used by the Planning Commission to interpret and apply the provisions of OMC 13-7-4 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 ADR 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 are exempt, not to include flutter signs (as they are defined in OMC 13-7-2);

            (2)    Commemorative plaques with engraved lettering less than one inch (1") in height;

            (3)   Window signs;

            (4)   Temporary signs, provided they are used for only a period of less than thirty (30) days. Temporary signs are limited in size to six (6) square feet per side of the sign or twelve (12) square feet in area in total. Only one temporary sign visible from the public right-of-way is allowed per tenant in a commercial space;

         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.

   F.   Applications: Applications for ADR shall be submitted to the City and processed as a Type 2a permit application in accordance with OMC 15-4-2. ADRs may be consolidated with other required City permits and processed according to OMC 15-5-1. Applications shall provide the following information with the adopted application fee to the City:

      1.   Site plans showing buildings, parking areas, landscaping signs, and other architectural features of the site conditions in their existing state and as proposed;

      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 subsection (E)(4)(g) of this chapter;

      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, if proposed to be used.

      All application materials shall become the property of the city after it is submitted for review.

   G.   Architectural Design Review: Applications for ADR shall be processed by the Planning Commission as a Type 2a application consistent with OMC Chapter 15-4 and related provisions in Title 15. A staff report shall be prepared and made available to the public at least seven (7) calendar days prior to the Planning Commission public meeting for an ADR

      application. The Planning Commission shall deliberate the ADR application at no more than one public meeting before issuing a decision on the application. The Planning Commission findings and record of decision shall be in writing and published within two (2) weeks of the decision. The record of decision shall be placed in the permit file.

      Minor amendments to a design approved by the Planning Commission shall be processed administratively as a Type 1 permit application pursuant to section 15-12-2 of this code. Major amendments to the design approved by Planning Commission shall be processed by the Planning Commission as a Type 2a permit application through a new design review pursuant to section 15-12-3 of this code.

   H.   ADR Preapplication Review: Applicants for ADR may participate in an ADR Preapplication meeting as set forth in OMC 15-5-2 to seek early feedback from the Planning Commission on the proposed design's consistency with the ADR provisions set forth in the ADR Guidebook and in OMC 13-10-1(E). An ADR Preapplication may be requested via written request to the Planning Commission Secretary; the written request may be accompanied by any drawings, renderings, plans, details, or other project materials for the preliminary review and feedback of the Planning Commission. ADR Preapplication meetings are offered at no charge to the applicant.

      Participation in an ADR Preapplication meeting could afford an opportunity for the applicant to incorporate any feedback from staff and Planning Commission into its proposal before applying for an ADR permit. The ADR Preapplication is voluntary; it does not constitute a formal required component of the design review process, and its review by the Planning Commission does not amount to the limit of one public meeting allowed for review of ADR applications set forth via OMC 13-10-1(G).

   I.   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.

   J.   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 ADR approval, such ADR 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 transmitted 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 in the opinion of the Administrator is shown for the requested

      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; Ord. 2025-1145, 6-11-2025)