The DRO design review overlay zone is established. Properties so designated shall be subject to the provisions contained in this chapter.

The DRO zone is intended to apply to areas of the community that have existing or potential architectural or historical significance worthy of preservation or enhancement. As an overlay zone, it establishes regulations in addition to those prescribed by the underlying zone. The DRO zone shall be applied only to an area, district or neighborhood for which specific architectural or site design criteria have been established. Each area so designated shall have its own set of criteria intended to accomplish any of the following:

Any area of the city may be placed in the DRO zone pursuant to Chapter 20.90 PMC if such designation would be consistent with the description and purpose of the DRO zone. Prior to such designation, the planning director shall prepare a list of architectural and site design criteria applicable to the specific area under consideration and present such criteria to the planning commission for its advisory action and to the city council for its consideration at public hearings conducted pursuant to Chapter 20.12 PMC. The city council may approve, modify or deny the DRO zone designation and concurrent adoption of such criteria to the designated DRO-zoned area.

All uses permitted or conditionally permitted within the underlying zone shall be permitted or conditionally permitted, respectively, in the DRO zone.

Upon approval of specific design criteria pursuant to PMC § 20.51.010, all exterior modifications, alterations, enlargements or construction of buildings and structures in the DRO zone shall comply with the applicable criteria, and may be undertaken only after design review approval by the director, or board of adjustment on appeal.

Except where specifically required by the adopted design criteria for a DRO-zoned area, the modifications, alteration, enlargement or construction of single-family dwellings intended for single-family residential use shall not be subject to the provisions of this chapter.

Any proponent, agent or sponsor of any exterior modification, alteration, enlargement or construction of buildings or structures in the DRO zone for which design criteria have been established shall file a design review application with the planning director. Said application shall contain the following:

Upon the filing of a properly completed application for design review, the director shall mail to all adjacent property owners a notice concerning the application and indicating the date a decision will be made. Within 15 days of receipt of a properly completed application, the director shall act to approve, return for modification or deny the application, and shall notify the applicant and adjacent property owners. The director's decision shall take into consideration any written comments received in a timely manner, and shall be supported by written findings of fact showing whether the proposed modification, alteration, enlargement or construction is consistent with the approved design criteria applicable to the particular DRO district in which the subject property is located. Where necessary to ensure consistency, the director, or the hearing examiner on appeal, may impose reasonable conditions upon approval.

The decision of the director may be appealed by the applicant or by an adjacent property owner; provided, that such appeal must be filed with the planning department within 10 business days of proper mailing of the director's decision as provided by PMC § 20.51.025. Any appeal of a design review application decision shall be considered a request for interpretation and processed as an interpretation review pursuant to Chapter 20.87 PMC.

Any design review approval granted by the director or hearing examiner on appeal shall become null and void if not exercised within one year of the date of approval.