Development Review: A Two-Step Process

DEVELOPMENT REVIEW - Two Step Process

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Olympia's Municipal Code sets forth a two-step process to review most private development proposals.

First Step - Preliminary Plat or Land Use Review

The first step is preliminary to issuance of construction permits and generally is only required for larger developments and those that may be of broad public interest. This first step usually taking the form of "preliminary plat" or "land use" review. It is sometimes preceded by a "pre-submission" meeting where prospective applicants learn more about the City's development standards and procedures. Public notice of these applications may include

• Posting of the site,
• Direct mail to neighboring property owners, neighborhood associations and public agencies,
• Notices published in The Olympian,
• Information published on this site, City's website.

The decision regarding such applications may be issued by a single staff member, the staff's Site Plan Review Committee, or if a public hearing is required or the staff's decision is appealed, by the City's Hearing Examiner. Decisions of the Examiner can be appealed in accordance with state law. The City Countiol rarely plays a role in these proceedings. The extent of required public notice and review standards depend on the location, type and scale of each proposal. Generally, development proposals fall into two categories:

• Proposals to subdivide a parcel of land into more ownerships;
• Proposals to construct improvements on a single ownership.

Preliminary review of proposed subdivisions, also known as "plats," usually leads to a decision indicating what public improvements must be constructed prior to recording a "final plat" at the Thurston County Auditor's Office and sale of lots. Proposed developments on individual lots are reviewed for conformance with the city's development code and other standards. The development code includes traditional zoning provisions, such as limits on land use and building size, and many other standards, such as parking requirements, architectural design criteria, landscaping and critical (environmentally sensitive) area codes. In addition, developments may be subject to a variety of special regulations, such as landscaping, tree protection and planting requirements, sign code, drainage (stormwater) manual, shoreline master program, and flood hazard area rules. Depending on location and size, this first stage of development review may include conceptual design (architectural) review, environmental (SEPA) review, and site plan review. Proposed larger buildings and those in the downtown area are reviewed at a public meeting of the Design Review Board. Projects involving historic resources may also be reviewed by the Heritage Commission. (The City's Planning Commission, which advises the City Council on planning matters, focuses on long-range planning and is not involved in the review of individual developments.) These types of preliminary project reviews are usually managed by one of the City's planners.

Second Step - Apply for Appropriate Permits

If preliminary approval is granted or not required, an applicant may then seek appropriate permits to construct the proposed improvements. Requests for construction permits fall into two general categories,

• "Building permits" usually in the form of a request to construct or remodel a building, and
• "Engineering permits" for most other construction, such as utility lines, street improvements, and regrading of land.

Specific construction standards are set forth in adopted building codes, the City's Engineering Design and Development Standards and similar documents. During this stage, proposed new buildings, additions, and major exterior remodels are often subject to "detailed" design (architectural) review as described in Chapter 18.100 of the development code. Olympia's permits and inspections staff conducts plan review and site inspections, and manages other processes associated with these construction permits.