1. RZC 21.60, Citywide Design Standards, apply to developments requiring design review that are located throughout the City, including the Downtown and Overlake zones.

2. The Urban Center Standards are divided into two sections. The RZC 21.62.020, Downtown Design Standards, provide additional design standards for the Downtown zones. Design standards specific to the Overlake Village zones are provided in RZC 21.62.030, Overlake Village Zones Supplemental Design Standards.

1. The purpose statements for each design category in the Citywide design standards and for each zone in the Downtown design standards describe the goals of that particular part of the design standards.

2. Each design element has intent statements followed by design standards. Intent statements describe the City’s objectives for each design element and are the requirements that each project shall meet. The design criteria that follow the intent statements are ways to achieve the design intent. Each criterion is meant to indicate the preferred condition, and the criteria together provide a common theme that illustrates the intent statement. Graphics are also provided to clarify the concepts behind the intent statements and design criteria. If there is a discrepancy between the text and the illustrations, the text shall prevail.

3. All applications that require design review shall comply with the intent statements for each applicable design standard element and design zone.

4. If “shall” is used in the design criterion, all applications shall comply with that specific design criterion if it applies to the application unless the applicant demonstrates that an alternate design solution provides an equal or greater level of achieving the intent of the section and the purpose of the design category.

5. The applicant has the burden of proof and persuasion to demonstrate that the application complies with the intent statements.

6. The applicant shall demonstrate to the satisfaction of the decision maker that the application complies with the applicable intent statements and the design criteria that use the word “shall.”

7. If “should” is used in the design criterion, there is a general expectation that utilizing the criterion will assist in achieving the intent statement; however, there is a recognition that other solutions may be proposed that are equally effective in meeting the intent of the section.

8. Where the decision maker concludes that the application does not comply with the intent statements or the design criteria that use the word “shall,” the decision maker may condition approval based on compliance with some or all of the design criteria, or the decision maker may deny the application.

1. Purpose. Allow flexibility in the application of this article in order to promote creativity in site and building design. Departures from the design standards shall still maintain the intent of the applicable standard.

2. Applicability. Proposals subject to the Design Review Board’s review authority can seek administrative design flexibility from the Design Review Board. The Design Review Board’s decision on an administrative design flexibility request from the design standards in this article shall have the effect of a recommendation to the applicable decision-making authority for the underlying permit. The Design Review Board shall have the effect of a final decision for building permits with no underlying land use approval.

3. Criteria. If the Design Review Board makes a recommendation to vary the site requirements, it shall be based on the following:

4. The applicant seeking administrative design flexibility from the design standards in this article must demonstrate, in writing, how the project meets the above listed criteria by providing: