Olympia, WA Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Where it applies
- Properties within the area shown in Figure 18.120.130.A.1
- Review procedure
- OMC Chapter 18.100 design review
- Sub-Districts
- Seven: Core, Art/Tech, Entertainment, Waterfront, and three more
- Blank wall trigger
- 400 square feet of wall without window, door, or feature
- Public projects
- Not covered inside the public right-of-way
- Historic conflicts
- OMC 18.12.090 takes precedence
- Adopted
- Ordinance 7244, 2020
Summary
In the City of Olympia, Washington, the Downtown design guidelines in Chapter 18.120 apply to every property inside the Downtown map area, and development there goes through design review under Chapter 18.100. Applicants in overlapping sub-districts pick which one governs, and historic-district rules override the guidelines in a conflict.
The guidelines within these chapters apply to all properties within the area shown in Figure 18.120.130.A.1. The applicability and review procedures for these guidelines are as described in OMC Chapter 18.100, except as follows: 1. Design guidelines do not apply to public projects within the public right-of-way. 2. Where two or more Sub-Districts are indicated in Figure 18.120.130.A.1, the applicant may select which Sub-District will apply. All regulations for that Sub-District will then apply. 3. In the event there is a conflict for a property that is located within the historic district, or an individually listed historic property, 18.12.090 takes precedent (see language of Chapter 18.12.040.c).
Full Breakdown
The City of Olympia, in Thurston County, Washington, adopted the Downtown design criteria in Ordinance 7244 in 2020. Section 18.120.110 says the chapter implements the Comprehensive Plan by promoting high quality urban design, enhancing the pedestrian environment, activating the streetscape, reinforcing unique character areas and preserving the Downtown's historic character. Under OMC 18.120.120.A, the guidelines apply to all properties within the area shown in Figure 18.120.130.A.1, and review follows OMC Chapter 18.100 with three exceptions. Design guidelines do not apply to public projects within the public right-of-way. Where two or more Sub-Districts are indicated on the figure, the applicant selects which Sub-District applies, and then all regulations for that Sub-District apply. For a property inside the historic district, or an individually listed historic property, OMC 18.12.090 takes precedence.
Section 18.120.130 sets seven Downtown Design Sub-Districts: Core, Art/Tech, Entertainment, Waterfront, North Capitol Way, Business Corridor and Residential Neighborhood. Section 18.120.140 classifies Downtown streets as Type A Pedestrian Oriented Streets, Type B Pedestrian Oriented Streets, Type C Streets and Downtown Entry Streets, and also designates Waterfront Sites and High Visibility Street Corners. Those street descriptions are for design review only.
The chapter defines its own terms. A blank wall is a wall or portion of a wall with 400 square feet of vertical surface without a window, door, building modulation or other architectural feature, or a ground level wall section over 4 feet in height that runs longer than 15 feet horizontally without a ground level window or door.
On process, OMC 18.100.060.A.11 provides that projects within one of the Downtown Design Sub-Districts are reviewed for consistency with the criteria in chapter 18.120 OMC only. Under OMC 18.100.090, a proposed development project in the Downtown District is reviewed by the Design Review Board or Joint Review Committee, except affordable and low income housing projects, which get staff level review only. Board-level projects have one public meeting, for Concept Design Review at the time of Land Use Review, and staff handle Detail Design Review at building permit review.
Violations & Fines
Chapter 18.120 sits in Title 18, so OMC 18.73.010 applies. A knowing violation is a misdemeanor with a fine up to $1,000 and/or up to ninety days in jail, and each day is a separate offense. Second and later days of a continuing violation are a gross misdemeanor, up to $5,000 and/or 365 days. A concurrent civil infraction runs $50, $125, then $250 for the first, second and third offense.
Frequently Asked Questions
Which Downtown Olympia properties do the design guidelines cover?
Can an applicant choose between Downtown Design Sub-Districts?
What happens when the guidelines conflict with historic preservation rules in Olympia?
Who reviews a Downtown project in Olympia?
Sources & Official References
Other rules in Olympia
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