HomeMy WebLinkAbout06-25-18 Council Work Session and Workshop
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WORK SESSION (6:00 PM TO 7:00 PM)
Ambulance Utility Fee
WORKSHOP CALL TO ORDER (7:00 PM)
Mayor Barb Tolbert
PLEDGE OF ALLEGIANCE
ROLL CALL
Mayor Barb Tolbert – Kristin
APPROVAL OF THE AGENDA
Mayor Pro Tem Marilyn Oertle
INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS
WORKSHOP ITEMS – NO FINAL ACTION WILL BE TAKEN
1. Ordinances adopting Ambulance Utility Fee ATTACHMENT A
Staff Presentation: Paul Ellis
Council Liaison: Jesica Stickles/Marilyn Oertle/Sue Weiss
2. Human Services Policy ATTACHMENT B
Staff Presentation: Paul Ellis
Council Liaison: Mayor Pro Tem Marilyn Oertle
3. Haller Park Splash Pad Bid Award ATTACHMENT C
Staff Presentation: Jim Kelly
Council Liaison: Marilyn Oertle
3. Ordinance amending AMC 20.46 ‐ Design; adopting Development ATTACHMENT D
Design Standards and Olympic Avenue Guidelines
Staff Presentation: Marc Hayes
Council Liaison: Mike Hopson/Debora Nelson
5. May Financial Report ATTACHMENT E
Staff Presentation: Kristin Garcia
6. Miscellaneous council items
eved
Arlington City Council Work Session and Workshop
Monday, June 25, 2018 at 6:00 pm
City Council Chambers – 110 E 3rd Street
SPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the
ADA coordinator at (360) 403‐3441 or 711 (TDD only) prior to the meeting date if special accommodations are required.
PUBLIC COMMENT
For members of the public who wish to speak to the Council. Please limit your remarks to three minutes.
COUNCILMEMBER REPORTS
EXECUTIVE SESSION
RECONVENE
ADJOURNMENT
Mayor Barb Tolbert
City of Arlington
Council Agenda Bill
Item:
WS #1
Attachment
A
COUNCIL MEETING DATE:
June 25, 2018
SUBJECT:
Ordinances Adopting Ambulance Utility Fee
ATTACHMENTS:
Ambulance Utility Fee Regulations Ordinance, Ambulance Utility Fee Rates Ordinance
DEPARTMENT OF ORIGIN
EMS
EXPENDITURES REQUESTED:
BUDGET CATEGORY:
BUDGETED AMOUNT:
LEGAL REVIEW:
DESCRIPTION:
The proposed Ambulance Utility Fee is a $15 per month per billable unit charge on businesses’ and
residents’ water, sewer and storm water bill to sustainably fund public safety services.
EMS services are currently funded through an EMS Property Tax levied at a maximum of
$0.50/thousand dollars of assessed value. It is supported by transportation fees provided by other
jurisdictions that do not have their own public safety services and utilize Arlington to provide those
services.
Even with these funding mechanisms there is still a shortfall of $1.5 million to cover current costs.
To fill that gap, the City has used its General Fund to ensure that services are fully funded. Taking
from the General Fund makes it difficult to fund public safety and has restricted public safety from
adding staff.
HISTORY:
City Council is considering this fee after four years of intensive study to find a sustainable model to
fund Emergency Medical Services (EMS). EMS services are currently funded through an EMS
Property Tax Levy and fees paid by other jurisdictions that contract with the City of Arlington for
services. This still leaves a $1.5 million gap in funding that must be filled with funds from the
General Fund, impacting other programs and services. The Council and City directors have carefully
considered all options to ensure the community needs for public safety services are met.
City of Arlington
Council Agenda Bill
Item:
WS #1
Attachment
A
ALTERNATIVES:
Remand to staff for further information.
RECOMMENDED MOTION:
Workshop; discussion only. A public hearing will be held July 2, 2018.
ORDINANCE NO. 2018-XXX 1
ORDINANCE NO. 2018-XXX
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, CREATING A
NEW TITLE 23 OF THE ARLINGTON MUNICIPAL CODE RELATING TO A NEWLY
FORMED AMBULANCE UTILITY AND REGULATIONS PERTAINING THERETO
WHEREAS, the City of Arlington (“the City”) has operated an emergency medical
services (EMS) program through the City Fire Department; and
WHEREAS, the City Council has studied the cost of the provision of EMS services for
over four years and exhaustively examined alternatives to provide a stable source of funding for
EMS services; and
WHEREAS, revenues from ambulance fees have been declining due to reduced
reimbursement through Medicaid and Medicare programs, while costs of service have been
increasing; and
WHEREAS, the City hired the FCS Group to conduct a cost or service and ambulance
utility rate study in 2016; and
WHEREAS, the Washington state legislature, by enacting RCW 35.21.766, has codified
the City’s authority to establish a system of ambulance services to be operated as a public utility
and provided statutory guidance in setting rates for such services and assessing a portion of the
costs for those services to all the taxpayers of the City of Arlington; and
WHEREAS, the legislature has determined that ambulance and EMS services are
essential services and the availability of those services are vital to preserving and promoting the
health, safety and welfare of the citizens of Arlington, and the City Council finds that all medical
services and survival rates can be increased when those services are available, adequately funded
and appropriately regulated; and
WHEREAS, the City Council has determined it to be in the best interests of the citizens
to implement an ambulance utility;
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as
follows:
Section 1. Findings. The City Council adopts the following findings in support of
the adoption of this ordinance:
ORDINANCE NO. 2018-XXX 2
a. The City of Arlington has operated a fire department which provides both fire and
ambulance/emergency medical service (EMS) services.
b. The City Council has examined alternatives for sustainable funding of EMS service
through multiple studies over the last four years.
c. The City does not have any existing licensed private ambulance services within the
meaning of RCW 35.21.766.
d. The City engaged the services of the FCS Group of Redmond, WA, to conduct a cost
of service study dated March 3, 2016, to analyze the total costs of service to operate
the ambulance utility, and to separate out the availability costs and demand related
costs of the utility. The City finds the FCS cost of service study to be a fair and
reasonable study of the costs of providing the ambulance service, and finds that the
overall costs of providing ambulance services have only increased since the study was
done in 2014-2015.
e. Based on the FCS study, the city has concluded that annual demand costs (defined in
RCW 35.21.766 as “those costs attributable to the burden placed on the ambulance
service by individual calls for ambulance service”) are more than offset by demand
revenues (transport fees), but that the availability costs of the system (defined in
RCW 35.21.766 as “those costs attributable to the basic infrastructure needed to
respond to a single call for service within the utility’s response area” and including
dispatch, labor, training, equipment, patient care supplies, and equipment
maintenance costs but excluding capital expenses) are not covered by offsetting
revenues.
f. The City mailed on May 30, 2018, a written notice to all taxpayers of the utility,
notifying them of a public hearing to be held on July 2, 2018, to consider the
establishment of an ambulance utility, as required by RCW 35.21.766.
g. The City held a public hearing on July 2, 2018, and took public comment on the
proposed utility, at which time the City staff presented:
a. The cost of service study;
b. A summary of the utility’s current revenue sources;
c. A proposed budget reflecting the reduced allocation of general fund services;
d. Any proposed changes to utility rates; and
e. Any anticipated impact to the utility’s level of service.
h. Based on the information presented to the Council and the testimony taken at the
public hearing, the City Council wishes to form an ambulance utility as set forth
herein.
Section 2. New Chapter Added. A new Title 23 of the Arlington Municipal Code is
hereby adopted, to read as follows:
TITLE 23 Ambulance Utility
AMC 23.04 Ambulance Utility Established.
23.04.010 Utility Established.
23.04.020 Definitions.
23.04.030 Purpose.
ORDINANCE NO. 2018-XXX 3
23.04.040 Operation.
23.04.050 Rules and regulations.
23.04.060 Establishment of utility fund.
23.04.070 Utility fee.
23.04.080 Private ambulance operation.
23.04.090 Collection of utility.
23.04.100 Individual service calls.
23.04.110 Allocation of revenue.
23.04.120 Medicare and Medicaid.
23.04.010 - Utility established.
Pursuant to the authority of RCW 35.21.766 and RCW 35.27.370(15), as now existing or
hereafter amended, and the police powers of the City of Arlington to protect and preserve
the public health, safety and welfare, an ambulance and emergency medical service utility
is hereby established as a public utility of the City.
23.04.020 - Definitions.
For purposes of this chapter, the following terms shall have the following meanings:
A. "Ambulance" means a ground vehicle designed and used to transport the
ill and injured and to provide personnel, facilities, and equipment to treat patients
before and during transportation.
B. "Ambulance service" or "ambulance operator" means an agency, public or
private, that operates one or more ambulances, responding to a 911 or aid call for
service, including advanced life support, basic life support and transport services.
C. “Commercial units” shall include each utility user of a commercial or
business use, including commercial and industrial users. Each separate physical
location or address to which the ambulance utility could respond and which has a
municipal utility connection or account shall be considered a separate unit.
D. "Emergency medical care" or "emergency medical service" or "EMS"
means medical treatment and care which may be rendered at the scene of any
medical emergency or while transporting any patient in an ambulance to an
appropriate medical facility, including ambulance transportation between medical
facilities.
E. “Multifamily residential units” shall be defined as any residential unit in a
classification of housing where multiple separate housing units designed and
permitted for residential inhabitants are contained within one building, or several
buildings within one complex. Each separate unit within a multifamily residential
property shall be treated as a separate unit.
F. “Municipal utility connection or account” shall mean any water, sewer, or
stormwater utility account for property within the city limits of Arlington serviced
or operated by the City of Arlington or the City of Marysville.
G. "Person(s)" means any individual, firm, partnership, association,
corporation, company, group of individuals acting together for a common
purpose, or organization of any kind, including a government agency.
ORDINANCE NO. 2018-XXX 4
H. “Public and nonprofit units” shall include all Governmental units,
including those of the City of Arlington, public utility districts, school districts,
county and state agencies and other governmental and tribal entities; religious
organizations such as churches and synagogues; and non-profit organizations.
Each separate physical location or address to which the ambulance utility could
respond for each entity and which has a municipal utility connection or account
shall be considered as a separate unit.
I. "Utility fee" means the monthly fee levied by the city upon persons (as
defined in this chapter) within the boundaries of the City.
J. “Single family residential unit” shall be defined as any single family
dwelling unit which has a separate physical location or address to which the
ambulance utility could respond and which has a municipal utility connection or
account shall be considered as a separate unit.
K. "System" means the entire system of ambulance services provided by the
utility.
L. "Unit" means the billing unit for each utility user classification.
M. "Utility" means the City of Arlington Ambulance and Emergency Medical
Services Utility, including without limitation all equipment, employees, agents,
supplies, overhead and other associated costs incurred to deliver all regulatory and
ambulance services.
23.04.030 - Purpose.
The purpose of the utility is to regulate users and providers of all ambulance and
emergency medical services; to generate revenue to assist in paying for the regulatory
scheme authorized by this chapter; to ensure twenty-four-hour emergency medical and
occasional advanced life support service when a medic is on board the ambulance; to
assist in paying for the particular benefits conferred upon residents and other occupants
within the city; and to mitigate the burdens on the system by the different users of the
system.
23.04.040 - Operation.
The utility shall be operated by the City of Arlington Fire Department and the city
finance director shall have the authority to collect utility fees. Expenditure of fee revenue
shall be as authorized by the city council.
23.04.050 - Rules and regulations.
The city administrator, or the city administrator's designee, in consultation with the fire
chief and finance director, is hereby authorized to promulgate any and all regulations
necessary to implement the provisions of this chapter for all ambulance and emergency
medical services. Should any regulations be implemented, notice shall be given to each
person required to follow said regulation.
23.04.060 - Establishment of utility fund.
There is created a separate fund for the operation of the utility and all fees collected under
the provisions of this chapter shall be deposited and placed in said fund and shall be
ORDINANCE NO. 2018-XXX 5
disbursed as the city council may from time to time direct. Expenditures from the fund
shall be made only for the purpose of regulation, maintenance and operation of the utility.
23.04.070 - Utility fee.
A. Monthly Utility Fee Formula. A monthly utility fee for the operation of the Utility
shall be established from time to time by ordinance or resolution of the city council in
conformity with RCW 35.21.766, as now or hereafter amended. The amount of the fee
shall be based upon cost of regulating ambulance service and the cost of providing utility
services as determined by a cost-of-service study pursuant to RCW 35.21.766(3). Those
costs shall be divided among City of Arlington residents and occupants based on a
combined demand and availability calculation consistent with accepted principles of
utility rate setting. The rate attributable to costs for availability of the utility shall be
uniformly applied across user classifications within the utility. The rate attributable to
demand costs shall be established and billed to each utility user classification based on
each user classification's burden on the utility. The fee charged by the utility shall reflect
a combination of the availability cost and the demand cost and may in the discretion of
the city council be reduced or subsidized by other city funds as authorized by RCW
35.21.766, as amended. The resulting fee shall be assessed to identifiable use
classifications. Fees will not exceed the revenue requirements to cover the costs of the
utility, as authorized by the city council by adoption of an annual budget and subsequent
amendments.
B. Classifications. The utility fee shall be collected on a monthly basis from each of the
following utility user classifications within the City:
1. Single family residential units;
2. Multifamily residential units;
3. Commercial units; and
4. Public and nonprofit units.
C. Utility Fee Exemptions—Reductions.
1. Persons who are Medicaid eligible and who reside in a nursing facility,
boarding home, adult family home or receive in-home services are exempt from
the utility fee, pursuant to RCW 35.21.766 (4)(d)(i).
2. Any change in use of a dwelling unit, parcel or building, or any other
change in circumstance that eliminates application of an exemption from the
utility fee shall immediately make the affected property subject to applicable
utility fees. The utility fee shall become due and payable as of the date of the
change in use and shall continue until qualification for an exemption. It is the
owner's or occupant's responsibility to notify the City of all use changes.
3. Monthly rates, and initial and final charges may be prorated in accordance
with the City's standard utility prorating practices.
4. Any customer seeking an exemption from payment of the utility fee and/or
conversion from covered to exempt status, must file a written petition with the
city finance director seeking a determination as to whether a specific dwelling
unit, parcel or building satisfies the exemption requirements set forth in this
ORDINANCE NO. 2018-XXX 6
section. The city finance director will issue a written decision and mail said
decision to the customer. The city finance director's determination may be
appealed to the city council by filing a written appeal with the city finance
director within ten days of the date of mailing of the decision. Appeals filed after
the ten day time period has lapsed will not be considered. The city council will
conduct an open record hearing and review and make the final decision of the city
on the appeal.
5. The utility fee charged may reflect an exemption or reduction for
designated classes consistent with Article VIII, Section 7 of the State
Constitution.
6. The amounts of exemption or reduction shall be a general expense of the
utility, and designated as an availability cost, to be spread uniformly across the
utility user classifications.
D. Periodic Utility Fee Review. The city finance director, or the city finance
director's designee, in consultation with the city administrator shall periodically perform
financial review and analysis of the utility's revenues, expenses, indebtedness, fees and
accounting, and recommend budgets, fee adjustments and financial policy. Based on such
review, the city finance director may recommend changes, amendments or additions for
adoption by the city council.
E. Limitation on Total Revenue. The total revenue generated by the utility shall not
exceed the total costs necessary to regulate, operate, and maintain the utility.
23.04.080 - Private ambulance operation.
No person shall operate, or cause to be operated, an ambulance in the city without
authorization by the city administrator.
23.04.090 - Collection of utility.
The monthly utility fee for the utility shall be collected in the same manner as the city
utility bills are currently or hereafter collected.
23.04.100 - Individual service calls.
All fees and charges for service calls of ambulances and emergency medical services
operated by the utility shall be set by resolution and shall be in addition to the utility fee.
23.04.110 - Allocation of revenue.
All revenue received through direct billing to the person using the ambulance and
emergency medical service collected under section 23.04.070 shall be allocated to
demand-related costs of the utility.
23.04.120 - Medicare and Medicaid.
This chapter shall be construed and implemented to be consistent with applicable
Medicare and Medicaid requirements. If any regulation or procedure adopted under this
chapter for the purposes of establishing, implementing, imposing or collecting charges
ORDINANCE NO. 2018-XXX 7
for ambulance service is found or determined to be in conflict with Medicare or Medicaid
requirements, the conflicting part of this chapter shall be inoperative to the extent of the
conflict and such finding or determination shall not affect the operation of the remainder
of this chapter.
Section 3. The title of this ordinance which summarizes the contents shall be
published in the official newspaper of the City. The ordinance shall take effect and be in full
force five (5) days after the date of publication.
Section 4. Severability. If any provision, section, or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 5. Effective Date. The title of this ordinance which summarizes the contents
shall be published in the official newspaper of the City. The ordinance shall take effect and be in
full force five (5) days after the date of publication.
ORDINANCE NO. 2018-XXX 8
PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this
______ day of _____________________, 2018.
CITY OF ARLINGTON
____________________________________
Barbara Tolbert, Mayor
ATTEST:
___________________________________
Kristin Banfield, City Clerk
APPROVED AS TO FORM:
___________________________________
Steven J. Peiffle, City Attorney
ORDINANCE NO. 2018-XXX 1
ORDINANCE NO. 2018-XXX
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, CREATING A
NEW CHAPTER 23.08 OF THE ARLINGTON MUNICIPAL CODE RELATING TO
AMBULANCE UTILITY RATES
WHEREAS, the City Council has determined it to be in the best interests of the citizens
to implement an ambulance utility; and
WHEREAS, the City has conducted a cost of service and ambulance utility rate study
performed by the FCS Group (“the Rate Study”); and
WHEREAS, the City wishes to adopt utility rates based on that Rate Study;
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as
follows:
Section 1. Findings. The City Council adopts the following findings in support of the
adoption of this ordinance:
a. The City of Arlington has operated a fire department which provides both
fire and ambulance/emergency medical service (EMS) services.
b. The City Council has examined alternatives for sustainable funding of
EMS service through multiple studies over the last four years.
c. The City engaged the services of the FCS Group of Redmond, WA, to
conduct a cost of service study dated March 3, 2016, to analyze the total costs of
service to operate the ambulance utility, and to separate out the availability costs
and demand related costs of the utility. The City finds the FCS cost of service
study to be a fair and reasonable study of the costs of providing the ambulance
service, and finds that the overall costs of providing ambulance services have only
increased since the study was done in 2014-2015.
e. Based on the FCS study, the city has concluded that annual demand costs
(defined in RCW 35.21.766 as “those costs attributable to the burden placed on
the ambulance service by individual calls for ambulance service”) are more than
offset by demand revenues (transport fees), but that the availability costs of the
system (defined in RCW 35.21.766 as “those costs attributable to the basic
infrastructure needed to respond to a single call for service within the utility’s
response area” and including dispatch, labor, training, equipment, patient care
supplies, and equipment maintenance costs but excluding capital expenses) are
not covered by offsetting revenues.
ORDINANCE NO. 2018-XXX 2
f. The City mailed on May 30, 2018, a written notice to all taxpayers of the
utility, notifying them of a public hearing to be held on July 2, 2018, to consider
the establishment of an ambulance utility, as required by RCW 35.21.766.
g. The City held a public hearing on July 2, 2018, and took public comment
on the proposed utility, at which time the City staff presented:
1 The cost of service study;
2 A summary of the utility’s current revenue sources;
3 A proposed budget reflecting the reduced allocation of general
fund services;
4 Any proposed changes to utility rates; and
5 Any anticipated impact to the utility’s level of service.
h. Based on the information presented to the Council and the testimony taken
at the public hearing, the City Council wishes to establish rates for the ambulance
utility as set forth herein.
Section 2. New Chapter Added. A new Chapter 23.08 of the Arlington Municipal Code
is hereby adopted, to read as follows:
TITLE 23 Ambulance Utility
AMC 23.08 Ambulance Utility Rates and Charges.
23.08.010 - Classifications, rates, charges and rules for ambulance and emergency
medical service.
23.08.020 - Classifications defined.
23.08.030 – Ambulance service charges defined.
23.08.040 – Ambulance utility rates and charges levied.
23.08.050—Billing.
23.08.060— Low income senior citizens' and low income disabled rates.
23.08.010 - Classifications, rates, charges and rules for ambulance and emergency
medical service.
The classifications, rates and charges for ambulance and emergency medical service and
the rules governing such service are fixed as follows in Sections 23.08.020 through
23.08.070.
23.08.020 - Classifications defined.
(a) Single Family Residential (SFR) Unit. A Single Family Residential Unit shall include
any single-family residential building, or a single-family detached dwelling unit,
including manufactured homes and mobile homes, that is designed for, permitted for, and
occupied exclusively by one family, and is served by a municipal utility connection or
account within the definition of AMC 23.04.020. Each SFR unit shall be charged a
minimum of one base charge.
(b) “Multifamily residential units” (MFR) shall be defined as any residential unit in a
classification of housing where multiple separate housing units designed and permitted
for residential inhabitants are contained within one building, or several buildings within
ORDINANCE NO. 2018-XXX 3
one complex. Each MFR unit within a multifamily residential property shall be treated as
a separate unit.
(c) Commercial Units. A commercial unit consists of any utility user of a commercial or
business nature, including both commercial and industrial users, and which has a
municipal utility connection or account within the definition of AMC 23.04.020. Each
such commercial unit shall be charged one base charge, as hereinafter defined.
(d) A Public and Nonprofit Unit shall include all Governmental units, including those of
the City of Arlington, public utility districts, school districts, county and state agencies
and other governmental and tribal entities; religious organizations such as churches and
synagogues; and non-profit organizations. Each separate address to which the ambulance
utility could respond and which has a municipal utility connection or account shall be
considered a separate unit and shall be charged one Base Charge.
23.08.030 - Ambulance service fees defined.
(a) The City shall charge and bill users directly for transport and other services received
pursuant to separate resolution of the city.
23.08.040 - Ambulance utility rates and charges levied.
There shall be levied and collected from all persons, businesses and other users served by
the city ambulance utility the following rates and charges for utility service:
Rates for the year 2018, commencing on the effective date of this ordinance, shall be as
follows:
1. Base Charge—the Base Charge shall be $15.00 per month or $180.00 per
year per unit.
Beginning on January 15, 2019, the rates set forth for the year 2018 shall be increased
annually by the October reported percentage increase of the consumer price index (CPI)
for the Seattle-Tacoma-Bremerton area for all urban consumers, or other measure
commonly used by the city should it change; and provided further, however, that
notwithstanding any reduction in the CPI, rates shall not decrease.
23.08.050 – Billing. The ambulance utility rate shall be collected in accordance with the
utility fee collection procedures for water, sewer and stormwater utilities as provided for in
Chapter 13.12 AMC, Utility Rates.
23.08.060— Low income senior citizens' and low income disabled rates.
(a) For qualifying senior citizens and qualifying disabled persons as defined in this section,
the base rates set out in Section 23.08.040 shall be reduced by forty percent; provided, however,
that any CPI increases referred to said Section shall not be so reduced.
(b) For purposes of this section, the term "qualifying senior citizens" shall mean those
ratepayers who are sixty-two years of age or older, and whose annual household income is fifty
percent or less of the area median income for Snohomish County, as published by the
ORDINANCE NO. 2018-XXX 4
Washington State Office of Financial Management. For purposes of verifying income, ratepayers
seeking to qualify under this section shall provide annual proof of age, income, and household
size as may be required by the city upon forms retained by the finance director for that purpose.
(c) For purposes of this section, the term "qualifying disabled person" shall mean a ratepayer
whose annual household income is fifty percent or less of the area median income for Snohomish
County, as published by the Washington State Office of Financial Management, and who (1)
qualifies for special parking as defined by RCW 46.16.381, (2) is blind as defined by RCW
74.19.020, or (3) is disabled, handicapped or incapacitated as defined by any state or federal
program. Rate payers seeking to qualify under this section shall provide annual proof of
disability and income as may be required by the city upon forms retained by the finance director
for that purpose.
(d) Any customer seeking an exemption from payment of the utility fee and/or conversion
from covered to exempt status, must file a written petition with the city finance director seeking
a determination as to whether a specific dwelling unit, parcel or building satisfies the exemption
requirements set forth in this section. The city finance director will issue a written decision and
mail said decision to the customer. The city finance director's determination may be appealed to
the city council by filing a written appeal with the city finance director within ten days of the
date of mailing of the decision. Appeals filed after the ten day time period has lapsed will not be
considered. The city council will conduct an open record hearing and review and make the final
decision of the city on the appeal.
Section 3. The title of this ordinance which summarizes the contents shall be
published in the official newspaper of the City. The ordinance shall take effect and be in full
force five (5) days after the date of publication.
Section 4. Severability. If any provision, section, or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 5. Effective Date. The title of this ordinance which summarizes the contents
shall be published in the official newspaper of the City. The ordinance shall take effect and be in
full force five (5) days after the date of publication.
PASSED by the City Council of the City of Arlington and APPROVED by the Mayor
this ______ day of _____________________, 2018.
CITY OF ARLINGTON
____________________________________
Barbara Tolbert, Mayor
ATTEST:
ORDINANCE NO. 2018-XXX 5
___________________________________
Kristin Banfield, City Clerk
APPROVED AS TO FORM:
___________________________________
Steven J. Peiffle, City Attorney
City of Arlington
Council Agenda Bill
Item:
WS #2
Attachment
B
COUNCIL MEETING DATE:
June 25, 2018
SUBJECT:
Human Services Policy
ATTACHMENTS:
Memo to City Council, Scope of Work, Professional Services Agreement
DEPARTMENT OF ORIGIN
Administration
EXPENDITURES REQUESTED: Not to Exceed $3,000
BUDGET CATEGORY: Executive
BUDGETED AMOUNT: N/A
LEGAL REVIEW:
DESCRIPTION:
City Council has requested a review of the City’s human services policy. The County is committed to
complete the policy and frame work for responding to the opioid crisis by the end of November.
Arlington has played a role in the Multiple Agency Coordination Group (MAC). The attachments
outline accomplishments and the scope of work remaining between July and November as the MAC
group completes its work.
HISTORY:
In 2017, the City of Arlington commissioned a study to examine the existing human service
programs available in north Snohomish County, identify the gaps in services, and provide possible
solutions and next steps to bridge the gaps. The study was presented to the Arlington City Council in
September 2017. Work has continued to support the embedded social worker efforts and establish
outreach and resources in the region.
ALTERNATIVES:
Remand to staff for further information.
RECOMMENDED MOTION:
Workshop; discussion only. At the July 2, 2018 council meeting, the recommended motion will be, “I
move to approve the scope of work for Human Services through November 30th 2018, and authorize
the Mayor to sign the Professional Services Agreement.”
City of Arlington
Administration
To: Arlington City Council
From: Paul Ellis, City Administrator
Date: June 21, 2018
Subject: Human Services
In 2017, the City of Arlington commissioned a study to examine existing social service programs
available in north Snohomish County, to identify gaps in services, and possibly to provide solutions and
next steps to bridge the gaps. The study, funded by a grant from United Way, came at a time when our
city was challenged by the growing opioid epidemic and a dramatic rise in homelessness. The study
was presented to the Arlington City Council in September 2017.
The study identified 24 service gaps within nine broad service categories that could be addressed. The
City contracted with Heather Logan Consulting to make progress on the study recommendations and
gaps.
The following outcomes from the consultant and city staff have been successful for our city with a
coordinated approach to develop and support the systems needed to address the issues:
Basic Needs:
Developed a Flex Fund and use policy to remove small barriers to treatment
Established a way for the community to donate
Business:
Established the Smokey Point Business Committee to collectively address the challenges in
Smokey Point. We experienced an immediate decline in service response calls to Wal‐Mart
through crime prevention suggestions discussed at the Business Committee meetings.
Outreach and Access to Services:
Worked with Snohomish County and City of Marysville to establish two embedded social
workers for outreach on the streets and in camps. Program is showing promising early
outcomes.
Established one physical location to provide a hub of services and referrals for people living on
the streets and in encampments. The consultant has worked directly with the Arlington
Community Resource Center to ensure the hub has the connections and information needed to
support their work. Currently, the ACRC has become a very valuable partner to APD and AFD,
and the housing navigation is leading the rest of Snohomish County in successfully housing
families and individuals.
Social service agencies are not deeply connected to Arlington. The consultant established social
service providers tri annual meetings to introduce agencies to Arlington issues and to each
other. A list of service providers has been established and is in daily use by agency staff and our
first responders.
Social service agencies are not collaboratively working on solutions for highest utilizers of
expensive emergency and criminal services. The Social service provider meetings were
undertaking this challenge when the Council terminated the contract work. Meaningful
progress could be made this year with further work.
Public Safety
Added diversion programs. APD through the embedded social worker program is working with
the Snohomish County Diversion Center as of last week.
Systemic
Coordinated efforts in north county. City of Arlington, City of Marysville and Snohomish
County law enforcement have established a joint program using the embedded social worker to
coordinate efforts among neighboring north bounty communities where many homeless
citizens congregate.
These changes and accomplishments in a short period of time were possible with the work of the
consultant coordinating with city staff to navigate a complex system of agencies and planning.
Our next opportunity to make progress is time dependent to ensure that north county and the City of
Arlington are part of new programs and goals developed by the Snohomish County opioid response
MAC group to address the issues of opioid abuse and homelessness .
Snohomish County departments, the Snohomish Health District, and the City of Everett joined together
to form the Snohomish County Opioid Response Multi‐Agency Coordination Group, or MAC group. As
shared at the April 9, 2018 briefing to the City Council, MAC group members identified a need for
collaboration to break down silos, increase efficiencies, maximize limited resources, identify common
messages and education opportunities, and to create awareness of the scope of the problem.
Now in operation for almost one year, the MAC group has discovered the need to bring additional
information from north county and has invited the City of Arlington to become a member of the MAC
group.
Arlington has discovered that addressing issues of opioid addiction and the associated societal impacts
of homelessness and untreated mental health requires close coordination and collaboration. The
benefit of this coordination and collaboration so far has produced:
free access to the Diversion Center through the end of the year
50% of the cost of an embedded social worker covered by the County for four years
priority access to mental health and chemical dependency assessments.
We are requesting the Council to allow us to continue our work to access these free and reduced cost
services, given the current successes we are seeing.
The MAC group intends to assess its work in November, which will help define future program goals,
partners and funding. The City of Marysville wants to partner in this representation and has agreed to
cover 50% of the consultant cost.
PROFESSIONAL SERVICES
AGREEMENT 1
PROFESSIONAL SERVICES AGREEMENT
THIS AGREEMENT, is made and entered into in duplicate this 3th day of July, 2018 by
and between the CITY OF ARLINGTON, a Washington municipal corporation, hereinafter
referred to as the "CITY" and Heather Logan as Logan Consulting, hereinafter referred to as the
"SERVICE PROVIDER."
RECITALS:
WHEREAS, the CITY desires to have certain services and/or tasks performed as set forth
below requiring specialized skills and other supportive capabilities; and
WHEREAS, sufficient CITY resources are not available to provide such services; and
WHEREAS, the SERVICE PROVIDER represents that the SERVICE PROVIDER is
qualified and possesses sufficient skills and the necessary capabilities, including technical and
professional expertise, where required, to perform the services and/or tasks set forth in this
Agreement.
NOW, THEREFORE, in consideration of the terms, conditions, covenants, and
performance contained herein, the parties hereto agree as follows:
1. Scope of Services.
The SERVICE PROVIDER shall perform such services and accomplish such tasks, including the
furnishing of all materials and equipment necessary for full performance thereof, as are identified
and designated as SERVICE PROVIDER responsibilities throughout this Agreement and as
detailed herein (Scope of work). Project will begin on July 3th 2018 and will be completed
November 30th 2018. Detailed scope of work is provided as Exhibit A.
2. Term.
The Project shall begin on July 3rd 2018, and shall be completed no later than November 30th
2018, unless sooner terminated according to the provisions herein.
3. Compensation And Method of Payment.
3.1 Payments for services provided hereunder shall be made following the
performance of such services, unless otherwise permitted by law and approved in
writing by the CITY.
3.2 No payment shall be made for any service rendered by the SERVICE PROVIDER
except for services identified and set forth in this Agreement.
PROFESSIONAL SERVICES
AGREEMENT 2
3.3 The CITY shall pay the SERVICE PROVIDER for work performed under this
Agreement as follows: SERVICE PROVIDER shall submit monthly invoices detailing
work performed and expenses for which reimbursement is sought. CITY shall approve all
invoices before payment is issued. Payment shall occur within thirty (30) days of receipt
and approval of an invoice. The SERVICE PROVIDER shall be paid an hourly rate of
$75.00 per hour for services provided as described in the scope of work subject to
approval of the City Administrator. This contract is not to exceed 16 hours per month.
4. Reports And Inspections.
4.1 The SERVICE PROVIDER at such times and in such forms as the CITY may
require, shall furnish to the CITY such statements, records, reports, data, and
information as the CITY may request pertaining to matters covered by this
Agreement.
4.2 The SERVICE PROVIDER shall at any time during normal business hours and
as often as the CITY or State Auditor may deem necessary, make available for
examination all of its records and data with respect to all matters covered, directly
or indirectly, by this Agreement and shall permit the CITY or its designated
authorized representative to audit and inspect other data relating to all matters
covered by this Agreement. The CITY shall receive a copy of all audit reports
made by the agency or firm as to the SERVICE PROVIDER'S activities. The
CITY may, at its discretion, conduct an audit at its expense, using its own or
outside auditors, of the SERVICE PROVIDER'S activities which relate, directly
or indirectly, to this Agreement.
5. Independent Contractor Relationship.
5.1 The parties intend that an independent SERVICE PROVIDER/CITY relationship
will be created by this Agreement. The CITY is interested primarily in the results
to be achieved; subject to paragraphs herein, the implementation of services will
lie solely with the discretion of the SERVICE PROVIDER. No agent, employee,
servant or representative of the SERVICE PROVIDER shall be deemed to be an
employee, agent, servant or representative of the CITY for any purpose, and the
employees of the SERVICE PROVIDER are not entitled to any of the benefits the
CITY provides for its employees. The SERVICE PROVIDER will be solely and
entirely responsible for its acts and for the acts of its agents, employees, servants,
subcontractors or representatives during the performance of this Agreement.
5.2 In the performance of the services herein contemplated the SERVICE
PROVIDER is an independent contractor with the authority to control and direct
the performance of the details of the work, however, the results of the work
contemplated herein must meet the approval of the CITY and shall be subject to
the CITY'S general rights of inspection and review to secure the satisfactory
completion thereof.
6. Service Provider Employees/agents
The CITY may at its sole discretion require the SERVICE PROVIDER to remove any employee,
agent or servant from employment on this Project. The SERVICE PROVIDER may however
employ that (those) individual(s) on other non-CITY related projects.
7. Hold Harmless/Indemnification.
7.1 Consultant shall defend, indemnify and hold the City, its officers, officials,
employees and volunteers harmless from any and all claims, injuries, damages,
losses or suits including attorney fees, arising out of or resulting from the acts,
errors or omissions of the Consultant in performance of this Agreement, except
for injuries and damages caused by the sole negligence of the City.
7.2 No liability shall attach to the CITY by reason of entering into this Agreement
except as expressly provided herein.
8. Treatment of Assets.
Title to all property furnished by the CITY shall remain in the name of the CITY and the CITY
shall become the owner of the work product and other documents, if any, prepared by the
SERVICE PROVIDER pursuant to this Agreement.
9. Compliance with Laws.
10.1 The SERVICE PROVIDER, in the performance of this Agreement, shall comply
with all applicable federal, state or local laws and ordinances, including
regulations for licensing, certification and operation of facilities, programs and
accreditation, and licensing of individuals, and any other standards or criteria as
described in this Agreement to assure quality of services.
10.2 The SERVICE PROVIDER specifically agrees to pay any applicable business and
occupation (B & 0) taxes which may be due on account of this Agreement.
10. Nondiscrimination.
10.1 The CITY is an equal opportunity employer.
10.2 Nondiscrimination in Employment. In the performance of this Agreement, the
SERVICE PROVIDER will not discriminate against any employee or applicant
for employment on the grounds of race, creed, color, national origin, sex, marital
status, age or the presence of any sensory, mental or physical handicap; provided
that the prohibition against discrimination in employment because of handicap
shall not apply if the particular disability prevents the proper performance of the
particular worker involved. The SERVICE PROVIDER shall ensure that
applicants are employed, and that employees are treated during employment
without discrimination because of their race, creed, color, national origin, sex,
marital status, age or the presence of any sensory, mental or physical handicap.
Such action shall include, but not be limited to: employment, upgrading, demotion
or transfers, recruitment or recruitment advertising, layoff or termination, rates of
pay or other forms of compensation, and programs for training including
apprenticeships. The SERVICE PROVIDER shall take such action with respect to
this Agreement as may be required to ensure full compliance with local, state and
federal laws prohibiting discrimination in employment.
10.3 Nondiscrimination in Services. The SERVICE PROVIDER will not discriminate
against any recipient of any services or benefits provided for in this Agreement on
the grounds of race, creed, color, national origin, sex, marital status, age or the
presence of any sensory, mental or physical handicap.
10.4 If any assignment and/or subcontracting has been authorized by the CITY, said
assignment or subcontract shall include appropriate safeguards against
discrimination. The SERVICE PROVIDER shall take such action as may be
required to ensure full compliance with the provisions in the immediately
preceding paragraphs herein.
11. Assignment/subcontracting.
11.1 The SERVICE PROVIDER shall not assign its performance under this
Agreement or any portion of this Agreement without the written consent of the
CITY, and it is further agreed that said consent must be sought in writing by the
SERVICE PROVIDER not less than thirty (30) days prior to the date of any
proposed assignment. The CITY reserves the right to reject without cause any
such assignment.
11.2 Any work or services assigned hereunder shall be subject to each provision of this
Agreement and proper bidding procedures where applicable as set forth in local,
state and/or federal statutes, ordinances and guidelines.
11.3 Any technical/professional service subcontract not listed in this Agreement, must
have express advance approval by the CITY.
12. Changes.
Either party may request changes to the scope of services and performance to be provided
hereunder, however, no change or addition to this Agreement shall be valid or binding upon
either party unless such change or addition be in writing and signed by both parties. Such
amendments shall be attached to and made part of this Agreement.
13. Maintenance and Inspection of Records.
13.1 The SERVICE PROVIDER shall maintain books, records and documents, which
sufficiently and properly reflect all direct and indirect costs related to the
performance of this Agreement and shall maintain such accounting procedures
and practices as may be necessary to assure proper accounting of all funds paid
pursuant to this Agreement. These records shall be subject at all reasonable times
to inspection, review, or audit, by the CITY, its authorized representative, the
State Auditor, or other governmental officials authorized by law to monitor this
Agreement.
13.2 The SERVICE PROVIDER shall retain all books, records, documents and other
material relevant to this agreement, for six (6) years after its expiration. The
SERVICE PROVIDER agrees that the CITY or its designee shall have full access
and right to examine any of said materials at all reasonable times during said
period.
14. Other Provisions.
If changes in state law necessitate that services hereunder be expanded, the parties shall negotiate
an appropriate amendment. If after thirty (30) days of negotiation, agreement can not be reached,
this Agreement may be terminated by the City no sooner than sixty (60) days thereafter.
15. Termination.
15.1 Termination for Convenience. The CITY may terminate this Agreement, in whole
or in part, at any time, by at least five (5) days written notice to the SERVICE
PROVIDER.
15.2 Termination for Cause. If the SERVICE PROVIDER fails to perform in the
manner called for in this Agreement, or if the SERVICE PROVIDER fails to
comply with any other provisions of the Agreement and fails to correct such
noncompliance within five (5) days written notice thereof, the CITY may
terminate this Agreement for cause. Termination shall be effected by serving a
notice of termination on the SERVICE PROVIDER setting forth the manner in
which the SERVICE PROVIDER is in default. The SERVICE PROVIDER will
only be paid for services performed in accordance with the manner of
performance set forth in this Agreement.
16. Notice.
Notice provided for in this Agreement shall be sent by certified mail to the addresses designated
for the parties on the last page of this Agreement.
17. Attorneys Fees and Costs.
If any legal proceeding is brought for the enforcement of this Agreement, or because of a
dispute, breach, default, or misrepresentation in connection with any of the provisions of this
Agreement, the prevailing party shall be entitled to recover from the other party, in addition to
any other relief to which such party may be entitled, reasonable attorney's fees and other costs
incurred in that action or proceeding.
18. Jurisdiction and Venue.
18.1 This Agreement has been and shall be construed as having been made and
delivered within the State of Washington, and it is agreed by each party hereto
that this Agreement shall be governed by laws of the State of Washington, both as
to interpretation and performance.
18.2 Any action of law, suit in equity, or judicial proceeding for the enforcement of
this Agreement or any provisions thereof, shall be instituted and maintained only
in any of the courts of competent jurisdiction in Snohomish County, Washington.
19. Severability.
19.1 If, for any reason, any part, term or provision of this Agreement is held by a court
of the United States to be illegal, void or unenforceable, the validity of the
remaining provisions shall not be affected, and the rights and obligations of the
parties shall be construed and enforced as if the Agreement did not contain the
particular provision held to be invalid.
19.2 If it should appear that any provision hereof is in conflict with any statutory
provision of the State of Washington, said provision which may conflict therewith
shall be deemed inoperative and null and void insofar as it may be in conflict
therewith, and shall be deemed modified to conform to such statutory provisions.
20. Entire Agreement.
The parties agree that this Agreement is the complete expression of the terms hereto and any oral
representations or understandings not incorporated herein are excluded. Further, any
modification of this Agreement shall be in writing and signed by both parties. Failure to comply
with any of the provisions stated herein shall constitute material breach of contract and cause for
termination Both parties recognize time is of the essence in the performance of the provisions of
this Agreement. It is also agreed by the parties that the forgiveness of the nonperformance of any
provision of this Agreement does not constitute a waiver of the provisions of this Agreement.
IN WITNESS WHEREOF the parties hereto have caused this Agreement to be executed
the day and year first hereinabove written.
CITY: SERVICE PROVIDER:
CITY OF ARLINGTON Heather Logan, Logan Consulting
____________________________________
Barbara Tolbert, Mayor Heather Logan,
Attest: Date:_______________________________
_________________________
Kristin Banfield, City Clerk
Exhibit A
Scope of Work
1. Continue coordination work with Multiple Agency Coordination Group (MAC Group) to
complete MAC Policy development by November 30th 2018.
2. Coordinate for the City Arlington and City of Marysville with MAC Group to develop an Opioid
Outreach Partnership and formal process to refer clients to treatment for opioid addiction.
3. Coordinate with school district(s) to introduce preventative curriculum into schools.
4. Work with medical service providers to expand prescribing Suboxone as a method of treatment.
5. Continue updating the comprehensive list of service providers in the area as a reference tool for
first responders. Identify service providers with the ability to serve 24/7.
6. Continue coordinating with MAC Group to develop common operating terminology for multi‐
jurisdictional responses to opioid emergencies and a tracking matric of service cost.
City of Arlington
Council Agenda Bill
Item:
WS #3
Attachment
C
COUNCIL MEETING DATE:
June 25, 2018
SUBJECT:
Apparent Low Bid for Haller Park Splash Pad
ATTACHMENTS:
Certified Bid Tab Sheet
DEPARTMENT OF ORIGIN
Parks and Recreation
EXPENDITURES REQUESTED: $ 769,696.68
BUDGET CATEGORY: Park Improvement Fund
BUDGETED AMOUNT: $1,158,000.00
LEGAL REVIEW:
DESCRIPTION:
Council is being asked to review the bids received for the Haller Park Splash Pad construction project. At the
next Council Meeting it will be recommended that the project be awarded to the qualified low bidder, Reece
Construction, Inc.
HISTORY:
For several years the Arlington community has been working with the City on the installation of a splash pad at
Haller Park. The City embraced the concept and worked with the Community to raise the funding needed to
design, procure and construct the splash pad. After receiving a generous donation from the Stillaguamish tribe
of Indians, a generous donation from the Arlington Rotary Club, and a grant from the Washington State
Recreation and Conservation Office (RCO), the City had sufficient funding to begin planning and design of the
splash pad.
This year the City completed the design of the splash pad and park improvements, advertised the project for
construction, and opened bids on June 14, 2018. City staff completed its review of the bids and contractor
qualifications and has determined the qualified low bidder to be Reece Construction, Inc.
ALTERNATIVES:
Reject all bids and re‐advertise
Remand to staff for further evaluation
RECOMMENDED MOTION:
Workshop; discussion only. At the July 2, 2018 City Council meeting the motion will be: “I move to award the
Haller Park Splash Pad Project to Reece Construction, Inc. in the amount of $769,696.68 and authorize the Mayor
to sign the construction contract, pending final review by the City Attorney.”
City of Arlington
Council Agenda Bill
Item:
WS #4
Attachment
D
COUNCIL MEETING DATE:
June 25, 2018
SUBJECT:
Proposed revisions to AMC Chapter 20.46 ‐ Design
ATTACHMENTS:
Staff Report, Proposed Ordinance 2018‐XXX, Revised AMC 20.46 with edited “track changes”,
Development Design Standards /Olympic Avenue Guidelines, Planning Commission Findings of
Facts.
DEPARTMENT OF ORIGIN
Community and Economic Development; Marc Hayes – 360‐ 403‐3457
EXPENDITURES REQUESTED: ‐0‐
BUDGET CATEGORY:
BUDGETED AMOUNT: ‐0‐
LEGAL REVIEW:
DESCRIPTION:
City of Arlington staff is requesting approval of the proposed revisions to AMC Chapter 20.46 (Design)
in order to adopt design standards. The existing Development Design Guidelines and Central Business
District Design Guidelines document have been reviewed and amended to be utilized as standards.
The adopted document will be titled Development Design Standards and Olympic Avenue Guidelines.
The new document includes three sections as follows: 1) Chapters 1 through 4, which are the Design
Standards for development throughout the city. 2) Chapter 15, which provides additional standards
specifically for the Old Town Business Districts. 3) The Olympic Avenue Guidelines, which provides
the history and context of Olympic Avenue.
HISTORY:
City Council identified at the 2018 Spring Retreat that some protections need to be put in place in
order to both maintain existing development and require new development to adhere to standards
and guidelines that would preserve the history and context of Olympic Avenue and the Old Town
Residential District and tasked staff with a means to do so. Please find these proposed amendments
to AMC Chapter 20.46 – Design, and the revision of “Guidelines” to Standards, as the means to do so.
Staff recognizes that this is not the ultimate solution to achieve these goals and considers the
proposed revisions as a “stopgap” measure until there is opportunity to create standards in a more
holistic manner.
The Planning Commission considered the ordinance on April 17, May 1, and June 5, and held a public
hearing on June 19, 2018, after which the Planning Commission unanimously recommended
approval of the code amendment.
City of Arlington
Council Agenda Bill
Item:
WS #4
Attachment
D
ALTERNATIVES:
Remand back to staff for additional information.
RECOMMENDED MOTION:
Workshop; discussion only. At the July 2, 2018, council meeting the proposed motion will read, “I
move to approve Ordinance 2018‐xxx , AMC Chapter 20.46 – Design, and the Development Design
Guidelines as referenced in Chapter 20.46. ”
Staff Report & Recommendation
AMC Chapter 20.46 LUCA Update
Page 1 of 1
Marc Hayes, Director 18204 59th Avenue NE 360-403-3551
LAND USE CODE AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Date:
Regarding:
Marc Hayes, Director
April 3, 2018
AMC 20.46 Design
I.PROJECT DESCRIPTION AND REQUEST
II.BACKGROUND
III.FINDINGS
Community & Economic
Development
PLANNING DIVISION
Staff Report & Recommendation
AMC Chapter 20.46 LUCA Update
Page 1 of 2
IV.STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes
amending AMC Chapter 20.46 through a letter of findings and facts for City Council approval.
V.EXHIBITS
1.AMC Chapter 20.46 – Design
ORDINANCE NO. 2018--XXX
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO LAND
USE AND ZONING AND MAKING AMENDMENTS TO CHAPTER 20.46 OF THE
ARLINGTON MUNICIPAL CODE
WHEREAS, there currently exists the City of Arlington Development Design Guidelines
and Central Business District Design Guidelines, as such, guidelines are only suggestive and not
required as a part of the design review process, unlike standards, which are, required to be
implemented; and
WHEREAS, the City of Arlington Planning Staff has identified that without sufficient
development design standards for the Old Town Residential District (OTRD) and Old Town
Business Districts (OTBD) 1, 2, and 3, development or modifications to existing structures may
occur that could be detrimental to preserving or enhancing the historical architecture and
traditional development practices that have created the Old Town Districts; and
WHEREAS, the City of Arlington Planning Staff has identified that the Commercially
Zoned areas within the City that are not utilizing the Mixed Use Development Overlay may still
develop to the underlying zoning with the existing design guidelines, allowing for a development
pattern that could be detrimental to the intent and type of development being implemented with
the Mixed Use Development Regulations; and
WHEREAS, the City of Arlington Planning Staff has reviewed and amended the existing
Arlington Development Design Guidelines and the Central Business District Design Guidelines
so that they may be utilized as design standards; and
WHEREAS, the amended documents will now be known as City of Arlington
Development Design Standards and Olympic Avenue Design Guidelines; and
WHEREAS, the Arlington Planning Commission met to review the proposed standards
and consider the staff report regarding the proposed amendments to Chapter 20.46 at a workshop
on June 5, 2018 and conducted a public hearing at a regular Planning Commission meeting on
June 19, 2018 ; and
WHEREAS, the City Council was presented public comment, findings of fact and the
Planning Commission recommendation of the proposed amendments on June 25, 2018 and on
July 2, 2018 the City Council considered the entire record of the proposed amendments within
this ordinance; and
WHEREAS, following the same, the City Council deliberated on the proposed
amendments and found that they were in the best interest of the City and its citizens.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARLINGTON,
WASHINGTON, DOES MAKE THE FOLLOWING FINDINGS:
a.The City of Arlington’s existing development regulations comply with the requirements of
Chapter 36.70A RCW.
b.The City Council finds that the review and required revisions to Chapter 20.46; which include,
language changes to Section I General Development Design Standards (20.46.010 – 20.46.070);
and Section II Old Town Residential In-Fill Design Standards (20.46.110 – 20.46.186. have been
prepared in conformance with applicable law, including Chapter 36.70A RCW.
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
Section 1. Changes to Chapter 20.46 Design; to read as follows;
Chapter 20.46 - DESIGN
Sections:
Section I. – General Development Design Standards and Old Town Business District Design Standards.
20.46.010 - Conformance with design standards.
(a)Structures within the following zones (Subsection (1)) or specific use classes (as classified in the
Table of Permissible Uses, Section 20.40.010) (Subsection (2)) are subject to the relevant design
guidelines or standards adopted in this chapter. No building or land use permit shall be issued for
structures or uses that do not conform to the applicable standards except as allowed under
Subsection (b).
(1)Zones
(A)Old Town Business District 1
(B)Old Town Business District 2 and 3
(C)Neighborhood Commercial
(D)General Commercial
(E)Highway Commercial
(F)Business Park
(G)Light Industrial
(H) General Industrial (those sides of buildings fronting on and noticeably visible from public
streets only)
(I)Residential High Density
(J)Medical Services
(k) Aviation Flightline
(2)Specific Use Classes.
(A)Multi-Family Residential (Use Class 1.300)
(B)Educational, Cultural, Religious, Philanthropic, Social, Fraternal Uses (Use Class 5.000)
(C)Institutional Residence or Care or Confinement Facilities (Use Class 7.000)
(D)Emergency Services (Use Class 13.000)
(E)Cemetery and Crematorium (Use Class 21.000)
(b)A building or land use permit may be issued for a structure or use that does not comply with
Subsection (a) if any one of the following findings can be made by the decision-making authority:
(1)The structure is of a temporary nature that, in all likelihood, will be replaced by a permanent
structure within two years.
(2)The structure is minor to the overall use of the property and will not be noticeably visible from a
public right-of-way.
(3)An addition to an existing structure that is less than five hundred square feet at the director’s
discretion.
(Ord. 1438 § 11, 2007; Ord. 1393 § 11, 2006; Ord. 1351 § 6, 2004; Ord. 1309 § 5(part), 2003).
(Ord. No. 2010-001, § 7, 1-8-2010; Ord. No. 2010-024, 11-15-2010)
20.46.020 - Design review process.
Review of permit applications for conformance with the development design standards shall be as
follows:
(1)The community development director and/or his designee shall review exterior modifications.
Exterior modifications include changes to existing structures, landscaping, site design, or signs
with a construction value less than one hundred thousand dollars.
(2)All other design review with a construction value exceeding one hundred thousand dollars shall
be performed by the design review board in a public meeting (not a public hearing). On building
permits for which there is no land use permit required their dec ision is final (subject to appeal,
see Subsection (3)). Otherwise, their recommendation shall be forwarded to the permit -issuing
authority for its consideration with the permit application.
(3)Appeals shall be pursuant to Chapter 20.20 (Appeals, Variances, and Interpretations).
(4)Fees for design review shall be as set by resolution.
(Ord. 1411 § 15, 2007; Ord. 1309 § 5(part), 2003).
(Ord. No. 2010-001, § 8, 1-8-2010; Ord. No. 2010-110, 1-19-2010)
20.46.030 - Required findings for design review approval.
In order to approve a project as consistent with the development design standards, the
design review authority must make the following findings:
(1)The proposal complies with the applicable design standards and guidelines of this chapter.
Specifically, findings shall be made for each applicable standard and guideline as to how the
project complies.
(2)If the proposal is for minor exterior modifications only, then the proposal demonstrates that
effort has been made in the design to make the existing improvements more consistent with the
design standards and guidelines of this chapter.
(Ord. 1309 § 5(part), 2003)
20.46.050 - Site design in the Old Town Business Districts (1, 2, and 3).
(a)In each of the Old Town Business Districts, and subject to Subsection (b), all structures shall be
located adjacent to or as nearly adjacent as feasible to the sidewalk(s) falling within adjacent public
right(s)-of-way. Where a structure is recessed from the public sidewalk, a private extensio n of the
sidewalk shall be installed so as to widen the sidewalk up to the building front.
(b)Wherever feasible, buildings built in the Old Town Business District per this section shall be
adjoining or appearing so, so as to create a continuous façade along a street.
(c)Structures along the Centennial Trail should be designed to work with the trail, even to the extent of
having an entrance to the building, but at minimum presenting a well-designed façade on the trail
side.
(d) Any new construction or modifications to existing structures in Old Town Business District
1, 2, and 3, shall refer to and utilize the Old Town Design Guidelines in their design and
modification efforts.(Ord. 1309 § 5(part), 2003)
20.46.060 - Drive-through windows.
(a)All drive-through windows and their driveways shall be designed to not pose a hazard to pedestrians
or other vehicles. In particular, driveways and approaches to drive-through windows shall be
designed to minimize the crossing of pedestrian-ways or vehicular-ways, except to cross a public
sidewalk adjacent to a public right-of-way. Where drive-through driveways and approaches cross
pedestrian-ways, the pedestrian-way shall be clearly demarcated.
(b)All drive-through windows and their driveways shall be screened so as to minimize visual impacts
from public rights-of-way.
(c)If a drive-through window and/or its driveway cannot be designed to meet the intent of this section
then the use of the drive-through may be denied by the permit-issuing authority.
(Ord. 1309 § 5(part), 2003)
20.46.070 - Location of parking in multi-family structures.
For multi-family (Class 1.300) uses in no instance shall street level parking areas be allowed within
twenty-five feet of a public right-of-way unless it is substantially shielded from public view.
(Ord. No. 1312, § 13, 11-17-2003; Ord. 1309 § 5(part), 2003)
(Ord. No. 2010-001, § 9, 1-19-2010)
Section II. - Old Town Residential In-Fill Design Standards
20.46.110 - Purpose and intent.
Old Town is a unique district in Arlington, representing, as the name implies, the old part of town. It is
laid out in a street-and-alley grid pattern, with garages and utilities predominately on the alleys. There is a
predominance of older homes built in historic architectural styles, and most have front porches. Lots are
small, though many of the older homes are built on parcels consisting of two or three lots, some of which
are now nonconforming in terms of size or setbacks. Back at the turn of the 20th century this was
common practice.
However, with the increase in value of these lots, many property owners are selling them to builders
who are building new homes that do not fit the unique historic character of Old Town. Many have caused
problems with existing residents because of privacy, setback, and scale issues.
At the same time, infill development is one of the strategies adopted through the city's
comprehensive plan to meet our growth targets, but not its only strategy, and certainly not at the expense
of substantially changing the character of the Old Town Business and Residential Districts.
Thus, the intent of this Part is to:
(1) Preserve the historic development pattern found in Old Town.
(2) Protect property owners' ability to sell their excess lots.
(3) Protect existing property values by encouraging compatible development.
(4) Implement a design code for Old Town that permits infill development in a manner that is
acceptable to the community while retaining the elements that provide for the traditional
residential and “Main Street” style of growth.
(5) Recognizing the mix of architectural styles that have been built over the neighborhood's one
hundred plus years, it is the city's intent to promote the specific architectural styles and
development patterns that are historically prevalent and characteristic of the Old Town District.
(Ord. 1352 § 1, 2004: Ord. 1316 § 1, 2004: Ord. 1309 § 5(part), 2003).
20.46.114 - Applicability.
This part shall apply to all residential construction, including new construction, remo dels, and
additions in the Old Town District; except, that if a house is damaged, the homeowner may rebuild the
structure exactly as it was.
(Ord. 1352 § 2, 2004; Ord. 1316 § 2, 2004: Ord. 1309 § 5(part), 2003)
20.46.118 - Process.
Design review for com pliance with this part shall be performed by the Community and Economic
Development (CED) Director through the permitting process. The Director shall have the authority to
render interpretations of this code and to adopt policies and procedures in order to clarify the application
of its provisions.
(Ord. 1352 § 3, 2004: Ord. 1316 § 3, 2004: Ord. 1309 § 5(part), 2003)
20.46.122 - Deviations.
The planning commission may grant deviations from the standards in this Part only:
(1) If an alternative is provided that, in their opinion, meets the intent of this Part; or,
(2) If the intent of the deviation is to preserve or protect a significant tree or trees.
Applications for deviations shall be submitted to the CED director, who shall then forward them to the
planning commission at their next available meeting. The applicant will be notified of the planning
commission's decision within ten days of such decision.
(Ord. 1352 § 4, 2004: Ord. 1316 § 4, 2004: Ord. 1309 § 5(part), 2003)
20.46.126 - Building setbacks.
(a) Setbacks from Lot Boundary Lines. Setbacks of primary buildings from lot boundary lines shall be
as specified in Section 20.48.040 (Building Setback Requirements); except that:
(1) All primary buildings shall maintain a minimum ten feet distance (measurements taken from
foundations) from other buildings, including those on adjacent lots.
(2) However, in no case shall a primary building have a setback less than the five -foot standard
setback for the zone as specified in Section 20.48.040 (Building Setback Requirements).
(b) Setbacks from Public Rights-of-Way.
(1) Front yard setbacks of buildings from public right -of-ways shall be as specified in Section
20.48.040 (Building Setback Requirements), or equal to the average of the two immediately
adjacent primary buildings, whichever is less. Where averaging is used, the new building may
be averaged in a stepping pattern between the front yards of the adjacent residences, or the
new building's entire frontage may be built on the average setback line. T he front yard is
defined as being that side of the building facing the street on which the building has its primary
entrance.
(2) On a corner lot the exterior side yard setback may be reduced to ten feet. The exterior side
yard is defined as that side of the building adjacent to a public right -of-way but from which the
building does not have its primary entrance.
(Ord. 1438 § 12, 2007; Ord. 1352 § 5, 2004: Ord. 1316 § 5, 2004: Ord. 1309 § 5(part), 2003)
20.46.138 - Building materials.
(a) The primary materials for the exterior of buildings shall be: siding, cement board or natural wood,
stucco, board and batten style (battens over panel siding), real or cultured masonry materials, or
wood shingles. Accent materials shall include real or cultured masonry materials, horizontal siding
and wood shingles.
(b) Exterior building materials shall not include the following: panel siding (except as specified in
Subsection (c),non-architecturally treated concrete block, or non-architecturally treated tilt-up
concrete panels, corrugated metal siding, or standard single or double tee concrete systems. Metal
siding may be used as an accent material, but not as a primary material.
(c) When panel siding is used, battens with a twenty-four inch maximum spacing shall be used for a
board and batt appearance.
(d) Wood trim shall have a minimum dimension of one inch x three inches.
(e) All sides of the building must be architecturally designed, not just those facing streets.
(f) Corner Lots. Buildings on corner lots face special circumstances. All sides with street frontages shall
be treated with the same quality of materials and similar architectural detailing as the front and shall
be visually appealing like the front. Examples to create appealing street -facing facades include
adding a feature that makes an architectural statement, such as bay windows, and areas of
decorative brick, wrap around porches or other attractive features, etc.
(Ord. 1352 § 8, 2004: Ord. 1316 § 8, 2004: Ord. 1309 § 5(part), 2003).
20.46.142 - Articulation, modulation, massing and scale.
(a) All buildings shall provide a variation in the façade through use of buil ding modulation and floor area
offsets from the main construction.
(b) Fronts of buildings shall be articulated through the use of bays, insets, balconies, porches, or stoops
related to entrances and windows.
(c) All buildings shall be designed to provide complex massing configurations with a variety of different
wall planes. At least every twenty-four linear feet, street-side wall planes shall contain offsets or
setbacks with a differential in horizontal plane of at least six inches. Bay windows, canti levers, and
other similar protrusions can account for such offsets.
(d) Building design shall incorporate visually heavier and more massive elements at the building base,
and lighter elements above the base. A second story, for example, should not appear heavier or
demonstrate greater mass than that portion of the building supporting it.
(e) In addition, for corner lots see Section 20.46.138 (Building Materials).
(Ord. 1352 § 9, 2004: Ord. 1316 § 9, 2004: Ord. 1309 § 5(part), 2003)
20.46.146 - Roofs.
(a) Roof design treatments shall meet the following development criteria:
(1) Roofs may have dormers, gables, or similar variations in roof planes in order to break up the
roof mass.
(2) Individual roofs may include a variety of colors and materials, including tile, composition, shake
and shingle.
(3) Predominant roof materials shall be material such as, but not limited to: wood shake shingles,
clay or concrete tiles, or composition wood and asphalt shingles. Flat or corrugated metal or flat
built-up roofs are prohibited. Standing seam, baked enamel steel roofing material is allowable.
(Ord. 1352 § 10, 2004: Ord. 1316 § 10, 2004: Ord. 1309 § 5(part), 2003)
20.46.150 - Building orientation, entries and porches.
(a) Either a recessed entry or porch shall be incorporated into the design, whichever is most
predominant among the existing dwellings along the street on which the dwelling is proposed.
(b) A front porch or covered entry shall be a minimum of six feet deep in order to accommodate outdoor
seating.
(c) If a porch is not included at the main entrance, a covered entry that provides an area to wait at the
front door out of the weather shall be included.
(Ord. 1352 § 11, 2004: Ord. 1316 § 11, 2004: Ord. 1309 § 5(part), 2003)
20.46.166 - Additions.
In planning an addition it is important to pay careful attention to the architectural style of the existing
residence. In many cases, additions can dramatically change the appearance of the residence and,
therefore, the character of the neighborhood. Therefore, for additions, in addition to all the previous rules,
the following apply:
(1) The scale and mass of the addition must be in keeping with that of the original building.
(2) The location of additions shall not disrupt established setbacks of neighboring structures.
(3) The addition's roof shall match or complement the design of the original building.
(4) Architectural elements such as windows shall respect the prevailing geometry of the original
building. For instance, windows with a vertical orientation can be incompatible with those of a
horizontal orientation.
(5) The materials used for the addition shall match or coordinate with those of the original building.
(Ord. 1352 § 15, 2004: Ord. 1316 § 15, 2004: Ord. 1309 § 5(part), 2003)
20.46.174 - Vents and downspouts.
Roof flashing, rain gutters, downspouts, vents and other roof protrusions shall be finished to match
the adjacent materials and/or colors.
(Ord. 1352 § 17, 2004: Ord. 1316 § 17, 2004: Ord. 1309 § 5(part), 2003)
20.46.178 - Equipment screening.
Any equipment, whether on the roof, side of building or ground, must be screened. The method of
screening must be architecturally compatible with the building in terms of materials, color, shape and size.
The screening design shall blend with the building design. Where several individual pieces of equipment
are provided a continuous screen is required.
(Ord. 1352 § 18, 2004: Ord. 1316 § 18, 2004: Ord. 1309 § 5(part), 2003)
20.46.182 - Accessory buildings.
The design of accessory buildings that require a building permit shall be architecturally compatible
with the main building through the use of walls/roofs/trellises, fence/wall connections and/or landscaping.
(Ord. 1352 § 19, 2004: Ord. 1316 § 19, 2004: Ord. 1309 § 5(part), 2003)
ORDINANCE NO. 2018-XXX 9
20.46.186 - Walls and fences.
Walls and fences are an integral part of the streetscape.
(1) Walls intended to screen shall be of plaster or smooth stucco finish or other approved masonry.
They shall be designed in a style, materials and color to c omplement the dwelling units to which
they are attached. Other materials may include wrought iron, tile insets or grillwork.
(2) Wall and fence heights are governed by Section 20.48.040 (Building Setback Requirements).
(3) Both sides of all perimeter walls or fences shall be architecturally treated.
(Ord. 1352 § 20, 2004: Ord. 1316 § 20, 2004: Ord. 1309 § 5(part), 2003).
Section 2. Ordinance to be transmitted to Department. Pursuant to RCW 36.70A.106 a copy
of this Ordinance shall be transmitted to the Washington Department of Commerce as required
by law.
Section 3. Severability. If any provision, section, or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 4. Effective Date. This ordinance or a summary thereof consisting of the title shall
be published in the official newspaper of the City, and shall take effect and be in full force five
(5) days after publication.
PASSED BY the City Council and APPROVED by the Mayor this _____ day of July 2,
2018.
CITY OF ARLINGTON
______________________________
ORDINANCE NO. 2018-XXX 10
Barbara Tolbert, Mayor
Attest:
______________________________
Kristin Banfield, City Clerk
Approved as to form:
______________________________
Steven J. Peiffle
City Attorney
Chapter 20.46 - DESIGN
Sections:
Section I. -– General Development Design StandardsGuidelinesand Old Town Business District Design
Standards.
20.46.010 - Conformance with design guidelines or standards.
(a) Structures within the following zones (Subsection (1)) or specific use classes (as classified in the
Table of Permissible Uses, Section 20.40.010) (Subsection (2)) are subject to the relevant design
guidelines or standards adopted in this chapter. No building or land use permit shall be issued for
structures or uses that do not conform to the applicable guidelines or standards except as allowed
under Subsection (b).
(1) Zones
(A) Old Town Business District 1
(B) Old Town Business District 2 and 3
(C) Neighborhood Commercial
(D) General Commercial
(E) Highway Commercial
(F) Business Park
(G) Light Industrial
(H) General Industrial (those sides of buildings fronting on and noticeably visible from public
streets only)
(I) Residential High Density
(J) Medical Services
(k) Aviation Flightline
(2) Specific Use Classes.
(A) Multi-Family Residential (Use Class 1.300)
(B) Educational, Cultural, Religious, Philanthropic, Social, Fraternal Uses (Use Class 5.000)
(C) Institutional Residence or Care or Confinement Facilities (Use C lass 7.000)
(D) Emergency Services (Use Class 13.000)
(E) Cemetery and Crematorium (Use Class 21.000)
(b) A building or land use permit may be issued for a structure or use that does not comply with
Subsection (a) if any one of the following findings can be made by the decision-making authority:
(1) The structure is of a temporary nature that, in all likelihood, will be replaced by a permanent
structure within two years.
(2) The structure is minor to the overall use of the property and will not be noticeably visible from a
public right-of-way.
(3) An addition to an existing structure that is less than five hundred square feet at the
directorsdirector’s discretion.
(Ord. 1438 § 11, 2007; Ord. 1393 § 11, 2006; Ord. 1351 § 6, 2004; Ord. 1309 § 5(part), 2003).
(Ord. No. 2010-001, § 7, 1-8-2010; Ord. No. 2010-024, 11-15-2010)
20.46.020 - Design review process.
Review of permit applications for conformance with the development design standardsguidelines
shall be as follows:
(1) The community development director and/or his designee shall review exterior modifications.
Exterior modifications include changes to existing structures, landscaping, site design, or signs
with a construction value less than one hundred thousand dollars.
(2) All other design review with a construction value exceeding one hundred thousand dollars shall
be performed by the design review board in a public meeting (not a public hearing). On building
permits for which there is no land use permit required their decision is final (subject to appeal,
see Subsection (3)). Otherwise, their recommendation shall be forwarded to the permit -issuing
authority for its consideration with the permit application.
(3) Appeals shall be pursuant to Chapter 20.20 (Appeals, Variances, Interpretationsand
Interpretations).
(4) Fees for design review shall be as set by resolution.
(Ord. 1411 § 15, 2007; Ord. 1309 § 5(part), 2003).
(Ord. No. 2010-001, § 8, 1-8-2010; Ord. No. 2010-110, 1-19-2010)
20.46.030 - Required findings for design review approval.
In order to approve a project as consistent with the development design standardsguidelines, the
design review authority must make the following findings:
(1) The proposal complies with the applicable design standardsrequirements and guidelines of this
chapter. Specifically, findings shall be made for each applicable standardrequirement and
guideline as to how the project complies.
(2) If the proposal is for minor exterior modifications only, then that the proposal demonstrates that
effort has been made in the design to make the existing improvements more consistent with the
design standardsrequirements and guidelines of this chapter.
(Ord. 1309 § 5(part), 2003)
20.46.050 - Site design in the Old Town Business Districts (1, 2, and 3).
(a) In each of the Old Town Business Districts, and subject to Subsection (b), all structures shall be
located adjacent to or as nearly adjacent as feasible to the sidewalk(s) falling within adjacent public
right(s)-of-way. Where a structure is recessed f rom the public sidewalk, a private extension of the
sidewalk shall be installed so as to widen the sidewalk up to the building front.
(b) Wherever feasible, buildings built in the Old Town Business District per this section shall be
adjoining or appearing so, so as to create a continuous façade along a street.
(c) Structures along the Centennial Trail should be designed to work with the trail, even to the extent of
having an entrance to the building, but at minimum presenting a well -designed façade on the trail
side.
Formatted: Indent: Left: 0.06"
(d) Any new construction or modifications to existing structures in Old Town Business District 1, 2, and
3, shall refer to and utilize the Old Town Design Guidelines, to the maximum extent possible, in their
design and modification efforts.
(Ord. 1309 § 5(part), 2003)
20.46.060 - Drive-through windows.
(a) All drive-through windows and their driveways shall be designed to not pose a hazard to
pedestrians or other vehicles. In particular, driveways and approaches to drive -through windows
shall be designed to minimize the crossing of pedestrian -ways or vehicular-ways, except to cross a
public sidewalk adjacent to a public right -of-way. Where drive-through driveways and approaches
cross pedestrian-ways, the pedestrian-way shall be clearly demarcated.
(b) All drive-through windows and their driveways shall be screened so as to minimize visual impacts
from public rights-of-way.
(c) If a drive-through window and/or its driveway cannot be designed to meet the intent of this section
then the use of the drive-through may be denied by the permit -issuing authority.
(Ord. 1309 § 5(part), 2003)
20.46.070 - Location of parking in multi-family structures.
For multi-family (Class 1.300) uses in no instance shall street level parking areas be allow ed within
twenty-five feet of a public right-of-way unless it is substantially shielded from public view.
(Ord. No. 1312, § 13, 11-17-2003; Ord. 1309 § 5(part), 2003)
(Ord. No. 2010-001, § 9, 1-19-2010)
Section II. - Old Town Residential In-Fill Design Standards
20.46.110 - Purpose and intent.
Old Town is a unique district in Arlington, representing, as the name implies, the old part of town. It is
laid out in a street-and-alley grid pattern, with garages and utilities predominately on the alleys. The re is a
predominance of older homes built in historic architectural styles, and most have front porches. Lots are
small, though many of the older homes are built on parcels consisting of two or three lots, some of which
are now nonconforming in terms of size or setbacks. Back at the turn of the 20th century this was
common practice.
However, with the increase in value of these lots, many property owners are selling them to builders
who are building new homes that do not fit the unique historic character of Old Town. Many have caused
problems with existing residents because of privacy, setback, and scale issues.
At the same time, infill development is one of the strategies adopted through the city's
comprehensive plan to meet our growth targets , but not its only andstrategy, and certainly not at the
expense of substantially changing the character of the Old Town Business and Residential Districts. the
city does not want to change this.
Thus, the intent of this Part is to:
(1) Preserve the historic development pattern found in Old Town.
Formatted: Normal
(2) Protect property owners' ability to sell their excess lots.
(3) Protect existing propert yies' values by encouraging compatible development.
(4) Implement a design code for Old Town that permits infill development in a manner that is
acceptable to the community while retaining the elements that provide for the traditional
residential and “Main Street” style of growth.
(5) Recognizing the mix of architectural styles that have been b uilt over the neighborhood's one
hundred plus years, it is not the city's intent to promotedictate the specific architectural
styles,and development patterns that are historically prevalent and only to continue the unifying
development pattern characteristic of the Old Town District.
(Ord. 1352 § 1, 2004: Ord. 1316 § 1, 2004: Ord. 1309 § 5(part), 2003).
20.46.114 - Applicability.
This part shall apply to all residential construction, including new construction, remodels, and
additions in the Old Town District; except, that if a house is damaged, the homeowner may rebuild the
structure exactly as it was.
(Ord. 1352 § 2, 2004; Ord. 1316 § 2, 2004: Ord. 1309 § 5(part), 2003)
20.46.118 - Process.
Design review for compliance with this part shall be perfor med by the Community and Economic
Development (CED) Director building official through the building permitting process. The Directorbuilding
official shall have the authority to render interpretations of this code and to adopt policies and procedures
in order to clarify the application of its provisions.
(Ord. 1352 § 3, 2004: Ord. 1316 § 3, 2004: Ord. 1309 § 5(part), 2003)
20.46.122 - Deviations.
The planning commission may grant deviations from the standards in this Part only:
(1) If an alternative is provided that, in their opinion, meets the intent of this Part; or,
(2) If the intent of the deviation is to preserve or protect a significant tree or trees.
Applications for deviations shall be submitted to the CEDcommunity development director, who shall
then forward them to the planning commission at their next available meeting. The applicant will be
notified of the planning commission's decision within ten days of such decision.
(Ord. 1352 § 4, 2004: Ord. 1316 § 4, 2004: Ord. 1309 § 5(part), 2003)
20.46.126 - Building setbacks.
(a) Setbacks Fromfrom Lot Boundary Lines. Setbacks of primary buildings from lot boundary lines shall
be as specified in Section 20.48.040 (Building Setback Requirements); except that:
(1) All primary buildings shall maintain a minimum ten feet distance (measurements taken from
foundations) from other buildings, including those on adjacent lots.
Formatted: Normal
(2) However, in no case shall a primary building have a setback less than the five -foot standard
setback for the zone as specified in Section 20.48.040 (Building Setback Requirements).
(b) Setbacks Fromfrom Public Rights-of-Way.
(1) Front yard setbacks of buildings from public right-of-ways shall be as specified in Section
20.48.040 (Building Setback Requirements), or equal to the average of the two immediately
adjacent primary buildings, whichever is less. Where averaging is used, the new building may
be averaged in a stepping pattern between the front yards of the adjacent residences, or the
new building's entire frontage may be built on the average setback line. The front yard is
defined as being that side of the building facing the street on which t he building has its primary
entrance.
(2) On a corner lot the exterior side yard setback may be reduced to ten feet. The exterior side
yard is defined as that side of the building adjacent to a public right -of-way but from which the
building does not hav e its primary entrance.
(Ord. 1438 § 12, 2007; Ord. 1352 § 5, 2004: Ord. 1316 § 5, 2004: Ord. 1309 § 5(part), 2003)
20.46.138 - Building materials.
(a) The primary materials for the exterior of buildings shall be: siding, cement board or natural
wood,vinyl or aluminum siding, stucco, board and batten style (battens over panel siding), real or
cultured masonry materials, or wood shingles. Accent materials shall include real or cultured
masonry materials, horizontal siding and wood shingles.
(b) Exterior building materials shall not include the following: panel siding (except as specified in
Subsection (c)),non-architecturally treated concrete block, or non-architecturally treated tilt-up
concrete panels, corrugated metal siding, or standard single or do uble tee concrete systems. Metal
siding may be used as an accent material , but not as a primary material.
(c) When panel siding is used, battens with a twenty -four inch maximum spacing shall be used for a
board and batt appearance.
(d) Wood trim shall have a minimum dimension of one inch x three inches.
(e) All sides of the building must be architecturally designed, not just those facing streets.
(f) Corner Lots. Buildings on corner lots face special circumstances. All sides with street frontages sha ll
be treated with the same quality of materials and similar architectural detailing as the front and shall
be visually appealing like the front. Examples to create appealing street -facing facades include
adding a feature that makes an architectural statement, such as bay windows, and areas of
decorative brick, wrap around porches or other attractive features, etc.
(Ord. 1352 § 8, 2004: Ord. 1316 § 8, 2004: Ord. 1309 § 5(part), 2003).
20.46.142 - Articulation, modulation, massing and scale.
(a) All buildings shall provide a variation in the façade through use of building modulation and floor area
offsets from the main construction.
(b) Fronts of buildings shall be articulated through the use of bays, insets, balconies, porches, or stoops
related to entrances and windows.
(c) All buildings shall be designed to provide complex massing configurations with a variety of different
wall planes. At least every twenty-four linear feet, street-side wall planes shall contain offsets or
setbacks with a differential in horizontal plane of at least six inches. Bay windows, cantilevers, and
other similar protrusions can account for such offsets.
(d)Building design shall incorporate visually heavier and more massive elements at the building base,
and lighter elements above the base. A second story, for example, should not appear heavier or
demonstrate greater mass than that portion of the building supporting it.
(e)In addition, for corner lots see Section 20.46.138 (Building Materials).
(Ord. 1352 § 9, 2004: Ord. 1316 § 9, 2004: Ord. 1309 § 5(part), 2003)
20.46.146 - Roofs.
(a)Roof design treatments shall meet the following development criteria:
(1)Roofs may have dormers, gables, or similar variations in roof planes in order to break up the
roof mass.
(2)Individual roofs may include a variety of colors and materials, including tile, composition, shake
and shingle.
(3)Predominant roof materials shall be material such as, but not limited to: wood shake shingles,
clay or concrete tiles, or composition wood and asphalt shingles. Flat or corrugated metal or flat
built-up roofs are prohibited. Standing seam,baked enamel steel roofing material is allowable.
(Ord. 1352 § 10, 2004: Ord. 1316 § 10, 2004: Ord. 1309 § 5(part), 2003)
20.46.150 - Building orientation, entries and porches.
(a)Either a recessed entry or porch shall be incorporated into the design, whichever is most
predominant among the existing dwellings along the street on which the dwelling is proposed.
(b)A front porch or covered entry shall be a minimum of six feet deep in order to accommodate outdoor
seating.
(c)If a porch is not included at the main entrance, a covered entry that provides an area to wait at the
front door out of the weather shall be included.
(Ord. 1352 § 11, 2004: Ord. 1316 § 11, 2004: Ord. 1309 § 5(part), 2003)
20.46.166 - Additions.
In planning an addition it is important to pay careful attention to the architectural style of the existing
residence. In many cases, additions can dramatically change the appearance o f the residence and,
therefore, the character of the neighborhood. Therefore, for additions, in addition to all the previous rules,
the following apply:
(1)The scale and mass of the addition must be in keeping with that of the original building.
(2)The location of additions shall not disrupt established setbacks of neighboring structures.
(3)The addition's roof shall match or complement the design of the original building.
(4)Architectural elements such as windows shall respect the prevailing ge ometry of the original
building. For instance, windows with a vertical orientation can be incompatible with those of a
horizontal orientation.
(5)The materials used for the addition shall match or coordinate with those of the original building.
(Ord. 1352 § 15, 2004: Ord. 1316 § 15, 2004: Ord. 1309 § 5(part), 2003)
20.46.174 - Vents and downspouts.
Roof flashing, rain gutters, downspouts, vents and other roof protrusions shall be finished to match
the adjacent materials and/or colors.
(Ord. 1352 § 17, 2004: Ord. 1316 § 17, 2004: Ord. 1309 § 5(part), 2003)
20.46.178 - Equipment screening.
Any equipment, whether on the roof, side of building or ground, must be screened. The method of
screening must be architecturally compatible with the building in te rms of materials, color, shape and size.
The screening design shall blend with the building design. Where several individual pieces of equipment
are provided a continuous screen is required.
(Ord. 1352 § 18, 2004: Ord. 1316 § 18, 2004: Ord. 1309 § 5(part), 2003)
20.46.182 - Accessory buildings.
The design of accessory buildings that require a building permit shall be architecturally compatible
with the main building through the use of walls/roofs/trellises, fence/wall connections and/or landscaping.
(Ord. 1352 § 19, 2004: Ord. 1316 § 19, 2004: Ord. 1309 § 5(part), 2003)
20.46.186 - Walls and fences.
Walls and fences are an integral part of the streetscape.
(1) Walls intended to screen shall be of plaster or smooth stucco finish or other approved maso nry.
They shall be designed in a style, materials and color to complement the dwelling units to which
they are attached. Other materials may include wrought iron, tile insets or grillwork.
(2) Wall and fence heights are governed by Section 20.48.040 (Bui lding Setback Requirements).
(3) Both sides of all perimeter walls or fences shall be architecturally treated.
(Ord. 1352 § 20, 2004: Ord. 1316 § 20, 2004: Ord. 1309 § 5(part), 2003).
Development Design Standards
1
Table of Contents
2
Development Design Standards
1.0 Street Character and Liveliness ………………………………… 6 7.2 Siting Parking Areas (Cont.) …………………………………………….. 30
1.1 Inhabited Street ………………………………………………………………….. 6 7.3 Siting Service Elements …………………………………………………… 31
2.0 Pedestrian Environment …………………………………………... 7 8.0 Transit Facilitation ……………………………………………………….. 32
2.1 Access to Buildings from the Street ……………………………… 7 8.1 Integrating Transit into Site Planning ……………………………… 32
2.2 Screening Blank Walls and Retaining Walls ………………….. 8 8.1 Integrating Transit into Site Planning (Cont.) …………………… 33
2.2 Screening Blank Walls and Retaining Walls (Cont.)……….. 9 8.2 Pedestrian Circulation in Multi-Family Complexes …………… 34
2.3 Service Element Screening …………………………………………... 10 9.0 Architectural Character ………………………………………………… 35
2.4 Screening Parking Lots ………………………………………………... 11 9.1 Consideration of Site Conditions ……………………………………… 35
2.5 Screening Parking Garages ………………………………………….. 12 9.1 Consideration of Site Conditions (Cont.) …………………………... 36
2.5 Screening Parking Garages (Cont.) …………………………......... 13 9.2 Unifying Design Concept …………………………………………………. 37
2.6 Parking Garage Entries and Driveways ………………………… 14 9.2 Unifying Design Concept (Cont.) ……………………………………… 38
2.7 Lighting Design …………………………………………………………… 15 9.3 Compatibility with Neighbors …………………………………………. 39
2.7 Lighting Design (Cont.) ……………………………………………….. 16 9.3 Compatibility with Neighbors (Cont.) ……………………………… 40
3.0 Landscape Design ……………………………………………………… 17 10.0 Character and Massing ……………………………………………….. 41
3.1 Continuity Along the Street …………………………………………. 17 10.1 Articulation and Modulation …………………………………………. 41
3.2 Parking Lots ……………………………………………………………….. 18 10.1 Articulation and Modulation (Cont.) ……………………………… 42
3.2 Parking Lots (Cont.) ……………………………………………………. 19 10.2 Architectural Scale ……………………………………………………….. 43
4.0 Transition Between Occupied Spaces and Street ………. 20 10.3 Rooflines ……………………………………………………………………… 44
4.1 Buffering Private Spaces ……………………………………………… 20 11.0 Architectural Elements ………………………………………………. 45
5.0 Neighborhood Character …………………………………………… 21 11.1 Human Scale ………………………………………………………………… 45
5.1 Creating Streetscape Compatibility ……………………………… 21 11.1 Human Scale (cont.) …………………………………………………….... 46
5.2 Orienting the Building to the Street ……………………………… 22 11.2 Building Features …………………………………………………………. 47
5.3 Compatibility within Emerging Centers ……………………….. 23 11.2 Building Features (Cont.) ………………………………………………. 48
5.3 Compatibility within Emerging Centers (Cont.) ……………. 24 11.3 Entries …………………………………………………………………………. 49
6.0 Adjacent Properties ………………………………………………….. 25 12.0 Exterior Finish Materials ………………………………………….. 50
6.1 Retaining Privacy and Solar Access ……………………………… 25 12.1 Appropriate Materials …………………………………………………... 50
6.2 Parking Adjacent to Residences …………………………………… 26 12.1 Appropriate Materials (Cont.) ……………………………………….. 51
7.0 Siting …………………………………………………………………………. 27 13.0 Parking Garages ………………………………………………………….. 52
7.1 Creating Usable Open Space ………………………………………… 27 13.1 Compatibility with Occupiable Spaces ……………………………. 52
7.1 Creating Usable Open Space (Cont.) ……………………………... 28 13.1 Compatibility with Occupiable Spaces (Cont.) ………………… 53
7.2 Siting Parking Areas ……………………………………………………. 29 13.2 Integration with the Attached Building ………………………….. 54
Table of Contents
3
13.2 Integration with the Attached Building (Cont.) ………………. 55
14.0 Mixed-Use Buildings ………………………………………………....... 56
14.1 Site and Building Design ……………………………………………...... 56
Old Town Business District Design
Standards
15.0 Old Town Business District ………………………………………… 58
15.1 Policy, Goals, and Applicability ……………………………………… 58
15.1 Policy, Goals, and Applicability (Cont.) ………………………...... 59
15.1 Policy, Goals, and Applicability (Cont.) ………………………...... 60
15.2 Site Design and Massing ……………………………………………...... 61
15.2 Site Design and Massing (Cont.) …………………………………….. 62
15.2 Site Design and Massing (Cont.) …………………………………….. 63
15.3 Architectural Design ……………………………………………….......... 64
15.3 Architectural Design (Cont.) ……………………………………......... 65
15.3 Architectural Design (Cont.) ………………………………………….. 66
15.3 Architectural Design (Cont.) ……………………………………......... 67
15.3 Architectural Design (Cont.) ……………………………………......... 68
15.3 Architectural Design (Cont.) ……………………………………......... 69
15.3 Architectural Design (Cont.) ……………………………………......... 70
15.3 Architectural Design (Cont.) ……………………………………......... 71
15.4 Exterior Rehabilitation and New Additions ………………........ 72
15.4 Exterior Rehabilitation and New Additions (Cont.) ……....... 73
4
CITY OF ARLINGTON
Development Design Standards
and
Olympic Avenue Guidelines
Quality Design Standards are an essential element in a municipality’s ability to both create and maintain a desirable built
environment for its citizenry.
Design standards establish a basis for which all development may originate and ensure that the outcomes are both predictable
and functional, while providing for individuality, creativity and artistic expression.
There are three sections to this document, the first section consisting of Chapters 1 through 14 which are the baseline
development design standards to be applied throughout the City of Arlington. There are currently two areas of the city which
incorporate more stringent design criteria, one being any commercial zone which utilizes the mixed-use development overlay.
These areas utilize a separate document known as the Mixed Use Development (MXD) Regulations. Because the MXD areas
exist only as an overlay, the underlying zoning is still intact, which could tend to allow commercial development that may not
be in alignment with the “Form Based Code” (FBC) principles that are utilized with the adjoining properties. While the
standards in this document are not truly FBC they do employ enough of the principles to allow for development to occur
within the underlying zoning that would not be out of context with the MXD development.
The second area is collectively known as the “Old Town Business District” (OTBD) and includes districts 1, 2 and 3.
Chapter 15, is the second section of this document, and it provides additional standards which detail massing, building
orientation, screening, off-street parking and architectural design for the OTBD.
The third section of this document are the Olympic Avenue Design Guidelines, which also relate to the OTBD and provides
some history and context of Olympic Avenue and the importance of preserving and maintaining the heart and character of the
quintessential small town Main Street. Although this section only consists of “guidelines” it is of great importance that they are
5
copiously utilized so that the original turn of the century architecture and the beloved look and feel of the Olympic Avenue
environment are preserved for future generations to enjoy and appreciate.
These Design Standards and Guidelines are to be implemented in concert with Arlington Municipal Code - Title 20. Chapter
20.46 – Design
6
1.0 Street Character and liveliness
1.1 Inhabited Streets
1.1.1 Intent
To create streets that encourage pedestrian activity.
Livelier street edges are healthy places for people to
inhabit and make safer streets.
1.1.2 Applicability
This standard applies to all mixed-use, multi-family, and
commercial development.
1.1.3 Standards
1.1.3(a) The street side of developments under 1.1.2
Applicability shall appear inhabited.
1.1.3(b) New development will accommodate human
activity by providing balconies, terraces, and yards for
residents use and neighborly interaction.
1.1.3(c) In mixed use buildings, retail elements like large
windows, canopies, and integrated signage shall be
incorporated into the design to add activity by enhancing
the shopping experience.
1.1.3(d) Entrances, porches, balconies, decks, and
seating shall be located to promote pedestrians use of the
street edge by providing weather protection, security, and
safety.
Figure 1: Building elements can enliven the street
edge creating safer places to walk and congregate.
7
2.0 Pedestrian Environment
2.1 Access to Buildings from the Street
2.1.1 Intent
2.1.1 (a) To provide a greater sense of association and
identification. Lack of clear building entries deadens the
streetscape.
2.1.1 (b) To improve pedestrian success, convenience, and
circulation.
2.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards)
2.1.3 Standards
2.1.3(a) Provide clearly marked entries from the street.
Entries from parking lots shall be subordinate to those
related to the street.
2.1.3(b) Parking garage entries shall be designed to
complement, but not to subordinate the pedestrian entry.
2.1.3(c) Parking lots and garages, when possible, will be
accessed from alleys or side streets.
2.1.4 Exceptions
Where there is an integrated, comprehensive pathway
system, the front entrance may be oriented toward it.
Figure 2: Lack of clear entries on the street can
create an unfriendly streetscape.
Figure 3: Clear entries to the sidewalk encourage
pedestrian circulation.
8
2.0 Pedestrian Environment
2.2 Screening Blank Walls and Retaining Walls
2.2.1 Intent
To reduce the negative visual impacts of blank walls on the
pedestrian environment.
2.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
2.2.3 Standards
Blank walls
2.2.3(a) Buildings may not orient large areas of blank
walls to the street.
2.2.3(b) Ends of buildings shall be designed and articulated
with the windows and other architectural elements.
2.2.3(c) Screen blank walls with landscaping,
architectural features, or art. Examples of such treatment
include, but are not limited to:
2.2.3(c)1 Installing trellises for vines and other
plant material in conjunction with a planting strip.
2.2.3(c)2 Provide landscaped planting beds.
2.2.3(c)3 Incorporating artwork (a mural, sculpture,
relief, etc.) on the wall surface.
2.2.3(c)4 Incorporating decorative tile, or masonry
of varying materials or patterns.
Figure 4: Blank walls may be screened with
trellises and climbing plants.
Figure 5: A planting bed and generous landscaping
may be used to screen a blank wall.
9
2.0 Pedestrian Environment
2.2 Screening Blank Walls and Retaining Walls (cont.)
2.2.3 Standards
Retaining Walls
2.2.3(d) Retaining walls may be of materials that reduce
their scale, such as brick, rock or stone, or treated
sculpturally to appear less monolithic. Hanging or climbing
vegetation can soften the appearance of retaining walls.
2.2.3(e) High retaining walls may be sloped or terraced
down to provide landscaping setbacks, especially if they
are close to the sidewalk.
Figure 6: Use landscaping to screen retaining walls
near pedestrian ways.
10
2.0 Pedestrian Environment
2.3 Service Element Screening
2.3.1 Intent
To provide appropriate and sufficient screening of
elements which detract from the streetscape. These
elements include trash rooms, dumpsters, utility
connections, and mechanical equipment.
2.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
2.3.3 Standards
2.3.3.1 Use generous and appropriate plant material in
well maintained planting beds to create a visual buffer to
service elements. Vegetation shall be of hardy native
varieties and must be at least 50% non-deciduous to
provide screening throughout the year. Incorporate
planting beds and low planter walls as part of the
architecture. Provide a framework of plants to grow on like
an arbor or trellis.
2.3.3.2 Provide a durable and attractive structure to
screen dumpsters and trash areas (not chain link or even
slatted chain link). Trash areas may not open directly onto
the sidewalk. Dumpsters must never be located in the
pedestrian right-of-way.
2.3.3.3 Utility meters, electrical conduit, and other service
lines may not be mounted on the façade facing the street
and should not be visible from the street.
2.3.3.4 Gutter downspouts on the front façade shall be
visibly integrated into the design of the building.
Figure 7: Trash area shall be screened from the street and
pedestrian way by enclosures, with self-closing doors and
landscaping.
Figure 8: A well-designed screen for a dumpster
11
2.0 Pedestrian Environment
2.4 Screening Parking Lots
2.4.1 Intent
2.4.1.1 To improve the streetscape and help to define the
street.
2.4.1.2 To reduce the negative visual impact of asphalt lots
and parked vehicles
2.4.1.3 These standards can be used to upgrade existing
parking lots, especially when redevelopment of the
property has occurred.
2.4.2 Applicability
This standard applies to all parking lots adjacent to or in
close proximity to public sidewalks.
2.4.3 Standards
2.4.3.1 All parking lots and storage, loading, or
maintenance areas within visual proximity of the public
sidewalk shall be screened from the sidewalk by one of
these two methods:
2.4.3.1(a) Provide a screen wall at least 2-1/2 feet
high, of durable and attractive materials.
Incorporate a continuous trellis of grillwork with
climbing plants.
2.4.3.1(b) Provide a landscaped perimeter bed or
hedge as shown.
2.4.3.2 Fences around parking areas shall be decorative
iron, masonry, rock, wood, or similar permanent material
and not be more than 70% solid.
Figure 9: Low w all with trellis above hanging plant is
ideal as a screening element for parking lots.
Figure 10: This draw ing illustrates a typical standard
of perimeter landscaping. Other plant material
combinations and dimensions may be appropriate.
12
2.0 Pedestrian Environment
2.5 Screening Parking Garages
2.5.1 Intent
2.5.1(a) To reduce the visual impact of all above-ground
parking structures adjacent to the sidewalk, improving the
pedestrian environment.
2.5.1(b) These standards can also be used to upgrade
existing conditions, especially when redevelopment of
property has occurred.
2.5.2 Applicability
This standard applies to all parking garages.
2.5.3 Standards
2.5.3.1 The parking garage portion of all buildings shall be
architecturally compatible with the habitable portion, using
appropriate materials, forms and proportions.
2.5.3.2 Parking garages fronting streets shall be
screened with generous landscaping, berming, or
grillwork. Employ one or more of these suggested
methods to screen unsightly parking garages. Well
designed structures include architectural treatments like
modulation, vertical elements, and the appropriate use of
materials.
2.5.3.2(a) Set the parking structure back from the
sidewalk at least ten (10) feet and install dense
landscaping
2.5.3.2(b) Incorporate pedestrian and residential
oriented uses at street level, providing enclosed
occupiable spaces for businesses along the street
front. Commercial uses along the street edge,
especially on corners can create a much more
Figure 11: Parking garage screening bed.
Figure 12: Street level spaces for small businesses,
creating a more active and pedestrian-friendly street
edge.
13
2.0 Pedestrian Environment
2.5 Screening Parking Garages (cont.)
active street. Sometimes a depth of only ten (10)
feet along the front is enough to provide spaces
for newsstands, ticket booths, laundries, flower
shops and other uses needed by residents or
shoppers.
2.5.3.2(c) Provide artistically designed metal grills
incorporated into the building design to provide
screening while maintaining sight lines for
increased pedestrian safety while exiting a garage.
14
2.0 Pedestrian Environment
2.6 Parking Garage Entries and Driveways
2.6.1 Intent
2.6.1(a) To locate and detail the entries of parking
garages so they do not dominate the streetscape.
2.6.1(b) To reduce the impact of driveways and provide for
better pedestrian safety.
2.6.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
2.6.3 Standards
2.6.3.1 Locate entries to take advantage of topography. The
garage entrances shall be located so that they do not
conflict with the overall form of the building or place a
pedestrian entry in a subordinate role.
2.6.3.2 Reduce the width of the curb cut and consolidate
driveways. In most cases, a single lane is sufficient to
serve several apartments or commercial spaces.
2.6.3.3 Alleys that provide auto access from the rear are
encouraged. Buildings on lots that have access from an
alley shall provide parking access off the alley.
2.6.3.4 Vehicular entries shall be clearly defined to
caution pedestrians.
Figure 13: Plan view of the building in
Figure 14.
Figure 14: Driveways consolidated to reduce
impact on the pedestrian.
15
2.0 Pedestrian Environment
2.7 Lighting Design
2.7.1 Intent
2.7.1(a) To identify and highlight key site elements, such
as vehicular and pedestrian intersections, pedestrian
paths and sidewalks and entrances, enhancing safety and
security.
2.7.1(b) To provide a desirable and safe pedestrian
environment by decreasing the glare associated with tall,
high intensity street light fixtures.
2.7.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
2.7.3 Standards
2.7.3.1 Provide indirect light to the sidewalk below lighting
elements in the street environment like trees, walkways,
canopies and entryways.
2.7.3.2 Provide pedestrian scale lighting with 10’-12’ pole
heights throughout residential and shopping streets and
parking areas. Lighting bollards 3’-4’ in height can
illuminate paths and walkways.
2.7.3.3 Shield the source of the light to reduce glare to
public thoroughfares and adjacent properties.
2.7.3.4 Large pole mounted lighting may be inappropriate
around residences if not properly sited and directed to
eliminate glare.
Figure 15: Globe lighting is usually less efficient than
high level floodlights, but it produces a softer light,
with much less glare. Bollards light the ground and
walls without exposing the light source.
16
2.0 Pedestrian Environment
2.7 Lighting Design (cont.)
2.7.3.5 Exterior lighting shall be an integral part of the
architectural and landscape design of any project.
Fixture style and design should be compatible with the
building design, while providing appropriate and safe
levels of lighting. Use lighting to accent architectural
features of a building.
Minimum lighting levels
in foot candles
Building Entries 4
Sidewalks 1-3
Pedestrian
Paths
1
Parking Lots 0.5
Figure 16: Light Chart
17
3.0 Landscape Design
3.1 Continuity Along the Street
3.1.1 Intent
3.1.1(a) To reinforce the landscape character of a street or
neighborhood.
3.1.1(b) To enhance existing neighborhoods.
3.1.2. Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
3.1.3 Standards
3.1.3.1 Infill development on existing streets shall enhance
and preserve the distinctive, positive qualities of the
streetscape.
3.1.3.2 There are several ways to enforce the landscape
design character of the local neighborhood, any of
which may be appropriate (see adjacent notes).
Reinforcing the Existing Landscape Character
Street trees—If a street has a uniform pattern of
street trees, plant new street trees that match
(preferable) or complement the species in color,
ultimate size and other physical characteristics.
Similar plant materials—The lots on many streets
feature plant materials typical of a particular
historic period or neighborhood. Emphasis on these
species will help a new project fit into the local
context.
Similar landscape designs—Some streets
feature lawns and symmetric, formal, clipped
plantings while other streets feature more naturalistic,
asymmetric plantings.
Similar construction materials, textures, colors, or
elements—Extending a low brick wall, using
paving similar to a neighbors’ or employing similar
stairway construction are ways to achieve
greater design continuity.
Similar landscape fixtures and levels—Using
consistent pedestrian scale light fixtures help
create continuity of scale and light level.
18
3.0 Landscape Design
3.2 Parking Lots
3.2.1 Intent
3.2.1(a) To reduce the apparent size of parking lots
3.2.1(b) To reduce the summertime heat and glare
build-up adjacent to parking lots.
3.2.1(c) To improve the views of parking areas for
pedestrian, occupants and passersby
3.2.2 Applicability
This standard applies to all parking lots.
3.2.3 Standards
3.2.3.1 As well as providing a landscaped or screened
perimeter, integrate deciduous trees and planting
beds into the parking areas.
3.2.3.2 Landscaping should be drought resistant. Drip
Irrigation is encouraged for all planting beds. Indigenous
varieties of plant species are recommended.
3.2.3.3 Where vehicles can extend over a landscaping bed,
these landscaping beds may be increased two (2) feet in
depth by decresing the parking stall by two (2) feet.
Where autos will overhang into both sides of an interior
landscaped strip or well. The minimum inside curb-to-curb
interior planter dimension shall be seven (7) feet.
Figure 17: The spacing of trees in parking lots
Figure 18: Planting trees in larger parking lots.
19
3.0 Landscape Design
3.2 Parking Lots (cont.)
3.2.3.3 In certain conditions, planting beds can
be square and located on a 45-degree angle to
perpendicular parking. Landscaping should be
drought resistant.
3.2.3.5 Tree locations shall be coordinated with the
parking area luminaires and utility locations to
ensure minimum light levels are maintained after
tree maturation.
Figure 19: In mixed use and larger parking lots, tree
planters can be 5’ by 5’ and alternated with smaller
scale lighting and fixtures.
20
4.0 Transition Between Occupied Spaces & Street
4.1 Buffering Private Spaces
4.1.1 Intent
To create a transition between the occupiable areas of
buildings and the street, which provides for security and
privacy for the occupants.
4.1.2 Applicability
This standard applies to all projects with residential or
commercial spaces adjacent to the street front.
4.1.3 Standards
4.1.3.1Provide appropriate screening and buffering to
create a physical separation between pedestrians on the
sidewalk and the windows of occupiable units.
4.1.3.2 Raise ground level windows and/or provide general
landscaping as a transition, where building setbacks are
minimal and the privacy of the occupants is compromised.
4.1.3.3 Partially enclosed outdoor occupiable areas, like
Porches, provide a transition to occupants and a zone that
Encourages social interaction between neighbors.
4.2.3.4 When appropriate, define courtyards and yard with
landscaping and low fences. Fences that face the street
should be more than 70% solid.
4.2.3.5 Chain link fences, having a negative character, are
not an appropriate edge along sidewalks and shall not
be used.
Figure 20: The design of the street front determines
the amount of occupants’ privacy and security.
Figure 21: Where a setback from the sidewalk is small,
raising the floor level up more than 4' above the
sidewalks and/or providing a planting bed can provide s
sufficient transition.
Figure 22: Low walls, fences and iron gates can enclose private
open space while still allowing social interaction
21
5.0 Neighborhood Character
5.1 Creating Streetscape Compatibility
5.1.1 Intent
5.1.1(a) To enhance the positive character of the street.
5.1.1(b) To define the street as a coherent space or
‘room’.
5.1.1(c) To fit into a neighborhood more compatibly.
5.1.1(d) To provide pleasant and safe pedestrian
circulation, providing clear access to building occupants.
5.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
5.1.3 Standards
5.1.3.1 Site buildings on a property to acknowledge and
reinforce the existing characteristics of the street. In
established neighborhoods set the building back from the
street approximately the same distance as neighboring
buildings.
5.1.4 Exception
5.1.4.1 Varying street setbacks to preserve existing trees
or other natural features, protect views, or support other
urban design goals may be appropriate.
5.1.4.2 Sidewalks shall be continuous to enhance pedestrian
movement.
Figure 23: Consistent setbacks enhance the street
front and respect neighbors.
Figure 24: Buildings that do not retain the
street front setback can negatively affect the
sense of the street as a space or “room.”
22
5.0 Neighborhood Character
5.2 Orienting the Building to the Street
5.2.1 Intent
5.2.1(a) To enhance the character of the street by
requiring buildings to front the street.
5.2.1(b) To enhance pedestrian access and walking.
5.2.1(c) Encourage interaction among neighbors.
5.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
5.2.3 Standards
5.2.3.1 All buildings shall provide a front face to the
street. Building facades shall relate to the street.
5.2.3.2 Buildings shall not be sited in ways that make their
entrances or intended use unclear to approaching visitors.
5.2.3.4 Provide clear pedestrian entries from the street and
5.2.3.5 Compose architectural elements to add interest to
the building façade.
5.2.3.6 Provide a transition between the public realm of the
street and the private realm of the occupants. A transition
could be a well-landscaped front yard, a low fence or wall, a
recessed entry, a courtyard or other device that provides
privacy but visibility from the street.
Figure 25: All buildings should be sited and have
building elements, like entries, that relate to the
street. Entries to buildings should not just be from
parking lots.
23
5.0 Neighborhood Character
5.3 Compatibility within Emerging Centers
5.3.1 Intent
5.3.1(a) To integrate development successfully within
mixed use commercial areas, providing occupants with
shopping and employment within walking distance.
5.2.1(b) To create a pedestrian friendly environment for
occupants.
5.3.1(c) To encourage the use of transit alternatives.
5.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
5.3.3 Standards
5.3.3.1 Within the context of higher density, mixed
residential and commercial zones, buildings shall be sited
to orient to the street and respect adjacent residential
projects.
5.3.3.2 Residential uses are compatible with other uses if
sited properly to take into account views of parking and
negative building services like trash areas, and pedestrian
circulation. Certain late-night uses may not be as
compatible and shall be sited accordingly.
5.3.3.3 In Emerging Centers where different land uses are
within closer proximity to each other, suburban housing
types or models are not applicable. Site planning strategies
to create more compatible residential buildings shall
emphasize grouping buildings to orient to courtyards
and gardens, careful to avoid service areas and parking lots.
Figure 26: Commercial center that successfully integrates
diverse land uses and transit alternatives
Figure 27: Careful siting should focus views towards
private courtyards or gardens, and limit parking lots.
24
5.0 Neighborhood Character
5.3 Compatibility within Emerging Centers (cont.)
5.3.3.4 Proximity to services and transit should lead to
reduced requirements for parking. Structured parking
shall be encouraged to reduce the impact of cars and
parking lots.
5.3.3.5 Provide pedestrian circulation routes through all
multi-family residential complexes linking building entries
and parking areas to adjacent uses or services.
Interconnect complexes with clear and well-lit paved
paths. Provide steps and ramps to cross retaining walls,
and gates to breech fences if they impede pedestrian
movement to shopping and other common activities and
especially to transit.
Figure 28: Provide clear pedestrian circulation routes
connecting residences with adjoining compatible uses.
25
6.0 Adjacent Properties
6.1 Retaining Privacy and Solar Access
6.1.1 Intent
6.1.1(a) To reduce the impact on the privacy, comfort and
Utilization of neighboring yards and homes.
6.1.1(b) To restrict new development from depriving
adjacent homes of direct sunlight.
6.1.2 Applicability
This standard applies to all new non-single-family
development adjacent to residential uses.
6.1.3 Standards
6.1.3.1 New buildings that project beyond the homes on
adjacent lots shall be carefully designed to reduce their
impacts. Buildings can address this issue in several
recommended ways:
6.1.3.1(a) Limit the length and height of the
projection into the rear yard area to reduce
impact on neighbors’ yards.
6.1.3.1(b) Step back the upper floors or increase
the side setback so that sunlight is not totally
blocked from reaching adjacent yards.
6.1.3.1(c) Windows, decks, and balconies
overlooking neighboring yards shall be minimized
and/or screened to enhance privacy.
Figure 29: New multi-family development reducing the
privacy of adjacent residences.
Figure 30: M ethods used to reduce the impact on
adjacent private yards.
26
6.0 Adjacent Properties
6.2 Parking Adjacent to Residences
6.2.1 Intent
6.2.1(a) To reduce the impact of parking lots and service
Areas on adjacent homes.
6.2.1(b) To retain the privacy of adjacent properties
6.2.2 Applicability
This standard applies to all non-single family development
adjacent to residential uses.
6.2.3 Standards
6.2.3(a) Parking, except on the street edge, shall not be
located between the residences and the street. Surface
parking which cannot be located to the rear of the
development may be located toward the side if screened
from adjacent residences. Provide a screening wall to
buffer the visual and audible impacts of automobiles. The
height of the screen shall be sufficient to prevent direct
views from the parking lot into the first floor of the
residential units on adjacent lots and block headlights.
6.2.3(b) Provide screening walls of solid and attractive
materials, such as masonry, ironwork, rock or wood (but
not chain link), or landscaping.
6.2.3(c) Provide trees, trellises or other coverings that
reduce the views of parking lots from neighboring homes.
6.2.3(d) Locate and aim parking lots and other site lighting
so that it does not cause glare and intrusive light patterns
into neighboring residential properties. Lighting shall be of
a pedestrian scale with pole heights and lighting fixtures
that reduce glare.
Figure 31: Trees and trellises reduce the views of
parking lots from adjacent homes.
Figure 32: Parking lot lighting should be sited to not
provide unnecessary glare on neighboring properties.
27
7.0 Siting
7.1 Creating Usable Open Space
7.1.1 Intent
To provide occupants with inviting and well defined
outdoor spaces.
7.1.2 Applicability
This standard applies to all development with a multi-
family residential component.
7.1.3 Standards
7.1.3.1 Organize and site buildings to create usable open
space by creating one or more of the following:
7.1.3.1(a) Well landscaped courtyards to be
usable by the occupants and visible from the units
to enhance security.
7.1.3.1(b) Individual outdoor spaces for all ground
floor units.
7.1.3.1(c) Rooftop decks, balconies, and well-
defined patios.
7.1.3.1(d) Play areas for children, located away
from the street edge and parking lots.
7.1.3.1(e) Group or individual gardens/small plots
for residents’ use.
7.1.3.1(f) Other similar outdoor open spaces.
7.1.3.2 Open space must be large enough to
accommodate human activity and seating. Balconies
must be at least 6’ deep.
7.1.3.3 Orient outdoor spaces to receive sunlight. When
possible, orient spaces to face east, west, or preferably
south.
Figure 33: The careful siting of buildings and appropriate
landscape design can create several kinds of usable outdoor
spaces.
Figure 34: Outdoor areas from residences like yards, terraces
and balconies that overlook common outdoor space make the
space more enjoyable.
28
7.0 Siting
7.1 Creating Usable Open Space (cont.)
7.1.3.4 Provide paths, site furniture, lighting, and elements
that will make outdoor spaces more enjoyable and better
used.
7.1.3.5 Multi-family residential building complexes shall
acknowledge and provide recreation activity space for
toddlers and other children.
Figure 36: Typically, balconies and rooftop decks should be 6' deep
to be truly usable.
Figure 35: When neighbors frequently pass through a
space where they see each other and can stop for a
conversation.
29
7.0 Siting
7.2 Siting Parking Areas
7.2.1 Intent
7.2.1(a) To reduce impact of the automobile while
retaining accessibility and safety.
7.2.1(b) To allow buildings to reinforce the street and not
face directly into large parking areas.
7.2.1(c) To enhance pedestrian access, circulation and
safety by reducing curb cuts and driveways across
sidewalks.
7.2.2 Applicability
This standard applies to all development with new
parking lots.
7.2.3 Standards
7.2.3.1 Locate parking lots for more than one car to the
sides and rear of buildings. Parking lots shall not be
located in front yards.
7.2.3.2 For a lot facing two streets (corner lot) do not
locate parking at the corner facing the intersection.
7.2.3.3 Do not allow driveways and garages to dominate
the street front.
7.2.3.4 Provide access to parking off of alleys when
available, to reduce curb cuts across sidewalks
7.2.3.5 Provide on-street parallel parking when
appropriate.
7.2.3.6 Provide clear, well-lit paths from parking areas to
the street and building entrance.
Figure 37: Parking lots shall not be sited on corners
adjacent to intersections. Prominent building features
should occupy the corner.
Figure 38: Siting parking lots behind buildings is
preferred.
30
7.0 Siting
7.2 Siting Parking Areas (Cont.)
Figure 39: T hese residential units front only on a
parking lot.
Figure 40: Preferred site planning that creates usable open
space, adding value and identity to the complex, by siting
parking behind the buildings.
Parking lots to the front of buildings, especially when
carports and garages for cars are included, restrict
pedestrian circulation, lower values, and create large
expanses of asphalt.
Providing a small park or open space off of the road
and allocating smaller parking lots behind multi-
family residential buildings increases the value of
development and creates a more visually pleasing
environment. Using permeable materials in
pedestrian-oriented areas should occur where
feasible.
31
7.0 Siting
7.3 Siting Service Elements
7.3.1 Intent
To encourage more thoughtful siting of trash and other
service areas, balancing the need for service access with
the desire to screen its negative aspects.
7.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
7.3.3 Standards
7.3.3.1 Locate service areas to not have a negative
visual or physical impact on the street environment.
7.3.3.2 Site and/or screen mechanical equipment so as not
to be seen from the sidewalk.
7.3.3.3 When possible, locate services for trash, recycling
and loading in an enclosed service room off an alley, side
drive or within a parking garage.
7.3.3.4 When service elements must be visible from the
street, follow Standard 2.3.3.2 Screening Dumpsters and
Trash Areas.
7.3.3.5 Pedestrian access shall not be blocked by service
elements.
7.3.3.6 Service elements like mailboxes, utility meters,
trash facilities and lighting shall be incorporated into the
overall design of the project.
Figure 41: The proper location of service elements is
important to reduce their impacts.
32
8.0 Transit Facilitation
8.1 Integrating Transit into Site Planning
8.1.1 Intent
8.1.1(a) To encourage transit use by making transit more
convenient.
8.1.1(b) To integrate transit and bus shelters compatibly
into the neighborhood.
8.1.1(c) To shelter transit users from wind and rain.
8.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
8.1.3 Standards
8.1.3.1 In projects of greater than twenty (20) leasable
units, project applicants shall identify (to the reviewers)
transit alternatives and existing transit stops within close
proximity to the occupants of the project.
8.1.3.2 If accessibility to transit by the occupants can be
enhanced, place new transit stops in coordination with the
transit provider.
8.1.3.3 Incorporate, when possible, a shelter as an
integral part of the building design.
8.1.3.4 Place any large parking areas at the side or rear of
the site.
8.1.3.5 Connect building entrances, transit facilities, and
parking areas by paved sidewalks.
8.1.3.6 Design a site free of pedestrian barriers (good
design intentions like walls, swales, and landscaping can
obstruct pedestrian travel.
8.1.3.7 Provide pedestrian facilities like benches with
back rests, trash containers, clear signage, pedestrian
Figure 42: Building entrance oriented to street and
transit stop.
Figure 43: Pedestrian access to transit provided
across the block.
33
8.0 Transit Facilitation
8.1 Integrating Transit into Site Planning (cont.)
lighting and well-maintained landscaping adjacent to
transit stops.
8.1.3.8 Orient building entrances toward transit facilities,
and clearly mark routes to those facilities.
34
8.0 Transit Facilitation
8.2 Pedestrian Circulation to Multi-Family Complexes
8.2.1 Intent
To eliminate the physical barriers which impede pedestrian
circulation between multi-family residential complexes and
other destinations like transit and shopping.
8.2.2 Applicability
This guideline applies to all multi-family residential
development.
8.2.3 Standards
8.2.3.1 Multi-family complexes shall not be isolated
enclaves separated from each other and commercial
development by fences, walls, and parking lots.
8.2.3.2 Provide well-lit and landscaped pedestrian paths
from residences to other residential complexes, the street
edge, and adjacent commercial properties.
8.2.3.3 All multi-family residential buildings shall front
streets not parking lots. Entrances shall be clearly visible
from the street edge sidewalk, not oriented toward
parking lots.
8.2.3.4 Reduce the size of parking lots by providing clear
pedestrian routes through larger lots. Mark pedestrian
routs with changes in paving and landscaping.
5.2.3.5 Combine driveways to reduce the danger and
inconvenience to pedestrians.
Figure 44: Connect buildings in multi-family complexes
with clear pedestrian paths.
Figure 45: Parking lots encircling residential buildings
are unsightly and unsafe to children.
35
9.0 Architectural Character
9.1 Consideration of Site Conditions
9.1.1 Intent
9.1.1(a) To encourage new development to be designed for
the specific conditions of the site.
9.1.1(b) To ensure that new development will fit in with
the neighborhood.
9.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
9.1.3 Standards
9.1.3.1 The design of a building, its location on the site, and
its layout shall respond to specific site conditions.
9.1.3.2 Site characteristics to consider in the design of a
building include the following:
Topography
9.1.3.3 Reflect natural topography rather than obscure it.
For instance, buildings shall be designed to “step up’
hillsides to accommodate changes in elevation.
9.1.3.4 Where neighboring buildings have responded to
similar topographic conditions on their sites in a consistent
and positive way, consider similar treatment for the new
structure.
9.1.3.5 Designing the building in relation to topography
may help reduce the visibility of parking garages.
Solar Orientation
9.1.3.6 The design of a structure and its massing on the site
can enhance solar exposure for new development and
minimize impacts on adjacent structures and public areas.
Figure 46: Stepping buildings on steep topography.
Figure 48: Siting a building to take advantage of a visual amenity.
36
9.0 Architectural Character
9.1 Consideration of Site Conditions (cont.)
Corner Lot
9.1.3.7 Building design can accent the corner at an
intersection of streets with a change of building wall
plane and roof line.
Site Size and configuration
9.1.3.8 On small, narrow sites or sites with frontage on
narrow streets, massing and design can minimize the
perception of building bulk, minimize impacts on adjacent
development and enhance conditions for on-site open
space.
Natural Features
9.1.3.9 Reflect natural features like views, stands of
trees, and open space by providing views and pedestrian
access to these amenities.
Pedestrian Oriented Shopping Street
9.1.3.10 Reinforce the streetscape with shops at ground
level and pedestrian amenities.
Existing structures on the Site
9.1.3.11 Where a new structure shares a site with an
existing structure or is a major addition to an existing
structure, designing the new structure to be compatible
with the original structure will help it fit in.
Figure 48: Siting a building to take advantage of a visual
amenity.
Figure 48: Siting a building to take advantage of a visual
amenity.
37
9.2 Architectural Character
9.2 Unifying Design Concept
9.2.1 Intent
To unify and organize a building’s architectural character
and individual elements such as entries, windows,
gardens, roofs, etc.
9.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
9.2.3 Standards
9.2.3.1 All buildings shall be visibly organized by a clear
design concept. Examples of some concepts include:
Axial Symmetry
9.2.3.1(a) A formal organization that balances
equal elements and features around a vertical
plane common in classical revival and colonial
style buildings.
Asymmetric Balance
9.2.3.1(b) A dissimilar, yet harmonious `
composition of numerous similar or complimentary
forms. The composition reflects the local context,
site conditions or building function.
Courtyard Organization
9.2.3.1 (c) Groupings of building elements to help
clearly define usable outdoor spaces.
Major Architectural Element
9.2.3.1(d) Focus around a strong architectural
element like an arcade, a gallery or a major entry.
Figure 50: Symmetrically Balanced--Order achieved by
balancing bo th sides around the center.
Figure 51: Asymmetrically Balanced--Balance among several points
Figure 52: Courtyard Organization--Organized around an
outdoor space.
38
9.0 Architectural Character
9.2 Unifying Design Concept (cont.)
Terracing
9.2.3.1(e) Dividing a building into horizontal
terraces that step down a steep slope can reduce
the building’s impact on the site and provide
usable decks.
Environmental Response
9.2.3.1(f) Basing the design on significant views,
solar orientation, siting for usable outdoor spaces,
etc.
Figure 54: Major Architectural Element – The arcade gives
order to the building.
Figure 53: Environmental Response – Designing a
building around alternative energy systems.
Figure 55: Terracing – Terracing the building acknowledges the slope.
39
9.0 Architectural Character
9.3 Compatibility with Neighbors
9.3.1 Intent
To enhance the character of an established
neighborhood or street.
9.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
9.3.3 Standards
9.3.3.1 The project proponent shall submit materials that
document the existing architectural character of the street
or area and define the aspects of the context that are
most important. The project plans should identify the
ways the project incorporates these aspects.
9.3.3.2 Unless there is an overriding concern or a poorly
defined context, new buildings shall reflect the
architectural character of the surrounding buildings in
some of the following ways:
9.3.3.2(a) A unifying design concept
9.3.3.2(b) Similar proportions, scale, and roofline.
9.3.3.2(c) Complimentary architectural style and
exterior finish materials.
9.3.3.2(d) Complimentary patterns and proportions
of windows.
9.3.3.2(e) Similar entry configuration and
relationship to the street.
9.3.3.2 Complimentary architectural details or
features.
Figure 56: New building emphasizes the height, scale,
and roof forms of adjacent buildings.
Figure 57: New building emphasizes the height, proportions,
and canopy of its neighbors.
Figure 58: This new apartment building is not compatible
with its neighbors.
40
9.0 Architectural Character
9.3 Compatibility with Neighbors (cont.)
Figure 59: The new apartment building relates successfully to its
adjacent neighbors in choice of materials, proportions, and scale.
Figure 61: The rhythm created by buildings along the street should be
retained.
Figure 60: Architectural features or details like cornices can relate to
adjacent buildings, lowering the perceived, conflicting height of the
building.
Figure 62: The patterns a nd proportion of windows and doors
(fenestrations) are important to the building’s architectural
character, and reflect its compatibility with neighboring buildings.
Figure 63: Rooflines can reinforce the
architectural character of a street.
41
10.0 Character and Massing
10.1 Articulation and Modulation
10.1.1 Intent
To reduce the apparent size of new buildings and give
them more visual interest.
10.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
10.1.3 Definitions
10.1.3.1 Articulation is the giving of emphasis to
architectural elements (like windows, balconies, entries,
etc.) that create a complimentary pattern or rhythm,
dividing large buildings into smaller, identifiable pieces.
10.1.3.2 An interval is the measure of articulation—the
distance before architectural elements repeat.
10.1.3.3 Modulation is a measured and proportioned
inflection of setback in a building’s face.
10.1.3.4 Together, articulation, modulation and their
interval create a sense of scale important to buildings.
10.1.4 Standards
10.1.4.1 Use modulation and articulation in a clear
rhythm to reduce the perceived size of all large buildings.
10.1.4.2 Buildings shall be divided and given human
scale by using articulation and/or modulation at 40-foot to
50-foot intervals.
10.1.4.3 There are a number of ways of articulating a
building to divide up its mass and reduce its apparent
size.
Some are listed here and should be combined for the
best result:
Figure 64: Articulation
Figure 65: Interval
Figure 66: M odulation
42
10.0 Character and Massing
10.1 Articulation and Modulation (cont.)
10.1.4.3 (a) Façade Modulation: Stepping back or
extending forward a portion of the façade at least
6 feet (measured perpendicular to the front
façade) for each interval.
10.1.4.3(b) Fenestration patterns that repeat at
intervals at least equal to the articulation interval.
10.1.4.3(c) Articulating each interval with
architectural elements like a porch, balcony, bay
window, and/or covered entry.
10.1.4.3(d) Articulating the roofline within each
interval by emphasizing dormers, chimneys,
gables, stepped roofs, or other roof elements.
10.1.4.3(e) Providing a ground or wall mounted
light fixture, a trellis, a tree, or other site feature
within each interval.
Figure 67: Building details that can reinforce the articulation
interval.
Figure 68: M odulation of the principal building façade
adds interest to a long building.
43
10.0 Character and Massing
10.2 Architectural Scale
10.2.1 Intent
To design new buildings to be more compatible with
existing neighboring smaller structures.
10.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
10.2.3 Standards
10.2.3.1 If a building is proposed for a site that is adjacent
to, or across the street from, a land use zone allowing a
maximum building bulk substantially smaller than the zone
of the proposal, the architectural scale of the proposed
building shall be reduced, through articulation and
modulation, to better conform to its context. The degree of
façade articulation depends on the size and spacing of
neighboring buildings.
10.2.4 Explanation and Examples
10.2.4.1 “Architectural scale” means the size of a building
relative to the buildings or elements around it. When the
buildings in a neighborhood are about the same size and
proportion, we say they are all “in scale”. In a
neighborhood setting it is important that buildings have
generally the same architectural scale so that a few
buildings do not overwhelm the others. Larger buildings
can fit in more effectively with smaller neighbors if their
form is composed of recognizable small elements.
Figure 69: Good design can reduce the apparent size of new
buildings, allowing them to fit in with smaller buildings.
Figure 70: (above and below) At zone transitions, special
care should be taken to reflect the articulation intervals of
adjacent development.
44
10.0 Character and Massing
10.3 Rooflines
10.3.1 Intent
10.3.1(a) To add visual interest to a building and the
streetscape and reduce its apparent size.
10.3.1(b) To complement neighboring structures with
prominent roofs.
10.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
10.3.3 Standards
10.3.3.1 Consideration shall be given to the design of a
building’s roofline. The design of the roof shall employ at
least one of the following:
10.3.3.1(a) Gable, gambrel, or hipped roof.
10.3.3.1(b) Broken or articulated roofline.
10.3.3.1(c) Prominent cornice or fascia that
emphasizes the top of the building.
10.3.3.1(d) Other roof element that emphasizes
the top of the building.
10.3.3.2 No roof mounted mechanical equipment shall be
visible from the sidewalk or roadway of the adjacent
street.
Figure 71: (above & below) Broken roof forms and
modulation help reduce the apparent size of this building
45
11.0 Architectural Elements
11.1 Human Scale
11.1.1 Intent
11.1.1(a) To use properly scaled and proportioned
building elements
11.1.1(b) To use elements whose size people are familiar
with and relate to.
11.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
11.1.3 Definition and Explanation
11.1.3.1 Referring to buildings, ‘scale’ generally means the
perceived size of a building relative to a person or the
building’s surroundings.
11.1.3.2 Human scale is derived from a building’s
architectural details and elements whose size people are
familiar with.
11.1.4 Standards
11.1.4.1 All buildings shall incorporate well-proportioned
architectural features, elements, and details to achieve
good human scale.
11.1.4.2 Below are some elements that lend human
scale:
11.1.4.2(a)Entry details like porches and recesses
11.1.4.2(b) Occupiable spaces like bay windows
and balconies.
11.1.4.2(c) Window details like vertically
proportioned window openings which are recessed
into the face of the building and broken up with
smaller panes of glass.
Figure 72: Buildings that give few clues to its size are
confusing.
Figure 73: Window details are important to give a
sense of human scale.
46
11.0 Architectural Elements
11.1 Human Scale (cont.)
11.1.4 Standards (cont.)
11.1.4.2(d) Roof details like brackets, chimneys,
roof overhangs of at least 18’ (measured
horizontally), or a roof cornice element at least 12’
in width (measured vertically).
11.1.4.2(e) Windows which create relief in the
façade by being detailed to recede into the
building face.
11.1.4.2(f) Gabled or hipped roofs, including
nested rooflines.
Figure 74: Covered entries, like porches, need to be
of substantial materials.
Figure 75: Bay windows that protrude from the
building wall.
47
11.0 Architectural Elements
11.2 Building Features
11.2.1 Intent
11.2.1(a) To create a more visually interesting building.
11.2.1(b) To add elements which can aid in creating a
better human scale and be more compatible with its
neighbors.
11.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
11.2.3 Standards
11.2.3.1 Use building features to reflect the space within
a building, to reinforce site conditions like a corner or
courtyard and to articulate building modulation.
11.2.3.2 Building features shall be consistent and unified
with the overall architectural design of the building. Each
element shall be articulated and proportioned to relate
with the building as a whole.
11.2.3.3 Use changes of materials to enhance building
features.
11.2.3.4 No buildings may have large areas of blank wall
surfaces. Use architectural features and elements to
enhance all building faces.
11.2.3.5 Building features can include some of the
following:
11.2.3.5(a) Setback of upper floors and roof
decks.
11.2.3.5(b) Strong corner feature like a turret or
corner entry.
Figure 76: Corner Features
48
11.0 Architectural Elements
11.2 Building Features (cont.)
11.2.3.5(c) Porches and balconies at least 6’
deep.
11.2.3.5(d) Habitable roofs with dormer windows.
Figure 77: These two projects point out the importance of
architectural elements. They are essentially the same building
except that the project below employs varied rooflines, window
details, façade articulation, a trellis, chimneys, entry d etails, and
other features to add interest and a greater sense of quality.
49
11.0 Architectural Elements
11.3 Entries
11.3.1 Intent
11.3.1(a) To create an appropriate invitation into a
building, providing for security and privacy.
11.3.1(b) To provide an area where social interaction can
take place.
11.3.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
11.3.3 Standards
11.3.3.1 All buildings shall have a principal entry visible
from the street, (or by a marked, paved and well-lit
pathway). All entries shall be convenient from the
sidewalk.
11.3.3.2 In multi-family residential developments, all
ground floor units shall be directly accessible from the
street.
11.3.3.3 Entries shall be highlighted by building elements
(like stairs, roofs, special fenestration, etc.).
11.3.3.4 Provide a recess, porch, or other protected
exterior area that encourages human activity (resting,
meeting, waiting, etc.).
11.3.3.5 Highlight the entry area with pedestrian scaled
lighting and distinctive architectural elements and details.
Figure 78: The entries to these apartments and their
courtyards are clearly articulated and inviting.
Figure 79: The covered and recessed entry to the building is
well articulated, and with the landscaped planting beds and
stairs provides an elegant transition between street and
residence.
50
12.0 Exterior Finish Materials
12.1 Appropriate Materials
12.1.1 Intent
12.1.1(a) to enhance the quality of buildings and the
streetscape.
12.1.1(b) To discourage poor materials with high life
cycle costs.
12.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
12.1.3 Standards
12.1.3.1 Building exteriors shall be constructed of durable
and easily maintainable materials that are attractive at
close distances.
12.1.3.2 Materials that have an attractive texture, pattern,
of quality of detailing are encouraged.
12.1.3.3 Siding shall reflect in texture and color typical
Northwest building materials like wood siding and
shingles, brick, stone and terra-cotta tile.
12.1.3.4 Metal siding shall always have visible corner
moldings and trim and should have a matt finish and a
neutral or earth tone.
12.1.3.5 Non-durable siding materials like T111 type
plywood, corrugated metal or fiberglass is prohibited, as
it decays quickly when exposed to the elements and
looks unsightly. Panel siding with board and batten is
allowed.
12.1.3.6 Metal roofing colors shall be subdued.
12.1.3.7 Mirrored glass is prohibited in a residential or
pedestrian oriented streetscape.
Figure 80: These contemporary looking houses have well
detailed horizontal wood siding.
Figure 81: When renovating, or developing adjacent to,
buildings with a distinct historic architectural character,
care must be taken to choose exterior building materials
that are compatible and historically appropriate.
51
12.0 Exterior Finish Materials
12.1 Appropriate Materials (cont.)
12.1.3.8 Concrete walls shall be enhanced by texturing,
coloring with concrete coating, or admixture, or by
incorporating embossed or sculpted surfaces, mosaics, or
artwork.
12.1.3.9 Concrete block walls shall be enhanced with
textured blocks and colored mortar, decorative bond
pattern and/or incorporating other masonry materials.
12.1.3.10 Stucco and similar toweled finishes shall be
sheltered from extreme weather by roof overhangs or
other methods.
52
13.0 Parking Garages
13.1 Compatibility with Occupiable Spaces
13.1.1 Intent
13.1.1(a) To incorporate the parking garage into the
design of the building making it less obtrusive.
12.1.1(b) To differentiate the parking entry from the
pedestrian entry.
13.1.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
13.1.3 Standards
13.1.3.1 Design parking garages to be architecturally
compatible with the occupiable portion of the building.
Draw from a residential vocabulary of forms, materials and
details to enhance garages.
13.1.3.2 Detail garage entries to be subordinate to the
pedestrian entry in scale and detailing. If possible, locate
the parking entry away from the street, to either the side
or rear of the building.
13.1.3.3 Berm and landscape the edges of garages when
they are visible from the street.
13.1.3.4 The street side of garages can contain facilities or
services for occupants, like laundry rooms, lobbies and
shops.
13.1.3.5 Open carports for more than 2 cars shall not be
visible from the street.
13.1.3.6 Parking garages can be detailed with split-face
block and colored mortar to emphasize the base of the
building.
Figure 82: The parking garage entry should take
advantage of topography to be visually subordinate to the
pedestrian entry.
Figure 83: The pedestrian entry should be articulated to
emphasize its importance relative to the garage entry.
53
13.0 Parking Garages
13.1 Compatibility with Occupiable Spaces (cont.)
Figure 84: The garage entry of this apartment building
overwhelms the relatively insignificant entry.
Figure 85: This parking garage is well screened by
the generous landscaping on this steep site. The
stairs, landing, and lighting help highlight the
pedestrian entry.
54
13.0 Parking Garages
13.2 Integration with the Attached Building
13.2.1 Intent
To reduce the visual impact of parking structures by
making them a more integral part of the building.
13.2.2 Applicability
This standard applies to all development subject to these
design standards pursuant to AMC 20.46.010
(Conformance with Design Guidelines or Standards).
13.2.3 Standards
13.2.3.1The accessory parking portion of the structure
shall be architecturally compatible with the rest of the
structure. That is, the parking structure and the rest of the
building should appear as a unified, composed unit.
Methods to better integrate parking structures with their
buildings include:
13.2.3.1(a) Facing the parking structure with the
same material as the building.
13.2.3.1(b) Continuing architectural elements from
the occupiable portion of the building onto the
parking structure, like a frieze, cornice, trellis or
other device.
13.2.3.1(c) using a portion of the top of the parking
garage as a deck or garden for the occupants’
use.
13.2.3.2 Large buildings with multi-level parking
garages can screen the garages further by:
13.2.3.2(a) Locating occupiable space or shops to
the outside of the parking garage. These units
could have access directly from the street and
from the parking area.
Figure 86: The appropriate design of a parking structure can
help integrate it to the occupiable portion of the building.
Figure 87: A parking garage located in the center of this large
mixed-use structure with commercial uses and residential units
along its edge.
55
13.0 Parking Garages
113.2 Integration with the Attached Building (cont.)
13.2.3.2(b) Designing the parking garage to be
partially or totally below the level of the street or
neighboring properties.
56
14.0 Mixed-Use Buildings
14.1 Site and Building Design
14.1.1 Intent
14.1.1(a) To encourage mixed-use buildings with shops and
small offices below, and residential units above.
14.1.1(b) To reinforce the community focal place and
neighborhood centers with appropriately designed
buildings, compatible with pedestrian-oriented
commercial uses.
14.1.2 Applicability
This standard applies to all mixed-use development.
14.1.3 Standards
14.1.3.1 Site mixed-use buildings wherever small-scale,
pedestrian oriented commercial activity is desired.
14.1.3.2 Respect and enhance the character of the
street, reinforcing the pedestrian shopping experience.
14.1.3.3 Site parking lots to the sides and rear of buildings,
not the front facing the street. A drop-off zone at the
street’s edge may be appropriate.
14.1.3.4 Accentuate the residential portion of the
development with changes in materials and wall plane.
Create a distinct entry for the residential units.
14.1.3.5 Create usable outdoor spaces for the units
facing the street by providing balconies and setbacks. The
use of outdoor spaces enlivens the commercial street and
creates a buffer space for the residential units.
Figure 88: A successful mixed-use project along a public
promenade in Portland, OR.
Figure 89: This mixed-use building differentiates the
commercial uses and residential units by changing materials
and stepping back the tower.
57
Old Town Business District Design Standards
58
15.0 Old Town Business District
15.1 Policy, Goals, and Applicability
15.1.1 Intent
15.1.1(a) These Standards establish requirements for
construction that are drawn from the commercial building
heritage of Arlington and other traditional American
downtown business districts. They support the idea that
compact scale, traditional building types, architectural
detail, and the accommodation for pedestrians that is
found in these town centers should be preserved,
enhanced, and expanded. These Design Standards
describe the principles of siting, parking, massing, and
treatment of facades and materials that will be allowed in
the construction of new buildings, additions to existing
buildings, and in the rehabilitation of existing buildings.
15.1.1(b) Historical Design principles of Arlington-
The standards of good, small town design are prevalent in
many of the buildings in Arlington. These observable
standards include a human scale proportion of building
height to street width, the location of shop entries at the
sidewalk, a mix of various enterprises within a single
building, the use of durable materials and the design
principles that promote a balanced blend of function plus
decorative building components. They have shaped
Arlington since its founding over 100 years ago.
Since then, the architectural styles have evolved. Yet the
principles of good design that have been tested
throughout centuries of practical, enjoyable town
planning remain. Arlington’s own version of pedestrian-
friendly streets, its blend of historical and contemporary
59
15.0 Old Town Business District
15.1 Policy, Goals, and Applicability (cont.)
building styles, its mix of residential, commercial and
civic establishments, and its urban and naturalistic public
spaces all contribute to the quality and character that
these standards address.
15.1.1(c) Existing Building Types in Downtown Arlington as
Models for New Development and rehabilitation
The Design Standards are based upon the architectural
precedents of Arlington’s past. As such, this document will
present examples of existing buildings to demonstrate the
abstracted principles of the Standards and to illustrate
possible resolutions to the intention of the Standards.
However, it should not be construed that the Standards
intend to promote or adhere to any particular theme or
style. Instead, new construction is expected to respect and be
inspired by the authentic, local architectural and urbanistic
traditions that have been in place for more than
100 years in Arlington. Construction is encouraged
to be equally responsive to the variety, longevity,
enthusiasm, and pride of workmanship that many of the
historical and some new buildings in Arlington evoke.
15.1.1(d) The goal of this section is to promote
construction that will enhance the existing good
characteristics and qualities of the Old Town Business
District (OTBD).
60
15.0 Old Town Business District
15.1 Policy, Goals, and Applicability (cont.)
15.1.2 Applicability
15.1.2(a) The standards in this section apply to all
development in the Old Town Business District 1, 2, and 3.
15.1.2(b) However, it is recognized that there is a
distinction between OTBD 1 and OTBD 2, and 3. And
discretion should be used in how strictly the standards are
adhered to for any particular project. OTBD 1 is
clearly the historical commercial district of Arlington and
conformance to these standards should be as strict as
possible. OTBD 2 and 3 are clearly more automobile
oriented and conformance with the Standards should be
balanced with the particular context of the property. The
goal for OTBD 2 and 3 is to have them become more
pedestrian-friendly than they may be now, yet we need to
acknowledge that automobiles will play a larger role than
in OTBD 1.
61
15.0 Old Town Business District
15.2 Site Design and Massing
15.2.1 Intent
These Standards apply to the considerations of site
design, parking, the massing or bulk of the building, and
pedestrian accessibility. As a traditionally planned
downtown shopping and mixed-use district, Arlington
developed first as a pedestrian-oriented town center.
While automobiles have obviously become essential to the
commercial success of the center, these Standards are
designed to balance vehicular and pedestrian use. They are
intended to provide convenient automobile access
with carefully considered parking accommodations.
Sidewalks, storefronts, and entries that cater to pedestrian
activity are required.
15.2.2 Standards
15.2.2.1 Setbacks—See AMC 20.48.040 Building Setback
Requirements and 20.46.050 Site Design in the Old Town
Business Districts (1,2 and 3)
15.2.2.2 Building Height—The maximum building height
for all buildings in the Central Business District is set by
AMC20.48.060 Building Height Limitations. Although
there is no minimum height requirement at present, it is
strongly encouraged that new construction includes, or at
least plans for, development of additional stories. The
alloweable mixed-use functions of multi-story buildings are
recognized as furthering the economic well-being, vitality,
security, and historic character of the OTBD that makes
Arlington an attractive town.
15.2.2.3 Lot Coverage—the maximum allowable lot
coverage is set by AMC 20.48.064 Maximum Impervious
Surface Lot Coverage.
Figure 90: Corner massing, setbacks, building orientation,
off-street parking, and screening.
62
15.0 Old Town Business District
15.2 Site Design and Massing (cont.)
15.2.2 Standards (cont.)
15.2.2.4 Building Orientation—Building facades and
primary entries shall be oriented toward the principle
street bordering the lot. Buildings located on corner lots
shall treat both facades as if they were both facing the
principle street. (Figure 90). However, facades facing the
secondary street need not provide building entries. For
related information see 11.3 Entries.
15.2.2.5 Off Street Parking, Location—Off street parking
shall be located to the rear of buildings located on
Olympic avenue. Off street parking shall be located to the
rear or side of other buildings in other areas of the
Central Business District 1.
15.2.2.6 Off Street Parking-Screening—parking lots with the
capacity of 3 or more cars and that are visible from
public rights-of-way or are located within 20 feet of
residential zoned property, shall be screened from view be
wood, brick, concrete block, or by wrought iron walls or
fencing, or by trees, shrubs, trellises or other
landscaping elements. The selected plant materials shall
be suitable for their location and to the Arlington
climate. They shall be maintained and provided with a
viable system of irrigation. Plant screening shall be
effective within four years of planting. Parking lot lighting
shall be shielded from intruding onto neighboring
property.
63
15.0 Old Town Business District
15.2 Site Design and Massing (cont.)
15.2.2.7 Alleys—Public rights-of-way in alleys shall be
kept clear. Services and parking shall be screened
according to Sections 15.2.2.6 and 15.2.2.8
15.2.2.8 Screening of Service Elements—Service elements
that are in public view shall be screened from view with a
combination of wood, brick, concrete block, or wrought
iron walls or fencing or with landscape materials.
(See Section 15.2.2.6 for other landscaping
requirements). Openings to the service area shall be
located away from the sidewalk. The services and their
screening shall be located outside of the public right-of
way.
64
15.0 Old Town Business District
15.3 Architectural Design
15.3.1 Intent
New building facades shall conform to the horizontal and
vertical division systems used historically in Arlington
and in the architecture of other traditional commercial
centers as described below.
15.3.2 Standards
15.3.2.1 Horizontal Divisions—Primary facades shall be
divided into three basic horizontal divisions:
15.3.2.1(a) The base, consisting of storefronts,
and with permanently fixed sidewalk canopies that
separate the base from the middle division. See
Section 15.3.2.8 for other sidewalk canopy
requirements).
15.3.2.1(b) The middle, consisting of first story
Clerestory windows, and/or second story windows,
Intermediate panels or decorative bands, and trim.
15.3.2.1(c) The cap, consisting of the roofline, or
Parapet shape along with overhangs, cornices
and/or other parapet and roofline trim (figure 92).
15.3.2.2 Vertical Divisions. —Primary facades shall be
divided vertically by the use of organizing elements, such
as columns, pilasters, or panels. No facades open to
public view shall consist of unarticulated blank walls.
Vertical divisions shall form bays with either a maximum
width of 12’-0” or be no greater than 1/3 of the buildings
overall width, whichever is smaller. Vertical divisions shall
Minimally extend for one-half of the total overall height
Of the building (figure 92).
15.3.2.3 Ground Floor and Storefront Facades –The
base of ground floor, street-facing storefronts shall be
composed of impact-resistant materials of wood, stone,
brick, stucco, concrete, or tile. (See Section 15.3.2.9 for
other requirements). It shall be a minimum of 18” in
Figure 91: Above, an abstract illustration of required
horizontal divisions. Below, an existing example.
65
15.0 Old Town Business District
15.3 Architectural Design (cont.)
in height measured from its lowest point along the
Sidewalk. It shall serve to separate the storefront
Glazing form the adjacent sidewalk.
15.3.2.4 Storefront facades shall consist of no less than
65% glass display windows with trim unless an alternative
alternative proposal is provided accomplishing the
same intent with compatible architectural treatments.
entry doors shall be recessed where possible and shall
conform to all other building code regulations for barrier
free accessibility for sidewalk encroachment, etc.
Entry systems shall consist of commercial quality wood,
aluminum, or steel framing with steel doors. Door
glazing shall be a minimum of 65% with transom
glazing wherever possible.
15.3.2.5 Upper-Floor Facades –Upper floor structural
elements, windows, and panels shall conform to the
vertical and horizontal divisions described in Sections
15.3.2.1 and 15.3.2.2. The resulting pattern of elements
shall continue to relate to the pattern of street level
façade elements. The materials shall consist of wood,
stone, brick, concrete, stucco or stucco-finished exterior
insulation finish systems (EFIS), metal or tile. (See
Section 15.3.2.9 for other stipulations on finish materials
and color selections). Upper story windows shall have
architectural glazing, framing, and trim that is compatible
with the scale and detailing found in the historic, mixed- use
commercial buildings of downtown Arlington.
15.3.2.6 Roof Configurations, Parapets –The tops of new
buildings shall be trimmed with elements drawn from the
cornices, parapet details, and/or roofline forms typical of
historic, commercial buildings in Arlington and other
American towns. Besides serving a decorative purpose,
these trim courses can serve a dual function if designed to Figure 92: Above, an abstract illustration of required
vertical divisions. Below, an existing example.
66
15.0 Old Town Business District
15.3 Architectural Design (cont.)
provide weather protection to parapets, windows, and
facades (figures 92,93,94,96 and 97).
15.3.2.7 Building Entries Other Than Storefronts –Street
level entries to upper level offices and residences should
be of impact resistant materials, should be recessed if
possible, and shall conform the Building Code restrictions
on sidewalk encroachment. Entries shall conform to all
applicable requirements for handicap accessibility. Entry
doors should be commercial quality wood of metal glazed
doors and should be compatible with traditional entry
doors found in historic commercial buildings. Where
possible, transom glass shall be located over entry doors.
15.3.2.8 Fixed Canopies –For all newly constructed
buildings, or for rehabilitation projects estimated at 50%
or more of a buildings value, permanently fixed canopies
made of wood and/or metal or other durable materials
shall be provided. Canopies shall project over sidewalks
a minimum of six feet from the building face and shall be
one foot minimum from the curb. Canopies shall provide
protection from the rain and melting snow for pedestrians
using the sidewalk bordering the building. Canopies shall
be constructed across the entire street frontage of the
building facing the primary street, and for corner buildings
shall be constructed continuously across all glazed
openings of the street frontage facing the secondary
street. Sidewalk canopies shall be securely fastened to the
structural framework of the building, conforming to
Building Code Requirements for wind and snow loading.
Fabric canopies or awnings are not permitted as sidewalk
protection. (Figures 98, 99, 100, and 101).
Figure 93: The western false front hides a gable
roofline behind.
Figure 94: A contemporary interpretation of a classical
parapet forms a single, strong, building cap.
67
15.0 Old Town Business District
15.3 Architectural Design (cont.)
Figure 97: The facade displays its gable roof centered along a flat
roofline with over-hanging eaves.
Figure 96: A projecting band of skirting at the parapet
provides a visual cap and a protective cap for the
windows below (Skirting that extends the full story
height is not encouraged).
68
15.0 Old Town Business District
15.3 Architectural Design (cont.)
15.3.2.9 Finish Materials and colors –exterior finishes
shall be durable commercial applications of traditional
materials. These include wood, stone, brick, stucco (or
stucco-finished EIFS), concrete, metal, and tile. Exterior
color schemes should include contrasting base and trim
colors. The Design Review Board generally deems as
acceptable color schemes included in any paint
manufacturer’s “historic line” or similar proposal reflecting
an historical theme.
15.3.2.10 Building Detailing – Buildings shall be detailed
with materials that vary between base wall material and
trim. Trim and detailing should include some of the
following: wood moldings and trim, decorative brick trim,
glazed terra cotta trim, metal moldings, pressed metal, cast
concrete or stone trim.
15.3.2.11 Signs – Signs shall be integrated with the
building architecture and shall not cover significant
architectural features. Sidewalk “sandwich board” signs
shall be placed on the sidewalk at the street edge, with a
minimum 6-foot clear sidewalk zone remaining. In the
case of conflicting regulations with AMC chapter 20.68
Signs, the most stringent apply.
15.3.2.12 Relationship of new Construction to Existing
Adjacent Buildings – Where new commercial or mixed-
Use construction adjoins lots with smaller historic
buildings, or adjoins property zoned exclusively for
residential use, the potential negative impacts due to
the juxtaposition of the larger commercial buildings
shall be mitigated through site planning and architectural
design. These techniques can include in line design or
continuity of planar elements (figure 103); increasing
the height of the new building at the corner so as to
“hold the corner” and/or to better compliment a taller
Figure 98: A tensile-supported canopy secured by
chain or cable.
Figure 99: A compression-supported canopy held in
place atop large, w ood
Figure 100: A nono-truss canopy attaching its vertical
chord to the structural frame
69
15.0 Old Town Business District
15.3 Architectural Design (cont.)
building across the street (figures 104 & 105);
stepping back the massing of a new building across
the street (figure 106); and, stepping down the
massing of a new building so as to better
compliment a less intensively developed site (figure 107).
In addition to the manipulation of massing, design
techniques intended to generate compatibility between
new construction and existing buildings include utilization
of similar materials, finishes, colors and detailing.
Figure 101: The canopy turns the corner of the building
so as to provide continuous storefront protection from
the weather.
Figure 102: In-line design or continuity of planer elements is
one w ay for new construction to fit into the context of existing
buildings.
70
15.0 Old Town Business District
15.3 Architectural Design (cont.)
Figure 103: The massing of the corner portion of the building is increased in height so as
to allow it to "hold the corner" and to provide a better complement to the taller building
across the street.
Figure 105: Increasing height at the corner allows a
building to "hold the corner" and visually anchor the
block at the intersection.
71
15.0 Old Town Business District
15.3 Architectural Design (cont.)
Figure 105: Stepping back the massing of a taller, new building, retains the
typical height of the street wall. Shown here, the stepped back portion forms
private balconies for residential or office use. Stepping down the massing of the
new building mitigates the difference between adjacent building heights. Here,
the third story contains a covered balcony with a corner column. At the fourth
story, the balcony opens to the sky above.
Figure 106: Examples of existing signs.
72
15.0 Old Town Business District
15.4 Exterior Rehabilitation and New Additions
15.4.1 Overview and Goals –These Standards apply to
existing commercial and mixed-use buildings within the
Downtown Central Business District. In this context,
“rehabilitation” involves repair or alteration to either
maintain the building or provide for a change in use.
Repairs and alterations to buildings shall protect and
maintain their historic features and materials.
15.4.2 Historic Preservation and Restoration of Existing
Architectural features – Historic exterior features include,
but are not limited to, building details, roof lines and
parapets; window sized, types of framing, sash, glazing and
their materials, patterns of divided lights, door sizes and
styles, and framing and door types and materials;
storefront materials, and storefront details, sidewalk
canopy materials, types, materials, trim, and details;
historic building signage (such as dates or names, along
with cornerstones and plaques), and, in general, the
overall building trim and articulation.
Historic architectural features of existing buildings shall
be retained and repaired, rather than removed. If these
features are severely damaged, they shall be replaced
with features identical in appearance to the original
features.
15.4.3 Replacement of Pre-Existing Architectural Features –
Where historic features have been removed or destroyed in
the past, those original features shall be restored where new
construction or rehabilitation makes this feasible.
73
15.0 Old Town Business District
15.4 Exterior Rehabilitation and New Additions
15.4.4 Additions to Existing Buildings – New additions to
historic buildings shall respect the architecture of the
existing building. Materials, massing, colors, and detailing
of the existing building shall guide the design
of the new additions. New additions shall also be
compatible with the historic architectural features
of adjacent historic buildings, including compatibility with
historic building materials, color, signage, storefront
organization, sidewalk canopies, and façade
organization.
15.4.5 Canopies/Weather Protection Over Sidewalks –
Historic sidewalk canopies shall be maintained,
restored, or rehabilitated according to the provisions of this
chapter. See also Section 15.3.2.8.
15.4.6 Relationship of Renovations and Additions to
Adjacent Buildings – New additions to existing buildings and
new infill construction shall be compatible with the
architectural features of adjacent historic buildings,
including compatibility with historic building materials,
color, signage, storefront organization, sidewalk canopies,
and façade organization.
Olympic Avenue Design Guidelines
•Olympic Avenue Design Guidelines June 2007
Olympic Avenue Design Guidelines •
Design Guidelines
1.0 Introduction
1.1 Background
1.2 Goals
1.3 North Olympic Reconstruction
2.0 Importance of Olympic Avenue to Arlington
2.1 Arlington History
2.2 Role of “Main Street”
2.3 Role of Olympic Avenue Today
3.0 Historic Buildings in Old Town Arlington
3.1 Architectural Periods in Arlington
3.2 Old Town Historic Preservation
3.3 Guidelines for Protecting Historic Buildings
4.0 Sign Guidelines
4.1 Guidelines for Signs
4.2 Sign Types
4.3 Styles
4.4 Materials
4.5 Sign Lighting
4.6 Sign Lettering - Font Recommendations
4.7 Interior Signage Guidelines
5.0 Design Recommendations for Storefronts in Old Town
5.1 Storefront Improvements
5.2 Paint Palette and Storefront Paint Samples
5.3 Colors for Other Historic Buildings
5.4 Signage samples
6.0 Main Street Programs
6.1 The National Main Street Program
6.2 State of Washington Main Street Program
7.0 The Future of Arlington’s Old Town
8.0 Bibliography
Table of Contents
List of Figures
Table 1: Olympic Avenue Buildings and Construction Dates
Table 2: Sign Materials for Old Town
Table 3: Recommended Lettering Styles for Signs in Old Town
Map 1: Old Town Architectural Periods
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3
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4
5
6
8
18
18
22
22
24
27
27
29
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31
33
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44
50
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9
• Olympic Avenue Design Guidelines June 2007
1Olympic Avenue Design Guidelines •
Design Guidelines
1.0 Introduction
Vision Statement
The City of Arlington is a community of vibrant
businesses and a home for families that combines
the best of sustainable development with the highest
quality of life in the region. It is a place where
the natural world is honored and respected while
high value jobs and businesses are encouraged to
prosper. The City is recognized throughout the State
as the best example of how to preserve the past
in concert with preparing for the change inherent
in the future. As the vision evolves, the Arlington
brand, or identity, becomes recognized for its
unique ability to set the City apart as a model of
civility and community harmony.
– City of Arlington Vision Statement
1.1 Background
The City of Arlington is embarking on a major capital improvement
project to upgrade the roadways, sidewalks, and amenities along
Olympic Avenue. These improvements will be the catalyst to enhance
the historic main street along Olympic Avenue and the surrounding Old
Town Area. As a part of this project, the City hired a team of urban
design and planning students from the University of Washington’s
(UW) Northwest Center for Livable Communities to meet with business
owners and C ity leaders, to document existing buildings, and to design
solutions to improve business facades and storefronts. The purpose of
the UW project is to educate and inspire business and building owners
to upgrade the appearance of existing buildings in Old Town. This
document, which compiles those results, will serve as a reference book
for City staff, the Planning Commission, and Design Review Board in
evaluating proposed infill and changes to existing buildings within the
Old Town area.
1.2 Goals
While the City of Arlington has grown substantially in recent years, Old
Town Arlington, along North Olympic Avenue remains the historic heart
of the city. The City’s goals in investing in infrastructure improvements
and in supporting student project are to renew the heart of the City,
foster community pride, and support economic development in Old
Town Arlington.
Arlington City Hall
2 •Olympic Avenue Design Guidelines June 2007
1.3 North Olympic Reconstruction
The City of Arlington has embarked on a two year project to reconstruct
Olympic Avenue. The North Olympic Avenue project will be completed
in two phases. Phase I of the project was completed in 2006 which
included the removal of underground storage tanks located in the
reconstruction footprint. Phase II will begin April 23, 2007 and be
completed in October 2007 for a total construction cost of $4.1 million.
This final stage consists of the replacement of the wate , wastewater, and
storm water lines under Olympic Avenue; construction of a new road
surface from Maple Street to Division Street; new curbs, gutters, and
sidewalks for the length of the project; and new street trees, lighting and
trash receptacles.
The City has taken steps to ensure public access to businesses
throughout construction. To facilitate this, reconstruction has been
divided into three two-block sections, so that most of Olympic Avenue
will remain open during the process. In addition, temporary crosswalks
will be located within the construction site to allow for pedestrian
movement, as pedestrian access will be maintained.
The city intends that the effects of the reconstructed Olympic Avenue
will enhance the beauty of Old Town and set the stage for revitalizing
the downtown core. In addition to the amenities mentioned above,
artistic banners will be placed along Olympic Avenue to create a
pedestrian-friendly streetscape and a new gazebo will be installed at
Legion Park. The City anticipates that this is just the beginning of a
prosperous new era in Arlington’s diverse and rich history.
Selection of artistic banners to be installed along Olympic Avenue.
Source: City of Arlington
New Gazebo at Legion Park
Artwork by Keith Yarter
Courtesy of the City of Arlington
Rendering of North Olympic Avenue
after construction.
Section One
Courtesy of the City of Arlington
3Olympic Avenue Design Guidelines •
Design Guidelines
North Olympic Avenue serves as the historic “main street” for the City
of Arlington. The history of the community and the role of main streets
in general are explored in this section.
2.1 Arlington History
Arlington sits at the confluence of the north and south forks of the
Stillaguamish River. The area was once occupied by the Stillaguamish
Indians who depended on the river for all of their needs, enabling the
tribe to settle in villages made of cedar planked longhouses. The first
white settlers to the area were loggers who established logging camps,
shingle mills, and sawmills. It is said that the Stillaguamish River may
have carried more cedar shingle bolts than any other stream in Western
Washington. This gave Arlington the name “Shingle Capital of the
World”. Another early important economic activity was dairy farming,
which became an integral part of Arlington’s economy with the first
Pioneer Creamery in 1901 and the Arlington Condensery in 1920.
The present town of Arlington was once called Haller City. The town
was platted on April 24, 1890 in memory of G. Morris Haller, a wealthy
real estate speculator. Haller City grew quickly with two saloons, the
Walker House Hotel, the Lincoln School, Haller City Store, Teagar’s
Drugstore and Post Office, and theArlington Times. On January 25,
1890 the town of Arlington was platted by J.W. McLeod and named
after Lord Henry Arlington. On September 14, 1891 the Twin Cities of
Arlington and Haller City were merged to form the present-day town of
Arlington. Arlington was incorporated as a city in 1903 and over 100
years later it continues to thrive and stay true to its past. (Stillaguamish
Valley Genealogical Society, 2-19)
Arlington has been referred to as “the little town with the great big
beautiful airport.” Arlington Municipal Airport was established in 1934
with the provision of federal funds to build airstrips for defense. The
Airport’s early uses were for military training and to provide access
for crews fighting forest fires in the area. Today, the Airport has over
135,000 landings and takeoffs yearly (Stillaguamish Valley Genealogical
Society, 72).
Both the population and geographic size of Arlington are growing
significantl . In 1999 the population was 6,000 before the annexation of
Smokey Point, as well as several planned unit developments (Gleneagle,
High Clover Park, and Crown Ridge). The current population is
approximately 16,800 and by 2025 the population is expected to reach
Olympic Avenue early 1900’s
Courtesy of the Stillaguamish Valley Pioneer Museum
Courtesy of the Stillaguamish Valley Pioneer Museum
2.0 Importance of Olympic Avenue to Arlington
Early 4th of July Parade 1894
4 • Olympic Avenue Design Guidelines June 2007
30,000 (City of Arlington). With the growth of the city outward and the
additional new residents, it is particularly important to reinforce Old
Town as the heart of Arlington.
Throughout Arlington’s history, Olympic Avenue has been the
commercial and civic heart of the town. The city’s first th of July
celebration was held in 1894 in Olympic Avenue. Over 100 years later,
the 4th of July Parade and numerous events take place regularly along
Olympic Avenue. Residents have fond memories of Olympic Avenue
as the place to meet friends and chat with the shop-keepers of the
drugstores, beauty salons, dime-stores, and clothing retailers that served
their every need. This history is visually reinforced by the large number
of historic buildings that still line the street.
2.2 Role of “Main Street”
Historically, each town’s main street was the commercial and social
heart of the American small town and the concept of Main Street has
become an integral part of American culture. Main Street has served
many purposes such as: hub for retail and services; place of city
government and historic landmarks; site of community parades, civic
events, and entertainment; and location of transportation facilities. For
some, Main Street symbolizes the past and a feeling of slower times
and security. For many, Main Street has become one of American’s
most romanticized and cherished images (Francaviglia, xviii). In
fact, Walt Disney helped bring the idea of Main Street into the public
consciousness when in 1955 he chose Main Street USA as the main
entrance to his new theme park, Disneyland (Francaviglia, 146). All of
these aspects have helped to strengthen Main Streets across the country
and maintain their important role in communities.
Over the last 40 years America’s downtowns and main streets have
changed significantl . The creation of the interstate highway system
and the growth of the suburbs have changed the way we live, work,
and spend our leisure time. The creation of shopping strips and
regional malls encouraged people to drive out of town for shopping and
entertainment. Throughout many towns in America, fewer shoppers
came to Main Street resulting in closure of downtown shops and
decreases in property values and tax revenues. In some downtowns,
this resulted in vacant buildings, boarded-up storefronts, and a general
aesthetic decline.
This has caused some people to forget the importance of downtowns,
Auburn Washington Main Street circa
1930.
Courtesy of University of Washington Libraries
Section Two
Sumner, Washington Main Street
circa 1922.
Courtesy of University of Washington Libraries
5Olympic Avenue Design Guidelines •
Design Guidelines
their unique history, and historic buildings. However, there has been a
growing movement since the 1970s to revitalize downtowns and Main
Streets. The National Main Street Program began in 1977 to assist
merchants and leaders to revitalize their historic downtowns. The
need to improve downtowns is clear today and healthy downtowns
can provide many vital functions (Revitalizing Downtown, 2-3). The
list to the right portrays the importance a Main Street can have in a
community and the assets it provides.
2.3 Role of Olympic Avenue Today
Although Arlington now boasts a wide variety of retail and business
centers throughout the town, Olympic Avenue still serves as the heart
of the city. Some of the many public events that occur along Olympic
Avenue provide a testament to its importance:
•April Arbor Day Celebration
•May Loyalty Day Parade
Memorial Day Parade
•June Show and Shine
Carnival
•July Kiddies Parade
4th of July Parade
Street Fair
•September Motorcycle Show
•October Hometown Halloween
•November Veterans Day Parade
•December Santa Parade
Role of Main Street
Important economic center
Economic vitality and tax base
Supporting locally-owned
businesses
Historic core of the community
Diversity of goods and services
Community pride
Tourist attraction
Events & gatherings
Civic center
Walkability and convenience
Reduces sprawl
Connections with neighbors
Reflection of community prid
Defining community characte
Protect surrounding property
value
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Old Town Arlington offers a wealth of historic buildings, reflecting
every era in the City’s development. Out of the 62 buildings existing
within the 6 block area of Old Town, there are 51 buildings built before
1957. In fact, 18 of these date back to 1915 or earlier, the founding
years of the community. Table 1 shows each building in the 6-block
area, listed by address and date of construction.
Many of these buildings, particularly the earliest ones, may be eligible
for listing in the National Register of Historic Places and recognized for
their significance to the town. The National Register of Historic Places
was established by the National Historic Preservation Act of 1966. The
National Register is the official listing of those properties in the nation
that are considered to be of historic significance. Properties that qualify
for the National Register include buildings, districts, structures, sites,
and objects. To qualify for listing on the National Register, a building
must be at least 50 years old; possess integrity of location, design,
setting, materials, workmanship, feeling, and association; and meet one
or more of the following criteria listed at left.
3.0 Historic Buildings in Old Town Arlington
6 • Olympic Avenue Design Guidelines June 2007
Criterion A: Properties that are
associated with events that have made
a significant contribution to the broad
patterns of our history;
Criterion B: Properties that are
associated with the lives of persons
significant in our past
Criterion C: Properties that embody
the distinctive characteristics of a type,
period, or method of construction, or
that represent the work of a master, or
that possess high artistic values, or that
represent a significant and distinguishable
entity whose components may lack
individual distinction; or
Criterion D: Properties that have
yielded, or may be likely to yield,
information important in prehistory or
history.
Table 1: Olympic Avenue Buildings and Construction Dates
Business Year Built Address
Co-Op Supply Inc.1922 101 S Olympic Avenue
Co-Op Supply Inc. Storage 1967 103 S Olympic Avenue
B & T Automobile 1927 101 N Olympic Avenue
United Auto Glass/Glass Doctor 1924 105 N Olympic Avenue
Olympic Theater 1915 107 N Olympic Avenue
Arlington Steak House, INC.1909 111 N Olympic Avenue
American Legion Post #76 1905 115 N Olympic Avenue
1945 119 N Olympic Avenue
Electric Beach Tanning 1945 127 N Olympic Avenue
Grandview Inc.2000 129 N Olympic Avenue
Arlington Antiques and More 1903 137 N Olympic Avenue
Arlington Hardware and Lumber Inc. 1903/1926/1950 215 N Olympic Avenue
Brooster’s 1964 223 N Olympic Avenue
Quick Stop 1901 225 N Olympic Avenue
Two Bits and More 1901 229 N Olympic Avenue
Bistro San Martin 1946 231 N Olympic Avenue
City Hall 1924 238 N Olympic Avenue
Thee Suite Inc.1901 239 N Olympic Avenue
Hong Kong Restaurant 1926 300 N Olympic Avenue
Arlington Unique Interiors 1926 301 N Olympic Avenue
Whitehorse Tavern 1946 304 N Olympic Avenue
77Olympic Avenue Design Guidelines
Design Guidelines
Metron and Associates 1926 307 N Olympic Avenue
Bluebird Café 1946 308 N Olympic Avenue
Light of the World Galleries 1939 310 N Olympic Avenue
New Beginnings Thrift Store 1938 311 N Olympic Avenue
Favorite Pastime 1930s 313 N Olympic Avenue
Arlington Bookstore 1890 314 N Olympic Avenue
The Quiltmakers Shoppe 1935 315 N Olympic Avenue
Arlington Health Foods Inc.1948 317 N Olympic Avenue
Little Italy Market and Deli 1963 318 N Olympic Avenue
Crosswalk Tavern 1907 322 N Olympic Avenue
1924 326 N Olympic Avenue
1926 329 N Olympic Avenue
Ken’s TV and Satellite 1921 330 N Olympic Avenue
Jafty’s Cycle Works 1921 332 N Olympic Avenue
Flowers By George 1904 335 N Olympic Avenue
Benchmark Jewelry/Oui’s Thai Food 1904 339 N Olympic Avenue
Evonne’s 1937 340 N Olympic Avenue
Arlington Shell Station 1948 404 N Olympic Avenue
Masonic Lodge 1913 405 N Olympic Avenue
Cornerstone Staffing Resource 1901 410 N Olympic Avenue
Julie’s Barbering and Styling 1981 413 N Olympic Avenue
Peterson Family Chiropractic 1981 415 N Olympic Avenue
Jennifer’s Pet Grooming 1946 419 N Olympic Avenue
Melady Lanes 1955 420 N Olympic Avenue
Debi’s Hair and Tan 1904 421 N Olympic Avenue
The Organ Ladies 1951 425 N Olympic Avenue
The Wellness Clinic 1901 426 N Olympic Avenue
Olympic Escrow Inc 1951 427 N Olympic Avenue
Action Sports 1924 430 N Olympic Avenue
Olympic Tavern 1904 431 N Olympic Avenue
The Local Scoop 1966 432 N Olympic Avenue
Arlington Travel 1909 437 N Olympic Avenue
Edward Jones 1909 437 N Olympic Avenue
Bank of America 1971 501 N Olympic Avenue
Washington Mutual Savings and Loan 1970 504 N Olympic Avenue
Transwestern Real Estate 1989 516 N Olympic Avenue
James Mucklestone Esq./Attorney at Law 1947 515 N Olympic Avenue
Pazazz Hair Design 1968 517 N Olympic Avenue
C. Don Flier Insurance Agency 1949 518 N Olympic Avenue
United States Post Offic 1962 524 N Olympic Avenue
Frontier Bank 1915 525 N Olympic Avenue
Key Bank 1982 535 N Olympic Avenue
Section Three
3.1 Architectural Periods in Arlington
Defining architectural style involves many elements. Architectural style
encompasses all aspects of the building: overall shape of the building
(also called “massing”), interior plan, roof and wall surfaces, how
openings for doors and windows are handled (also called “fenestration”)
and how materials are used. Architectural styles reflect the materials
available for construction, the state of construction technology, and local
regulations, as well as the style popular at the time. Architectural styles
tended to be introduced in major urban areas and modified gradually
as they spread to smaller towns. Buildings often reflect the owne ’s or
architect’s concept of blending popular architectural styles to suit their
own tastes or the needs of the business.
In a business district revitalization program, understanding architectural
styles is important for communication between project managers, design
committee members, architects, property owners, and city staff involved
in the program. The styles allow people to visualize the building under
discussion and to understand the architectural features, materials and
history that are important to retain, as well as those features that should
be removed or altered for a quality rehabilitation.
For Arlington, most buildings could be categorized as “commercial
vernacular”, meaning they reflect common designs for commercial
buildings and are not heavily influenced by distinct architectural styles.
The differences between buildings have more to do with construction
materials and the time period in which they were built. For those
reasons, the architectural periods defined forArlington’s Old Town are
based on periods of time and, to some extent, the materials used.
8 • Olympic Avenue Design Guidelines June 2007
The architectural periods identified for Old Town include:
Early Century Wood Frame, 1890-1919
Early Century Poured Concrete, 1900-1919
1920s Styles 1920-1929
Art Deco/Moderne, 1930-early 1940s
Post War, mid 1940s-1959
Early Modern, 1960-1979
Contemporary, 1980-2007
These periods are described and illustrated in the following pages.
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9Olympic Avenue Design Guidelines •
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Map 1: Old Town Architectural Periods
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Architectural Periods
Early Century Wood Frame
Early Century Poured Concrete
1920s Styles
Art Deco/Moderne
Post-War
Early Modern
Contemporary
Substantially Altered
Vacant Lot
Source: City of Arlington GIS
10 • Olympic Avenue Design Guidelines June 2007
This category includes the earliest buildings constructed in Arlington
that still remain. Although substantially altered, the building at 314
N. Olympic (recently the Arlington Bookstore) dates back to 1890,
according to County Assessor records. A prime example of this early
period is located at 426 N. Olympic and now houses the Wellness Clinic.
When it was constructed in 1901, this building housed the Arlington
Times. The one story building at 335 N. Olympic (Flowers by George)
also reflects this period and is a good example of the Western False
Front, a tall façade used to make the building appear larger.
These buildings are one or two-stories in height with wood framing
and wood siding for the exterior surface materials. Often the one-story
buildings have a tall façade extending to the height of a second story
to make the building appear more imposing. The first floor of thes
buildings have wood framed, plate glass windows for displays and a
recessed doorway, generally centered. Where there is a second story,
windows are wood framed, double-hung and often grouped in pairs. The
wood siding may be narrow car-siding, as used on the building at 421 or
board-and-batten, as used on the building at 426. The wider boards of
the wood siding used on the building at 421 may not be original to the
building, but are generally in keeping with the style.
426 North Olympic Avenue
335 North Olympic Avenue
314 North Olympic Avenue
Section Three
Early Century Wood Frame, 1890-1919
Olympic Avenue Design Guidelines • 11
Design Guidelines
For the small size of the town, Arlington has an unusually large
collection of substantial two story buildings constructed of poured-
in-place concrete. Eight buildings constructed of this material and
before 1924 still remain in Old Town. The most distinctive of these
is the building at 239 N. Olympic (360 Home Realty building) with
its elaborate detailing of embedded columns on the second story and
the large-scale dentil work along the cornice line. The brick work and
multi-light windows on the first floor are alterations from the origina
design. The buildings at 115 N. Olympic (American Legion) and at 215
N. Olympic (Arlington Hardware) are also good examples of this period,
although these have also been altered on the ground floo . The building
at 215 shows the original wood double-hung windows on the upper floor
and both brackets and distinctive corner detailing at the cornice line.
Poured concrete buildings are two or three stories in height with a strong
tripartite (3 part) division of the façade: 1) first floor with the displa
windows and entry door, 2) the upper floors, and 3) the cornice. The use
of poured-in-place concrete is evidenced by the striations in the concrete
left from the wooden forms used in pouring that are visible on the sides
and back of the building. Both the storefront level and the upper floors
are generally symmetrically designed, with windows and doors wood
framed. The cornice is heavily decorated with brackets, dentil work or
other detailing to create a strong finish element to the building.
The Arlington City Hall (300 N. Olympic) is also poured concrete,
but differs from the commercial buildings in several ways. The
symmetrically placed windows are incised into the façade in strong
vertical bands, with the two floors separated by decorative panels. A
stepped parapet above the cornice line adds massing to the façade and
signifies the centered recessed doorwa . The poured concrete is less
obvious on City Hall, as it was resurfaced with a material using stucco.
215 North Olympic Avenue
115 North Olympic Avenue
239 North Olympic Avenue
Early Century Poured Concrete, 1900-1925
300 North Olympic Avenue
12 • Olympic Avenue Design Guidelines June 2007
Wood frame buildings of the 1920s in Arlington differed markedly from
their earlier counterparts, in that many were brick-veneered. This trend
mirrored development in other parts of the state, as the earlier wood-
clad buildings were susceptible to fire hazards and many cities enacted
building codes requiring fire-resistant materials for the exteriors of
commercial buildings. Prime examples in Arlington from this period
include the building at 326 N. Olympic and 300 N. Olympic.
These buildings are one or two stories in height, with a flat roof.
Windows and doors are wood framed. The brick veneered buildings
show fine brick detailing, such as an end course or soldier course in the
upper façade, often around the area for a flush-mounted sign. These
buildings have flat roofs with a shallow projection of the roof at the
cornice line, and little or no detailing at the cornice.
The stucco buildings of the 1920s have similarities to the poured-in-
place concrete of the previous period, but also some major differences.
Some have a Spanish Colonial influence, as seen on the building at 307
N. Olympic with a tile roof and the corner raised parapets. Similar to the
earlier period, the windows on the upper floor are wood-framed, double
hung and symmetrically arranged, but are not as tightly grouped as in the
earlier buildings.
By the 1920s, architectural styles began to reflect various European
styles or revivals of earlier local styles. Common characteristics of the
Spanish Colonial style include:
•Low-pitched tile roofs
•Window or door openings cleanly cut into walls without
elaborate ornamental surrounds
•Wrought iron or wood balconies, columns or pilasters
HONG KONG RESTAURANT CHINESE CUISINE
300 North Olympic Avenue
326 North Olympic Avenue
430 North Olympic Avenue
307 North Olympic Avenue
Section Three
1920s Styles, 1920-1929
Olympic Avenue Design Guidelines • 13
Design Guidelines
Arlington has several buildings in Old Town that are characteristic of the
distinctive Art Deco and Art Moderne styles prevalent in the 1930s. The
building at 330 N. Olympic is particularly notable for its stylized zig-zag
motif, characteristic of the Art Deco period. Although County Assessor
dates for this building show an earlier construction date, it may have
been remodeled as the design clearly reflects this period. The Olympic
Theatre at 107 N. Olympic is characteristic of the Art Moderne period,
with its streamlined surfaces and round “porthole” window indicative
of the steamships of that era. Records of the Olympic Theatre suggest
that it was originally constructed as early as 1915, but was remodeled
in 1939 to reflect the style prevalent in the heyday of the major motion
pictures. The building at 127 N. Olympic also reflected theArt Moderne
style of the 1930s before being remodeled, as shown in the historic
photo below.
More modest commercial buildings of this period (at 311, 313 and 315
N. Olympic) are fairly similar to the modest commercial buildings
of the earlier periods. These are wood-framed with wood or brick on
the exterior, and little ornamentation. Originally, they would have
had wood-framed windows and wooden entry doors, as found on the
building at 315.
Art Deco/Moderne, 1930-Early 1940s
107 North Olympic Avenue
315 North Olympic Avenue
330 North Olympic Avenue
14 • Olympic Avenue Design Guidelines June 2007
Following World War II, increasing American affluence and government
support for federal highways resulted in an ever-increasing focus on the
private automobile as the major mode of transportation. Commercial
development responded with larger signs and display windows to attract
the interest of the passing motorists. Mass production of building
materials made aluminum less expensive and it became the preferred
material for window frames. With less focus on pedestrians, the
sheltering cable-hung canopies and recessed entries were eliminated
in favor of more floor space for goods and more visibility to motorists.
In Arlington, buildings such as those at 317, 425, 515 and 420 reflect
these construction techniques, although many also show various
alterations. Most of these buildings are still constructed within retail
blocks, connected to adjacent buildings on either side. One exception to
the retail block design is the Shell Station building at 404 N. Olympic
(constructed in 1948), which reflects the nation s new interest in
motoring in that era.
Some buildings, such as the Bistro at 231 still reflect the earlier eras with
dentil trim at the upper edge and the wooden front door. County records
show that this building was constructed in 1946, although some of these
style elements suggest that it may be earlier.
515 North Olympic Avenue
404 North Olympic Avenue (Shell Station)
Section Three
Post-War, Mid 1940s-1959
419 North Olympic Avenue
Olympic Avenue Design Guidelines • 15
Design Guidelines
By the 1960s and 1970s, the trends seen in the post-war years had
accelerated. Buildings were frequently build as simple boxes with little
ornamentation. Windows and doors were typically aluminum-framed
with no recesses. Windows were often massed and occupied much of
the building facade. Buildings tended to be constructed as stand-alone
larger buildings on large lots to accommodate needed parking and larger
floor areas. A typical example of these is the “old Safeway” building
located at 103 S. Olympic, now used for storage for the adjacent Co-
Op Supply building. The post office (524 N. Olympic) also reflect th
international style of the 1960s with smooth, flat walls, flat roofs, an
windows running in continuous bands or wrapping around corners.
Some buildings of this era, such as the Washington Mutual building at
504, used warmer materials, such as brick. But these were typically
used with less detailing than the earlier brick buildings, such as those of
the 1920s.
Early Modern, 1960-1979
103 South Olympic Avenue
524 North Olympic Avenue
501 North Olympic Avenue
504 North Olympic Avenue
16 • Olympic Avenue Design Guidelines June 2007
In Arlington, buildings in the last 20 to 30 years show a remarkable
variety of style and character. The building at 516 N. Olympic
references some of the earlier historic styles with the brackets and the
cornice line and brick detailing around the arched windows. The one
story brick building at 129 also references earlier periods, with the brick
detailing in the upper façade and transom over the front door. Both of
these are distinctly contemporary buildings, but they blend well with
their historic surroundings. Other buildings, such as the one at 415 or
the one at 535 are less well suited. The building at 415 does reflect an
historic style with its large roof and mock-tudor siding, but it is not a
style typical of Arlington. The Key Bank building at 535 has a gabled
roof more typical of residential construction and does not blend well
with the other commercial buildings of Old Town. These buildings add
variety and interest to Old Town, but are not models to be replicated as
too many of these buildings would overwhelm the historic character of
Olympic Avenue.
516 North Olympic Avenue
535 North Olympic Avenue
129 North Olympic Avenue
415 North Olympic Avenue
Contemporary Designs Not Suited
to Old Town
Contemporary Designs Suited to
Old Town
Section Three
Contemporary, 1980-2007
Olympic Avenue Design Guidelines • 17
Design Guidelines
Substantially Altered, All Periods
While Arlington has many buildings that reflect the styles and periods
of the past, there are also buildings from each era that have been
substantially altered. When the owner is interested and where the
building is located near other historic buildings that have maintained
their style, it could benefit the character of Old Town to provide a
storefront that reflects the building s original design. The Stillaguamish
Valley Pioneer Museum contains a wealth of photos of Old Town
Arlington that can be very useful in determining the building’s original
appearance. Not all of these altered buildings can or should be restored,
but it is important that new designs be compatible in scale, character,
and materials to the older buildings that surround it. For modest one-
story buildings constructed prior to 1940, this generic façade provides
ideas for recreating the typical historic design.
Generic Storefront
18 • Olympic Avenue Design Guidelines June 2007
3.2 Old Town Historic Preservation
Historic preservation is a term that encompasses various ways to
respect the history of our communities built environment. Historic
preservation recognizes good design from the past, maintains the unique
characteristics of the built environment, and encourages good design
either in new buildings or remodeling projects.
While historic buildings are important to the character and history of
Arlington, these buildings do not necessarily have to be preserved
exactly as they were when constructed. Instead, preservation in
Arlington Old Town means recognizing the underlying positive
characteristics of a building and weighing each building’s strengths and
weaknesses within specific physical and economic contexts.A building’s
structure may not have changed, despite being covered with new
materials over time. While there are a number of buildings on Olympic
Avenue that are not considered historic, these non-historic buildings
should be treated with the same respect for individual character.
A positive aspect of Arlington’s Old Town is the diversity of buildings.
The age and diversity are as broad as the interests and occupations of
people who built and used them. Each one has some significance in
the development of the town. Building materials reveal something
about the natural setting. Recurring building materials create a visual
harmony along Olympic Avenue. Materials used in public spaces also
contribute to a community’s image. The natural features and man-made
elements are the building blocks which create each town’s character.
Most importantly, the exact same combination never occurs twice due
to local variations, history, culture, and personal choice. (Revitalizing
Downtown, 60) Arlington’s Old Town reflects its history in logging
and dairy production and its buildings reflect the character of its early
businesses.
3.3 Guidelines for Protecting Historic Buildings
Guiding Principles
1.Save as much of a building’s original fabric as possible – the historic
materials give authenticity and character to the building that are
often lacking in replacements
2.If the building has been altered, evaluate how much of the original
building can be retained or restored to meet the current use.
Section Three
Olympic Avenue Design Guidelines • 19
Design Guidelines
Courtesy of “Facade Stories”
Typical commercial facade in original condition
Courtesy of “Facade Stories”
Typical commercial facade with alterations
20 • Olympic Avenue Design Guidelines June 2007
Often, working with an architect at this stage can be very helpful.
Professional designers and architects have the design expertise and
the experience to help blend the old and new elements of a building
in ways that best convey the character of the building and still meet
current functional needs.
3.Renovation or rehabilitation of older or historic buildings should be
designed to reflect the remaining historic elements of the building,
especially
a)The overall massing – renovations of building facades and
rooflines should convey the original design of the building in
size and scale
b)Composition - the way elements and details (doors, windows,
columns, cornices) are arranged and repeated across the
facade
c)Materials - use historical building materials or materials that
are similar in scale, texture and detail to those of the original
building
d)Character – use materials and compositions that are
compatible with neighboring historic buildings
4.Access for the handicapped – All public areas in downtowns
should be accessible to handicapped people. The U.S. Congress
enacted the Americans with Disabilities Act (ADA) in 1990 that
mandates that buildings open to the public be accessible to persons
with disabilities. While this can be challenging for some historic
buildings, others can be adapted easily. In general, ADA affects
historic buildings exteriors in terms of entrance door widths
and stairs or ramps. Qualified architects are familiar withADA
requirements and can assist building owners in developing designs
that meet accessibility requirements.
5.In some instances, buildings in Old Town have been so substantially
altered that renovation is not feasible. In other instances, newer
buildings are being replaced or vacant lots are being filled. When
new buildings or additions are constructed, these should respect
a)Height of neighboring buildings
b)Setback of existing buildings
c)Massing of neighboring buildings
d)General design character of the Old Town area
Further descriptions of these principles can be found in Guiding
Design on Main Street, a publication of the National Main Street
Center of the National Trust for Historic Preservation, 2000, 30-37.
Section Three
Courtesy of “Facade Stories”
Two storefronts with traditional
components of commercial facades
Olympic Avenue Design Guidelines • 21
Design Guidelines
Common Storefront Design Problems
The reality is that buildings in historic downtowns have been altered
over time – often in an attempt to “modernize” the building’s ground
floor level to reflect current tastes in design The following common
architectural design problems are ones that should be reversed when
renovation or rehabilitation is planned for buildings in Arlington’s Old
Town.
1.False Historical Themes: Historic preservation is often confused
with the creation of historic images or themes, such as fake colonial
or Swiss chalet.
2.Slipcovers: There was an effort in the 1960s-1970s to compete with
shopping malls by covering buildings to make the downtown look
like one unified building. Typically metal panels were anchored to
historic buildings, which can often be easily removed.
3.Separating The Ground Floor From The Upper Façade: This
involves “modernizing” the ground floor only with the result that it
no longer relates to the upper façade elements.
4.Adding Large Signs: Oversized, brightly lit, or flashy signs destroy
the balance between the storefront and upper part of the building.
5.Filling In Windows, Transoms, and Doors: Covering over these
spaces disrupts the relationship of façade elements.
6.Using a Single Color: Use of one color for the building façade and
architectural trim results in losing the detail of building. Section
5.2 of this document provides recommended color combinations for
buildings in Old Town.
7.Using Bold “Stand-out” Colors: When colors are used which
“stand-out” or clash with surrounding buildings, the harmony of
Old Town is disrupted. Visitors may notice the “stand out’ building,
but cannot appreciate the whole of the downtown. The synergy
of many businesses supporting one another is lost. Section 5.2 of
this document provides a range of complementary color options for
buildings in Old Town.
8.Using Inappropriate Materials: Materials should be compatible
in texture and scale with existing main street buildings. Materials
to avoid are cedar shakes, molded stone, rough-cut logs and stained
wood.
Storefront with typical alterations
made
Courtesy of “Facade Stories”
22 • Olympic Avenue Design Guidelines June 2007
Historic main streets such as Arlington’s Old Town were originally
intended to be experienced by pedestrians. When Arlington was first
incorporated in 1903, automobiles were uncommon, and shoppers
moved around the heart of Arlington mainly by foot. Although this
has changed in modern times, the pedestrian experience is still the most
memorable and enjoyable way to experience a place such as Old Town.
In addition, pedestrian friendly areas create a community space, where
residents and visitors are likely to congregate. By moving at a slow
pace, casual shoppers are able to look in every window and are far more
likely to make an unplanned stop in an interesting store.
Signage in Old Town has also evolved over the years to become more
automobile-oriented. While auto-oriented signs are still important
aspects of the signage scheme of a building, it is important to consider
the pedestrian’s important role in Old Town commerce. By creating
more pedestrian-oriented signage, Arlington’s Old Town can draw on
its historic roots and show its overall friendliness towards people rather
than cars, in line with other city street improvements. Businesses can
thereby create a truly friendly and unique shopping space that people
will travel to Arlington to experience.
In order to achieve this goal of a walkable historic city center,
recommendations for sign designs are outlined below. Some of the
recommendations align with zoning requirements, while others ask for a
small amount more, be it thought, creativity, or attention to the building
instead of simple advertising that clashes with the Old Town feel. If
every business eventually adopts these guidelines, the streetscape as a
whole will benefit andArlington will become a more desirable shopping
location.
4.1 Guidelines for Signs
1.Signage should be at a human scale, neither overwhelming the
building’s characteristics nor the people viewing the sign. A sign
that is human-scaled creates a more comfortable and accessible
atmosphere and shoppers will be more likely to enter the store.
Large, competitive signage is typically garish and detracts from
the aesthetic quality of the streetscape as a whole.
2.Pedestrian-oriented signs are strongly encouraged to maintain a
pedestrian shopper friendly main street.
3.All signage should complement the historic design style and
characteristics of the building to which it is attached.
4.0 Sign Guidelines
Olympic Avenue Design Guidelines • 23
Design Guidelines
4.Signs should be consistent with the specific features of
the building façade, meaning that a sign should not cover
architectural details or overwhelm the scale of the building. If a
building has an area that traditionally or historically displayed a
sign, the sign should be placed in that location.
5.Logos, symbols and other creative details are encouraged on a
sign to maintain the individuality of Old Town businesses and
enhance browsing appeal.
6.Signs should reflect the nature of the business, meaning those
reading the sign should gain some idea of what the business sells.
This can be accomplished through the use of materials, fonts,
symbols, sign shape, and other creative means. Using historic
signage symbols (such as a barber pole) are encouraged.
7.Giving a clear, concise description of the business within the
sign is also recommended for stores where the name does not
immediately convey the nature of the business within to a
passerby. For example, “Kat Nap: Pet Groomers”, or “A Dime a
Dozen: Secondhand Store”.
8.Sign color should complement the colors on the building. It is
also important to choose contrasting colors for the background of
the sign and the font color so it is easily readable. For example,
dark fonts on a light background or white fonts on a dark
background are the easiest to read.
9.Lettering on a pedestrian-oriented sign should not exceed 8
inches in height. (Larger lettering is unnecessary and clutters the
façade. Because pedestrians are closer to the building and move
at a slower speed, lettering can be much smaller than on an auto-
oriented sign and remain perfectly legible.)
10.Lettering on an automobile-oriented sign should not exceed 18
inches in height. Letters that are too tall detract from the overall
character of the building.
11.Lettering should cover no more than 60% of the sign surface
area. This allows for easier reading by a passerby and, once
again, more attention for the building.
24 • Olympic Avenue Design Guidelines June 2007
12.The size of a pedestrian-oriented sign should be no larger than 6
square feet, measured as prescribed in the city zoning code.
13.The size of an automobile-oriented sign is recommended to be
no more than 26 square feet, and may not be larger than 20% of
the signage usable storefront façade area, according to Arlington
zoning code 20.68.330. This signage size allotment may be
divided between more than one sign as allowed per zoning
requirements.
14.Interesting sign shapes and features are encouraged, as long as
they complement the architectural features of the building.
15.At the most, a sign may have 10 words. Six words or fewer are
encouraged because people can most easily process 6 words or
less on a sign. This is true for both pedestrian and automobile
oriented signs.
16.To encourage pedestrian-oriented signage consistent with the
historical context of Olympic Avenue, the City will exempt a
single projecting sign or a single sign hung under the awning
of a building fronting Olympic Avenue from the requirement
of obtaining a sign permit per AMC Title 20 Land Use Code,
Section 20.68.020(13).
4.2 Sign Types
Window lettering: A sign that consists of lettering and possibly a logo
or symbol representing the business painted on the inside of a window.
This style is highly recommended for pedestrian oriented signage. If
this style of sign is chosen, the lettering should be the main focus rather
than images. Make sure that there are few words and that they are
appropriately placed to allow vision into the interior of the store. The
sign should occupy no more than 20% of the window area, and less is
generally preferable.
This type of signage should be hand lettered on the inside of the
window. This style is historically correct when gold lettering is used,
as show on right. If this style of sign is used, it is recommended that no
temporary signage is placed on the interior of the window, as described
in 20.68.025 3 of the zoning code, as it becomes more difficult to see the
shop’s interior.
Window Lettering
Section Four
Olympic Avenue Design Guidelines • 25
Design Guidelines
Sign hung in window: A pedestrian-oriented sign hung behind the
window glass. This works well in buildings that change owners fairly
often or buildings with such a complicated façade that a sign clashes
with design almost anywhere else. It also works well for constantly
changing sign design because it can be so easy to change out. It protects
the sign from damage. Store owners are cautioned to ensure that the sign
is relatively small and does not block too large a portion of the store’s
interior from street passerby.
Projecting: A projecting sign projects perpendicularly from a building.
The bottom edge of these signs must be at least 8 feet above the
sidewalk, and should project no further than 4 feet from the building.
Make sure that a projecting sign is placed where it does not interfere
with architectural elements or severely interrupt the façade. Creative
design is most plausible here; however, excessive amounts of large
projecting signs along a block should be avoided because it can become
visually blocked and unappealing. Because of this, it is recommended
that store owners consider surrounding streetscapes before using this
sign type. Pedestrian oriented signs that are less than 3 square feet may
be adopted by any store along the street.
Signs can be supported by either wooden or metal supports. Iron (or
similar metal) is preferred for most buildings because the supporting
members can be thinner than wood members and thus are less likely to
interfere with the building’s façade. The mounting bracket is yet another
opportunity to be creative, allowing opportunity for graceful or simple
design.
Window Sign
Projecting
26 • Olympic Avenue Design Guidelines June 2007
Flush to Wall
Signs on Awnings
Flush to wall: A sign that is mounted directly onto the wall of a
building. This has several sub-categories, including design on a sign
surface, mounted letters, painted letters, and more. Some buildings have
areas where this style of signage would work very well, and others do
not have a façade that complements this design.
Flush mounted wall signs should be carefully designed to complement
the building’s character. Design experts –such as a local architect or
interior designer can help. Some sign fabricators also provide design
services.
Along awning: This sign creates a double use for an awning, allowing
simple display of text along the bottom hanging edge of an awning.
Avoid large awnings where the face of the awning (rather than the
hanging edge) is used for signage, as this tends to be out of scale and
to detract from the character of the building. An awning that serves a
dual purpose as signage should be extremely well maintained, as it is a
double focus for passerby and representative of the business beneath it.
This style works best with very simple font, and few graphics or none.
Tastefully small logos may work alongside the wording; however, avoid
large graphics along the surface of the awning. Such design detracts
from the building itself, making it typically less welcoming.
Section Four
Olympic Avenue Design Guidelines • 27
Design Guidelines
4.3 Styles
The City is encouraging a single design style for all new signs in Old
Town, called the Historic Style. This is intended to unify the Old Town
shopping district and give it a more organized face towards shoppers.
Historic Style:
These signs are typically constructed of wood and hand-painted. Fonts
are old-fashioned and create a comfortable and welcoming ambiance.
Shapes are simple, typically rectangular with few curves. Shapes are
usually reflected along the interior with a painted line or wooden frame.
Some examples of historical signage style signs are shown the following
page.
This style may be adapted to reflect the nature of the business. For
example, the Sweet Treats sign has traditional elements, but clearly
reflects the nature of the business within in a creative format
While the historic signage style is encouraged, other creative and
innovative signage ideas may make wonderful additions to the
streetscape, even if they incorporate new materials or shapes that are not
specified here. Simple visual elements that communicate the nature of
business within the building are highly encouraged.
The shape shown at right is a historic shape that is encouraged for new
signs in Old Town Arlington.
Additionally, a rectangular or elliptical shape would also be suitable.
Arches work well as the shape for the top of a sign or as a shape that
lettering may follow. Perfect squares and circles are too symmetrical to
convey an old-fashioned feel.
4.4 Materials
Wood is highly recommended in Old Town for most signs as a typical
material used historically. Although signs made of wood are less durable
and more susceptible to vandalism than metal signs, they are easier and
more cost efficient to change and/or replace. Most importantl , these
signs fit most closely with the types of signage used in the past
Another possible material is enameled porcelain, which was a common
sign material for many of the historical periods of the buildings on
Olympic Avenue. These would be much more expensive to purchase
and to replace, but would be more durable and could give a slightly more
upscale feel to the street.
Historic sign shapes are
encouraged in Old Town
Signs with traditional elements
can also be creative in design
Material Advantages Disadvantages Use in Arlington
Wood
Blends with natural environment
Easy to construct
Can be individually shaped and carved
Can be painted
Ages well
Appropriate historic material
Easy to vandalize
Difficult to carve detailed
graphics
Recommended
Porcelain
Enamel
Good for detailed graphics
Photographs can be reproduced
Wide range of colors available
Resistant to weathering and vandalism
Appropriate historical material
Expensive
Susceptible to chipping
and subsequent rusting
Recommended
Stone
Good for black and white images
Good for detailed line art
Resistant to weathering and vandalism
Easy to maintain
Appropriate historical material
Natural contours may
make words difficult to
read May be appropriate
Neon
Historically appropriate for buildings from 1910-1940’s
Attention grabbing
Good for simple designs and short business names
Seen as welcoming
May require extensive
maintenance
Clashes with some
architectural styles
May be appropriate
Metal
Resistant to fading and discoloration
Good for detailed graphics
Can reproduce black & white photos
Range of ‘earthy’ colors available
Resistant to weathering and vandalism
Appropriate historic material
Expensive to duplicate
Reflects bright sunligh May be appropriate
Fiberglass
Wide range of colors available
Good for detailed graphics
Can simulate natural features such as rock walls and stone
Inexpensive to make duplicates
Resistant to weathering and vandalism
Colors fade over time
Not used historically Not recommended
Backlit
Plastic
Fairly cheap
Easy to replace
Ability to reproduce many colors
Easy for automobile occupants to read
Not used historically
Deteriorates over time
Clashes with many
building styles
Not recommended
Table 2: Sign Materials for Old Town
Section Four
28 • Olympic Avenue Design Guidelines June 2007
Creative sign materials (such as glass) are recommended if they create
a unique sign that accomplishes all of the signage goals and are suited
to the building. Materials such as plastic, vinyl and fibe glass are not
recommended because they do not weather as well as the other signs
materials. The chart on the previous page shows the pros and cons of
several potential sign materials, courtesy of http://www.interpretivesigns.
qut.edu.au/guide.html, as adapted to Arlington Old Town.
4.5 Sign Lighting
Lit signs are difficult to place in the context ofArlington. Many stores
close before lighting is needed; stores like this should not consider lit
signage. However, stores that do stay open late at night may require
some lit signage. Backlit plastics are strongly discouraged. Gooseneck
lamps that reach around to light a sign are more suited to the historic
character of Old Town. Signs with a concealed light from the bottom,
top or sides that gently lights the sign is acceptable.
Fluorescent signs are acceptable in situations when appropriate to the
style of the building. Carefully consider the era and style of the building.
Fluorescent lighting was used 1910 to the 1940s era. Some styles are
not meant to use fluorescent lit signs. These include buildings with a
complex and detailed façade, or building with significant elements such
as heavily detailed windows, arches or columns.
4.6 Sign Lettering - Font Recommendations
Table 3 includes a variety of lettering styles that would be appropriate
for Old Town. Fonts that look similar to those recommended or those
present in historic photographs and signs may also fit with the signage
scheme.
The city’s zoning requirements, section 20.68, contain additional signage
requirements and restrictions. More specific rules regarding acceptable
signage will be considered by city staff in considering sign permitting.
Although this document provides design guidelines regarding signage
and recommendations, zoning requirements are in place to reduce
space and usage conflicts, promote safet , and ensure fair and adequate
advertising space between businesses.
Historic Sign Styles
Olympic Avenue Design Guidelines • 29
Design Guidelines
Table 3: Recommended Lettering Styles for Signs in Old Town
Use This...Avoid...
Font Style Serif typefaces, which are types with
a tail, like this font.
These are much easier for passerby
to read.
Sans serif typefaces, which are
types without a tail, like this font.
This may be acceptable for short
signs with few letters.
Spacing Widely spaced fonts like
this, with some breathing
room around each letter.
These are much easier
for passerby to read, and
don’t overwhelm a reader.
Font that appears squashed together, like this.
Such constricted lettering obviously makes a
sign more difficult to read.
Fonts Book Antiqua Expanded Waker
Georgia Txt
Viva Std Rosewood Std
Minion Std Expanded Neuropol
Rosewood Std Eccentric Std
Script C Giddyup Std
30 • Olympic Avenue Design Guidelines June 2007
Section Four
Olympic Avenue Design Guidelines • 31
Design Guidelines
4.7 Interior Signage Guidelines
If a store offers multiple goods or services, interior signage may be
helpful for directing customers where to go.
•Interior signage should relate to exterior signage by use of color
scheme and font
•These signs should be smaller than pedestrian scale exterior signs
since people will be viewing them from a stationary position.
•The font should be between 2 ½ and 4” tall.
•The height should be between 6” and 12”, while the length
should be between 12” and 18”. (Signs oriented to be read
vertically, rather than horizontally, might have these dimensions
switched.)
•Images providing a visual cue are highly encouraged.
In Old Town Arlington, one store in particular had a need for interior
signage, because of its many functions. Little Italy is a restaurant, a
deli, a winery, and retail, with space for large group meetings and more
intimate space for couples or friends. Following is an example of an
interior signage scheme developed for Little Italy.
•7” tall and 18” long rectangle
•Constructed of wood or plastics, if wood is too expensive
•Wood with hand lettered text and hand painted details would
give a more genuine look to the restaurant, and is highly
recommended here
•The Italian color scheme from the exterior sign is used to relate
the interior and exterior
•The top row of text will be Italian, and will be left aligned
•The bottom row of text will be English, and will be right aligned
•Text will be 2 ¼” tall, but resized if needed to fit within the sign
area
•There will be an illustration on the left hand side of each side,
with an Italian feel to it
Temporary Signs
32 • Olympic Avenue Design Guidelines June 2007
In some cases, temporary signage may be appropriate, if there are
constant temporary announcements that need to be posted. Examples of
these would be events, meal specials, sales, or help wanted signs. These
signs may be hung in the window or displayed at the counter, wherever
is most aesthetically pleasing and practical for the use. Chalk or dry
erase boards are recommended for announcements occurring regularly,
such as lunch specials, whereas less frequent but still important
temporary signs, such as sales announcements or events, might be
printed up with a special layout. Examples and guidelines for each style
are outlined below.
•Color should be consistent between temporary and permanent
signs.
•Images are not as highly recommended here, because for the uses
outlined above images are not necessary or always practical.
•Chalkboard announcements can be handwritten, but paper signs
should be printed from a computer, with consistent font style and
size.
Little Italy also has a high need for temporary signage, as a restaurant
with daily specials, sales, and events. Below is an example of a
temporary sign created on a basic Office computer program, PowerPoint
Olympic Avenue Design Guidelines • 33
Design Guidelines
This section describes design recommendations and guidelines for
specific historic buildings in Old Town Arlington along Olympic
Avenue. The University of Washington team worked with City staff
to identify ten historic buildings in Old Town that were suited for
renovation. After meeting with business owners to discuss their
business and their interest in improving the building storefront, the
students researched the historic character of the building. The students
also researched historic signage and building colors. In this section,
storefront improvements, paint colors, and signage are provided for each
of the ten buildings studied.
5.1 Storefront Improvements
The design recommendations illustrated on the following pages are a
combination of both student team research and business owner’s desires.
Each building is shown in its current condition, then after recommended
renovations. A recent photograph depicts the current condition of the
building. The ‘after’ is a line drawing traced over historic photographs
of the building, showing historic features as well as the recommended
renovations.
5.0 Design Recommendations for Storefronts in Old Town
Section Five
Existing Condition
Recommended Renovation
34 • Olympic Avenue Design Guidelines June 2007
Restore Double Hung Windows
Expose Transom Windows
Restore Recess and Wood Doors
Removed Brick Additions
Add Traditional Cable Hung Canopy
137 North Olympic Avenue
Existing Condition
Recommended Renovation
Olympic Avenue Design Guidelines • 35
Design Guidelines
330 North Olympic Avenue
Avoid Use of Projecting Signs
Use Consistent Paint Treatment to
Unify Facade
Section Five
Existing Condition
Recommended Renovation
36 • Olympic Avenue Design Guidelines June 2007
Remove Crenellation
Remove Awning
CHINESE CUISINE
300 North Olympic Avenue
Retain Natural Brick
(Do Not Paint)
Existing Condition
Recommended Renovation
Olympic Avenue Design Guidelines • 37
Design Guidelines
314 North Olympic Avenue
Expose Transom Windows
Restore Recess and Wood Doors
Add Traditional Cable Hung Canopy
Section Five
Existing Condition
Recommended Renovation
38 • Olympic Avenue Design Guidelines June 2007
Remove Canopy
Remove Columns
Remove Brick Additions
Expose Transom Windows
Restore Recess and Wood Door
215 North Olympic Avenue
Existing Condition
Recommended Renovation
Olympic Avenue Design Guidelines • 39
Design Guidelines
339 North Olympic Avenue
Restore Double Hung Window
Expose Transom Windows
Restore Recess and Wood Doors
Remove Brick Additions
Add Traditional Cable Hung Canopy
Section Five
Existing Condition
Recommended Renovation
40 • Olympic Avenue Design Guidelines June 2007
Remove Signage
(Particularly Removable Letter Sign)
New Paint
107 North Olympic Avenue
Use Canopy for Signage
Existing Condition
Recommended Renovation
Olympic Avenue Design Guidelines • 41
Design Guidelines
Broo ster's
Brooster's
223 North Olympic Avenue
Wood Door
Remove Brick Additions
AddTraditional Cable Hung Canopy
Car Siding
Use Wood Frame Windows
Section Five
Existing Condition
Recommended Renovation
42 • Olympic Avenue Design Guidelines June 2007
New Paint
Add New Signage
Add Landscaping Appropriate to
Building Purpose
404 North Olympic Avenue
Existing Condition
Recommended Renovation
Olympic Avenue Design Guidelines • 43
Design Guidelines
315 North Olympic Avenue
Add New Signage
New Paint
44 • Olympic Avenue Design Guidelines June 2007
5.2 Paint Palette and Storefront Paint Samples
A paint palette was chosen to represent the natural beauty of Arlington,
as well as complement current building façades. Historic color palettes
were consulted to create a broad palette of choices. These different
options were then displayed at a community open house where attendees
voted on their preferences. The selection was then synthesized to give a
range of colors that can be used to enhance storefronts.
The following palette represents the outcome of both the community
meeting and historic research. Base colors are shown as larger
rectangles, while trim and accent colors are shown as smaller ones.
Generally, the boldest color is reserved for limited accent areas, such as
the front door. Poured-in-place concrete buildings should use a lighter
base color (See palettes 1-3). Each of the paint choices are readily
available throughout the region, including stores in Arlington.
Bark Brown (F56)
Icon Red (B13-7)
Wheat Ridge (D19-4)
Veiled Frost (D23-1)The Hills of Huntley
(D33-6)
Khaki Shorts (D21-4)
Pale Moon (B23-1)Khaki Shorts (D21-4)
Frank’s Fire (B12-7)
Tarnished Copper (C10-7)Hawthorne (D25-2)
Victorian Gold (C22-6)
Espresso (D13-7)Greenbae (D33-5)
Light Navajo White
(E42)
Section Five
Palette 1
Palette 2
Palette 3
Palette 4
Palette 5
Olympic Avenue Design Guidelines • 45
Design Guidelines
Veiled Frost (D23-1)
The Hills of Huntley (D33-6)
Khaki Shorts (D21-4)
This palette is one of three preferred for poured in place concrete buildings.
Base Color
Accent
Trim
Palette Option 1
46 • Olympic Avenue Design Guidelines June 2007
Section Five
Pale Moon (B23-1)
Khaki Shorts (D21-4)
Frank’s Fire (B12-7)
Base Color
Accent
Trim
Palette Option 2
This palette is one of three preferred for poured in place concrete buildings.
Olympic Avenue Design Guidelines • 47
Design Guidelines
Bark Brown (F56)
Icon Red (B13-7)
Wheat Ridge (D19-4)
Base Color
Accent
Trim
Palette Option 3
This palette is one of three preferred for poured in place concrete buildings.
48 • Olympic Avenue Design Guidelines June 2007
Section Five
Tarnished Copper (C10-7)
Hawthorne (D25-2)
Victorian Gold (C22-6)
Base Color
Accent
Trim
Palette Option 4
Olympic Avenue Design Guidelines • 49
Design Guidelines
Espresso (D13-7)
Greenbae (D33-5)
Light Navajo White (E42)
Base Color
Accent
Trim
Palette Option 5
50 • Olympic Avenue Design Guidelines June 2007
5.3 Colors for Other Historic Buildings
Arlington has a wealth of historic buildings in the town’s core area
surrounding Olympic Avenue. Painting these buildings with appropriate
paint colors can help to highlight their unique architectural features
and emphasize their historic character. Paint colors for these buildings
need not follow the five palettes identified for Olympi Avenue, but
should be typical of the building’s era. Many paint brands now offer
historical colors and paint dealers can help building owners choose color
appropriate to the period of the building. Arlington’s Old High School
is an excellent example of a Streamline Moderne building. The gray and
maroon colors shown below are typical of that period and very effective
in highlighting the building’s interesting detail.
5.4 Signage samples
There are a wide variety of building types in Arlington, with several
distinct facades and styles. Choosing the correct type of signage for
a building is a difficult task, especially for those not experienced in
making design and architectural decisions. This section connects
the previous guidelines with examples illustrating preferred signs
on Arlington businesses. Architects, design professionals, and sign
fabricators can provide further design assistance to help business owners
achieve a total vision for each business that blends with the historic
character of Old Town.
Section Five
Base Color
Trim
Accent
Classic Burguny accent
on decorative panel
Classic Burgundy 09YR 05/305
Art Deco 10RB 14/049Art Deco 10RB 14/049
Classic Burgundy 09YR 05/305
Art Deco 10RB 14/049
Platinum 185F
Olympic Avenue Design Guidelines • 51
Design Guidelines
Wall Mounted Signs
The font is complementary to the
character of the building.
The mounted sign is placed in an
empty space on the facade where
such a sign clearly fits
A r l i n g t o n H a r d w a r e
Arlingto n Hardware
Ken’s TV &Satellite
Jafty’s Cycle Works
Ken’s TV &Satellite Jafty’s Cycle Works
The sign is in a facade detail that
is properly placed and sized for a
wall mounted sign.
The facade is still the main focus
of the building.
The signs shown in this section illustrate the guidelines from Section
4.0 as the UW team has recommended for use on several businesses
on Olympic Avenue. Explanations behind choosing specific sign types
accompany each example image. Signs are the last step in creating a
unified streetscape, but they can also be used to unify a single storefront,
making it more memorable and attractive to passersby. Although the
examples on the following pages show isolated recommendations,
remember that each sign is part of a total sign program working to attract
pedestrians and automobile drivers to Old Town.
52 • Olympic Avenue Design Guidelines June 2007
Window Lettering
The lettering is classic gold lined
in black, which is characteristic of
historic American towns.
These window signs are on one
building. They complement each
other while clearly differentiating
between the businesses.
This example uses two different
window layouts. The first is ce -
tered in the middle window, while
the second centers each word
within a window pane.
These signs also incorporate sim-
ple images to help visually convey
the nature of the business.
Oui’s Thai Food Be n c hm a rk Jew el r y
Oui’s
Thai
Food
B
enchma r k Jewel
r
y
Oui’sThaiFood Be n c hm a rk Jew el r y
Oui’s
Thai
Food
B
enchma r k Jewelr
y
Ken’s TV &Satellite
Jafty’s Cyc le Works
Ken’s TV &S atellite Jaf ty’s Cycle Works
Ken’s TV &Satellite
Jafty’s Cycle Works
Ken’s TV &Satellite Jaf ty’s Cycle Works
O l y m p i c T h e a t r e 5 : 3 0 8 : 3 0N O W S H O W I N G : B R I D G E T O T E R E B I T I H A - T H E D E PA R T E D
Bridge to
Terebithia
The Departed
Some businesses, such as a
movie theater, has constantly
changing advertising, such as
movie posters, in its windows.
Such signage should be use only
for these types of businesses and
on a limited scale.
Section Five
Olympic Avenue Design Guidelines • 53
Design Guidelines
Projecting Signs
Neon signs are wonderful addi-
tions to a streetscape when exist-
ing in a historic context.
The images to the left show ex-
amples of projecting signs present
in Arlington. They are interesting,
historic, and give the building and
business more character.
This sign, made of iron and wood,
complements the brick building it
projects from. It works with the
beautiful detail around the door
and windows to create an elegant
atmosphere.
There is a clear spot for the sign to
hang that doesn’t interfere with the
facade or visually block any details
on the building.
When there is a canopy and fairly
consistent store windows, it may
be difficult to find an appropriat
area to project a sign from.
In this case, projecting signs hang-
ing from the underside of a canopy
would provide pedestrian friendly
signage.
Pale Moon (B23-1)
CHINESE CUISINE
Donnelson Electric Geneology Society Favorite Things
Favorite
Things
Donnelson
Electric
Geneological
Society
54 • Olympic Avenue Design Guidelines June 2007
Awning Signs
The font is complementary to the
character of the building.
The mounted sign is placed in an
empty space on the facade where
such a sign clearly fits
Businesses displaying constantly
changing information might do
so on a marquee awning, but the
business name should be a per-
manent aspect of the awning sign,
not movable type.
SUNRISE ESPRESSO
SUNRISEESPRESSO
Oui’s Thai Food Be n c hm a rk Jew el r y
Oui’s
Thai
Food
B
enchma r k Jewelr
y
Oui’s Thai Food Be n c hm a rk Jew el r y
Oui’s
Thai
Food
B
enchma r k Jewelr
y
These signs are simple text along
the edge of a functional canopy.
O l y m p i c T h e a t r e 5 : 3 0 8 : 3 0N O W S H O W I N G : B R I D G E T O T E R E B I T I H A - T H E D E PA R T E D
Bridge to
Terebithia
The Departed
Section Five
Olympic Avenue Design Guidelines • 55
Design Guidelines
Since the 1970s, national and state programs have helped small towns
revitalize their historic Main Street districts and bring economic
vitality back to downtown. Cities in Washington can make use of this
experience through either the national program or the Washington State
Main Street program. An overview of these programs is described
below along with websites for more information.
6.1 The National Main Street Program
The National Trust Main Street Center maintains an extensive website
with information about their program. The following materials provide
a brief overview of their services. Additional information can be found
at www.mainstreet.org.
The National Trust Main Street Center is a program of the National
Trust for Historic Preservation. Housed in the Trust’s Department
of Community Revitalization, the Center is the nation’s leader in
preservation-based revitalization, providing assistance, information,
and leadership to grassroots-based organizations around the country.
In the 1970s, the National Trust created its unique Main Street
approach to commercial district revitalization, a methodology that
combines historic preservation with economic development. Today, it
advocates preservation-based commercial district revitalization as an
ethic that all communities can use to revive their traditional commercial
areas.
The Main Street Center takes a four-point approach to revitalize
a downtown. The strategy is tailored to meet local needs and
opportunities, and encompasses work in four distinct areas — Design,
Economic Restructuring, Promotion, and Organization — that are
combined to address all of the commercial district’s needs. Described
at right are the four points of the Main Street approach which work
together to build a sustainable and complete community revitalization
effort.
The Main Street Four-Point Approach™ can be applied in Arlington to
strengthen the business that are currently there, as well as diversify the
downtown. It is important to note that the program is incremental; it is
not designed to produce immediate change. In order to succeed, a long-
term revitalization effort requires careful attention to every aspect of
downtown — a process that takes time and requires leadership and local
capacity building.
6.0 Main Street Programs
Design enhances the unique
visual qualities of downtown by
addressing elements that create an
appealing physical environment.
Economic Restructuring
strengthens downtown’s existing
economic assets while finding
ways to fully develop its market
potential.
Promotion creates excitement. It
reinforces and markets a positive
image to customers, potential
investors, new businesses, local
citizens, and visitors based on the
unique attributes of a downtown
district.
Organization builds consensus
and cooperation between the many
individuals and groups who have a
role in the revitalization process.
56 • Olympic Avenue Design Guidelines June 2007
The National Trust Main Street Center services include:
•Direct, on-site technical assistance and consulting services to
towns, cities, and urban neighborhoods.
•Supporting and coordinating a nationwide network of Main
Street organizations.
•Publishing a wide range of books and training materials.
•Offering membership in the National Main Street Network,
which includes a subscription to Main Street News.
•Coordinating the annual National Main Streets Conference on
commercial district revitalization.
•Offering professional training and certification programs through
the National Main Street Institute.
•Recognizing revitalization successes with its annual National
Main Street Awards.
•Providing information and research on commercial district
revitalization.
•Forming strategic partnerships with organizations and agencies
to promote preservation-based commercial district revitalization.
•Leading the commercial district revitalization movement
nationwide.
•Working within the National Trust to provide comprehensive
community revitalization, historic preservation, and
strategic services to communities, as well as to assist in
legislative initiatives, special projects, and more.
6.2 State of Washington Main Street Program
The Washington Main Street Program maintains an extensive website
with information about their program. The following materials provide
a brief overview of their services.
For more information, go to www.cted.wa.gov/site/52/default.aspx.
In addition, the state has a staff dedicated to this program. For other
questions, contact the Office of Communit , Trade, and Economic
Development.
Section Six
Olympic Avenue Design Guidelines • 57
Design Guidelines
A healthy, thriving downtown or neighborhood commercial district is an
asset to any community that is endeavoring to sustain or grow its local
economy and create or retain jobs. The Washington Main Street Program
(WMSP) helps communities throughout the state revitalize the economy,
appearance, and image of their traditional business districts using a
range of services and assistance to meet the needs of communities
interested in revitalization.
The WMSP provides access to information, help getting focused, and
community support and guidance to individuals and organizations
interested in downtown revitalization. It also serves as a general
clearinghouse for the latest tools and techniques in downtown
development. General information, primary and secondary research,
project development assistance information, and audio-visual and
resource materials are also available.
The WMSP is a partner, but true revitalization success is built squarely
on local commitment, initiative, and follow-through. Recognizing
that Washington communities interested in revitalization have a
variety of situations and needs, the WMSP offers a tiered approach to
participation. The three levels of participation for Washington Main
Street communities are described below:
•The Downtown Affiliate Level is ideal for communities just
beginning to explore downtown revitalization, those that do
not wish to become a Start-Up or designated Main Street™
community, or wish to use the Main Street Approach™ in a
non-traditional commercial setting. Affiliate communities have
access to the Downtown Revitalization Resource Library and
information exchange, telephone consultations, limited technical
assistance, awards program, and a discount to various training
events. Communities of all sizes are eligible to participate as
an Affiliate and may join at anytime by completing a brief
application.
•The Start-Up Level is for communities exploring the
possibility of future Main Street designation. Services at this
level help communities or neighborhood commercial districts
build an appropriate organization and funding base to start a
comprehensive downtown program, as well as help prepare them
for the Main Street application process. Participation does not
guarantee selection as a designated Main Street community, but
58 • Olympic Avenue Design Guidelines June 2007
it can help strengthen revitalization efforts. Communities with
an interest in participating at this level of the tier system should
initially send a “Letter of Interest”. Those submitting letters will
be invited to apply when resources permit. Intake at this level is
on a space available basis using specific eligibility and threshold
criteria.
•The Main Street™ Designation Level is for communities that
have a population of less than 100,000, or for neighborhood
commercial districts, with a high degree of commitment and
readiness towards using the Main Street Approach in a traditional
downtown setting. A full-range of assistance is provided to
communities at this level, from intensive services to meet the
needs of newly designated communities to services that help
mature programs maintain focus and effectiveness. Designated
Main Street™ programs work to develop the critical tools
needed to undertake comprehensive downtown revitalization.
Application rounds are held as resources permit. Communities
with an interest in seeking Main Street™ designation are
encouraged to participate as a Start-Up community first
Section Six
Olympic Avenue Design Guidelines • 59
Design Guidelines
The City of Arlington has an opportunity to reclaim their history by
enhancing their historic downtown, Old Town. The city has experienced
unprecedented growth in the last decade by tripling its population. As
the city grows in area and size of population, it will be essential for the
downtown to enhance its economic vitality. This will ensure that local
residents continue to use Old Town for daily goods and services, which
will strengthen downtown businesses.
The renovations along Olympic Avenue will serve as the catalyst to
revitalizing the downtown core. New streets, sidewalks, lights, public
art and other amenities will drastically change the appearance of this
century old street. In concern with these changes, the city wants to
encourage business owners to make improvements to their storefront
facades. In many cases, minor improvements, such as removing
awnings, repainting facades, or new signage can make a major impact.
This document will serve as a reminder of Arlington’s rich history of
community and commerce. The guidelines outlined will instruct the
business owners and city leaders of the possibilities for Olympic Avenue
and will foster a vibrant and successful Old Town fo the future.
7.0 The Future of Arlington’s Old Town
60 • Olympic Avenue Design Guidelines June 2007
City of Arlington Official Website. Retrieved April 20, 2007, from http://
www.ci.arlington.wa.us/
Fleming, Ronald Lee. (1982). Façade Stories. New York: Hastings
House Publishers.
Francaviglia, Richard V. (1996). Main Street Revisited. Iowa City:
University of Iowa Press.
Jandl, H. Ward. (1982). Rehabilitating Historic Storefronts. National
Park Service Preservation Briefs, (11). Retrieved April 25, 2007 from,
http://www.cr.nps.gov/hps/tps/briefs/brief11.htm
Stillaguamish Valley Genealogical Society. (2003). Arlington Centennial
Pictoral History 1903-2004. Hamilton, Montana: Oso Publishing
Company.
Wagner, Richard. (2000). Guiding Design On Main Street. Washington,
D.C.: National Trust for Historic Preservation.
Wagner, Richard. (2000). Revitalizing Downtown: The Professional’s
Guide to the Main Street Approach. Washington, D.C.: National Trust
for Historic Preservation.
8.0 Bibliography
Olympic Avenue Design Guidelines • 61
Design Guidelines
62 • Olympic Avenue Design Guidelines June 2007
Findings of Fact
Arlington City Planning Commission
PLN#428 – AMC Chapter 20.46 Update (LUCA)
Page 1 of 2
July x, PLN201200
Bruce Angell, Chair 238 N. Olympic Avenue 360-403-3551
Regarding: PLN428
City of Arlington Community Development staff has requested changes in
AMC 20.46 (Design) to allow the conversion of existing Design
Guidelines to Design Standards. The adopted document will be entitled
“Development Design Standards and Olympic Avenue Guidelines”. The
adopted document will include three sections: 1) Chapters one through
four which are the standards for development throughout the City; 2)
Chapter fifteen which provides additional standards for the Old Town
Business Districts, and 3) The Old Town Design Guidelines which
provides the history and context of Olympic Avenue, and will further
inform the design standards for this historic area.
Summary:
The Planning Commission discussed this matter at the May 1st and June
5th workshops; the April 17th regular public meeting, followed by a
Public Hearing regarding this matter on June 19, 2018 and transmits
the following findings and recommendation to the City Council:
Findings:
1. The distinction between Design Guidelines and Design Standards
was clarified in AMC 20.110.014(b) as part of the Mixed Use
Development Regulations approved by Council in 2017.
Specifically, “Standards are mandatory requirements which are
enforced by terms such as “shall” or “will”.…Guidelines are
suggested or encouraged but are not explicitly mandatory”.
2. Without regulatory Design Standards adopted as a part of the
Land Use Code, development, redevelopment and modifications to
existing buildings could occur that would potentially be
detrimental to preserving and enhancing the historical nature of
existing downtown architecture.
3. The Mixed Use Overlay Development Standards only apply in
limited areas of the City under very specific conditions.
Lacking design standards for the remaining zones and conditions,
development, redevelopment and building modifications could
occur that do not follow the intent or type of development as
required by the Mixed Use Development regulations.
Community & Economic
Development
PLANNING COMMISSION
Findings of Fact
Arlington City Planning Commission
PLN#428 – AMC Chapter 20.46 Update (LUCA)
Page 2 of 2
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the hearing,
the Planning Commission herby recommends on a unanimous vote that the
City Council approve the proposed modifications to AMC 20.46 (PLN
428).
Respectfully submitted through the Department of Community and
Economic Development to the City Council this Twenty First day of June
2018 by;
____________________________________
Bruce Angell
Arlington City Planning Commission Chair
City of Arlington
Council Agenda Bill
Item:
WS #5
Attachment
E
COUNCIL MEETING DATE:
June 25, 2018
SUBJECT:
May 2018 Financial Report
ATTACHMENTS:
Financial Reports –
Narrative
General Fund Operating Statement
Revenue Charts
Other Fund Operating Statements
DEPARTMENT OF ORIGIN
Finance; Kristin Garcia – Finance Director 360‐403‐3431
EXPENDITURES REQUESTED: 0
BUDGET CATEGORY: N/A
BUDGETED AMOUNT: N/A
LEGAL REVIEW:
DESCRIPTION:
Attached is the May 2018 financial report.
HISTORY:
ALTERNATIVES:
RECOMMENDED MOTION:
Workshop; discussion only.