HomeMy WebLinkAboutOrdinance No. 2022-034 Adopting the Arlington Development Design StandardsORDINANCE NO. 2022-034
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, ADOPTING THE ARLINGTON
DEVELOPMENT DESIGN STANDARDS
WHEREAS the City of Arlington is required to plan under RCW 36.70A.040; and
WHEREAS, the City staff has engaged in a comprehensive review and has proposed an
update containing numerous revisions to the Arlington Municipal Code (AMC); and
WHEREAS, the Arlington Planning Commission held numerous meetings concerning the
revisions, including discussions occurring at the following meetings of the commission:
• January 4, 2022
• March 1, 2022
• March 15, 2022
• April 5, 2022
• April 19, 2022
• May 3, 2022
• May 17, 2022
+ June 7, 2022
• June 23, 2022
• July 25, 2022
• August 2, 2022
• September 6, 2022
• September 20, 2022; and
WHEREAS, the Arlington Planning Commission provided notice of and took public
testimony concerning the changes at public hearings which occurred on September 20, 2022; and
WHEREAS, the Planning Commission made findings and provided its recommendations to
the City Council concerning the proposed changes; and
WHEREAS, the City Council considered the revisions initially with docketing meetings on
March 28, 2022 and April 4, 2022, and also at a joint meeting with the Planning Commission on
July 25, 2022, and then on October 10, 2022 and at a public hearing conducted on October 17,
2022; and
WHEREAS, the amendments were presented to the Department of Commerce for
comment and said Department had no comments on the ordinance; and
WHEREAS, review under the State Environmental Policy Act (SEPA) occurred with limited
comments from state agencies, all of which were addressed by the City; and
ORDINANCE NO. 2022-034 1
WHEREAS, having considered the public testimony, the input from the Planning
Commission and state agencies, the Council deems the adoption of these amendments to be in
the best interests of the City and citizens;
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
Section 1. The City of Arlington adopts, and incorporates by reference as though fully set
forth herein, the City of Arlington Development Design Standards dated October, 2022, a true
copy of which is attached hereto as Exhibit "A".
Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of
this ordinance, or its application to any person or circumstance, be declared unconstitutional or
otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state
or federal law or regulation, such decision or pre-emption shall not affect the validity of the
remaining portions of this ordinance or its application to other persons or circumstances.
Section 3. Effective Date. The title of this ordinance which summarizes the contents
shall be published in the official newspaper of the City. This ordinance shall take effect and be in
full force five (5) days after the date of publication as provided by law.
PASSED BY the City Council and APPROVED by the Mayor this 17th day of October, 2022.
CITY OF ARLINGTON
,f ill
.f t
Barbara Tolbert, Mayor
Attest:
4'L L = 8 � L 4-2 & k 21- � t I � � �_
Wendy Van Der Meersche, City Clerk
Approved as to form:
Steven i e, City Attorney
ORDINANCE NO. 2022-034 2
EXHIBIT "A"
Development Design Standards
ORDINANCE NO. 2022-034
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Table of Contents
Design Standards 6 7.2 Siting Parking Areas (Cont.) ...........................•""••••• •• •••••...... 30
Development Character and Liveliness ......•..••.... ••••• 6 7.3 Siting Service Elements .............. ............................. 32
1.0 Street .......................................................
1.1 Inhabited Street ..........................•••••........................................7 8.0 Transit Facilitation 32
2.0 Pedestrian Environment ........••.•••••••••••••••••••"'°""""""""" 8.1 Integrating Transit into Site Planning . 33
....................... 7 Planning (Cont ........................
2.1 Access to Buildings from the Street ............. 8.1 Integrating Transit into Site Plannin lexes .............•• 34
Walls 8 Multi -Family Comp
2.2 Screening Blank Walls and Retaining g,2 pedestrian Circulation in 35
Blank Walls and Retaining Walls (Cont.}.......... 9.0 Architectural Character ......• •.............•...... """'"""
2.2 Screening .................... 10 rchite......................,,.........., ...• ., 35
2.3 Service Element Screening ....................•••••""" 9.1 Consideration of Site Conditions '
36
4 Screening Parking Lots.........................................I..........,. ,. 12 9.1 Consideration of Site Conditions (Cont.) "•'"""""" 37
2 creen ,.,,....,..
Parkin Garages .................................. 9.2 Unifying Design Concept .............................,........................ 38
2.5 Screening g ......""' 13 Concept2.5 Screening Parking Garages (Cont.)) 14 9.2 Unifying Design Co (Cont.)( .•_,__
Driveways .............................. with Neighbors ........I................ ...............
39
2.6 Parking Garage Entries and Y 9.3 Compatibility g Cont. 40
2.7 Lighting Design...................................................................: 16 9.3 Compatibility with Neighbors (Cont.) ..................." ............. 41
2.7 Lighting Design (Cont.) ....................................................... 17 10.0 Character and Mass ing..............•.....•...•,.............:.......:........., 41
Landscape Design .................•••• ........... 17 10.1 Articulation and Modulation 42
3.0 ........................ and Modulation (Cont.) ..............,....,........,......
3.1 Continuity Along the Street .......•..•••• 18 10.1 Articulation ...... 43
3.2 Parking Lots ...............................................
........., ...,............1 19 10.2 Architectural Scale ...............,.....,........,.....................,. 44
3.2 Parking Lots (Cont.)................................ d et ......... 20 10.3 Rooflines ................,..............,•................,...... 45
Transition Between Occupied Spaces an St 20 11.0 Architectural Elements ........•..•• 45
4.0 Trans n Scale ........... ........................................... 46
4.1 Buffering Private Spaces .............................. .................... 21 11.1 Human ....,........... .....,..,...,......,,.,,... „ .. ,...,......,......,.
5.0 Neighborhood Character .................................................... 21 11.1 Human Scale(cont.)..........,..,..,...,.......,....................,.........,., 47
Streetscape Compatibility .......• 11.2 Building Features ... 48
5.1 Creating ......................... 22..............................,.,,.....................
5.2 Orienting the Building to the Street ....... .• 23 11.2 Building Features (Cont.) ..........•..... , 49
3 Compatibility within Emerging Centers - 24 11.3 Entries .....................••••"' 50
5 Centers (Cont.) ............. Materials .......................,.............
5.3 Compatibility within Emerging ...... 25 12.0 Exterior Finish M ••.. 50
Adjacent Properties...............................................25 12.1 Appropriate Materials .................................................. 51
6.0 ccess ..................... Materials (Cont.) ...........................
6.1 Retaining Privacy an Solar A •••••• 26 12.1 Appropriate
52
6.2 Parking Adjacent to Residences .................................... 27 13.0 Parking Garages .......................,..,,........•........{....... �...,...�. ,.....t 52
with Occupiable Spaces 53
7.0 Siting ............................. .............................................................. 27 1-3.1 Compatibility Sp(Cont,)....................
Space .. 13.1 Compatibility with Occupiable aces (C t) 54
Usable Open S •••••••••••••••••"
7.1 Creating 28 ith the Attached Building •••••
Space (Cont.) """'••�•��••'�
7.1 Creating Usable Open Sp
"""""................. 13.2 Integration w
7.2 Siting Parking Areas............................................................ 29
2
Table of Contents
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
3
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5
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 residential, mixed -use,
multi -family, andcommercial, and industrial
development within all zones of the city.
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.
Par
Figure 1: Building elements can enliven the street
edge creating safer places to walk and congregate.
0
2.0 Pedestrian Environment
2.1 Access to Buildirigs 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._ When possible, parkinglots shall
be accessed from an alley or side streM
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.
AVOID THIS CONDITION
Figure 2: Lack of clear entries on the street can
create an unfriendly streetscape.
Figure 3: Clear entries to the sidewalk encourage
pedestrian circulation.
II
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, green walls,
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.
Blank Wall
Trellis
',1 b
Figure 4: Blank walls may be screened with
trellises and climbing plants.
QI�w4 {Ah11
Figure 5: A planting bed and generous landscaping
may be used to screen a blank wall.
8
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.
2.2.3 (0 Retaining walls that are visible from the public
right-of-way shall be resigned with a textured Face.
Figure 6: Use landscaping to screen retaining walls
near pedestrian ways.
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 that are constructed of
woad, metal, or concrete blocks (chain link or even
slatted chain link is not allowed). 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 facade facing the street
and should not be visible from the street.
2.3.3.4 Gutter downspouts on the front fagade shall be
visibly integrated into the design of the building.
Figure 7: Trash area shall be screened from the streetand
pedestrian way by enclosures, with self -closing doors and
landscaping.
Landscaping
� ZA
Solid Enclosure
Concrete Pad
Figure 8: A well -designed screen for a dumpster
10
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 logs 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 an opaque landscaped
perimeter bed or hedge at least 2-1/2 feet high,
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. In the General
Industrial and Light industrial zones only, chain link
fencing may be use for security of the site and shall be
black vinyl (galvanized finish and slats are not
permissible).
Sidewalk
InIk JnDnher
peleilhan cmrerr.�
f ►laded M57rhaR.n�
horrors are ea:tara►eL
@'k% or mawnrr.
Mwch b.ildzy mat�'W
If pb.Ubla.
Figure 9: Low wall with trellis above hanging plant is
ideal as a screening element for parking lots.
Figure 10: This drawing illustrates atypical standard
of perimeter landscaping. Other plant material
combinations and dimensions maybe appropriate.
11
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
Trees
Shrubs
r �.
i3ving g7oundeover
to cover 90°k of
planting strip within 3 yea
Figure 11: Parking garage screening bed.
Figure 12: Street- level spaces for small businesses,
creating a more active and pedestrian -friendly street
edge.
12
destrian gnvir°nmGaages �cont�
2.0 ent
Pe parking
2,5 Screening depth of only ten (.1o}
etimes a p provide spaces
active street. SO to enough tO p er
front is laundries, flow
feet along the ticket booths,
for newsstands needed by residents or
Shops and other uses n
ned metal grills
shoppers• desig provide
provide artistically design to p
2 S, into the building
incorporated sight lines for
garage
while maintaining slg exiting
screening while
increased pedestrian safety
13
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.
14
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.
15
vlronanent
ZA pedestrlanED sign tcont
2 Lighting ral part of the
integ jectkitingshall be an ofanyPro Exterior lag dscape design aWiththe
2.7 d lan n pe d be comp safe
architectural an desig ropriate and
le and roviding apP chitectural
Fixture style
While P
Use lighting to accent ar
building kiting
levels of lag
features of a building.
ligrting leV els
Minlmn foot candles
4
1-3
1
pedestrian o,5
paths Lots
parking kit Chart
e 16: Lag
g;gur
16
3.0 Landscape Design
nAlong the Street
tinuity
3.1 Co�- —
Intent e landscape Character of a street or
3A.1 In To reinforce th
3'11(a) hborhoods'
neighborhood. existing neig
To enhance subject to these
3.1.1(b) ment
3,12. Applicability lies to all development
010
This standard app pursuant to AMC 20.
design standards t Design Guidelines or Standards).
ante with D
(Conformance
nt on existing streets shall enhance
3.1.3 s positive
qualities of the
3.1.3.11nfill developme
and preserve the distinctive, p
s to enforce the landscape
streetscape
313 2 There are several way hborhood, anY of
local neig
design character of the
(see adjacent notes).
which may be app
sca e Character
Reinforcin fl1e Existin L n
.If a street has a uniform Pattern of
that in
Street trees Plan new street trees in color,
lenient the species
street trees, or comp
(preferab el and other physical characteristics.
ultimates many streets
aterials—The lots °n articular
Similar plant m ical of a p these
materials typ basis on
feature plant m hborhood• Emp
eriod or neig project fit into the local
historic p anew
species will help
context
designs —Some streets
formal, clipped
Similar landscapeetric, ore naturalistic,
feature lawns and syncim
planting s while other streets feature m
land netric planting
textures, colors, or
mate all, wall, using
Similar construction low brick similar
elements—
Extendingighbors, or employing
paving similar to a s to achieve
stairway construction are way
greater design continuity.
Using
e fixtures and e ��xtures help
Similar land edestrian scale liglight level.
consistent p h of scale and g
create continuity
17
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 deeresin 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.
3.2.3.4 Landscape planting beds shall have the Following
3.2.3.4 (1) 1 tree for ever„y77 parking stalls.
3.2.3.4 (2) 1 shrub for every 20 square ,feet of landscape
area.
3.2.3.4 (3) Ground cover is required between all shrubs
and trees.
a
V;
7 Spaces
Figure 17: The spacing of trees in parking lots
Groundcover
I tree for every 7 stalls
1
1 shrub/20 sf e
of landscaped area
Figure 18: Planting trees in larger parking lots.
18
3.0 Landscape Design
3.2 Parking Lots (cont.)
3.2.33- 5 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.S-6 Tree locations shall be coordinated with
the parking area luminaires and utility locations to
ensure minimum light levels are maintained after
tree maturation.
Lighting
Fixture
r planter
Bed
Figure 19: in mixed use and larger parking lots, tree
planters can be 5' by 5' and alternated with smaller
scale lighting and fixtures.
19
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
4.1.3.1 Provide 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,
fences Fenceefine s ha face the s and street
ard ith
landscaping
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 except if in the General Industrial or Lieht-
Industrial zones and use only for securty the fencing for
this ur ose shall be black vcnyl f ialvan(zed finish and
slats are not permissible .
Sidewalk
(Public Realm)
Stree*ont
(PriVM
Mgm)
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 andiron gates can enclose private
open space while still allowing l + "^^ social interaction
20
5.0 Neighborhood Character
5.1 Creating Streetsc:ape 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.
W
Figure 23: Consistent setbacks enhance the street
frontand 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."
21
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.
5.2.3.3 Accessory building and detached structures or
garages shall be subordinate to the primary structure. All
accessory structures shall be placed to the side or rear of
the primary structure and lot. The accessory structure shall
be a minimum of 8 feet behind the face of the primary_
structure (see AMC Chapter 20.48 for examples).
5.2.3.4 Provide clear pedestrian entries from the street and
5.2.3.5 Compose architectural elements to add interestto
the building fagade.
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 2 5: 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.
22
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 riot 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.
5.3.3.4 Commercial uses should be located next to the
sidewalk and residential uses should be located above or
behind the commercial building_or_use.
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 limitparking lots.
23
5.0 Neighborhood Character
5.3 Compatibility within Emerging Centers (cont.)
5.3.3.5 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.
5.3.3.6Provide pedestrian circulation routes through all
multi -family residential complexes linking buildingentries
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.
24
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 developmentreducing the
privacy of adjacent residences.
Limit balconies, deck
and views into neighboring
private spaces
Provide landscaping
and trees as
a visual buffer " z
Stepp larger
uiidings back,;`
from the
property line F
r
�tai(11111Z
Aeyard setback
Figure 30: Methods used to reduce the impact on
adjacent private yards.
25
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.
Parking for Existing
new development residence
Figure 31: Trees and trellises reduce the views of
parking lots from adjacent homes.
THIS
NOT THIS
Figure 32: Parking lot lighting should be sited to not
provide unnecessary glare on neighboring_
properties.
26
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.
�1
r
LI
wj MIS
Figure 34: Outdoor areas from residences like yards, terraces
and balconies that overlook common outdoor space make the
space more enjoyable.
27
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.
an
Figure 35: When neighbors frequentlypass through a
space where they see each other and can stop for a
conversation.
28
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 or parkirig stalls.
7.2.3 Standards
7.2.3.1 Locate off-street parking lots and stalls for
more than one car to the sides and rear of buildings.
Parking lots and stalls 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 ^^^es-sAccess to parking off of
alleys is required 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
adjacentto intersections. Prominent building features
should occupythe corner.
Parking Behind
PREFERRED im Opt
Figure 38: Siting parking lots behind buildings is
preferred.
29
7.0 Siting
7.2 Siting Parking Areas (Cont.)
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.
Figure 39: These residential units front only on a
parking lot.
W
F
a
z
ag
W
a
CO)
y
W
c�
t�
H
W
IN
O
Figure 40: Preferred site planning that creates usable open
space, adding value and identity to the complex, by siting
parking behind the buildings.
30
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.
Mechanical
Equipment
Dumpster
Teom�
Figure 41: The proper location of service elements is
important to reduce their impacts.
31
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 landscapingcan
obstruct pedestrian travel.
8.1.3.7 Provide pedestrian facilities like benches with
back rests, trash containers, clear signage, pedestrian
Bus Sto
Figure 42: Building entrance oriented to street and
transit stop.
Figure 43: Pedestrian access to transit provided
across the block.
32
8A TranSit Facili
tion Site Planning CCollo
Transit into
g 1 Integrating adlacent to
eU-maintained landscaping
`N transitfacilities,
lighting and Ward
entrances to
transit Stops. building e f acilitieS.
$13 g Orien routes to thos
and clearly mark
33
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
routes with changes in paving and landscaping.
5.2.3.5 Combine driveways to reduce the danger and
inconvenience to pedestrians.
Figure44: C o nn e ct b oil din gs in m ul ti -family complexes
with clear pedestrian paths.
Figure 45: Parking lots encircling residential buildings
are unsightly and unsafe to children.
34
Character
Architectural on oI Site Conditions
9 � 9.1 Conslderatl ne
develop
meat to be designed for
e`N with
9.11 Intent To encourage n
of the site will fit in
9,1.' conditions
development
the specific
pb 1To ensure that new
9.1.1t , yo en nod to these
t sub]ect
the neig men
.1.2 Applicability all devei c 2a 46.Q10
9 dard applies to or Standards7.
This Stan ursuant to AM
design standards h Design Guidelines
�Conforman cation on
the site, and
Standards of a building its loca
site cond"t�ons•
9.1.3 The design and to specific ' in the desig" of a
9. s ,, Shall reSP
racteristics to Consider
its lay°ut cha ing
3.2 Site the follow
cure it.
include rat heT than obscure
building raphy i, Step up
Topography
fleet natural top g be designed to
q.1.3 nee,buildings Sh changes in elevation• onded to
For insta °date Shave resp consistent
to accOn'n' building sites in a con
hillsides e neighboring n their
g.1.3.4 VVher hie conditions oar treatment for the new
similar top°grap sirnl
d positive way' consi der lation to
t°P
ographY
an in re
structure,
truct5 Designing
the building of parkinggarages.
9.1.3' reduce the visibility the Site
may help redo assing on
and its m and
prientation cture ew development
Solar n of a Stru n eas.
design es and public
ar
9.1.3.6 Thee solar exposure for
can en ize i acts on adjacent structur
minimize imp
n
ildings °n Steep
topography•
Figure 46, StePpi"ghu
rr
r r rrr�
r r r r r
;rr
' dvantage of a visual an'en'tY
Sing ahuildingtO aKe a
Figure 481
35
9.0 Architectural Character
9.1 Consideration of Site Conditions (cont.)
Corner Got
9.1.3.7 Building design can accent the corner at an
intersection of streets with a change of buildingwall
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.
Shops
Figure 48: Siting a building to take advantage of a visual
amenity.
36
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: SymmetricallyBalanced--Order achieved by
balancing both sides around the center.
Figure 51: Asymmetrically Balanced --Balance among several points
Figure 52: Courtyard Organization --Organized around an
outdoorspace.
37
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.
.law.
Figure 53: Environmental Response - Designing a
building around alternative energy systems.
Figure 54: Major Architectural Element - The arcade gives
order to the building.
Figure 55: Terracing - Terracing the building acknowledges the slope.
38
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.
9.3.3.2Lf 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.
39
9.0 Architectural Character
9.3 Compatibility with Neighbors (cont.)
Figure 59: The new apartment building relates successfullyto its
adjacent neighbors in choice of materials, proportions,and scale.
Figure 61: The rhythm created bybuildings along the street should be
retained.
Figure 63: Rooflines can reinforce the
architectural character of a street.
Figure 60: Architectural features or details like cornices can relate to
adjacent buildings, lowering the perceived, conflicting height of the
building.
YES7r 7n!
a
Figure 62: The patterns and proportion of windows and doors
(fenestrations) are important to the building's architectural
character, and reflect its compatibilitywith neighboring buildings.
4 I z
NO f7
YESILr F,
i 1
40
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:
Articulated Roofline
F47, E_TNE .
L_Articulated Entry
Figure 64: Articulation
Figure 65: Interval
elements
Figure 66: Modulation
41
10.0 Character and Massing
10.1 Articulation and Modulation (cont.)
10.1.4.3 (a) Fagade Modulation: Stepping back or
extending forward a portion of the fagade at least
6 feet (measured perpendicular to the front
fagade) 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.
Chimney
Window
/groupings
A*
Balconi
Ent
Tre
Figure 67: Building details that can reinforce the articulation
interval.
Figure 68: Modulation of the principal building facade
adds interest to a long building.
42
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
far ade 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.
Reduction In
apparent size
Figure 69: Good design can reduce the apparent size of new
buildings, allowing them to fit in with smaller buildings.
Zone allowing
greater bulk
Figure 70: (above and below) Atzone transitions, special
care should be taken to reflectthe articulation intervals of
adjacent development.
u0 n
m_dul
Large Building
43
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 eie o of the following:
10.3.3.1(a) Roofs may have dormers. Q444e ag_bl s
gambrel, or -hipped roof or similar variations in roof
planes to break up -the roof mass.
10.3.3.1(b) Broken or articulated roofline.
10.3.3.1(c) Prominent cornice+o�fascia. or parapet
that emphasizes the top of the building.
10.3.3.1(d) Other roof element that emphasizes the
top of the building.
10.3.3.1(e) Individual roofs may include a variety of
colors and materials, including tile, composition,
wood shake, asphalt shingle, and standing seam
baked enamel steel.
10.3.3.1 (0 Metal roofs are allowed in all zones,
except if metal is used for residential it shall only be
standingseamsteel roofs.
10.3.3.2 No roof mounted mechanical equipment shall
be visible from the sidewalk or roadway of the adjacent
street.
lj-
:`
I-6ak
Figure 71: (above & below) Broken roof forms and
modulation help reduce the apparent size of this building
44
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 humanscale.
45
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
fagade by being detailed to recede into the
building face.
11.1.4.2(f) Gabled or hipped roofs, including
nested rooflines.
11.1.4.2 g Roof flashing, rain gutters,
dowiisl-)oats, vents, and other roof
protrusions small be finished to match the
adjacent raterials and/or colors and be
consistent with the design of the building.
E------- Pitched Roof
Fascia
Substantial
Catumns
Wooden
Balustrade
Figure 74: Covered entries, like porches, need to be
of substantial materials.
Figure 75: Bay windows that protrude from the
building wall.
46
11.0 Architectural Elements
11.2 Building Features
11.2.11ntent building.
11.2.1(a) To create a more visually canta d in creating a
11.2.1(b) To add elements whichcompatible with its
better human scale and be more comp
neighbors.
11.2.2 Applicability ment subject to these
This standard applies to all develop
AMC 20.46.010
design standards pursuant to
idelines or Standards).
(Conformance with Design Gu
11.2.3 Standards ace within
11.2.3.1 Use building features to reflect the space
a building, to reinforce site conditions like a corner or
and and to articulate building modulation.
courtyard
.3.2 Building features shall be consistent and unified
11.2design of the building.
with the overall architectural ed and proportioned to relate
element shall be articulated
a Whole.
with the building
11.2.3.3 Use changes of materials to enhance building
features. s may have large areas of blankwall
11.2.3.4 No building
surfaces. Use architectural features and elements to
enhance all building faces.
11.2.3.5 Building features can include some of the
following: floors and roof
11.2.3.5(a) Setback of upper
decks.
11.2.3.5(b) Strong corner feature like a turret o
corner entry,
CORNER FEATURES
Balconies
Turret
Accentuated b0filue
U:,3 L
Sculpture
Figure 76: Corner Features
47
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
exceptthatthe project below employs varied rooflines, window
details, faVade articulation, a trellis, chimneys, entry details, and
other features to add interest and a greater sense of quality.
48
11.0 Architectural Elements
11.3 Entries
11.3.1 Intent
11.3.1(a) To create art 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.
[i
�i
•1 ��
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.
49
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 T1-11 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 mustbe taken to choose exterior building materials
thatare compatible and historicallyappropriate.
50
12,0 Exterior Finish Materials
aterials Mllt
ropriate
12.1 AT texturing.
Crete walls shall be enhaor by
1213 $Con Crete coating or admixture, mosaics, or
coloring With con or sculpted surfaces,
orating embossed
incorporating with
artwork. e enhanced bond
walls shall b decorative
121.3.9 ConCrete block ortar,
colored m masonry
materials.
textured blocks and orating other m
pattern and/°r'nCOrp toweled finishes shall be
p Stucco and similar roof overhangs or
12.1.3.10 eather by
sheltered
from extreme w
Other methods.
51
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.
IIIIII IIIIII �II
Figure 82: The parking garage entry should take
advantage of topography to be visually subordinate to the
pedestrian entry.
Figure 83: The pedestrian entryshould be articulated to
emphasize its importance relative to the garage entry.
52
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.
53
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
13.2.3.1 The 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.
8lmllet horizontal
elements
Non -horizontal
proportions of *per.
Roofdeck
L
aannar —
Materials Parking Residential
structure building
Figure 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.
54
arking Garages the Attached
Building �COnt
13'0 P ration with
113.21nteg ,rage to be
the parking g Street or
2 b) Designing level
totally °f the
13.2.3 below the
partially or
neighboring properties•
Ag
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: Asuccessful mixed -use projectalong 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.
56
r 4e
T
H
T
R
E
IL
1 64
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 ofArlington-
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
58
15.0 Old Town Business District
15.1 Policy, Goals, alid 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).
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.
15.1.2 cW Any new construction or modifications to
existing structures in the Old. Town Business Districts 1.
2. and 3 shall comply with the Arlington Development
Design Standards and also refer to and utilize the
Olympic Avenue Design Guidelines, to the maximum
extent possible, in their design and modification efforts.
Ali
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 2 ).•' 6099 gite Design in
the Old Tn.,■,,,
Business Districts (1.2 and 3' and 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 extension of the sidewalk shall be
installed so gL to widen the sidewalk up to the building
front.
15.2.2.1-15.2.2.2 Locat�Wherever feasible, buildings
built in the Old TownBusiness districts per this section
shall be adjoining or appearing so, so as to create a
continuous facade along a street. 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
fade on the trail side.
Figure 90: Corner massing, setbacks, building orientation,
off-street parking, and screening.
61
Business District
own
15.0 old T n and Massing �COnt
15.2 Site Deng The maximum
Height— COId
215�Building the Height
in height for all building A�C�o.48,060 Building
,building in'Ynum height
Business District � ere is n0 "' ed that
Although1 encourag
Limitat1Ons.resent, it's strong Y lans for,
requirement at p or at least p
new construction includes, ions of multi -story
ent of additional stories unc e is
developn' llowable mixed u further- - the econom
�,,Ie�. as furth racter of the
razed historic cha
buildings are recognized
and n.
being, vitality, attractive tow all
well- akes Arlington an aximum
OTBD that rn 4 Lot Coverage —the m
15.. 48.064 Maximum
� AMC 20.
e is set by
lot coverage Surface Lot Coverage,
Impervious
ards (cont� Orientation—
Building facades
15.2.2 Stand �$uilding and the
r 15. oriented ld n s located on
rimarY entries shall be lot. Building were both
and p ordering the es as if they
principle street bol facad 90 However, facades
corner lots shall treat beef (Figure �' provide building
the principle need not pr tries.
facing street 113 En
facing the secondary information see _Off street
For related inform Location
entries. 2 6 Off Street Parking, s located
to the rear of buildings
located to
shall be located arkiiig shall b of the
parking Off street p other areas
on Olympic avenue.
of other braidings in
the rear or side DistriatiA.
�pOld'TO n Business
62
n Business D!Strlct
.0 Old Tow and Massing CCOnt� _parking
15 15 2 Site Design rking-Screening Visible
0 ff Street P more cars and that are
2°6152 20 feet of
o within
acity of 3 from view
lots with the cap of.•W y °r are located ed be
kits_ a e screen
ubliczo ,Zoned Property's
b walls or
from p u kit iron
residential b `NTO g other landscaping
Crete block' or Y or le for
wood, brick, con shrubs, trellises shall be suitab
or by trees, t materials They shall be
fencing e selected plan climate ation•
elements.. and to the Arlington system °f irrigation.
with a viable four years of
their location nd provided within from
shall be effective e shielded
maintained shall b
plant screening
parking lot lightingerty.
planting hboring prop alleys shall be
intruding onto neig
kits -of -Way in
_Public rig llbe screened
2•j3 ARYs arking sha
2 t5� Services and p d 15.2.2•S _ Service
kept clear s 15.2.2 6 an ice Elements
to Section. screened from
according screening °f $e S all be black,
:2815 ublic view Crete
that are in public wood, brick, con dscape
elements combination or with Ian
view With a fencing is riot
walls or lir►� wkth slats
or wrought iron link or chain
materials chaff ln`--
otherlandscaping shall be
allowed ' 2 2,6 �ngs to the service area their
t$ee Section 15' serviceS and
requirements' Opethe sidewalkae f the public right
located located away from outs
Greening shall be located
S
way.
63
15.0 Old Town Business District
15.3 Architectural Design
COP
15.3.1 Intent
New building facades shall conform to the horizontal and
vertical division systems used historically in Arlington WME
and in the architecture of other traditional commercial
centers as described below.
15.3.2 Standards SAN
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 abstractillustration of required
horizontal divisions. Below, an existing example.
64
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-
a'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
fagade 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
3 VERiI(.'AL BAYS. MMMYIJY
R
Figure 92: Above, an abstract illustration of required
vertical divisions. Below, an existing example.
65
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).
oasnNG EXAAVU SEMN
Figure 93: The western false front hides a gable
roofline behind.
EX61M DVAVU
sEcnON
Figure 94: A contemporary interpretation of a classical
parapet forms a single, strong, building cap.
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
heightis not encouraged).
mcnm ExonmG bmwu
EXURNO EXAMPLE
al 1{11111 =01
SECTION
67
n gusineSs District
15.0 old
TO eslgii (cons)
15.3 Architectural D _ tenor finishes
d colors ex of traditional
finish Materials an lications
15 3 2.9 F commercial app rick, stucco (or
durable Comm ood, stone, b 16 rior
shall be d elude w metal, and tile. trim
materials. These in Crete base and
finished EIFS)' con ntrasting deems as
stucco- Quid include c° erally
schemes sh Board gen aint
colors Design Review in any p ecting
colors. The eluded
schemes included
filar proposal re
table color or sim
accep , „historic line
manufacturers all be detailed
theme guildingsv shall
material and
an historical Detailibnetweenbase e of the
15.3 210 Building some
trim,
that va y should includes brick cast
with materials detailing d trim, decorative metal,
trim. Trim wo d moldinm a moldings, pressed
following..cotta trim'
glazed terra rated with the
°r stone trim• integ r significant
concrete Signs
andashall n„ . board Sig
2.11 Signs - of cove „ 'as
15.3. architectur walk sandw et edge with a
building tunes. Side at the street
wining• In the
architectural few side e rem
laced On the walk zon 20.6$
shall be p side with AMc chapter
(�-f OOt clear
minimum conflicting regulations
of confltringent apply to Existing
case the most s o new Construction mixed'
Signs commercial or
Relations hiWhere new alter historic
15.3 21t Building lots with sm
Adjacen adjoins erty zoned exclusively for
Use construction five impacts d
or adjoins pr ei tial n co C,,ve I al buildings
buildings the PO rchitectural
ential use, e larger a
resid os.. oil of the h site planning and design or
the )uxtap ated throug inclu
itig ues ca S figu e 103) ; i Boras to
easing shall be These techniq
design of planar element gat the corner taller
i ht of the ,new b oC dto better compliment a
continuity
the
hold the corner andl
cnredbY
. e-suPPortedcano'" se
Figure98:Atensil
chain or cable-
10 held in
ression-supP"` "'�
Figure 99: AcO eP od
large,
arg wo
place at
� Anono-
i�vertical
truss cane
chord topY attaching
the s� actural Pram
m
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.
I �
■ ■ ■ ■.mow ■
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 way for new construction to fit into the context of existing
buildings.
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 abetter 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.
70
15.0 Old Town Business District
15.3 Architectural Design (cont.)
0
�iiillGll r, ii
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.
INC
71
own Busine5S WStri a d New Additions
15,0 Old T ehabilitation
15.4 Exterior R
-These Standards
tand wpthin the
G,1111u$e buildings
15.4.10verview and mixed- this context,
existing commercial and District. In to either
Central Business or alteration use
Downtown involves repair for a change in
"rehabilitation rovide protect and
the building or p uildings shall p
maintainalterations to b res and materials -
Repairs and o Existing
Restoration f
maintain their preservation and terior f eatures include,
15.4.2 Historic P Historic ex roof lines an
features - details, lazing and
Architectural f building sash, g
but are not limited Sized, types of framing' door sizes and
window of divided lights'
parapets; pattern d materials,
door types an sidewalk
their materials, p details,
styles, and framing s, a d stoTefron trim, and details;
aterials, materials, or names, along
storefront m e such as dates
canopy materials, tYnI es ,and, in general, the
historic building sig u i
with cornerstones and plaarticulation. buildings shall
trim and of existing If these
overall building Dyed.
architectural feat rather than rem e replaced
Historic a and repaired, damaged' they shall b
be retained damag earance to the original
features are severely
features identical in app Features
-
with Architectural F ed in
ent of Pre -Existing Dyed or destroy
features. been rem where new
15.4.3 Re�lac. features shall be restored
where historic al features makes this feasible.
the past, tho$e o g
construction or rehabilitation ma
72
n gusiness Distrioa d New Additions
15.0 old T°w Rehabilitation
15 4 Exterior
New additions to
Buildings - of the
Additions to Existing ectthe architecture detailing
15.4.4 A s shall resp colors, and
building assing' design
historic Materials m e the
existing budding shall quid s shall also be
existing building addition tares
of thes New itectural fea with
pion compatibility
e new add' ]hstoric arch
of the with the including e, storefront
compatible
historic buildings'
color, signag
Of ad)acen materials, ies, and facade
historic building ewalk canoe a lks -
Organ1zation, Aver Sidew
org tion Weather protection aintained, s of this
aniza ies/ shall be ri1
15.4.5 Canoe alk canOpie according to the provision
Historic side ehabilitated 3 2 g, dditions to
restored, see also
Section 15 and A buildings and
chapter, o Renovations to existing
Relationship New additions atible with the
15.4.E uildings - comp aildings,
Adjacent B shall be thistoricb
tructiOnof adjacen materials,
new infill cons ric building r can°pies,
rat features withhis. side
architectucompatibility zation,
including e, storefront Organ'
color, s ade organization•
and fad
73
CERTIFICATION OF ORDINANCE
I, Wendy Van Der Meersche, being the duly appointed City Clerk of the City of Arlington,
Washington, a municipal corporation, do hereby certify that the following Ordinance
No. 2022-034 was approved at the October 17, 2022 City Council meeting.
ORDINANCE NO. 2022-034
"AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, ADOPTING THE
ARLINGTON DEVELOPMENT DESIGN STANDARDS"
A true and correct copy of the original ordinance is attached.
Dated this 18th day of October, 2022
d * '1.4 1 , " �,,, )//, / d &4
Wendy Va Der Meersche
City Clerk for the City of Arlington