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HomeMy WebLinkAboutDesignReviewCompatibilityMatrix Design 1 1s Compatibili No. Standards Staff Findings 1.0 Street Character and Liveliness 1.1 Street Character and Liveliness-Inhabited Streets 1.1.3 (a) The street side of developments under 1.1.2 applicability shall appear Meets,the south side of Building A and the north side of Building B inhabited. provides storefronts,steel canopies,recessed entries,sidewalks,and pedestrian access. 1.1.3 (b) New development will accommodate human activity by providing balconies,terraces,and yards for residents use and neighborly Not Applicable,the project does not provide residential units. interaction. 1.1.3 (c) In mixed use buildings,retail elements like large windows,canopies, Not Applicable,the project is not a mixed-use building.The building does and integrated signage shall be incorporated into the design to add provide retail-like elements such as large windows,canopies,and a activity by enhancing the shopping experience. storefront look. 1.1.3 (d) Entrances,porches,balconies,decks,and seating shall be located to Not Applicable,the project is industrial and will not promote specific promote pedestrian use of the street edge by providing weather pedestrian use,but does provide entry ways,sidewalks,and the protection,security,and safety. opportunity for pedestrian access from two point along 1881"Street. 1 Pedestrian Environment 2.1 Pedestrian Environment-Access to Buildings from the Street 2.1.3 (a) Provide clearly marked entries from the street.Entries from parking Meets,there are two pedestrian access points from 188th Street through lots shall be subordinate to those related to the street. sidewalks and crosswalks. 2.1.3 (b) Parking garage entries shall be designed to complement,but not to Not Applicable,a parking garage is not proposed with this building subordinate the pedestrian entry. 2.1.3 (c) Parking lots and garages,when possible,will be accessed from alleys Meets,the property is bordered on two sides by 35th Avenue and 188th or side streets. Street.The entries to the parking areas have no other options but to come off main streets. 2.2 Pedestrian Environment-Screening Blank Walls and Retaining Walls 2.2.3 (a) Buildings may not orient large areas of blank walls to the street. Meets,large walls are broken up by modulation,articulation,windows, color changes,and building materials.There are interior truck bays between the buildings but do not face the public streets. 2.2.3 (b) Ends of buildings shall be designed and articulated with the windows Meets,the ends of the buildings are designed the same as the rest of the and other architectural elements. building. 2.2.3 (c) Screen blank walls with landscaping,architectural features,or art. Examples of such treatment include,but are not limited to: Design Standards Compatibility Matrix Page 1 of 26 No. Standards Staff Findings 2.2.3 (c) 1 Installing trellises for vines and other plant material in conjunction Not provided with the proposal with a planting strip. 2.2.3 (c) 2 Provide landscaped planting beds. Meets,screening has been provided between the building and the street frontages,between the building and the parking area,and around a portion of the perimeter of the property. 2.2.3 (c) 3 Incorporating artwork(a mural,sculpture,relief,etc.)on the wall Not provided with the proposal surface. 2.2.3 (c)4 Incorporating decorative tile,or masonry of varying materials or Meets,the walls have been broken up with modulation,vertical and patterns. horizontal patterns,materials,five different colors used on the concrete panels,and various metal components. 2.2.3 (d) Retaining walls may be of materials that reduce their scale,such as brick,rock,stone,or treated sculpturally to appear less monolithic. Not Applicable,no retaining walls are currently proposed on the site. 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 Not Applicable,no retaining walls are currently proposed on the site. landscaping setbacks,especially if they are close to the sidewalk. 2.2.3 (f) Retaining walls that are visible from the public right-of-way shall be Meets,a retaining wall is not proposed,however the 3-foot parking lot designed with a textured face. screening wall shall be decorative. 2.3 Pedestrian Environment-Service Element Screening 2.3.3.1 Use generous and appropriate plant material in well maintained planting beds to create a visual buffer to service elements.Vegetation Meets,all roof top elements will be screened so they are not seen from the shall be of hardy native varieties and must be at least 50%non- public street by the parapet wall. 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 rash areas that are constructed of wood,metal,or concrete blocks Meets,the trash enclosure that is shown on the plans is constructed of (chain link or even slatted chain link is not allowed).Trash areas may concrete walls and a metal panel gate.See Sheet A1.2. 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 Electrical meters shall be screened from the street.All service lines are mounted on the facade facing the street and should not be visible from required to be located underground. he street. 2.3.3.4 Gutter downspouts on the front facade shall be visibly integrated into Meets,the metal gutter down spout system is incorporated into the he design of the building. building design.See Sheet A3.0. Design Standards Compatibility Matrix Page 2 of 26 No. Standards Staff Findings 2.4 Pedestrian Environment-Screening Parking Lots 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 Meets,a 3-foot-high concrete parking lot screening wall is proposed to be materials. Incorporate a continuous trellis of grillwork with climbing installed along 1881h Street. plants. 2.4.3.1(b) Provide an opaque landscaped perimeter bed or hedge at least 21/2 feet Not Applicable,a hedge is not required because the concrete wall be high,as shown. installed. 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. Not Applicable,the site plan does not show perimeter fencing.However,if In the General Industrial and Light Industrial zones only,chain link fencing is installed in the future,it shall meet all design requirements and fencing may be used for security of the site and shall be black vinyl code regulations. (galvanized finish and slats are not permissible). 2.5 Pedestrian Environment-Screening Parking Garages 2.5.3.1 The parking garage portion of all buildings shall be architecturally compatible with the habitable portion,using appropriate materials, Not Applicable,a parking garage is not proposed with the project. 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 suggestion methods to screen unsightly parking garages.Well- Not Applicable,a parking garage is not proposed with the project. 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. Not Applicable,a parking garage is not proposed with the project. 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 the corners can create a much more active street.Sometimes a depth of only ten Not Applicable,a parking garage is not proposed with the project. (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 Not Applicable,a parking garage is not proposed with the project. pedestrian safety while exiting a garage. Design Standards Compatibility Matrix Page 3 of 26 No. Standards Staff Findings 2.6 Pedestrian Environment-Parking Garage Entries and Driveways 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 Not Applicable,the project does not propose garages on the site. 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 Meets,the site plan shows two car entry driveway entrances(one on 351n cases,a single lane is sufficient to serve several apartments or Avenue and one on 1881n Street)and one truck entry driveway from 35tn commercial spaces. Avenue. 2.6.3.3 Alleys that provide auto access from the rear are encouraged. Not Applicable,the property fronts two public streets with no alleys Building on lots that have access from an alley shall provide parking proposed.The internal drive aisles serve as circulation and access access off the alley. throughout the site. 2.6.3.4 Vehicular entries shall be clearly defined to caution pedestrians. Meets,vehicular access is clearly defined on the site plan with one entry from 188tn Street and two entries on 35tn Avenue. 2.7 Pedestrian Environment-Lighting Design 2.7.3.1 Provide indirect light to the sidewalk below lighting elements in the street environment like trees,walkways,canopies,and tieet. rom Street. entryways. 188tn St 2.7.3.2 Provide pedestrian scale lighting with 10'-12'pole heights throughout residential and shopping streets and parking areas.Lighting bollards Meets,lighting will be prcjfilWit n 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. Meets,all lighting installed on the site is required to be down shielded and shielded from producing glare onto adjacent properties. 2.7.3.4 Large pole mounted lighting may be inappropriate around residences Meets,the proposal is located in the Business Park zone area and no if not properly sited and directed to eliminate glare. residential uses are adjacent to this property.There is an additional 15-foot setback from the east property line that abuts three residential uses.This additional 15 feet is proposed to be a Bio Swale area. 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 Meets,the building lighting has been incorporated on the walls of the safe levels of lighting.Use lighting to accent architectural features of a building and within the parking area. building. Design Standards Compatibility Matrix Page 4 of 26 No. Standards Staff Findings 3.0 Landscape Design 3.1 Landscape Design-Continuity Along the Street 3.1.3.1 Infill development on existing streets shall enhance and preserve the Meets,new landscaping beds are proposed to be installed between the distinctive,positive qualities of the streetscape. building and the street along the perimeter of the property. 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 treet 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 plan materials typical of a particular historic period or neighborhood Meets,the site plan shows street trees along 35th Avenue and 188th Street, Emphasis on these species will help a new project fit into the local along with a wide landscaping area.Shrubs,ground cover and lawn are also context. proposed around throughout the property. imilar 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 low brick wall,using paving similar to a neighbors'or employing similar stairway construction are ways to achieve greater design continuity. imilar landscapefixtures and levels—Using consistent pedestrian scale light fixtures help create continuity of scale and light level. 3.2 Landscape Design-Parking Lots 3.2.3.1 As well as providing a landscaped or screened perimeter,integrate Meets,the landscaping shown on the site plan is proposed along the deciduous trees and planting beds into the parking areas. perimeter of the lot and within planting beds throughout the parking lot area. 3.2.3.2 Landscaping should be drought resistant.Drip Irrigation is encouraged Meets,landscape plan shows the proposed plantings,and the site will for all planting beds.Indigenous varieties of plant species are provide an automatic irrigation system. recommended. Design Standards Compatibility Matrix Page 5 of 26 No. Standards Staff Findings 3.2.3.3 Where vehicles can extend over a landscape bed,these landscaping beds maybe increased two (2)feet in depth by decreasing the parking Not Applicable,all parking spaces provide are 19 feet in length and vehicles are not proposed to overhang the parking spaces. stall by two (2)feet. 3.2.3.4 Landscape planting beds shall have the following: 3.2.3.4(1) One (1)tree for every 7 parking stalls. 3.2.3.4(2) One (1) shrub for every 20 square feet of landscape area. Meets,the shrubs within the landscape area meet the requirements shown on Sheet L-1 for both buildings. 3.2.3.4(3) Ground cover is required between all shrubs and trees. Meets,the ground cover within the landscape area meets the requirements shown on Sheet L-1 for both buildings. 3.2.3.5 In certain conditions,planting beds can be square and located on a 45 degree angle to perpendicular parking.Landscaping should be drought Meets,the parking lot beds shown on the plans meet or exceed these g g P p p g• p� g g requirements. resistant. 3.2.3.6 Tree locations shall be coordinated with the parking area luminaires and utility locations to ensure minimum light levels are maintained Meets,the tree and light pole locations have been coordinated throughout after tree maturation. the site as to not interfere with one another. 4.0 Transition Between Occupied Spaces 4.1 Transition Between Occupied Spaces and Street-Buffering Private Spaces 4.1.3.1 Provide appropriate screening and buffering to create a physical separation between pedestrians on the sidewalk and the windows of Not Applicable,this proposal does not include residential units. 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 Not Applicable,this proposal does not include residential units. 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 Not Applicable,this proposal does not include residential units. between neighbors. 4.1.3.4 When appropriate, define courtyards and yard with landscaping and low fences.Fences that face the street should be more than 70%solid. Not Applicable,this proposal does not include residential units. Design Standards Compatibility Matrix Page 6 of 26 No. Standards Staff Findings 4.1.3.5 Chain link fences, having a negative character, are not an appropriate edge along sidewalks and shall not be used, except in Not Applicable,fencing is not shown on the site plan.However,if chain link he General Industrial or Light Industrial zones and used only for fencing is used in the future,it can only be installed if it is black vinyl coated security, the fencing for this purpose shall be black vinyl and for security purposes. (galvanized finish and slats are not permissible). 5.0 Neighborhood Character 5.1 Neighborhood Character-Creating Streetscape Compatibility 5.1.3.1 Site buildings on a property to acknowledge and reinforce the existing characteristics of the street. In established Meets,the building is appropriately located from the street in the Business neighborhoods set the building back from the street Park zone. approximately the same distance as neighboring buildings. 5.2 Neighborhood Character-Orienting the Building to the Street 5.2.3.1 All buildings shall provide a front face to the street. Building facades Meets,the building entrance faces a public street. shall relate to the street. 5.2.3.2 Buildings shall not be sited in ways that make their entrances or Meets,the building provides vehicular access from 35th Avenue NE and intended use unclear to approaching visitors. 188th Street NE. 5.2.3.3 Accessory buildings and detached structures or garages shall be subordinate to the primary structure.All accessory structures Meets,the accessory structure located on the site is the existing single-family 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 residence.It is unknown at this time if the structure will remain as an face of the primary structure (see AMC Chapter 20.48 for accessory office space or if the structure will be demolished. example). 5.2.3.4 Provide clear pedestrian entries from the street and not just from adjacent parking areas. Meets,the project proposed sidewalks that have access to the buildings through the parking areas. 5.2.3.5 Compose architectural elements to add interest to the building Meets,the siding materials and colors,along with breaking up the large blank facade. areas with windows add architectural elements and interest to the building facade. 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- Meets,the project proposes a new public sidewalk along 35th Avenue NE and landscaped front yard,a low fence or wall,a recessed entry,a 188th Street NE,crosswalks at two locations,landscaping,and a 3-foot parking courtyard or other device that provides privacy but visibility from space screening wall to separate the private parking lot and the public street, the street. while transitioning pedestrians in a safe manner Design Standards Compatibility Matrix Page 7 of 26 No. Standards Staff Findings 5.3 Neighborhood Character-Compatibility within Emerging Centers 5.3.3.1 Within the context of higher density,mixed residential and commercial zones,buildings shall be sited to orient to the street Not Applicable,the proposal is located in the Business Park zone. 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 rash areas,and pedestrian circulation.Certain late-night uses may Not Applicable,the building is not a residential use not be as compatible and shall be sited accordingly. 5.3.3.3 In Emerging Center where different land uses are within closer proximity to each other,suburban housing types or models are not Meets,the proposal is part of the Cascade Industrial Center and has oriented applicable.Site planning strategies to create more compatible residential buildings shall emphasize grouping buildings to orient to the buildings and developed a site plan to be the least impactful to neighboring property owners.The project does not propose residential uses 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 Not Applicable,the proposed use is industrial in nature as office and building or use. warehouse space and does not include commercial or residential uses. 5.3.3.5 Proximity to services and transit should lead to reduced requirements for parking.Structured parking shall be encouraged to Not Applicable,the property is not located close enough to a transit stop and reduce the impact of cars and parking lots. parking cannot be reduced. 5.3.3.6 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 Not Applicable,the proposal does not include multi-family residential uses. ell-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. 6.0 Adjacent Properties 6.1 Adjacent Properties-Retaining Privacy and Solar Access 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: Design Standards Compatibility Matrix Page 8 of 26 No. Standards Staff Findings 6.1.3.1 (a) Limit the length and height of the projection into the rear yard area to Not Applicable,the proposal does not include residential units and is not reduce impact on neighbors'yards. sited next to residential uses. 6.1.3.1 (b) Step back the upper floors or increase the side setback so that sunlight Not Applicable,the proposal does not include residential units and is not is not totally blocked from reaching adjacent yards. sited next to residential uses. 6.1.3.1 (c) Windows,decks,and balconies overlooking neighboring yards shall be Not Applicable,the proposal does not include residential units and is not minimized and/or screened to enhance privacy. sited next to residential uses. 6.2 Adjacent Properties-Parking Adjacent to Residences 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 Not Applicable,the proposal does not include residential units and is not the visual and audible impacts of automobiles.The height of the screen sited next to residential uses. 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 Not Applicable,the proposal does not include residential units and is not masonry,ironwork,rock or wood(but not chain link),or landscaping. sited next to residential uses. 6.2.3(c) Provide trees,trellises or other coverings that reduce the views of Not Applicable,the proposal does not include residential units and is not parking lots from neighboring homes. sited next to residential uses. 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 Not Applicable,the proposal does not include residential units and is not properties.Lighting shall be of a pedestrian scale with pole heights sited next to residential uses. and lighting fixtures that reduce glare. 7.0 Siting 17.1 Siting-Creating Usable Open Space 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 Not Applicable,this is not a residential development from the units to enhance security. Design Standards Compatibility Matrix Page 9 of 26 No. Standards Staff Findings 7.1.3.1 (b) Individual outdoor spaces for all ground floor units. Not Applicable,this is not a residential development 7.1.3.1 (c) Rooftop decks,balconies,and well-defined patios. Not Applicable,this is not a residential development 7.1.3.1(d) Play areas for children,located away from the street edge and parking Not Applicable,this is not a residential development lots. 7.1.3.1(e) Group or individual gardens/small plots for residents'use. Not Applicable,this is not a residential development 7.1.3.1 (0 Other similar outdoor open spaces. Not Applicable,this is not a residential development 7.1.3.2 Open space must be large enough to accommodate human activity and Not Applicable,this is not a residential development seating.Balconies must be at least 6'deep. 7.1.3.3 Orient outdoor spaces to receive sunlight. When possible,orient Not Applicable,this is not a residential development spaces to face east,west,or preferably south. 7.1.3.4 Provide paths,site furniture,lighting,and elements that will make Not Applicable,this is not a residential development 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. Not Applicable,this is not a residential development 7.2 Siting-Siting Parking Areas 7.2.3.1 Locate off-street parking lots and stalls for more than one car to the Meets,the parking lot areas are located to the sides of the buildings, sides and rear of buildings. Parking lots and stalls shall not be located however there is parking between the building and the street due to the in front yards. nature of the business.The areas between the buildings are reserved for loading docks for large trucks. 7.2.3.2 For a lot facing two street(corner lot) do not locate parking at the There is a parking area located at the corner of 35th Avenue NE and 188th corner facing the intersections. Street NE,however a 3-foot parking lot screening wall is proposed along 1881h Street and the site plan shows a pedestrian crosswalk and large landing area that directs attention to the southwest corner of the building. 7.2.3.3 Do not allow driveways and garages to dominate the street front. Meets,parking garages are not proposed.The driveways are spaced evenly along the street frontages and the parking will be screened. 7.2.3.4 Access to parking off of alleys is required when available,to reduce Meets,the parking lots are accessed from the two main public streets that curb cuts across sidewalks. border the property.The curb cuts are limited on each street frontage. 7.2.3.5 Provide on-street parallel parking when appropriate. Not Applicable,the building is not located where on-street parallel parkin is provided. 7.2.3.6 Provide clear,well-lit paths from parking areas to the street and Meets,pedestrian scale lighting will be provided for pedestrians,along building entrance. with parking lot lighting. Design Standards Compatibility Matrix Page 10 of 26 No. Standards Staff Findings 7.3 Siting-Siting Service Elements 7.3.3.1 Locate service areas to not have a negative visual or physical impact on he street environment. Service elements are required to be screened from the public street. 7.3.3.2 Site and/or screen mechanical equipment so as not to be seen from the sidewalk. Service elements are required to be screened from the public street. 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 Meets,the trash enclosure design meets the requirements.The location of the trash enclosure shall be approved with the Special Use Permit. garage. 7.3.3.4 When service elements must be visible from the street follow 2.3.3.2 Screening Dumpsters and Trash Areas. Service elements are required to be screened from the public street. 7.3.3.5 Pedestrian access shall not be blocked by service elements. Meets,service elements will not block pedestrian access. 7.3.3.6 Service elements like mailboxes,utility meters,trash facilities and lighting shall be incorporated into the overall design of the project. The service elements shall be approved with the Special Use Permit. 01 Transit Facilitation 8.1 Transit Facilitation-Integrating Transit into Site Planning 8.1.3.1 In projects of greater than twenty (20) leasable units, project applicants shall identify(to the reviewers)transit alternatives and Not Applicable,the building does not provide for more than twenty existing transit stops within close proximity to the occupants of leasable units. 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. Not Applicable,the site is not accessible to transit in the immediate area. 8.1.3.3 Incorporate,when possible,a shelter as an integral part of the building design. Not Applicable,the site is not accessible to transit in the immediate area. 8.1.3.4 Place any large parking areas at the side or rear of the site. Not Applicable,the site is not accessible to transit in the immediate area. 8.1.3.5 Connect building entrances,transit facilities,and parking areas by paved sidewalks. Not Applicable,the site is not accessible to transit in the immediate area. Design Standards Compatibility Matrix Page 11 of 26 No. Standards Staff Findings 8.1.3.6 Design a site free of pedestrian barriers. (Good design intentions like walls,swales,and landscaping can obstruct pedestrian travel.) Not Applicable,the site is not accessible to transit in the immediate area. 8.1.3.7 Provide pedestrian facilities like benches with back rests,trash containers,clear signage,pedestrian lighting and well-maintained Not Applicable,the site is not accessible to transit in the immediate area. landscaping adjacent to transit stops. 8.1.3.8 Orient building entrances toward transit facilities,and clearly mark routes to those facilities. Not Applicable,the site is not accessible to transit in the immediate area. 8.2 Transit Facilitation-Pedestrian Circulation to Multi-Family Complexes 8.2.3.1 Multi-family complexes shall not be isolated enclaves separated from each other and commercial development by fences,walls, Not Applicable,this is not a multi-family development 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 Not Applicable,this is not a multi-family development 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 Applicable,this is not a multi-family development not oriented toward parking lots. 8.2.3.4 Reduce the size of parking lots by providing clear pedestrian paths through larger lots. Mark pedestrian routes with changes in paving Not Applicable,this is not a multi-family development and landscaping. 8.2.3.5 Combine driveways to reduce the danger and inconvenience to Not Applicable,this is not a multi family development pedestrians. . 0 Architectural Character 9.1 Architectural Character-Consideration of Site Conditions 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: 9.1.3.3 Topography-Reflect natural topography rather than obscure it.For Meets,the street is located at a higher elevation than the project site. Instance,buildings shall be designed to"step up"hillsides The sidewalk,parking lot screening wall,and street trees will be located accommodate significant changes in elevation. above the site creating a natural buffer.The remainder of the site is relatively flat. Design Standards Compatibility Matrix Page 12 of 26 No. Standards Staff Findings 9.1.3.4 Topography-Where neighboring buildings have responded to similar topographic conditions on their sites in a consistent and positive way, Meets,the surrounding area will be graded for site specific building consider similar treatment for the new structure. design. 9.1.3.5 Topography-Designing the building in relation to topography may help o reduce the visibility of parking garages. Not Applicable,no parking garages are proposed on the site 9.1.3.E Solar Orientation-The design of a structure and its massing on the site can enhance solar exposure for new development and minimize Meets,the location of the building do not impact solar exposure to impacts on adjacent structures and public areas. adjacent structures 9.1.3.7 Corner Lot-Building design can accent the corner at an intersection of Meets,the southwest corner of the building provides an increase in height streets with a change of building wall plane and roof line. of the parapet roof line and has windows wrapping around the corner. 9.1.3.8 ite Size and Configuration-On small,narrow sites or sites with frontage on narrow streets,massing and design can minimize the Not Applicable,the lot size and configuration of the building does not perception of building bulk,minimize impacts on adjacent affect adjacent developments. development and enhance conditions for on-site open space. 9.1.3.9 Natural Features-Reflect natural features like views,stands of trees, Meets,this proposal is located in the Business Park zone.The natural and open space by providing views and pedestrian access to these amenities. features and views on the north side of the property will remain. 9.1.3.10 Pedestrian Oriented Shopping Street-Reinforce the streetscape with shops at ground level and pedestrian amenities. Not Applicable,the proposal does not provide retail shops. 9.1.3.11 Existing Structures on the Site-Where a new structure The existing residential structure located on the north side of the property shares a site with an existing structure or is a major addition to an will either remain and be used as an office or will be demolished.There existing structure,designing the new structure to be compatible with the original structure will help it fit in. are two buildings that encroach onto the site from the neighbor's property.These will either need to be removed or an exclusive easement is required to be approved and recorded over this portion of the property. 9.2 Architectural Character-Unifying Design Concept 9.2.3.1 All buildings shall be visibly organized by a clear design concept. Examples of some concepts include: 9.2.3.1 (a) Axial Symmetry:A formal organization that balances equal elements and features around a vertical plane common in classical revival and Meets,the building provides symmetric design. colonial style buildings. 9.2.3.1 (b) Asymmetric Balance:A dissimilar,yet harmonious composition of numerous similar or complementary forms.The composition reflects Not Applicable,the building provides symmetric design. he local context,site conditions or building function. Design Standards Compatibility Matrix Page 13 of 26 No. Standards Staff Findings 9.2.3.1 (c) Courtyard Organization:Groupings of building elements to help Not Applicable,the proposal does not provide courtyards. clearly define usable outdoor spaces. 9.2.3.1 (d) Major Architectural Element:Focus around a strong architectural Meets,the building provides strong corner elements and office entry element like an arcade,a gallery or a major entry. areas at each of the corners of the building. 9.2.3.1 (e) Terracing:Dividing a building into horizontal terraces that step down a steep slope can reduce the building's impact on the site and provide Not Applicable,the building is not located on a steep slope usable decks. 9.2.3.1 (0 Environmental Response:Basing the design on significant views,solar Meets,the proposal is not changing the significant views on the property orientation,siting for usable outdoor spaces,etc. to the north. 9.3 Architectural Character-Compatibility with Neighbors 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 building shall reflect the architectural character of surrounding buildings in some of the following ways: 9.3.3.2 (a) A unifying design concept Meets,this is the first building to be proposed in the Business Park zone along 188th Street NE.There is a vacant field and existing single-family residential homes to the west that are located in the Commercial Corridor zone and there are existing single-family residential homes to the east that are located outside the city limits an Industrial Park zone(city pre-zoned Business Park).The building meets the same design as other buildings located to the south in the Business Park zone along Airport Boulevard. 9.3.3.2 (b) Similar proportions,scale and roofline Meets,as the first building to be proposed in this area the buildings match other buildings located in the Business Park zone. 9.3.3.2 (c) Complimentary architectural style and exterior finish materials Meets,the exterior finish materials and change in direction of materials are acceptable. 9.3.3.2 (d) Complimentary patterns and proportions of windows Meets,the building elevations show proportion windows with trim and complimentary patterns on all sides of the building. 9.3.3.2 (e) Similar entry configuration and relationship to the street Meets,the proposed building provides a relationship to the street, pedestrian sidewalks,park areas,and access to the main entrances. 9.3.3.2 (f) Complimentary architectural details or features Meets,the architectural details and features are complimentary to other buildings constructed in the Business Park zone. Design Standards Compatibility Matrix Page 14 of 26 No. Standards Staff Findings 11 Character and Massing 10.1 Character and Massing-Articulation and Modulation- 10.1.4.1 Use modulation and articulation in a clear rhythm to reduce the Meets,the elevations show modulation along all sides of the buildings and perceived size of all large buildings. there are no blank walls or walls without interest. 10.1.4.2 Buildings shall be divided and given human scale by using articulation and/or modulation at 40-foot to 50-foot Meets,the building has been divided by changing building types,five intervals. different colors,and materials along all elevations. 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 results: 10.1.4.3 (a) Facade modulation:Stepping back or extending forward a portion of the Meets,modulation has been provided along the frontages and is shown fagade at least 6 feet(measured perpendicular to the front fagade)for on the elevations. each interval. 10.1.4.3 (b) Fenestration patterns that repeat at intervals at least equal to the articulation interval. Meets,patterns have been repeated at equal intervals along the facade. 10.1.4.3 (c) Articulating each interval with architectural elements like a porch, Meets,the proposed building has recessed covered entries at each balcony,bay window,and/or covered entry. doorway. 10.1.4.3 (d) Articulating the roofline within each interval by emphasizing Meets,the proposed parapet roof changes elevations an provides an dormers,chimneys,gables,stepped roofs,or other roof elements. increase in height at the corner sections of the building. 10.1.4.3 (e) Providing a ground or wall mounted light fixture,a trellis,a tree,or Meets,the landscape plan shows evenly spaced trees along the front of the other site feature within each interval. building.Building lights are not shown on the site plan but will be provided with the building permit submittal. 10.2 Character and Massing-Architectural Scale 10.2.3.1 If a building is proposed for a site that is adjacent to,or across the Meets,the proposed building is the first to develop in this area.The street from,a land use zone allowing a maximum building bulk properties to the immediate east and west are zoned Industrial/Business substantially smaller than the zone of the proposal,the architectural park and Commercial Corridor,respectively,and allow for the same height scale of the propose building shall be reduced,through articulation and modulations,to better conform to its context.The degree of or taller than these proposed buildings.The properties to the south are 1- fagade articulation depends on the size and spacing of neighboring story single family residences in the Residential Low Capacity zone,but buildings. they sit at a higher elevation than the buildings constructed on this site. Design Standards Compatibility Matrix Page 15 of 26 No. Standards Staff Findings 10.3 Character and Massing-Rooflines 10.3.3.1 Consideration shall be given to the design of a building's roofline.The design of the roof should employ at least one of the following: 10.3.3.1 (a) Roofs may have dormers,gables,gambrel,hipped roof,or similar variations in roof planes to break up the roof mass. Meets,the buildings provide a parapet wall roof. 10.3.3.1 (b) Broken or articulated roofline. Meets,the parapet wall roof changes elevation throughout the building length. 10.3.3.1 (c) Prominent cornice,fascia,or parapet that emphasizes the top of the building. Meets,the buildings provide a parapet wall roof. 10.3.3.1 (d) Other roof element that emphasizes the top of the building. No additional roof elements proposed. 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 Not Applicable,with the parapet wall the actual roof of the building will enamel steel. not be seen. 10.3.3.1 (0 Metal roofs are allowed in all zones,except if metal is used for residential it shall only be standing seam steel roofs. Not Applicable,a metal roof is not proposed. 10.3.3.2 No roof mounted mechanical equipment shall be visible from Roof top mechanical equipment shall be screened and not seen from the the sidewalk or roadway of the adjacent street. street. 11.0 Architectural Elements 11.1 Architectural Elements-Human Scale 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; Meets,steel canopies have been incorporated at the recessed main entrances. 11.1.4.2 (b) Occupiable spaces like bay windows and balconies Not Applicable,the proposal does not include residential uses.There are large windows provided for the office space areas. Design Standards Compatibility Matrix Page 16 of 26 No. Standards Staff Findings 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 Meets,windows are located at every main office entrance and along the smaller panes of glass. street frontage. 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 Not Applicable for a parapet roof. (measured vertically). 11.1.4.2 (e) Windows which create relief in the facade by being detailed to recede into the building face. Meets,the windows are recessed. 11.1.4.2 (f) Gabled or hipped roofs,including nested rooflines. Not Applicable for a parapet roof. 11.1.4.2 (g) Roof flashing,rain gutters,downspouts,vents,and other roof protrusions shall be finished to match the adjacent materials and/or Meets,the gutters and downspouts have been designed to be incorporated colors and be consistent with the design of the building. into the building. 11.2 Architectural Elements-Building Features 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 Meets,the corners provide articulations and modulation to the building. modulation. 11.2.3.2 Building features shall be consistent and unified with the overall Meets,the architectural design is consistent and unified with each architectural design of the building.Each element shall be articulated building and matches adjacent buildings in the business park. and proportioned to relate with the building as a whole. 11.2.3.3 Use changes of materials to enhance building features. Meets,changes of materials occur on all sides of the building. 11.2.3.4 No buildings may have large areas of blank wall surfaces. Meets,there are no blank walls proposed with this building. Use architectural features and elements to enhance all building face. 11.2.3.5 Building features can include some of the following: 11.2.3.5 (a) Setback of the upper floors and roof decks. Not Applicable,the proposal is a one-story building. 11.2.3.5 (b) Strong corner feature like a turret or comer entry. Meets,the building provides strong corner features for the office areas. 11.2.3.5 (c) Porches and balconies at least 6'deep. Meets,there are no balconies as there are no upper floor levels.Steel canopy covers are shown at the main entrances. 11.2.3.5 (d) Habitable roofs with dormer windows. Not Applicable,habitable roofs or dormer windows are proposed Design Standards Compatibility Matrix Page 17 of 26 No. Standards Staff Findings 11.3 Architectural Elements-Entries 11.3.3.1 All buildings shall have a principal entry visible from the street, (or a marked,paved,and well-lit pathway).All entries shall be convenient Meets,the building entries are located at the corners of each building and from the sidewalk. there the tenant spaces are facing the public street frontage. 11.3.3.3 Entries shall be highlighted by building elements(like stairs,roofs, Meets,there is modulations,articulation,and canopies that highlight the special fenestration,etc.). main entrances. 11.3.3.4 Provide a recess,porch or other protected exterior area that encourages human activity(resting,meeting,waiting,etc.). Meets,there are canopies provided at all entry doors to provide protected exterior areas. 11.3.3.5 Highlight the entry area with pedestrian scaled lighting and distinctive architectural elements and details. 12.0 Exterior Finish Materials 12.1 Exterior Finish Materials-Appropriate Materials 12.1.3.1 Building exteriors shall be constructed of durable and easily Meets,the building is constructed with tilt up concrete panels, maintainable materials that are attractive at close distances. composite metal panels,and storefront glass systems. 12.1.3.2 Materials that have an attractive texture,pattern or quality of detailing Meets,the proposed materials have varied patterns and texture that are encouraged. provide architectural interest. 12.1.3.3 Siding shall reflect in texture and color typical Northwest building Meets,the siding is similar to other buildings of this style in the materials like wood siding and shingles,brick,stone,and terra-cotta tile. surrounding area and have colors typically allowed within the city. 12.1.3.4 Metal siding shall always have visible corner moldings and trim and Not Applicable,metal siding is not proposed. 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 Meets,only durable siding is proposed. elements and looks unsightly.Panel siding with board and batten is allowed. 12.1.3.6 Metal roofing colors shall be subdued. Not Applicable,metal roofing is not proposed. 12.1.3.7 Mirrored glass is prohibited in a residential or pedestrian oriented Meets,mirrored glass is not proposed.Tinted glass is proposed on the streetscape. windows. Design Standards Compatibility Matrix Page 18 of 26 No. Standards Staff Findings 12.1 Exterior Finish Materials-Appropriate Materials 12.1.3.8 Concrete walls shall be enhanced by texturing,coloring with a concrete Meets,the parking area screening wall is required to be enhanced by coating or admixture,or by incorporating embossed or sculpted texturing or a decorative design. surfaces,mosaics,or artwork. 12.1.3.9 Concrete block walls shall be enhanced with textured blocks and colored Meets,the proposed concrete walls are designed with five different colors mortar,decorative bond pattern and/or incorporating other masonry and provide multiple design patterns. materials. 12.1.3.10 Stucco and similar toweled finishes shall be sheltered from extreme weather by roof overhangs or other methods. Not Applicable,stucco or similar finished are not proposed. 13. Parking Garages 13.1 Parking Garages-Compatibility with Occupiable Spaces 13.1.3.1 Design parking garages to be architecturally compatible with the occupiable portion of the building.Draw from a residential vocabulary Not Applicable,no parking garages or residential units are proposed. 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, Not Applicable,no parking garages or residential units are proposed. to either the side or rear of the building 13.1.3.3 Berm and landscape the edges of the garages when they are visible from the street. Not Applicable,no parking garages or residential units are proposed. 13.1.3.4 The street side of the garages can contain facilities or services for occupants,like laundry rooms,lobbies,and shops. Not Applicable,no parking garages or residential units are proposed. 13.1.3.5 Open carports for more than 2 cars shall not be visible from the street. Not Applicable,no parking garages or residential units are proposed. 13.1.3.6 Parking garages can be detailed with split-face block and colored mortar to emphasize the base of the building. Not Applicable,no parking garages or residential units are proposed. Design Standards Compatibility Matrix Page 19 of 26 No. Standards Staff Findings 13.2 Parking Garages-Integration with the Attached Building 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. Not Applicable,no parking garages or residential units are proposed. 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 Not Applicable,no parking garages or residential units are proposed. 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. Not Applicable,no parking garages or residential units are proposed. 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 Not Applicable,no parking garages or residential units are proposed. parking area. Designing the parking garage to be partially or totally below the level of the street or neighboring properties. Not Applicable,no parking garages or residential units are proposed. I Mixed-Use Buildings 14.1 Mixed-Use Buildings-Site and Building Design 14.1.3.1 Site mixed-use buildings wherever small-scale,pedestrian oriented commercial activity is desired. Not Applicable,the proposal does not include mixed-use. 14.1.3.2 Respect and enhance the character of the street,reinforcing the pedestrian shopping experience. Not Applicable,the proposal does not include mixed-use. 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. Not Applicable,the proposal does not include mixed-use. 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. Not Applicable,the proposal does not include mixed-use. 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 Not Applicable,the proposal does not include mixed-use. commercial street and creates a buffer space for the residential units. Design Standards Compatibility Matrix Page 20 of 26 No. Standards Staff Findings I Old Town Business District Design Standards 15.2 OTBD-Site Design and Massing 15.2.2.1Setbacks— See AMC 20.48.040 Building Setback Requirements,all structures shall be located adjacent to or as nearly adjacent as feasible o the sidewalk(s)falling within adjacent public right(s)of way.Where Not Applicable,the property is not located within the Old Town Business a structure is recessed from the public sidewalk,a private extension of Districts. he sidewalk shall be installed so as to widen the sidewalk up to the building front. 15.2.2.2 Location-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 facade along a street.Structures along the Centennial Trail Not Applicable,the property is not located within the Old Town Business should be designed to work wit the trail,even to the extent of having an Districts. entrance to the building,but at minimum presenting a well-designed facade on the trail side. 15.2.2.3 Building Height—The maximum building height for all buildings in the Old Town 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 Not Applicable,the property is not located within the Old Town Business least plans for,development of additional stories.The allowable mixed- Districts. 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. 15.2.2.4 Lot Coverage—The maximum allowable lot coverage is set by AMC§20.48.064 Maximum Impervious Surface Lot Coverage. Not Applicable,the property is not located within the Old Town Business Districts. 15.2.2.5 Building Orientation—Building fagades and primary entries shall be oriented toward the principal street bordering the lot.Buildings located on corner lots shall treat both fagades as if they were both Not Applicable,the property is not located within the Old Town Business facing the principal street.However,facades facing the secondary Districts. street need not provide building entries.For related information see 11.3 Entries Design Standards Compatibility Matrix Page 21 of 26 No. Standards Staff Findings 15.2.2.6 Off-Street Parking,Location—Off-street parking shall be located to the rear of buildings located on Olympic Avenue.Off-street parking Not Applicable,the property is not located within the Old Town Business shall be located to the rear or side of other buildings in other areas of thE Districts. Old Town Business Districts. 15.2.2.7 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 by wood,brick,concrete block,or wrought iron walls or fencing,or by trees,shrubs,trellises,or other landscaping elements.The Not Applicable,the property is not located within the Old Town Business selected plant materials should be suitable to their location and to the Districts. 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. 15.2.2.8 Alleys—Public rights-of-way in alleys shall be kept clear. Services and parking shall be screened according to Sections Not Applicable,the property is not located within the Old Town Business 15.2.2.6 and 15.2.2.8. Districts. 15.2.2.9 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 (chain link or chain link with slats is not allowed). Not Applicable,the property is not located within the Old Town Business (See Section 15.2.2.6 for other landscaping requirements.)Openings to Districts. 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. 15.3 OTBD-Architectural Design 15.3.2.1 Horizontal Divisions—Primary fagades 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 Not Applicable,the property is not located within the Old Town Business division.(See Section 15.3.2.8 for other sidewalk canopy Districts. requirements.); 15.3.2.1 (b) The middle,consisting of first-story clerestory windows,and/or Not Applicable,the property is not located within the Old Town Business second-story windows,intermediate panels or decorative bands,and Districts. trim; 15.3.2.1 (c) The cap,consisting of the roofline or parapet shape,along with Not Applicable,the property is not located within the Old Town Business overhangs,cornices,and/or other parapet and roofline trim (figure 92). Districts. Design Standards Compatibility Matrix Page 22 of 26 No. Standards Staff Findings 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 Not Applicable,the property is not located within the Old Town Business divisions shall form bays with either a maximum width of 12'-0"or be Districts. no greater than 1/3 of the building's overall width,whichever is smaller. Vertical divisions shall minimally extend for one-half of the total overall height of the building. 15.3.2.3 Ground-Floorand Storefront Fa�ades—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 Not Applicable,the property is not located within the Old Town Business 15.3.2.9 for other requirements.)It shall be a minimum of 18"in Districts. height measured from its lowest point along the sidewalk.It shall serve to separate the storefront glazing from the adjacent sidewalk. 15.3.2.4 StorefrontFa�ades shall consist of no less than 65%glass display windows with trim unless 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 Not Applicable,the property is not located within the Old Town Business accessibility for sidewalk encroachment,etc.Entry systems shall consist Districts. of commercial-quality wood,aluminum,or steel framing with steel doors.Door glazing shall be a minimum of 65%with transom glazing wherever possible.The vertical divisions in the storefront system shall continue to relate to the vertical divisions of the upper-floor fagades. 15.3.2.5 Upper-Floor Fa�ades—Upper-floor structural elements,windows,and panels shall conform to the vertical and horizontal divisions described i 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. Materials shall consist of wood,stone,brick,concrete,stucco or stucco- Not Applicable,the property is not located within the Old Town Business finished exterior insulation finish systems(EIFS),metal or tile.(See Districts. 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. Design Standards Compatibility Matrix Page 23 of 26 No. Standards Staff Findings 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 Not Applicable,the property is not located within the Old Town Business purpose,these trim courses can serve a dual function if designed to Districts. 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 Not Applicable,the property is not located within the Old Town Business be commercial quality wood,of metal glazed doors,and should be Districts. 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 building's value, permanently fixed canopies made of wood and/or metal or other durable,weather resistance 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 Not Applicable,the property is not located within the Old Town Business pedestrians using the sidewalk bordering the building.Canopies shall be constructed across the entire street frontage of the building facing the Districts. 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). Design Standards Compatibility Matrix Page 24 of 26 No. Standards Staff Findings 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. Not Applicable,the property is not located within the Old Town The Design Review Board generally deems as acceptable colors schemes Business Districts. included in any paint manufacturer's"historic line"or similar proposal reflecting an historic 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, Not Applicable,the property is not located within the Old Town decorative brick trim,glazed terra cotta trim,metal moldings,pressed Business Districts. 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 Not Applicable,the property is not located within the Old Town minimum 6-foot clear sidewalk zone remaining.In the case of Business Districts. conflicting regulations with 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 a new building at the corner so as to'hold the Not Applicable,the property is not located within the Old Town corner'and/or to better complement a taller building across the street Business Districts. (figures 104 and 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 complement 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. Design Standards Compatibility Matrix Page 25 of 26 No. Standards Staff Findings 1S.4 OTBD-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 his context,"rehabilitation"involves repair or alteration to either Not Applicable,the property is not located within the Old Town maintain the building or provide for a change in use.Repairs and Business Districts. 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 Not Applicable,the property is not located within the Old Town details;historic building signage(such as dates or names,along with cornerstones and plaques),and,in general,the overall building trim and Business Districts. 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 Not Applicable,the property is not located within the Old Town features shall be restored where new construction or rehabilitation Business Districts. makes this feasible. 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 Not Applicable,the property is not located within the Old Town architectural features of adjacent historic buildings,including Business Districts. compatibility with historic building materials,color,signage,storefront organization,sidewalk canopies,and facade organization. 15.4.5 Canopies/Weather Protection Over Sidewalks-Historic sidewalk canopie shall be maintained,restored,or rehabilitated according to the Not Applicable,the property is not located within the Old Town provisions of this chapter.See also Section 15.3.2.8. Business Districts. 15.4.6 Relationship of Renovations and Additions to Adjacent Buildings-New additions to existing buildings and new infill construction shall be Not Applicable,the property is not located within the Old Town compatible with the architectural features of adjacent historic buildings, including compatibility with historic building materials,color,signage, Business Districts. storefront organization,sidewalk canopies,and fagade organization. Design Standards Compatibility Matrix Page 26 of 26