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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 building provides landscaping,lighting and windows facing each
inhabited. street frontage.
1.1.3 (b) New development will accommodate human activity by providing Not applicable,no residential proposed.
balconies,terraces,and yards for residents use and neighborly
interaction.
1.1.3 (c) In mixed use buildings,retail elements like large windows,canopies, Not applicable,no mixed use proposed.
and integrated signage shall be incorporated into the design to add
activitV bV enhancing the shopping experience.
1.1.3 (d) Entrances,porches,balconies,decks,and seating shall be located to Meets,primary entrance has lighting as well as canopies to protect visitors
promote pedestrian use of the street edge by providing weather from the weather.
protection,security,and safety.
2.0 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,entrances are designed to be easy to find with an entry canopy,
lots shall be subordinate to those related to the street. vestibule,lighting,landscaping and additional design elements.
2.1.3 (b) Parking garage entries shall be designed to complement,but not to Not applicable,no parking garage proposed.
subordinate the pedestrian entry.
2.1.3 (c) Parking lots and garages,when possible,will be accessed from alleys Meets,no access is available off an alley.Two access points are required,one
or side streets. of them being off the side road.
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,the walls facing the street are broken up through the use of multiple
materials,textured concrete with scoring,brick veneer,metal siding
simulated to appear as wood,phenolic panel,glass,and varied colors along
with a modulated fa ade all work together to reinforce this.
2.2.3 (b) Ends of buildings shall be designed and articulated with the windows Meets,large widows,and change in materials are provided on all sides with
and other architectural elements. additional features on sides facing the roads.
2.2.3 (c) Screen blank walls with landscaping,architectural features,or art.
Examples of such treatment include,but are not limited to:
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No. Standards Staff Findings
2.2.3 (c) 1 Installing trellises for vines and other plant material in conjunction Not applicable,no vining plants proposed.
with a planting strip.
2.2.3 (c) 2 Provide landscaped planting beds. Meets,planting beds are provided along the site perimeter and between the
building,street frontage and parking areas.
2.2.3 (c) 3 Incorporating artwork(a mural,sculpture,relief,etc.)on the wall Meets,artwork proposed on the west elevation.
surface.
2.2.3 (c)4 Incorporating decorative tile,or masonry of varying materials or
patterns. Meets,varying materials proposed on all sides of the building.
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. Meets,retaining wall is proposed to be constructed of....
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 Meets,sloped landscaping provided along the backside of the retaining wall.
landscaping setbacks,especially if they are close to the sidewalk. Unable to see the retaining wall from the street side.
2.2.3 (f) Retaining walls that are visible from the public right-of-way shall be Not applicable,retaining wall is unable to be seen from the right-of-way.
designed with a textured face.
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,a mixture of native and non-native plants proposed with most of
shall be of hardy native varieties and must be at least 50%non- them being deciduous,hardy,native varieties.Screening of service elements
deciduous to provide screening throughout the year.Incorporate will be a condition of the permit and reviewed with the building permit.
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 Meets,masonry walled trash enclosures with metal gates are proposed to be
rash areas that are constructed of wood,metal,or concrete blocks located on the south sides of the property behind the new building as shown
(chain link or even slatted chain link is not allowed).Trash areas may on the Site Plan.
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 Meets,this shall be a condition of the permit and reviewed with the building
mounted on the facade facing the street and should not be visible from permit.
he street.
2.3.3.4 Gutter downspouts on the front facade shall be visibly integrated into
he design of the building. Meets,this shall be a condition of the permit and reviewed with the building
permit.
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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,concrete screen wall proposed with black vinyl chain link mounted to
materials. Incorporate a continuous trellis of grillwork with climbing the face.Unable to see the wall from the street and project side is screened
plants. by landscaping of varying heights from 18"-5'.
2.4.3.1(b) Provide an opaque landscaped perimeter bed or hedge at least 21/2 feet
high,as shown. Not applicable,2.4.3.1(a)utilized to meet 2.4.3.1.
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. Meets,black vinyl chain link fencing proposed.
In the General Industrial and Light Industrial zones only,chain link
fencing may be used for security of the site and shall be black vinyl
(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.
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.
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 Not applicable,a parking garage is not proposed.
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 the corners
can create a much more active street.Sometimes a depth of only ten Not applicable,a parking garage is not proposed.
(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.
pedestrian safety while exiting a garage.
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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,a parking garage is not proposed.
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 Not applicable,a parking garage is not proposed.
commercial spaces.
2.6.3.3 Alleys that provide auto access from the rear are encouraged.
Building on lots that have access from an alley shall provide parking Not applicable,a parking garage is not proposed.
access off the alley.
2.6.3.4 Vehicular entries shall be clearly defined to caution pedestrians. Not applicable,a parking garage is not proposed.
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 Meets,lighting from the entrance to and throughout the parking area have
entryways. been provided as well as along the building and in landscaping areas.See
details on sheet SD2.01-SUP.
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 from the entrance to and throughout the parking area have
3'-4'in height can illuminate paths and walkways. been provided as well as along the building and in landscaping.See details
on sheet SD2.01-SUP.
2.7.3.3 Shield the source of the light to reduce glare to public thoroughfares Meets,the proposed light fixtures will be adequately shielded to reduce
and adjacent properties. glare on public streets or adjacent properties.
2.7.3.4 Large pole mounted lighting may be inappropriate around residences Meets,this project is located within the General Industrial area and no
if not properly sited and directed to eliminate glare. residential uses are adjacent to this property.
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 Meets,building lighting has been integrated into the overall design of the
compatible with the building design,while providing appropriate and building and site.
safe levels of lighting.Use lighting to accent architectural features of a
building.
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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 is proposed to be installed between the building and
distinctive,positive qualities of the streetscape. the street and along the majority of the perimeter of the working area.It is
intended that the existing street improvements remain as they exist.The
new landscaping will compliment and blend with the existing
improvements.
3.1.3.2 There are several ways to enforce the landscape design character of the
local neighborhood,any of which may be appropriate(see adjacent
notes).
Reinforcing the Existing Landscape Character
Street trees—If a street has a uniform pattern of street trees,plant new
street trees that match (preferable) or complement the species in color, Meets,street trees have been utilized along 67th Ave NE and one
ultimate size and other physical characteristics. replacement tree along 197th St NE.Additional Trees,shrubs,ground cover
imilar plant materials—The lots on many streets feature plant materials and lighting are proposed throughout the property and are similar in design
typical of a particular historic period or neighborhood. Emphasis on to the surrounding area.Proposed construction materials are similar to the
these species will help a new project fit into the local context. new buildings on nearby lots.Street trees shall be required on the back of
imilar landscape designs—Some streets feature lawns and symmetric,the sidewalk on 67th Ave NE and be of similar type to those across the street.
formal, clipped plantings while other streets feature more naturalistic, Street trees shall be added or replaced as necessary along 197th Street NE.
asymmetric plantings.
Similar construction materials,textures,colors,or elements—Extending a
low brick wall,using paving similar to a neighbors'or employing similar
stairway construction are ways to achieve greater design continuity.
Similar landscape fixtures and levels—Using consistent pedestrian scale
light fixtures help create continuity of scale and light level.
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 incorporating deciduous trees and shading.
3.2.3.2 Landscaping should be drought resistant.Drip Irrigation is encouraged Irrigation proposed and details shown on sheet L3.3.Condition will be
for all planting beds.Indigenous varieties of plant species are added to be reviewed and approved with Civil Permit.
recommended.
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No. Standards Staff Findings
3.2.3.3 Where vehicles can extend over a landscape bed,these landscaping
beds may be increased two (2)feet in depth by decreasing the parking Not applicable,stalls not reduced.
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. Meets,more than one tree per 7 stalls provided.
3.2.3.4(2) One (1) shrub for every 20 square feet of landscape area. Meets,the landscaping plan provided shows that shrubs are planted
throughout.
3.2.3.4(3) Ground cover is required between all shrubs and trees.
Meets,ground cover is proposed between all shrubs and trees.
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 Not applicable,not proposed.
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,tree and light pole locations have been coordinated throughout the
site as to not interfere with one another.
after tree maturation.
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 to
fences.Fences that face the street should be more than 70%solid. Not applicable,this proposal does not include residential units.
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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 the General
Industrial or Light Industrial zones and used only for security, the Meets,black vinyl fencing proposed.
fencing for this purpose shall be black vinyl (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,building setback is similar to other new construction in the
neighborhoods set the building back from the street surrounding areas.
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 faces towards the street with a change in design to focus o
shall relate to the street. the front of the building
5.2.3.2 Buildings shall not be sited in ways that make their entrances or Meets,the building siting provides for visible entrances and clear walkways.
intended use unclear to approaching visitors.
5.2.3.3 Accessory buildings 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. Meets,accessory structures are recessed from the roadside behind the
The accessory structure shall be a minimum of 8 feet behind the primary building.
face of the primary structure (see AMC Chapter 20.48 for
example).
5.2.3.4 Provide clear pedestrian entries from the street and not just from Not applicable,the proposed building is not intended to provide access to the
adjacent parking areas.
general public.
5.2.3.5 Compose architectural elements to add interest to the building Meets,the architecture of the building adds interest through the use of
facade. multiple materials,cast-in-place concrete,masonry veneer,metal siding,
phenolic panel,glass,and varied colors along with a modulated 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-
landscaped front yard,a low fence or wall,a recessed entry,a Meets,landscaping&fencing is provided to mark a clear difference between
courtyard or other device that provides privacy but visibility from the public roadway and private property.
the street.
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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 building is not within an emerging center.
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 within an emerging center.
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
applicable.Site planning strategies to create more compatible Not applicable,the building is not within an emerging center.
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 Not applicable,the building is not within an emerging center.
building or use.
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 building is not within an emerging center.
reduce the impact of cars and parking lots.
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 building is not within an emerging center.
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.
• 1 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:
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No. Standards Staff Findings
6.1.3.1 (a) Limit the length and height of the projection into the rear yard area to Meets,the building is located away from the property line and do not
reduce impact on neighbors'yards. impact neighboring lots.
6.1.3.1 (b) Step back the upper floors or increase the side setback so that sunlight Meets,the building is located away from the property line and do not
is not totally blocked from reaching adjacent yards. impact neighboring lots.
6.1.3.1 (c) Windows,decks,and balconies overlooking neighboring yards shall be Meets,the building is located away from the property line and do not
minimized and/or screened to enhance privacy. impact neighboring lots.
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
he rear of the development may be located toward the side if Not applicable,the proposal does not include residential units and is not
screened from adjacent residences.Provide a screening wall to buffer sited next to residential uses.
he 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 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 Not applicable,the proposal does not include residential units and is not
cause glare and intrusive light patterns into neighboring residential sited next to residential uses.
properties.Lighting shall be of a pedestrian scale with pole heights
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.
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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 Meets,an outdoor seating area is proposed.
seating.Balconies must be at least 6'deep.
7.1.3.3 Orient outdoor spaces to receive sunlight. When possible,orient Meets,the outdoor seating area is on the north side of the building.
spaces to face east,west,or preferably south.
7.1.3.4 Provide paths,site furniture,lighting,and elements that will make Meets,furniture,lighting proposed to encourage employees to use the
outdoor spaces more enjoyable and better used. outdoor space.
7.1.3.5 Multi-family residential building complexes shall acknowledge and Not applicable,no multi-family proposed.
provide recreation activity space for toddlers and other children.
7.2 Siting-Siting Parking Areas
7.2.3.1 Locate off-street parking lots and stalls for more than one car to the Majority of proposed parking is located along the sides and rear of the
sides and rear of buildings. Parking lots and stalls shall not be located new building.23 total spaces containing ADA,EV&standard stalls are
in front yards. proposed in front and provide shielding from 67th.
7.2.3.2 For a lot facing two street(corner lot) do not locate parking at the The existing and proposed condition has parking located on a corner.This
corner facing the intersections. will be improved with the new wall and fencing with black vinyl slats,
improving screening and glare for the existing intersection.
7.2.3.3 Do not allow driveways and garages to dominate the street front. Meets,driveway to parking is provided on the north side of the lot
utilizing the existing location. The remaining street frontage(roughly 80 -
90%) is occupied by landscaping.
7.2.3.4 Access to parking off of alleys is required when available,to reduce
curb cuts across sidewalks. Not applicable,there is no alley associated with this property.
7.2.3.5 Provide on-street parallel parking when appropriate. Not applicable,the building is not located where on-street parallel parking
can be provided.
7.2.3.6 Provide clear,well-lit paths from parking areas to the street and Meets,lighting is provided throughout the parking and along the building.
building entrance.
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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 Service elements not provided.This shall be added as a condition of
he street environment. Design Review approval and required at building permit.
7.3.3.2 Site and/or screen mechanical equipment so as not to be seen from the Service elements not provided.This shall be added as a condition of
sidewalk. Design Review approval and required at building permit.
7.3.3.3 When possible,locate services for trash,recycling and loading in an Meets,trash enclosure is located behind the building away from the
enclosed service room off an alley,side drive or within a parking entrance.
garage.
7.3.3.4 When service elements must be visible from the street follow Meets,service elements are screened as noted in item 2.3 above.
2.3.3.2 Screening Dumpsters and Trash Areas. Will be added as a condition of Design Review approval.Required at
Building Permit
7.3.3.5 Pedestrian access shall not be blocked by service elements. Service elements not provided.This shall be added as a condition of
Design Review approval and required at building permit.
7.3.3.6 Service elements like mailboxes,utility meters,trash facilities and
lighting shall be incorporated into the overall design of the project. Service elements not provided.This shall be added as a condition of
Design Review approval and required at building permit.
: 0 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
existing transit stops within close proximity to the occupants of the Not applicable,the site is not accessible to transit in the immediate area.
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.
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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 amulti-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 amulti-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 amulti-family development.
and landscaping.
8.2.3.5 JCombine 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
Instance,buildings shall be designed to"step up"hillsides Not applicable,the site is relatively flat.
accommodate significant changes in elevation.
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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 has been previously developed.Topography
consider similar treatment for the new structure. is mostly flat and should not have an impact on this development.
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 at the center of the site will not impact
impacts on adjacent structures and public areas. solar exposure to adjacent properties.
9.1.3.7 Corner Lot-Building design can accent the corner at an intersection of
streets with a change of building wall plane and roof line. Not applicable,existing building on the corner not proposed to change.
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 Meets,lot size and configuration of the building layout will not affect
perception of building bulk,minimize impacts on adjacent 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,
and open space by providing views and pedestrian access to these Meets,this area is industrial in nature.The site is cleared and surrounded
amenities. by other industrial developments.
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
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 Meets,design provides similar aspects to current buildings on site.
original structure will help it fit in.
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,axial symmetry design of the building elements is present.
colonial style buildings.
9.2.3.1 (b) Asymmetric Balance:A dissimilar,yet harmonious composition of
numerous similar or complementary forms.The composition reflects Meets,the repetition of axial symmetric building elements achieves this.
he local context,site conditions or building function.
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No. Standards Staff Findings
9.2.3.1 (c) Courtyard Organization:Groupings of building elements to help
clearly define usable outdoor spaces. Not applicable,not proposed.
9.2.3.1 (d) MajorArchitectural Element:Focus around a strong architectural
element like an arcade,a gallery or a major entry. Meets,the overall facade design is the Major Architectural Element.
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 (f) Environmental Response:Basing the design on significant views,solar
orientation,siting for usable outdoor spaces,etc. Not applicable,not proposed.
9.3 Architectural Character-Compatibility with Neighbors
9.3.3.1 The project proponent shall submit materials that document the Meets,the proposed building keeps within the industrial look of the
existing architectural character of the street or area and define the surround area but with a modern feel reflected in the use of different
aspects of the context that are most important. The project plans colors of metal siding,each color having a different profile and installation
should identify the ways the project incorporates these aspects. pattern.
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,the building provides a design concept that is consistent with
buildings in the vicinity.
9.3.3.2 (b) Similar proportions,scale and roofline Meets,the building provides similar proportions,scale and rooflines
similar to the various industrial buildings located nearby.
9.3.3.2 (c) Complimentary architectural style and exterior finish materials Meets,the architecture of the building uses multiple materials,cast-in-place
concrete,masonry veneer,metal siding,phenolic panel,glass,and varied colors
along with a modulated fagade to achieve an attractive modern building
appearance while keeping the look of an industrial building.
9.3.3.2 (d) Complimentary patterns and proportions of windows Meets,the building provides windows on the north,south,and east that
are integrated with the overall design concept.
9.3.3.2 (e) Similar entry configuration and relationship to the street Not proposed as other elements within this section are met.
9.3.3.2 (f) Complimentary architectural details or features Meets,the building provides architectural details and features that are
complimentary to existing buildings in the area.
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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,in keeping with the look of the neighborhood character in this
perceived size of all large buildings. industrial area,the proposed building has the main facades broken up by
materials,colors and scale of building elements.
10.1.4.2 Buildings shall be divided and given human scale Meets,in keeping with the look of the neighborhood character in this
by using articulation and/or modulation at 40-foot to 50-foot industrial area,the proposed building has the main facades broken up by
intervals. materials,colors and scale of building elements.
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
facade at least 6 feet(measured perpendicular to the front fagade)for Not applicable,not proposed.
each interval.
10.1.4.3 (b) Fenestration patterns that repeat at intervals at least equal to the Meets,fenestration patterns that repeat at intervals at least equal to the
articulation interval. articulation interval proposed.
10.1.4.3 (c) Articulating each interval with architectural elements like a porch,
balcony,bay window,and/or covered entry. Not applicable, not proposed.
10.1.4.3 (d) Articulating the roofline within each interval by emphasizing
dormers,chimneys,gables,stepped roofs,or other roof elements. Not applicable, not proposed.
10.1.4.3 (e) Providing a ground or wall mounted light fixture,a trellis,a tree,or
other site feature within each interval. Meets,lighting,trees and other landscaping proposed within intervals.
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
street from,a land use zone allowing a maximum building bulk
substantially smaller than the zone of the proposal,the architectural
scale of the propose building shall be reduced,through articulation Not applicable,neighboring properties are similar in use.
and modulations,to better conform to its context.The degree of
fagade articulation depends on the size and spacing of neighboring
buildings.
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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 Meets,variation in roofline provided.
variations in roof planes to break up the roof mass.
10.3.3.1 (b) Broken or articulated roofline.
Meets,variation in roofline provided.
10.3.3.1 (c) Prominent cornice,fascia,or parapet that emphasizes the top of the Meets,building incorporates strong,linear stepped shed roof elements
building. along with exposed glu-lam beams.
10.3.3.1 (d) Other roof element that emphasizes the top of the building. Not applicable,not 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,not proposed.
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 standing seam steel roofs. Meets,metal roof proposed.
10.3.3.2 No roof mounted mechanical equipment shall be visible from Will be added as a condition of design review approval and reviewed at
the sidewalk or roadway of the adjacent street. time of building permit.
I 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,canopies at the entries and incorporation of an entry plaza give
scale and purpose at the main entry
11.1.4.2 (b) Occupiable spaces like bay windows and balconies
Not applicable,not proposed.
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No. Standards Staff Findings
11.1.4.2 (c) Window details like vertically proportioned window openings Meets,the proposed windows are broken up into smaller panes of glass
which are recessed into the face of the building and broken up with that reflect the overall building character and design.
smaller panes of glass.
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,not proposed.
(measured vertically).
11.1.4.2 (e) Windows which create relief in the facade by being detailed to recede Not applicable,not proposed
into the building face.
11.1.4.2 (f) Gabled or hipped roofs,including nested rooflines. Not applicable,not proposed
11.1.4.2 (g) Roof flashing,rain gutters,downspouts,vents,and other roof Will be a condition of Design Review approval and required at building
protrusions shall be finished to match the adjacent materials and/or permit
colors and be consistent with the design of 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 Not applicable,proposed building is setback from the corner with an
modulation. existing building located near the corner.
11.2.3.2 Building features shall be consistent and unified with the overall Meets,consistent and unified building features have been incorporated
architectural design of the building.Each element shall be articulated that emphasize the overall design intent of the building.
and proportioned to relate with the building as a whole.
11.2.3.3 Use changes of materials to enhance building features.
Meets,material usage and entry features all aid in enhancing the building.
11.2.3.4 No buildings may have large areas of blank wall surfaces.
Use architectural features and elements to enhance all building face. Meets,there are no large areas of blank wall surfaces
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,not proposed
11.2.3.5 (b) Strong corner feature like a turret or comer entry. Not applicable,not proposed
11.2.3.5 (c) Porches and balconies at least 6'deep. Not applicable,not proposed
11.2.3.5 (d) Habitable roofs with dormer windows. Not applicable,not proposed
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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 Meets,the building provides for entry off the street,however this is not
marked,paved,and well-lit pathway).All entries shall be convenient primary as the intended use does not have access for the general public.
from the sidewalk.
11.3.3.2 In multi-family residential developments,all ground floor units shall be Not applicable,not multi-family
directly accessible from the street
11.3.3.3 Entries shall be highlighted by building elements(like stairs,roofs, Meets,the proposal provides outdoor seating that is intended to
special fenestration,etc.). encourage human activity.
11.3.3.4 Provide a recess,porch or other protected exterior area that encourages Meets,the proposal provides outdoor seating that is intended to
human activity(resting,meeting,waiting,etc.). encourage human activity.
11.3.3.5 Highlight the entry area with pedestrian scaled lighting and distinctive Meets,phenolic panel and additional windows provided at the entry.
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 facades utilize concrete,glass,metal panels and varied
maintainable materials that are attractive at close distances. colors.All of which are durable and easily maintainable materials.
12.1.3.2 Materials that have an attractive texture,pattern or quality of detailing Meets,the overall design achieves this.
are encouraged.
12.1.3.3 Siding shall reflect in texture and color typical Northwest building Meets,colors proposed are typical northwest tones.
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 Not applicable,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 Not applicable,not proposed
elements and looks unsightly.Panel siding with board and batten is
allowed.
12.1.3.6 Metal roofing colors shall be subdued. Meets,metal roofing proposed.
12.1.3.7 Mirrored glass is prohibited in a residential or pedestrian oriented Not applicable,not proposed
streetsca e.
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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
coating or admixture,or by incorporating embossed or sculpted Not applicable,not proposed
surfaces,mosaics,or artwork.
12.1.3.9 Concrete block walls shall be enhanced with textured blocks and colored Masonry veneer with integral color is proposed to complement the
mortar,decorative bond pattern and/or incorporating other masonry masonry at the base of the building ass demonstrated on sheet A2.10-SUP
materials.
12.1.3.10 Stucco and similar toweled finishes shall be sheltered from extreme Not applicable,not proposed
weather by roof overhangs or other methods.
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 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,
to either the side or rear of the building Not applicable,no parking garages proposed.
13.1.3.3 Berm and landscape the edges of the garages when they are visible from
the street. Not applicable,no parking garages 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 proposed.
13.1.3.5 Open carports for more than 2 cars shall not be visible from the street.
Not applicable,no parking garages proposed.
13.1.3.6 Parking garages can be detailed with split-face block and colored mortal
to emphasize the base of the building. Not applicable,no parking garages proposed.
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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. Not applicable,no parking garages proposed.
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 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 proposed.
device.
13.2.3.1 (c) Using a portion of the top of the parking garage as a deck or garden for
Not applicable,no parking garages proposed.
the occupants'use.
13.2.3.2 Large buildings with multi-level parking garages can screen the garages
further by: Not applicable,no parking garages proposed.
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 proposed.
parking area.
13.2.3.2 (b) Designing the parking garage to be partially or totally below the level of Not applicable,no parking garages proposed.
the street or neighboring properties.
1 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,project is not mixed-use.
14.1.3.2 Respect and enhance the character of the street,reinforcing the
Not applicable,project is not mixed-use.
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. Not applicable,project is not 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,project is not 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,project is not mixed-use.
commercial street and creates a buffer space for the residential units.
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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
a structure is recessed from the public sidewalk,a private extension of Not applicable,not within Old Town Business District.
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 fagade along a street.Structures along the Centennial Trail
should be designed to work wit the trail,even to the extent of having an Not applicable,not within Old Town Business District.
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
least plans for,development of additional stories.The allowable mixed- Not applicable,not within Old Town Business District.
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,not within Old Town Business District.
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
facing the principal street.However,fagades facing the secondary Not applicable,not within Old Town Business District.
street need not provide building entries.For related information see
11.3 Entries
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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
shall be located to the rear or side of other buildings in other areas of th Not applicable,not within Old Town Business District.
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
selected plant materials should be suitable to their location and to the Not applicable,not within Old Town Business District.
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,not within Old Town Business District.
15.2.2.6 and 15.2.2.8.
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,not within Old Town Business District.
(See Section 15.2.2.6 for other landscaping requirements.)Openings to
the service area shall be located away from the sidewalk.The services
and their screening shall be located outside of the public right-of-way.
15.3 OTBD-Architectural Design
15.3.2.1 Horizontal Divisions—Primary fagades shall be divided into Not applicable,not within Old Town Business District.
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,not within Old Town Business District.
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 Not applicable,not within Old Town Business District.
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). Not applicable,not within Old Town Business District.
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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
divisions shall form bays with either a maximum width of 12'-0"or be Not applicable,not within Old Town Business District.
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,not within Old Town Business District.
15.3.2.9 for other requirements.)It shall be a minimum of 18"in
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
accessibility for sidewalk encroachment,etc.Entry systems shall consist Not applicable,not within Old Town Business District.
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-
finished exterior insulation finish systems(EIFS),metal or tile.(See Not applicable,not within Old Town Business District.
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.
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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,not within Old Town Business District.
purpose,these trim courses can serve a dual function if designed to
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,not within Old Town Business District.
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 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
pedestrians using the sidewalk bordering the building.Canopies shall be Not applicable,not within Old Town Business District.
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).
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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,not within Old Town Business District.
The Design Review Board generally deems as acceptable colors schemes
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,not within Old Town Business District.
decorative brick trim,glazed terra cotta trim,metal moldings,pressed
metal,cast concrete or stone trim.
15.3.2.11 Signs—Signs shall be integrated with the building architecture and shall
not cover significant architectural features.Sidewalk"sandwich board"
signs shall be placed on the sidewalk at the street edge,with a
minimum 6-foot clear sidewalk zone remaining.In the case of Not applicable,not within Old Town Business District.
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
corner'and/or to better complement a taller building across the street Not applicable,not within Old Town Business District.
(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.
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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
maintain the building or provide for a change in use.Repairs and Not applicable,not within Old Town Business District.
alterations to buildings shall protect and maintain their historic features
and materials.
15.4.2 Historic Preservation and Restoration of Existing Architectural features-
Historic exterior features include,but are not limited to,building details,
roof lines and parapets;window sized,types of framing,sash,glazing
and their materials,patterns of divided lights,door sizes and styles,and
framing and door types and materials;storefront materials,and
storefront details,sidewalk canopy materials,types,materials,trim,and
details;historic building signage(such as dates or names,along with Not applicable,not within Old Town Business District.
cornerstones and plaques),and,in general,the overall building trim and
articulation.
Historic architectural features of existing buildings shall be retained and
repaired,rather than removed.If these features are severely damaged,
they shall be replaced with features identical in appearance to the
original features.
15.4.3 Replacement of Pre-Existing Architectural Features-Where historic
features have been removed or destroyed in the past,those original Not applicable,not within Old Town Business District.
features shall be restored where new construction or rehabilitation
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,not within Old Town Business District.
architectural features of adjacent historic buildings,including
compatibility with historic building materials,color,signage,storefront
organization,sidewalk canopies,and fagade organization.
15.4.5 Canopies/Weather Protection Over Sidewalks-Historic sidewalk canopie
shall be maintained,restored,or rehabilitated according to the Not applicable,not within Old Town Business District.
provisions of this chapter.See also Section 15.3.2.8.
15.4.6 Relationship of Renovations and Additions to Adjacent Buildings-New
additions to existing buildings and new infill construction shall be
compatible with the architectural features of adjacent historic buildings, Not applicable,not within Old Town Business District.
including compatibility with historic building materials,color,signage,
storefront organization,sidewalk canopies,and fagade organization.
Design Standards Compatibility Matrix
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