HomeMy WebLinkAboutOrdinance No. 2026-020 Amending Development Design Standards Under City Planning No. PJ25-0045ORDINANCE NO. 2026-020
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON AMENDING DEVELOPMENT
DESIGN STANDARDS UNDER CITY PLANNING NO. PJ25-0045
WHEREAS, the City has proposed an update to the Development Design Standards; and
WHEREAS, the Arlington Planning Commission considered the revisions on June 2, 2026, and at
a public hearing conducted on June 16, 2026; and
WHEREAS, the Planning Commission made findings and provided its recommendations to
the City Council concerning the proposed changes; and
WHEREAS, the City Council considered the same at a workshop held on July 13, 2026, a
meeting on July 20, 2026, and considered them along with the Planning Commission
recommendations; and the City Council having determined approving said amendment was in
the best interest of the City; and
WHEREAS, the amendments were presented to the Department of Commerce for
comment and said Department had no comments on the ordinance; and
WHEREAS, the City Council has considered the proposed amendment to the municipal
code and finds it to be consistent with city and state law and in the best interests of the citizens;
and
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
Section 1. Arlington Development Design Standards shall be and hereby adopted to
read as set forth on the attached "Exhibit A".
Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this
ordinance, or its application to any person or circumstance, be declared unconstitutional or
otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state
or federal law or regulation, such decision or pre-emption shall not affect the validity of the
remaining portions of this ordinance or its application to other persons or circumstances.
Section 3. Effective Date. The title of this ordinance which summarizes the contents shall
be published in the official newspaper of the City. This ordinance shall take effect and be in full
force five (5) days after the date of publication as provided by law.
ORDINANCE NO. 2026-020 1
PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this
day of 2026.
CITY ARLINGTON
Don E. Vanne
ATT T:
a Ann es, 9ty Oerk
APPROVED AS TO FORM:
Oskar Rey, City Attorney
ORDINANCE NO. 2026-020
l� v
R
Quality design standards are essential to a municipality's ability to create and maintain a
desirable built environment for its residents. Design standards establish a framework from which
development may proceed and ensure that the outcomes are both predictable and functional,
while providing for individuality, creativity and artistic expression. These standards are to be
used concurrently with Arlington Municipal Code 20.46 Design.
This document is organized into two sections. The first section consists of Chapters 1 through
13, which are the baseline development design standards to be applied throughout the City of
Arlington. There are currently two areas of the city that incorporate more stringent design
criteria. One is any commercial zone that utilizes the mixed -use development overlay.
The second area is collectively known as the "Old Town Business District" (OTBD) and
includes districts 1, 2 and 3. Chapter 15 is the second section of this document, and it provides
additional standards which detail massing, building orientation, screening, off-street parking and
architectural design for the OTBD.
The following areas provide for more stringent design regulations under separate standards or
guidelines:
1. Old Town Residential Design Standards
a. All properties within the Old Town Residential zoning designation
2. Olympic Avenue Design Guidelines
a. All properties located along Olympic Ave. from Maple St. to E Division St.
3. Mixed Use Development Regulations
a. All properties within the Commercial Corridor or utilizing the Mixed -Use
Overlay.
1
Sections:
Part I. Street Character and Liveliness...................................................... Pg. 3
(a) Inhabited Street
Part II.
Pedestrian Environment...............................................................
Pg. 4
(a) Access to Buildings from the Street
(b) Screening Blank Walls and Retaining Walls
(c) Service Element Screening
(d) Screening Parking Lots
(e) Screening Parking Garages
(f) Parking Garage Entries and Driveways
(g) Lighting Design
PartIII
Landscape Design........................................................................ Pg. 9
(a) Continuity Along the Street
(b) Parking Lots
Part IV
Transition Between Occupied Spaces and Streets ...............................
Pg. 10
(a) Buffering Private Spaces
Part V
Neighborhood Character...............................................................
Pg. 11
(a) Creating Streetscape Compatibility
(b) Orienting the Building to the Street
(c) Compatibility within Emerging Centers
Part VI
Adjacent Properties..................................................................... Pg. 13
(a) Retaining Privacy and Solar Access
(b) Parking Adjacent to Residences
PartVII
Siting........................................................................................
Pg. 14
(a) Creating Usable Open Space
(b) Siting Parking Areas
(c) Siting Service Elements
PartVIII
Transit Facilitation.......................................................................
Pg. 17
(a) Integrating Transit into Site Planning
(b) Pedestrian Circulation in Multi -Family Complexes
Part IX
Architectural Character...............................................................
Pg. 18
(a) Consideration of Site Conditions
(b) Unifying Design Concept
(c) Compatibility with Neighbors
Part X
Character and Massing................................................................
Pg. 22
(a) Articulation and Modulation
(b) Architectural Scale
(c) Rooflines
Part XI
Architectural Elements.................................................................. Pg. 23
(a) Human Scale
(b) Building Features
(c) Entries
Part XII
Exterior Finish Materials...........................................................
Pg. 24
(a) Appropriate Materials
2
Part XIII Parking Garages......................................................................... Pg. 25
(a) Compatibility with Occupiable Spaces
(b) Integration with the Attached Building
Part XIV. Old Town Business District............................................................ Pg. 26
(a) Policy, Goals, and Applicability
(b) Site Design and Massing
(c) Architectural Design
(d) Exterior Rehabilitation and New Additions
Definitions
Part I. Street Character and Liveliness
(a) Inhabited Street
(1) Intent. To create streets that encourage pedestrian activity, as livelier street edges are
healthy places for people to inhabit and make safer streets.
(2) Standards.
(A) Developments shall appear inhabited along the street side using a mix of features.
(B) New residential developments shall accommodate human activity by providing
balconies, terraces, and yards for residents' use and neighborly interaction.
(C) In mixed -use buildings, retail elements like large windows, canopies, and integrated
signage shall be incorporated into the design to add activity by enhancing the
shopping experience.
(D) Entrances, porches, balconies, decks, and seating shall be located to promote
pedestrians' use of the street edge by providing weather protection, security, and
safety such as covering and lighting.
Porc
Figure 1: Building elements can enliven
the street edge creating safer places to
walk andcongregate.
3
Part II. Pedestrian Environment
(a) Access to Buildings from the Street
(1) Intent. To provide a greater sense of association and identification. Lack of clear building
entries deadens the streetscape. To support pedestrian access, convenience, and
circulation.
(2) Standards.
(A) Provide clearly marked entries from the street. Entries from parking lots shall be
subordinate to those related to the street. When possible, parking lots shall be
accessed from an alley or side street.
(B) Parking garage entries must complement and must be subordinate to the pedestrian
entry.
(C) Parking lots and garages, when possible, will be accessed from alleys or side streets.
(3) Exceptions.
(A) Where there is an integrated, comprehensive pathway system, the front entrance may
be oriented toward it.
Figure 2: Clear entries to the sidewalk encourage
pedestrian circulation.
(b) Screening Blank Walls and Retaining Walls
(1) Intent. To reduce the negative visual impacts of blank walls on the pedestrian
environment.
(2) Standards — Blank Walls
(A) Buildings may not orient large areas of blank walls to the street (see definition of
blank wall).
(B) Ends of buildings shall be designed and articulated with windows and other
architectural elements.
(C) Screen blank walls with landscaping, architectural features or art. Examples of such
include, but are not limited to:
i. Install trellises for vines, green walls, and other plant material in conjunction
with a planting strip.
ii. Provide landscaped planting beds with evergreen plants tall enough to screen the
primary portion of the blank wall.
iii. Incorporate artwork (a mural, sculpture, relief, etc.) on the wall surface.
iv. Incorporate decorative tile, or masonry of varying materials or patterns.
4
(3) Standards — Retaining Walls
(A) Retaining walls shall be constructed of materials that reduce their scale, such as
brick, rock or stone, or treated sculpturally to appear less monolithic. Hanging or
climbing vegetation can soften the appearance of retaining walls.
(13) High retaining walls may be sloped or terraced down to provide landscaping setbacks,
especially if they are close to the sidewalk.
(C) Retaining walls that are visible from the public right-of-way shall be designed with a
textured face.
Skirl, W-11
•` f
Blank Wall
Trellis
Figure 4: A planting bed and generous
Figure 3: Blank walls may be screened with landscaping may be used to screen a blank wall.
trellises and climbing plants.
Figure 5: Use landscaping to screen retaining walls near pedestrian ways.
(c) Service Element Screening
(1) Intent. To provide appropriate and sufficient screening of elements which detract from
the streetscape. These elements include trash rooms, dumpsters, utility connections, and
mechanical equipment.
(2) Standards.
(A) Use generous and appropriate plant material in well -maintained planting beds to
create a visual buffer to service elements. Vegetation shall be of hardy native
varieties and must be at least 50% non -deciduous to provide screening throughout
the year. Incorporate planting beds and low planter walls as part of the architecture.
Provide a framework of plants to grow on like an arbor or trellis.
(13) Provide a durable and attractive structure to screen dumpsters and trash areas that are
constructed of wood, metal, or concrete blocks (chain -link or even slatted chain -link
is not allowed). Trash areas may not open directly onto the sidewalk. Dumpsters
must never be in the pedestrian right-of-way.
(C) Utility meters, electrical conduit, and other service lines may not be mounted on the
fagade facing the street and should not be visible from the street.
5
(D) Gutter downspouts on the front fagade shall be visibly integrated into the design of
the building.
Figure 6: Trash area shall be screened from the
street and pedestrian way by enclosures, with self -
closing doors and landscaping.
Landscaping
SOW Encfo}ure
Concrete Pad
Figure 7: A well -designed screen for a dumpster.
(d) Screening Parking Lots
(1) Intent. To improve the streetscape and help to define the street. To reduce the negative
visual impact of asphalt lots and parked vehicles. These standards can be used to upgrade
existing parking lots, especially when redevelopment of the property has occurred.
(2) Standards.
(A) All parking lots, loading areas, or maintenance areas within visual proximity of the
public sidewalk shall be screened from the sidewalk by one of these two methods:
(B) Provide a screen wall at least 3-1/2 feet high, of masonry, rock, concrete or similar
material.
(C) Provide an opaque landscaped perimeter bed or hedge at least 3-1/2 feet high.
Sldewelk
TW4 Ine«vA al
pNestriM cevem}
PW IN vnu al harm,
1lanen aye en<aun,eL
edo■ e. me..m>
Mel nulld�n ....1
d oa••lal.,.
Figure S: Low walls with trellis above hanging
plant is ideal as a screening element for parking
lots.
Figure 9: This drawing illustrates a
typical standard of perimeter
landscaping. Other plant material
combinations and dimensions maybe
appropriate.
0
(e) Screening Parking Garages
(1) Intent. To reduce the visual impact of all above -ground parking structures adjacent to the
sidewalk, improving the pedestrian environment. These standards can also be used to
upgrade existing conditions, especially when redevelopment of property has occurred.
(2) Standards.
(A) The parking garage portion of all buildings shall be architecturally compatible with
the habitable portion, using similar materials, forms and proportions.
(B) Parking garages fronting streets shall be screened with generous landscaping,
berming, or grillwork.
i. Set the parking structure back from the sidewalk at least ten (10) feet and
install dense landscaping.
ii. Incorporate pedestrian and residential oriented uses at street level, providing
enclosed occupiable spaces for businesses along the street front.
iii. Provide artistically designed metal grills incorporated into the building design
to provide screening while maintaining sight lines for increased pedestrian
safety while exiting a garage.
r Trees
Shrubs
Liven\ undo over
to cover 90'" of
planting strip within J yi
Figure 11: Street -level spaces for small
businesses, creating a more active and
Figure 10: Parking garage screening bed. pedestrian -friendly street edge.
(f) Parking Garage Entries and Driveways
(1) Intent. To locate and detail the entries of parking garages so they do not dominate the
streetscape.
(2) Standards.
(A) Locate entries to take advantage of topography. The garage entrances shall be
located so that they do not conflict with the overall form of the building or place a
pedestrian entry in a subordinate role.
(B) Reduce the width of the curb cut and consolidate driveways. In most cases, a
single lane is sufficient to serve several apartments or commercial spaces.
(C) Alleys that provide auto access from the rear are encouraged. Buildings on lots that
have access from an alley shall provide parking access off the alley.
(D) Vehicular entries shall be clearly defined to caution pedestrians.
Figure 12: Plan view of the building in
Figure 13.
Figure 13: Driveways consolidated to
reduce impact on pedestrians.
(g) Lighting Design
(1) Intent. To identify and highlight key site elements, such as vehicular and pedestrian
intersections, paths, sidewalks and entrances, enhancing safety and security. To provide a
desirable and safe pedestrian environment by decreasing the glare associated with tall,
high intensity street light fixtures.
(2) Standards.
(A) Provide indirect light to the sidewalk below lighting elements in the street
environment like trees, walkways, canopies and entryways.
(B) Provide pedestrian -scale lighting with pole heights of 10 to 12 feet throughout
residential and shopping streets and parking areas. Large pole mounted lighting
may be inappropriate around residences if not properly sited and directed to
eliminate glare.
(C) Lighting bollards 3'-4' in height can illuminate paths and walkways.
(D) Shield the source of the light to reduce glare to public thoroughfares and adjacent
properties.
(E) Lighting attached to the building may be appropriate for residential infill
(F) Exterior lighting shall be an integral part of the architectural and landscape design
of any project. Fixture style and design should be compatible with the building
design, while providing appropriate and safe levels of lighting. Use lighting to
accent architectural features of a building.
Figure 14: Pedestrian scale lighting.
R
Part III. Landscape Design
(a) Continuity Along the Street
(1) Intent. To reinforce the landscape character of a street or neighborhood. To enhance
existing neighborhoods.
(2) Standards.
(A) Infill development on existing streets shall enhance and preserve the distinctive,
positive qualities of the streetscape in at least one of the following ways:
i. Street trees —If a street has a uniform pattern of street trees, plant new street
trees that match (preferable) or complement the species in color, ultimate size
and other physical characteristics.
ii. Similar plant materials —The lots on many streets feature plant materials
typical of a particular historic period or neighborhood. Emphasis on these
species will help a new project fit into the local context.
iii. Similar landscape designs —Some streets feature lawns and symmetric, formal,
clipped plantings while other streets feature more naturalistic, asymmetric
plantings.
iv. Similar construction materials, textures, colors, or elements —Extending a low
brick wall, using paving similar to a neighbor's or employing similar stairway
construction are ways to achieve greater design continuity.
V. Similar landscape fixtures and levels —Using consistent pedestrian -scale light
fixtures helps create continuity of scale and light level.
(b) Parking Lots
(1) Intent. To reduce the apparent size of parking lots, reduce the summertime heat and glare
build-up adjacent to parking lots and to improve the views of parking areas for
pedestrians, occupants and passersby.
(2) Standards.
(A) As well as providing a landscaped or screened perimeter, integrating deciduous trees
and planting beds into the parking areas.
(B) Landscaping should be drought resistant. Drip Irrigation is encouraged for all
planting beds. Indigenous varieties of plant species are recommended.
(C) Where vehicle overhang into a landscaped bed is allowed, the parking stall length
may be reduced by (2) feet, and the landscaped bed depth increased by (2) feet.
Where vehicles will overhang into both sides of an interior landscaped strip or well.
The minimum inside curb -to -curb interior planter dimension shall be seven (7) feet.
i. Landscape planting beds shall have the following:
a. 1 tree for every 7 parking stalls.
b. 1 shrub for every 20 square feet of landscape area.
c. Ground cover is required between all shrubs and trees.
ii. In certain conditions, planting beds can be square and located on a 45-degree
angle to perpendicular parking.
iii. Tree locations shall be coordinated with the parking area lighting and utility
locations to ensure minimum light levels are maintained after tree maturation.
E
I LA
HIE
15'1 7 spaces
Figure 16: The spacing of
trees in parking lots
Groundcover
Figure 17: Planting trees
in larger parking lots
Lighting
Fixture
r Planter
Bed
Figure 18: 5' by 5' planted
and alternated with
smaller scale lighting.
Part IV. Transition Between Occupied Spaces and Street
(a) Buffering Private Spaces
(1) Intent. To create a transition between the occupiable areas of residential/commercial
buildings and the street, which provides for security and privacy for the occupants.
(2) Standards.
(A) Provide appropriate screening and buffering to create a physical and visual
separation between pedestrians on the sidewalk and the windows of occupiable units.
(B) Raise ground level windows and/or provide general landscaping as a transition,
where building setbacks are minimal, and the privacy of the occupants is
compromised.
(C) Provide partially enclosed outdoor occupiable areas, like porches, to provide a
transition for occupants and a zone that encourages social interaction between
neighbors.
(D) When appropriate, define courtyards and yards with landscaping and low fences.
Sidewalk
(Public Realm)
Streetlront
Reaidalca
(ftvale
realm)
Figure 19: The design of the
street front determines the
amount of occupants' privacy
and security.
Figure 20: Where a setback
from the sidewalk is small,
raising the floor level up
more than 4' above the
sidewalks and/or providing
a planting bed can provide
sufficient transition
Figure 21: Low walls,
fences and iron gates can
enclose private open space
while still allowing social
interaction
10
Part V. Neighborhood Character
(a) Creating Streetscape Compatibility
(1) Intent. To enhance the character of the street, define it as a coherent space, and ensure
compatibility with the surrounding neighborhood. To fit into a neighborhood more
compatibly. To provide pleasant and safe pedestrian circulation, providing clear access to
building occupants.
(2) Standards.
(A) Site buildings on a property to acknowledge and reinforce the existing
characteristics of the street. In established neighborhoods set the building back from
the street approximately the same distance as neighboring buildings.
(3) Exceptions.
(A) Varying street setbacks to preserve existing trees or other natural features, protect
views, or support other urban design goals may be appropriate.
(B) Sidewalks shall be continuous to enhance pedestrian movement.
Figure 22: Consistent setbacks enhance the street Figure 23: Buildings that do not retain
front and respect neighbors. the street front setback can negatively
affect the sense of the street as a space or
"room."
(b) Orienting the Building to the Street
(1) Intent. To enhance the character of the street by requiring buildings to front the street,
enhance pedestrian access and encourage interaction among neighbors.
(2) Standards.
(A) All buildings shall relate to and provide a front face to the street.
(B) Buildings shall not be sited in ways that make their entrance or intended use unclear
to approaching visitors.
(C) Accessory buildings, detached structures and garages shall be subordinate to the
primary structure. All accessory structures shall be placed to the side or rear of the
primary structure and lot. The accessory structure shall be a minimum of 8 feet
behind the face of the primary structure (see AMC Chapter 20.48 for examples).
(D) All buildings shall provide clear pedestrian entries from the street.
(E) Compose architectural elements to add interest to the building fagade.
11
Figure 24: All buildings should be sited and have
building elements, like entries, that relate to the street.
Entries to buildings should not just be from parking
lots.
(c) Compatibility within Emerging Centers
(1) Intent. To integrate development successfully within mixed -use commercial areas,
providing occupants with shopping and employment within walking distance, to create a
pedestrian friendly environment for occupants and to encourage the use of transit
alternatives.
(2)
Standards.
(A) Mixed residential and commercial zones, buildings shall be sited to orient to the street
and respect adjacent residential projects.
(B) Residential uses are compatible with other uses if sited properly to consider views of
parking and negative building services like trash areas, and pedestrian circulation.
Certain late -night uses may not be as compatible and shall be sited accordingly.
(C) In Emerging Centers where different land uses are within closer proximity to each
other, suburban housing types or models are not applicable. Site planning strategies to
create more compatible residential buildings shall emphasize grouping buildings to
orient to courtyards and gardens, careful to avoid service areas and parking lots.
(D) Commercial uses should be located next to the sidewalk and residential uses should
be located above or behind the commercial building or use.
(E) Structured parking shall be encouraged to reduce the impact of cars and parking lots.
(F) Provide pedestrian circulation routes through all multi -family residential complexes
linking building entries and parking areas to adjacent uses or services. Interconnect
complexes with clear and well -lit paved paths. Provide steps and ramps to cross
retaining walls, and gates to breech fences if they impede pedestrian movement to
shopping and other common activities and especially to transit.
Figure 25: Commercial center that
successfully integrates diverse land
uses and transit alternatives.
Figure 26: Careful siting should
focus views towards private
courtyards or gardens, and limit
parking lots.
Figure 27: Provide clear pedestrian
circulation routes connecting
residences with adjoining
compatible uses.
12
Part VI. Adjacent Properties
(a) Retaining Privacy and Solar Access
(1) Intent. To reduce the impact on the privacy, comfort and Utilization of neighboring yards
and homes. To restrict new development from depriving adjacent homes of direct
sunlight.
(2) Standards.
(A)New buildings that project beyond the homes on adjacent lots shall be carefully
designed to reduce their impact. Buildings can address this issue in several
recommended ways:
i. Limit the length and height of the projection into the rear yard area to reduce
impact on neighbors' yards.
ii. Step back the upper floors or increase the side setback so that sunlight is not
totally blocked from reaching adjacent yards.
iii. Windows, decks, and balconies overlooking neighboring yards shall be
minimized and/or screened to enhance privacy.
(3) Exceptions
(A) Single Family residential uses
Figure 28: New multi -family development
reducing the privacy of adjacent residences.
Limit balconies, deck
and views wo neighboring
private spaces
Provide landscaping
and trees as
visual buffer
\a
Tf
1
J
St.p IargCr
buildings bark
from the
-_
property line '
Naximizd
sidoyard setback
Figure 29: Methods used to reduce the
impact on adjacent private yards.
(b) Parking Adjacent to Residences
(1) Intent. To reduce the impact of parking lots and service Areas on adjacent homes. To
retain the privacy of adjacent properties.
(2) Standards.
(A) Parking, except on the street edge, shall not be located between the residences and the
street. Surface parking, which cannot be located to the rear of the development, may
be located toward the side if screened from adjacent residences. Provide a screening
wall to buffer the visual and audible impacts of automobiles. The height of the screen
shall be a minimum of 3.5ft in height.
(B) Provide screening walls of solid and attractive materials, such as masonry, ironwork,
rock or wood (but not chain link), or landscaping.
(C) Provide trees, trellises or other coverings that reduce the views of parking lots from
neighboring homes.
13
(D) Locate and aim parking lot and other site lighting so that it does not cause glare and
intrusive light patterns onto neighboring residential properties. Lighting shall be of a
pedestrian scale with pole heights and lighting fixtures that reduce glare.
(3) Exceptions
(A) Single Family residential uses
Parking for I Existing
new development ` . residence
Figure 30: Trees and trellises reduce the
views of parking lots from adjacent homes.
THIS
NOT THIS
Figure 31: Parking lot lighting should be
sited to avoid unnecessary glare on
neighboring properties.
14
Part VII. Siting
(a) Creating Usable Open Space
(1) Intent. To provide occupants of multi -family residential and mixed -use developments
with inviting and well-defined outdoor spaces.
(2) Standards.
(A) Organize and site buildings to create usable open space by creating one or more
of the following:
i. Well landscaped courtyards to be usable by the occupants and visible from
the units to enhance security.
ii. Individual outdoor spaces for all ground floor units.
iii. Rooftop decks, balconies, and well- defined patios.
iv. Play areas for children, located away from the street edge and parking lots.
v. Group or individual gardens/small plots for residents' use.
vi. Other similar outdoor open spaces.
(B) Open space must be large enough to accommodate human activity and seating.
Balconies must be at least 6' deep.
(C) Orient outdoor spaces to receive sunlight. When possible, orient spaces to face
east, west, or preferably south.
(D) Provide paths, site furniture, lighting, and elements that will make outdoor spaces
more enjoyable and better used.
Figure 32: The careful siting of buildings and
appropriate landscape design can create several
kinds of usable outdoor spaces.
Figure 34: Typically, balconies and rooftop decks
should be 6' deep to be truly usable.
Figure 33: Outdoor areas from
residences like yards, terraces and
balconies that overlook common outdoor
space make the space more enjoyable.
Figure 35: Common paths that allow
neighbors to see each other and stop for
conversation help foster social
interaction.
15
(b) Siting Parking Areas
(1) Intent. To reduce the impact of the automobile while retaining accessibility and safety.
To allow buildings to reinforce the street and not face directly into large parking areas.
To enhance pedestrian access, circulation and safety by reducing curb cuts and driveways
across sidewalks.
(2) Standards.
(A) Locate off-street parking lots and stalls for more than one car to the sides and rear
of buildings. Parking lots and stalls shall not be located in front yards.
(B) For a lot facing two streets (corner lot) do not locate parking at the corner facing
the intersection.
(C) Do not allow driveways and garages to dominate the street front.
(D) Access to parking off alleys is required when available, to reduce curb cuts across
sidewalks.
(E) Provide on -street parallel parking when appropriate.
(F) Provide clear, well -lit paths from parking areas to the street and building entrance.
(G) Providing a small park or open space from the road and allocating smaller parking
lots behind multi- family residential buildings increases the value of development
and creates a more visually pleasing environment. Using permeable materials in
pedestrian -oriented areas should occur where feasible.
i. Parking lots to the front of buildings, especially when carports and garages
for cars are included, restrict pedestrian circulation, lower values, and create
large expanses of asphalt
Figure 36: Parking lots shall not be sited on corners
adjacent to intersections. Prominent building features
should occupy the corner.
Parking Behind
PREFERRED M Ct
Figure 37: Siting parking lots behind
buildings is preferred
(c) Siting Service Elements
(1) Intent. To encourage more thoughtful siting of trash and other service areas, balancing
the need for service access with the desire to screen its negative aspects.
(2) Standards.
(A) Locate service areas to not have a negative visual or physical impact on the street
environment.
(B) Site and/or screen mechanical equipment so as not to be seen from the sidewalk.
(C) When possible, locate services for trash, recycling and loading in an enclosed
service room off an alley, side drive or within a parking garage.
16
(D) When service elements must be visible from the street, follow the standards of
Service Element Screening.
(E) Pedestrian access shall not be blocked by service elements.
(F) Service elements like mailboxes, utility meters, trash facilities and lighting shall
be incorporated into the overall design of the project.
Mechaelcel
Eawpmeet
Dumpater
Figure 38: The proper location of service
elements is important to reduce their
impact.
17
Part VIII. Transit Facilitation
(a) Integrating Transit into Site Planning
(1) Intent. To encourage use of transit by making transit more convenient. To integrate
transit and bus shelters compatibly into the neighborhood. To shelter transit users from
wind and rain.
(2) Standards.
(A) For projects with more than twenty (20) leasable units, project applicants shall
identify transit alternatives and existing transit stops within close proximity to the
occupants of the project.
(B) If accessibility to transit by the occupants can be enhanced, place new transit stops in
coordination with the transit provider.
(C) Incorporate, when possible, a shelter as an integral part of the building design.
(D) Place any parking areas at the side or rear of the site.
(E) Connect building entrances, transit facilities, and parking areas by paved sidewalks.
(F) Design a site free of pedestrian barriers.
(G) Provide pedestrian facilities like benches with back rests, trash containers, clear
signage, pedestrian lighting and well -maintained landscaping adjacent to transit stops.
(H) Orient building entrances toward transit facilities and clearly mark routes to those
facilities.
MIN®R
Bus Stop
Figure 39: Building entrance oriented to street and
transit stop.
Bus Stop
Figure 40: Pedestrian access to transit
provided across the block.
(b) Pedestrian Circulation to Multi -Family Complexes
(1) Intent. To eliminate the physical barriers which impede pedestrian circulation between
multi -family residential complexes and other destinations like transit and shopping.
(2) Standards.
(A) Multi -family complexes shall not be isolated enclaves separated from each other and
commercial development by fences, walls, and parking lots.
(13) Provide weir -lit and landscaped pedestrian paths from residences to other residential
complexes, the street edge, and adjacent commercial properties.
(C) All multi -family residential buildings shall front streets, not parking lots. Entrances
shall be clearly visible from the street edge sidewalk, not oriented toward parking lots.
(D) Reduce the size of parking lots by providing clear pedestrian routes through larger
lots. Mark pedestrian routes with changes in paving and landscaping.
(E) Combine driveways to reduce the danger and inconvenience to pedestrians.
18
C-d"
M
Figure 42: Parking lots encircling
residential buildings are unsightly and
Figure 41: Connect buildings in multi -family unsafe to children.
complexes with clear pedestrian paths.
19
Part IX. Architectural Character
(a) Consideration of Site Conditions
(1) Intent. To encourage new development to be designed for the specific conditions of the
site. To ensure that new development will fit in with the neighborhood.
(2) Standards.
(A) The design of a building, its location on the site, and its layout shall respond to
specific site conditions.
(B) Site characteristics to consider in the design of a building include the following:
i. Topography: Reflect natural topography rather than obscure it. For instance,
buildings shall be designed to "step up' hillsides to accommodate changes in
elevation.
ii. Topography: Where neighboring buildings have responded to similar
topographic conditions on their sites in a consistent and positive way,
consider similar treatment for the new structure.
iii. Topography: Designing the building in relation to topography may help
reduce the visibility of parking garages.
iv. Solar Orientation: The design of a structure and its massing on the site can
enhance solar exposure for new development and minimize impacts on
adjacent structures and public areas.
v. Corner Lot: Building design can accent the corner at an intersection of streets
with a change of building wall plane and roof line.
vi. Site Size and configuration: On small, narrow sites or sites with frontage on
narrow streets, massing and design can minimize the perception of building
bulk, minimize impacts on adjacent development and enhance conditions for
on -site open space.
vii. Natural Features: Reflect natural features like views, stands of trees, and
open space by providing views and pedestrian access to these amenities.
viii. Pedestrian Oriented Shopping Street: Reinforce the streetscape with shops at
ground level and pedestrian amenities.
ix. 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 original structure will help it fit in.
rr r��nr Fr
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Figure 43: Stepping buildings on steep topography.
Figure 44: Siting a building to take
advantage of a visual amenity.
20
Views
Access Path
Figure 45: Siting a building to take advantage of a
visual amenity.
Figure 46: Siting a building to take
advantage of a visual amenity.
(b) Unifying Design Concept
(1) Intent. To unify and organize a building's architectural character and individual elements
such as entries, windows, gardens, roofs, etc.
(2) Standards.
(A)All buildings shall be visibly organized by a clear design concept. Examples of some
concepts include:
i. Axial Symmetry: A formal organization that balances equal elements and
features around a vertical plane common in classical revival and colonial style
buildings.
ii. Asymmetric Balance: A dissimilar, yet harmonious composition of numerous
similar or complementary forms. The composition reflects the local context, site
conditions or building function.
iii. Courtyard Organization: Groupings of building elements to help clearly define
usable outdoor spaces.
iv. Major Architectural Element: Focus around a strong architectural element like an
arcade, a gallery or a major entry.
v. Terracing: Dividing a building into horizontal terraces that step down a steep
slope can reduce the building's impact on the site and provide usable decks.
vi. Environmental Response: Basing the design on significant views, solar
orientation, siting for usable outdoor spaces, etc.
Figure 47: Symmetrically Balanced -Order achieved
by balancing both sides around the center.
Figure 48: Asymmetrically Balanced -
Balance among several point.
21
Figure 49: Courtyard Organization --Organized
around an outdoor space.
Figure 51: Major Architectural Element — The
arcade gives order to the building.
.7Q
-.may /lI
Figure 50: Environmental Response —
Designing a building around alternative
energy systems.
Figure 52: Terracing — Terracing the
building acknowledges the slope.
(c) Compatibility with Neighbors
(1) Intent. To enhance the character of an established neighborhood or street.
(2) Standards.
(A) 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.
(B) Unless there is an overriding concern or a poorly defined context, new buildings
shall reflect the architectural character of the surrounding buildings in some of the
following ways:
i. A unifying design concept
ii. Similar proportions, scale, and roofline.
iii. Complementary architectural style and exterior finish materials.
iv. Complementary patterns and proportions of windows.
v. Similar entry configuration and relationship to the street.
vi. Complementary architectural details or features.
Figure 53: New building emphasizes the height, scale,
and roof forms of adjacent buildings.
t .
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Figure 54: New buildings emphasize the
height, proportions, and canopy of its
neighbors.
22
Part X. Character and Massing
(a) Articulation and Modulation
(1) Intent. To reduce the apparent size of new buildings and give them more visual interest.
By using articulation, modulation and their interval create a sense of pedestrian scale to
buildings.
(2) Standards.
(A) Use articulation and modulation at appropriate intervals to create a sense of
pedestrian scale.
(B) Industrial buildings shall be divided and given human scale by using articulation
and/or modulation at 40-foot to 50-foot intervals.
(C) There are several ways of articulating a building to divide up its mass and reduce
its apparent size.
(D) Some are listed here and should be combined for the best result:
i. Fagade Modulation: Stepping back or extending forward a portion of the
fagade at least 6 feet (measured perpendicular to the front fagade) for each
interval.
ii. Fenestration patterns that repeat at intervals at least equal to the articulation
interval.
iii. Articulating each interval with architectural elements like a porch, balcony,
bay window, and/or covered entry.
iv. Articulating the roofline within each interval by emphasizing dormers,
chimneys, gables, stepped roofs, or other roof elements.
v. Providing a ground or wall mounted light fixture, a trellis, a tree, or other site
feature within each interval.
Articulated Reafline
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I
Articulated Entry
Figure 55: Articulation
elements
Figure 57: Modulation
Figure 56:Interval
Figure 58: Building details that can reinforce
the articulation interval.
23
Figure 59: Modulation of the principal
building fagade adds interest to a long
building.
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(b) Architectural Scale
(1) Intent. To design buildings to be more compatible with existing neighboring smaller
structures.
(2) Standards.
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 size substantially smaller than the zone of the
proposal, the architectural scale of the proposed building shall be reduced, through
articulation and modulation, to better conform to its context. The degree of fagade
articulation depends on the size and spacing of neighboring buildings.
a
Zone allowing
greater bulk
nnrl
I
Reduction in
apparent size
❑ p R❑
a
Figure 60: Good design can reduce the apparent size
of new buildings, allowing them to fit in with smaller
buildings.
Figure 61: At zone transitions, special care
should be taken to reflect the articulation
intervals of adjacent development.
(c) Rooflines
(1) Intent. To add visual interest to a building and the streetscape and reduce its apparent
size. To complement neighboring structures with prominent roofs.
(2) Standards.
(A) Consideration should be given to the design of a building's roofline. The design
of the roof shall employ at least two of the following:
i. Roofs may have dormers, gables, gambrel, hipped roof or similar variations in
roof planes to break up the roof mass.
ii. Broken or articulated roofline.
iii. Prominent cornice, fascia, or parapet that emphasizes the top of the building.
iv. Other roof element that emphasizes the top of the building.
24
(B)
v. Individual roofs may include a variety of colors and materials, including tile,
composition, wood shake, asphalt shingle, and standing seam baked enamel
steel.
vi. Metal roofs are allowed in all zones, except if metal is used for residential it
shall only be standing seam steel roofs.
No roof mounted mechanical equipment shall be visible from the sidewalk or
roadway of the adjacent street, except when located within an Industrial Zone.
Figure 62: Broken roof forms and modulation help
reduce the apparent size of this building.
0
Figure 63: Broken roof forms and
modulation help reduce the apparent size of
this building.
25
Part XI. Architectural Elements
(a) Human Scale
(1) Intent. To encourage new development to be designed for the specific conditions of the
site. To ensure that new development will fit in with the neighborhood.
(2) Standards.
(A)All buildings shall incorporate well-proportioned architectural features, elements,
and details to achieve good human scale.
(B) Below are some elements that lend human scale:
i. Entry details like porches and recesses
ii. Occupiable spaces like bay windows and balconies.
iii. Window details like vertically proportioned window openings which are
recessed into the face of the building and broken up with smaller panes of
glass.
iv. Roof details like brackets, chimneys, roof overhangs of at least 18 feet
(measured horizontally), or a roof cornice element at least 12 feet in width
(measured vertically).
v. Windows which create relief in the facade by being detailed to recede into the
building face.
vi. Gabled or hipped roofs, including nested rooflines.
vii. Roof flashing, rain gutters, downspouts, vents, and other roof protrusions shall
be finished to match the adjacent materials and/or colors and be consistent
with the design of the building.
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Figure 64: Window details are important to give a
sense of human scale.
(b) Building Features
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Columns
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-aluatrade
Figure 65: Covered entries, like porches,
need to be of substantial materials.
(1) Intent. To create more visually interesting buildings by incorporating elements that
improve human scale and compatibility with neighboring development.
(2) Standards.
(A) Use building features to reflect the space within a building, to reinforce site
conditions like a corner or courtyard and to articulate building modulation.
(B) Building features shall be consistent and unified with the overall architectural design
of the building. Each element shall be articulated and proportioned to relate to the
building.
(C) Use changes of materials to enhance building features.
(D) No buildings may have large areas of blank wall surfaces. Use architectural features
and elements to enhance all building faces.
(E) Building features can include some of the following:
26
i. Setback of upper floors and roof decks.
ii. Strong corner feature like a turret or corner entry.
iii. Porches and balconies at least 6' deep.
iv. Habitable roofs with dormer windows.
Figure 66 / Figure 67: These two projects point
out the importance of architectural elements.
They are essentially the same building except that
the project below employs varied rooflines,
window details, fagade articulation, a trellis,
chimneys, entry details, and other features to add
interest and a greater sense of quality.
(c) Entries
(1) Intent. To create an appropriate invitation into a building, providing for security and
privacy. To provide an area where social interaction can take place.
(2) Standards.
(A) All buildings shall have a principal entry visible from the street (or by a marked,
paved and well -lit pathway). All entries shall be convenient from the sidewalk.
(B) In multi -family residential developments, all ground floor units shall be directly
accessible from the street.
(C) Entries shall be highlighted by building elements (like stairs, roofs, special
fenestration, etc.).
(D) Provide a recess, porch, or other protected exterior area that encourages human
activity (resting, meeting, waiting, etc.).
(E) Highlight the entry area with pedestrian scaled lighting and distinctive
architectural elements and details.
Figure 68: The entries to these apartments and
their courtyards are clearly articulated and
inviting.
Figure 69: The covered and recessed
entry to the building is well
articulated, and with the landscaped
planting beds and stairs provides an
elegant transition between street and
residence.
NFA
Part XII. Exterior Finish Materials
(a) Appropriate Materials
(1) Intent. To enhance the quality of buildings and the streetscape. To discourage poor
materials with high life cycle costs.
(2) Standards.
(A) Materials with texture, pattern, or quality detailing are encouraged
(B) Siding shall reflect in texture and color typical Northwest building materials like
wood siding and shingles, brick, stone and terra-cotta tile.
(C) Metal siding shall always have visible corner moldings and trim and should have a
matt finish and a neutral or earth tone.
(D) Non -durable siding materials like T1-I I type plywood, corrugated metal or
fiberglass are prohibited, as it decays quickly when exposed to the elements and looks
unsightly. Panel siding with board and batten is allowed.
(E) Metal roofing colors shall be subdued.
(F) Mirrored glass is prohibited in a residential or pedestrian oriented streetscape.
(G) Concrete walls shall be enhanced by texturing, coloring with concrete coating, or
admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork.
(H) Concrete block walls shall be enhanced with textured blocks and colored mortar,
decorative bond pattern and/or incorporating other masonry materials.
(I) Stucco and similar troweled finishes shall be sheltered from extreme weather by roof
overhangs or other methods.
Figure 70: These contemporary looking houses have
well detailed horizontal wood siding.
Figure 71: When renovating, or developing
adjacent to, buildings with a distinct historic
architectural character, care must be taken
to choose exterior building materials that are
compatible and historically appropriate.
W
Part XIII. Parking Garages
(a) Compatibility with Occupiable Spaces
(1) Intent. To incorporate the parking garage into the design of the building, making it less
obtrusive. To differentiate the parking entry from the pedestrian entry.
(2) Standards.
(A) Design parking garages to be architecturally compatible with the occupiable portion
of the building. Draw from a residential vocabulary of forms, materials and details to
enhance garages.
(B) 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.
(C) Berm and landscape the edges of garages when they are visible from the street.
(D) Open carports for more than 2 cars shall not be visible from the street.
(E) Parking garages can be detailed with split -face block and colored mortar to emphasize
the base of the building.
L0[: CCLICCC
❑IIG El or]
Figure 72: The parking garage entry should take
advantage of topography to be visually subordinate
to the pedestrian entry.
Figure 74: The garage entry of this apartment
building overwhelms the relatively insignificant
entry.
Figure 73: The pedestrian entry should be
articulated to emphasize its importance
relative to the garage entry.
Figure 75: This parking garage is well
screened by the generous landscaping on this
steep site. The stairs, landing, and lighting
help highlight the pedestrian entry.
(b) Integration with the Attached Building
(1) Intent. To reduce the visual impact of parking structures by making them a more integral
part of the building.
(2) Standards
(A) The accessory parking portion of the structure shall be architecturally compatible
with the rest of the structure. The parking structure and the remainder of the
building shall appear as a unified composition. Methods to better integrate
parking structures with their buildings include:
i. Facing the parking structure with the same material as the building.
29
ii. Continuing architectural elements from the occupiable portion of the building
onto the parking structure, like a frieze, cornice, trellis or other device.
iii. Using a portion of the top of the parking garage as a deck or garden for the
occupants' use.
iv. Large buildings with multi -level parking garages can screen the garages
further by:
1. Locating occupiable space or shops to the outside of the parking garage.
These units could have access directly from the street and from the
parking area.
2. Designing the parking garage to be partially or totally below the level of
the street or neighboring properties.
9imllar herlxonW
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ha. no�uomr ❑ L
v.00wi�an. o. oomay.
Roo}doek
Pe.kne r .re�W
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Figure 76: The appropriate design of a parking
structure can help integrate it to the occupiable
portion of the building.
ReaidenHal
Open Space
above Ground
Level
Commercial
Figure 77: A parking garage located in the
center of this large mixed -use structure with
commercial uses and residential units along
its edge.
30
Part XIV. Old Town Business District
(a) Policy, Goals, and Applicability
(1) Intent.
(A) These Standards establish requirements for construction that are drawn from the
commercial building heritage of Arlington and other traditional American downtown
business districts. They support the idea that compact scale, traditional building
types, architectural detail, and the accommodation for pedestrians that is found in
these town centers should be preserved, enhanced, and expanded. These Design
Standards describe the principles of siting, parking, massing, and treatment of
facades and materials that will be allowed in the construction of new buildings,
additions to existing buildings, and in the rehabilitation of existing buildings.
(B) Historical Design Principles of Arlington- The standards of good, small town design
are prevalent in many of the buildings in Arlington. These observable standards
include a human scale proportion of building height to street width, the location of
shop entries at the sidewalk, a mix of various enterprises within a single building, the
use of durable materials and the design principles that promote a balanced blend of
function plus decorative building components. They have shaped Arlington since its
founding over 100 years ago. Since then, the architectural styles have evolved. Yet
the principles of good design that have been tested throughout centuries of practical,
enjoyable town planning remain. Arlington's own version of pedestrian -friendly
streets, its blend of historical and contemporary building styles, its mix of
residential, commercial and civic establishments, and its urban and naturalistic
public spaces all contribute to the quality and character that these standards address.
(C) Existing Building Types in Downtown Arlington as Models for New Development
and Rehabilitation. The Design Standards are based upon the architectural
precedents of Arlington's past. As such, this document will present examples of
existing buildings to demonstrate the abstracted principles of the Standards and to
31
illustrate possible resolutions to the intention of the Standards. However, it should
not be construed that the Standards intend to promote or adhere to any theme or
style. Instead, new construction is expected to respect and be inspired by the
authentic, local architectural and urbanistic traditions that have been in place for
more than 100 years in Arlington. Construction is encouraged to be equally
responsive to the variety, longevity, enthusiasm, and pride of workmanship that
many of the historical and some new buildings in Arlington evoke.
(D) The goal of this section is to promote construction that will enhance the existing
good characteristics and qualities of the Old Town Business District (OTBD).
(1) Applicability.
(A)The standards in this section apply to all development in the Old Town Business
District 1, 2, and 3.
(B) However, it is recognized that there is a distinction between OTBD 1 and OTBD 2,
and 3. And discretion should be used in how strictly the standards are adhered to for
any project. OTBD 1 is clearly the historical commercial district of Arlington and
conformance to these standards should be as strict as possible. OTBD 2 and 3 are
clearly more automobile oriented and conformance with the Standards should be
balanced with the context of the property. The goal for OTBD 2 and 3 is to have
them become more pedestrian -friendly than they may be now, yet we need to
acknowledge that automobiles will play a larger role than in OTBD 1.
(C) Any new construction or modifications to existing structures in the Old Town
Business Districts 1, 2, and 3 shall comply with the Arlington Development Design
Standards and refer to and utilize the Olympic Avenue Design Guidelines, to the
maximum extent possible, in their design and modi ficatinn Pffnrts
(b) Site Design and Massing
(1) Intent. These Standards apply to the considerations of site design, parking, the massing or
bulk of the building, and pedestrian accessibility. As a traditionally planned downtown
shopping and mixed -use district, Arlington developed first as a pedestrian -oriented town
center. While automobiles have obviously become essential to the commercial success of
the center, these Standards are designed to balance vehicular and pedestrian use. They are
intended to provide convenient automobile access with carefully considered parking
32
accommodations. Sidewalks, storefronts, and entries that cater to pedestrian activity are
required.
(2) Standards.
(A) Setbacks —All structures shall be located adjacent to or as nearly adjacent as feasible
to the sidewalk(s) falling within adjacent public right(s) of way. Where a structure is
recessed from the public sidewalk, a private extension of the sidewalk shall be
installed to widen the sidewalk up to the building front.
(B) Location — Wherever feasible, buildings built in the Old Town Business Districts
shall be adjoining or appearing so, to create a continuous facade along a street.
Structures along the Centennial Trail should be designed to work with the trail, even
to the extent of having an entrance to the building, but at minimum presenting a well -
designed fagade on the trail side.
(C) Building Height —The height of buildings shall be consistent with other buildings on
the block. Where the existing buildings on the block have a consistent height, the new
construction shall provide a comparable height. Where the existing buildings on the
block have an inconsistent height, the new construction shall provide for a height
between the shortest and tallest building.
(D) Building Orientation —Building facades and primary entries shall be oriented toward
the principal street bordering the lot. Buildings located on corner lots shall treat both
facades as if they were both facing the principal street. (Figure 90). However, facades
facing the secondary street need not provide building entries.
(E) Off Street Parking, Location —Off street parking shall be located to the rear of
buildings located on Olympic Avenue. Off street parking shall be located to the rear
or side of other buildings in other areas of the Old Town Business Districts.
(F) 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 adhere to AMC 20.76.090(d) for a screening wall.
(G)Alleys—Public rights -of -way in alleys shall be kept clear.
(H) 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). 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.
Figure 78: Corner massing, setbacks, building orientation, off-street parking and screening.
(c) Mixed Use Site and Building Design
(1) Intent. To encourage mixed -use buildings with shops and small offices below, and
residential units above. To reinforce the community focal place and neighborhood centers
33
with appropriately designed buildings, compatible with pedestrian -oriented commercial
uses.
(2) Standards.
(A) Site mixed -use buildings wherever small-scale, pedestrian oriented commercial
activity is desired.
(B) Respect and enhance the character of the street, reinforcing the pedestrian shopping
experience.
(C) 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.
(D) Accentuate the residential portion of the development with changes in materials and
wall plane. Create a distinct entry for the residential units.
(E) Create usable outdoor spaces for the units facing the street by providing balconies and
setbacks. The use of outdoor spaces enlivens the commercial street and creates a
buffer space for the residential units.
Figure 79: A successful mixed -use project along a
public promenade in Portland, OR.
Figure 80: This mixed -use building
differentiates the commercial uses and
residential units by changing materials and
stepping back the tower.
(d) Architectural Design
(1) Intent. New building facades shall conform to the horizontal and vertical division systems
used historically in Arlington and in the architecture of other traditional commercial
centers as described below.
(2) Standards.
(A) Horizontal Divisions —Primary facades shall be divided into three basic horizontal
divisions:
i. The base, consisting of storefronts, and with permanently fixed sidewalk
canopies that separate the base from the middle division.
ii. The middle, consisting of first story Clerestory windows, and/or second
story windows, intermediate panels or decorative bands, and trim.
iii. The cap, consisting of the roofline, or Parapet shape along with overhangs,
cornices and/or other parapet and roofline trim.
34
m a�
- Z-1
Figure 81: Above, an abstract illustration of required horizontal divisions.
(B) Vertical Divisions. —Primary facades shall be divided vertically using organizing
elements, such as columns, pilasters, or panels. No facades open to public view shall
consist of unarticulated blank walls. Vertical divisions shall form bays with either a
maximum width of 12'-0" or be no greater than 1/3 of the buildings overall width,
whichever is smaller. Vertical divisions shall Minimally extend for one-half of the
total overall height of the building.
(C)
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Figure 82: Above, an abstract illustration of required vertical divisions.
(D) Ground Floor and Storefront Facades —The base of ground floor, street -facing
storefronts shall be composed of impact -resistant materials of wood, stone, brick,
stucco, concrete, or tile. 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
form the adjacent sidewalk.
(E) Storefront facades shall consist of no less than 65% glass display windows with trim
unless an alternative proposal is provided accomplishing the same intent with
compatible architectural treatments. entry doors shall be recessed where possible and
shall conform to all other building code regulations for barrier free accessibility for
sidewalk encroachment, etc. Entry systems shall consist of commercial quality wood,
aluminum, or steel framing with steel doors. Door glazing shall be a minimum of
65% with transom glazing wherever possible.
(F) Upper -Floor Facades —Upper floor structural elements, windows, and panels shall
conform to the vertical and horizontal divisions described within these standards..
The resulting pattern of elements shall continue to relate to the pattern of street level
fagade elements. The materials shall consist of wood, stone, brick, concrete, stucco or
stucco -finished exterior insulation finish systems (EFIS), metal or tile. 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.
(G) 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
35
historic, commercial buildings in Arlington and other American towns. Besides
serving a decorative purpose, these trim courses can serve a dual function if designed
to provide weather protection to parapets, windows, and facades.
aac a..raa �,p,
Figure 83: The western false front hides a gable
roofline behind.
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Figure 85: The facade displays its gable roof centered
along a flat roofline with over -hanging eaves.
sasaaasa:czzz3asr_zasxzas
SECMN
Figure 84: A contemporary interpretation of
a classical parapet forms a single, strong,
building cap.
Figure 86: A projecting band of skirting at
the parapet provides a visual cap and a
protective cap for the windows below
(Skirting that extends the full story height is
not encouraged).
(H) Building Entries Other Than Storefronts —Street level entries to upper level offices
and residences should be of impact resistant materials, should be recessed if possible,
and shall conform the Building Code restrictions on sidewalk encroachment. Entries
shall conform to all applicable requirements for handicap accessibility. Entry doors
should be commercial quality wood of metal glazed doors and should be compatible
with traditional entry doors found in historic commercial buildings. Where possible,
transom glass shall be located over entry doors.
(I) Fixed Canopies —For all newly constructed buildings, or for rehabilitation projects
estimated at 50% or more of a buildings value, permanently fixed canopies made of
wood and/or metal or other durable materials shall be provided. Canopies shall
project over sidewalks a minimum of six feet from the building face and shall be one
foot minimum from the curb. Canopies shall provide protection from the rain and
melting snow for pedestrians using the sidewalk bordering the building. Canopies
shall be constructed across the entire street frontage of the building facing the primary
street, and for corner buildings shall be constructed continuously across all glazed
openings of the street frontage facing the secondary street. Sidewalk canopies shall be
securely fastened to the structural framework of the building, conforming to Building
Code Requirements for wind and snow loading. Fabric canopies or awnings are not
permitted as sidewalk protection.
36
i I F•rk ��
Figure 87: A tensi le-su p ported canopy secured
by chain orcable.
Figure 89: A nono-truss canopy attaching its vertical
chord to the structural frame
Figure 88: A compression -supported
canopy held in place atop large, wood
Figure 90: The canopy turns the corner of the
building to provide continuous storefront
protection from the weather.
(J) Finish Materials and colors —exterior finishes shall be durable commercial
applications of traditional materials. These include wood, stone, brick, stucco (or
stucco -finished EIFS), concrete, metal, and tile. Exterior color schemes should
include contrasting base and trim colors. The Design Review Board generally deems
as acceptable color schemes included in any paint manufacturer's "historic line" or
similar proposal reflecting an historical theme.
(K) Building Detailing — Buildings shall be detailed with materials that vary between base
wall material and trim. Trim and detailing should include some of the following:
wood moldings and trim, decorative brick trim, glazed terra cotta trim, metal
moldings, pressed metal, cast concrete or stone trim.
(L) Signs — Signs shall be integrated with the building architecture and shall not cover
significant architectural features. Sidewalk "sandwich board" signs shall be placed on
the sidewalk at the street edge, with a minimum 6-foot clear sidewalk zone
remaining. In the case of conflicting regulations with AMC chapter 20.68 Signs, the
most stringent apply.
(M) Relationship of new Construction to Existing Adjacent Buildings — Where new
commercial or mixed- Use construction adjoins lots with smaller historic buildings, or
adjoins property zoned exclusively for residential use, the potential negative impacts
due to the juxtaposition of the larger commercial buildings shall be mitigated through
site planning and architectural design. These techniques can include in line design or
continuity of planar elements (figure 103); increasing the height of the new building
at the corner so as to "hold the corner" and/or to better complement a taller building
across the street (figures 104 & 105); stepping back the massing of a new building
across the street (figure 106); and, stepping down the massing of a new building so as
37
to better compliment a less intensively developed site (figure 107). In addition to the
manipulation of massing, design techniques intended to generate compatibility
between new construction and existing buildings include utilization of similar
materials, finishes, colors and detailing.
(e) Exterior Rehabilitation and New Additions
(1) Overview and Goals —These Standards apply to existing commercial and mixed -use
buildings within the Old Town Business District. In this context, "rehabilitation" involves
repair or alteration to either maintain the building or provide for a change in use. Repairs
and alterations to buildings shall protect and maintain their historic features and
materials.
(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 sizes, types of framing, sash, glazing and their materials, patterns of divided
lights, door sizes and styles, and framing and door types and materials; storefront
materials, and storefront details, sidewalk canopy materials, types, materials, trim, and
details; historic building signage (such as dates or names, along with cornerstones and
plaques), and, in general, the overall building trim and articulation. Historic architectural
features of existing buildings shall be retained and repaired, rather than removed. If these
features are severely damaged, they shall be replaced with features identical in
appearance to the original features.
(3) Replacement of Pre -Existing Architectural Features — Where historic features have been
removed or destroyed in the past, those original features shall be restored where new
construction or rehabilitation makes this feasible.
(4) Additions to Existing Buildings — New additions to historic buildings shall respect the
architecture of the existing building. Materials, massing, colors, and detailing of the
existing building shall guide the design of the new additions. New additions shall also be
compatible with the historic architectural features of adjacent historic buildings,
including compatibility with historic building materials, color, signage, storefront
organization, sidewalk canopies, and fagade organization.
(5) Canopies/Weather Protection Over Sidewalks — Historic sidewalk canopies shall be
maintained, restored, or rehabilitated according to the provisions of this chapter. See also
Section 15.3.2.8.
(6) Relationship of Renovations and Additions to Adjacent Buildings — New additions to
existing buildings and new infill construction shall be compatible with the architectural
features of adjacent historic buildings, including compatibility with historic building
materials, color, signage, storefront organization, sidewalk canopies, and fagade
organization.
38
Figure 91: The massing of the corner portion of the building is increased in height to allow it to "hold
the corner" and to provide a better complement to the taller building across the street.
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Figure 92: In -line design or continuity of planar
elements is one way for new construction to fit into
the context of existing buildings.
Figure 93: Increasing height at the corner
allows a building to "hold the corner" and
visually anchor the block at the intersection.
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Figure 94: Stepping back the massing of a taller, new building, retains the typical height of the street
wall. Shown here, the stepped back portion forms private balconies for residential or office use.
Stepping down the massing of the new building mitigates the difference between adjacent building
heights. Here, the third story contains a covered balcony with a corner column. At the fourth story,
the balcony opens to the sky above.
Figure 96: Example of existing sign.
Figure 95: Examples of existing sign.
KE
Definitions
Architectural Scale: The size of a building relative to the buildings or elements around it. When
the buildings in a neighborhood are about the same size and proportion, we say they are all "in
scale".
Articulation: The giving of emphasis to architectural elements (like windows, balconies, entries
etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller,
identifiable pieces.
Blank Wall: A portion of a building with no features in an area wider than 12'-0" or greater than
1/3 of the buildings overall width, whichever is smaller.
Complementary/Compatible: Features that match the character, scale, pattern, function, or design
quality of surrounding development. Features should relate through such features as building
scale, proportion, setbacks, materials, roof forms, openings, site design, landscaping, and
pedestrian orientation.
Interval: The measure of articulation — the distance before architectural elements repeat.
Habitable / Habitable Space: Space in a building designed and intended for living, sleeping,
eating, cooking, working, meeting, recreation, or similar occupancy by people on a regular basis.
Human Scale: The proportional relationship of buildings, spaces, and site elements to the size,
perception, comfort, and experience of a person.
Modulation: Measured and proportioned inflection of setback in a building's face.
Occupiable Space: Any enclosed or unenclosed area designed for human occupancy or use,
including areas where persons may work, assemble, walk, sit, shop, eat, wait, recreate, or
otherwise be present.
Pedestrian Oriented: Designed to support pedestrian activity, safety, comfort, access, and visual
interest. Pedestrian -oriented development, spaces, or features are arranged and detailed to
accommodate people walking rather than primarily serving motor vehicles, and may include
such elements as direct walkway connections, street -facing entrances, transparent windows,
weather protection, pedestrian -scale lighting, seating, landscaping, and active ground -floor uses.
Pedestrian Scale Lighting: Lighting designed and placed to illuminate sidewalks, paths, entries,
plazas, and other pedestrian areas at a height, spacing, and intensity appropriate to pedestrian
comfort, safety, and visibility.
40
CERTIFICATION OF ORDINANCE
I, Raelynn Jones, being the duly appointed Clerk of the City of Arlington, Washington, a
municipal corporation, do hereby certify that the following Ordinance No. 2026-020 was
approved at July 20, 2026 City Council meeting.
ORDINANCE NO. 2026-020
"AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON AMENDING DEVELOPMENT
DESIGN STANDARDS UNDER CITY PLANNING NO. PJ25-0045"
A true and correct copy of the original ordinance is attached.
Dated this 21st day of July 2026.
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City Cler thdity of Arlington