Arlington County HD: Historic Preservation Overlay District Regulations
The HD: Historic Preservation overlay district in Arlington County requires a Certificate of Appropriateness (CoA) for any exterior alteration, restoration, move, or demolition of buildings, structures, or significant natural features. Arlington County property owners within this district are legally prohibited from allowing structures to fall into a state of disrepair, and the County Board may approve density transfers or specific height modifications to encourage the preservation of historic resources.
Purpose and Establishment of the HD District
The HD: Historic Preservation overlay district is established to promote the health, safety, and general welfare of the public by identifying and enhancing buildings, landscapes, and features with special historical, cultural, or architectural significance [§11.3.1].
To establish a new historic district, an application must be submitted to the Arlington County zoning administrator. For a single property, any resident or owner may apply; for multiple properties, a civic association or a petition signed by 25% of the affected property owners is required [§11.3.4.A.1]. To qualify for designation, the Historical Affairs and Landmark Review Board (Review Board) must find that at least two of the following 11 criteria are met:
Criteria for Historic District Designation
| Category | Description of Qualification Criteria |
|---|---|
| National Registry | The property is listed or eligible for the National Register of Historic Places. |
| Heritage | The property represents the development, heritage, or cultural character of the county, state, or nation. |
| Event | The property was the site of a significant local, state, or national event. |
| Person | The property is associated with persons who significantly contributed to the county, state, or nation. |
| Architecture | The property embodies distinguishing characteristics of an architectural style or period. |
| Master Builder | The property is identified as the work of a master builder, architect, or landscape architect. |
| Craftsmanship | The property embodies elements of design or detailing that are architecturally significant. |
| Visual Feature | The property has a distinctive location or singular physical characteristics making it a familiar visual feature. |
| Utility/Unique | The property is a fine example of a utilitarian structure (commercial, industrial, or agricultural). |
| Prehistory | The property has potential to yield info important to the prehistory or history of the county or nation. |
| Preservation | The property is suitable for preservation or restoration. |
| [Section 11.3.4.A.6] |
The Historical Affairs and Landmark Review Board (HALRB)
Arlington County maintains an Historical Affairs and Landmark Review Board consisting of no more than 15 members appointed by the County Board [§11.3.2.A.1]. The Review Board acts as the Architectural Review Board for the municipality. Its primary responsibilities include recommending new districts, advising the County Board on preservation matters, and issuing final decisions on Certificate of Appropriateness (CoA) applications [§11.3.2.D].
Certificate of Appropriateness (CoA) Requirements
In the HD: Historic Preservation overlay district, no exterior portion of any building, wall, fence, light fixture, or pavement may be erected, altered, or demolished until a CoA has been approved [§15.7.1.A]. This requirement applies regardless of whether a standard building permit is necessary [§15.7.1.C]. CoAs are valid for 12 months from the date of approval [§15.7.5].
CoA Review Standards for Signs
Signs within the HD: Historic Preservation overlay district must meet specific compatibility standards to receive a CoA:
| Criteria | Standard Requirement |
|---|---|
| Compatibility | Sign size, scale, and design must be compatible with the building and site. |
| Materials | Materials must be compatible with the period and style of the property. |
| Lighting | Lighting must be consistent with the period and style of the district. |
| Placement | The sign must not obscure significant architectural features. |
| Installation | Installation must not irreparably damage any ornament or architectural detail. |
| [Section 15.7.8] |
Maintenance and Public Safety Standards
Arlington County requires that owners of structures within an HD: Historic Preservation overlay district prevent "demolition by neglect." Structures must not fall into a state of disrepair that produces a detrimental effect on the character of the district [§11.3.5.C]. Specifically, the HD district regulations prohibit the following types of deterioration:
- Exterior walls or vertical supports.
- Roofs or horizontal members.
- Exterior chimneys.
- Exterior plaster or mortar.
- Ineffective waterproofing of walls, roofs, and foundations, including broken windows.
- Any feature creating a hazardous or unsafe condition [§11.3.5.C].
Demolition and the Right to Raze
If an Arlington County property owner is denied a CoA to demolish a structure within the HD: Historic Preservation overlay district, they have a right to appeal to the Circuit Court [§15.7.10.C]. Alternatively, an owner may exercise a "right to demolish" only after making a bona fide offer to sell the property to the county or another party interested in its preservation at a price related to fair market value [§15.7.11.A]. The property must be offered for a specific duration based on the price:
Mandatory Offering Period for Demolition Rights
| Offering Price | Minimum Months the Property Must be Offered for Sale |
|---|---|
| Less than $25,000 | 3 Months |
| $25,000 – $39,999 | 4 Months |
| $40,000 – $54,999 | 5 Months |
| $55,000 – $74,999 | 6 Months |
| $75,000 – $89,999 | 7 Months |
| $90,000 or more | 12 Months |
| [Section 15.7.11.C] |
Arlington Public Schools (APS) Properties
Specific procedures apply to properties owned or ground-leased by Arlington Public Schools (APS) designated as historic after January 1, 2016. For these sites, the Arlington County Board (rather than the Review Board) maintains the exclusive authority to review and make decisions regarding CoA applications, though it must still consider the advice of the Review Board and applicable design guidelines [§15.7.13].
Sections Cited
- Section 1.7.2, Zoning Districts Established
- Section 11.3, Historic Preservation Overlay District
- Section 11.3.1, Purpose
- Section 11.3.2, Historical Affairs and Landmark Review Board
- Section 11.3.4, Establishment of Historic Districts
- Section 11.3.5, General maintenance; ordinary maintenance allowed; public safety
- Section 15.7, Certificate of Appropriateness (CoA)
- Section 15.7.1, Applicability
- Section 15.7.5, Time limitations
- Section 15.7.8, Signs requiring a CoA
- Section 15.7.11, Right to demolish or raze
- Section 15.7.13, Arlington Public Schools historic districts
- Section 18.2, General Terms Defined