City of Arlington Entertainment District Overlay (EDO) Regulations
The Entertainment District Overlay (EDO) in the City of Arlington covers approximately 2,800 acres in central Arlington and requires a minimum building height of 20 feet for all new construction. This district strictly prohibits industrial and auto-oriented uses, such as salvage yards and major auto repairs, while mandating that at least 40 percent of ground-floor elevations facing public areas consist of windows or doors. Mixed-use developments are highly encouraged, with specific requirements that at least 50 percent of the total building height be dedicated to a middle "articulation" section for structures taller than two stories.
Purpose and Applicability
The Entertainment District Overlay is intended to create an identifiable and exciting character for the city’s primary tourism and entertainment area. The standards within the Entertainment District Overlay apply to all land, buildings, and structures within the district boundaries as a supplement to the underlying base zoning [Section 2.4.5.A].
New construction and substantial external additions (expanding gross square footage by 30 percent or more) must comply with these standards [Section 5.1.2; Section 5.8.1.A]. If a change in use occurs, the property must bring its parking lot landscaping and screening into full compliance for the entire site [Section 5.8.1.A.4].
Permitted and Prohibited Land Uses
Within the City of Arlington Entertainment District Overlay, land uses are governed by the underlying base district but restricted by additional overlay conditions.
Prohibited Uses
The following uses are explicitly prohibited throughout the Entertainment District Overlay:
- HUD Code manufactured homes/mobile homes.
- Halfway houses.
- Correctional facilities.
- Animal and crop production.
- Auto service centers and major auto repair garages.
- Surface parking lots as a primary use.
- Secondhand goods stores and bail bond services.
- Indoor gun ranges.
- Used motor vehicle sales (specifically prohibited in the portion of the EDO west of State Highway 360) [Section 5.8.1.B.2].
- Off-site advertising signs (Billboards) [Section 7.9.1.A.5].
Specialized Use Standards
- Hotels: Only Luxury, Upper-Upscale, Upscale, and Convention Hotels are permitted. Upscale Hotels are only allowed by Specific Use Permit in conjunction with a demolition and rebuild project or as part of a Planned Development [Section 5.8.1.B.1].
- Mixed-Use: These developments are permitted by right in the RM-12, RMF-22, and non-residential base districts. However, non-residential uses within these mixed-use projects in RM-12 or RMF-22 are restricted to those allowed in the Regional Mixed-Use (RMU) district [Section 5.8.1.B.1.e].
Private Realm Design Standards
The "Private Realm" refers to buildings, site development, and private open spaces within the City of Arlington Entertainment District Overlay [Section 5.8.1.C.1].
Dimensional Standards
The City of Arlington enforces specific setbacks and height requirements to maintain a consistent urban "street wall."
| Feature | Requirement |
|---|---|
| Minimum Building Height | 20 feet (measured to top of roof structure) |
| Maximum Building Length | 250 feet (without a 15-foot physical separation) |
| Ground Floor Fenestration | Minimum 40% (windows/doors) |
| Front Setback (Major Arterial) | 5 feet minimum; 9 feet maximum |
| Front Setback (Local Street) | 5 feet minimum; 11 feet maximum |
| Front Setback (Mews) | 5 feet minimum; 7 feet maximum |
| Build-to-Line | 60% of frontage must be at the minimum setback line |
Note: In the Entertainment District Overlay, the 20-foot minimum height does not apply to single-family or two-family residential structures [Section 5.8.1.D.4].
Facade and Exterior Requirements
- 360-Degree Architecture: All sides of a building must display a similar level of quality and architectural detailing as the front elevation [Section 5.5.4.F.1].
- Illumination: Appropriate lighting is required on all exterior walls facing streets or walkways. Floodlighting of facades is prohibited; instead, indirect wall lighting or "wall washing" is encouraged [Section 5.8.1.D.6].
- Fencing: Fences and gates exceeding four feet in height may not extend beyond the front facade. Chain link and vinyl materials are prohibited [Section 5.8.1.D.8].
Public Realm and Streetscape Standards
The public realm includes streets, sidewalks, and public open spaces. Owners in the City of Arlington Entertainment District Overlay are responsible for providing these improvements unless they are part of a public project [Section 5.8.1.E].
Roadside Zones
The roadside area between the building face and the curb must be designed with four functional zones:
| Zone | Minimum Width | Description |
|---|---|---|
| Frontage Zone | 2 feet | Adjacent to building; used for signage, displays, or cafes. |
| Throughway Zone | 6 feet | Clear pedestrian sidewalk (5 feet in residential areas). |
| Furnishing Zone | 5 feet | Area for street trees, benches, and utility poles. |
| Edge Zone | 2 feet | Prevents door-swing conflicts from on-street parking. |
Street Trees and Landscaping
- Street Trees: Must have a minimum 4-inch caliper and be at least 10 feet tall at installation. They should be spaced 30 feet on center along major arterials and 35 feet on center for all other streets [Section 5.8.1.E.5].
- Median Landscaping: Medians must use drought-tolerant materials. Irrigated turf is prohibited in medians [Section 5.8.1.E.6].
- Public Realm Accessories: Vertical banners are permitted on light poles, provided they do not exceed 35 square feet per pole [Section 5.8.1.E.9.e].
Sections Cited
- Section 2.4.5 Entertainment District Overlay | EDO
- Section 3.2.3.E Lodging Facilities
- Section 5.1.2 New Construction
- Section 5.5.4 Standards for Multi-Family Residential Dwellings
- Section 5.8.1 Entertainment District Overlay | EDO
- Section 7.8.18 Vertical Banners
- Section 7.9.1 Billboards