Landmark Preservation Overlay (LPO) Regulations in the City of Arlington
The Landmark Preservation Overlay (LPO) in the City of Arlington modifies base zoning standards by requiring a Certificate of Appropriateness for almost all exterior modifications and by providing the Zoning Administrator authority to waive 100% of off-street parking requirements for adaptive reuse of existing buildings. Furthermore, the City of Arlington prohibits the placement of non-stealth telecommunications towers on or within 300 feet of any property designated with the Landmark Preservation Overlay [Section 3.2.4.c, Section 5.8.3.A].
Relationship to Base Zoning Districts
In the City of Arlington, all land is assigned a base zoning district, but property may also be designated as one or more overlay districts. When the Landmark Preservation Overlay is applied to a property, its regulations apply in addition to the standards of the underlying base district. In any instance where there is an express conflict between the standards of the Landmark Preservation Overlay and the base district, the Landmark Preservation Overlay standards control [Section 2.1.5].
Modification of Development Standards
The Landmark Preservation Overlay introduces specific deviations from the standard requirements found in the City of Arlington Unified Development Code, particularly regarding parking and prohibited structures.
Off-Street Parking Exemptions
The City of Arlington provides significant flexibility for parking in the Landmark Preservation Overlay to encourage the preservation of historic structures. Minimum parking requirements established in Section 5.4.3 do not apply to Landmark Preservation Overlay properties under the following conditions:
| Requirement | Condition for Exemption |
|---|---|
| Expansion Limit | The new use must be located within an existing building and involve no more than a 30-percent expansion of that building. |
| Administrative Finding | The Zoning Administrator must determine that the reduction encourages the purposes of the Landmark Preservation Overlay. |
| Public Impact | The reduction must not create on-street parking problems or constitute a threat to public safety. |
Use Restrictions (Telecommunications)
To preserve the aesthetic and historical integrity of protected areas, the City of Arlington restricts utility placements near Landmark Preservation Overlay districts.
| Feature | Limitation in LPO |
|---|---|
| Non-Stealth Towers | Prohibited on or within 300 feet of property zoned Landmark Preservation Overlay. |
| Stealth Towers | Permitted within 300 feet only if they effectively camouflage or conceal the presence of antennas. |
Design Standards and Certificates of Appropriateness
Properties within the Landmark Preservation Overlay are exempt from the general residential design standards found in Section 5.5.3 and the multi-family standards in Section 5.5.4. Instead, they must adhere to specific historical guidelines and obtain a Certificate of Appropriateness for exterior changes [Section 5.5.3.B.1, Section 5.5.4.B.1].
Certificate Requirements
No person or entity in the City of Arlington may construct, reconstruct, alter, restore, or demolish any exterior architectural feature of a structure in the Landmark Preservation Overlay without an approved Certificate of Appropriateness from the Landmark Preservation Commission [Section 5.8.3.B.1].
Exemptions from Design Review
The following activities are exempt from the requirement to obtain a Certificate of Appropriateness:
- Ordinary repairs and maintenance that do not involve changes in architectural/historical style, value, general design, structural arrangement, type of building materials, primary color, or basic texture.
- The construction or modification of accessory buildings smaller than 320 square feet [Section 5.8.3.A.2].
Specific Design Guidelines
The City of Arlington utilizes a set of "Recommended" and "Not Recommended" practices for the Landmark Preservation Overlay to guide the commission's decisions:
- Façades: Use of original material types is recommended; creating "false" façades or painting historically unpainted brick is not recommended.
- Windows: Installing interior storm windows with airtight gaskets is recommended; changing the number, location, size, or glazing pattern of windows is not recommended.
- Additions: New additions must be designed so it is clear what is historic and what is new. Attached exterior additions should be at the rear or an inconspicuous side, set back at least 10 feet from the primary façade, and occupy no more than 50% of the existing footprint.
- Awnings and Porches: Enclosing porches with wood or masonry is not recommended; using large sheets of glass recessed behind existing scrollwork for enclosures is recommended.
- Materials: Prohibited exterior finish materials for dwellings in the Landmark Preservation Overlay include plain concrete block, corrugated metal, vinyl/aluminum/wood siding, and Exterior Insulation and Finish Systems (EIFS) [Section 5.8.3.a, Section 5.8.1.G].
Demolition and Mandatory Maintenance
Modification of the base right to demolish a structure is a primary feature of the Landmark Preservation Overlay.
Demolition or Relocation Permits
Demolition or relocation of a structure in the Landmark Preservation Overlay requires a specific permit and a public hearing. If the Landmark Preservation Commission determines the building should not be demolished, the case is forwarded to the City Council for a final decision [Section 10.4.10.F.1].
Omission of Necessary Repairs
The City of Arlington requires that buildings in the Landmark Preservation Overlay be maintained to ensure structural soundness. If the Landmark Preservation Commission finds a structure is structurally unsound, it can direct the owner to perform specific repairs. The owner must complete these mandated repairs within 90 days of the decision [Section 10.4.10.H].
Sections Cited
- Section 2.1.5, Relationship to Overlay Districts
- Section 2.4.6, Landmark Preservation Overlay | LPO
- Section 3.2.4, Telecommunication Towers
- Section 5.4.3, Off-Street Parking Standards
- Section 5.5.3, Standards for Single-Family and Two-Family Residential Dwellings
- Section 5.5.4, Standards for Multi-Family Residential Dwellings
- Section 5.8.1, Entertainment District Overlay (referenced for material standards)
- Section 5.8.3, Landmark Preservation Overlay District | LPO
- Section 10.4.9, Landmark Preservation District Certificate of Appropriateness
- Section 10.4.10, Demolition or Relocation Permits