HomeMy WebLinkAbout09-11-17 Council Workshop
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CALL TO ORDER
Mayor Barb Tolbert
PLEDGE OF ALLEGIANCE
ROLL CALL
Mayor Barb Tolbert – Kristin
APPROVAL OF THE AGENDA
Mayor Pro Tem Debora Nelson
INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS
Jeff Ketchel, Interim Administrator, Snohomish Health District ‐ Health District updates
WORKSHOP ITEMS – NO FINAL ACTION WILL BE TAKEN
1. Comprehensive Plan Amendments ATTACHMENT A
Urban Growth / ARL 3 Amendment
Land Use and Zoning Map Amendment
West Arlington Sub‐Area (WASA) Plan Language Removal Amendment
Transfer of Development Rights (TDR) Overlay Removal Amendment
Puget Sound Regional Council (PSRC) Elements Amendment
Mixed Use Language Amendment
Staff Presentation: Marc Hayes/Reid Shockey
Council Liaison: Mike Hopson/Jan Schuette
2. Approval of 2017‐2018 Budget Modification Calendar ATTACHMENT B
Staff Presentation: Kristin Garcia
Council Liaison: Mayor Pro Tem Debora Nelson
3. Snohomish County Drug & Gang Task Force Interlocal Amendment (ILA) #1 ATTACHMENT C
Staff Presentation: Jonathan Ventura
Council Liaison: Jesica Stickles/Marilyn Oertle
4. Resolution approving Astound Broadband (Wave Cable) franchise transfer ATTACHMENT D
Staff Presentation: Kristin Banfield
Council Liaison: Mayor Pro Tem Debora Nelson
5. Miscellaneous Council Items
Arlington City Council Workshop
Monday, September 11, 2017 at 7:00 pm
City Council Chambers – 110 E 3rd Street
SPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the ADA
coordinator at (360) 403-3441 or 1-800-833-8388 (TDD only) prior to the meeting date if special accommodations are required.
EXECUTIVE SESSION
City Attorney Steve Peiffle
To review the performance of a public employee [RCW 42.30.110(1)(g)]
RECONVENE
PUBLIC COMMENT
For members of the public who wish to speak to the Council. Please limit your remarks to three minutes.
ADJOURNMENT
Mayor Barb Tolbert
City of Arlington
Council Agenda Bill
Item:
WS #1
Attachment
A
COUNCIL MEETING DATE:
September 11, 2017
SUBJECT:
Comprehensive Plan Amendments for Final Certification
ATTACHMENTS:
Urban growth/ARL 3, Land Use & Zoning Map, WASA Plan Removal, TDR Overlay
Removal, PSRC Elements, HMU Language Amendment, and Findings of Fact
DEPARTMENT OF ORIGIN
Community and Economic Development – Marc Hayes, 360‐403‐3457
EXPENDITURES REQUESTED: ‐0‐
BUDGET CATEGORY: ‐0‐
BUDGETED AMOUNT: ‐0‐
LEGAL REVIEW:
DESCRIPTION:
Attached are the 2017 Comprehensive Plan Amendments for final submittal to Puget Sound Regional Council
for review and certification.
HISTORY:
In July of 2015 Arlington submitted their periodic update of the Comprehensive Plan to Puget Sound Regional
Council (PSRC) for review. During their review, PSRC noted some inconsistencies in the plan and requested
they be addressed per their plan review report. Those inconsistencies included; reconciliation of our buildable
lands analysis with Snohomish County Tomorrow (SCT); revisions to the Transportation Element consistent
with land use; Non‐motorized Transportation Plan and Multiyear Transportation Financing Plan. PSRC
granted Arlington “conditional certification” of its 2015 Comprehensive Plan update March of 2016 in the
interim. Arlington adopts a work plan by resolution April 2016 to address PSRC’s recommendations. Arlington
staff worked with Snohomish County PDS to address the reconciliation target process through a Mixed Use
Development strategy. Shockey Planning Group, in collaboration with City staff, have addressed all other
items of concern from PSRC. A Public Hearing was held on July 18, 2017, with the only public comment coming
from Brekhus‐Beach proponents related to Water, Sewer and Transportation elements of the plan. Planning
Commission voted to recommend the amendments by a vote of 3 in favor, 1 recused and 1 member absent.
ALTERNATIVES:
Approve as presented
Remand back to staff for additional information
RECOMMENDED MOTION:
Workshop; discussion only. At the September 18, 2017, Council Meeting the proposed motion will read, “I
move to approve the Comprehensive Plan Amendments and their enacting ordinances.”
City of Arlington
CPA – Urban Growth/ARL 3 Staff Report – PLN#302
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – Urban Growth Area-ARL3 – PLN#302
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves chapter changes related to the proposed Urban Growth Area –
ARL3 (King-Thompson) proposed UGA Expansion on Snohomish County Docket XVII dated March
2013 and withdrawn in May 2016 by the City of Arlington. The Comprehensive Plan Amendments
are necessary to remove language adopted during the 2015 Comprehensive Plan update, which
included the UGA Expansion known as ARL3 (King-Thompson). The proposed changes will be made
to Chapter 1, Chapter 4, Chapter 5, and Chapter 6 of the Comprehensive Plan.
Applicable Sections:
Chapter 1, Section 1.4 Implementation Program – UGA Boundaries
Chapter 1, Section 1.4 Implementation Program – Neighborhood Plans
Chapter 1, Section 1.4 Implementation Program – Transportation
Chapter 1, Section 1.10 The Past and Present – UGA Expansion
Chapter 4, Section 4.5 2015 Urban Growth Area – UGA Expansion
Chapter 4, Section 4.6 Future Growth Areas – UGA Expansion
Chapter 4, Section 4.8 Neighborhood Planning Subareas – King-Thompson
Chapter 5, Section 5.1 Purpose of This Chapter – King-Thompson
Chapter 5, Section 5.7 Major Land Use Considerations – UGA Expansion
Chapter 5, Table 5-1 Land Use Designation – ARL3
Chapter 5, Section 5.9 Land Capacity Analysis – King-Thompson/ARL3
Chapter 5, Table 5.4 Housing Unit Needs – UGA
Chapter 5, Table 5.5 Available Land Capacity – King-Thompson/ARL3
Chapter 5, Section 5.15 Urban Growth Boundary Adjustment – UGA Expansion
Chapter 6, Section 6.3 Future Needs – King-Thompson/ARL3
City of Arlington
CPA – Urban Growth/ARL 3 Staff Report – PLN#302
Page 2 of 2
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised chapters
will make the Comprehensive Plan compliant with local, state and federal regulations and
allow for full certification of the Comprehensive Plan.
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 1, Chapter 4, Chapter 5, and Chapter 6 of the Comprehensive Plan through a letter of findings
and facts for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 1
2. Comprehensive Plan Chapter 4
3. Comprehensive Plan Chapter 5
4. Comprehensive Plan Chapter 6
Chapter 1: Introduction
City of Arlington Comprehensive Plan Introduction
1-1 JULY 2017
1.1 LAYOUT OF THIS PLAN
The chapters following this introduction contain the Comprehensive Plan for the City of Arlington
as updated in 2015 and certified in 2017 by the Washington Department of Commerce and
Puget Sound Regional Council.
For ease of use, the Plan is broken into three main components. The first component is
comprised of Chapters One through Three. These three chapters contain the City’s Vision
Statements, Maps, and Policies.
The second component is comprised of Chapters Four through Nine which contain the
background information behind the goals and policies.
The third component is Appendices A through I which include a glossary of terms, the
procedures for the siting of essential public facilities, plan consistency with countywide planning
policies, the Department of Commerce Checklist, information about Arlington’s natural
environment, and the environmental review of this plan (SEPA).
1.2 PLAN OBJECTIVES
In the 1995 Comprehensive Plan the City Council adopted a vision statement as presented by
the Select Committee established to write the plan. The Vision Statement (Page 3) is still as
appropriate today as it was when it was first adopted. The principal theme of the Statement is
that the City of Arlington would like to maintain its character and identity, or simply put, a “small
town” atmosphere. The overall goals found in the third chapter of the plan are essential in
maintaining this atmosphere and a fine quality of life for our citizens. As the Plan is implemented
the goals will provide direction and guidance.
We would, as a City, like to remain the same, but on a larger scale with the same amenities
now treasured by our present citizens. We want to preserve our community-oriented character.
We want our citizens to be able to find the type of housing they want and can afford and insure
that they be able to work and shop locally. Excellent municipal services, facilities, and
infrastructure need to be provided without overtaxing our citizens.
To the West and North of our city limits lies the Stillaguamish Valley. It is fertile farmland within
the flood plain of the Stillaguamish River. As an awe inspiring entrance to our City, it is
unequalled.
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We will be tested at times during the next twenty years as we fit more citizens into less space.
But the rewards will be great as we look westward at a preserved Stillaguamish Valley and
inward to a balanced residential and job-creating community. Safe, well-kept neighborhoods
and commercial areas are the ultimate goal of this plan and will continue to be so as we step
forward into a bright future.
1.3 IMPLEMENTATION PROGRAM
The following chapters outline how well the City is positioned to achieve its goals and targets by
2035. The Growth Management Act requires that where targets are achievable, an
implementation strategy be presented, including proposed code revisions, projects, specific
policies and programs. Where targets (population, employment, housing, buildable lands, etc.)
are in some jeopardy, a set of “reasonable measures” should be developed. These may be the
same as implementation measures. The objective is to make the community’s plan workable.
In 2017 the following Plan implementation strategies are adopted as part of the GMA update.
The list will be updated annually.
City Land-Use Code Changes (Title 20)
1. Reform the City’s entire Land-Use Code. Specifically:
Revise existing regulations to incentivize Cottage Housing.
Combine RMD and RMLD land use designations/regulations into one RMD land use
designation.
Develop and adopt a Mixed Use code for use in attracting well planned developments to
the City’s commercial land base. Revise the permitted-use table to add clarity and
consistency.
These code changes are not required for compliance with GMA requirements. They will be
developed after Plan adoption in Summer, 2017.
Land Use Map
1. Remove the TDR overlay designation from the Brekhus/Beach Subarea.
2. Combine the RLMD and RMD land-use designations into one RMD designation.
City of Arlington Comprehensive Plan Introduction
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3. Provide for the addition of Mixed Use overlay designations to the Land Use Map based on
approved development plans.
4. Revise, as needed, the Arlington/Marysville Manufacturing Industrial Center (MIC)
designation to reflect the PSRC Regional Centers Framework.
Neighborhood Plans
1. Develop design standards for the Old Town Business District and the Old Town Residential
District.
2. Develop “high-level” master plans for Brekhus/Beach Subarea and future Lindsay
Annexation area within the Hilltop Subarea.
3. Complete annexation in the Hilltop Subarea.
4. Review the following “emphasis areas” for further planning strategies:
a. SR9/172nd St, in the Lindsay annexation area.
b. Airport Business Park.
c. Arlington-Marysville Manufacturing Industrial Center.
d. Island Crossing and Stillaguamish tribal property.
e. West Bluff
f. Smokey Point
Environmental Protection
1. Identify areas of potential slide hazards (e.g. Burn Road/Stillaguamish Avenue) and
determine regulatory or other protections.
Economic Development
1. Help implement the Stillaguamish Valley Economic Development Plan.
2. Participate in PSRC regional centers study.
3. Pursue conceptual master plan of Manufacturing Industrial Center with Marysville, EASC
and property owners.
4. Review zoning in underdeveloped commercial centers (e.g. Kent Prairie, Hilltop) to find
incentives for development (e.g. HMU zoning).
City of Arlington Comprehensive Plan Introduction
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Transportation
1. Develop plans for street connectivity
2. Accommodate nonmotorized transportation modes (trails, sidewalks, etc)
3. Develop street networks within the Brekhus/Beach Subarea, and the future Lindsay
Annexation Area.
Plan and Project Review
1. Reports, plans, project reviews or other actions by the City will contain an analysis of the
GMA Plan and policies to ensure consistency or describe variations.
2. Reports, plans, project reviews or other actions by adjacent jurisdictions will be reviewed
against the Comprehensive Plan, with comment being provided to the decision-makers.
The July 2015 GMA Comprehensive Plan was granted conditional certification by the Puget
Sound Regional Council, subject to completion of several items outlined in its March 2016
review (Appendix I). Certification is required for review of transportation funding requests under
the Regional Transportation Improvement Program, which Arlington will be pursuing over the
coming months and years. This 2017 Plan reflects changes based on that review.
1.4 DOCUMENTS ADOPTED BY REFERENCE
The City of Arlington Comprehensive Plan incorporates by reference the following documents:
2005 Arlington GMA Comprehensive Plan, except as otherwise amended by the 2015
Update.
West Arlington Subarea Plan.
Arlington Water Systems Plan.
Arlington Sewer Systems Plan.
Arlington 2016 Transportation Plan.
Stillaguamish Valley Economic Development Plan.
Snohomish County Countywide Planning Policies, June 2013.
Multi-County Planning Policies.
PSRC Vision 2040.
PSRC Transportation 2040.
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PSRC Industrial Lands Analysis, 2015.
Updated Regional Transportation Demand Management Action Plan.
Updated Transportation 2040 financial strategy.
Coordination with planned Community Transit services.
Coordination with Sound Transit planning.
Puget Sound Cleans Air Agency Growth Management Policies.
Regional Open Space Strategy.
International Building Codes, including Fire Code.
Puget Sound Water Quality Management Plan.
NPDES Phase II Stormwater permit.
2012 Stormwater Management Manual for Western Washington.
Lakewood School District Capital Facilities Plan.
Arlington School District Capital Facilities Plan.
Snohomish County UGA Land Capacity Analysis Technical Report, June 10, 2015
The documents listed will have direct influence on decision-making where provisions are
prescriptive. Where advisory only, the documents will be balanced with other policies,
regulations and priorities.
1.5 RE-ASSESSMENT PROCESS
The Comprehensive Plan includes a Capital Facilities Element (Chapter 9) and Transportation
Element (Chapter 8), each describing how infrastructure will be developed concurrently with
growth. The City may not be able to finance all proposed capital facility projects. This will be
assessed annually. Where capital facility shortfalls affect concurrency, the following are the
options available:
Increase Revenue
Decrease Level of Service Standards
Decrease the Cost of the Facility or Reduce the Scope of the Project
Decrease the Demand for the Public Service or Facility
Reassess the Land Use Element
City of Arlington Comprehensive Plan Introduction
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In deciding how to address a particular shortfall, the City will balance the equity and efficiency
considerations associated with each of these options.
1.6 Growth Management Act
In 1990, the Legislature enacted the Growth Management Act (GMA) to guide and coordinate
local planning. The GMA recognizes the diversity of growth management challenges facing
Washington's large, urban, small, and rural cities/counties and establishes distinct planning
requirements for all cities/counties that vary depending upon population and growth rates. Local
plans must be consistent with and supportive of the planning goals outlined in State law:
1. Urban Growth - Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
2. Reduce Sprawl - Reduce the inappropriate conversion of undeveloped land into
sprawling, low density development.
3. Transportation - Encourage efficient multi-modal transportation systems that are based
on regional priorities and coordinated with county and city Comprehensive Plans.
4. Housing - Encourage the availability of affordable housing to all economic segments of
the population of this State; promote a variety of residential densities and housing types;
and encourage preservation of existing housing.
5. Economic Development - Encourage economic development throughout the State that
is consistent with adopted Comprehensive Plans; promote economic opportunity for all
citizens of this State, especially for unemployed and for disadvantaged persons; and
encourage growth -- all within the capacities of the State's natural resources, public
services, and public facilities.
6. Property Rights - Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions.
7. Permits - Applications for both State and local government permits should be processed
in a timely and fair manner to ensure predictability.
8. Natural Resource Industries - Maintain and enhance natural resource-based
industries, including productive timber, agricultural, and fisheries industries.
City of Arlington Comprehensive Plan Introduction
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9. Open Space and Recreation - Encourage the retention of open space and
development of recreational opportunities; conserve fish and wildlife habitat; increase
access to natural resource lands and water; and develop parks.
10. Environment - Protect the environment and enhance the state's high quality of life,
including air and water quality, and the availability of water.
11. Citizen Participation and Coordination - Encourage the involvement of citizens in the
planning process and ensure coordination between communities and jurisdictions to
reconcile conflicts.
12. Public Facilities and Services - Ensure that those public facilities and services
necessary to support development shall be adequate to serve the development at the
time the development is available for occupancy and use without decreasing current
service levels below locally established minimum standards.
13. Historic Preservation - Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
Against this policy backdrop, the GMA invests local government with significant decision-making
power. The City of Arlington strongly endorses the thrust of the GMA as an essential and
responsible series of planning and interlocal coordination measures that, when implemented,
will help direct community, regional, and statewide efforts to enhance Washington's quality of
life, environmental protection, and economic vitality. The City of Arlington continually works to
maintain a Comprehensive Plan that establishes a clear intent and policy base that can be used
to develop and interpret local regulations consistent with the GMA.
This Comprehensive Plan was developed in accordance with RCW 36.70A.070 -- the Growth
Management Act -- to address growth issues in the City of Arlington, the adjacent Urban Growth
Area (UGA), and what is shown as our future growth areas. It represents the community's policy
plan for growth over the next 20 years, through 2035. The City of Arlington is interdependent
with many other communities. In such circumstances, the long-term planning for the City needs
to be adapted to unexpected or rapid changes. Therefore, rather than simply prioritizing actions,
this plan assists the management of the City by providing policies to guide decision-making. The
plan includes the following Elements:
Housing
Land Use
City of Arlington Comprehensive Plan Introduction
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Transportation
Park, Recreation, and Open Space
Economic Development
Public Services and Capital Facilities
All of the planning elements have been integrated into a single, internally consistent plan,
updated to reflect changes since its last review in 2005. The City of Arlington believes the
Comprehensive Plan, as a whole, will be effective in working toward the community goals in an
economically feasible manner.
1.7 CONSISTENCY WITH OTHER PLANS
State law requires, and Arlington supports
coordination of its Plan with those of
neighboring communities and with regional
and countywide planning policies.
Countywide Planning Policies
The GMA requires that each county
planning under the act adopt countywide
planning policies to which all
comprehensive plans developed within that
county must conform. The Snohomish
County Countywide Planning Policies have
provided guidance in the planning process
and this Comprehensive Plan is consistent
with them; in fact, those policies are
adopted as Appendix C to this
Comprehensive Plan.
County Comprehensive Plan
Snohomish County, like Arlington, must update its comprehensive plan every ten years. These
processes took place concurrently. Arlington was an active participant in the work of the
Planning Advisory Committee (PAC), Infrastructure Coordinating Committee (ICC) and
City of Arlington Comprehensive Plan Introduction
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Snohomish County Tomorrow (SCT) committees. Each is a component of the County’s GMA
planning effort. Arlington also participated in the review of the County’s Comprehensive Plan
update and provided comment to the Draft Plan and environmental impact statement. The
updated Arlington Plan is consistent with the County document.
Puget Sound Regional Council -- Vision 2040
In October of 1990, the Puget Sound Council of Government (PSRC) developed and adopted a
growth and transportation strategy for the Central Puget Sound Region known as Vision 2020. It
was eventually updated as Vision 2040 and Transportation 2040. This strategy is aimed at
reducing sprawl, air pollution, and traffic congestion by calling for the containment and
densification of growth within designated growth centers, thus limiting the extent of sprawl into
surrounding farmlands, forests, and open spaces. It concentrates new employment into about
fifteen centers and connects the centers with a regional transit system. The vision emphasizes
the movement of people through increased transit and ridesharing investments.
Through a collaborative process among jurisdictions in Snohomish County known as
Snohomish County Tomorrow (SCT), Arlington was originally given the designation of “Urban
Small City”. Subsequent to the 2005 Plan adoption it was re-classified to “Larger” cities along
with Marysville, Mill Creek, Mountlake Terrace, Mukilteo and Monroe. Larger cities are intended
to absorb significant population and job growth, with “Small” cities absorbing growth in a less
intensive manner.
1.8 HOW TO USE THIS DOCUMENT
The Arlington Plan serves many purposes: to outline a vision for the community through 2035,
to outline specific actions to accomplish the vision, to assist in the review of land use or capital
investment decisions and to assist discussions by the City with neighboring communities on
issues of mutual interest.
Future public or private projects and decisions will require an analysis of this Plan to measure
consistency with the City’s vision and policies. To use this document as the City's
Comprehensive Plan, for the basic plan elements the reader is directed to the Chapter 1, the
Figures and Maps (Chapter 2), and the Goals and Policies (Chapter 3). This is all that is needed
to know what our future plans are. If one wishes to see the background supporting data and
analyses on how these plans, goals and policies were developed, he/she is directed to the
appropriate Element addressing the item being proposed.
City of Arlington Comprehensive Plan Introduction
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The Plan is also an “integrated SEPA/GMA document” meaning that it serves both as a Plan
and an environmental impact statement. Future actions that are consistent with the Plan policies
and environmental findings will have reduced analysis needs and faster permit processing. To
use this document in its capacity as a supplemental EIS for the Comprehensive Plan, the reader
is directed to the project description (Chapter 1, Introduction), the description of existing
conditions (Chapter 4, Description of Planning Area), the goals and policies (Chapter 3, Goals
and Policies), the analyses of the plan and its environmental impact and the environmental
findings (Appendix F, Environmental Impact Statement with Addendum).
Over time, it is possible that some of the information will have become outdated. Such
information may be updated during annual or eight-year periodic, Comprehensive Plan updates.
Persons preparing an environmental checklist or other application document will be directed to
the description of existing conditions (Chapter 4, Description of Planning Area), and the
environmental impact analyses and environmental findings (Appendix F).
1.9 THE PAST AND PRESENT
Before looking forward to 2035, a brief look back will set the stage. The City of Arlington had last
updated its Plan in 2008 because the City had changed dramatically since the previous plan
was adopted in 2005. Recognition of the type of changes that are occurring and readiness to
make decisions in light of such changes will allow the City to take advantage of positive
opportunities and to address the effects on the quality of life.
In 2005, the population in the City has shifted away from the large single-family unit to include
many smaller family units. The balance between the number of jobs and the number of housing
units has shifted as the number of two-income families has increased. Concerns about
environmental quality had also created a change in traditional land use practices as well as a
preference for alternatives to the automobile. And, prior to the Great Recession, the economy
was shifting away from land-intensive industries to light manufacturing and service industries.
In 2005, the City undertook an extensive public participation process to ensure the vision of the
community expressed in the Comprehensive Plan reflected the needs and desires of the local
population. In 2005, the City of Arlington was experiencing pressures from growth within its
boundaries as well as from the more urbanized areas in the County, State, and other states.
City of Arlington Comprehensive Plan Introduction
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There was increasing demand for public facilities such as traffic improvements, police, utilities,
and fire protection.
In 2015-17, growth pressures continued. The City has chosen to take a proactive role in
attracting developments to meet the needs of the citizens, prioritizing alternative uses of land
and public resources, and identifying in explicit terms the impact proposed developments will
have on the community. This 2017 update continues the themes called out by the public in 2005
and adds those facts and figures that keep it current with 2017 trends. The 2005 Vision
remains.
Population is expected to grow to almost 26,000 people by 2035, an almost 40% increase. Jobs
are forecasted to grow to 20,884, although if the proposed Manufacturing Industrial Center (See
Chapter 5) develops to its potential, up to 75,000 jobs will exist between Arlington’s airport and
central Marysville.
Where new residents will live is a significant issue in this Plan. In 2005 and 2008, because of
plans by the City and County to promote Transfer of Development Rights (TDR) as a tool for
agricultural preservation and more compact urban growth inside the City, the eastern city limits
(Burn Hill) were expanded. In 2017, those plans are still under discussion because of
infrastructure issues. The City has updated it capital facility plans for transportation, water,
wastewater and stormwater in the past few years and the City’s ability to serve its customers
seems secure through 2035 (See Chapter 9). Road funding will present a challenge as the Burn
Hill area and future Manufacturing Industrial Center (AMMIC) rely on future funding sources for
major and local arterial streets serving future development. With the recent Connecting
Washington gas tax approval in November 2016, SR531 will be improved as a major access
point for these areas. The City is cooperating with the Stillaguamish Tribe in road and other
improvements to accommodate each’s land use planning along SR 530.
1.10 PUBLIC PARTICIPATION
The Public Participation Plan is included as Appendix H.
In developing the 10-Year update in 2005, the Planning Commission and City Council held
numerous public workshops and hearings to take testimony from the public. Public notices and
articles were printed in the Arlington Times and Everett Herald for all meetings as well as
quarterly updates and announcements in the City’s newsletter and on the City’s website.
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Through the visioning process the City identified the following opportunities that provide a basis
for planning and the 2005 Plan:
Maintain quality of life;
Reduce land use conflicts and haphazard development;
Maintain infrastructure;
Determine what public services the City wants to provide and decide at what level of
service it is willing to provide these services;
Determine how to finance and pay for these public services;
Determine how to acquire and spend public resources;
Anticipate future expenditures;
Build on current stewardship of land;
Build on and take full advantage of existing assets.
Because the 10-Year update for 2015 was intended to update information while adhering to the
1995 and 2005 Vision, a less extensive public outreach program was used. It was assumed that
the public was comfortable with the Vision and the greatest need was to ensure that current
trends and information supported it. Once the technical analysis (population, buildable lands,
employment forecasts, etc.) were confirmed and updated in the Plan, the Plan was taken to the
public for discussion.
The City employed several means of involving the public and other stakeholders. These
included use of the City’s website to post updates, the City’s Facebook and newsletter, posting
copies at the Arlington library and City Hall; and direct communication with inquiries via e-mail.
The City Planning Commission is the ongoing steward of the Comprehensive Plan. In this role
they provide advice and recommendations to the Mayor, Council, and City staff on planning
goals, policies and future plans. Throughout the update process, the Planning Commission
provided input to City staff with input regarding the Plan drafts, public participation, the
preliminary and final environmental review documents.
City staff was available to answer specific questions by the public on a day-to-day basis. Audio
recording of Commission and Council meetings were available to the public. Public hearings
were held by the Planning Commission in May and by the City Council in June. Each meeting
was preceded by a workshop to allow informal discussion of the Plan with citizens.
The data used to develop this Comprehensive Plan are to the greatest extent possible the best
available data. The City has also coordinated its plan with that of adjacent jurisdictions and
City of Arlington Comprehensive Plan Introduction
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agencies and the Puget Sound Regional Council (PSRC), which also acts as the Regional
Transportation Planning Organization (RTPO) and Metropolitan Planning Organization (MPO))`
in order to achieve compatibility and consistency. In addition, the Comprehensive Plan has
considered, and incorporated where applicable, the Growth Management Act's thirteen goals,
listed below.
As part of PSRC certification of its 2015 Plan, the City undertook a “reconciliation” process in
2016 to ensure that land use policies and assumptions were coordinated with the County
population, employment and housing targets for 2035. Upon successful conclusion of the
process, certain amendments were made to the Plan, which was adopted as an update on
______, 2017 by City Council. This was followed by full certification of the City’s plan by the
PSRC as compliant with Vision 2040 and Transportation 2040.
Arlington’s Plan now conforms to:
-- established regional guidelines and principles,
-- the adopted long-range regional transportation plan, and
-- transportation planning requirements of RCW 47.80.026. The multicounty planning
policies in VISION 2040 encompass these requirements
1.11 PLAN IMPLEMENTATION AND MONITORING
Adopted plans must contain implementation and monitoring procedures developed in order to
establish a system for measuring progress in implementing the goals and policies. This process
also prepares the City for updates in the future. These procedures address:
Citizen participation in the process;
Updating appropriate base-line data and measurable objectives to be accomplished
in the first six-year period of the plan, and for the long-term period(2035);
Accomplishments in the first ten-year period, describing the degree to which the
goals and policies have been successively reached;
Obstacles or problems which resulted in the under achievement of goals and
policies;
New or modified goals and policies needed to address and correct discovered
problems; and
A means of ensuring a continuous monitoring and evaluation of the plan during the
ten-year period.
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Although adopted by ordinance, a Comprehensive Plan has traditionally been a policy
document with the implementation carried through by land development regulations and other
ordinances. However, the Growth Management Act has authorized action in a variety of
innovative regulatory and non-regulatory implementation methods that should be considered.
The City will continue its public education program following plan adoption in order to inform the
entire community about the rationale and goals of the plan as well as the changes that will take
place in the City because of the plan's implementation. Arlington believes that broad support for
the plan is crucial for effective implementation.
Development regulations must be updated to be consistent with the plan shortly after its
adoption. In reviewing regulations for consistency, the City should ensure that the development
patterns suggested in the plan are encouraged. In addition to the new development regulations
identified in the land use plan other regulations will be enacted as necessary to implement the
land use plan.
Planning is an on-going process, and improved data or changing circumstances will require
amendments to the Comprehensive Plan. In particular, the plan will be updated once every
eight years to reflect revisions to the Office of Financial Management population estimates and
revisions to the Capital Facilities Plan. The update will also address any specific concerns,
clarify inconsistencies that were identified during the decade, review the adequacy of the
adopted level of service standards, and update any environmental information. In addition,
every eight years the City will review the densities permitted and the usage of the land with the
Urban Growth Area.
The City of Arlington is committed to following its adopted Comprehensive Plan and will allow
for an adequate period of time for policies and actions to take effect prior to considering
changes to it. The City is also committed to working with the County and other jurisdictions to
coordinate and resolve problems. As with other communities, Arlington allows the public to
submit requests for plan amendments once a year. The “docket process” ensures that changing
circumstances that warrant changes to policies, zoning or projects are adequately considered to
keep the Plan vibrant.
The City, through its monitoring and annual review process, will ensure that the Plan remains
concurrent with State, regional and local policies. If a concurrency issue arises, the re-
assessment process (See 1.6 above) will be initiated.
Chapter 4: Description of Planning Area
City of Arlington Comprehensive Plan Description of Planning Area
4-1 JULY 2017
4.1 PURPOSE OF THIS CHAPTER
This chapter gives a description of the planning area, including existing political, physical,
and social conditions. It provides the backdrop against which current information, future
forecasts and future plans are compared as we grow toward Year 2035. Describing the
setting is the starting point for developing any short or long-range plans. Additionally, it is
essential (as well as required by SEPA) as a basis for environmental impact analysis. Future
plans will relate back to the 2017 so that the reader will get a sense of how things will
change and how long range planning decisions were made. The information will also be
useful to future drafters of project-level environmental documents.
4.2 PLANNING AREA BOUNDARIES
In this plan the City treats the city limits and the Urban Growth Area (UGA as one, since
under the GMA it is assumed that all area with the final UGA will be annexed at some
point to become a part of the City. All analyses include the entirety of these areas, except
where noted.
4.3 CITY OF ARLINGTON
The city limits cover an area of approximately 9.7 square miles (see Figure 2-1). The
Arlington Urban Growth Area includes 10.3 square miles. The City has planning jurisdiction
within its city limits; the City Council creates the development policies and regulations
and the City processes all permits for land development. There are several interlocal
agreements with neighboring jurisdictions to address mutual interests and cross-boundary
impacts, including reciprocal mitigation for traffic. Additionally, any agency affected by a
particular development or which has responsibility for managing a particular resource
also has rights to comment and recommend conditions and/or mitigation measures for
projects within the city limits. The City also controls growth outside of the City by its policies
regarding water utility extensions.
4.4 ARLINGTON URBAN GROWTH AREA
The GMA requires counties planning under the Act to designate an Urban Growth Area (UGA)
around each of its cities "within which urban growth shall be encouraged and outside of which
growth can occur only if it is not urban in nature." The Act provides, "Each city that is located in
such a county shall be included within a UGA. A UGA may include territory that is located outside
of a city only if such territory already is characterized by urban growth or is adjacent to territory
City of Arlington Comprehensive Plan Description of Planning Area
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already characterized by urban growth." Unincorporated areas within the City’s UGA will
eventually be annexed into the City.
The location of the boundary for this area is based on land supply needs to meet expected
2035 development demands, natural geologic formations, topography, environmental
constraints, existing development beyond the city limits, and the availability of existing
infrastructure and services. Public sewer and water lines, drainage facilities, electricity and
telecommunication lines, and roadways can be extended to serve existing and future
development over 20 years in the planning area. Arlington's airport has also played a major role
in the establishment of this area because of the City's need to control land outside the current
city limits to avoid future land use conflicts with the City’s municipal airport. Discussions need to
occur with other adjacent jurisdictions regarding the protection of the Arlington Municipal Airport.
Within the UGA but outside of the city limits, Snohomish County has planning jurisdiction. The
City Council, however, has adopted regulations that require annexation into the City prior to
obtaining sewer service. This ensures that development within the City’s Urban Growth Areas
conform to City standards and development regulations.
4.5 2015 URBAN GROWTH AREA
The Arlington UGA, first adopted in 1995 and subsequently amended several times
encompasses approximately 10.3 square miles inclusive of the City of Arlington (see Figure
2-1). As part of the State’s 1990 Growth Management Act (GMA), Urban Growth Area
boundaries were placed around municipalities for the purpose of concentrating urban growth
in urban areas and protecting resource and open space lands, and ensuring the provision of
urban services to urban and urbanizing areas.
The size and boundaries of the UGA must be consistent with the Buildable Lands Report
developed by Snohomish County Tomorrow (SCT). The Buildable Lands policy states that
cities will ensure that sufficient usable residential, commercial and industrial lands exist
within the UGA to accommodate the population, housing and jobs.
Available buildable lands are shown on Figures 4-1 and 4-2.
In 2016, the County Council amended its Countywide Planning Policies and added GPP 10,
which updated population and employment figures for Snohomish County jurisdictions,
including Arlington. It reconciled these figures with the buildable lands inventory for the City.
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Among its findings, GPP10 confirms that
the City and its unincorporated UGA
(Figure 2-1) can accommodate the 2035
population, employment and housing
targets shown to the right. The finding
assumes use of “reasonable measures” to
increase capacity within the City.
(Employment targets do not yet consider a full buildout of a proposed Manufacturing Industrial
Center currently under consideration.)
Once these targets were confirmed, policies, regulations and reasonable measures to
maximize use of these lands were developed, consistent with local, County and regional
growth policies, including Vision 2040. These were adopted in 2017 as part of the City’s
docket process and as part of the PSRC final plan certification process.
Brekhus-Beach
In 2005, one planning subarea — Brekhus/Beach (Burn Hill) — was designated as a "TDR
Receiving Area." This subarea was permitted to come into the UGA as part of the 2005
update of the Snohomish County Comprehensive Plan with the condition that the area was
to be designated as a TDR receiving area in the County's Transfer of Development Rights
(TDR) program. The intent was that if the property owners or developers bought
development rights from “sending areas” in the Stillaguamish Valley, they would be eligible
to come into the UGA and develop using the units transferred from the sending areas. The
primary intent was that farming and agricultural open space would be preserved in the
Stillaguamish Valley.
The Brekhus/Beach subarea was annexed into Arlington in 2007 and was designated for
future “master planned community” status in 2008. Zoning was adopted that would initially
allow Suburban Residential development (9600 square foot lots), but permit a much higher
density once TDR credits were purchased and applied, a master plan was approved, and
infrastructure installed.
The TDR approach stalled and Brekhus/Beach has yet to develop according to
expectations. The market was unable to produce both sellers and willing buyers of TDR
certificates. Also, the topography and geology of the area make the installation of infrastructure
such as roads and sewers very costly. The City has withdrawn from the TDR program. Zoning
2011 2035 Capacity
Population 18,489 26,002 34,514
Housing 7,128 10,018
Employment 8,660 20,884
City of Arlington Comprehensive Plan Description of Planning Area
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remains that allows for a Master Planned Neighborhood (MPN).
As noted in the table above, the Comprehensive Plan will provide the buildable land density
necessary to accommodate the projected 2035 population. The area will remain in low-density
Suburban Residential zoning with a high-level Master Plan put together by the City in
consultation with local residents.
The only other Master Plan Neighborhood overlay besides Brekhus/Beach is the future
Lindsey Annexation south of 172nd Street NE and just west of Highway 9. The City also
plans to work with these land owners in developing a high-level master plan so that
development can occur here as well.
Figure 4-1 Figure 4-2
Additional Housing Unit Capacity Additional Employment Capacity
4. 6 COORDINATED WATER SERVICE PLAN AREA
Another planning boundary not referenced in the GMA is the Coordinated Water Service
Plan (CWSP) area.1 It is larger than the City’s UGA (see Figure 2 . 9 ) at roughly 22.5
square miles. This is an area within which Arlington has the first right to provide water
service. However, certain conditions may be placed those services. Such conditions differ
depending on where the project is located and what type of development it is. Please refer to
the City code (AMC 13.04) for these conditions.
4.7 FUTURE GROWTH AREAS
1 RCW Chapter 70.116 -- Public Water System Coordination Act of 1977
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The following section includes a description and analysis of each neighborhood subarea. The
City has worked with the County and Vision 2040 to ensure that the overall community can
accommodate 2035 population, housing and jobs. This more detailed review was carried out in
order to provide an analysis of planning issues unique to each subarea as each contributes to
the total. For the 2015 update, City staff and the Planning Commission reviewed the 2005
planning issues and policies, compared them against current information and revised the issues
and policies accordingly. All areas were analyzed to ensure (1) that the 2015 UGA boundaries
encompassed an area that would accommodate the projected 2035 population and employment,
(2) in an area with sufficient buildable lands and (3) which can be served with adequate urban
infrastructure. With the adoption of Countywide Planning Policy GPP 10 in November 2016,
buildable lands within the Arlington UGA were successfully reconciled with the 2035 population,
housing and employment forecasts.
NEIGHBORHOOD PLANNING SUBAREAS
Old-Town Residential
Location: At 609 acres, the Old-Town Subarea makes up 8.9% of the 2015 planning area. It is
roughly bordered by the OTBD to the west, the Stillaguamish River valley to the east, Highland
Street and Kona Crest neighborhood to the south, and Gilman Street and the former Country
Charm dairy to the north. This older, more established neighborhood is the heart of old
Arlington's residential character.
Existing Uses: The predominant use is single-family residential, but there are a fair number of
duplexes, row-houses, and older apartments interspersed throughout. There are also four large
tracts that contain schools (two elementary and two middle schools), school administration, a
hospital, and associated medical services adjacent to the hospital. Its development pattern is that
of a traditional, alley-and-grid-system neighborhood, with many houses having front porches and
garages on the alley.
Houses vary in size and many of them sit on two or three small lots, typical of late 19th-early 20th
century town subdivisions. There are no large tracts of undeveloped land, but there are many
existing lots that can be made buildable through boundary line adjustments. Thus, there is the
potential to increase densities through in-fill development, redevelopment, and accessory
dwelling units.
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Infrastructure: Infrastructure (streets, sewer, water, and storm drainage pipes) exists throughout
the subarea, but it is old, approaching the end of its useful life, and is in need of repair,
replacement, or upgrading. The storm system has been improved, having once drained directly
into the Stillaguamish River with no detention or treatment. Old-Town now drains into a
constructed wetland, (Old-Town Stormwater Wetland). The wetland was constructed in 2013.
Parks: There is one community park in the Old-Town: Terrace Park. In addition, there are four
school yards, some of which have play equipment, some of which have developed play fields,
and all which have unstructured play fields. Additional parks are still deemed necessary for this
area. See Chapter 7 for a thorough description of these recreation facilities.
Critical Areas: With the exception of a few steep slopes there are no Environmentally Critical
Areas on the upper plateau (essentially, the built area) since most were obliterated 100 years
ago. The steep slopes are currently forested and provide screening between the OTBD and the
residential uses of Old-Town and contribute environmentally in terms of habitat, climate control,
and stormwater infiltration.
There is one area of note that does contain critical areas, that being the Graafstra Farm. This
area was annexed to the City since the last Plan update. Most of the farm’s structures are set on
an upland hill that juts out into the floodplain. There are steep slopes here, as within other parts
of town. Additionally, most of the farmed land sits in the Stillaguamish Southfork floodplain and is
adjacent to the river. The lowlands are zoned Public/Semi-Public and the uplands are zoned
High Density Residential.
2015 Planning Issues: The Old-Town area is an area that could absorb higher densities through
in-fill, mixed use, cottage housing or similar mechanisms. Doing so, however, will require that
regulatory or other tools be put in place to preserve the historical architectural character that
helps to define Arlington’s community image.
Old-Town Business Districts
Location: At 198 acres, the Old-Town Business District (OTBD) subarea makes up 2.9% of the
planning area. The OTBD is generally bordered by the Stillaguamish River on the north, Highway
9 on the west, and the Old-Town subarea to the south and east. The Arlington Old-Town
Business District is comprised of three subdistricts: OTBD-1, OTBD-2, and OTBD-3. As
described below, there are land use and development distinctions between all three subdistricts
that should be considered in formulating the blueprint for downtown. However, there are also
some overall issues that need to be addressed for the downtown as a whole.
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OTBD-1 Existing Uses: This district represents the heart of Arlington and includes the City’s
historic “Main Street” (Olympic Avenue, which was formerly named Railroad Avenue). The
design of both its public realm (publicly owned spaces such as rights-of-way and parks) and
private realm (properties developed under private ownership), work together to create a strong
sense of place and identity. Olympic Avenue was upgraded in 2007 to include new wide
sidewalks, street furniture, unique street lighting and crosswalk design. The historic buildings
along Olympic Avenue are adjacent to the street and to each other, forming a contiguous street
wall that actively engages the street.
The OTBD-1 has historically held a variety of uses: national retail chains, small mom-&-pop
specialty stores, restaurants, mixed uses (residences on upper floors), civic and cultural uses,
entertainment, etc. In the last several decades, however, most of the larger, national chains have
relocated to the suburban commercial areas. Though there is little land available for
development, there is opportunity for redevelopment and improvement to existing buildings. The
City owns about four (4) acres of undeveloped land fronting on about two blocks of Olympic
Avenue.
OTBD 2 Existing Uses: OTBD-2 basically runs along West Avenue, SR-9, and Division Street.
It is characterized by commercial buildings from the 1960s and 70s, older single-family houses
(some of which have been converted to commercial uses), and a few vacant parcels (though on
the west side of SR-9 there are some larger parcels currently housing farm and single-family
residential uses). Most commercial buildings accommodate parking off-street as opposed to on-
street like in OTBD-1.
OTBD-3 Existing Uses: OTBD-3 is generally that area between Division Street (or Burke
Avenue east of Broadway Street) and the Stillaguamish River. Uses include a mix of older single-
family residential homes, apartment buildings, mid-sized commercial buildings, a district court,
and other small businesses. The City’s water, sewer, and stormwater facilities are located here.
There isn’t much vacant land available; however, there is a lot of opportunity for infill and
redevelopment.
Infrastructure: Much of the infrastructure in the Old-Town Business District is in need of repair,
replacement, or upgrading. Olympic Avenue was remodeled in 2007 and other piecemeal
infrastructure improvements have occurred as funding becomes available.
Parks: There are two community parks in the OTBD: Haller Park and Legion Park. See Chapter
7 for a thorough description of these recreation facilities.
City of Arlington Comprehensive Plan Description of Planning Area
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Critical Areas: With the exception of steep slopes, there are no Environmentally Critical Areas in
the Old-Town Business District. The steep slopes are forested and provide screening between
the OTBD and the residential uses of Old-Town and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: The City will continue to pursue an economic development strategy for
OTBD-1. This will involve review of existing regulations and amendments to achieve the
economic and community vision. Topics of discussion include:
OTBD-1
1. Appropriate types of uses in OTBD-1, including the extent of civic and municipal
functions.
2. Remodeling, redevelopment, or new development that furthers the goals of our economic
development strategy.
3. Enforcement of existing rules, including building and property maintenance.
4. Attraction of more people to the downtown during more hours of the day.
5. More mixed uses (first floor commercial, upper floors residential) in OTBD-1.
6. Public infrastructure improvements, added or improved.
7. Availability of parking-both on-site and on-street.
8. Economic opportunities with Centennial Trail.
OTBD-2
1. Appropriate types of uses in OTBD-2.
2. District theme and building appearance (OTBD-1 may be the model).
3. Surface parking lots.
4. Mixed use development.
5. Riverfront commercial development.
6. Buffering the treatment plant from conflicting activities while providing for future
expansion.
OTBD-3
1. Stillaguamish Tribe claims that one of its largest ancestral villages lay where Haller Park
now is. Care will need to be taken in planning or developing this area, with appropriate
archaeological studies being conducted and consideration given to any findings.
2. Frontage on the river. Possible redevelopment into a riverfront commercial use.
3. Aesthetic improvements to public parking lots, making them more desirable to use.
4. Enforcement of existing rules, including building and property maintenance. Incentives to
get property owners to fix up their buildings.
City of Arlington Comprehensive Plan Description of Planning Area
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5. Opportunities to provide more or better trails, sidewalks, and paths to connect parking,
shopping, jobs, schools, and the adjacent neighborhoods.
6. Bike trails to other areas of the City.
Arlington Bluff Subarea
Location: With 451 acres, the Arlington Bluff Subarea makes up 7.9% of the 2015 planning
area. Bordered on the north by steep slopes and the floodplain, and on the south by the
industrial area and airport, this scenic residential district meanders along the bluff overlooking the
Stillaguamish Valley.
Existing Uses: Some of the best view property in Arlington is found here. It contains
predominately single-family residential uses (some older, some newer), though there are some
undeveloped commercial properties along SR-530 and 211th Street. There are still some un-
annexed areas that are developed and undeveloped.
Infrastructure: Due to recent development, sewer, water, and other utilities are available in
most of this subarea. One exception is the area north of 188th Street, though it is anticipated
development will soon extend utilities to this area as well. There are still quite a few homes on
wells and septic systems in the area between the cemetery and SR-530 west of 67th Avenue.
Streets in the newer areas are generally up to standards, but there are several older County
subdivisions that have substandard roads, with no sidewalks or other frontage improvements.
Additionally, substantial portions of Cemetery Road/188th Street still need to be widened and
improved to bring it up to its Local Collector standard.
Parks: There is one community park in the Arlington Bluff subarea: High Clover Park. (See
Chapter 7).
Critical Areas: Environmentally, the biggest issues are the steep slopes and drainage on the
lower valley properties. The steep slopes are currently forested and provide screening between
the urbanizing area and the Stillaguamish Valley and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: In the 2005 Plan, there was concern over future growth conflicting with
airport clear zone operations. These have been resolved and compatibility regulations are in
place.
As with other subareas, a major challenge it how to connect neighborhoods and road systems in
an effective and economical manner. There are numerous dead-end streets that should be
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connected. Also, the City has developed trails in several locations and there should be a
continuous effort to link people with the commercial, park, school and other destinations.
Among other issues:
1. Annexing those portions of the subarea that haven’t been annexed into the City.
2. Minimize drainage impacts on valley properties.
3. Septic system failures in Pioneer Estates and elsewhere.
Kent Prairie Area Subarea
Location: At 353 acres, the Kent Prairie Subarea makes up 5.2% of the 2015 planning area.
This subarea is bordered by the top of the valley slope on the north, the city limits/UGA on the
east, the bottom of the valley slope on the south, and boundaries of the General Commercial
zone just west of SR-9 on the west. It basically includes the low-lying valley floor (once a working
farm) as well as some of the slopes surrounding it.
Existing Uses: This subarea has some unique strengths as well as challenges. One of its
strengths is its topography: Being in a small valley and surrounded on most sides by hills, it has
the appearance of being a neighborhood unto itself. It also has good access because it is located
at the intersection of a State highway and an arterial that serves a large rural area to the east. It
has an elementary school, a large park (though mostly undeveloped), and a commercial center.
There is also a good mix of residential types, including single-family residences, apartments,
mobile homes, and assisted care facilities. There are still a large number undeveloped parcels,
both commercial and high density residential.
Infrastructure: Utilities, streets, and other infrastructure are in good shape, being relatively new.
The City does have a water reservoir on the eastern slopes.
Parks: There is one community park in the Kent Prairie subarea: Jensen Park. In addition, there
is a schoolyard which has play equipment and unstructured play fields. (See Chapter 7).
Critical Areas: A strength that is also a challenge is that there are several important salmon-
bearing creeks and large wetlands throughout the area. These include Portage, Prairie, and
Kruger Creeks.
Since the 2014 Oso disaster, there has been increased attention to potential hazardous slide
areas. In 1994, a fairly large landslide occurred on property that was being developed east of
Burn/Stillaguamish Roads. There have been several discussions since 1994 on what could be
done with it, but as yet it seems infeasible (or too costly) to stabilize the slopes. This is indicative
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of the need to identify where slide prone areas exist and what the regulatory response should be.
In the post-Oso period, Arlington will participate in efforts to protect these areas, including the
Burn Road property in the Kent Prairie subarea.
2015 Planning Issues: In the 2005 Plan, there was concern over future residential and
commercial growth conflicting with each other. The City is satisfied that protections exist for this.
Protections for creeks and wetlands have also been put in place. A mix of housing types – a goal
in 2005 – is meeting with success.
Again, a major challenge is how to connect neighborhoods and road systems. Physical
connections in the Kent Prairie area may be an insurmountable challenge because of past
development trends and the topography of the area. Additional development of the City’s trail
system may provide more bicycle and pedestrian links however. Special attention must be paid
to clean up and maintenance of the Zimmerman Hill Trail in the subarea.
West Arlington Subarea
To better organize growth and infill development west of the Arlington Municipal Airport, a West
Arlington Subarea Plan (WASA) was developed and adopted in 2011. The 1057 acre Subarea
combined four former subareas—Smokey Point, SR 532 Corridor, West Bluff, and Island
Crossing. The 2011 Plan described the overall area as a “segregated mix of agriculture,
commercial and residential with most of the area zoned for highway commercial and moderate
residential density”. It envisioned a future with emphasis on “human place” and livable places in
harmony with the natural environment. It also described West Arlington as a future TDR
receiving area for higher density, mixed use development next to stable single-family
neighborhoods.
The overall subarea plan has now reverted back to the four prior subarea plans. Many of the
tools and concepts of the 2011 WASA Plan have been made a part of those smaller area plans,
however each smaller area has been planned in a manner that recognizes the unique
characteristics and needs for each.
The key planning issues identified for the area were generally as described below in the original
subareas:
1. Wetlands and floodplain within Island Crossing and West Bluff.
2. Steep slopes the eastern periphery.
3. Transportation infrastructure not up to urban standards.
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4. Unsafe pedestrian “realm”.
And the need for:
5. Community focus and connectivity with rest of Arlington.
6. Sprawl “repair”.
7. Limited arterials.
8. Parks and trails.
The 2016 Plan update considered these challenges and characteristics as well as the following
aspirations:
The WASA Plan lists several initiatives for the future, but without a specific implementation
strategy. Components would include:
1. Principles of new urbanism:
a. Walkability.
b. Connectivity.
c. Mixing land uses.
d. Variety.
e. Quality architecture & urban design.
f. Traditional neighborhood.
g. Compact design.
h. Sustainability.
i. Preservation.
2. Form-based codes:
a. Regulating plan (zoning map).
b. Civic space standards.
c. Building configuration standards.
d. Building type standards.
3. “Public Realm” Improvements:
a. Roads
i. Road plan (See Figure 2-5).
ii. Roundabouts.
iii. I-5 interchange at 188th Street.
iv. Bicycle lanes.
v. Streetscape standards.
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vi. Prohibition of dead-end or gated streets.
vii. Landscape medians and street trees on arterials.
viii. Unique street lamp design.
ix. Traffic calming.
x. Underground utilities on arterials.
4. Block standards:
i. Different standards for different locations (“transects”).
ii. Intersection spacing to encourage pedestrian use.
iii. On-street parking.
iv. Bicycle Lanes.
v. Landscape strips.
5. Gateways signing and other features for neighborhoods and major arterials.
6. Civic spaces:
a. Parks.
i. Plazas.
The 2005 Comprehensive Plan: In the City’s 2005 Plan, the following neighborhood goals for
each West Arlington subarea were identified:
Smokey Point/SR-531 Corridor
1. Enhance the area as an entrance to the City.
2. Better road and trail connections.
3. Transportation links to Marysville.
4. Widening of SR-531.
5. Corridor design and streetscape.
6. Improve access to bus service.
7. Coordinated services with Marysville.
8. Fire flow.
9. Protection of the Quilceda-Allen Creek.
10. Buffers between residential and commercial/industrial development.
Smokey Point Neighborhood
1. Mix of older and newer homes.
2. Variety of densities and building types.
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3. Higher density housing potential.
4. Areas available for development.
5. Rural infrastructure.
6. Low water pressure.
7. Lack of street frontage.
8. One park. More needed.
9. No community focal point.
10. Connections to rest of community needed.
11. Noise mitigation needed along I-5.
12. Drainage facilities in neighborhoods and Smokey Point Boulevard.
13. Smokey Point Boulevard improvements needed: streetscape, widening, drainage.
West Bluff
1. Undeveloped or underdeveloped.
2. Older homes on large lots.
3. Sewer not extended to all of area.
4. Many homes are still on wells.
5. Roads not developed to City standards.
6. No curb, gutter, sidewalks, and planter strips.
7. No community parks.
8. Steep slopes.
9. Trails, bike trails and sidewalks.
Island Crossing
1. Relatively undeveloped agricultural land,
2. A few older farmhouses and barns.
3. Several highway oriented businesses.
4. Roads not up to urban standards.
5. Served by sewer and water with significant upgrades needed for development.
6. 100-year floodplain. Frequent flooding.
7. No drainage facilities.
8. Fish bearing creeks and critical areas.
9. The Stillaguamish Tribe property desires City sewer and water services and intersection
improvements.
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The City’s Capital Improvements Plan and development regulations were updated in 2017 to
prioritize improvements and present a more organized development pattern in these four
neighborhoods and citywide. The City will adopt a more specific implementation plan as part of
this 2017 Plan amendments, although these will occur over time on a prioritized basis.
Hilltop
Location: At 1,305 acres, the Hilltop Subarea makes up 19% of the 2015 planning area. This
subarea is roughly bordered by Portage Creek and SR-9 on the east, 168th Street on the south,
67th Avenue on the west, and Kent Prairie subarea on the north.
Existing Uses: This subarea basically includes all the residential areas up on the plateau,
including Gleneagle, Crown Ridge, the Magnolias, etc. There is also undeveloped commercial
land at the intersection of SR-9 and SR-531, and a residential area and commercial/mixed use
area being brought into the UGA to the south and east of SR-531. Two schools (high and
elementary) are also located in this subarea.
Infrastructure: For the most part infrastructure is in good shape, as this is one of the newer
developed areas in Arlington. However, the whole area of Arlington Terrace, developed as 5-
acre lots, is on a private water system, septic systems, and private roads. This area could never
develop to its planned densities unless additional urban infrastructure is installed. Also, it is
anticipated that both State highways will be widened in the future.
Parks: There are 14 neighborhood parks in the Hilltop subarea: Gleneagle IVE Park, Gleneagle
1-3 Parks, Wedgwood Park, Crown Ridge 1-5 Parks, Highland View Estates Park, Eagle Heights
Park, Zimmerman Trail, and Pioneer Park. In addition, there is Pioneer Elementary, which has
play equipment and developed and unstructured play fields. (See Chapter 7)
Critical Areas: There are quite a few streams that run through this area, as well as wetlands.
Prairie and Portage Creeks both have their headwaters here. There are also some steep slopes
along some of the creeks’ ravines.
2015 Planning Issues: The key planning issue in the Hilltop Subarea is to complete a “high-
level” master plan for the future Lindsay annexation. This represents an opportunity for mixed
use or mixed density housing. In 2004, the City Council voted to support the roughly 100 acres
south of 172nd being included in the UGA, with the following condition:
“The area should be planned using the Planned Neighborhood Development tool
found in the Land Use Code. Additionally, the City should develop a new land use
City of Arlington Comprehensive Plan Description of Planning Area
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designation and zone with a minimum parcel size of 9,600 square foot for use in
these areas. We should consider a mix of densities in these new areas, including
some multi-family residential areas as well as these new larger lots. We should also
pre-plan the transportation system, areas for community parks, utilities, and other
necessary infrastructure and land uses. The City should enter into some sort of
development contract with the property owners to implement this goal.”
The City plans to work with property owners in developing a “high-level” master plan in order to
help the annexation and development process of this unincorporated area.
Towards the north end of the subarea in the Arlington Terrace Neighborhood, there is no
pressing need to resolve density increases or infrastructure improvements in the area, although
these could be considered density reserve area for the future.
Trail connections are also a priority for the Hilltop Subarea, particularly along 172nd Street where
pedestrians and vehicles co-exist in close proximity to one another.
Southfork
Location: At 72 acres, the Southfork Subarea makes up 1% of the planning area. This subarea
is located on the eastern edge of the City, just north of the Brekhus/Beach Subarea and Tveit
Road, and just east of the Old-Town Residential Subarea. At this time, the subarea is completely
outside of city limits but within the City’s Urban Growth Area.
Existing Uses: This area is comprised solely of single-family residential dwellings on relatively
large lots (half-acre plus).
Infrastructure: The majority of roads within this subarea are below urban standards as they lack
curb, gutter and sidewalk. The majority of lots are on septic as sewer lines don’t extend through
the subarea.
Parks: There are no parks within this subarea however Eagle Creek Elementary lies directly to
the north and has recreational facilities.
Critical Areas: There are steep slopes toward the eastern edge of the subarea that run north to
south. A portion of the subarea lies within the floodplain of the south fork of Stillaguamish River.
2015 Planning Issues: The key planning issues for this subarea are annexation and the
extension of sewer lines. Attempts are being made to annex the area into the City; however, if
residents are unable to agree to annexation, it may warrant further discussion of removal of this
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subarea from the City’s Urban Growth Area. The extension of sewer lines throughout the area
will be costly and existing lots that are subdividable will only be able to yield a few lots because
of their relatively small size (for rural lots).
Brekhus/Beach (formerly Burn Hill and portion of Southfork)
Location: At 337 acres, the Brekhus/Beach Subarea makes up 5% of the planning area. This
subarea is located on the eastern edge of the City, roughly bordered by Portage Creek on the
west (the chasm as it climbs the hill), 190th Street NE on the south, and Tveit Loop Road on the
north. In the 2005 Plan, this area was referred to as Burn-Hill and part of Southfork. This area
annexed in 2007 (see Ord. 1415) as part of the City and County’s TDR2 program (see discussion
below and Page 3-4).
Existing Uses: This subarea is comprised solely of single-family residential uses on large lots (5
to 40 acres).
Infrastructure: Currently the infrastructure in this area is developed to Snohomish County rural
standards and is maintained by the City. As a condition of annexation, a master development
plan was to be prepared by the owners, which would have included an infrastructure plan
including a financial element. The City assisted land-owners in developing a “high-level” master
plan (Figure 2-22) to help guide development of the subarea. Until then the subarea will remain
rural in character. One neighborhood, Quall Ridge, has been developed at the south end of the
subarea because it was platted under the County’s jurisdiction prior to annexation by the City.
Parks: There are currently no parks in the Brekhus/Beach subarea. Open space will be planned
at such time as a master development plan is presented by owners.
Critical Areas: There are two fish-bearing streams (Portage Creek and Eagle Creek) that run
through this area, along with their associated wetlands. There are also some steep slopes along
some of the creeks’ ravines which will require sensitive design of roads as part of the master
development plan.
2015 Planning Issues: There are numerous planning issues with the Brekhus/Beach Subarea
as a result of a failed TDR program for the Stillaguamish Valley. The Brekhus/Beach Subarea
was not originally slated to be included in the City’s UGA during the County’s 2005 Plan update,
but was designated as a Transfer of Development Rights (TDR) Receiving Area. The TDR plan
was to allow the property owners to purchase development rights from the TDR Sending Area
2 Transfer of Development Rights
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(Stillaguamish Valley), which would allow the property to come into the UGA sooner than the
next 10-year (2015) update. The community would benefit from having agricultural uses
preserved in the Sending Area.
As noted before, in 2015 the TDR effort did not have the intended effect. Developers in the
Brekhus/Beach Receiving Area, who would purchase the development rights from agricultural
landowners in the Sending Area, failed to reach agreement on the value (price) of the TDR
credits resulting in an inability of the Brekhus/Beach subarea to attract a master plan sponsor.
Without a sponsor or a plan, higher density urban development and the infrastructure needed to
serve it was not feasible.
In the meantime, the area was annexed to the City and is now assumed to be a part of the
buildable lands inventory. The City faces a paradox where the Growth Management Act requires
that lands within Urban Growth Areas be developed at urban densities (4+ houses per acre), but
there is no market or infrastructure financing available to achieve that level of development. Only
a density of 20,000 square feet per parcel is permissible without sewer or other facilities.
This conundrum was one of the major planning issues for the City during the 2015 update and is
certainly the major issue for the Brekhus/Beach Subarea. The solution is to retain the long term
objective of urban densities in the Subarea and to develop a “high-level” infrastructure and
development plan, so that when a master plan under the Master Planned Neighborhood zoning
is brought forward by a developer, the area is ready for development in a cohesive cost-effective
manner. The City will work with owners and future developers to achieve this buildable lands
goal.
Manufacturing Industrial Center (MIC)
The Manufacturing Industrial Center extends from the southern edge of downtown, beyond the
airport and 172nd into Marysville’s planning area. The Arlington portion of the MIC is comprised
of 2287 acres (31% of the UGA). The Marysville portion contains 1732 acres. The MIC is the
center of activity not only in Arlington, but the whole north County area. It is in fact a part of the
North Puget Sound Manufacturing Corridor which potentially targets the MIC area for up to
77,000 jobs.
Chapter 5: Land Use Element
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5.1 PURPOSE OF THIS CHAPTER
The Land Use Element is concerned primarily with the accommodation of the City of Arlington's
spatial growth; that is, the use and the mix of land uses that will serve future population,
employment, public service and recreational needs, and other aspects of city life.
This Land Use Element has been developed in accordance with RCW 36.70A.070 of the
Growth Management Act. It responds to GMA guidelines for the update of the former 2005
Plan. In 2015, the “horizon year” changed from 2025 to 2035, and land use assumptions have
changed, all of which have been incorporated into the 2015 Plan’s Land Use Element. It
describes how the goals in the other elements of this Comprehensive Plan (Housing, Capital
Facilities, etc.) will be implemented through land use policies and regulations. It is a key element
in implementing Arlington's Comprehensive Plan.
This Element has also been developed in accordance with the Countywide Planning Policies,
the region’s Vision 2040 and multi-county planning policies. A matrix showing the consistency
between the Countywide policies and Arlington's Comprehensive Plan policies is located in
Appendix C. This section inventories and analyzes the distribution and location of existing land
uses and considers the appropriate intensity and density of future development. The Plan is
also consistent with the updated Snohomish County GMA Comprehensive Plan, including its
population, employment and housing targets1.
Finally, the Land Use Element has been developed in recognition of the subarea objectives
outlined in Chapter 4 and the Capital Faculties Element in Chapter 9. Every attempt has been
made to reconcile various growth projections with utility analyses to ensure that infrastructure
improvements keep pace with growth to achieve required “concurrency”. Concurrency is a
Growth Management requirement that requires that facilities be in place by the time growth
impacts occur.
Absent from the 2015 Plan is the TDR overlay zone. The 2005 Plan had included a Transfer of
Development Rights program to encourage agricultural protections in the Stillaguamish River
Valley through allowance of higher density (Master Planned Neighborhoods) in the Burn
Hill/South Fork (Brekhus/Beach) Subarea. This area was annexed in 2007, however the TDR
program proved unsuccessful. While the City continues to support high-level master planning in
this area to ensure efficient provision of infrastructure, the TDR component will be removed as a
1 See Snohomish Countywide Planning Policy GPP10, November 2016
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pre-condition for development.
All three growth alternatives being studied by the County call for a significant increase in
Arlington employment from 8,660 in 2011 to 20,884 in 2035. This is a reflection of the expected
activity around the Arlington Airport. In the County as a whole, there will be a forecasted surplus
in employment land capacity in 2035.
The City is seeking formal designation of a Manufacturing Industrial Center (MIC) including
portions of Arlington and Marysville, from the airport to about 136th Street NE. The total area
comprises about 4,019 acres with a future employment capacity of roughly 77,000 industrial
jobs, most aerospace related. Of 4019 acres, 2287 lies in the Arlington UGA and 1732 in
Marysville. The MIC area is a part of the North Puget Sound Manufacturing Corridor as
designated by the Economic Alliance of Snohomish County. As the two cities seek formal MIC
designation by PSRC, they will jointly pursue master planning of the area, including
infrastructure.
The City will adopt Figure 2-3 (Future Land Use Map) as its official land use and zoning map.
5.2 LAND USE DESCRIPTIONS
The official Land Use Map shows how land uses will be distributed throughout Arlington to
accommodate 2035 population and employment projections, along with the public facilities to
serve them. It represents policy. The Zoning Map is a regulation that implements the Land Use
Map.
It is the intention of the council that …(the zoning code)…implement the planning
policies adopted by the council for the city and its urban growth area, as reflected in
the comprehensive plan, utility plans, airport plan, and other planning documents.
(AMC 20.04.060)
There is a very close relationship between the Land Use and Zoning maps. Different zones may
exist within similar land use designations. Map overlays for the Airport Protection District, Airport
Safety Zone, the Mixed Use and Master Planned Neighborhood overlay zones further refine
how development can occur within designated areas. Development is also subject to restrictions
where applicable per the Shoreline Master Plan. Finally, the Land Use and Zoning maps depict
the Contract Rezones in effect for the Gleneagle neighborhood in the Hilltop Subarea and the
Pioneer Meadows neighborhood in the Arlington Bluff Subarea.
Following is a brief description of the purpose of the different designations and zones on the
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Land Use and Zoning maps:
7.2 RESIDENTIAL DESIGNATIONS
Suburban Residential (SR): The Suburban Residential designation consists primarily of a
suburban residential fabric. It is generally characterized as a quiet neighborhood environment
with detached single-family residences on relatively large lots situated along low-volume
thoroughfares. Building setbacks are deep with houses generally situated toward the center of
the lot they occupy and residential dwellings typically don’t exceed two stories in height. Lots
are usually served by City water and sewer.
The purpose of the Suburban Residential designation is to provide a low-density residential
environment (maximum four dwelling units per acre) for detached single-family homes (and
accessory dwellings) on relatively large lots which provide ample private outdoor space for each
residence. Residences are typically not within walking distance or close proximity to commercial
services or employment opportunities.
The Suburban Residential designation is usually initially applied to those areas of the City where
master planning is a prerequisite to development due to a lack of existing infrastructure in the
area.
Zoning classifications that may be applied to areas designated Suburban Residential on the
City’s Official Land-Use Map include: Suburban Residential (SR), Residential Low Density
(RLD), and Public/Semi-Public (P/SP). For areas with a Suburban Residential designation and a
Master Plan Neighborhood Overlay, Residential Moderate Density (RMD), Residential High
Density (RHD), and General Commercial (GC) may also be applied with an approved Master
Plan for the entire area within the respective MPN overlay.
Residential Low/Moderate Density (RLMD): The Residential Low/Moderate Density
designation consists primarily of a suburban/urban residential fabric. It is generally
characterized as a somewhat active pedestrian neighborhood environment with detached and
some attached single-family residences on moderate sized lots situated along low-volume
thoroughfares. Building setbacks are moderate with houses generally situated toward the center
of the lot they occupy with residential dwellings typically not exceeding two stories in height.
Lots are served by City water and sewer.
The purpose of the Residential Low/Moderate Density designation is to provide a moderate-
density residential environment (four to six dwelling units per acre) for detached and attached
single-family homes (and accessory dwellings) on moderate sized lots that provide some private
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outdoor space for each resident. Some residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Low/Moderate
Density on the City’s Official Land-Use Map include: Residential Low/Moderate Density (RLMD),
Residential Moderate Density (RMD), and Public/Semi-Public (P/SP).
Residential Moderate Density (RMD): The Residential Moderate Density designation consists
primarily of an urban residential fabric. It is generally characterized as an active pedestrian
neighborhood environment with detached and attached single-family residences on moderate
sized lots situated along low to moderate volume thoroughfares. Building setbacks are
moderately deep with houses generally situated toward the front of the lot they occupy with
residential dwellings typically not exceeding two stories in height. Lots are served by City water
and sewer.
The purpose of the Residential Moderate Density designation is to provide a comfortably
spaced residential environment (six dwelling units per acre) for detached and attached single-
family homes (and accessory dwellings) on moderate sized lots that provide some private
outdoor space for each resident. Residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Moderate Density on
the City’s Official Land-Use Map include: Residential Moderate Density (RMD) and Public/Semi-
Public (P/SP).
Residential High Density (RHD): The Residential High Density designation consists primarily
of an urban residential fabric. It is generally characterized as a very active pedestrian
environment with attached multi-family residences on shared lots situated along moderate to
high-volume thoroughfares. Building setbacks are shallow with residential buildings generally
situated toward the front of the lot they occupy with residential buildings typically not exceeding
three stories in height. Residential developments in this designation are subject to design
review. Lots are served by City water and sewer.
The purpose of the Residential High Density designation is to provide a close-knit residential
environment (minimum ten dwelling units per acre) that can consist of detached, single-family
residences to multi-family complexes that generally have shared common outdoor space.
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Residences are typically within walking distance of commercial services and employment
opportunities as well as urban amenities such as parks, trails, and transit service.
Zoning classifications that may be applied to areas designated Residential High Density on the
City’s Official Land-Use Map include: Residential High Density (RHD) and Public/Semi-Public
(P/SP). The Mixed Use may also be applied where a master plan is approved.
Old-Town Residential (OTR): The Old-Town Residential designation consists primarily of an
urban residential fabric (exclusive of multi-family dwellings). It is generally characterized as old-
town Arlington’s historic residential neighborhood consisting of detached single-family homes
from the early 20th century forward. It is an active pedestrian environment with lots situated
along low-volume thoroughfares and are provided secondary access from alleys (from which
most residential garages are accessed from). Building setbacks are moderate with residential
buildings generally situated toward the front of the lot they occupy with buildings not exceeding
two stories in height. Lots are served by City water and sewer. Residential developments in this
designation are subject to design review.
The purpose of the Old-Town Residential designation is to preserve the historic look, feel, and
function of Arlington’s old-town residential neighborhood which generally consists of detached
single-family residences (and accessory dwelling units) on narrow 1/10th acre lots (ten dwelling
units per acre maximum). Some residences are situated on two or more of these lots.
Residences are within walking distance of Arlington’s Old-Town Business District which consists
of commercial services and employment opportunities. Residences within this designation are
also within walking distance of other urban amenities such as parks, trails, schools, and transit
service.
Zoning classifications that may be applied to areas designated Old-Town Residential on the
City’s Official Land Use Map include: Old-Town Residential (OTR) and Public/Semi-Public
(P/SP).
5.3 COMMERCIAL DESIGNATIONS
Neighborhood Commercial (NC): The Neighborhood Commercial designation consists
primarily of a compact commercial urban fabric with small-scaled commercial retail and
professional services. It is generally characterized as an active pedestrian environment with
commercial buildings situated at the intersection of moderate to high-volume thoroughfares.
Lots are served by City water and sewer. Developments in this designation are subject to
design review.
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The purpose of the Neighborhood Commercial designation is to provide commercial amenities
and professional services within geographic areas that are generally zoned for residential or
industrial uses in order help ensure the daily convenience needs of the nearby residences and
employees can be met. Mixed uses with a residential or lodging component may be acceptable.
General Commercial (GC): The General Commercial designation consists primarily of a sub-
urban commercial fabric with moderate-sized commercial, office, and professional service uses.
The purpose of the General Commercial designation is to provide a setting for commercial,
office, and professional service uses of a moderate sized format that rely on motor-vehicle
traffic. This designation is intended to be situated along arterials and to serve as a transition
area between Highway Commercial designations and residential designations. It is generally
characterized as an active automobile and pedestrian environment with commercial buildings
situated toward high-volume thoroughfares with parking located to the sides of buildings. Lots
are served by City water and sewer.
Developments in this designation are subject to design review. Zoning classifications that may
be applied to areas designated General Commercial on the City’s Official Land Use Map
include: General Commercial (GC) and Public/Semi-Public (P/SP). The Mixed Use concept will
be encouraged in these areas, again subject to master plan and design review.
Highway Commercial (HC): The Highway Commercial designation consists primarily of a
suburban commercial fabric with large format commercial uses. Lots are served by City water
and sewer. Developments in this designation are subject to design review.
The purpose of this Highway Commercial designation is to provide a setting for large-scale
commercial uses that typically locate on major thoroughfares and attract a regional customer
base.
Zoning classifications that may be applied to areas designated Highway Commercial on the
City’s Official Land Use Map include: Highway Commercial (HC) and Public/Semi-Public (P/SP).
The above designations reflect the current, auto-dependent, sub-urban style of development
that exists within the commercially zoned areas of the City. In order to create neighborhoods
that replicate the feeling, functionality and efficiencies of neo-traditional development the City
will utilize a Mixed Use overlay upon commercially zoned areas throughout the city. Mixed Use
Development focuses on the integration of commercial, retail and residential uses in close
proximity to one another, while promoting the safety and mobility of both pedestrian and biker
and less emphasis on auto dependency, thus creating a livable environment where residents
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have the ability to safely use alternate modes of transportation to commute to employment
centers, complete their shopping and for their recreation.
Old-Town Business District (OTBD): The Old-Town Business District designation consists
primarily of an urban commercial fabric with small to medium format commercial uses. It is
generally characterized as an active pedestrian environment with traditional “Main Street”
character where low-rise buildings are placed adjacent to each other and enfront a right-of-way
which consists of wide sidewalks and on-street parking. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Old-Town Business District is to preserve the look, feel, and function of
Arlington’s traditional commercial center. This designation provides a setting for small-scale
commercial uses that rely on both pedestrian and motor-vehicle traffic and mixed uses with a
residential component. The Old-Town Business District also serves as the center for the City’s
civic activity.
The Old-Town Business District designation has been divided up into three sub-districts
because each sub-district has its own distinguishable development pattern. Old-Town Business
District 1 consists of Arlington’s historic “Main Street” (Olympic Avenue) where commercial
buildings are located side by side to form a fairly continuous street wall. Old-Town Business
District 2 consists of West Avenue and part of Division Street where commercial uses are
separated and some on-site parking is provided. Old-Town Business District 3 consists of Burke
Avenue and covers much of what was historically Haller City before it merged into Arlington.
This subdistrict consists of a mix of commercial and residential uses on blocks that are oriented
east to west as opposed to north to south like in subdistricts 1 and 2.
Zoning classifications that may be applied to areas designated Old-Town Business District on
the City’s Official Land Use Map include: Old-Town Business District 1, 2, and 3 (OTBD-1, -2, or
-3); and Public/Semi-Public (P/SP).
5.4 INDUSTRIAL/AIRPORT DESIGNATIONS
General Industrial (GI): The General Industrial designation consists primarily of an urban
industrial fabric with small to large format industrial operations. It is generally characterized as
an active employment center where low rise buildings are situated toward the interior of lots and
building setbacks are variable. Parking is accommodated on-site. Lots are served by City water
and sewer. Development projects in this designation are subject to design review.
The purpose of the General Industrial designation is to provide a setting for industrial-type uses
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that may utilize indoor and outdoor space; emit dust/smell, noise, or glare; or depends on major
thoroughfares and rail lines for shipment as part of their normal operations. Industrial operations
include manufacturing, processing, creating, repairing, renovating, painting, cleaning and
assembling of goods, merchandise, or equipment.
Zoning classifications that may be applied to areas designated General Industrial on the City’s
Official Land Use Map include: General Industrial (GI) and Public/Semi-Public (P/SP).
Light Industrial (LI): The Light Industrial designation consists primarily of an urban light-
industrial fabric with small to large format industrial operations that occur within completely
enclosed low rise buildings. It is generally characterized as an active employment center with
attractive buildings, formal landscaping, clean appearance, and adequate screening from non-
industrial uses. Buildings are generally situated toward the street and have a clearly
distinguished entrance. Parking is accommodated on-site. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Light Industrial designation is to provide a setting for less intense industrial-
type uses that utilize indoor space for manufacturing, processing, creating, repairing, renovating
painting, cleaning and assembling of goods, merchandise, or equipment in a way that is not
likely to create external noise, smell, dust or glare as part of its normal operation. It is intended
to have a cleaner, more orderly environment than what would be found in a General Industrial
designation. For this purpose, the Light Industrial designation also serves as a buffer between
General Industrial and non-industrial land use designations.
Zoning classifications that may be applied to areas designated Light Industrial on the City’s
Official Land Use Map include: Light Industrial (LI) and Public/Semi-Public (P/SP). The LI and
GI zones could be the principal implementing zones for a future Manufacturing Industrial Center,
subject to an overall master plan.
Business Park (BP): The Business Park designation consists primarily of an urban fabric with
medium to large format operations that occur entirely within enclosed low to medium rise
buildings. It is generally characterized as a master planned upscale employment center with
attractive buildings, landscaping, and streets built to urban standards all working together to
create a “park-like” environment that accommodates informal outdoor recreation and enjoyment
between buildings. Lots are served by City water and sewer. Development projects in this
designation are subject to design review.
The purpose of the Business Park designation is to provide an upscale and enjoyable setting for
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company offices, warehouse, and light-industrial uses. The Business Park designation also
serves as a buffer between residential and non-residential uses.
Zoning classifications that may be applied to areas designated Business Park on the City’s
Official Land Use Map include: Business Park (BP) and Public/Semi-Public (P/SP).
Aviation Flightline (AF): This use designation is intended to cover the portions of the airport
devoted to aviation-related uses. It allows only aviation-related uses proximate to airport
runways and taxiways. Aviation-related uses include any uses related to supporting aviation that
require direct taxiway access as a necessary part of their business operations, such as aviation
services, manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily catering to
pilots, employees, or passengers), or other uses that are clearly related to aviation. Compatible
zones include Aviation Flightline, Airport Protection District, and Public/Semi-Public.
5.5 CIVIC DESIGNATIONS
Public/Semi-Public (P/SP): The Public/Semi-Public (P/SP) designation consists of both
publicly owned open spaces (e.g. parks) and civic buildings (e.g. schools). It is generally
characterized as formally landscaped and usable open space. The purpose of this designation
is to provide a setting for public interaction, civic engagement, recreation (both active and
passive) and utility service providers. Quality Public/Semi-Public spaces provide the City with a
strong sense of identity and can function as economic assets. The Public/Semi-Public (P/SP)
zone implements the like-named Plan designation. Public facilities may also be allowed as
Conditional Uses.
5.6 LAND USE OVERLAYS
Airport Protection District: The Airport Protection District (APD) overlay consists of four
subdistricts (A, B, C, and D) and five safety zones (1, 2, 3, 4, and 5) that are laid over the
existing land use designations and zoning classifications on the City’s Official Land Use Map
and Zoning Map (Figure 2.3). The APD overlay boundaries were determined by aircraft accident
data from the National Transportation Safety Board, the Federal Aviation Regulation Part 77
Imaginary Surfaces and FAA AC 150/5200-33A, and Hazardous Wildlife Attractants on or near
airports.
The purpose of the Airport Protection District overlay is to protect the viability of the Arlington
Municipal Airport as a significant resource to the community by encouraging compatible land
uses and densities, reducing hazards to lives and properties, and ensuring a safe and secure
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flying environment. The Airport Protection District Overlay modifies the density and land use
requirements of the underlying zoning districts to the extent that it protects the public health,
safety, and welfare of property owners residing within the overlay and airport users.
Contract Rezone: The Contract Rezone (CR) overlay consists of residential developments that
deviate from some of the underlying zoning regulations based on a mutually accepted
agreement between a developer and the City. These typically include master planned
communities where some of the densities and uses would not otherwise be permitted.
The purpose of the Contract Rezone overlay is to identify lands within the City that are subject
to modified development regulations based on an agreed upon contract between the City and a
developer. The Contract Rezone provides for flexibility in the City’s zoning regulations generally
in exchange for some benefit provided to the City. The City currently has two residential
developments under a contract rezone: Gleneagle and Pioneer Meadows.
Master Planned Neighborhood: The Master Planned Neighborhood (MPN) overlay consists of
large areas of unimproved (or underutilized) land (25+ acres) that exist within the City for which
the planning and financing of infrastructure improvements is necessary. A master plan must be
established for the entire land area within a Master Plan Neighborhood overlay before any
development can occur.
The purpose of the Master Plan Neighborhood overlay is to ensure that development occurs in
an orderly and financially responsible manner, and that adequate infrastructure is put in place to
serve new development within the overlay. The City currently has two areas with a Master Plan
Neighborhood overlay: the Brekhus/Beach Subarea and the future Lindsay Annexation area
within the Hilltop Subarea. The City plans to assist property owners within these two areas by
creating a “high-level” master plan so that development can begin to occur in these areas.
Mixed Use Overlay: A new MU overlay zone will be adopted by the City allowing a blend of
residential high density and commercial uses subject to a regulating plan, administrative site
plan review and design review. The purpose of this zoning is to foster development of
pedestrian oriented, mixed uses where residences are located in close proximity to small retail
and office uses. By utilizing mixed use development Arlington is striving to achieve one or more
of these objectives:
(a) Enhance the pedestrian environment.
(b) Encourage additional street level activity.
(c) Reduce automobile trips.
(d) Create a “sense of place.”
(e) Provide for the efficient use of land and services.
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(f) Allow opportunities for economic vitality and diverse housing opportunities.
(g) Provide a transition between adjacent neighborhoods and commercial areas.
As Mixed Use is applied, Form-Based Code (FBC) will be the guiding principle to ensure that all
development will have a predictable outcome, provide for exceptional urban design and create a
desirable public realm.
Gateway Overlay Zone: The Gateway Overlay Zone is intended to apply to properties at and
near major entrances to the City. This generally includes all lots that are adjacent to or abutting
arterial or greater rights-of-way (both existing and proposed) that are also within close proximity
to city limits. The purpose of the Gateway Overlay Zone is to ensure that a) gateways into the
City are inviting and aesthetically pleasing, b) development of properties adjacent to or abutting
gateways are well designed in terms of building architecture, site layout, screening, and
landscaping; and c) appropriate land uses are permitted and located within designated
gateways.
5.7 MAJOR LAND USE CONSIDERATIONS
The biggest consideration that arises at every periodic update of this Plan is: How do we want to
grow? Under the GMA, we are obligated to plan for and accommodate 20-years’ worth of
projected growth. As a regional partner, Arlington has accepted the 2035 population, housing
and employment targets adopted by the County and the Puget Sound Regional Council;
however, the community, through its local plan, has control over where development occurs and
what it will look like.
With a 2035 population growth of over 6,500 residents and thousands of new jobs, if existing
boundaries are retained, Arlington would have to increase densities to meet its target. If
densities are to be kept at current levels, then we will have to expand our boundaries. The City
chooses instead to retain the existing boundaries, including the Brekhus/Beach area, and
accommodate higher densities through the Mixed Use, Master Planned Neighborhood, cottage
housing and other zoning tools. The City's 2015 Plan emphasizes a more focused and
interactive relationship between us and Marysville, especially in the joint Arlington/Marysville
Manufacturing Industrial Center (AMMIC). These are all features added to the 2015 Plan to
ensure that future jobs and residents are accommodated, while preserving the character of our
existing community.
In 2035, the City envisions most growth to occur in nine areas:
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5-12 JULY 2017
Population:
1. SR9/172nd St, in the future Lindsey Annexation area.
2. Other areas depicted on Figure 4-1 (Residential Capacity)
Employment
3. Airport Business Park.
4. The Arlington/Marysville Manufacturing Industrial Center.(AMMIC)
5. Other areas depicted on Figure 4-2 (Employment Capacity)
Commercial
6. Island Crossing and Stillaguamish property.
7. National Foods property.
8. 172nd St. Corridor and the Smokey Point Boulevard Commercial Corridor.
9. Kent Prairie; 204th St./SR 9
The Capital Facilities Element in Chapter 9 emphasizes these areas as those where the
greatest infrastructure impacts will be (water use, sewer discharge transportation, etc.).
Issues related to where and how we grow our land uses include, among others:
The infrastructure needed to accommodate growth including cost and financing.
The location of new roads and utility improvements.
Urban design—what the new growth will look like.
Preserving neighborhood character while accommodating growth.
Ensuring an economically viable industrial center.
5.8 EXISTING CONDITIONS
Table 5-1 shows the land use designations on the official land use map. The “Net Zoned”
figures exclude road rights of way, public lands and other undevelopable areas. The last column
shows the total land area in each planning subarea.
5.9 LAND CAPACITY ANALYSIS (BUILDABLE LANDS)
To analyze whether Arlington with its current city limits and UGA has sufficient developable land
to accommodate its projected population (26,002) and employment (20,884) targets, a Building
Lands Analysis (BLA) was completed in the summer of 2014 and finalized in 2016. The
objectives of the study were to identify, locate and characterize developed, developable and
undevelopable land area and parcels within the current city limits, the UGA, and each of the
City’s neighborhood planning areas. Lands were categorized by use categories and distributed
within the respective zoning designations.
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5-13 JULY 2017
The City and County concluded that the City would meet its 2035 Population Target.
Table 5.4 shows dwelling unit and population estimates based on its buildable land supply and
ability to provide services to the areas involved.
Table 5-5 shows the developable vacant acreage within each zone and each subarea. It does
not show land that is underdeveloped and that would be available for higher density
redevelopment (“infill”). The figure totals about 9% of the “net zoned” area in the City.
Table 5-1: Land Use Designation Size by Subarea, Existing Land Use Map
Subarea AF BP GC GI HC LI MS NC
OTB
D-3
OTBD-
2
OTBD-
1
OTR
D
P/S
P RHD
RLM
D
RM
D SR
Net
Zoned*
Total
Area
Arlington
Bluff 35 20 31 226 66 378 540
Brekhus/
Beach 145 145 337
Hilltop 61 4 4 92 47 806 1,014 1,305
Kent
Prairie 51 4 12 80 18 44 209 353
MIC 736 154 8 567 148 28 1,641 2,133
Old-Town 12 1 93 213 67 103 489 609
OTBD-3 27 6 33 115
OTBD-2 5 16 2 23 45
OTBD-1 25 1 26 37
South
Fork 2 2 71
West
Arlington 12 64 486 4 2 25 281 874 1,054
Total 736 166 224 571 486 148 16 28 25 16 31 93 384 219 1,052 494 145 4,834 6,599
* Public R/W, public lands, undevelopable land not included
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5-14 JULY 2017
5.10 DENSITY
Density standards are a combination of what the City’s development regulations allow2 and what
has actually occurred on the ground, that is, how many dwellings actually were built given the
site limitations, market conditions, etc. Using the information in Table 5- 2 to determine the land
needed through 2035 requires this “real world” analysis, regardless of actual regulations in the
City Code.
The County’s Buildable Lands report analyzed density on a gross density and net density basis.
Gross residential density is the number of housing units divided by total area. Net density
calculates the number of houses on land used for residential building lots only, excluding lands
used for roads, wetlands, Native Growth Protection Areas, recreational areas and detention
ponds, etc.
Gross residential density in the City’s residential zones (RHD, RLMD, RMD and SR) was 3.83
units per acre in 2014:
Table 5-2: Residential Density by Land Use Designation
SR 0.14 RMD 4.29 OTR 6.0
RLMD 3.66 RHD 8.73
5.12 HOUSEHOLD SIZE
The average household size in Arlington is 2.623, a decline from 2.72 in 2005. Owner-occupied
units had 2.76 persons, down from 2.82 persons. Renter-occupied declined from 2.54 to 2.36.
The 2005 estimate for 2025 average household size was 2.54 which has proven to be very
accurate. The County’s estimated household size for 2035 in Arlington is forecasted to be 2.7,
which will be used for this Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter
units.
5.13 FUTURE NEEDS
Population Capacity: Population within the established UGA is projected to grow from 18,380 in
2014 to 24,937 in 2035. Using the density and household size assumptions, the future housing
need was calculated as shown on Table 5.4.
2 See Chapter 20.48, Arlington Municipal Code
3 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
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Table 5.4: Housing Unit Needs
2014 2035
Residential
Zoned Area
(acres)
Dwelling
Units Population Additional
Population
Estimated
Additional
Dwelling Units*
City and UGA
City 2,250 7,086 18,360
UGA 244 174 350
2,494 7,260 18,710
2035 Estimate 24,937 6,227 2,421
Assumptions: Single Family Multi-Family
Housing Distribution: 82.1% 17.9%
Avg. Household Size: 2.8 2.4
Vacancy Rate: 4.7% 4.7%
Table 5-3: Permissible Residential Densities
Code
d/u per acre
Assumed1
SR,
with utilities
without utilities
4.5
2.0
4.5
2.0
RMD 6.0 6.0
RLMD 6.0 5.0
RHD 16.0 12.0
OTR 6.0 6.0
1For planning purposes, the “assumed” density figure was
used as a reflection of the actual development history and
future policies emphasizing the maximizing of
development.
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5-16 JULY 2017
To determine the amount of capacity for growth left in the existing UGA, the City has used the
2012 SCT Buildable Lands Report4 and surveyed 2014 land uses using Assessor records
(March 2014) and field observations. The projected need of 2,421 dwelling units was compared
with the vacant, developable land and the household size and density standards for each zone.
Table 5.5 provides updated information based on the 2014 analysis and the 2016 reconciliation
effort by the County and Arlington.
Further, the County EIS growth capacity in the Brekhus/Beach area (963 units5) was initially
used for this Plan. The subsequent reconciliation process yielded an agreement of 606 units
based on a developed density of 5.5 dwellings per acre. The City accepts this estimate although
over the short term a significantly reduced density (20,000 square feet/lot) will occur. When a
master plan developer proposes a higher density development, it will be based on a detailed
infrastructure plan, including financing. Thus for the long term, the capacity figure of 606 units is
feasible.
4 Snohomish County Tomorrow, ‘2012 Growth Monitoring/Buildable Lands Report,’ June, 2013. For information on
the method and assumptions used, please refer to that report or its companion, the SCT Buildable Lands Procedures
Report. http://www1.co.snohomish.wa.us/Departments/PDS.
5 Draft EIS, Page 3-96
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As shown on Table 5.5,
the net need for new
capacity will be 762
units under this Plan.
Reasonable measures
(HMU, cottage housing,
Accessory Dwellings,
etc.) and other tools will
be used. A
Brekhus/Beach master
planned development
will be encouraged to
provide greater than 5.5
du/acre, further ensuring
that the City will meet its
objective. With these
infill and redevelopment
assumptions, the 2035
population estimate of 24,937 can be accommodated.
Housing Implications: In May, 2013 each jurisdiction was asked to re-cap the strategies within
the housing element of its 2005 comprehensive plan. Arlington reported that the overall
emphasis in City of Arlington’s housing element is to:
Preserve the “old-town” area.
Encourage more "high end" housing.
Encourage high density housing in areas currently moving in that direction.
Locate housing development in areas within existing sewer service areas.
Allow for mixed use projects in commercial centers.
Permit infill development that is compatible with existing neighborhoods.
Reduce on-site parking requirements for residential developments.
Encourage the development of a variety of housing types in order to accommodate niches in
the market that aren’t currently being served.
As shown on Table 5.4, the City will maintain a goal of providing a housing mix of 82% (1,985)
single-family and 18% (436) multi-family dwellings to meet the overall objective of 2,421 new
added housing units by 2035. It will work to attract affordable housing as the market seems to
be demanding (See Chapter 6).
Table 5.5 Available Land Capacity
Zoning
Vacant
Developable Density Units Population
2035 Need 2,421* 6227
Capacity
OTBD-3 0.98 12.0 12 32
OTBD-2 12.0
OTBD-1 0.86 12.0 10 27
OTRD 0.88 6.0 6 16
RHD 9.31 12.0 112 302
RLMD 67.34 5.0 337 909
RMD 3.26 6.0 20 54
SR 116.81 4.5 526 1420
Brekhus/Beach 110.20 5.5 606 1636
Other 6.61 4.5 30 81
Total Available 1659 4477
Infill or Redevelopment Capacity Need 762 2057
*Including vacancy rate
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5-18 JULY 2017
Employment Land Capacity: In its 2005 Plan, Arlington’s employment target for the year 2025
ranged from 12,920 to 14,730 jobs. All three growth alternatives being studied by the County for
the 2015 Plan call for a significant increase in Arlington employment to 20,884 in 2035. This is a
reflection of the expected activity around the Arlington Airport and the market importance of
Arlington in the North County area, where it provides job locations for citizens from Skagit,
Darrington, Marysville, Stanwood, and beyond.
In the County as a whole, there will be a forecasted surplus in employment land capacity in
2035. In Arlington, land capacity will be a function of available land, employment density and the
City's role in the North County market place. There are about 375 acres of available and
developable land in the seven commercial/industrial zoning categories. A 2007 Employment
Density Study being used for the Countywide Plan update adopts a density standard of 500
square feet per employee for industrial uses. However, the study noted that an analysis of
Arlington employment densities for industrial uses was a significantly higher 2,625 square feet
per employee. Applying that number to available lands in the AF, BP, GI and LI zoned lands
produces and industrial land capacity of about 5,750 employees. The Density Study also
recommended a figure of 400 square feet per employee for retail and office uses. Applied to the
GC, HC and NC zones produces a capacity figure of about 2,900.
The total land capacity of 8,650 for all commercial/industrial categories falls short of the
projected 12,224 new jobs in 2035. And doubtless, the high density of 2,625 square feet per
employee will lower as new industries come to town. However, two factors suggest that
additional industrials lands should be identified.
One factor is the location of Arlington in the North Puget Sound Manufacturing Corridor, a
recognized area of emphasis by community and economic development leaders, where
aerospace and technology-related companies are being sought. The City is seeking formal
designation of a Manufacturing Industrial Area (MIC) including portions of Arlington and
Marysville, from the airport to about 136th Street NE. The total area comprises about 2900 acres
in Arlington with a future employment capacity of 77,000 industrial jobs (1600 square feet per
employee), most aerospace related. The MIC area is a part of the North Puget Sound
Manufacturing Corridor as designated by the Economic Alliance of Snohomish County. As the
two cities seek formal MIC designation by PSRC, they will jointly pursue master planning of the
area, including infrastructure.
The second factor is the North Stillaguamish Economic Development Plan, adopted in 2015.
The Plan comes in response to the Oso disaster and is tasked with defining a strategy for
City of Arlington Comprehensive Plan Land Use Element
5-19 JULY 2017
economic growth along SR-530 from Arlington to Darrington. With Arlington being a destination
for Stilly Valley jobs and a waypoint for supplying the corridor, sufficient lands must be readied
for the likely growth to come.
Jobs/Housing Ratio: In 2005, Arlington had a job/housing ratio of 2.22. With the forecasted
population, housing and employment estimates described above, the ratio in 2035 would be
closer to 2.1 jobs for every household. This figure does not suggest that every household has
two employees living there. It is more a measure of how many households requiring public
services are matched by jobs in the community bringing tax revenue to the City. Any ratio above
2 is considered a good balance.
5.14 SUBAREA PLANS
The Land Use Element will be implemented in large part through the development strategies
pursued in each of the City's subareas. Following are brief descriptions of these subareas, the
2015 zoning and summaries of key issues and future strategies for 2015.
Old-Town Residential Subarea
The Old-Town Residential Subarea is the heart of Old-Town Arlington’s residential area. It is
largely developed, as much of the land was platted in the late 19th and early 20th Centuries in a
traditional grid pattern with alleys (consisting of MC Mahons, Giffords, Palmer, Clums, and
Cobbs Additions to Arlington). Typical lot size is 4,356 square feet (1/10th of an acre). Infill
development of single-family homes continues as older homes are demolished and vacant lots
are built on.
The City will continue to encourage infill and redevelopment of residential lots in this subarea;
however, comprehensive design standards need to be established in order to preserve the
historic character of this neighborhood.
As infrastructure continues to age, the City will also need to continue investing in the area’s
public realm by improving streets, sidewalks, and City-owned utility lines.
Old-Town Business District Subarea
The Old-Town Business District is Arlington’s historic central business district and consists of
the original Town of Arlington and Haller City Plats. Arlington and Haller City were once different
towns but merged in 1903 when Arlington incorporated. Olympic Avenue (Arlington’s “Main
Street”) was remodeled in 2007. Centennial Trail runs though Old-Town, connecting Arlington
the Skagit County line to the north and the city of Snohomish to the south.
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While the area is largely built-out, redevelopment and revitalization efforts continue to occur
over time as investments are made in both the public and private realms. The City will continue
to support redevelopment and revitalization efforts while enforcing design standards and
guidelines in order to preserve the area’s historic character.
The City is developing a Riverfront Master Plan to take advantage of the area’s position along
the Stillaguamish River. This plan will provide for more economic development and public use of
the riverfront.
Arlington Bluff Subarea
The Arlington Bluff Subarea includes the upland area just south of the Stillaguamish River
Valley and north of the Municipal Airport. It was once home to large homesteads that have since
been subdivided into a number of residential plats of varying sizes.
The Arlington Bluff Subarea is slated to remain a predominately single-family residential area
with some neighborhood commercial uses along 67th Avenue NE and Highway 530. While the
area is largely developed, there is still opportunity for some infill residential and commercial
development.
The City plans to continue to work to ensure that environmentally critical areas (such as steep
slopes and streams that are prevalent in the area) are protected.
The only proposed change to the land use in this subarea as part of the 2015 periodic update
was a rezone request of a one-acre parcel at the bottom of the bluff along 211th Place NE from
residential to commercial. The request was approved.
As for road improvements, the City is proposing to improve 211th Street NE and re-align the
road to connect directly to 59th Avenue NE (a westbound spur will still connect to the highway at
its current location). A trail will also be added to the streetscape, connecting Centennial Trail to
the Valley and at some future date to Island Crossing (see Figure 2-7).
Kent Prairie Subarea
The Kent Prairie Subarea is situated at the intersection of Highway 9 and 204th Street NE. It is a
well-integrated neighborhood of various use types, including commercial, public, single-family
residential, and multi-family residential, which are built around the environmentally critical areas
(streams and wetlands) found there.
The area presents some infrastructure challenges--mainly the discontinuous street system.
There are numerous dead-end streets that will likely never be connected.
City of Arlington Comprehensive Plan Land Use Element
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The only change to the land use in this subarea as part of the 2015 periodic update was a
rezone request of approximately 2 acres along 77th Avenue NE (south of 204th Street NE) from
commercial to residential.
Manufacturing/Industrial Center Subarea
The Manufacturing/Industrial Center (MIC) Subarea includes the Arlington Municipal Airport and
surrounding lands that are zoned Industrial and Business Park. It extends from approximately
136th Street NE in Marysville north to Cemetery Road in Arlington and roughly from 51st Avenue
NE to the west and 67th Avenue NE to the east. As the greater Seattle metropolitan region
continues to grow, with the need for living-wage jobs, the Cities of Arlington and Marysville have
identified an opportunity to work together in the formation of a joint Manufacturing/Industrial
Center. The area lies within the North Puget Sound Manufacturing Corridor, a targeted area for
economic development and infrastructure development. Currently, there is only one designated
MIC in Snohomish County (Paine Field). Obtaining MIC designation from the Puget Sound
Regional Council would provide an opportunity for both cities to obtain necessary funding to
invest in new and existing infrastructure that would strengthen industrial activity and lead to
continued job creation.
The City envisions this joint Arlington/Marysville Manufacturing/Industrial Center (AMMIC) as
the region’s main industrial employment center on the north end. As part of the City’s strategy to
make this happen, the City is committed to continuing to ensure the area develops as a strong
manufacturing and industrial base by strictly limiting non-supportive land uses such as retail,
housing, and non-related offices and encouraging manufacturing, industrial, and advanced
technology uses. Within two years of receiving MIC designation, the City will develop a subarea
plan for the City’s portion of the AMMIC that will further the goals and objectives of the PSRC
and Multi-County Planning Policies with regards to MICs.
Joint MIC designation between the City of Arlington and the City of Marysville makes logical
sense because the industrial centers of both cities are only separated by jurisdictional
boundaries. In 2011 the Planning Commissions of both Arlington and Marysville signed a joint
resolution urging their respective city council’s to seek MIC designation from the PSRC for the
purpose of advancing the economic goals of each jurisdiction.
Subsequently, on December 11, 2011, the City of Arlington, City of Marysville, and Tulalip
Tribes adopted Joint Resolution 2011-001 supporting regional coordination of a
Manufacturing/Industrial Center to support manufacturing expansion in the north Snohomish
County area.
City of Arlington Comprehensive Plan Land Use Element
5-22 JULY 2017
The proposed AMMIC (see Figure 2-4) is a prime candidate for MIC designation and continued
investment because of its site and situation. Located entirely within Arlington’s and Marysville’s
urban growth areas, the proposed AMMIC encompasses 4,091 acres (6.4 square miles)
inclusive of many existing industrial businesses and room for additional capacity. Of that total
area, approximately 1,200 acres is undeveloped or under developed. Arlington’s portion of the
proposed AMMIC includes 2,291 acres that are primarily zoned industrial, business-park, and
aviation (as the site includes the Arlington Municipal Airport). A small portion is zoned
commercial along 172nd Street NE.
The proposed AMMIC is situated in northern Snohomish County, centrally located between two
major centers of commerce—Seattle, WA and Vancouver, BC. It is framed between I-5 on the
west and Highway 9 on the east and is served by the Santa Fe/Burlington Northern railroad.
The area is accessible from I-5 via 116th Street NE, 172nd Street NE, and Highway 530. The City
of Marysville is proposing an interchange at 156th Street NE that would provide additional
access to the area. Regional arterials that serve the proposed area include Smokey Point
Boulevard, 172nd Street NE 51st Avenue NE, 59th Avenue NE. and 67th Avenue NE.
Current employment within the proposed AMMIC is estimated to be 5,586, with 70% of those
jobs being industrial/manufacturing related, 20% retail, and 10% services and government. The
proposed AMMIC has an estimated employment capacity of 77,000 jobs.
The current ratio between jobs and manufacturing facility space in Arlington is one (1) job for
every 300 square feet. This is slightly higher than the national average mainly due to the large
consideration of highly technical manufacturing technology. The national average is 500 square
feet per employee. Assuming a blended median range of 400 square feet of manufacturing
space per employee and considering the available underdeveloped area with in the proposed
MIC, the total employment will reach 77,000 at full build out.
The cities of Arlington and Marysville are currently working to seek PSRC designation of a joint
Arlington-Marysville Manufacturing/Industrial Center Upon designation, the City would need to
put together a joint subarea plan for the MIC with the City of Marysville. The subarea plan would
address urban design elements such as land use, transportation, and architectural design
among other things.
Road improvements would be needed to existing arterial and collector roads such 172nd Street
NE and 59th Avenue NE. New roads are also planned to serve the area and improve
connectivity. They include: Arlington Valley Road, 63rd Avenue NE, 47th Avenue NE, and 168th
Street NE.
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The area is largely served by City water and sewer; however, mainline extensions would be
needed near the south end of the subarea as development occurs.
By 2035, the City envisions this area to be developed into an active employment center with a
high number of family-wage manufacturing and industrial jobs.
Hilltop Neighborhood Subarea
The Hilltop Subarea is located on the hill between 67th Avenue NE and Highway 9. This subarea
is slated to be a predominately single-family residential neighborhood with some commercial
activity around the intersection of Highway 9 and Highway 531 (172nd Street NE).
There is a large area of unincorporated land within this subarea that is located just south of
Highway 531 and west of Highway 9. The area currently has a Master Plan Neighborhood
Overlay, which requires a master plan for the area be established before the properties can
annex into the City. The City plans to assist property owners by developing a “high-level” master
plan so that annexation and development can occur. This “high-level” master plan will outline
the location of collector roads and placement of utilities.
A round-about was recently installed at the intersection of Highway 9 and Highway 531.
Highway 531 will eventually be widened to five lanes inclusive of a trail along the north side of
Highway 531. That trail will turn northward along the power-line easement at the 79th Avenue
right-of-way, then connect at the intersection of Highway 9 and Eaglefield Drive.
Water and sewer infrastructure improvements have recently been made to better serve
undeveloped areas at the south-end of the subarea; however, it remains difficult to extend these
services to the Arlington Terrace plat at the north-end of the subarea.
Preferred locations for community parks should be identified now so that the capital planning
can be done to ensure the properties are obtained prior to their development. Future parks are
anticipated as areas annex and urban clusters are developed. These parks ought to be centrally
located to the future major neighborhoods, easily accessible from the arterials and collectors.
There are several environmentally critical areas throughout the Hilltop Subarea—including
streams, wetlands, and steep slopes that will need to be protected and planned around. Prairie
and Portage both have their headwaters here.
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Southfork Subarea
This subarea lies entirely outside of city limits but is within the City’s Urban Growth Area. The
pre-zoning designation for this area is Residential Low/Moderate density and it is anticipated
this area will remain a single-family neighborhood.
The subarea has only one access point via 87th Avenue NE; however, the area could easily be
served by Maple Street by extending that road through existing right-of-way to connect to 87th
Avenue NE.
Homes within this subarea are served by on-site sewage disposal systems. Extending sewer
through the subarea may prove difficult because existing lots are only subdividable through the
short platting process, making it hard to recover sewer extension costs.
Removal of this area from the City’s UGA should be considered if annexation attempts fail.
Brekhus/Beach Subarea
In 2005, the Arlington Urban Growth Area (UGA) was expanded by about 337 acres to include
the Brekhus Beach area. This subarea is located on the east side of the City, directly east of the
Kent Prairie Subarea and directly south of the Southfork Subarea.
The 337-acre expansion area was annexed into the City of Arlington in 2006. The Brekhus
Beach vicinity lacks a developed arterial road network, and before the area can develop, the
infrastructure must be in place to support urban development. The area is zoned Suburban
Residential and has a Master Plan Neighborhood Overlay.
The Subarea is accessed primarily from Tveit Road and Burn Road. Additional roadway
infrastructure is needed within the subarea. The City of Arlington and Snohomish County Public
Works Department completed the Arterial Circulation Study for the Southwest Arlington Urban
Growth Area and Vicinity in November, 2009. The study confirmed that arterial connections and
circulation within the Brekhus-Beach vicinity are limited by the physical environment and
availability of right-of-way. The study offers the following potential transportation improvements
likely needed to provide effective arterial circulation:
186th Street Extension NE – Arlington city limit to Crown Ridge Boulevard
Crown Ridge Boulevard – 186th Street NE Extension to SR-9
Burn/McElroy Roads – 95th Avenue NE to 186th Avenue NE
186th Street NE – McElroy Road to Arlington city limit
McElroy Road – 172nd to 186th Streets NE
172nd Street NE Extension – 91st Avenue to McElroy Road
172nd Street NE – SR-9 to 91st Avenue NE
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The area is not currently served by City water and sewer; however, it is within the City’s water
and service area. Lack of infrastructure and topographical realities will likely make future
development within this area costly. In its 2015 Plan, the City has developed a high-level master
plan for the area (Figure 2-22), outlining where major thoroughfares will go, along with water
and sewer infrastructure, at such time as a higher density master plan is developed. This is in
line with City policy PL 15.50, which is based on Multi-County Planning Policy PS-9.
Land within this Subarea is largely undeveloped with existing homes situated on large lots. The
Subarea is traversed by steep terrain and wetlands. While awaiting a master plan proposal for
the area, the City will work with neighbors to implement a “Shadow Platting” process, which will
allow development at the current suburban residential density (20,000 sq. ft. lot size), but
require the logical design and placement of lots to enable future subdivision to smaller lots
served by infrastructure outlined in the high-level plan.
The TDR requirement was an actual disincentive to attracting investment in a master plan
development. It has been removed as a requirement for master plan approval, but remains as a
possible density bonus.
West Arlington Subareas
In 2011, the City drafted a “West Arlington Subarea Plan” as an extension of its 2005
comprehensive plan and TDR program. It was meant to integrate four subarea plans (West
Bluff, Island Crossing, Smokey Point and SR 531) and employ new concepts in urban
development (smart growth, sustainability, New Urbanism, etc.). WASA was to promote a blend
of housing and business looking forward, and to correct deficiencies of past growth. Key
objectives in the WASA area included:
Mixed land uses.
Implementing Form-based codes.6
Upgrading the arterial and neighborhood transportation infrastructure to urban standards.
Improving pedestrian infrastructure and safety.
Better connections to areas with continuous roads (i.e. no dead-ends), trails, bike lanes, etc.
Acquisition of easements or right-of-way for this purpose.
Development of Island Crossing while protecting its critical areas.
Acquisition of more public space (i.e. parks).
Creating a TDR receiving area.
6 Form based codes regulate land uses according to design and site planning ("form") setbacks, height limitations,
etc.
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The Plan was reviewed as part of the 2015 update and a decision was made to return to the
original four subareas, adhere to the objectives shown above but tailor them to the unique
aspects of each area. Other mechanisms, such as Mixed Use Development, utilizing a Form
Based Code approach are seen as more likely to attract market investment.
The recommended Road and Pedestrian Network Plan for the West Arlington Sub Area is
shown in Figure 2-7. The subarea plan recommended the following implementation
standards:
Incorporate the principles of New Urbanism (walkability, connectivity, mix of land uses,
sustainability, quality architecture and urban design);
Roundabouts are recommended along 172nd Street NE/SR-531, at 43rd and 51st
Avenues, at the east leg of the “Y” intersection of Smokey Point Boulevard and SR- 531,
as well as other key intersections throughout the subarea as shown on the map;
New thoroughfare options and standards should be developed that address movement
type, design speed, pedestrian crossing time, ROW crossing width, curb-face to curb-
face width, number of traffic lanes, presence of bicycle lanes, presence of on-street
parking, curb type, park strips, landscaping, walkway type, illumination, and curb radius;
Streetscapes should be designed to emphasize pedestrian comfort and safety;
Cul-de-sacs should be prohibited with new development;
A connectivity index standard should be set for all new subdivisions to ensure a grid
network and connectivity to undeveloped parcels;
New roadway improvements shall follow recommendations per the SR-531 Corridor
Recommendations document from WSDOT;
Intersection spacing should not exceed 495 feet on pedestrian-oriented thoroughfares;
Bicycle lanes should be provided on all new or improved streets with a design speed of
30 mph or greater (except where an adjacent paved trail exists or is planned);
Bicycle lanes should be installed on the already improved section of Smokey Point
Boulevard (16400-17400 blocks);
Appropriate sidewalk width should be prescribed to each thoroughfare type and
associated building types.
Island Crossing
As envisioned in the 2005 Plan, Island Crossing was added to the City’s Urban Growth Area
and was subsequently annexed in 2008. The land south of SR-530 was the primary impetus
because of plans for a major auto dealership. Although there were recognized development
hurdles (e.g. flood potential), these have been addressed and will be managed as part of future
City of Arlington Comprehensive Plan Land Use Element
5-27 JULY 2017
development projects in that area.
The Stillaguamish Tribe of Indians owns the triangle formed by SR-530 and Smokey Point
Boulevard. Its plans for future development are being discussed in terms of access
improvements, utility improvements and coordinated master planning.
West Bluff
The 2005 Plan envisioned this area for Highway Commercial use with protections for the
adjacent residential neighborhoods. It was seen as a "connecting route" between the Smokey
Point neighborhoods and Island Crossing. It was not a part of the City in 2005, but now is.
No changes are proposed to the City’s plan for the West Bluff subarea. The City's and WASA's
key objective is to enhance road and pedestrian connections within the area and into adjacent
subareas.
Smokey Point
Smokey Point Blvd. from approximately 175th St. to 200th St. is being proposed as a
“Commercial Corridor”. The City is currently working on preliminary design for the road
streetscape and is developing plans for both retail and high density housing along this corridor.
Smokey Point/SR-531
In the 2005 Plan, this subarea is seen as being one of the primary entrances to Arlington, an
important east-west arterial for the City’s and County’s road system, and a major generator of
sale tax revenue for the City, which would eventually build out into a major
commercial/industrial/aviation boulevard stretching from I-5 to 67th Avenue NE, and allowing
small to large-scale commercial and industrial uses. This has occurred in large part. There was
to be a more unified design theme, which did not occur to any significant extent.
In 2015, the most significant land use issue is the current effort to develop a manufacturing
industrial center (MIC) in cooperation with Marysville, WSDOT, business and others. The most
significant infrastructure need is the improvement of 172nd Street (SR-531). Both will help
prepare the City's industrial base for the expected employment increases discussed earlier in
this chapter. These improvements are key to maintaining the targeted employment totals and
the commercial/industrial land capacity.
Other utility improvements are needed including increasing and maintaining fire flows for new
business. The City supports and desires on-going discussions with Marysville to jointly plan and
execute mutually beneficial services and utilities.
Chapter 6: Housing Element
City of Arlington Comprehensive Plan Housing Element
6-1 JULY 2017
6.1 PURPOSE OF THIS CHAPTER
One of society's most basic needs is shelter. How we, as a society, preserve the housing stock
we have and how we plan to accommodate our future housing needs reflects upon the quality of
life we enjoy or want to enjoy. It is important to consider where we locate new residential areas,
for this decision will drive the determination as to where public infrastructure (roads, utilities,
parks, and schools) will be located.
As communities update their 2005 plans, they are instructed to consider several issues affecting
housing:
1. Inventory of existing housing and projected housing needs using latest population
projections.
2. Goals, policies for housing.
3. Location of sufficient land for housing.
4. Provisions for existing and projected housing needs of all economic segments of the
community.
This Chapter has been developed in accordance with these measures, with the Countywide
Planning Policies, and has been integrated with all other planning elements to ensure
consistency throughout the comprehensive plan. In January 2014, the County issued the 2013
Housing Characteristics and Needs Report, which implements Countywide Planning Policy HO-
5. The Policy called for a detailed analysis of current housing characteristics and a forecast of
future needs in each jurisdiction. The Housing Report (“HO-5 Report”) is a compilation and
analysis of information and is not a directive on what each community should do to address
future needs or estimates. It did, however, play a significant role in the development of the
City’s Housing Element. In November 2016, the County adopted Ordinance 16-077 which
updated the population, housing and employment targets for Snohomish County cities. The
Ordinance made the following finding reqarding Arlington:
“ Based on information provided by the City of Arlington subsequent to its request on
May 10, 2016, to withdraw its ARL3 proposal from the county's Final Docket XVII,
the GPP 10 proposal includes capacity revisions from the City of Arlington which
indicate that the city and its unincorporated UGA could accommodate the 2035
City of Arlington Comprehensive Plan Housing Element
6-2 JULY 2017
population and housing targets currently adopted in Appendix D of the county's GPP
within the current Arlington UGA boundaries through consideration of reasonable
measures to increase capacity within the city.”
-- Finding “0” -- Ordinance 16-077
The Housing Element is intended to provide City officials and the general public with the
information necessary to guide housing growth in the direction that best addresses the desires
of not only Arlington's existing and anticipated residents, but those with special housing needs
as well. The Housing Policies (See Chapter 3) will guide decision-making to achieve the
community's goals as articulated in the Vision Statement. The City's development regulations
(zoning, building codes, etc.) direct the private sector with regards to housing. The Housing
Element will set the conditions under which the private housing industry will operate, and
establishes both long-term and short-term policies to meet the community's housing needs and
achieve the community goals.
Several goals and policies at the State and County level give direction for this element including
the GMA:
(4) Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential
densities and housing types, and encourage preservation of existing housing
stock.1
The GMA describes what a housing element should include:
(2) A housing element ensuring the vitality and character of established residential
neighborhoods that: (a) Includes an inventory and analysis of existing and
projected housing needs that identifies the number of housing units necessary to
manage projected growth; (b) includes a statement of goals, policies, objectives,
and mandatory provisions for the preservation, improvement, and development
of housing, including single-family residences; (c) identifies sufficient land for
housing, including, but not limited to, government-assisted housing, housing for
low income families, manufactured housing, multifamily housing, and group
1 RCW 30.70A.020
City of Arlington Comprehensive Plan Housing Element
6-3 JULY 2017
homes and foster care facilities; and (d) makes adequate provisions for existing
and projected needs of all economic segments of the community.2
6.2 EXISTING CONDITIONS
A 2014 report3 by Snohomish County to the Planning Advisory Committee listed several trends
that will affect future housing needs:
Population growth at a slower rate than in the past.
A significant aging of the county’s population.
Greater participation by older citizens in the labor force .
More demand for housing in urban/central residential locations.
Household types in Snohomish County less dominated by married-couple families with
children.
Less demand for single family detached housing development than in the past.
More multi-family and rental demand.
More reliance on non-automobile modes of transport.
Arlington grew by about 6,000
residents between 2000 and 2010
and added only another 350 through
2013. About 220 housing units were
added 2010-2013. Owner-occupied
dwellings grew from 62% to 64%, a
slightly different trend than outlined in
the County report. Arlington in 2011
still had a lower percentage of home
ownership than its peer “Large Cities”
(68.9%) or the County (67.9%).
The median income was also lower.
There was a higher ratio of “cost
burdened households”.
2 RCW 30.70A.070
3 Snohomish County Demographic Trends & Initial Growth Targets, Briefing to County Planning Commission,
February 25, 2014
Figure 6-1 Median Income
Arlington $59,698
County $67,777
Larger Cities $72,443
Figure 6-2 Cost Burdened Households
Cost Burdened
Households Arlington Large
Cities County
Owner 51.3% 45.8% 45.7%
Renter 54.3% 49.0% 50.2%
City of Arlington Comprehensive Plan Housing Element
6-4 JULY 2017
“A household (rental or with mortgage) is ‘burdened’ when it spends 30 percent or
more of its gross income on housing costs…Severe housing cost burden occurs
when a household must pay more than 50 percent of income on rent and utilities.”
--Housing Report. Page 36
6.3 FUTURE NEEDS
Arlington’s housing situation appears to show growth occurring in proportion to population
growth with a likely upward pressure for more owner-occupied housing, but with a need for
more affordable housing in the owner and rental markets.
In May, 2013 each jurisdiction was asked by the County to report on how current its plan was
regarding housing strategies. Each was asked to re-cap the strategies within the housing
element of its 2005 comprehensive plan. Arlington reported as follows:
1. The overall emphasis in City of Arlington’s housing element is to:
A. Encourage the development of a range of housing types.
B. Provide fair and equal access to housing.
C. Ensure strong, stable neighborhoods through infrastructure investment and housing
preservation.
2. Possible mechanisms or strategies to achieve their housing element include:
A. Preserving the “old-town” area.
B. Encouraging high density housing in areas currently moving in that direction.
C. Utilizing regional and federal funding programs to encourage housing ownership.
D. Locating housing development in areas within existing sewer service areas.
3. Implementation. The focus of Arlington’s housing element is on diversity, access,
affordability and preservation. Implementing strategies for these focal points include:
A. Regulate housing by building type instead of use.
B. Allow for Mixed Use projects in commercial centers.
C. Permit infill development that is compatible with existing neighborhoods.
D. Regulate density by using parameters other than by dwelling units per acre.
E. Reduce on-site parking requirements for residential developments.
4. Future Housing Issues. The City will continue to work toward encouraging the development
of a variety of housing types in order to accommodate niches in the market that aren’t
currently being served.
As part of the GMA plan updates, Snohomish County communities must address
implementation of the Vision 2040 Regional Growth Strategy (RGS) adopted by the Puget
Sound Regional Council (PSRC) in 2008. The 2008 RGS called for proportionately more growth
City of Arlington Comprehensive Plan Housing Element
6-5 JULY 2017
toward cities within regional growth centers – metropolitan (Everett) and core cities (Lynnwood,
Bothell) – and away from the unincorporated UGA.
Based on the 2014 HO-5 report, the
City’s analysis suggested that
Arlington needs to find room for about
2,421 more units by 2035. It suggests
that about 871 of those units need to
be in the “affordable” range with the
balance priced at “market rate”.
The County, in its 2016 reconciliation
report (Ordinance 16-077) now
estimates a need for 2890 additional housing units in 2035. Applying the HO-5 ratio from 2014,
1040 of those units should be in the “affordable” range.
The average household size in Arlington is
2.624, a decline from 2.72 in 2005. Owner-
occupied units had 2.76 persons, down from
2.82 persons. Renter-occupied declined from
2.54 to 2.36. The 2005 estimate for 2025
average household size was 2.54 which has
proven to be very accurate. The County’s
estimated household size for 2035 in Arlington is forecasted to be 2.7, which will be used for this
Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter units.
6.4 ALTERNATIVE HOUSING TYPES
Special needs housing includes both the elderly and those with disabilities. In 2011 about 16.1%
of the population was included in this category. Pro-rating those numbers to the 2035
population, of the 2,890 future housing units needed, about 465 would fall into the special needs
category, with 13.3% (384) serving the elderly and the balance (81) other special need
individuals.
4 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
Figure 6-3 Area Median Income -- 2014
30%
AMI
31-50%
AMI
51%-80%
AMI
Market
Rate
Owner 17 51 288 1339
Rental 65 167 282 212
Total 82 218 571 1550
Figure 6-4 Household Size 2014
Arlington County
Owner 2.76 2.71
Renter 2.36 2.39
Total Households 2.62 2.61
City of Arlington Comprehensive Plan Housing Element
6-6 JULY 2017
Arlington allows for adult family homes housing up to six people needing special care, defined
as “a regular family abode in which a person or persons provides personal care, special care,
room, and board to more than one but not more than six adults who are not related by blood or
marriage to the person or persons providing the services”.
6.5 ACCESSORY DWELLING UNITS
To assist affordable housing efforts and to provide for density infill, the City allows Accessory
Dwelling Units under City Code 20.44.042. ADUs can be a part of or separate from the principal
residence, can be no larger than 800 square feet and must comply with certain design
requirements to ensure its “secondary” relationship to the main residence.
6.6 MOBILE AND MODULAR DWELLINGS
Mobile homes and mobile home parks are allowed within the Suburban Residential, Residential
Low/Moderate Density, Residential Moderate Density, and Residential High Density zones of
the City. Modular homes are allowed only in the RHD zone, but can be grouped in subdivision-
like settings with a land-use permit.
6.7 AFFORDABLE HOUSING TYPES
The percentage of cost-burdened homes, as highlighted in Figure 6-2, illustrates the serious
need for affordable housing options within the City. While Arlington has no housing authority of
its own, the City can work to ensure its policies, development regulations, fees, and permitting
processes recognize and incentivize (and in some instances require) affordable housing
developments.
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 1
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐Urban Growth Area‐ARL3‐PLN#302
Summary:
The proposed amendment involves chapter changes related to the proposed Urban Growth
Area‐ARL3 (King‐Thompson) proposed UGA expansion on Snohomish county docket XVII
dated March 2013 and withdrawn in May 2016 by the City of Arlington. The proposed
Comprehensive Plan amendments are necessary to remove language adopted during the
2015 Comprehensive Plan update, which included the UGA expansion known as ARL3
(King Thompson). The proposed changes will be made to Chapters 1,4,5 and 6 of the
Comprehensive Plan.
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments. With the withdrawal of ARL3 from the County docket, the 2015
Comprehensive Plan Update was no longer consistent with this body of regulations.
The revisions to the listed chapters will bring the Comprehensive Plan back into
compliance with these State, regional and local regulations and allow for
certification of Arlington’s 2015 Comprehensive Plan Update.
2. The Planning Commission held workshops on this and related items on June 6 and
June 27, 2017, and an open record public hearing on July 18, 2017.
3. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to Urban Growth Area‐ARL3‐
PLN#302 as presented.
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
CPA – Land Use & Zoning Map Staff Report – PLN#303
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – Land Use & Zoning Map – PLN#303
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves changes to Chapter 2 Maps and Figures regarding Official Land
Use Map changes relating to ARL3 (King-Thompson) UGA Expansion. The Zoning Map changes are
necessary to remove the references to the UGA Expansion known as ARL3 (King-Thompson). There
are map changes to replace the Residential Low/Moderate Density (RLMD) with Residential
Moderate Density (RMD). Three private rezone requests, which will rezone RLMD or RMD to RHD.
The removal of the TDR Overlay from the Burn Hill Subarea (Brekhus/Beach).
Applicable Maps:
Figure 2.2 Neighborhood Planning Subareas - King-Thompson
Figure 2.3b Proposed Land Use Changes – King-Thompson area to RMD
Figure 2.3b Proposed Land Use Changes – Removal of TDR Overlay Designation
Figure 2.3b Proposed Land Use Changes – Stewart Rezone
Figure 2.3b Proposed Land Use Changes – Riar Family Rezone
Figure 2.3b Proposed Land Use Changes – Villas at Arlington Rezone
Figure 2.5 Proposed Official Street Plan – King-Thompson area
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised maps will
make the Comprehensive Plan compliant with local, state and federal regulations and allow
for full certification of the Comprehensive Plan.
City of Arlington
CPA – Land Use & Zoning Map Staff Report – PLN#303
Page 2 of 2
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 2 of the Comprehensive Plan through a letter of findings and facts for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 2
Chapter 2: Maps and Figures
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43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
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Y
P
O
I
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SM
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P
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T
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L
V
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27
T
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A
V
E
N
E
S
OLYMPIC
AVE
19TH
AVENE
TVEIT RD
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
80TH
DR
NE
190TH PL NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE
W
COUNTRY CLUB DR
59
T
H
D
R
N
E
25
T
H
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V
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63
R
D
A
V
E
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E
CROWNRIDGE
BLVD
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B
L
V
D
JORDANRD
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legen d
Arlin gton City Lim its
Arlin gton U GA
State Highw ay
State Route
Streets
Airport
Rail lin e
Rest area
City of Marysvilleµ
Waterbodies an d stream s provided by Sn ohom ish Coun ty FTP site, down loaded February 2015.
Maps an d GIS data are distributed “AS-IS” w ithout w arran ties of an y k in d, either express or im plied, in cludin gbut n ot lim ited to w arran ties of suitability for a particular purpose or use. Map data are com piled from a variety ofsources w hich m ay con tain errors an d users w ho rely upon the in form ation do so at their ow n risk . U sers agreeto in dem n ify, defen d, an d hold harm less the City of Arlin gton for an y an d all liability of an y n ature arisin g out ofor resultin g from the lack of accuracy or correctn ess of the data, or the use of the data presen ted in the m aps.
k dh
Figure2.2_11x17_17
1/19/2017
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figure 2.2Neighborhood Plan n in g Subareas
Neighborhoods
Arlin gton Bluff
Brek hus/Beach
Hilltop
Ken t Prairie
MIC
Old Tow n BD # 1
Old Tow n BD # 2
Old Tow n BD # 3
Old Tow n Residen tial
South Fork
West Arlin gton
SR
SR
GI
AF RLMD
HC LI
RMD
BP
LI
HC
LI
GC
OTRD
RLMD
GI
RHDRMD
RLMD
RMD
RMD
P/SP
RLMD
P/SP
RHD
GC
RMD
RMD
GIP/SP
GC
RHD
P/SP
MS
P/SP
LI
GC
P/SP
OTBD - 3
RHD
NC
RHD
OTBD - 2
GC
BP NC
NC
RMD
P/SP
GC
P/SP
P/SP
NC
NC
OTBD - 1
RLMD
P/SP
RHD
GC
RHD
P/SP
LI
HC
P/SP
RMD P/SP
P/SP
P/SP
P/SP
P/SP
P/SP
P/SP
MS
RLMD
RLMD
P/SP
RLMD
RLMD
RLMD
RHD
RHD
RLMD
P/SP
RHD
RLMD
RLMD
NC
HC
HC
BPBPRMD
P/SP
OTBD - 3
P/SP
P/SP
OTBD - 2
OTBD - 2
HC
RLMD
GC
GC
GC
SR SR
P/SP
RHD
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204TH ST NE
SR
5
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SR 530
E 3RD ST
35
T
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E 1ST ST
136TH ST NE
CEMETERYRD
77
T
H
A
V
E
N
E
200TH ST NE
148TH ST NE
19
T
H
D
R
N
E
156TH ST NE
SR
9
27
T
H
A
V
E
N
E
143RDPL NE
188TH ST NE
156TH ST NE
E 5THST
19
T
H
A
V
E
N
E
E 4TH ST
11
T
H
A
V
E
N
E
19TH
DRNE
190TH PLNE
27
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
35TH
AVE
NE
168TH ST NE
23RD
DRNE
31
S
T
A
V
E
N
E
184TH STNE
2N
D
A
V
E
N
W
194TH ST NW
182ND ST NE
158THSTNE
95
T
H
A
V
E
N
E
172ND ST NE
E 5TH ST
15
T
H
A
V
E
N
E
144TH STNE
11
T
H
A
V
E
N
E
138TH ST NE
212TH ST NW
40
T
H
A
V
E
N
E
WOODBINE
DR
99
T
H
A
V
E
N
E
MCPHERSON RD
MARANATHARD
11
T
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A
V
E
N
E
SCHLOMANRD
103RD AVENE
34THAVENE
47
T
H
A
V
E
N
E
6T
H
A
V
E
N
W
2N
D
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
115TH
AVE
NE
172ND ST NE
MCRAE RD NW
23
R
D
A
V
E
N
E
164TH ST NE
188TH ST NE
OLDBURNRD
HEVLY RD 228TH ST NE
204TH ST NE
67
T
H
A
V
E
N
E
MORANRD
23
R
D
A
V
E
N
E
234TH ST NE
FORT
Y
F
I
V
E
R
D
SILLRD
106THAVENE
LAKEWOOD RD HWY 531
123RDAVENE
SR 531
188TH ST NE
142NDST
NE
3R
D
A
V
E
N
E
200TH ST NE
PIONEER HWY E
140TH ST NE
236TH ST NE
MCELROY
RD
81
S
T
A
V
E
N
E
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
4T
H
A
V
E
N
W
138TH ST NE
27
T
H
A
V
E
N
E
19TH
AVE
NE
TVEITRD
59TH
AVE
NE
51
S
T
A
V
E
N
E
111THAVENE
SR
9
SR
9
91
S
T
A
V
E
N
E
226THPLNE
79
T
H
D
R
N
E
37
T
H
A
V
E
N
E
95
T
H
A
V
E
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95
T
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A
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BUR
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D
I-5
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I-
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I-
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19
T
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A
V
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N
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81
S
T
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V
E
N
E
3RDAVE
NE
59TH
DR
NE
160THST NE
ECOUNTRYCLUB
DR25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
6THAVENE
10
7
T
H
A
V
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N
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10
7
T
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A
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N
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DIKERD
DIKE RD
TWIN
LAKES
AVE
JORDANRD
Land Use
SR = Surburban R e sid e ntial
R LMD = Low to Mod e rate De nsity R e sid e ntial
R MD = Mod e rate De nsity R e sid e ntial
R HD = Hig h De nsity R e sid e ntial
OTR D = Old Town R e sid e ntial District
NC = Ne ig hborhood Com m e rcial
OTBD - 1 = Old Town Busine ss District 1
OTBD - 2 = Old Town Busine ss District 2
OTBD - 3 = Old Town Busine ss District 3
GC = Ge ne ral Com m e rcial
HC = Hig hway Com m e rcial
BP = Busine ss Park
LI = Lig ht Ind ustrial
GI = Ge ne ral Ind ustrial
P/SP = Public/Se m i-Public
MS = Me d ical Se rvice s
AF = Aviation Flig htline
ExpansionAre a
Coord inate d Wate r Se rvice Are a
Contract R e zone
TDR Ove rlay Z one
8 8 8 8
8 8 8 8
8 8 8 8MPN - Maste r Planne d Ne ig hborhood Ove rlay Z one
Maps and GIS d ata are d istribute d “AS-IS” without w arrantie s of any kind , e ithe r e xpre ss or im plie d , includ ingbut not lim ite d to warrantie s of suitability for a particular purpose or use . Map d ata are com pile d from a varie ty ofsource s which m ay contain e rrors and use rs who re ly upon the inform ation d o so at the ir own risk. Use rs ag re eto ind e m nify, d e fe nd , and hold harm le ss the City of Arling ton for any and all liability of any nature arising out ofor re sulting from the lack of accuracy or corre ctne ss of the d ata, or the use of the d ata pre se nte d in the m aps.
"Arling ton City Lim its
Arling ton UGA
Public R OW
Private R OW
R ail line
APD Subd istricts
APD Safe ty Z one sABC D
Kristin BanfieldCity ClerkBarbara TolbertMayor City of ArlingtonFuture Land Use Map
7/16/2015 Fig ure 2.3_11x17_15
1 inch = 3,500 fe e tScale :
Date :File :
THIS IS A COPY OF THE OFFICIAL LAND USE MAP OF THE CITY OFAR LINGTON, WHICH WAS ADOPTED AS PAR T OF THE COMPR EHENSIVEPLAN BY THE CITY COUNCIL ON 5 DECEMBER 2005 PUR SUANT TOOR DINANCE NO. 1375.
«5
«3
«2
«4
«1
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«C
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«D
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SR
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HC
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OTBD - 3
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NC
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OTBD - 2
GC
BP NC
NC
RMD
P/SP
GC
P/SP
P/SP
NC
NC
OTBD - 1
RLMD
P/SP
RHD
GC
RHD
P/SP
LI
HC
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P/SP
P/SP
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RHD
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HC
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HC
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GC
GC
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P/SP
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1200
'
850 '
800 '
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Pioneer MeadowsContract Rezone
GleneagleContract Rezone
MP N
MP NTDR
204TH ST NE
SR
530
SR 530
SR 531
WADE RD
45THAVE
N
E
35
T
H
A
V
E
N
E
E 1ST ST
136TH ST NE
CEMETERY RD
77
T
H
A
V
E
N
E
200TH ST NE
148TH ST NE
19
T
H
D
R
N
E
156TH ST NE
27
T
H
A
V
E
N
E
143RD PL NE
156TH ST NE
E 5THST
19
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
19TH
DRNE
158TH ST NE
220TH ST NE
27
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
35TH
AVE
NE
168TH ST NE
157TH ST NE
23RD
DR
NE
KNUTSON
RD
2N
D
A
V
E
N
W
194TH ST NW
152ND ST NE
95
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
15
T
H
A
V
E
N
E
144TH ST NE
11
T
H
A
V
E
N
E
138TH ST NE
212TH ST NW
40
T
H
A
V
E
N
E
WOODBINE
DR
99
T
H
A
V
E
N
E
MCPHERSON RD
34TH
AVENE
SCHLOMANRD
103RD AVENE
123RDAVE
NE
228TH ST NE
47
T
H
A
V
E
N
E
6T
H
A
V
E
N
W
2N
D
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
115TH
AVE
NE
164TH ST NE
EAGLEFIELD DR
MCRAE RD NW
OLDBURNRD
204TH ST NE
67
T
H
A
V
E
N
E
238TH ST NE
ARLINGTON HEIGHTS RD
MORAN RD
23
R
D
A
V
E
N
E
234TH ST NE
HEVLY RD
FORT
Y
F
I
V
E
R
D
106THAVENE
142NDSTNE
SILL
RD
188TH ST NE
LAKEWOOD RD HWY 531
3R
D
A
V
E
N
E
200TH ST NE
PIONEER HWY E
140TH ST NE
236TH ST NE
MC
E
L
R
O
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R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
156TH STNE
4T
H
A
V
E
N
W
138TH ST NE
27
T
H
A
V
E
N
E
19TH
AVE
NE
TVEIT RD59
T
H
A
V
E
N
E
51ST
AVE
NE
SR
9
SR
9
91
S
T
A
V
E
N
E
226TH
PLNE
190TH PLNE
79
T
H
D
R
N
E
37
T
H
A
V
E
N
E
95
T
H
A
V
E
N
E
I-
5
I-
5
I-
5
I-
5
BURNRD
3RD
AVE
NE
81
S
T
A
V
E
N
E
MARANATHA
RD
160THST NE
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
6TH
AVE
NE
10
7
T
H
A
V
E
N
E
10
7
T
H
A
V
E
N
E
DIKE
RD
DIKE RD
TW
I
N
L
A
K
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S
A
V
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JORDAN RD
A B C D "
Maps and GIS d ata are d is tribute d “AS-IS” without warrantie s of any kind , e ithe r e xpre s s or im plie d , inc lud ing but notlim ite d to warrantie s of s uitability for a partic ular purpos e or us e . Map d ata are c om pile d from a varie ty of s ourc e swhic h m ay c ontain e rrors and us e rs who re ly upon the inform ation d o s o at the ir own ris k. Us e rs agre e to ind e m nify,d e fe nd , and hold harm le s s the City of Arlington for any and all liability of any nature aris ing out of or re s ulting from thelac k of ac c urac y or c orre c tne s s of the d ata, or the us e of the d ata pre s e nte d in the m aps .
File :Date :
Sc ale :
City of ArlingtonFuture Land Use Map
1 inc h = 3,500 fe e t
Kristin BanfieldCity ClerkBarbara TolbertMayor
Land Use
SR = Surburban Re s id e ntial
RLMD = Low to Mod e rate De ns ity Re s id e ntial
RMD = Mod e rate De ns ity Re s id e ntial
RHD = High De ns ity Re s id e ntial
OTRD = Old Town Re s id e ntial Dis tric t
NC = Ne ighborhood Com m e rc ial
OTBD - 1 = Old Town Bus ine s s Dis tric t 1
OTBD - 2 = Old Town Bus ine s s Dis tric t 2
OTBD - 3 = Old Town Bus ine s s Dis tric t 3
GC = Ge ne ral Com m e rc ial
HC = Highway Com m e rc ial
BP = Bus ine s s P ark
LI = Light Ind us trial
GI = Ge ne ral Ind us trial
P /SP = P ublic /Se m i-P ublic
MS = Me d ic al Se rvic e s
AF = Aviation Flightline
Future P lanning Are a
Coord inate d Wate r Se rvic e Are a
Contrac t Re zone
MP N - Mas te r P lanne d Ne ighborhood Ove rlay Zone
TDR Ove rlay Zone
Com m e rc ial Corrid or Ove rlay
Horizontal Mixe d Us e Ove rlay
AP D Safe ty Zone s
AP D Subd is tric ts
City Lim its
Urban Growth Are a
6/9/2017 Figure 2.3aUpd ate _11x17_17
THIS IS A COP Y OF THE OFFICIAL LAND USE MAP OF THE CITY OFARLINGTON, WHICH WAS ADOP TED AS P ART OF THE COMP REHENSIVEP LAN BY THE CITY COUNCIL ON 5 DECEMBER 2005 P URSUANT TOORDINANCE NO. 1375.
Rail lineStre e ts
SR
HC
BP
LI
GC
HC
OTRD
GI
RHD
RLMD
GC
RMD
P/SP
RLMD
RHD
RMD
RMD
GI
RHD
P/SP
MS
P/SP
GC
P/SP
RHD
NC
RHD
GC
BP
NC
RMD
RLMD
GC
P/SP
P/SP
NC
LI
OTBD - 1
P/SP
RHD
GC
RHD
NC
P/SP
LI
HC
RMD
P/SP
P/SP
P/SP
P/SP
P/SP
P/SP
P/SP
MS
RLMD
P/SP
RLMD
RHD
RLMD
BPRMDBP
GC
HC
RMD
RMD
GC
GI
LI
GCNC
P/SP
P/SP
P/SP
P/SP
RHD
RLMD
RLMD
AF
OTBD - 2
OTBD - 3
RLMD
RLMD
RMD RLMD
GCSR
RLMD
P/SP
HC
RLMD
P/SP
OTBD - 3
P/SP
P/SP
OTBD - 2
OTBD - 2
HC
RLMD
RHD
GCSR
P/SP
GC
RHD!"`$
?Ó
?Ô
?|
Proposedland usechange to RMD
Proposedland usechange to RMD
Proposedland usechange to RMD
Proposed color change to rezone
Proposedland usechange to RMD
Proposedannexation
Proposedland usechange to RMD
Proposed color change to rezone
MPN
MPN
Proposedland usechange to RHD
204TH ST NE
SR
5
3
0
SR 530 211THPLNE
SR 531
168TH ST NE
E HIGHLAND DR
CEMETERY RD
SR
9
59
T
H
A
V
E
N
E
188TH ST NE
166THPL NE
35
T
H
A
V
E
N
E
I-5
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
TW
I
N
L
A
K
E
S
A
V
E
172ND ST NE
EAGLEFIELD DR
PIONEER HWY E
204TH ST NE
67TH
AVE
NE
ARLINGTON HEIGHTS RD
I-
5
236TH ST NE
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
TVEIT
RD
59
T
H
A
V
E
N
E
51
S
T
A
V
E
N
E
SR
9
BUR
N
R
D
W
COUNTRY CLUB DR
E
COUNTRYCLUB
DR
63
R
D
A
V
E
N
E
AIRPOR
T
B
L
V
D
JORDANRD
MC
E
L
R
O
Y
R
D
City of Arlington
Legend
Gleneagle Contract Rezone
Pioneer Mead ows Contract Rezone
Proposed change to RHD
Proposed change to RMD
Proposed 'Mixed Use' Overlay
Proposed annexation
Arlington City Lim its
Arlington UGA
State Highway
State Route
Streets
Airport
Rail line
Rest area
City of Mary svilleµWaterbod ies and stream s provid ed by Snohom ish County FT P site, d ownload ed February 2015.
Maps and GIS d ata are d istributed “AS-IS” without warranties of any k ind , either express or im plied , includ ingbut not lim ited to warranties of suitability for a particular purpose or use. Map d ata are com piled from a variety ofsources which m ay contain errors and users who rely upon the inform ation d o so at their own risk . Users agreeto ind em nify, d efend , and hold harm less the City of Arlington for any and all liability of any nature arising out ofor resulting from the lack of accuracy or correctness of the d ata, or the use of the d ata presented in the m aps.
kd h
Figure2.3b_11x17_17
6/14/2017
0 0.55 1.10.275 MilesScale:
Date:
File:
Cartographer:
Figure 2.3bProposed Land UseChanges
Existing Land Use Designation
SR = Surburban Resid ential
RLMD = Low to Mod erate Density Resid ential
RMD = Mod erate Density Resid ential
RHD = High Density Resid ential
OT RD = Old T own Resid ential District
NC = Neighborhood Com m ercial
OT BD - 1 = Old T own Business District 1
OT BD - 2 = Old T own Business District 2
OT BD - 3 = Old T own Business District 3
GC = General Com m ercial
HC = Highway Com m ercial
BP = Business Park
LI = Light Ind ustrial
GI = General Ind ustrial
P/SP = Public/Sem i-Public
MS = Med ical Services
AF = Aviation Flightline
!"`$
?Ó
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?|
204TH ST NE
168TH ST NE
NORTH
ST
SR530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
I-5
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
89
T
H
A
V
E
N
E
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
47
T
H
A
V
E
N
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUB DR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JO
R
D
A
N
R
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legend
Propos ed Manu factu ringand Ind u s trial Center
Arlington City Limits
Arlington UGA
State Highw ay
State Rou te
Streets
Airport
Rail line
Res t area
City of Marysville
µ
Waterbod ies and s treams provid ed by Snohomis h Cou nty FTP s ite, d ow nload ed Febru ary 2015.
Maps and GIS d ata are d is tribu ted “AS-IS” w ithou t w arranties of any kind , either expres s or implied , inclu d ingbu t not limited to w arranties of s u itability for a particu lar pu rpos e or u s e. Map d ata are compiled from a variety ofsou rces w hich may contain errors and u s ers w ho rely u pon the information d o s o at their ow n risk. Us ers agreeto ind emnify, d efend , and hold harmles s the City of Arlington for any and all liability of any natu re aris ing ou t ofor res u lting from the lack of accu racy or correctnes s of the d ata, or the u se of the d ata pres ented in the maps .
kd h
Figu re2.4_11x17_15
5/27/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figu re 2.4Propos ed Arlington MIC
!(!(
!(
XY
XY
!(
!(!(
XYXY
XY
XY
!(!(!(!(####
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Roundabout intesection im provem ents extend to I-5, down Sm okey Point Blvd and up 27th Ave
R32 R40
R31
I2 I3
I5
I7
I8
I4I1
I10
I11
I12
I13
I6
I9
R29
R23
R24
R6
R3
R11
R16B
R10 R8
R35
R28
R22
R27
R21
R7 & R9
R16A
R19
R26
204TH ST NE
168TH ST NE
SR 530
SR 530
E 3RD ST
87TH
AVENE
211THPLNE
SR 531
207TH ST NE
N
F
R
E
N
C
H
A
V
E
E HIGHLAND DR
186TH ST NE
E 1ST ST
CEMETERY RD 200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR
9
27
T
H
A
V
E
N
E
178TH PLNE
NOBLE DR
74TH
AVE
NE
I-
5
51
S
T
A
V
E
N
E
71STDRNE
59
T
H
A
V
E
N
E
188TH ST NE
SR
9
E 5THST
KNOLL
DR
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
S
F
R
E
N
C
H
A
V
E
173RDPL
23RDDRNE
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
19TH
DRNE
103RDDR
NE
220TH ST NE
27
T
H
A
V
E
N
E
PIONEER HWY E
NEWPORT
DR
35
T
H
A
V
E
N
E
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
31
S
T
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
N
D
U
N
H
A
M
A
V
E
35
T
H
A
V
E
N
E
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDS WAY
45TH
DR
NE
MORAN RD
E 5TH ST
WOODBINE
DR
TW
I
N
L
A
K
E
S
A
V
E
MCPHERSON RD
SCHLOMANRD
ARLINGTON
HEIGHTSRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172NDST NE
23
R
D
A
V
E
N
E
188TH ST NE
I-
5
E GILMAN AVE
164TH ST NE
EAGLEFIELD DR
200TH ST NE
188TH ST NE
OLDBURNRD
67
T
H
A
V
E
N
E
234TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SR9
27
T
H
A
V
E
N
E
TVEIT
RD
N
W
E
S
T
A
V
E
59
T
H
A
V
E
N
E
91
S
T
A
V
E
N
E
177THPL NE
226THPLNE
80TH
DR
NE
190TH PL NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
BURNRD
SPRIN
GLANEAVE W
COUNTRY CLUB DR
59TH
D
R
N
E
E
COUNTRYCLUB
DR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JORDANRD
JORDANRD
DIKERD
DIKE RD
BOVEE LN
R39
R18
R17
R4
R13
R14A
R5
R20
R36
R38
R12
R30
R37
R15
R1
R14B
R2
City of Arlington
Legend
Arlington City Lim its
State Highway
State Route
Streets
Airport
Rail line
Rest area
City of Mary sville
5
Waterbodies and stream s provided by Snohom ish County FTP site, downloaded February 2015.
Maps and GIS data are distributed “AS-IS” without warranties of any k ind, either express or im plied, includingbut not lim ited to warranties of suitability for a particular purpose or use. Map data are com piled from a variety ofsources which m ay contain errors and users who rely upon the inform ation do so at their own risk . U sers agreeto indem nify, defend, and hold harm less the City of Arlington for any and all liability of any nature arising out ofor resulting from the lack of accuracy or correctness of the data, or the use of the data presented in the m aps.
kdh
Figure2.5U pdate_11x17_17
6/9/2017
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figure 2.5Proposed Official Street Plan
Intersection Improvements
##Right In/Right Out
!(Roundabout
XY Signal
New Infrastructure
Off/On Ram ps
Overpass
Tunnel
Street Improvements
2 Lanes
3 Lanes
4 Lanes
5 Lanes
New Roads
2 Lanes
3 Lanes
Projects labeled by project num berR = road projectI = intersection project 2017 U pdate
!(!(
!(
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!(
!(
!(
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!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
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!(
!(
!(
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!(
!(
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!(
!(
!(
!(
!(
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!(
!(!(
!(!(!(
!(!(!(
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"P
"P
"P
"P
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204TH ST NE
168TH ST NE
SR 530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
186TH ST NE
CEMETERYRD 200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR
9
27
T
H
A
V
E
N
E
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
89
T
H
A
V
E
N
E
19TH
AVE
NE
197TH ST NE
195THSTNE
88TH
DRNE
85
T
H
A
V
E
N
E
REDHAWKDR
89
T
H
A
V
E
N
E
192ND PL NE
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
164TH ST NE
188TH ST NE
OLDBURNRD
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SMOKEY
POINT
BLVD
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
W
COUNTRY CLUB DR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JO
R
D
A
N
R
D
DIKERD
DIKE RD
BOVEE LN
1847
595
834
840
930
956
958
960
1037
2460
2521
2522
2530
2569
2625
2849
1448
1451
1453
1535
2090
2418
2482
2520
2526
2527
2570
2624
2846
2847
3008
161 162
205 207
265 266 267
384
518
2528 2529
2531
2626
1549 1550
1592 1594
1611
16471651
1652
1755
2143
2523 2524
2525
2619
2623
2627
City of Arlington
Legend
Arlington City Lim its
Arlington UGA
State Highw ay
State Route
Streets
Airport
Rail line
Rest area
City of Mary sville
µ
Maps and GIS data are distributed “AS-IS” w ithout w arranties of any k ind, either express or im plied, includingbut not lim ited to w arranties of suitability for a particular purpose or use. Map data are com piled from a variety ofsources w hich m ay contain errors and users w ho rely upon the inform ation do so at their ow n risk . Users agreeto indem nify, defend, and hold harm less the City of Arlington for any and all liability of any nature arising out ofor resulting from the lack of accuracy or correctness of the data, or the use of the data presented in the m aps.
kdh
Figure2.6_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figure 2.6Com m unity Transit Stopsand Routes
Transit data provided by Com m unity Transit. CT_Routes&Stops_GISData_Feb2015.zip [com puter file].Com m unity Transi,. Everett W A, via em ail. [February 2015]
W aterbodies provided by Snohom ish County FTP site, dow nloaded February 2015.
Community Transit Stops and Routes
"P Park and Ride
Type of Bus Stop
!(Norm al Stops
!(Tim e Point Only
Type of Bus Route
Local
In-County Com m uter
Inter-County Com m uter
!"`$
?Ó
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?|
204TH ST NE
168TH ST NE
NORTH
ST
SR530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
I-5
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
89
T
H
A
V
E
N
E
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
47
T
H
A
V
E
N
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUB DR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JO
R
D
A
N
R
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legend
Arlingto n City Limits
Arlingto n UGA
State Highway
State Ro ute
Streets
Airp o rt
Rail line
Res t area
City o f Marys ville
µ
Waterb o dies and s treams p ro vided b y Sno ho mis h Co unty FTP s ite, do wnlo aded Feb ruary 2015.
Map s and GIS data are dis trib uted “AS-IS” witho ut warranties o f any kind, either exp res s o r imp lied, includingb ut no t limited to warranties o f s uitab ility fo r a p articular p urp o s e o r us e. Map data are co mp iled fro m a variety o fs o urces which may co ntain erro rs and us ers who rely up o n the info rmatio n do s o at their o wn ris k. Us ers agreeto indemnify, defend, and ho ld harmles s the City o f Arlingto n fo r any and all liab ility o f any nature aris ing o ut o fo r res ulting fro m the lack o f accuracy o r co rrectnes s o f the data, o r the us e o f the data p res ented in the map s .
kdh
Figure2.7_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Carto grap her:
Figure 2.7Trail & Walkway PlanTrails & Parks
Trails and Walkways
!!!!!!!!!!!!!Future Trails
Exis ting Parks
!"`$
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204TH ST NE
168TH ST NE
NORTH
ST
SR530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
I-5
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
89
T
H
A
V
E
N
E
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
47
T
H
A
V
E
N
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUB DR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JO
R
D
A
N
R
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legend
Service Area
Arlington City Limits
Arlington UGA
State Highw ay
State Rou te
Streets
Airport
Rail line
Res t area
City of Marysville
µ
Waterbod ies and s treams provid ed by Snohomis h Cou nty FTP s ite, d ow nload ed Febru ary 2015.
Maps and GIS d ata are d is tribu ted “AS-IS” w ithou t w arranties of any kind , either expres s or implied , inclu d ingbu t not limited to w arranties of s u itability for a particu lar pu rpos e or u s e. Map d ata are compiled from a variety ofsou rces w hich may contain errors and u s ers w ho rely u pon the information d o s o at their ow n risk. Us ers agreeto ind emnify, d efend , and hold harmles s the City of Arlington for any and all liability of any natu re aris ing ou t ofor res u lting from the lack of accu racy or correctnes s of the d ata, or the u se of the d ata pres ented in the maps .
kd h
Figu re2.8_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figu re 2.8Sewer Service Area
!"`$
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204TH ST NE
SR
5
3
0
SR 530
E 3RD ST
211THPLNE
35
T
H
A
V
E
N
E
E HIGHLAND DR
186TH ST NE
E 1ST ST
CEMETERY RD
77
T
H
A
V
E
N
E
200TH ST NE
148TH ST NE
19
T
H
D
R
N
E
156TH ST NE
SR 9
27
T
H
A
V
E
N
E
143RDPL NE
MOSE
R
D
59
T
H
A
V
E
N
E
188TH ST NE
156TH ST NE
E 5THST
89
T
H
A
V
E
N
E
19
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
E 2ND ST
19TH
DRNE
99
T
H
A
V
E
N
E
190TH PLNE
27
T
H
A
V
E
N
E
11
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
23RD
DRNE
31
S
T
A
V
E
N
E
184TH STNE
99THDR
NE
N
O
L
Y
M
P
I
C
A
V
E
OLYMPICPL
47TH
AVE
NE
2N
D
A
V
E
N
W
11
T
H
A
V
E
N
E
194TH ST NW
182ND ST NE
152ND ST NE
158THSTNE
95
T
H
A
V
E
N
E
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
144TH STNE
KNUTSONRD 212TH ST NW
40
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
WADE R
D
SCHLOMANRD
103RD AVENE
2N
D
A
V
E
N
E
47
T
H
A
V
E
N
E
6T
H
A
V
E
N
W
4T
H
A
V
E
N
W
43
R
D
A
V
E
N
E
228TH ST NE
40T
H
D
R
N
E
123RDAVENE
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67
T
H
A
V
E
N
E
238TH ST NE
MCRAE RD NW
23
R
D
A
V
E
N
E
MORANRD
234TH ST NE
FORT
Y
F
I
V
E
R
D
HEVLY RD
SILLRD
106THAVENE
142NDSTNE
SR 531
188TH ST NE
115TH
AVE
NE
I-5
LAKEWOOD RD HWY 531
3R
D
A
V
E
N
E
200TH ST NE
PIONEER HWY E
236TH ST NE
MCELR
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
4T
H
A
V
E
N
W
27TH
AVE
NE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
I-
5
51
S
T
A
V
E
N
E
111THAVENE
SR
9
SR
9
91
S
T
A
V
E
N
E
226TH P
LNE
79
T
H
D
R
N
E
37
T
H
A
V
E
N
E
95
T
H
A
V
E
N
E
13THAVENE
BURNRD
8T
H
A
V
E
N
W
160THST NE
ECOUNTRYCLUB
DR25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
6THAVENE
10
7
T
H
A
V
E
N
E
OLD
H
I
G
H
W
A
Y
9
9
HARVEYCREEKRD
MARANATHARD
CROWN
RIDGE
BLVD
10
7
T
H
A
V
E
N
E
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
TWIN
LAKES
AVE
JORDANRD
Pendingadditionto CWSP
City of Arlington
Legen d
CWSP a n d Service Area
Arlin gto n City Limits
Arlin gto n UGA
Sta te Highw a y
Sta te Ro ute
Streets
Airp o rt
Ra il lin e
Rest a rea
City o f Ma rysville
µ
Wa terbo dies a n d strea ms p ro vided by Sn o ho mish Co un ty FTP site, do w n lo a ded Februa ry 2015.
Ma p s a n d GIS da ta a re distributed “AS-IS” w itho ut w a rra n ties o f a n y kin d, either exp ress o r imp lied, in cludin gbut n o t limited to w a rra n ties o f suita bility fo r a p a rticula r p urp o se o r use. Ma p da ta a re co mp iled fro m a va riety o fso urces w hich ma y co n ta in erro rs a n d users w ho rely up o n the in fo rma tio n do so a t their o w n risk. Users a greeto in demn ify, defen d, a n d ho ld ha rmless the City o f Arlin gto n fo r a n y a n d a ll lia bility o f a n y n a ture a risin g o ut o fo r resultin g fro m the la ck o f a ccura cy o r co rrectn ess o f the da ta , o r the use o f the da ta p resen ted in the ma p s.
kdh
Figure2.9_11x17_15
5/28/2015
0 0.7 1.40.35 MilesSca le:
Da te:
File:
Ca rto gra p her:
Figure 2.9Co o rdin a ted Wa ter System Pla n a n d Wa ter Service Area
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CentennialPark
ForestTrailPark
HallerPark
High CloverPark
YorkMemorial Park
Jensen Park
Lebanon Park
LegionPark
Bill QuakeMemorial Park
Boys andGirls Club
CalKinneyField
TerracePark
Twin RiversPark
Waldo E.EvansField
WedgewoodPark
Woodway Park
StormwaterWetlandPark
CountryCharmPark
204TH ST NE
SR
53
0
SR 530
E 3RD ST
E HIGHLAND DR
186TH ST NE
CEMETERY RD 200TH ST NE
19TH
DR
NE
SR 9
27
T
H
A
V
E
N
E
I-
5
74TH
AVE
NE
51
S
T
A
V
E
N
E
59
T
H
A
V
E
N
E
SR
9
89
T
H
A
V
E
N
E
19TH
AVE
NE
35
T
H
A
V
E
N
E
35
T
H
A
V
E
N
E
168TH ST NE
MORAN RD
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
N
O
L
Y
M
P
I
C
A
V
E
182ND ST NE
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
188TH ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
EAGLEFIELDDR
200TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
SR 531
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
79
T
H
D
R
N
E
OLYMPICPL
BURNRD
SPRINGLANEAVE
25
T
H
A
V
E
N
E
CROWN
RIDGE
BLVD
JORDANRD
JORDAN
RD
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
BOVEE LN
37
T
H
A
V
E
N
E
HospitalTrail
Portage/Kruger CreekTrail
Airport Trail
CentennialTrail
City of Arlington
Maps and GIS d ata are d is tribu ted “AS-IS” w ithou t w arranties of any kind , either expres s or implied ,inclu d ing bu t not limited to w arranties of su itability for a particu lar pu rpos e or u s e. Map d ata are compiledfrom a variety of sou rces w hich may contain errors and u s ers w ho rely u pon the information d o s o at theirow n ris k. Us ers agree to ind emnify, d efend , and hold harmles s the City of Arlington for any and all liabilityof any natu re aris ing ou t of or res u lting from the lack of accu racy or correctnes s of the d ata, or the u s e ofthe d ata pres ented in the maps .
kd h
Figu re2.10_11x17_15
5/28/2015
Scale:
Date:
File:
Cartographer:
Waterbod ies provid ed by Snohomis h Cou nty FTP s ite, d ow nload ed Febru ary 2015.
Legend
!!!!!!!!!!!!!Trails
Parks
Arlington City Limits
Arlington UGA
State Highway
State Rou te
Streets
Airport
Rail line
Res t area
Figu re 2.10Parks and RecreationFacilities
0 0.5 10.25 Miles
µ
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
87TH
AVE
NE
211THPLNE
207TH ST NE
186TH ST NE
E 1ST ST
92NDAVENE
19TH
DR
NE
27
T
H
A
V
E
N
E
I-5
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
TVEIT RD
97
T
H
A
V
E
N
E
E5THST
180TH ST NE
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
MORAN RD
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
169TH PL NE
19THDR
NE
15
T
H
A
V
E
N
E
23RDDRNE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
NEWPORTDR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
PIONEER HWY E
SCHLOMANRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
188TH ST NE
200TH ST NE
234TH ST NE
SR 531
I-
5
MC
E
L
R
O
Y
R
D
NORTHST
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
79
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19TH
AVENE
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
80
T
H
D
R
N
E
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
OLYMPICPL
BUR
N
R
D
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
JORDANRD
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legend
Fire Service Area Also Citylimits
Arlington UGA
State Highw ay
State Rou te
Streets
Airport
Rail line
Res t area
City of Marys ville µ
Waterbod ies and s treams provid ed by Snohomis h Cou nty FTP s ite, d ow nload ed Febru ary 2015.
Maps and GIS d ata are d is tribu ted “AS-IS” w ithou t w arranties of any kind , either expres s or implied , inclu d ingbu t not limited to w arranties of s u itability for a particu lar pu rpos e or u s e. Map d ata are compiled from a variety ofsou rces w hich may contain errors and u s ers w ho rely u pon the information d o s o at their ow n risk. Us ers agreeto ind emnify, d efend , and hold harmles s the City of Arlington for any and all liability of any natu re aris ing ou t ofor res u lting from the lack of accu racy or correctnes s of the d ata, or the u se of the d ata pres ented in the maps .
kd h
Figu re2.11_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figu re 2.11Fire Service Area
204TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
E HIGHLAND DR
200TH ST NE
186TH ST NE
E 1ST ST
CEMETERY RD
19TH
DR
NE
SR 9
27
T
H
A
V
E
N
E
I-5 74TH
AVE
NE
51
S
T
A
V
E
N
E
SR
9
TVEIT RD
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
HIGHLAND
VIEW DR
182ND ST NE
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
PIONEER HWY E
SCHLOMANRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
188TH ST NE
200TH ST NE
234TH ST NE
SR 531
I-
5
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
19TH
AVENE
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
80
T
H
D
R
N
E
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
OLYMPICPL
BUR
N
R
D
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
JORDANRD
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
µWaterbodies and s treams p rovided by Snohomis h County FTP s ite, dow nloaded February 2015.
Map s and GIS data are dis tributed “AS-IS” w ithout w arranties of any kind, either exp res s or imp lied, inc ludingbut not limited to w arranties of s uitability for a p artic ular p urp os e or us e. Map data are c omp iled from a variety ofs ourc es w hic h may c ontain errors and us ers w ho rely up on the information do s o at their ow n ris k. Us ers agreeto indemnify, defend, and hold harmles s the City of Arlington for any and all liability of any nature aris ing out of or res ulting from the lac k of ac c urac y or c orrec tnes s of the data, or the us e of the data p res ented in the map s .
kdh
Figure2.12_11x17_15
5/28/2015
0 0.5 10.25 MilesSc ale:
Date:
File:
Cartograp her:
Figure 2.12City Ow ned Prop erties
Legend
Arlington City Limits
Arlington UGA
State Highw ay
State Route
Streets
Airp ort
Rail line
Res t area
Airp ort p arc els 1,155 acres
City ow ned p arc els 313 acres
nnn
n
nn
n
n
Sk ag it Co un tySk ag it Co un ty
!"`$
172nd St NESR 531
I
5
SR 531
I
5
4th St
SR530
SR
9
SR 529
108th St NE
SR 529
64th St NE
Stanwood Bryant RdSR 532
88th St NE
MarineDrNE
300th St NW
PioneerHwy
Old 99 N
Lakewood Rd
SR 9284th St NE
GroveSt
N
MachiasRd
SR 92
51st
Ave
NE
84th St NE
228th St NE
140th St NE
300th St NW
152nd St NE
140th St NW BurnRd
68th
Ave
NW
SR 92
15th
Ave
NE
28th
Ave
NW
Sunnyside
Blvd
RobeMenzel
Rd
Forty Five Rd
JimCreek Rd
252nd St NE
99th
Ave
NE
NormanRd
Grandview Rd
Menzel
LakeRd
Marine
D
r
Mountain Loop Hwy
State
Ave
83rd
Ave
NE
67th
Ave
NE
Jord an Rd
SillRd
27th
Ave
NE
3rd
Ave
NE
115th
Ave
NE
123rd
Ave
NE
NewbergRd
STANWOOD NO 401
GRANITE FALLS NO 332
LAKEWOOD NO 306
MARYSVILLE NO 25
LAKE STEVENS NO 4
EVERETT NO 2
DARRINGTON NO 330
EVERETTEVERETT
GRANITE FALLSGRANITE FALLS
LAKE STEVENSLAKE STEVENS
MARYSVILLEMARYSVILLE
STANWOODSTANWOOD
City of Arlington
µWate rbod ie s and s tre am s provid e d by Snohom is h County FTP s ite , d ownload e d Fe bruary 2015.
Maps and GIS d ata are d is tribute d “AS-IS” without warrantie s of any kind , e ithe r e xpre s s or im plie d , includ ingbut not lim ite d to warrantie s of s uitability for a particular purpos e or us e . Map d ata are com pile d from a varie ty ofs ource s which m ay contain e rrors and us e rs who re ly upon the inform ation d o s o at the ir own ris k. Us e rs ag re eto ind e m nify, d e fe nd , and hold harm le s s the City of Arling ton for any and all liability of any nature aris ing out ofor re s ulting from the lack of accuracy or corre ctne s s of the d ata, or the us e of the d ata pre s e nte d in the m aps .
kd h
Fig ure 2.13_11x17_15
5/28/2015
0 2.5 51.25 Mile sScale :
Date :
File :
Cartog raphe r:
Fig ure 2.13School Dis trict Bound arie s
Le g e nd
n P ublic Schools
Arling ton City Lim its
Surround ing SchoolDis tricts
Inte rs tate
State Route s
Major Road s
Citie s
Arling ton SchoolDis trict
!"`$
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204TH ST NE
168TH ST NE
NORTH
ST
SR530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STIL
LAGUAMISH
AVE
197TH ST NE
195THSTNE
I-5
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
89
T
H
A
V
E
N
E
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
47
T
H
A
V
E
N
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JORDANRD
DIKERD
DIKE RD
BOVEE LN
City of Arlington
µ
Waterb o dies and s treams p ro vided b y Sno ho mis h Co unty FTP s ite, do wnlo aded Feb ruary 2015.
Map s and GIS data are dis trib uted “AS-IS” witho ut warranties o f any kind, either exp res s o r imp lied, includingb ut no t limited to warranties o f s uitab ility fo r a p articular p urp o s e o r us e. Map data are co mp iled fro m a variety o fs o urces which may co ntain erro rs and us ers who rely up o n the info rmatio n do s o at their o wn ris k. Us ers agreeto indemnify, defend, and ho ld harmles s the City o f Arlingto n fo r any and all liab ility o f any nature aris ing o ut o fo r res ulting fro m the lack o f accuracy o r co rrectnes s o f the data, o r the us e o f the data p res ented in the map s .
kdh
Figure2.14_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Carto grap her:
Figure 2.14To p o grap hy
Legend
Mo derate to s teep s lo p es
Arlingto n City Limits
Arlingto n UGA
State Highway
State Ro ute
Streets
Airp o rt
Rail line
Res t area
City o f Marys ville
20' co nto urs
!"`$
?Ó
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204TH ST NE
168TH ST NE
NORTH
ST
SR530
SR 530
E 3RD ST
87TH
AVE
NE
211THPLNE
35
T
H
A
V
E
N
E
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STIL
LAGUAMISH
AVE
197TH ST NE
195THSTNE
I-5
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
89
T
H
A
V
E
N
E
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
162NDPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEW
DR
23RD
DRNE
31
S
T
A
V
E
N
E
6TH
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
MORAN RD
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
E
N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
E
S
A
V
E
47
T
H
A
V
E
N
E
PIONEER HWY E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
ARLINGTONHEIGHTS RD
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
226TH
PLNE
77
T
H
A
V
E
N
E
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
VISTADR
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JORDANRD
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legen d
Arlin gto n City Lim its
Arlin gto n UGA
State Highway
State Ro ute
Streets
Airpo rt
Rail lin e
Rest area
City o f Marysville
µ
W aterbo dies an d stream s pro vided by Sn o ho m ish Co un ty FTP site, do wn lo aded February 2015.
Maps an d GIS data are distributed “AS-IS” witho ut warran ties o f an y kin d, either express o r im plied, in cludin gbut n o t lim ited to warran ties o f suitability fo r a particular purpo se o r use. Map data are co m piled fro m a variety o fso urces which m ay co n tain erro rs an d users who rely upo n the in fo rm atio n do so at their o wn risk. Users agreeto in dem n ify, defen d, an d ho ld harm less the City o f Arlin gto n fo r an y an d all liability o f an y n ature arisin g o ut o fo r resultin g fro m the lack o f accuracy o r co rrectn ess o f the data, o r the use o f the data presen ted in the m aps.
kdh
Figure2.15_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Carto grapher:
Figure 2.15U.S. So il Co n servatio nSo il Survey
Soil Units
Alderwo o d gravelly san dy lo am
Alderwo o d-Everett gravelly san dy lo am s
Bellin gham silty clay lo am
Cathcart lo am
Custer fin e san dy lo am
Everett gravelly san dy lo am
Kitsap silt lo am
Lyn n wo o d lo am y san d
McKen n a gravelly silt lo am
Mukilteo m uck
No rm a lo am
No rm a varian t lo am
Pastik silt lo am
Pilchuck lo am y san d
Pits
Puget silty clay lo am
Puyallup fin e san dy lo am
Ragn ar fin e san dy lo am
Riverwash
Sn o ho m ish silt lo am
Sulsavar gravelly lo am
Sultan silt lo am
Sum as silt lo am
Terric Medisaprists
To kul gravelly m edial lo am
To kul-Ogarty-Ro ck o utcro p co m plex
To kul-W in sto n gravelly lo am s
Urban lan d
W ater
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
87TH
AVE
NE
211THPLNE
207TH ST NE
186TH ST NE
E 1ST ST
92NDAVENE
27
T
H
A
V
E
N
E
I-5
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
TVEIT RD
97
T
H
A
V
E
N
E
E5THST
180TH ST NE
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
MORAN RD
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
169TH PL NE
19THDR
NE
15
T
H
A
V
E
N
E
23RDDRNE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
NEWPORTDR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
PIONEER HWY E
SCHLOMANRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
188TH ST NE
200TH ST NE
234TH ST NE
SR 531
I-
5
MC
E
L
R
O
Y
R
D
NORTHST
SM
O
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E
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P
O
I
N
T
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Y
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L
V
D
27
T
H
A
V
E
N
E
79
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19TH
AVENE
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
80
T
H
D
R
N
E
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
OLYMPICPL
BUR
N
R
D
SPRINGLANEAVE W
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59
T
H
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T
H
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63
R
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N
E
CROWN
RIDGE
BLVD
JORDANRD
AIRPOR
T
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L
V
D
DIKERD
DIKE RD
BOVEE LN
Bjorn Creek
Hayho
Creek
EagleCreek
SouthSlough
ditch
WestForkQuilcedaCreek
Edgecombe Creek
MarchCreek
PrairieCreek
StillaguamishRiver
Por
t
a
g
e
C
r
e
e
k
City of Arlington
Legen d
Arlin gton City Lim its
Arlin gton UGA
State Highw ay
State Route
Streets
Airport
Rail lin e
Rest area
City of Marysville
µ
W aterbodies an d stream s provided by Sn ohom ish Coun ty FTP site, dow n loaded February 2015.
Maps an d GIS data are distributed “AS-IS” w ithout w arran ties of an y k in d, either express or im plied, in cludin gbut n ot lim ited to w arran ties of suitability for a particular purpose or use. Map data are com piled from a variety ofsources w hich m ay con tain errors an d users w ho rely upon the in form ation do so at their ow n risk . Users agreeto in dem n ify, defen d, an d hold harm less the City of Arlin gton for an y an d all liability of an y n ature arisin g out ofor resultin g from the lack of accuracy or correctn ess of the data, or the use of the data presen ted in the m aps.
k dh
Figure2.16_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figure 2.16Major W aterbodies an dDrain age Basin s
Drainage Basins
Eagle CreekMF Quilceda CreekMarch CreekOther Low er MS Stillaguam ish RiverOther Low er SF Stillaguam ish River
Other Middle MS Stillaguam ish RiverOther Upper SF Stillaguam ish RiverPortage CreekUn n am ed Burn Road CreekUpper MS Stillaguam ish RiverW F Quilceda Creek
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
35
T
H
A
V
E
N
E
E 3RD ST
87TH
AVE
NE
211THPLNE
ARLINGTONHEIGHTS
RD
207TH ST NE
186TH ST NE
E 1ST ST
200TH ST NE
92NDAVENE
19
T
H
D
R
N
E
SR 9
27
T
H
A
V
E
N
E
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
59
T
H
A
V
E
N
E
S
H
A
Z
E
L
S
T
I-5
51
S
T
D
R
N
E
SR
9
E 5THST
180TH ST NE
KNOLLDR
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STIL
LAGUAMISH
AVE
197TH ST NE
195THSTNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
REDHAWKDR
E 2ND ST
162NDPLNE
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
19THDR
NE
15
T
H
A
V
E
N
E
103RDDR
NE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
27
T
H
A
V
E
N
E
NEWPORT
DR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
MORAN RD
180TH ST NE
HAWKSVIEWDR
23RD
DRNE
31
S
T
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
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HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
15
T
H
A
V
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N
E
WOODBINE
DR
MCPHERSON RD
SCHLOMANRD
TW
I
N
L
A
K
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S
A
V
E
PIONEER HWY E
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
ARLINGTONHEIGHTSRD
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
234TH ST NE
188TH ST NE
200TH ST NE
SR 531
I-5
236TH ST NE
MC
E
L
R
O
Y
R
D
NORTHST
SM
O
K
E
Y
P
O
I
N
T
B
L
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SM
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P
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N
T
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L
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D
27
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19
T
H
A
V
E
N
E
TVEIT RD
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PLNE
CHAMPIONSDR
80TH
DR
NE
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
BURNRD
SPRINGLANEAVE W
COUNTRY CLUB DR
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
AIRPOR
T
B
L
V
D
JORDANRDDIKERD
DIKE RD
BOVEE LN
RanneyWell
AirportWell Field
HallerWellField
City of Arlington
Legend
!(City Wells
Low aq uifer s ens itivity
Med ium aq uifer s ens itivity
High aq uifer s ens itivity
Arlington City Limits
Arlington UGA
State Highw ay
State Route
Streets
Airport
Rail line
Res t area
City of Marys villeµ
Waterbod ies and s treams provid ed by Snohomis h County FTP s ite, d ow nload ed February 2015.
Maps and GIS d ata are d is tributed “AS-IS” w ithout w arranties of any kind , either expres s or implied , includ ingbut not limited to w arranties of s uitability for a particular purpos e or us e. Map d ata are compiled from a variety ofs ources w hich may contain errors and us ers w ho rely upon the information d o s o at their ow n ris k. Us ers agreeto ind emnify, d efend , and hold harmles s the City of Arlington for any and all liability of any nature aris ing out ofor res ulting from the lack of accuracy or correctnes s of the d ata, or the us e of the d ata pres ented in the maps .
kd h
Figure2.17_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figure 2.17Aq uifer Recharge Areasand City Wells
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
87TH
AVE
NE
211THPLNE
207TH ST NE
186TH ST NE
E 1ST ST
92NDAVENE
19TH
DR
NE
27
T
H
A
V
E
N
E
I-5
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
TVEIT RD
97
T
H
A
V
E
N
E
E5THST
180TH ST NE
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
MORAN RD
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
169TH PL NE
19THDR
NE
15
T
H
A
V
E
N
E
23RDDRNE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
NEWPORTDR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
PIONEER HWY E
SCHLOMANRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
188TH ST NE
200TH ST NE
234TH ST NE
SR 531
I-
5
MC
E
L
R
O
Y
R
D
NORTHST
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
79
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19TH
AVENE
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
80
T
H
D
R
N
E
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
OLYMPICPL
BUR
N
R
D
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
JORDANRD
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legen d
Arlin gto n City Lim its
Arlin gto n UGA
State Highway
State Ro ute
Streets
Airpo rt
Rail lin e
Rest area
City o f Marysville
µ
Waterbo dies an d stream s pro vided by Sn o ho m ish Co un ty FTP site, do wn lo aded February 2015.
Maps an d GIS data are distributed “AS-IS” witho ut warran ties o f an y kin d, either express o r im plied, in cludin gbut n o t lim ited to warran ties o f suitability fo r a particular purpo se o r use. Map data are co m piled fro m a variety o fso urces which m ay co n tain erro rs an d users who rely upo n the in fo rm atio n do so at their o wn risk. Users agreeto in dem n ify, defen d, an d ho ld harm less the City o f Arlin gto n fo r an y an d all liability o f an y n ature arisin g o ut o fo r resultin g fro m the lack o f accuracy o r co rrectn ess o f the data, o r the use o f the data presen ted in the m aps.
kdh
Figure2.18_ 11x17_ 15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Carto grapher:
Figure 2.18Critical Areas, Open Space & Resto ratio n Pro jects
Natio n al Wetlan d In ven to ry
City-Mapped Wetlan ds
NGPA & Critical Area Easem en ts
City Parks
Resto ratio n Pro jects
Mo derate to steep slo pes
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
87TH
AVE
NE
211THPLNE
207TH ST NE
186TH ST NE
E 1ST ST
92NDAVENE
19TH
DR
NE
27
T
H
A
V
E
N
E
I-5
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
TVEIT RD
97
T
H
A
V
E
N
E
E5THST
180TH ST NE
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
MORAN RD
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
169TH PL NE
19THDR
NE
15
T
H
A
V
E
N
E
23RDDRNE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
NEWPORTDR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
HIGHLAND
VIEW DR
182ND ST NE
95
T
H
A
V
E
N
E
WOODLANDSWAY
45TH
DR
NE
E 5TH ST
TW
I
N
L
A
K
E
S
A
V
E
WOODBINE
DR
MCPHERSON RD
PIONEER HWY E
SCHLOMANRD
47
T
H
A
V
E
N
E
43
R
D
A
V
E
N
E
40T
H
D
R
N
E
172ND ST NE
23
R
D
A
V
E
N
E
E GILMAN AVE
164TH ST NE
188TH ST NE
OLDBURNRD
204TH ST NE
67TH
AVE
NE
188TH ST NE
200TH ST NE
234TH ST NE
SR 531
I-
5
MC
E
L
R
O
Y
R
D
NORTHST
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
SM
O
K
E
Y
P
O
I
N
T
B
L
V
D
27
T
H
A
V
E
N
E
79
T
H
A
V
E
N
E
S
OLYMPIC
AVE
19TH
AVENE
N
W
E
S
T
A
V
E
59TH
AVE
NE
83
R
D
D
R
N
E
91
S
T
A
V
E
N
E
177THPL NE
226TH
PL
NE
CHAMPIONSDR
80
T
H
D
R
N
E
79
T
H
D
R
N
E
67
T
H
A
V
E
N
E
37
T
H
A
V
E
N
E
OLYMPICPL
BUR
N
R
D
SPRINGLANEAVE W
COUNTRY CLUBDR
59
T
H
D
R
N
E
ECOUNTRYCLUBDR
25
T
H
A
V
E
N
E
63
R
D
A
V
E
N
E
CROWN
RIDGE
BLVD
JORDANRD
AIRPOR
T
B
L
V
D
DIKERD
DIKE RD
BOVEE LN
City of Arlington
Legend
Arlington City Limits
Arlington UGA
State Highw ay
State Route
Streets
Airp ort
Rail line
Res t area
City of Marys ville
µ
Waterbodies and s treams p rovided by Snohomis h County FTP s ite, dow nloaded February 2015.
Map s and GIS data are dis tributed “AS-IS” w ithout w arranties of any kind, either exp res s or imp lied, inc ludingbut not limited to w arranties of s uitability for a p artic ular p urp os e or us e. Map data are c omp iled from a variety ofs ourc es w hic h may c ontain errors and us ers w ho rely up on the information do s o at their ow n ris k. Us ers agreeto indemnify, defend, and hold harmles s the City of Arlington for any and all liability of any nature aris ing out of or res ulting from the lac k of ac c urac y or c orrec tnes s of the data, or the us e of the data p res ented in the map s .
kdh
Figure2.19_11x17_15
5/28/2015
0 0.5 10.25 MilesSc ale:
Date:
File:
Cartograp her:
Figure 2.19Geologic Hazards
Liquefaction Susceptibility
high
moderate to high
moderate
low to moderate
low
very low to low
very low
!"`$
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204TH ST NE
168TH ST NE
SR53
0
SR 530
E 3RD ST
35
T
H
A
V
E
N
E
87TH
AVE
NE
211THPLNE
207TH ST NE
186TH ST NE
E 1ST ST
92NDAVENE
19TH
DR
NE
27
T
H
A
V
E
N
E
I-5
74TH
AVE
NE
51
S
T
A
V
E
N
E
71STDRNE
S
H
A
Z
E
L
S
T
51
S
T
D
R
N
E
SR
9
TVEIT RD
97
T
H
A
V
E
N
E
E5THST
180TH ST NE
186TH PL NE
43RD
AVE
NE
89
T
H
A
V
E
N
E
19TH
AVE
NE
S
STILLAGUAMISH
AVE
197TH ST NE
195THSTNE
171ST PLNE
88TH
DRNE
176TH PL NE
85
T
H
A
V
E
N
E
E 2ND ST
MORAN RD
89
T
H
A
V
E
N
E
33RD
AVE
NE
E BURKE AVE
192ND PL NE
S
F
R
E
N
C
H
A
V
E
S
M
A
C
L
E
O
D
A
V
E
196TH PL NE
166THPLNE
17
T
H
A
V
E
N
E
169TH PL NE
19THDR
NE
15
T
H
A
V
E
N
E
23RDDRNE
GLENEAGLEBLVD
190TH PLNE
220TH ST NE
NEWPORTDR
35
T
H
A
V
E
N
E
168TH ST NE
59
T
H
D
R
N
E
180TH ST NE
HAWKSVIEWDR
31
S
T
A
V
E
N
E
15
T
H
A
V
E
N
E
N
M
A
C
L
E
O
D
A
V
E
N
O
L
Y
M
P
I
C
A
V
E
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Maps and GIS d ata are d is tribu ted “AS-IS” w ithou t w arranties of any kind , either expres s or implied , inclu d ingbu t not limited to w arranties of s u itability for a particu lar pu rpos e or u s e. Map d ata are compiled from a variety ofsou rces w hich may contain errors and u s ers w ho rely u pon the information d o s o at their ow n risk. Us ers agreeto ind emnify, d efend , and hold harmles s the City of Arlington for any and all liability of any natu re aris ing ou t ofor res u lting from the lack of accu racy or correctnes s of the d ata, or the u se of the d ata pres ented in the maps .
kd h
Figu re2.20_11x17_15
5/28/2015
0 0.5 10.25 MilesScale:
Date:
File:
Cartographer:
Figu re 2.20Ad opted Flood w ay and Flood plain
100 year floodplain as mapped by FEMA
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Figure2.21_11x17_15
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Carto grap her:
Figure 2.21Bro adb and In Arlingto n Area
Comcast (DetailedInformation)
Strand
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ApproximateLocation
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Wave
Data provided by Comcast, Frontier and Wave (May 2015)
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kdh
Figure2.22_ 11x17_ 15
7/24/2015
0 0.15 0.30.075 MilesScale:
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Figure 2.22Brekhus Beach Pro p o sedIn frastructure
Planning Level Data
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 2
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐Land Use and Zoning Map – PLN#303
Summary:
The proposed amendments involve changes to Chapter 2 Maps and Figures regarding
Official Land Use Map changes related to the proposed Urban Growth Area‐ARL3 (King‐
Thompson) UGA expansion. The zoning map changes are necessary to remove references
to the UGA Expansion known as ARL3 (King Thompson). There are also map changes to
replace the Residential Low/medium Density (RLMD) with Residential Moderate Density
(RMD). In addition, one map change is required by an approved private rezone request
(Villas at Arlington)
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments. With the withdrawal of ARL3 from the County docket, the 2015
Comprehensive Plan Update was no longer consistent with this body of regulations.
The revisions to the listed chapters will bring the Comprehensive Plan back into
compliance with these State, regional and local regulations and allow for
certification of Arlington’s 2015 Comprehensive Plan Update.
2. The merging of the RLMD zone category with the RMD zone category under a new
RMD zone is essentially a technical Code adjustment since there is currently no
significant difference between the two categories.
3. The rezone request for Villas at Arlington was recommended by the Planning
commission and approved by council, resulting in the need for a Land Use Map
revision.
4. The Planning Commission held workshops on these and related items on June 6 and
June 27, 2017, and held an open record public hearing on July 18, 2017.
5. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to Land Use and Zoning Map‐
PLN#303 as presented.
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 2 of 2
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
(PLN#303 (cont.)
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
CPA – WASA Plan Removal Staff Report – PLN#304
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – WASA Plan Removal – PLN#304
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves chapter changes related to the West Arlington Subarea Plan,
known as the WASA. The Comprehensive Plan Amendments are necessary to remove the language
and references to the WASA due to the buildable lands reconciliation. This area will be incorporated
into the HMU Plan, of which the WASA was an attempt to do something similar with a future
regulating and overlay plan. The HMU overlay and regulating plan will utilize Form Based Code as
its governing principle and encompass all areas currently zoned Highway Commercial (HC),
General Commercial (GC), Neighborhood Commercial (NC), and the Commercial Corridor
Designation along Smokey Point Boulevard. Goals and Policies supporting this amendment; GO-3,
GH-1, GH-5, GH-8, GL-4, GL-7, GT-5, PO-6.1, PH-2.1, PH-4.2, PH-5.1, PH-8.1, PL-1.7, PL-1.13, PL-4.3,
PL-4.8, PL-7.2, PL-7.3, PL-8.1, PL-15.51.
Applicable Sections:
Chapter 1, Section 1.4 Implementation Program – WASA
Chapter 1, Section 1.4 Neighborhood Plans – WASA
Chapter 1, Section 1.5 Documents Adopted By Reference – WASA
Chapter 3, PL-15.45 – WASA Title and Policy
Chapter 4, Section 4.6 – Future Growth Areas – WASA
Chapter 4, Section 4.8 Neighborhood Planning Subareas – WASA
Chapter 4, Section 4.8 Neighborhood Planning Subareas – Form-based codes
Chapter 5, Table 5-1 West Arlington
Chapter 5, Section 5.14 Subarea Plans – WASA
City of Arlington
CPA – WASA Plan Removal Staff Report – PLN#304
Page 2 of 2
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised chapters
will make the Comprehensive Plan compliant with local, state and federal regulations and
allow for full certification of the Comprehensive Plan.
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 1, Chapter 3, Chapter 4 and Chapter 5 of the Comprehensive Plan through a letter of findings
and facts for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 1
2. Comprehensive Plan Chapter 3
3. Comprehensive Plan Chapter 4
4. Comprehensive Plan Chapter 5
Chapter 1: Introduction
City of Arlington Comprehensive Plan Introduction
1-1 JULY 2017
1.1 LAYOUT OF THIS PLAN
The chapters following this introduction contain the Comprehensive Plan for the City of Arlington
as updated in 2015 and certified in 2017 by the Washington Department of Commerce and
Puget Sound Regional Council.
For ease of use, the Plan is broken into three main components. The first component is
comprised of Chapters One through Three. These three chapters contain the City’s Vision
Statements, Maps, and Policies.
The second component is comprised of Chapters Four through Nine which contain the
background information behind the goals and policies.
The third component is Appendices A through I which include a glossary of terms, the
procedures for the siting of essential public facilities, plan consistency with countywide planning
policies, the Department of Commerce Checklist, information about Arlington’s natural
environment, and the environmental review of this plan (SEPA).
1.2 PLAN OBJECTIVES
In the 1995 Comprehensive Plan the City Council adopted a vision statement as presented by
the Select Committee established to write the plan. The Vision Statement (Page 3) is still as
appropriate today as it was when it was first adopted. The principal theme of the Statement is
that the City of Arlington would like to maintain its character and identity, or simply put, a “small
town” atmosphere. The overall goals found in the third chapter of the plan are essential in
maintaining this atmosphere and a fine quality of life for our citizens. As the Plan is implemented
the goals will provide direction and guidance.
We would, as a City, like to remain the same, but on a larger scale with the same amenities
now treasured by our present citizens. We want to preserve our community-oriented character.
We want our citizens to be able to find the type of housing they want and can afford and insure
that they be able to work and shop locally. Excellent municipal services, facilities, and
infrastructure need to be provided without overtaxing our citizens.
To the West and North of our city limits lies the Stillaguamish Valley. It is fertile farmland within
the flood plain of the Stillaguamish River. As an awe inspiring entrance to our City, it is
unequalled.
City of Arlington Comprehensive Plan Introduction
1-2 JULY 2017
We will be tested at times during the next twenty years as we fit more citizens into less space.
But the rewards will be great as we look westward at a preserved Stillaguamish Valley and
inward to a balanced residential and job-creating community. Safe, well-kept neighborhoods
and commercial areas are the ultimate goal of this plan and will continue to be so as we step
forward into a bright future.
1.3 IMPLEMENTATION PROGRAM
The following chapters outline how well the City is positioned to achieve its goals and targets by
2035. The Growth Management Act requires that where targets are achievable, an
implementation strategy be presented, including proposed code revisions, projects, specific
policies and programs. Where targets (population, employment, housing, buildable lands, etc.)
are in some jeopardy, a set of “reasonable measures” should be developed. These may be the
same as implementation measures. The objective is to make the community’s plan workable.
In 2017 the following Plan implementation strategies are adopted as part of the GMA update.
The list will be updated annually.
City Land-Use Code Changes (Title 20)
1. Reform the City’s entire Land-Use Code. Specifically:
Revise existing regulations to incentivize Cottage Housing.
Combine RMD and RMLD land use designations/regulations into one RMD land use
designation.
Develop and adopt a Mixed Use code for use in attracting well planned developments to
the City’s commercial land base. Revise the permitted-use table to add clarity and
consistency.
These code changes are not required for compliance with GMA requirements. They will be
developed after Plan adoption in Summer, 2017.
Land Use Map
1. Remove the TDR overlay designation from the Brekhus/Beach Subarea.
2. Combine the RLMD and RMD land-use designations into one RMD designation.
City of Arlington Comprehensive Plan Introduction
1-3 JULY 2017
3. Provide for the addition of Mixed Use overlay designations to the Land Use Map based on
approved development plans.
4. Revise, as needed, the Arlington/Marysville Manufacturing Industrial Center (MIC)
designation to reflect the PSRC Regional Centers Framework.
Neighborhood Plans
1. Develop design standards for the Old Town Business District and the Old Town Residential
District.
2. Develop “high-level” master plans for Brekhus/Beach Subarea and future Lindsay
Annexation area within the Hilltop Subarea.
3. Complete annexation in the Hilltop Subarea.
4. Review the following “emphasis areas” for further planning strategies:
a. SR9/172nd St, in the Lindsay annexation area.
b. Airport Business Park.
c. Arlington-Marysville Manufacturing Industrial Center.
d. Island Crossing and Stillaguamish tribal property.
e. West Bluff
f. Smokey Point
Environmental Protection
1. Identify areas of potential slide hazards (e.g. Burn Road/Stillaguamish Avenue) and
determine regulatory or other protections.
Economic Development
1. Help implement the Stillaguamish Valley Economic Development Plan.
2. Participate in PSRC regional centers study.
3. Pursue conceptual master plan of Manufacturing Industrial Center with Marysville, EASC
and property owners.
4. Review zoning in underdeveloped commercial centers (e.g. Kent Prairie, Hilltop) to find
incentives for development (e.g. HMU zoning).
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Transportation
1. Develop plans for street connectivity
2. Accommodate nonmotorized transportation modes (trails, sidewalks, etc)
3. Develop street networks within the Brekhus/Beach Subarea, and the future Lindsay
Annexation Area.
Plan and Project Review
1. Reports, plans, project reviews or other actions by the City will contain an analysis of the
GMA Plan and policies to ensure consistency or describe variations.
2. Reports, plans, project reviews or other actions by adjacent jurisdictions will be reviewed
against the Comprehensive Plan, with comment being provided to the decision-makers.
The July 2015 GMA Comprehensive Plan was granted conditional certification by the Puget
Sound Regional Council, subject to completion of several items outlined in its March 2016
review (Appendix I). Certification is required for review of transportation funding requests under
the Regional Transportation Improvement Program, which Arlington will be pursuing over the
coming months and years. This 2017 Plan reflects changes based on that review.
1.4 DOCUMENTS ADOPTED BY REFERENCE
The City of Arlington Comprehensive Plan incorporates by reference the following documents:
2005 Arlington GMA Comprehensive Plan, except as otherwise amended by the 2015
Update.
West Arlington Subarea Plan.
Arlington Water Systems Plan.
Arlington Sewer Systems Plan.
Arlington 2016 Transportation Plan.
Stillaguamish Valley Economic Development Plan.
Snohomish County Countywide Planning Policies, June 2013.
Multi-County Planning Policies.
PSRC Vision 2040.
PSRC Transportation 2040.
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PSRC Industrial Lands Analysis, 2015.
Updated Regional Transportation Demand Management Action Plan.
Updated Transportation 2040 financial strategy.
Coordination with planned Community Transit services.
Coordination with Sound Transit planning.
Puget Sound Cleans Air Agency Growth Management Policies.
Regional Open Space Strategy.
International Building Codes, including Fire Code.
Puget Sound Water Quality Management Plan.
NPDES Phase II Stormwater permit.
2012 Stormwater Management Manual for Western Washington.
Lakewood School District Capital Facilities Plan.
Arlington School District Capital Facilities Plan.
Snohomish County UGA Land Capacity Analysis Technical Report, June 10, 2015
The documents listed will have direct influence on decision-making where provisions are
prescriptive. Where advisory only, the documents will be balanced with other policies,
regulations and priorities.
1.5 RE-ASSESSMENT PROCESS
The Comprehensive Plan includes a Capital Facilities Element (Chapter 9) and Transportation
Element (Chapter 8), each describing how infrastructure will be developed concurrently with
growth. The City may not be able to finance all proposed capital facility projects. This will be
assessed annually. Where capital facility shortfalls affect concurrency, the following are the
options available:
Increase Revenue
Decrease Level of Service Standards
Decrease the Cost of the Facility or Reduce the Scope of the Project
Decrease the Demand for the Public Service or Facility
Reassess the Land Use Element
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In deciding how to address a particular shortfall, the City will balance the equity and efficiency
considerations associated with each of these options.
1.6 Growth Management Act
In 1990, the Legislature enacted the Growth Management Act (GMA) to guide and coordinate
local planning. The GMA recognizes the diversity of growth management challenges facing
Washington's large, urban, small, and rural cities/counties and establishes distinct planning
requirements for all cities/counties that vary depending upon population and growth rates. Local
plans must be consistent with and supportive of the planning goals outlined in State law:
1. Urban Growth - Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
2. Reduce Sprawl - Reduce the inappropriate conversion of undeveloped land into
sprawling, low density development.
3. Transportation - Encourage efficient multi-modal transportation systems that are based
on regional priorities and coordinated with county and city Comprehensive Plans.
4. Housing - Encourage the availability of affordable housing to all economic segments of
the population of this State; promote a variety of residential densities and housing types;
and encourage preservation of existing housing.
5. Economic Development - Encourage economic development throughout the State that
is consistent with adopted Comprehensive Plans; promote economic opportunity for all
citizens of this State, especially for unemployed and for disadvantaged persons; and
encourage growth -- all within the capacities of the State's natural resources, public
services, and public facilities.
6. Property Rights - Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions.
7. Permits - Applications for both State and local government permits should be processed
in a timely and fair manner to ensure predictability.
8. Natural Resource Industries - Maintain and enhance natural resource-based
industries, including productive timber, agricultural, and fisheries industries.
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9. Open Space and Recreation - Encourage the retention of open space and
development of recreational opportunities; conserve fish and wildlife habitat; increase
access to natural resource lands and water; and develop parks.
10. Environment - Protect the environment and enhance the state's high quality of life,
including air and water quality, and the availability of water.
11. Citizen Participation and Coordination - Encourage the involvement of citizens in the
planning process and ensure coordination between communities and jurisdictions to
reconcile conflicts.
12. Public Facilities and Services - Ensure that those public facilities and services
necessary to support development shall be adequate to serve the development at the
time the development is available for occupancy and use without decreasing current
service levels below locally established minimum standards.
13. Historic Preservation - Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
Against this policy backdrop, the GMA invests local government with significant decision-making
power. The City of Arlington strongly endorses the thrust of the GMA as an essential and
responsible series of planning and interlocal coordination measures that, when implemented,
will help direct community, regional, and statewide efforts to enhance Washington's quality of
life, environmental protection, and economic vitality. The City of Arlington continually works to
maintain a Comprehensive Plan that establishes a clear intent and policy base that can be used
to develop and interpret local regulations consistent with the GMA.
This Comprehensive Plan was developed in accordance with RCW 36.70A.070 -- the Growth
Management Act -- to address growth issues in the City of Arlington, the adjacent Urban Growth
Area (UGA), and what is shown as our future growth areas. It represents the community's policy
plan for growth over the next 20 years, through 2035. The City of Arlington is interdependent
with many other communities. In such circumstances, the long-term planning for the City needs
to be adapted to unexpected or rapid changes. Therefore, rather than simply prioritizing actions,
this plan assists the management of the City by providing policies to guide decision-making. The
plan includes the following Elements:
Housing
Land Use
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Transportation
Park, Recreation, and Open Space
Economic Development
Public Services and Capital Facilities
All of the planning elements have been integrated into a single, internally consistent plan,
updated to reflect changes since its last review in 2005. The City of Arlington believes the
Comprehensive Plan, as a whole, will be effective in working toward the community goals in an
economically feasible manner.
1.7 CONSISTENCY WITH OTHER PLANS
State law requires, and Arlington supports
coordination of its Plan with those of
neighboring communities and with regional
and countywide planning policies.
Countywide Planning Policies
The GMA requires that each county
planning under the act adopt countywide
planning policies to which all
comprehensive plans developed within that
county must conform. The Snohomish
County Countywide Planning Policies have
provided guidance in the planning process
and this Comprehensive Plan is consistent
with them; in fact, those policies are
adopted as Appendix C to this
Comprehensive Plan.
County Comprehensive Plan
Snohomish County, like Arlington, must update its comprehensive plan every ten years. These
processes took place concurrently. Arlington was an active participant in the work of the
Planning Advisory Committee (PAC), Infrastructure Coordinating Committee (ICC) and
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Snohomish County Tomorrow (SCT) committees. Each is a component of the County’s GMA
planning effort. Arlington also participated in the review of the County’s Comprehensive Plan
update and provided comment to the Draft Plan and environmental impact statement. The
updated Arlington Plan is consistent with the County document.
Puget Sound Regional Council -- Vision 2040
In October of 1990, the Puget Sound Council of Government (PSRC) developed and adopted a
growth and transportation strategy for the Central Puget Sound Region known as Vision 2020. It
was eventually updated as Vision 2040 and Transportation 2040. This strategy is aimed at
reducing sprawl, air pollution, and traffic congestion by calling for the containment and
densification of growth within designated growth centers, thus limiting the extent of sprawl into
surrounding farmlands, forests, and open spaces. It concentrates new employment into about
fifteen centers and connects the centers with a regional transit system. The vision emphasizes
the movement of people through increased transit and ridesharing investments.
Through a collaborative process among jurisdictions in Snohomish County known as
Snohomish County Tomorrow (SCT), Arlington was originally given the designation of “Urban
Small City”. Subsequent to the 2005 Plan adoption it was re-classified to “Larger” cities along
with Marysville, Mill Creek, Mountlake Terrace, Mukilteo and Monroe. Larger cities are intended
to absorb significant population and job growth, with “Small” cities absorbing growth in a less
intensive manner.
1.8 HOW TO USE THIS DOCUMENT
The Arlington Plan serves many purposes: to outline a vision for the community through 2035,
to outline specific actions to accomplish the vision, to assist in the review of land use or capital
investment decisions and to assist discussions by the City with neighboring communities on
issues of mutual interest.
Future public or private projects and decisions will require an analysis of this Plan to measure
consistency with the City’s vision and policies. To use this document as the City's
Comprehensive Plan, for the basic plan elements the reader is directed to the Chapter 1, the
Figures and Maps (Chapter 2), and the Goals and Policies (Chapter 3). This is all that is needed
to know what our future plans are. If one wishes to see the background supporting data and
analyses on how these plans, goals and policies were developed, he/she is directed to the
appropriate Element addressing the item being proposed.
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The Plan is also an “integrated SEPA/GMA document” meaning that it serves both as a Plan
and an environmental impact statement. Future actions that are consistent with the Plan policies
and environmental findings will have reduced analysis needs and faster permit processing. To
use this document in its capacity as a supplemental EIS for the Comprehensive Plan, the reader
is directed to the project description (Chapter 1, Introduction), the description of existing
conditions (Chapter 4, Description of Planning Area), the goals and policies (Chapter 3, Goals
and Policies), the analyses of the plan and its environmental impact and the environmental
findings (Appendix F, Environmental Impact Statement with Addendum).
Over time, it is possible that some of the information will have become outdated. Such
information may be updated during annual or eight-year periodic, Comprehensive Plan updates.
Persons preparing an environmental checklist or other application document will be directed to
the description of existing conditions (Chapter 4, Description of Planning Area), and the
environmental impact analyses and environmental findings (Appendix F).
1.9 THE PAST AND PRESENT
Before looking forward to 2035, a brief look back will set the stage. The City of Arlington had last
updated its Plan in 2008 because the City had changed dramatically since the previous plan
was adopted in 2005. Recognition of the type of changes that are occurring and readiness to
make decisions in light of such changes will allow the City to take advantage of positive
opportunities and to address the effects on the quality of life.
In 2005, the population in the City has shifted away from the large single-family unit to include
many smaller family units. The balance between the number of jobs and the number of housing
units has shifted as the number of two-income families has increased. Concerns about
environmental quality had also created a change in traditional land use practices as well as a
preference for alternatives to the automobile. And, prior to the Great Recession, the economy
was shifting away from land-intensive industries to light manufacturing and service industries.
In 2005, the City undertook an extensive public participation process to ensure the vision of the
community expressed in the Comprehensive Plan reflected the needs and desires of the local
population. In 2005, the City of Arlington was experiencing pressures from growth within its
boundaries as well as from the more urbanized areas in the County, State, and other states.
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There was increasing demand for public facilities such as traffic improvements, police, utilities,
and fire protection.
In 2015-17, growth pressures continued. The City has chosen to take a proactive role in
attracting developments to meet the needs of the citizens, prioritizing alternative uses of land
and public resources, and identifying in explicit terms the impact proposed developments will
have on the community. This 2017 update continues the themes called out by the public in 2005
and adds those facts and figures that keep it current with 2017 trends. The 2005 Vision
remains.
Population is expected to grow to almost 26,000 people by 2035, an almost 40% increase. Jobs
are forecasted to grow to 20,884, although if the proposed Manufacturing Industrial Center (See
Chapter 5) develops to its potential, up to 75,000 jobs will exist between Arlington’s airport and
central Marysville.
Where new residents will live is a significant issue in this Plan. In 2005 and 2008, because of
plans by the City and County to promote Transfer of Development Rights (TDR) as a tool for
agricultural preservation and more compact urban growth inside the City, the eastern city limits
(Burn Hill) were expanded. In 2017, those plans are still under discussion because of
infrastructure issues. The City has updated it capital facility plans for transportation, water,
wastewater and stormwater in the past few years and the City’s ability to serve its customers
seems secure through 2035 (See Chapter 9). Road funding will present a challenge as the Burn
Hill area and future Manufacturing Industrial Center (AMMIC) rely on future funding sources for
major and local arterial streets serving future development. With the recent Connecting
Washington gas tax approval in November 2016, SR531 will be improved as a major access
point for these areas. The City is cooperating with the Stillaguamish Tribe in road and other
improvements to accommodate each’s land use planning along SR 530.
1.10 PUBLIC PARTICIPATION
The Public Participation Plan is included as Appendix H.
In developing the 10-Year update in 2005, the Planning Commission and City Council held
numerous public workshops and hearings to take testimony from the public. Public notices and
articles were printed in the Arlington Times and Everett Herald for all meetings as well as
quarterly updates and announcements in the City’s newsletter and on the City’s website.
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Through the visioning process the City identified the following opportunities that provide a basis
for planning and the 2005 Plan:
Maintain quality of life;
Reduce land use conflicts and haphazard development;
Maintain infrastructure;
Determine what public services the City wants to provide and decide at what level of
service it is willing to provide these services;
Determine how to finance and pay for these public services;
Determine how to acquire and spend public resources;
Anticipate future expenditures;
Build on current stewardship of land;
Build on and take full advantage of existing assets.
Because the 10-Year update for 2015 was intended to update information while adhering to the
1995 and 2005 Vision, a less extensive public outreach program was used. It was assumed that
the public was comfortable with the Vision and the greatest need was to ensure that current
trends and information supported it. Once the technical analysis (population, buildable lands,
employment forecasts, etc.) were confirmed and updated in the Plan, the Plan was taken to the
public for discussion.
The City employed several means of involving the public and other stakeholders. These
included use of the City’s website to post updates, the City’s Facebook and newsletter, posting
copies at the Arlington library and City Hall; and direct communication with inquiries via e-mail.
The City Planning Commission is the ongoing steward of the Comprehensive Plan. In this role
they provide advice and recommendations to the Mayor, Council, and City staff on planning
goals, policies and future plans. Throughout the update process, the Planning Commission
provided input to City staff with input regarding the Plan drafts, public participation, the
preliminary and final environmental review documents.
City staff was available to answer specific questions by the public on a day-to-day basis. Audio
recording of Commission and Council meetings were available to the public. Public hearings
were held by the Planning Commission in May and by the City Council in June. Each meeting
was preceded by a workshop to allow informal discussion of the Plan with citizens.
The data used to develop this Comprehensive Plan are to the greatest extent possible the best
available data. The City has also coordinated its plan with that of adjacent jurisdictions and
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agencies and the Puget Sound Regional Council (PSRC), which also acts as the Regional
Transportation Planning Organization (RTPO) and Metropolitan Planning Organization (MPO))`
in order to achieve compatibility and consistency. In addition, the Comprehensive Plan has
considered, and incorporated where applicable, the Growth Management Act's thirteen goals,
listed below.
As part of PSRC certification of its 2015 Plan, the City undertook a “reconciliation” process in
2016 to ensure that land use policies and assumptions were coordinated with the County
population, employment and housing targets for 2035. Upon successful conclusion of the
process, certain amendments were made to the Plan, which was adopted as an update on
______, 2017 by City Council. This was followed by full certification of the City’s plan by the
PSRC as compliant with Vision 2040 and Transportation 2040.
Arlington’s Plan now conforms to:
-- established regional guidelines and principles,
-- the adopted long-range regional transportation plan, and
-- transportation planning requirements of RCW 47.80.026. The multicounty planning
policies in VISION 2040 encompass these requirements
1.11 PLAN IMPLEMENTATION AND MONITORING
Adopted plans must contain implementation and monitoring procedures developed in order to
establish a system for measuring progress in implementing the goals and policies. This process
also prepares the City for updates in the future. These procedures address:
Citizen participation in the process;
Updating appropriate base-line data and measurable objectives to be accomplished
in the first six-year period of the plan, and for the long-term period(2035);
Accomplishments in the first ten-year period, describing the degree to which the
goals and policies have been successively reached;
Obstacles or problems which resulted in the under achievement of goals and
policies;
New or modified goals and policies needed to address and correct discovered
problems; and
A means of ensuring a continuous monitoring and evaluation of the plan during the
ten-year period.
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Although adopted by ordinance, a Comprehensive Plan has traditionally been a policy
document with the implementation carried through by land development regulations and other
ordinances. However, the Growth Management Act has authorized action in a variety of
innovative regulatory and non-regulatory implementation methods that should be considered.
The City will continue its public education program following plan adoption in order to inform the
entire community about the rationale and goals of the plan as well as the changes that will take
place in the City because of the plan's implementation. Arlington believes that broad support for
the plan is crucial for effective implementation.
Development regulations must be updated to be consistent with the plan shortly after its
adoption. In reviewing regulations for consistency, the City should ensure that the development
patterns suggested in the plan are encouraged. In addition to the new development regulations
identified in the land use plan other regulations will be enacted as necessary to implement the
land use plan.
Planning is an on-going process, and improved data or changing circumstances will require
amendments to the Comprehensive Plan. In particular, the plan will be updated once every
eight years to reflect revisions to the Office of Financial Management population estimates and
revisions to the Capital Facilities Plan. The update will also address any specific concerns,
clarify inconsistencies that were identified during the decade, review the adequacy of the
adopted level of service standards, and update any environmental information. In addition,
every eight years the City will review the densities permitted and the usage of the land with the
Urban Growth Area.
The City of Arlington is committed to following its adopted Comprehensive Plan and will allow
for an adequate period of time for policies and actions to take effect prior to considering
changes to it. The City is also committed to working with the County and other jurisdictions to
coordinate and resolve problems. As with other communities, Arlington allows the public to
submit requests for plan amendments once a year. The “docket process” ensures that changing
circumstances that warrant changes to policies, zoning or projects are adequately considered to
keep the Plan vibrant.
The City, through its monitoring and annual review process, will ensure that the Plan remains
concurrent with State, regional and local policies. If a concurrency issue arises, the re-
assessment process (See 1.6 above) will be initiated.
Chapter 3: Goals and Policies
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3 Goals and Policies
OVERALL GOALS AND POLICIES
GO-1 Ensure City Goals and Policies are consistent with the Growth Management
Act.
GO-2 Continue to provide effective stewardship over the natural and built
environments within the City, ensuring harmony between both environments
through application of best practice techniques.
GO-3 Work towards promoting and maintaining an urban environment within the
City that enhances livability for its residents.
GO-4 Continue to use local resources and encourage local involvement in
community actions. This should include continued encouragement of public
and private involvement in community traditions, as well as encouragement of
volunteerism.
GO-5 Diversify recreational opportunities and cultural activities within the City.
GO-6 Preserve and promote Arlington’s "small town" character.
Policies:
PO-6.1 Site design and building architecture in residential and commercial developments
should be human-scaled (i.e., pedestrian friendly) and conducive to social
interaction.
PO-6.2 Residential plats (subdivisions) should be designed to encourage pedestrian activity
through incorporation of amenities such as, but not limited to, sidewalks on both
sides of the street, street furniture, street trees, and pedestrian paths connecting the
plat to adjacent residential, commercial, educational, or recreational facilities.
PO-6.3 Mini Parks should be required in new residential developments or a “fee-in-lieu of”
paid to the City.
PO-6.4 Land-use developments should be conducive to social interaction.
PO-6.5 Both publicly and privately owned civic spaces should be included in both
commercial and residential neighborhoods to ensure adequate gathering places for
residents.
PO-6.6 Design Guidelines/Standards should be established, maintained, and enforced, in
order to ensure that all new development both within the Private and Public Realms
are in harmony with the desired character of each respective neighborhood subarea.
PO-6.7 All land use decisions and other relevant City decisions will be reviewed against
these planning goals and policies -- including Countywide Planning Policies and
Multi-County Planning Policies – to ensure internal and external consistency.
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HOUSING GOALS AND POLICIES
GH-1 Diversify the City’s housing stock.
Policies:
PH-1.1 A variety of housing types and densities should be encouraged on lands with a
residential land-use designation.
PH-1.2 Detached Accessory Dwelling Units should be permissible in residential zones.
PH-1.3 Mobile and manufactured home parks should be permissible in the City subject to
specific site plan requirements.
PH-1.4 Adequate housing opportunities for residents with special housing needs should be
provided within the City.
PH-1.5 Different classes of group homes should be permissible in residential
neighborhoods.
GH-2 Ensure the development of new multi-family housing and small single-family
units occur within close proximity to commercial areas within the City.
Policies:
PH-2.1 Multi-family housing should be located close to commercial and employment
centers, transportation facilities, public services, schools, and park and recreation
areas.
PH-2.2 Cottage Housing should be incentivized in moderate and high density residential
areas within the City.
PH-2.3 Utilize Mixed Use mechanisms to incentivize housing within close proximity to
commercial uses.
GH-3 Ensure stable residential neighborhoods through public investment in
infrastructure and by preserving existing housing stock.
Policies:
PH-3.1 Funds should be adequately budgeted for periodic maintenance of existing
infrastructure in residential neighborhoods throughout the City.
PH-3.2 A long-term plan should be developed for bringing neighborhoods that lack
adequate infrastructure up to the City’s current design and streetscape standards,
including trails for pedestrian connectivity.
GH-4 Encourage the development of special needs housing within the City.
Policies:
PH-4.1 The City should support the development of housing for the elderly, handicapped,
and other special needs populations through the allowance of mixed-use housing,
group housing, and other housing types.
PH-4.2 Senior housing should be located in close proximity to hospitals, public
transportation routes, retail/service centers, and parks.
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GH-5 Encourage a quality housing stock within the City.
Policies:
PH-5.1 The City should develop and maintain Development Design Guidelines/Standards
that address aesthetic and environmental design issues for single-family and multi-
family residential development.
PH-5.2 The City should coordinate with willing neighborhood-based groups and other
volunteer organizations to promote housing rehabilitation efforts.
PH-5.3 The City should promote the conservation of housing through investment in the
infrastructure serving residential areas (storm drainage, street paving, and
recreation).
PH-5.4 The City should maintain code enforcement programs to catch problems early, avoid
extensive deterioration of housing units, and to motivate owners to repair and
improve maintenance of their structures.
PH-5.5 The “Old-Town” residential area of the City should be protected as a traditional,
single-family neighborhood by allowing only single-family, accessory dwellings, and
duplexes that are compatible with the neighborhood in terms of use, design, and
setback.
PH-5.6 The City should encourage weatherization of housing units and disseminate
information regarding assistance available from the electric and gas utility
companies, charitable organizations, and public agencies.
GH-6 Establish and maintain a streamlined permitting processing to help create
predictability for customers.
Policies:
PH-6.1 The City should maintain streamlined permit processing procedures, centralized
counter services, pre-application conferences, printed information summarizing
permit approval requirements, standards and specifications, area-wide
environmental assessments, concurrent permit and approval processing, permit and
approval deadlines, and single hearings.
GH-7 Increase the opportunity for all residents to purchase or rent safe, and
sanitary housing through incentives and other programs.
Policies:
PH-7.1 The Planning Commission should review State and federal housing programs and
make recommendations to City Council regarding future grant applications.
PL-7.2 The City should coordinate with willing neighborhood-based groups or other
volunteer organizations to promote rehabilitation and community revitalization
efforts.
PL-7.3 The City should support agency and nonprofit organizations in the creation of
housing opportunities to accommodate the homeless, elderly, physically or mentally
challenged, and other segments of the population who have special needs.
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GH-8 Promote and facilitate the provision of affordable housing in all areas and
zoning districts of the City.
Policies:
PH-8.1 The City should work to ensure that housing options for low- and moderate-income
households are:
a) dispersed throughout the City to discourage a disproportionate concentration of
such housing in any one geographical area of the City;
b) are located near amenities such as commercial and employment areas,
transportation facilities, and recreational opportunities and;
c) are inclusive of a variety of housing types.
PH-8.2 The City should continue to support and participate in regional housing cooperatives
such as Snohomish County’s Alliance for Affordable Housing and other regional
organizations that promote affordable housing.
PH-8.3 The City should support and encourage private developers and organizations who
seek to provide below-market housing units by utilizing various tools such as a)
allowing alternative development types (e.g. ADUs, Clusters, Cottage Housing,
Small Lots, Unit Lot Subdivision, Bungalow Courts), b) implementing regulatory tools
(e.g. Mixed Use, Inclusionary Zoning, SEPA Exemption, Flexible Development
Standards, Performance Standards), c) providing general incentives (e.g. density
bonuses, parking reductions, permitting priority), d) financial help (e.g. reduced
permit and utility connection fees), e) encouraging project level actions that help with
affordability (affordability covenants). The City should provide criteria and process
for ensuring that those units remain affordable over time.
PH-8.4 As part of any rezone that increases residential capacity, the City should consider
requiring a portion of units to be affordable to low- and moderate-income
households. PH-8.5 Work with the County and others on zoning and other strategies
around transit oriented development (TOD) sites to guide sustainable and equitable
development patterns that incorporate affordable housing production.
PH-8.5 Consistent with the amended 2016 Snohomish County 2016 Countywide Planning
Policy Amendments:
PH-8.5.1 In advance of market activities that may limit future potential public
benefits, the City should pursue zoning and other strategies around
transit oriented development (TOD) sites to guide sustainable and
equitable development patterns that incorporate affordable housing
production. (CWPP LU Policy 3.H.3)
PH-8.5.2 Support the coordination of housing and service providers to serve
persons with special needs. (CWPP HO Policy 1.A.5)
PH-8.5.3 The City shall recognize the increasing diversity in the cultural and
economic backgrounds of its residents, and shall encourage a broad
range of affordable ownership and rental housing opportunities,
including opportunities for persons with special needs. (CWPP HO
Policy 1.B.2)
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PH-8.5.4 The City shall encourage (private) for-profit and non-profit sector
production of new housing units that are affordable to and occupied by
low income households. (CWPP HO Policy 1.C.3 )
a. Explore and evaluate various fiscal and regulatory tools and funding
resources and strategies to encourage housing providers to increase
the supply of affordable housing units generally, and particularly within
mixed-income developments and communities.
b. Provide incentives that encourage for-profit and non-profit residential
developers to address low- and moderate-income housing needs,
such as priority permit processing and exemptions or reductions in
impact fee mitigation payments for low-income projects with
affordability commitments.
c. Evaluate the feasibility of reducing minimum permitted lot sizes in
non-PRD developments.
d. Encourage through incentives and other techniques a balance of
affordable and market-rate housing within urban centers and along
transit emphasis corridors. (CWPP HO Policy 1.C.3 )
PH-8.5.5 Assist the County to track the provision of affordable housing units to
assess whether an adequate supply of housing affordable to the
county’s lower income and special needs residents, is being provided.
(CWPP Objective HO 4.B )
PH-8.5.6 Work with the county in seeking partnerships with other jurisdictions,
through the Alliance for Housing Affordability, the Housing Consortium of
Everett and Snohomish County, Snohomish County Tomorrow and
similar forums, to track the provision of housing by type and affordability.
This effort will include an assessment of progress toward meeting the
county’s housing goals, including housing that addresses the needs of
households within the Under 30% AMI, 30-50% AMI and 51-80% AMI
segments, as projected in the current Housing Characteristics and
Needs Report for Snohomish County. (CWPP HO Policy 4.B.1)
PH-8.5.7 Based upon the monitoring and evaluation results from Policy 4.B.1, the
City should evaluate the effectiveness of its zoning regulations to
produce housing developments that meet the diverse housing needs
identified in the Housing Characteristics and Needs Report for the
community. (HO Policy 4.B.2)
LAND USE GOALS AND POLICIES
General:
GL-1 Work to ensure that the character and location of land uses optimize the
economic benefit, enjoyment by residents, and protection of natural resources
while minimizing the threat to health, safety and welfare posed by hazards,
nuisances, incompatible land uses and environmental degradation through
implementation of the following:
a) Growth Management: Manage growth so that the delivery of public facilities
and services will occur in a fiscally responsible manner to support
development and redevelopment within the City.
City of Arlington Comprehensive Plan Goals and Policies
3-6 JULY 2017
b) Economic Development: Attain the highest level of economic well-being
possible for all citizens in Arlington through the achievement of a stable
and diversified economy offering a wide variety of employment
opportunities.
c) Neighborhood Conservation: Achieve a well-balanced and well-organized
combination of open space, commercial, industrial, recreation and public
uses that are served by an efficient transportation network while protecting
the fabric and character of residential neighborhoods.
d) Environmental Preservation and Conservation: Through both preservation
and conservation ensure the proper management of the natural
environment and resources.
Policies:
PL-1.1 Suburban Residential (SR) – This designation should primarily provide for single-
family residential development, at a density of four (4) dwelling units per acre, and
compatible uses where the full range of public facilities and services to support
suburban development exists. This designation may be implemented by more than
one zoning classification. Determination of the appropriate zoning classification shall
take into account the density of nearby existing development and the capacity of
existing and projected public facilities.
PL-1.15 Gateway Overlay Zone (GOZ) – This land use designation overlay should be applied
to properties (lots) that are adjacent to, or abutting right-of-ways classified as Arterial
or greater and that are at least partially within a quarter mile of city limits.
Development regulations specific to the Gateway Overlay Zone should be
established to address architecture, site design, screening, landscaping, and
appropriate land uses.
PL-1.2 Residential Moderate Density (RMD) – This designation should primarily provide for
single-family residential development (including duplexes), at a density of six (6)
dwelling units per acre, and compatible uses where the full range of public facilities
and services to support moderate density development exists. This designation may
be implemented by more than one zoning classification (such as Low/Moderate
Density). Generally, this designation is appropriate for land located convenient to
principal arterials and/or business and commercial activity centers where a transition
between higher densities and lower densities are warranted or where critical areas,
transportation systems, or other public facilities preclude higher density.
Determination of the appropriate zoning classification shall take into account the
density of nearby existing development and the capacity of existing and projected
public facilities.
PL-1.3 Old-Town Residential (OTR) – This designation should primarily provide for single-
family residential development (including duplexes), at a density of ten dwelling units
per acre, and compatible uses where the full range of public facilities and services to
support urban development exists. This designation may be implemented by more
than one zoning classification. This designation is to be used for the older residential
part of Arlington, which is mostly developed in a traditional, small-lot grid pattern.
Any new development in this designation should be compatible and consistent with
this older-style development pattern. Design standards or other special regulations
City of Arlington Comprehensive Plan Goals and Policies
3-7 JULY 2017
aimed at preserving the historic quality of the traditional residential may be applied
in this designation.
PL-1.4 Residential High Density (RHD) – This designation should provide for multi-family
and other high-density residential development, with density limited only by
development parameters such as-but not limited to-building height, setbacks,
parking requirements, screening, open space and compatible uses where a full
range of public facilities and services that support urban development exist or can
be provided. Generally, this designation is appropriate for land that is located
convenient to principal arterials and commercial areas.
PL-1.5 Neighborhood Commercial (NC) – This designation should provide for retail and
service businesses that serve the limited convenience shopping and personal
service needs to the immediate surrounding neighborhood. Generally this
designation is appropriate for lots that are located on the corner of an intersection
where at least one adjacent road is classified as an arterial or greater.
PL-1.6 Old-Town Business District (OTBD) – This designation is intended for the traditional
commercial center of old downtown Arlington, and should be used to promote a
dense, active, pedestrian-oriented commercial/service center. It should provide for
pedestrian-oriented commercial or business uses that attract large numbers of
customers and that are conducted primarily indoors, multi-family residential uses
upstairs from commercial uses (mixed use), and civic uses. This designation may
be implemented by more than one zoning classification. In particular, there is a
noticeable difference in the existing land use patterns between N. Olympic and the
other commercial parts of downtown, and special policies and regulations may be
implemented to enhance the historic nature of the former as a way to increase
commercial activities therein. In areas of the OTBD not directly on N. Olympic, such
policies and regulations may also be implemented, but should allow for slightly more
automobile-oriented design.
PL-1.7 General Commercial (GC) – The General Commercial designation is intended to
provide areas for a wide range of small to large footprint commercial uses, but
typically in areas that would be used predominantly by local users. Such uses
typically are conducted in individual buildings with large parking lots that are located
toward the block or site interior and have adequate landscaping and screening.
Mixed-use development should be permissible.
PL-1.8 Highway Commercial (HC) – This designation is intended to provide areas for a
wide range of large-scale, auto-oriented commercial and business uses that may
attract users from outside the Arlington area and that require highway access, larger
sites, and separation from residential uses.
PL-1.9 Business Park (BP) – The Business Park designation is intended to promote office,
high technology research and development, and related uses in a master-planned,
park-like setting.
PL-1.10 Light Industrial (LI) – This designation is intended to allow those types of industrial,
wholesale, or service uses that have minimal impacts on surrounding properties.
This is accomplished by having all activities done in completely enclosed structures.
Due to the proximity of this zone to the Arlington Airport, care should be taken to
ensure that uses are compatible with it, and that they will not impact airborne aircraft
because of the height of structures, smoke, glare, lights which shine upwards, radio
City of Arlington Comprehensive Plan Goals and Policies
3-8 JULY 2017
interferences from transmissions, nor any water impoundments or sanitary landfills
which would create potential hazards from waterfowl to airborne aircraft.
PL-1.11 General Industrial (GI) – This land use designation is intended to allow a full range
of industrial, wholesale, or service uses that traditionally may have impacts to
surrounding properties, as they involve a great deal of activity and storage outside
the building; large doors are open; and there may be more noise, light, heat, smoke,
dust, and odors detected beyond the property lines than in other zones.
PL-1.12 Aviation Flightline (AF) – This designation is intended to allow only aviation related
uses proximate to airport runways and taxiways. Aviation related uses include any
uses related to supporting aviation that require direct taxi-way access as a
necessary part of their business operations, such as aviation services,
manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily
catering to pilots, employees, or passengers), or other uses that are clearly related
to aviation.
PL-1.13 Civic Space (CS) – This category is intended for use on all land that is publicly
owned and will in all likelihood remain publicly owned. It allows public buildings and
services, recreational uses, utilities, and transportation facilities.
PL-1.14 Master Planned Neighborhood (MPN) This land use designation overlay should be
permissible on large tracts of land (25 acres or more) where detailed planning would
benefit the public as well as all property owners involved by allowing them to
proportionately share infrastructure planning and financing. It achieves this by
requiring that a Master Plan be developed for all parcels within a particular overlay
and approved by Council. The Master Plan should address how the roads, sewer,
water, and other services and utilities would be provided and paid for, determine the
types of uses would be allowed and at what densities (including at least 50% of the
lots in Low Density Residential (4 du/ac), and whatever other issues need to be
worked out prior to development.
GL-2 Preserve and promote a safe, clean and aesthetically pleasing living
environment.
Policies:
PL-2.1 Storage of soil, yard waste, refuse, machines and other equipment in rights-of-way
and building setbacks should be prohibited.
PL-2.2 Installation of curbs, gutters, sidewalks, landscape strips, and vegetated LID
facilities for all developments should be installed unless the permit-issuing authority
makes specific findings that such improvements would not be consistent with these
or other goals or policies. Curb cuts are permitted at bio-retention facilities to allow
stormwater runoff to enter the facility.
Inter-Jurisdictional Coordination
GL-3 Work with affected jurisdictions to address cross-jurisdictional growth issues.
Policies:
PL-3.1 The City should coordinate growth and development with adjacent jurisdictions to
promote and protect inter-jurisdictional interests.
City of Arlington Comprehensive Plan Goals and Policies
3-9 JULY 2017
PL-3.2 The City should enter into and maintain Interlocal Agreements with adjacent
jurisdictions that address joint planning, reciprocal mitigation and impact fees, and
other mutually beneficial issues.
Growth and Growth Management
GL-4 Accommodate new development in a manner that supports a growth rate
consistent with the goals of the State Growth Management Act but also
preserves and enhances Arlington’s quality of life, its natural environment,
and its historical and cultural amenities.
Policies:
PL-4.1 The City’s Urban Growth Area should be sufficiently sized to accommodate
projected 20-year population and employment forecasts.
PL-4.2 The City should ensure that growth and development is consistent with the City's
Capital Facilities Plan for providing public facilities including streets, sidewalks,
lighting systems, traffic signals, water, storm and sanitary sewer, parks and
recreational facilities, and schools.
PL-4.3 The City should adopt and maintain development regulations that ensure that
growth is consistent with State laws and the Community Vision.
PL-4.4 When proposing Urban Growth Area expansions, the City should only seek land to
be included within the City’s Urban Growth Area that is suitable for urban
development consistent with the Growth Management Act and where utilities and
infrastructure can be provided at reasonable costs.
PL-4.5 All new commercial, industrial, and residential plat developments should provide
additional transportation infrastructure consistent with the City’s comprehensive
transportation plan and development regulations through installation, dedication,
fee-in-lieu or some other acceptable form of mitigation.
PL-4.6 Development patterns should be responsive to environmental critical areas with
resulting fragmentation of the built environment minimized to the greatest extent
feasible.
PL-4.7 The City should use Snohomish County Tomorrow’s Growth Monitoring Report as a
basis for monitoring growth.
PL-4.8 The City should plan for a balanced mix of land uses based on land availability and
the capacity to provide public services.
PL-4.9 Infrastructure capacity should be “concurrent” with new land development. Where
concurrency cannot be assured, the GMA and capital facility plans should be
reassessed and potentially amended accordingly.
PL-4.10 The City should strive to equitably allocate the cost of growth. Such tools as
mitigation and impact fees can provide funds for necessary infrastructure
improvements.
GL-5 Ensure that Neighborhood or Subarea Plans for unincorporated Urban Growth
Areas are established prior to annexation in order to ensure coordinated
growth and development patterns occur as the City expands.
City of Arlington Comprehensive Plan Goals and Policies
3-10 JULY 2017
Policies:
PL-5.1 The City should prepare neighborhood or subarea plans for unincorporated Urban
Growth Areas that address and coordinate future: land uses and development
standards, utility lines and other infrastructure, roads and road improvements,
protected open spaces, potential park space, trails, etc., prior to allowing
annexation. The City should enter into an Interlocal Agreement with Snohomish
County to ensure any development within the City’s unincorporated Urban Growth
Area is consistent with and coordinated with City plans for that area.
PL-5.2 City sewer lines should not be extended outside city limits into the City’s
unincorporated Urban Growth Area.
PL-5.3 The City will pursue designation of a Manufacturing Industrial Center (MIC) in
cooperation with the City of Marysville for the unincorporated area between the two
cities. If so designated, a coordinated Subarea Plan will be developed.
GL-6 Annex all unincorporated Urban Growth Areas within the City’s Urban Growth
Area.
Policies:
PL-6.1 Annexations should include all land within the respective unincorporated Urban
Growth Area enclave.
PL-6.2 Unincorporated areas within the City’s Urban Growth Area should be pre-designated
on the City’s Future Land Use Map and pre-zoned on the City’s Official Zoning Map.
PL-6.3 City utilities and services should be planned and made available for extension within
reasonable time after annexing land to the City.
PL-6.4 In considering annexations, the following criteria should be used to evaluate the
feasibility of the proposed annexation:
a) The existing levels (quantity and quality) of urban services and facilities in the
area to be annexed; and
b) The proximity to City utility lines; and
c) The quantity and quality of services that will be required after annexation; and
d) The costs of furnishing needed services; and
e) Any potential revenue generation that could be used to offset existing and future
service and infrastructure needs.
PL-6.5 After annexation, the City should honor pre-existing mitigation agreements,
conditions on permits, appropriate inter-jurisdictional studies, and agreed-upon
standards.
PL-6.6 Entire rights-of-way adjacent to the annexation areas should also be included within
the total area to be annexed unless there is an existing agreement between the City
and the County requiring otherwise.
Residential Land Use
GL-7 Encourage a mix of residential densities throughout the City.
Policies:
PL-7.1 All recommended changes in residential densities should be based on the following:
a) The overall impact to surrounding properties;
City of Arlington Comprehensive Plan Goals and Policies
3-11 JULY 2017
b) The general impact to the existing transportation network;
c) The feasibility of the site and its situation for the proposed density;
d) The availability/capacity of urban services such as water and sewer to serve the
area;
e) The vacant land supply within the City at the proposed density;
f) Consistency with GMA growth targets and buildable land supply.
PL-7.2 Higher density residential uses should be located around commercial areas.
PL-7.3 Vertical and Mixed Use developments with a residential component should be
permissible in designated zones within the City.
GL-8 Preserve and promote the character, scale, and quality of existing
neighborhoods as new development occurs.
Policies:
PL-8.1 The City should develop design standards to ensure the orderly transition and
compatibility of adjacent residential densities.
Commercial Land Use
GL-9 Create pedestrian links between commercial and residential developments.
Policies:
PL-9.1 Where commercial and residential areas abut, new development proposals should
include the design and construction of walkways, sidewalks or other non-motorized
features to integrate and link commercial activities and other neighborhoods within
the City.
GL-10 Promote Neighborhood Commercial uses in appropriate places.
Policies:
PL-10.1 A re-designation and rezoning of lots to neighborhood commercial may be approved
by the City (at the City’s discretion) when a lot meets all of the following criteria and
any others as listed in Title 20 of the AMC:
1. The lot is located at the intersection of two public rights-of-way, where at least
one right-of-way has a roadway classification (whether existing or proposed) of
arterial or greater OR is adjacent to another Neighborhood Commercial zoned
lot and has direct access to an arterial roadway and is within 660 feet of an
intersection.
2. The lot has existing and legal direct access to at least one arterial right-of-way
prior to the reclassification and rezone request. The lot is adjacent to or abutting
on at least one side to another lot zoned Neighborhood Commercial and/or
residential (RLD, RMD, RHD).
Industrial Land Use
GL-12 Maintain a sufficient industrial land base in order to support a high ratio of
jobs to households.
Policies:
PL-12.1 Industrial land uses should be located in the vicinity of Arlington Airport in order to
take advantage of existing and anticipated transportation systems.
City of Arlington Comprehensive Plan Goals and Policies
3-12 JULY 2017
PL-12.2 The amount of land planned and allocated for industrial use should be reasonably
scaled to meet the demonstrated demand.
PL-12.3 Industrial uses should be encouraged to share facilities such as internal roadways,
parking facilities, and rail access.
PL-12.4 Industries with high job numbers that support the local resource processing needs
should be encouraged.
PL-12.5 The City should pursue the designation of the Arlington-Marysville Manufacturing
Industrial Center (AMMIC) in the Snohomish County Countywide Planning Policies
and regional designation by Puget Sound Regional Council (PSRC).
PL-12.6 The City should support the development and growth of the Arlington-Marysville
AMMIC by supporting a concentrated manufacturing and industrial base and by
planning for future growth and infrastructure improvements.
PL-12.7 The City should develop appropriate zoning, design review and landscaping
regulations so that manufacturing uses within the Arlington portion of the AMMIC are
buffered from adjacent or abutting residential uses.
PL-12.8 The City should ensure that at least 80% of the property within the AMMIC is
planned and zoned for industrial and manufacturing uses. Compatible non-industrial
uses shall be as allowed under PSRC certification and be conditioned to mitigate for
potential conflicts with current and future industrial uses.
GL-13 Minimize the adverse impacts of industrial uses to adjacent and abutting
residential properties.
Policies:
PL-13.1 Additional setbacks should be required for industrial buildings and uses that are
adjacent to or abut non-industrial zoned land in order to minimize impacts.
Vegetated Low Impact Development (LID) facilities may be located within these
setbacks.
PL-13.2 Full screen landscape buffers (which may consist of vegetated LID facilities) should
be required along industrial zoned property and non-industrial zoned properties.
GL-14 Maintain a healthy, clean industrial district through the use of design
standards and adherence to environmental standards.
Policies:
PL-14.1 Outdoor storage areas should be screened from public rights-of-way through use of
both fencing and native vegetation.
PL-14.2 Landscape buffers should be installed and maintained along property lines adjacent
to rights-of-way.
PL-14.3 Landscape buffers should include the use or retention of native vegetation adequate
to serve as visual screens between rights-of-way and industrial uses. Landscape
buffers may also consist of vegetated LID facilities.
PL-14.4 Pollutants should be managed through site design engineering and source control.
Site disturbance and soil compaction should be minimized during construction.
Implement source control best management practices (BMPs) to prevent soil and
stormwater runoff contamination from operation and storage of heavy equipment.
City of Arlington Comprehensive Plan Goals and Policies
3-13 JULY 2017
PL-14.5 Development Design Guidelines should be established for the Industrial Zones and
the AMMIC.
PL-14.6 Open space and recreation opportunities such as parks and non-motorized trails
should be incorporated in industrial areas.
SUBAREA SPECIFIC GOALS AND POLICIES
GL-15 Protect and enhance our various neighborhoods as follows:
Policies:
Old-Town Residential District
PL-15.1 The Old-Town Residential District should be protected as a traditional, single-family
neighborhood.
PL-15.2 Only single-family residential, accessory dwelling units, and duplexes that are
compatible with neighborhood in terms of use and design should be allowed in the
Old-Town Residential District.
PL-15.3 Design standards for new development in the Old-Town Residential District should
be established to ensure compatibility with the existing historical character.
PL-15.4 Improvements to the streetscapes (pedestrian ways, planter strips with approved
vegetation, vegetated LID facilities) should be made throughout the Old-Town
Residential District. Maintenance responsibilities should be assigned to encourage
ownership of the LID facilities.
Old-Town Business District
PL-15.8 The City should support continued revitalization of both the private and public
realms within the Old-Town Business District.
PL-15.9 The Old-Town Business District should be a vibrant, people-oriented district so as to
encourage civic engagement and support local business.
PL-15.10 Vertical mixed use with a residential component on upper floors should be allowed
and encouraged.
PL-15.11 Design Standards for both the public and private realms should be established in
order to promote a unified historic character among the three sub-districts within the
Old-Town Business District.
PL-15.12 The City should capitalize on its position along the Stillaguamish River by
developing a Riverfront Master Plan that addresses future land uses, motorized and
non-motorized transportation networks, and recreational opportunities.
PL-15.13 The City should develop and implement a plan (including funding) to improve Haller
Park.
PL-15.14 Public parking lots should incorporate historic design features.
PL-15.15 The City should provide incentives for commercial property owners to renovate
and/or improve their building facades consistent with their historic character.
City of Arlington Comprehensive Plan Goals and Policies
3-14 JULY 2017
PL-15.16 An active, diverse, and integrated "main street"-style central business district should
be encouraged in order to promote economic growth by attracting residents, visitors,
and businesses.
PL-15.17 A compact commercial district that facilitates easy pedestrian access between
shops and buildings should be encouraged.
.PL-15.18 A diverse array of commercial business types should be permissible in the Old-
Town Business District.
PL-15.19 Any on-site parking should be located to the side or rear of buildings.
PL-15.20 Additional public parking lots should be provided in the Old-Town Business District
to better accommodate motor-vehicles.
PL-15.21 The City should promote design elements in Old-Town Business District that reflect
the City's history, scale, and character by establishing Development Design
Standards specific to the Old-Town Business District.
PL-15.22 New commercial and multi-family developments in Old-Town Business Districts 1
and 2 should be required to provide bicycle racks.
PL-15.23 Commercial signage should be primarily pedestrian scaled and oriented.
PL-15.24 Street trees should be incorporated into the streetscape for newly renovated streets.
PL-15.25 Pedestrian facilities in adjacent residential neighborhoods should be connected to
those in the commercial district (and vice-versa) so that there is an integrated
pedestrian/alternative transportation network throughout the Old-Town Business
District.
PL-15.26 Building design and architecture should be human-scaled.
PL-15.27 The City should undertake efforts to beautify the Old-Town Business District with
street plantings, street furniture, pedestrian paths, decorative lighting and signing,
brick or textured streets, historical markers, etc.
PL-15.28 The City should encourage cooperative downtown improvement planning and
implementation efforts between the City, the Downtown Arlington Business
Association and the downtown merchants.
PL-15.29 The City should encourage businesses to improve deteriorating facades, poor signs,
and their general outside appearance in accordance with historical design character.
PL-15.30 The City should require new development to augment the historic look of downtown
by maintaining the existing building pattern (i.e., the continuous street wall,
permanent awnings, ground floor shops with many windows and large glass areas,
second floor professional services and/or apartments).
PL-15.31 Pedestrian-scaled commercial businesses should be encouraged in Old-Town
Business District 1 along Olympic Avenue in to Old-Town Business District 2 and 3.
PL-15.32 City Hall and other civic functions should be located within Old-Town Business
District 1.
PL-15.33 The City should encourage new indoor recreation facilities, restaurants and
entertainment functions in the Old-Town Business District.
City of Arlington Comprehensive Plan Goals and Policies
3-15 JULY 2017
PL-15.34 Street parking should be permissible along all streets within the OTBD to the extent
feasible, particularly along Olympic Avenue.
Arlington Bluff
PL-15.38 The City should encourage annexation of existing urban growth areas outside city
limits.
PL-15.39 In the Transportation 6-Year TIP, consideration should be given to improving
Cemetery Road, 47th Avenue, and 188th Street to their Local Collector standards.
PL-15.40 The forested steep slopes along the bluff should be protected for both environmental
and aesthetic purposes by prohibiting development within steep slope buffers and
requiring a minimum percentage of forest cover to be retained.
PL-15.41 Care should be taken to not increase discharge of stormwater runoff onto the
farmlands below.
Kent Prairie
PL-15.43 Kent Prairie has a very diverse range of uses and housing types; such diversity
should be protected.
PL-15.44 Through design, screening, and setbacks, impacts should be minimized between
residential and non-residential uses.
West Arlington (West Bluff, Island Crossing, Smokey Point)
PL-15.45 The City should work to upgrade the streets to City standards. Where stormwater
improvements are needed, encourage evaluation of LID facilities.
PL-15.46 As much of the area is within the 100-year floodplain and floods rather frequently, a
drainage plan should be developed and implemented to alleviate this problem.
Stormwater improvements should be prioritized in the Island Crossing neighborhood
based on flood modeling and aligned with the South Slough and Portage Creek
stream channels. There is potential for a regional system that also functions as flood
conveyance and compensatory storage during major events.
PL-15.47 Coordinate future revision of I-5 rest stop with access to Smokey Point Boulevard.
PL-15.48 A community park and neighborhood center park should be located within the
Smokey Point neighborhood.
South Fork
PL-15.49 The City should work with interested residents in annexing this subarea.
Brekhus-Beach
PL-15.50 A “high-level” Master Plan for the Brekhus-Beach Subarea should be developed by
the City in consultation with subarea property owners and adopted by the City
Council prior to the subdivision of any land within the subarea. With regards to this
policy, “high-level” means the layout of arterial and collector roads (including
streetscape design standards), layout of water and sewer lines and their associated
facilities, and land-use designation. (See Figure 2-22 for preliminary plan)
PL-15.51 Prior to the adoption of a “high-level” Master Plan for the Brekhus-Beach Subarea
by the City Council, one single-family dwelling unit and one accessory dwelling unit
City of Arlington Comprehensive Plan Goals and Policies
3-16 JULY 2017
should be permitted by the City to be constructed on any existing legal lot within the
subarea.
PL-15.52 After the adoption of a “high-level” Master Plan for the Brekhus-Beach Subarea,
“large-lot” subdivisions should be permissible in those portions of the subarea where
the extreme cost or difficulty in extending sewer exists. With regards to this policy,
“large-lot” means the minimum lot size required by the Snohomish County Health
District for on-site sewage disposal systems. After the adoption of a “high-level”
Master Plan for the Brekhus-Beach Subarea, shadow platting should be permissible
in those areas where sewer is not yet available so as not to preclude the allowed
underlying density at such a time when sewer becomes available. When sewer
becomes available to serve the shadow plat, all lots within the plat will be required to
connect to sewer.
Hilltop
PL-15.53 The properties around the SR-9 and SR-531 intersection should be planned to
become an urban village, with mixed commercial and high-density residential uses.
(Mixed Use).
PL-15.54 The City should encourage the development of the Boyden 5-acre tract to urban
densities. This would probably take the formation of a Local Improvement District
(ULID) to fund the installation of sewer, water, and transportation systems. The City
should also help find a secondary access point.
Manufacturing Industrial Center
PL-15.55 As this is the predominant location for future employment in Arlington, the City
should actively seek appropriate development of this area in accordance with
AMMIC and PSRC Regional Centers designation criteria.
PL-15.56 A road network should be developed that makes properties more accessible and
usable.
The Airport
GL-16 As an Essential Public Facility, protect the Arlington Municipal Airport from
encroaching non-compatible land uses so as to maintain its long-term
viability.
Policies:
PL-16.1 Promote a compatible relationship between the airport industrial zone and
surrounding land uses.
PL-16.2 Secure airport approach zones through either land purchase, avigation easements,
or disclosure statements so that the City can enforce regulatory controls in those
areas.
PL-16.3 Secure avigation easements from new developments that are proposed within the
Airport Protection District.
PL-16.4 The Arlington Airport is designated as an “Essential Transportation Facility.” This
designation provides leverage to maintain compatible zoning and land use options
and helps protect its airspace in the approach and transitional surface areas.
City of Arlington Comprehensive Plan Goals and Policies
3-17 JULY 2017
PL-16.5 Maintain an Airport Protection District to protect aviation interests by applying FAA
and WSDOT policies and land use restrictions.
PL-16.6 Obtain and maintain interlocal agreements with adjacent jurisdictions to help
implement airport protection policies.
PL-16.7 Protect and control land critical to the future expansion of the airport as depicted in
the Airport Master Plan.
PL-16.8 Prohibit buildings, structures, or other objects from being constructed or altered so
as to project or otherwise penetrate the airspace surfaces (as defined in FAA Part
77), except as necessary and incidental to airport operations.
PL-16.9 At the time of land use approval (i.e. subdivision of land), property disclosure
notices--notices on the face of the plat map and avigation easements dedicated to
the City of Arlington--should be recorded on areas within the Airport Protection
District.
PL-16.10 Require that submittal requirements for proposed land use actions disclose potential
conflicts with airspace.
PL-16.11 Within the Airport Protection District require disclosure notice for potential negative
impacts from aviation operations and noise, unless mitigated by other measures.
PL-16.12 Residential use shall be prohibited on Airport property and within the Runway
Protection Zone 1. Residential use and/or density should be limited, within the Inner
Safety Zones 2, Inner Turning Zone 3, and Outer Safety Zone 4, and Runway
Sideline Zone 5 to reduce negative impacts on residents from aviation operations
and noise.
PL-16.13 Non-residential use and/or intensity may be limited, if such uses are deemed to be
noise sensitive, to reduce negative impacts on users from aviation operation noise.
PL-16.14 Prohibit the location of noise-sensitive land uses from areas of high noise levels,
defined by the 65 DNL (or higher) noise contour of Arlington Municipal Airport.
PL-16.15 All detention, retention and wetland construction in the Airport Protection District
needs to be planned to minimize attracting wildlife that is a hazard to aviation.
PL-16.16 To better ensure compatibility between the airport and surrounding land uses:
Risks to surrounding people and property shall be minimized by applying more
stringent land use controls to geographic areas with greater potential risk.
Risks to people on the ground shall be minimized by restricting land uses so as to
limit the number of people likely to gather in areas most susceptible to aircraft
accidents and/or by reducing risks through special features of building design.
Discourage land uses that are of particular safety concern because of the reduced
mobility of occupants or their inability to respond to emergency situations in areas
most susceptible to aircraft accidents. Such uses include children’s schools, day
care centers, hospitals, nursing homes and/or other uses where the majority of
occupants are children, elderly or handicapped.
Discourage land uses in the vicinity of the airport that may cause visual, electronic
or bird strike hazards to aircraft in flight.
City of Arlington Comprehensive Plan Goals and Policies
3-18 JULY 2017
PL-16.17 The City and the airport shall make available to prospective purchasers of property
in the vicinity of the airport information about airport activity impacts so that they can
take this information into account in making purchase decisions.
PL-16.18 Any expansion of airport facilities that would result in a significant increase in noise,
hazard or glare shall include measures to reduce impacts to surrounding
neighborhoods.
GL-17 Development Airport Properties in an orderly fashion.
Policies:
PL-17.1 Develop and maintain airport property as depicted within the Airport Master Plan.
PL-17.2 Create conceptual development site plans for Airport properties that are not already
shown in the Master Plan.
PL-17.3 The Airport should maintain a green belt along residential portions of the perimeter
of the Airport property, subject to Part 77 restrictions and the possible requirement
for low-growing vegetation.
Resource Protection
GL-18 To safeguard communitywide environmental conditions and resources the
City will encourage the effective stewardship of the environment and protect
critical areas and conserve land, air, water, and energy resources.
Policies:
PL-18.1 The City should continue to amend and adopt land development regulations that
ensure the protection of the attributes, functions and amenities of the natural
environment under all projected growth scenarios.
PL-18.2 Through the land planning and development review processes, the City should
require the provision of fish and wildlife habitat corridors, and restrict the
fragmentation of large natural plant communities that provide essential and
significant wildlife habitat.
PL-18.3 The City should work to ensure compatibility of land uses with topography, geology,
soil suitability, surface water, groundwater & aquifers, frequently flooded areas
wetlands, climate, and vegetation and wildlife.
PL-18.4 The City should utilize local resources whenever possible to encourage local
involvement in community actions and to enhance community pride.
PL-18.5 The City should promote reducing air pollution emissions associated with land uses
and transportation in accordance with national, State, regional, and local policies
and standards.
PL-18.6 The City should work to protect and enhance the natural environment while planning
for and accommodating growth.
PL-18.7 The City should maintain or restore aquatic ecosystems and associated habitats and
aquifers through the development and implementation of a comprehensive
protection program.
PL-18.8 The City should protect and maintain elements of the environment including clean
water, natural vegetation, and habitat corridors through adopted development
regulations and a variety of educational, voluntary and incentive programs.
City of Arlington Comprehensive Plan Goals and Policies
3-19 JULY 2017
PL-18.9 The City should work to help preserve agriculture and agricultural land outside the
City’s Urban Growth Area through a variety of planning techniques, regulations,
incentive, and acquisition methods.
PL-18.10 The City should identify and protect open space natural and scenic resources, and
shoreline areas.
GL-19 Require site-sensitive development to protect environmental resources.
Policies:
PL-19.1 Significant trees within the City should be preserved to the extent feasible. In
instances where it is not feasible to preserve significant trees, any significant tree
cut down should be mitigated either through re-planting or payment of a fee-in-lieu.
PL-19.2 Existing and native vegetation should be preserved as much as possible due to its
vital role in the groundwater and wildlife systems of Arlington in order to prevent
additional storm water runoff or soil erosion from new developments and to provide
a habitat for wildlife. In newly developed and re-developed areas, site disturbance
should be minimized and native vegetation and duff should be retained.
PL-19.3 Salmonid streams, drainage ways, wetlands, and their buffers should be protected
from adverse impacts of land development that might decrease low flows or
increase high peak flows, reduce recharge areas for streams, increase bank or bed
erosion, or increase turbidity of the water.
PL-19.4 The City should work to protect, the following sensitive resources: wetlands, streams
and creeks, lakes and ponds, aquifer recharge areas, steep slopes, significant trees,
fish and wildlife habitat and corridors, archaeological and historical sites and
artifacts, geologically hazardous areas, and frequently flooded areas. Other
resources may be included by amending the City's critical areas regulations.
PL-19.5 Since the Airport and surrounding property are located above an aquifer that
provides the City of Arlington water, measures to protect that resource should be
established (See Water System Plan).
GL-20 Minimize storm water runoff and urban drainage impacts by utilizing the
natural drainage system where it is possible to do so without significantly
altering the natural drainage ways.
Policies:
PL-20.1 The City should encourage the design of developments to use natural drainage
patterns and incorporate means to entrap storm water and water pollutants before
they are carried down slope or before they enter wetlands and/or other bodies of
water.
PL-20.2 The City should work with residents and other jurisdictions to improve storm
drainage in and around Arlington.
PL-20.3 The City should adopt and keep current a stormwater comprehensive plan and
control ordinance requiring best management practices for stormwater control,
addressing such issues as detention, release, erosion and siltation, nutrients and
toxic pollutants, etc.
City of Arlington Comprehensive Plan Goals and Policies
3-20 JULY 2017
PL-20.4 To minimize impacts on natural resources, the evaluation of Low Impact
Development techniques should be evaluated as the preferred approach prior to
implementing traditional stormwater treatment and flow control facilities.
GL-21 Promote energy conservation by developing incentives and/or requirements
for energy-saving transportation, land development patterns and practices,
and building construction and operation methods and materials.
Policies:
PL-21.1 The City should encourage the development of paths and easements for non-
motorized transportation to encourage pedestrian and bicycle use throughout the
City.
PL-21.2 Encourage development patterns that are based on a grid system to increase
connectivity and reduce utility and transportation costs as well as energy
consumption.
PL-21.3 Encourage energy-saving construction and building operation practices and the use
of energy-conserving materials in all new construction and rehabilitation of buildings.
GL-22 Encourage the protection of special historic, architectural, aesthetic or
cultural resources through the designation of historic landmarks and districts
and the adoption of appropriate incentives.
Policies:
PL-22.1 The City should encourage the rehabilitation and revitalize of the downtown by using
adaptive reuse of existing commercial structures, preservation of historic sites and
structures, and restoration of prominent places and features to ensure economic
viability and community stability. Many of the older structures in the downtown area
represent 90 years of the City's character and heritage. Consider adapting existing
structures identified in the 1980 Snohomish County Cultural Resource Inventory to
other appropriate uses for continued economic vitality of the historical structures.
This list can be expanded at any time.
American Legion Hall
Arlington State Bank
Arlington Times Building
Citizens State Bank
Eagan House/Weller Funeral Home
Masonic Hall
Methodist Church
Robertson Building
Royal Hotel
World War II Navy Hangar
PL-22.2 The City should work with the Stillaguamish Tribe to develop rules and procedures
for protecting significant cultural and archaeological resources.
City of Arlington Comprehensive Plan Goals and Policies
3-21 JULY 2017
GL-23 Promote the identification, maintenance, and preservation of possible
geographical areas or structures that have special significance because of
historical, archaeological, architectural, recreational, social, cultural, and/or
scenic importance.
Policies:
PL-23.1 The City should work with other public agencies and/or a local historical society to
determine priorities and establish methods for public and private funding to develop
and operate such significant areas
PL-23.2 The City should encourage the development of written narratives and maps for self-
guided tours of significant areas and the provision for site markers to identify
significant sites.
PL-23.3 The City should encourage additions and alterations to significant architectural
buildings to conform to the style and period of the initial construction as much as
possible.
PL-23.4 The Arlington Airport is listed on the National Register of Historic Places. This
designation should be used to promote aviation-related tourism activities.
PL-23.5 The City should work to protect those structures that led to the Airport being listed
on the Register.
PL-23.6 The City should prepare a documentation of the history of Arlington Naval Air
Station in a format that can be distributed to local schools, other organizations and
placed on the City of Arlington website.
PL-23.7 The City should actively seek grant funding for the rehabilitation of historic buildings
and other historic preservation opportunities on Airport property.
Public/Semi-Public Land Use
GL-24 Promote equality in development regulations between private and public
lands.
Policies:
PL-24.1 Public and semi-public development should be held to the same development
standards as private development.
PL-24.2 New public/semi-public development proposals should include the design and
construction of walkways and/or sidewalks to integrate and link commercial activities
and other neighborhoods within the Urban Growth Area.
Minimizing Risk of Natural Disasters
GL-25 Prepare for and be able to respond to natural disasters.
Policies:
PL-25.1 Arlington should maintain a current comprehensive emergency management plan
which shall be based on a hazard analysis and as a minimum include a basic
document with the elements listed in WAC 118-30-060 (1)-(8). Said plan shall
address all natural and man-made emergencies and disasters to which Arlington is
vulnerable, and shall specify the purpose, organization, responsibilities and facilities
of agencies and officials of the political subdivision in the mitigation of, preparation
City of Arlington Comprehensive Plan Goals and Policies
3-22 JULY 2017
for, response to, and recovery from emergencies and disasters (Paraphrased from
WAC 118-30-030 (9)).
PL-25.3 Geologically hazardous areas, especially forested steep slopes, should be
protected.
PL-25.4 Soil stability and the use of the natural drainage systems should be promoted by
retaining existing native vegetation in critical areas.
PL-25.5 The City should prohibit development on unstable land and restrict development on
potentially unstable land to ensure public safety and conformity with natural
constraints.
TRANSPORTATION GOALS AND POLICIES
A general goal statement is followed by policies which will help achieve the goal. Goals and
policies are applicable to all land use designations unless otherwise indicated.
Goal T-1 System Development: Plan, develop, and maintain a balanced transportation
system for the efficient movement of people, goods, and services within the
city and between the community and other activity centers in the region.
Policies:
PT- 1.1 The City of Arlington’s most current Comprehensive Transportation Plan adopted by
City Council contains the City’s official goals and policies, roadway classifications,
rights-of-way, and levels of transportation service.
PT-1.2 The City of Arlington’s most current Comprehensive Transportation Plan adopted by
City Council contains the City’s official plan for pedestrian movement via trails and
walkways.
PT-1.3 Ensure that safe, convenient, and efficient transportation facilities are provided for
all residents of and visitors to the City. This will include improvements to existing
facilities as well as extensions to serve growth areas.
PT-1.4 Design the street system to enable walkability, encourage alternative modes of
transportation and distribute traffic evenly throughout the City. Explore opportunities
to improve the operational and energy efficiency of the existing system through
investments in operations and system management.
PT-1.5 Sign and maintain Truck Route(s) and enforce their use.
PT-1.6 Encourage the use and growth of the Arlington Airport by ensuring easy access to
the Airport via City streets by both automobiles and trucks.
PT-1.7 Encourage the use of the railroad by ensuring easy access to railroad loading
stations via City streets by both automobiles and trucks and by ensuring efficient
travel of the railroad where it crosses City streets.
PT-1.8 Provide opportunities for public review and comment in significant transportation
decision making.
PT-1.9 Require developers to construct those streets directly serving new development and
to pay a fair-share fee for specific off-site improvements necessary to mitigate any
adverse impacts determined through the review to be created by the development.
City of Arlington Comprehensive Plan Goals and Policies
3-23 JULY 2017
PT-2.0 Develop and implement a Complete Streets Program to ensure that all
transportation projects include safe and appropriate facilities for pedestrians,
bicyclists, transit users accommodating persons of all ages and abilities.This plan
should also identify locations for park and ride facilities.
Goal T-2 Land Use Coordination: Ensure that new road development meets the goals
of the Transportation Plan and land-use identified in the City’s current GMA
Comprehensive Plan.
Policies:
PT-2.1 Coordinate land use proposals and density of development identified in the Land
Use Element of the GMA Comprehensive Plan with transportation centers within the
City to support and encourage the use of public transit.
PT-2.2 Encourage land use patterns that facilitate multi-purpose trips and reduce the
number and length of trips by single-occupancy vehicles.
PT-2.3 Prepare long-range plans for future highway and arterial roadways providing direct
connections and adequate rights-of-way in consideration for existing and future
development.
Goal T-3 Concurrency: Ensure concurrency by providing an effective roadway network
with adequate capacity to meet the demand for travel within the City at the
adopted Level of Service (LOS) standard.
Policies:
PT-3.1 Periodically review and revise, if necessary, existing levels of service and the
concurrency management system as part of the Comprehensive Plan update.
PT-3.2 Review all development proposals to ensure coordination with the Transportation
Element.
PT-3.3 Ensure that all development permits that are approved require transportation
improvements that are in accordance with Arlington’s ability to provide and/or
maintain the adopted levels of service. Transportation dedications and
improvements for projects that exceed the existing level of service shall be in place
with the final approval of a subdivision or short plat or at the time of final building
inspection for non-subdivision projects. In lieu of immediate installation of such
improvements, and as a condition of permit approval by the City, a performance
bond or other security mechanism may be provided by the developer guaranteeing
installation within six years of final approval.
PT-3.4 Traffic impacts of proposed projects shall be determined through project-provided
impact assessment reports, which shall be required of every project for which the
concurrency test must be applied. The City may waive this requirement where such
impacts may be determined administratively and/or the project applicant agrees to
mitigate any administratively determined impacts.
PT-3.5 Final acceptance of a project cannot be granted until and unless the transportation
facilities identified in this plan are in place, or some form of security is in place
guaranteeing it’s completion. This includes roads (including curb, gutter, sidewalks,
and planter strips), trails, or other transportation facilities described in this
Transportation Plan within the confines of that property.
City of Arlington Comprehensive Plan Goals and Policies
3-24 JULY 2017
Goal T-4 Sub-Area Standards for Traffic Facilities: Consider the special needs of
subarea transportation facilities including appearance and safety.
Policies:
PT-4.1 Improving the appearance of existing corridors shall be a primary objective in
designing and maintaining the street system in Arlington. Appropriate design
standards, including landscape requirements, for the construction of new streets
shall be maintained.
PT-4.2 The City will, to the extent feasible, preserve existing street trees where they don’t
adversely affect roadway capacity, safety, or structural integrity.
PT-4.3 In order to preserve the character of neighborhoods, City Council may adopt
reduced road standards for built neighborhoods, where necessary, for the provision
of safer pedestrian or bicycle access.
PT-4.4 Private streets are prohibited and shall not be created for subdivided residential
development. Private streets in commercial and Multi-Family development will be
allowed on a case-by-case basis upon approval of the City Engineer. The City will
accept existing private streets for ownership and maintenance only if they are
consistent with City of Arlington adopted design standards and their acceptance will
result in a benefit to Arlington.
PT-4.5 Residential development access is restricted to local or collector streets. Direct
access from any new residential lot is not allowed to an arterial road unless the
Council determines there are no other practical options. (Applicable to SR, R-LMD,
R-MD, R-HD, and OT land use designations only.)
PT-4.6 The following guidelines shall be used in the review of all proposed plats:
(a) Design local residential streets in such a manner so as to prevent or
discourage through traffic.
(b) Access to all new residential development is required to be made onto local or
collector streets, and is not allowed directly from any new residential lot to an
arterial road.
(c) Cul-de-sacs will only be allowed when there is no alternative. If a cul-de-sac is
approved for use, they should meet these standards:
(1) they should be no longer than 600 feet in length.
(2) two access points are required if the area attracts 150 people or more
(including employees and customers) at any one time (new or a
combination of new and existing).
(3) development of the road will be limited to 24 units, or 49 units if a fire
hydrant exists on the street.
PT-4.7 Maintain access standards for all development to limit the number and location of
curb cuts on arterial streets.
PT- 4.8 All developments in all zoning districts shall provide a sufficient number of parking
spaces to accommodate the number of vehicles that ordinarily are likely to be
attracted to the development.
City of Arlington Comprehensive Plan Goals and Policies
3-25 JULY 2017
PT-4.9 In residential areas, sidewalks shall be installed on both sides of the street to
improve pedestrian safety.
PT-4.10 Require new construction to include the construction of sidewalks, bicycle
storage/parking facilities, and access to mass transit where possible and in
proportion to the need generated by the proposal.
PT-4.11 Sidewalks shall be at least five feet in width, on both sides of streets, and
constructed according to specifications set forth in administrative policies. This does
not apply to areas that are controlled by the Mixed Use Design Regulations and
prescribed Frontage Types.
PT-4.12 Encourage new development to provide pedestrian access from the development to
schools, parks, playgrounds, or other roads or facilities if such access is not
conveniently provided by sidewalks adjacent to the streets as required above. In
such a case, the developer may be required to reserve an unobstructed easement
of at least 10 feet in width to provide this access.
PT-4.13 All public streets shall be constructed with curb, gutter, sidewalk, and landscape
strips and street trees unless otherwise approved by city engineer due to site
constraints or where the use of Low Impact Design (LID) storm water facilities are to
be utilized.
Goal T-5 Non-motorized system development: Develop transportation strategies that
encourage the use of pedestrian, bicycle, and mass transit facilities that will
lead to savings of nonrenewable energy sources.
Policies:
PT-5.1 Provide for safe and efficient movement of bicycles and pedestrians along streets
and highways by constructing sidewalks and other footpath systems as well as
bicycle paths.
PT-5.2 Encourage the use of bicycles as a transportation alternative by providing bicycle
lanes on arterial and collector streets.
PT-5.3 Provide adequate traffic signs to assist in safeguarding pedestrians, bicycle riders,
and especially children on streets near schools and playgrounds.
PT-5.4 Construct a bicycle path and pedestrian trail that connects the schools and
downtown area with athletic fields/parks near the airport.
PT-5.5 Revenue designated to sidewalk improvements should be prioritized to first facilitate
safe movement for elderly and handicapped persons between residences and
shopping/social activity centers, and facilitate safe movement for children to and
from school facilities and school bus stops.
PT-5.6 Provide ramps and curb cuts that comply with the Americans with Disabilities Act.
PT-5.7 Provide street lighting along sidewalks to encourage nighttime use and for safety.
PT-5.8 Coordinate bicycle/pedestrian facility improvements, including the Centennial and
Airport Trails, with neighboring jurisdictions to connect routes where possible.
PT-5.9 Encourage private development to incorporate measures or facilities that encourage
alternate modes of transportation, such as showers/dressing rooms, locker, and bike
lockers.
City of Arlington Comprehensive Plan Goals and Policies
3-26 JULY 2017
PT-5.10 All new public facilities should incorporate measures or facilities that encourage
alternate modes of transportation, such as showers/dressing rooms, locker, and bike
lockers.
PT-5.11 Protect existing mass transit rights-of-way.
PT-5.12 Develop and implement a Crosswalk Program that standardizes crosswalks and
crossing devices at all locations where pedestrians, bicycles, trails or other non-
motorized traffic cross a road.
PT- 5.13 Develop a bicycle commuter strategy, involve local users of all levels to define all
needs. Update standards to improve bike safety and mobility.
Goal T-6 Transit system development: Support the use of transit and work with transit
agencies to improve service in order to control traffic demand.
Policies:
PT-6.1 Continue to coordinate with all agencies and neighboring jurisdictions involved with
public transportation, whether they be bus, HOV lanes, light rail, heavy rail, ride
sharing, vanpooling, or other forms, to identify what is of best use to the citizens of
the City and participate in those ventures and proposals which are of general and/or
specific benefit to the citizens of the City.
PT-6.2 Coordinate with surrounding communities to support public education programs and
land use strategies to encourage the use of public transportation.
PT-6.3 The City hereby adopts the transit levels of service used by Community Transit.
PT-6.4 Encourage developers to consider public transportation in transportation plans
submitted as part of development permit approval consideration. New developments
should encourage van and carpooling, public transit use, and other alternatives to
reduce single-occupancy vehicular travel.
PT-6.5 Encourage major employers to develop carpools, commuter routes, and provide
company incentives if carpools are used.
PT-6.6 Encourage and plan for “pedestrian-scale” neighborhoods and centers to enhance
access and mobility for public transportation users.
PT-6.7 Identify locations to encourage safe and convenient modes of transportation e.g.
Uber, Lyft
Goal T-7 Roadway system safety and maintenance: Maintain and enhance the safety of
the transportation system.
Policies:
PT-7.1 Maintain necessary traffic data such as traffic counts and accident data to support
planning of traffic safety improvements.
PT-7.2 Prioritize safety improvements based on data collected per PT-7.1, above.
PT-7.3 Prioritize the maintenance of roads according to condition, putting the roads in poor
condition ahead of others.
City of Arlington Comprehensive Plan Goals and Policies
3-27 JULY 2017
PT-7.4 Develop design criteria for the signing of streets, including uniform lettering, colors
and placement of all new street signs.
PT-7.5 Adopt appropriate guidelines from the most current WSDOT adopted version of the
Manual on Uniform Traffic Control Devices (MUTCD) regarding maintenance of
traffic control devices and perform regular and requested maintenance activities
related to traffic control devices and roadway material within those guidelines.
PT-7.6 Identify specific high accident intersections on both the collector and arterial system
and develop and implement appropriate plans to effectively lower the accident rate,
with a goal of achieving the state’s goal of zero deaths and disabling injuries.
Goal T-8 Non-motorized system safety: Develop transportation and safety policies that
encourage the use of non-motorized transportation (i.e., walking and biking)
and reduce the chance of accidents.
Policies:
PT-8.1 Prioritize sidewalk and shoulder improvements in areas of high traffic volumes or
pedestrian activity to improve safety of pedestrians and drivers.
PT-8.2 Under special circumstances, the City Council and/or City Engineer may install
temporary safety improvements (such as widened asphalt shoulders, etc.) in lieu of
full improvements where they are able to make at least the following findings:
(a) There is a significant overwhelming public need to improve pedestrian safety
along the road on which the project is proposed, and the project will
substantially do so.
(b) The project is intended to be a temporary solution until a full street
improvement project can be funded.
(c) (The project is designed in such a way as to not preclude eventual full-
standard development.
(d) If the full street improvement project is listed on the City’s 6-year
Transportation Improvement Plan, it will not be removed from the TIP because
of the temporary improvements.
Goal T-9 Critical areas and transportation: Design and build roads to minimize
environmental impacts to natural areas and critical areas.
Policies:
PT-9.1 Minimize and mitigate the adverse impacts of transportation facilities and services
on designated critical areas, resource lands, cultural resources, or parks through the
implementation of performance standards.
PT-9.2 Discourage roadway construction in critical areas.
PT-9.3 Develop the transportation system in a manner that encourages conservation of
energy and natural resources.
PT-9.4 Route new roads so as to avoid traversing publicly-owned natural preserves, parks
and recreation areas, and areas identified as critical wildlife habitat, except in cases
of overriding public interest.
City of Arlington Comprehensive Plan Goals and Policies
3-28 JULY 2017
PT-9.5 Roads should follow a grid system as best possible; though should meander so as
to avoid environmentally critical areas.
PT-9.6 Any culverts, bridges, or other road crossings over or through critical areas shall be
designed to meet WDFW current Fish Passage guidelines.
PT-9.7 Avoid building roads in areas prone to natural hazards.
PT-9.8 Reduce air pollution emissions associated with land uses and transportation in
accordance with national, state, regional, and local policies and standards.
Goal T-10 Surface water and transportation: Allow for alternative design standards
and/or materials to reduce impervious surfaces and improve more natural
forms of drainage.
Policies:
PT-10.1 Explore the feasibility of reducing the amount of total impervious surface used in
right-of-ways, sidewalks, parking lots and roads by using new pervious materials
(e.g., grasscrete, EssentialSoil, etc.) Applications of these technologies will be
approved on a case-by-case basis by the City Engineer.
PT-10.2 Investigate modifications to detention requirements, including the use of new
designs and/or materials that improve drainage.
PT-10.3 All road construction projects shall meet or exceed the minimum requirements for
stormwater runoff.
PT-10.4 Evaluate and utilize the use of L.I.D techniques in lieu of conventional methods of
stormwater treatment/control wherever possible.
PT-10.5 Create programs to evaluate, monitor and maintain existing and new Low Impact
Design facilities.
PT-10.6 Partner with Snohomish County and other local jurisdictions to promote public
outreach related to pollution reduction programs.
PT-10.7 Retrofit existing roadways to meet or exceed current stormwater requirements
where possible.
Goal T-11 Interjurisdictional Coordination: Coordinate transportation planning efforts
with adjacent and regional jurisdictions.
Policies:
PT-11.1 Work with WSDOT, Snohomish County and Marysville in planning transportation-
related facilities within and adjacent to the UGA.
PT-11.2 Maintain a working relationship with regional planning agencies to assure that
regional transportation plans are consistent with Arlington’s current GMA
Comprehensive Plan. The City has executed an interlocal agreement with
Snohomish County to address traffic mitigation and standardized methodologies for
evaluating transportation systems and a Memorandum of Understanding (MOU) with
the City of Marysville regarding transportation improvement of mutual benefit. The
City of Arlington will pursue updates to these agreements consistent with on-going
planning and development.
City of Arlington Comprehensive Plan Goals and Policies
3-29 JULY 2017
PT-11.3 Coordinate with the PSRC Regional Transportation Planning Organization to ensure
consistency and compatibility between transportation plans.
PT-11.4 Review impacts to the City created by the actions of other agencies. Actively solicit
action by the State of Washington and Snohomish County to implement those
improvements necessary to their respective facilities to maintain the level of service
standards adopted by the City. Such improvements shall be built to conform to State
and County standards, as appropriate.
Goal T-12 Transportation System Priorities and Financing: Prioritize and finance
transportation improvements consistently with the capital facilities estimate,
and investigate all possible avenues of paying for the improvements for
availability and fairness.
Policies:
PT-12.1 Adopt the Six-Year Transportation Improvement Program (TIP), correlated with
improvements identified in the Transportation Element and the Capital Facilities
Element, as part of the Transportation Element of the Comprehensive Plan. The City
will update the TIP annually as projects are completed and re-prioritized on an
annual basis.
PT-12.2 Require developers to pay for improvements related to new developments, including
upgrading of existing facilities, on a proportionate share basis and according to
calculated impacts to LOS.
PT-12.3 Update transportation improvement cost estimates annually to determine
appropriate shares from developers and users as established.
PT-12.4 Investigate alternative methods of obtaining financing for transportation
improvements, including: local option taxes, bonding, Local Improvement Districts,
combining efforts with other agencies, investigating all possible grant and loan
opportunities such as the Intermodal Surface Transportation Efficiency Act funding,
and interlocal agreements for mitigation costs with Snohomish County.
PT-12.5 If funding is unavailable, or if development is progressing beyond the ability to
provide sufficient transportation facilities, the City should consider development
moratoriums, as necessary, until the transportation facilities can be brought into
alignment with approved LOS.
PT-12.6 Direct resources to ensure that existing transportation system is maintained
adequately.
PT-12.7 Create a Multimodal LOS program that evaluates and addresses the movement of
people and goods using multiple transportation modes.
Goal T-13 Air Quality: Minimize air quality impacts caused by the transportation system.
Policies:
PT-13.1 The quality of air in and around the Puget Sound region is an important factor in the
high quality of life enjoyed by residents living in our community. To help enhance
and maintain high air quality standards, Arlington commits to meeting federal and
state air quality requirements and will work with the state, region and local agencies
or jurisdictions to develop transportation control measures and/or similar mobile
City of Arlington Comprehensive Plan Goals and Policies
3-30 JULY 2017
source emission reduction programs that may be warranted to attain or maintain air
quality requirements.
PT-13.2 The City’s transportation system shall conform to the federal and state Clear Air
Acts by maintaining its conformity with the Metropolitan Transportation Plan of the
Puget Sound Regional Council and by following the requirements of Chapter 173-
240 of the Washington Administrative Code, which may include development of
transportation control measures and air quality programs.
PT-13.3 The City supports regional and localized efforts to encourage environmentally
sustainable transportation practices, including:
(a) Promotion of cleaner travel choices;
(b) Promotion of alternatives to driving alone – including carpooling, biking,
telecommuting and using transit.
Air Quality
Minimize air quality impacts caused by the transportation system
Policies:
PT-13.1 The City commits to meeting federal and State air quality requirements and work
with the State, region and local agencies or jurisdictions to develop transportation
control measures and/or similar mobile source emission reduction programs that
may be warranted to attain or maintain air quality requirements.
PT-13.2 The City's transportation system will conform to the federal and State Clear Air Acts
by maintaining its conformity with the Metropolitan Transportation Plan of the Puget
Sound Regional Council and by following the requirements of Chapter 173-420 of
the Washington Administrative Code, which may include development of
transportation
Manufacturing/Industrial Center
GT-14 Ensure that development of the AMMIC supports the movement of goods is
compatible with adjacent neighborhoods and promotes a multi-modal
transportation network.
Policies:
PT-14.1 The City should identify and implement short-term and long-range infrastructure
improvements that support existing infrastructure and help stimulate the
development of new manufacturing and industrial uses in the AMMIC.
PT-14.2 The City should work collaboratively with the City of Marysville to develop a
seamless and compatible road network in order to efficiently move goods and
services within and outside the AMMIC.
PT-14.3 A street design should be developed that incorporates low-impact development
standards which reduces surface water and enhances aesthetics of the area.
PT-14.4 A non-motorized network should be developed throughout the area that allows
pedestrians and cyclists to safely access places of employment.
PT-14.5 Landscaping along roadways and between properties that are adjacent to
neighborhoods should be required to reduce noise and visual impacts.
City of Arlington Comprehensive Plan Goals and Policies
3-31 JULY 2017
PT-14.6 The City should utilize available State and federal transportation infrastructure
funding in the AMMIC once AMMIC designation is obtained from PSRC.
PT-14.7 Roadway designs within the AMMIC should be sensitive to the needs and
movement of large trucks that will frequent the AMMIC, including the installation of
cueing areas for trucks delivering/receiving goods.
PT-14.8 The City should encourage existing and new businesses to utilize the BNSF railroad
spur as useful resource to move goods and services within and outside the AMMIC.
Transportation Multicounty Planning Policies
The Multicounty Planning Policies that were adopted in Vision 2040 serve as the
regional guidelines and principles used for certification of local policies and plans.
The Arlington 2035 Transportation Plan, 2017 Update is consistent with Vision
2040 and includes the adopted regional goals and policies in Comprehensive
Plan.
Goal: The region will safeguard the natural environment by meeting the needs of
the present without compromising the ability of future generations to meet
their own needs.
Policies:
MPP-En-3 Maintain and, where possible, improve air and water quality, soils,
and natural systems to ensure the health and well-being of people,
animals and plants. Reduce the impacts of transportation on air and
water quality, and climate change.
MPP-En-7 Mitigate noise caused by traffic, industries, and other sources.
Goal: The region will reduce its overall production of harmful elements that
contribute to climate change.
Policies:
MPP-En-19 Continue efforts to reduce pollutants from transportation activities,
including through the use of cleaner fuels and vehicles and
increasing alternatives to driving alone, as well as design and land
use.
Goal: The region will reduce its overall production of harmful elements that
contribute to climate change.
Policies:
MPP-En-20 Address the central Puget Sound region’s contribution to climate
change by, at a minimum, committing to comply with state initiatives
and directives regarding climate change and the reduction of
greenhouse gases. Work to include an analysis of climate change
impacts when conducting an environmental review process under
the State Environmental Policy Act.
MPP-En-21 Reduce the rate of energy use per capita, both in building use and
in transportation activities.
City of Arlington Comprehensive Plan Goals and Policies
3-32 JULY 2017
MPP-En-23 Reduce greenhouse gases by expanding the use of conservation
and alternative energy sources and by reducing vehicle miles
traveled by increasing alternatives to driving alone.
MPP-EN-24 Create a public outreach program that provides education,
promotes awareness and emphasizes the importance of these
goals.
Goal: The region will use design to shape the physical environment in order to
create more livable communities, better integrate land use and
transportation systems, and improve efforts to restore the environment.
Policies:
MPP-DP-41 Allow natural boundaries to help determine the routes and
placement of infrastructure connections and improvements.
Goal: The region’s communities will be planned and designed to promote physical,
social, and mental well-being so that all people can live healthier and more
active lives.
Policies:
MPP-DP-43 Design communities to provide an improved environment for
walking and bicycling.
MPP-DP-45 Promote cooperation and coordination among transportation
providers, local government, and developers to ensure that joint-
and mixed-use developments are designed to promote and improve
physical, mental, and social health and reduce the impacts of
climate change on the natural and built environments.
MPP-DP-54 Develop concurrency programs and methods that fully consider
growth targets, service needs, and level-of-service standards.
Focus level-of-service standards for transportation on the
movement of people and goods instead of only on the movement of
vehicles.
MPP-DP-55 Address non-motorized, pedestrian, and other multimodal types of
transportation options in concurrency programs – both in
assessment and mitigation.
Goal: As a high priority, the region will maintain, preserve, and operate its existing
transportation system in a safe and usable state.
Policies:
MPP-T-1 Maintain and operate transportation systems to provide safe,
efficient, and reliable movement of people, goods and services.
MPP-T-2 Protect the investment in the existing system and lower overall life-
cycle costs through effective maintenance and preservation
programs.
MPP-T-3 Reduce the need for new capital improvements through
investments in operations, pricing programs, demand management
City of Arlington Comprehensive Plan Goals and Policies
3-33 JULY 2017
strategies, and system management activities that improve the
efficiency of the current system.
MPP-T-4 Improve safety of the transportation system and, in the long term,
achieve the state’s goal of zero deaths and disabling injuries.
MPP-T-5 Foster a less polluting system that reduces the negative effects of
transportation infrastructure and operation on the climate and
natural environment.
MPP-T-6 Seek the development and implementation of transportation modes
and technologies that are energy-efficient and improve system
performance.
MPP-T-7 Develop a transportation system that minimizes negative impacts to
human health.
MPP-T-8 Protect the transportation system against disaster, develop
prevention and recovery strategies, and plan for coordinated
responses.
Goal: The future transportation system will support the regional growth strategy by
focusing on connecting centers with a highly efficient multimodal
transportation network.
Policies:
MPP-T-11 Prioritize investments in transportation facilities and services in the
urban growth area that support compact, pedestrian- and transit-
oriented densities and development.
MPP-T-13 Make transportation investments that improve economic and living
conditions so that industries and skilled workers continue to be
retained and attracted to the region.
MPP-T-14 Design, construct, and operate transportation facilities to serve all
users safely and conveniently, including motorists, pedestrians,
bicyclists, and transit users, while accommodating the movement of
freight and goods, as suitable to each facility’s function and context.
MPP-T-15 Improve local street patterns – including their design and how they
are used – for walking, bicycling, and transit use to enhance
communities, connectivity, and physical activity and discourage
auto dependency.
MPP-T-16 Promote and incorporate bicycle and pedestrian travel as important
modes of transportation by providing facilities and reliable
connections.
MPP-T-20 Design transportation facilities to fit within the context of the built or
natural environments in which they are located.
MPP-T-22 Implement transportation programs and projects in ways that
prevent or minimize negative impacts to low-income, minority, and
special needs population.
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3-34 JULY 2017
MPP-T-23 Emphasize transportation investments that provide and encourage
alternatives to single-occupancy vehicle travel and increase travel
options, especially to and within centers and along corridors
connecting centers.
MPP-T-24 Increase the proportion of trips made by transportation modes that
are alternatives to driving alone.
MPP-T-25 Ensure mobility choices for people with special transportation
needs, including persons with disabilities, the elderly, the young,
and low-income populations.
MPP-T-26 Strategically expand capacity and increase efficiency of the
transportation system to move goods, services, and people to and
within the urban growth area. Focus on investments that produce
the greatest net benefits to people and minimize the environmental
impacts of transportation.
MPP-T-29 Promote the preservation of existing rights-of-way for future high-
capacity transit.
MPP-T-30 Encourage public and private sector partnerships to identify and
implement improvements to personal mobility and freight
movement.
MPP-T-31 Support effective management of existing air transportation capacity
and ensure that future capacity needs are addressed in cooperation
with responsible agencies, affected communities, and users.
MPP-T-32 Integrate transportation systems to make it easy for people and
freight to move from one mode or technology to another.
Goal: The region will support development with adequate public facilities and
services in a coordinated, efficient, and cost-effective manner that supports
local and regional growth planning objectives.
Policies:
MPP-PS-1 Protect and enhance the environment and public health and safety
when providing services and facilities.
MPP-PS-2 Time and phase services and facilities to guide growth and
development in a manner that supports the regional vision.
MPP-PS-3 Promote demand management and the conservation of services
and facilities prior to developing new facilities.
City of Arlington Comprehensive Plan Goals and Policies
3-35 JULY 2017
PARKS AND RECREATION GOALS AND POLICIES
GP-1 Maintain and support existing and future recreational and cultural activities.
Policies:
PP-1.1 The following Level of Service Standards for parks, trails, and open spaces should
be established throughout the City:
a) Regional Parks = 0 ac/1,000 people
b) Community Parks = 3.9 ac/1,000 people
--1.55 acres/1,000 people should be allocated
to ball fields, and
--2.35 acres/1,000 used for the remainder of the
community park needs.
c) Neighborhood/Mini-Parks = 1.7 ac/1,000 people
d) Trails = 1.4 mi/1,000 people
e) Open Space = 3 ac/1,000 people, or 0.008319 acres per
dwelling unit, to be applied to all new
residential development of 25 dwelling units
or more.
PP-1.2 The development of existing parks, trails, and open spaces should be prioritized
based on need and available funding.
PP-1.3 The City should pursue short-term financing mechanisms (such as grants) and
establish long-term financing mechanisms (such as the creation of a Parks District)
to ensure that adequate parks, open space, and recreation facilities are funded and
available within the City.
PP-1.4 New residential development should be required to mitigate impacts to park,
recreation, and open space through the dedication and improvement of properties
for park and recreation uses, or where dedication is not feasible, payment of a fee-
in-lieu.
PP-1.5 Any required park, trail, and open space mitigation should be based on the City’s
adopted Level of Service Standard for the particular facility being impacted and on
the City’s non-motorized transportation plan.
PP-1.6 All park land to be dedicated to the City should have all infrastructure improvements
in place concurrent with the implementation of a project or be bonded for completion
prior to acceptance by the City. For the purposes of this policy, “concurrent” means
at the time of final plat approval (for residential projects) or at the time of final
building inspection for multi-family.
PP-1.7 All existing park and recreation facilities owned and operated by the City that are not
in compliance with ADA accessibility requirements, should be upgraded to ensure
compliance with current ADA accessibility requirements.
PP-1.8 The City should identify desirable lands within its Urban Growth Area for parks,
trails, or open space and pursue their acquisition through dedication and purchase.
PP-1.9 The City should evaluate and begin implementation of mechanisms that will
enhance its ability to acquire properties and provide services including inter-
City of Arlington Comprehensive Plan Goals and Policies
3-36 JULY 2017
jurisdictional/inter-agency relationships, district designations, or other appropriate
mechanisms.
PP-1.10 The City should maintain its existing volunteer program for the maintenance of
parks, trails, and open spaces within the City.
PP-1.11 Each community park should have restroom facilities.
PP-1.12 New residential developments should provide adequate on-site park space or pay a
fee-in-lieu.
PP-1.13 The City should seek grants as a way to pay for and provide park and recreation
facilities at City-owned parks, trails, and open spaces.
GP-2 Provide a diverse range of recreational, cultural, and educational
opportunities.
Policies:
PP-2.1 Multi-purpose use of public lands, facilities, and personnel services should be
encouraged.
PP-2.2 Each community park should be developed with activities and facilities for every age
group.
PP-2.3 City park facilities and services should provide an appropriate range of recreational
opportunities. Such facilities and services should be designed in a manner that
responds to the needs of the intended users.
PP-2.4 The City should continue to support the recreational, cultural, and educational
opportunities provided at the Byrnes Performing Arts Center.
PP-2.5 The City should encourage the provision of art, interpretive, and educational
facilities in parks and public buildings and spaces.
PP-2.6 Capital Funds should be used primarily to improve existing parks and provide for
new parks in newly annexed areas of the City’s Urban Growth Area.
PP-2.7 All parks, trails, and open spaces within the City should be well maintained.
PP-2.8 Only activities consistent with the original intent and/or conditions of acquisition of
respective park, trail, or open spaces should be allowed.
GP-3 Continue to work with other jurisdictions and/or agencies to establish joint
use agreements, thus increasing available parkland and facilities at minimum
cost.
Policies:
PP-3.1 The City should continue to work with the County, Arlington School District, the
Lakewood School District, the Arlington Boys and Girls Club, the Little League, and
other public or private providers of recreation services and facilities, to cooperatively
provide joint facilities, meeting and classrooms, athletic fields, and other facilities.
PP-3.2 The City should continue to support continued cooperation between the City, non-
profit organizations, the Arlington School District, the Lakewood School District and
other agencies for continuation and development of recreation programming for
youth, senior citizens, and other segments of the population.
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3-37 JULY 2017
PP-3.3 Support and continue to work closely with the County Parks and Recreation
Department in their efforts to complete the Whitehorse Trail.
PP-3.4 The City should work with foundations, organizations, associations, trusts,
developers, landowners, others from the private sector and neighboring and regional
governments to develop and/or preserve parks, trails, and open space by
encouraging donations and dedications, conservation easements, innovative land
use contractual agreements and other methods.
GP-4 Strive for geographic and demographic equity in the provision of parks and
recreation facilities.
Policies:
PP-4.1 Each subarea within the City should have at least one community park. A
neighborhood center park should be located within the Smokey Point neighborhood.
The City should identify and pursue opportunities for new parks within areas that are
added to the City’s Urban Growth Area.
GP-5 Preserve and enhance open space, natural, and cultural resources.
Policies:
PP-5.1 Leash, scoop and running-at-large laws should be enacted and enforced by the City
in order to protect the health, safety, and welfare of City residents and visitors.
PP-5.2 Land development should be designed in such a way as to prevent or minimize
impacts on natural open spaces.
PP-5.3 Park and recreation facilities should be located, planned and managed so that they
enhance wildlife habitat, minimize erosional impacts, and complement natural site
features.
PP-5.4 Scenic view sheds should be enhanced and preserved for public enjoyment when
siting park and recreation facilities.
PP-5.5 The City should strive to connect all City parks and open spaces by way of a trail
network.
PP-5.6 Passive recreational activities should be encouraged on non-critical area (usable)
open space lands.
PP-5.7 The City should inventory and protect significant non-tribal historical and cultural
resources.
PP-5.8 The City should establish criteria for accepting dedications and gifts of open space
and associated facilities and placement of artwork within them. Until such criteria is
formally established, the City may, at its discretion, accept dedication and gift of
open space and/or natural areas lands.
PP-5.9 Open space lands comprised of critical areas should be managed as native growth
areas and kept in a natural state to maintain existing habitat value. In the case of
degraded or impacted lands, these areas may be enhanced to provide a higher
value.
GP-6 Provide for a trail system through the City and connecting to regional trails.
Policies:
City of Arlington Comprehensive Plan Goals and Policies
3-38 JULY 2017
PP-6.1 The City should try to achieve a continuous, connected system of parks and open
space via trails.
PP-6.2 Trails should be developed for the purpose of providing opportunity for non-
motorized transportation, recreation, and education.
PP-6.3 The City should develop a strategy for marketing the Centennial Trail so as to attract
more people to the downtown business district.
GP-7 Develop park and trail design and development standards.
Policies:
PP-7.1 The City should establish park, trail, and open space design standards.
PP-7.2 The City should develop a thematic signage program for City parks, trails, and open
space.
PP-7.3 Maintain an up to date map of the local trail system that is easily accessible to the
public to help encourage trail use.
GP-8 Remain a Tree City
Policies:
PP-8.1 The City should maintain at minimum those requirements necessary for qualifying to
be a Tree City under the National Arbor Day Foundation, including:
a) Maintain a tree board or department.
b) Maintain tree protection rules, regulating the removal of trees and requiring
appropriate replacement.
c) Maintain a Community Forestry Program with an annual budget of at least $2 per
capita.
d) Annually hold an Arbor Day observance and proclamation.
PP-8.2 The City should develop a voluntary neighborhood tree planting program.
City of Arlington Comprehensive Plan Goals and Policies
3-39 JULY 2017
ECONOMIC DEVELOPMENT GOALS AND POLICIES
General
GE-1 Promote a strong, diversified, and sustainable local and regional economy,
while respecting the natural environment and preserving and enhancing the
quality of life in the City.
Policies:
PE-1.1 The City should encourage a diversified and vibrant economy in order to facilitate
high and stable rates of employment within the City.
PE-1.15 The City should enter into agreements with Broadband service providers so that they
may utilize City rights-of-way for installation of infrastructure.
PE-1.2 The City should maintain a favorable business climate through consistent
implementation of City regulations, a streamlined permit process, excellent customer
service, and through other available means and mechanisms.
PE-1.3 The City should work to ensure there is always a more than adequate employment
land base (both commercial and industrial) in order to maintain the City’s desired
high jobs/to household ratio.
PE-1.4 The City should work to ensure that there is always an adequate retail sales base
(i.e., commercial land base) in order to provide financial support to the services the
City provides.
PE-1.5 The City should work to attract living wage job providers to locate in Arlington.
PE-1.6 The City should identify ways to improve current services and/or provide new
services that will improve the quality of life for its residents.
PE-1.7 The City should provide a predictable development atmosphere through consistent
application and interpretation of City regulations, and permit processing.
PE-1.8 The City should encourage economic development activities that take into
consideration the capacities of the area's natural resources, public services and
facilities.
PE-1.9 The City should promote a fair balance in the tax base to adequately serve needs of
residents and businesses.
PE-1.10 The amount and rate of land consumption for business, commercial and industrial
uses should be monitored by the City.
PE-1.11 The City should use the analysis in the Economic Development Plan to provide a
technical foundation upon which economic strategies and decision-making can be
based.
PE-1.12 The City should promote the viability of downtown as a commercial and social
center with the goal of having other commercial areas dispersed amongst our
neighborhoods so as to reduce traffic and air pollution.
PE-1.13 The City should develop a strategy for Smokey Point so as to better compete with
the potential commercial areas west of Interstate-5.
PE-1.14 The City should encourage business that process and sell locally-produced
resources.
City of Arlington Comprehensive Plan Goals and Policies
3-40 JULY 2017
EMPLOYMENT
GE-2 Provide an adequate job-producing land base to ensure an adequate number
of jobs for citizens within the community and to aid the community in paying
for infrastructure and services.
Policies:
PE-2.1 The City should work to ensure that the amount of land zoned for business and
industrial use is adequate to meet 20-year employment forecast within the planning
area boundaries.
PE-2.2 The City should strive to maintain a high jobs to housing ratio.
PE-2.3 The City should identify sectors of the economy within Arlington where opportunity
might exist to create additional jobs and identify potential strategies for attracting
employment. In particular, provide a supportive business environment for start-up,
light manufacturing and assembly businesses in the airport/industrial area.
UTILITIES
GE-3 Ensure adequate utility and transportation services to accommodate
businesses providing jobs.
Policies:
PE-3.1 The City should work to ensure adequate utilities (sewer, water, stormwater, solid
waste, electricity, gas, telecommunications, etc.) and transportation access (rail,
road, air) exist within the City to accommodate economic activity and growth.
CAPITAL FACILITIES
GE-4 Encourage active cooperation between the City and local businesses
concerning economic development issues, particularly of those businesses
that have specialized infrastructure, building design, transportation or other
needs.
Policies:
PE-4.1 The City should provide sufficient and proactive investment in public infrastructure –
to improve the economic base and accommodate overall growth.
PE-4.2 The City should consider resources, service and infrastructure limitations before
reviewing applications for new commercial and industrial development.
PE-4.3 Ensure that new commercial development incorporates site and building design
features that accommodate alternate modes of transportation.
PE-4.4 The City should work with the Arlington/Smokey Point Chamber of Commerce, and
the Downtown Arlington Business Association to identify ways in which the City and
local businesses can cooperate on economic development issues and strategies for
addressing those issues.
PE-4.5 The City should plan transportation system improvements that ensure efficient
transport of goods and convenient access for employees and customers to and from
places of business.
PE-4.6 The City should promote commercial development that facilitates pedestrian activity
and is architecturally distinctive.
City of Arlington Comprehensive Plan Goals and Policies
3-41 JULY 2017
PE-4.7 Where appropriate, the City should participate or otherwise assist in business
sponsored activities to increase local awareness of goods and services available in
Arlington.
PE-4.8 The City should work to ensure that City licensing and permitting practices and
procedures are coherent, fair and expeditious. Where specialized industry
requirements call for the inspection by government agencies, coordinate with those
agencies to eliminate duplication of efforts.
SUBAREA SPECIFIC POLICIES
GE-5 Foster economic development throughout the City's many economic
subareas.
Policies:
Old-Town Business District
PE-5.1 The City should encourage and promote the development or enhancement of retail,
service, civic, and mixed uses to achieve a vibrant shopping, dining and/or
entertaining experience in the Old-Town Business District.
PE-5.2 The City should promote the redevelopment of the Old-Town Business District by
developing a Master Plan for the central business district including urban design
standards, the identification of a central commons area near the Burlington Northern
Railroad tracks and the promotion of new retail and commercial businesses that
provide a diversity of goods and services.
PE-5.3 The City should explore ways in which the downtown retail shopping area might be
further enhanced and linked to the Stillaguamish River.
PE-5.4 When appropriate, the City should site new civic and cultural facilities in the Old-
Town Business District.
PE-5.5 The City should assist businesses within the Old-Town Business District in
developing a specific, in-depth economic development plan for the downtown.
PE-5.6 The City should involve merchants in ongoing economic development strategies for
the Old-Town Business District.
PE-5.7 The City should also become an active sponsor and promoter of new retail
businesses that offer a mix of goods and services that people in the area want and
need, focusing on the balance of factors that will result in an economically
successful retail center with the prospects for long-term economic health.
AIRPORT
GE-6 Ensure that the airport remains a viable employment and economic engine for
the City of Arlington.
Policies:
PE-6.1 The City should encourage the growth of the airport as an employment center by
considering innovative public/private partnerships, tax incentives, and economic
development planning to promote this growth.
PE-6.2 The City should promote the Arlington Municipal Airport as Washington’s Premier
General Aviation Airport. Encourage development of the Flight Line property.
City of Arlington Comprehensive Plan Goals and Policies
3-42 JULY 2017
PE-6.3 The City should develop a strategy to market the Airport to encourage aviation
economic development.
PE-6.4 The City should utilize the Airport to bring recognition to Arlington by encouraging
special events such as the NWEAA Fly-In and others.
TOURISM
PE-7.1 The City should support the development of the Whitehorse Trail to Darrington and
promote Arlington as the hub for trail users.
PE-7.2 The City should capitalize on its Stillaguamish riverfront, riverfront parks (existing
and potential), and trail systems and develop and promote Arlington as an outdoor
recreation area.
PE-7.3 The City should implement other action items in the Economic Development plan
aimed at achieving this goal.
ARLINGTON-MARYSVILLE MANUFACTURING/INDUSTRIAL CENTER
GE-8.0 Obtain regional PSRC designation of the Arlington-Marysville
Manufacturing/Industrial Center (AMMIC), jointly with the City of Marysville.
Policies:
PE-8.1 The City should work to ensure there is adequate infrastructure to support existing
industrial/manufacturing uses and protect the AMMIC area from encroachment by
incompatible uses in order to attract new manufacturing and industrial businesses.
PE-8.2 The City should develop policies and regulations that are coordinated with economic
development strategies to encourage growth and sustain manufacturing and
industrial businesses within the AMMIC.
PE-8.3 The City should make every effort to provide up-front economic information, site
development data, and a streamlined permit process in order to assist existing and
new manufacturing and industrial businesses in the AMMIC.
PE-8.4 The City should work to obtain a joint Arlington/Marysville Manufacturing Industrial
Center (AMMIC) designation from the PSRC through collaboration with the City of
Marysville, Snohomish County, and the PSRC.
PE-8.5 The City should adopt a joint resolution with the City of Marysville that requests the
PSRC designate the AMMIC as a regional manufacturing industrial center and
authorizes staff to submit a joint application requesting designation to the PSRC.
PE-8.6 Work to ensure that the AMMIC is in harmony with the goals and expectations
established in the PSRC’s VISION 2040 and multi-county planning policies.
PE-8.7 Work to ensure the boundaries of the AMMIC are within Arlington’s and Marysville’s
respective Urban Growth Boundaries.
PE-8.8 The City should adopt an inter-local agreement with the City of Marysville that
establishes the mechanism by which both jurisdictions will jointly plan for the long-
term development of the AMMIC including a minimum employment capacity of
20,000 jobs.
PE-8.9 The City should develop a subarea plan for the Arlington portion of the AMMIC
within two years after receiving AMMIC designation from the PSRC. The subarea
City of Arlington Comprehensive Plan Goals and Policies
3-43 JULY 2017
plan should address the topics described in the Manufacturing Industrial Center Plan
Checklist in PSRC’s Plan Review Manual.
PE-8.10 The City should ensure that at least 80% of the land located within the Arlington
portion of the AMMIC boundaries have planned future land uses and current zoning
designations for industrial and manufacturing uses.
PE-8.11 Ensure that there is sufficient zoned development capacity within the AMMIC to
adequately accommodate the adopted target employment level.
PUBLIC SERVICES AND CAPITAL FACILITIES
GS-1 Develop and adopt a concurrency management system in order to coordinate
the orderly provision of public facilities with public and private development
activities in a manner that is compatible with the fiscal resources of the City.
Policies:
PS-1.1 All development permits should be conditioned on facilities being in place as the
impacts of the development occur, or within six years (or sooner, depending on the
facility), whichever is to the greatest benefit to the City. A development permit
includes any official City action that effects the permitting of land and which the City
is not obligated to approve per City regulations. The City should take into account
the variation in the different types of development permits and be flexible in
adherence.
PS-1.2 The City should not preclude the siting of essential public facilities; however, it
should enforce its comprehensive plan and development regulations to ensure
reasonable compatibility with other land uses.
PS-1.3 The City should allow a variety of uses for public facilities or develop a centrally
located community center that could be used for day care, youth facilities, senior
activities, meetings and other functions.
PS-1.4 Public facilities and utilities should be located to: a) achieve a high level of public
accessibility; b) maximize the efficiency of services provided; c) minimize their costs;
and d) minimize their impacts upon the natural environment.
PS-1.5 The City of Arlington should not issue any development permits that result in a
reduction of the transportation Level of Service standard for the public facilities
identified in the Capital Facilities Element without mitigation.
PS-1.6 The location and construction of public facilities should be permitted in any land use
plan category.
PS-1.7 The City should require that new developments mitigate traffic impacts through at
least two of the following methods as deemed acceptable by the City: dedication of
right-of-way, frontage improvements, or traffic mitigation fees.
PS-1.8 Any infrastructure improvements needed to serve a proposed development should
be installed prior to the issuance of any building permit.
PS-1.9 City sewer service should not be provided to any property outside city limits except
where Council grants an exception to prevent or remedy significant environmental
impacts
City of Arlington Comprehensive Plan Goals and Policies
3-44 JULY 2017
PS-1.10 Serve new development within the urban growth area with sanitary sewer systems
or fit it with dry sewers in anticipation of connection to the sewer system. Alternative
technology to sewers should only be considered when it can be shown to produce
treatment at standards that are equal to or better than the sewer system and where
a long-term maintenance plan is in place.
PS-1.11 Any costs associated with water extensions or system requirements necessary to
provide that water shall be borne by the person(s) requesting such service.
GS-2 Site essential public facilities in a manner consistent with RCW 36.70A.200
and Countywide Planning Policies.
Policies:
PS-2.1 Arlington shall develop regulations for the siting of essential public facilities
consistent with RCW 36.70A.200, the Countywide Planning Policies, and the SCT
Common Siting Process. (See Appendix B)
GS-3 Ensure Utility service provisions are consistent with the Growth Management
Act.
Policies:
PS-3.1 The City should not extend utility lines outside the City’s Urban Growth Area, except
in cases of emergencies, where it solves a grave environmental issue, or when it
would not contribute to urban growth.
PS-3.2 The City should avoid placing utilities within critical areas or their buffers except
when absolutely necessary. And then, they should only be allowed to cross
perpendicular to the critical areas in a manner requiring the least lineal impact to the
resource. Utilities should never run parallel with the critical area unless it is outside
of the buffer. LID facilities, however, are permissible in critical area buffers per the
land-use code.
GS-4 Coordinate service and facility provision with other jurisdictions.
Policies:
PS-4.1 The City should work with Marysville to adjust water and sewer service area
boundaries so that all properties within Arlington are served by Arlington water and
sewer.
PS-4.2 Work with Snohomish County and the developer(s) of the Brekhus/Beach area to
jointly plan, fund, and construct 172nd Street from 91st Avenue NE to McElroy
Road.
GS-5 Manage stormwater pursuant to current standards, preserving and
supplementing, as necessary, the natural drainage ways and other natural
hydrologic systems to minimize runoff impacts from development.
Policies:
PS-5.1 The City should maintain an up-to-date Stormwater Comprehensive Plan.
PS-5.2 The City should seek grants, loans, and other low-cost funding opportunities for
capital improvement projects.
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3-45 JULY 2017
PS-5.3 The City should ensure that monitoring requirements, treatment techniques, and
studies required by the State such as Total Maximum Daily Load, In-stream Flow
Rule, or other State and federal regulations are followed.
PS-5.5 The City should preform GIS and stormwater modeling activities to provide an
accurate analysis of our stormwater collection, conveyance and treatment system as
well as related facilities in order to provide information quickly to customers and
during emergency situations.
PS-5.6 The City should develop and maintain a stormwater strategy that reduces the
negative impacts to natural drainages and aquatic habitats that can occur during the
early stages of a development.
PS-5.7 The City should include Best Available Science/Best Management Practices in its
stormwater strategy.
PS-5.8 The City should utilize Low Impact Design standards that provide stormwater
benefits and support naturally occurring functions simultaneously.
PS-5.9 The City should develop programs to educate the public about illicit discharge
detection and elimination, controlling stormwater runoff, pollution prevention, and
operation and maintenance.
PS-5.10 The City should work to ensure stormwater standards and specifications reflect
current industry standards and to meet regulatory requirements.
PS-5.11 The City should work to increase residential and business awareness of harmful
discharges to the stormwater system and the resulting damages to infrastructure
and natural resources.
PS-5.12 The City should enforce stormwater utility regulations.
PS-5.13 The City should work to increase the frequency of maintenance for the City’s
stormwater collection, conveyance and treatment systems.
PS-5.14 Groundwater management should follow a strategy for facilities that protects
groundwater resources from development and uses.
PS-5.15 The City should obtain stream corridor dedications where reasonable.
GS-6 Provide excellent sewer service to our customers.
Policies:
PS-6.1 The City should continue the wastewater pretreatment program to assist in the
reduction of plant upsets, collection system troubles, and NPDES permit violations.
PS-6.2 The City should implement new stormwater monitoring requirements and treatment
techniques and conduct studies for compliance with Total Maximum Daily Load, In-
stream Flow Rule, and other State and federal regulations.
GS-7 Provide excellent water service to our customers.
Policies:
PS-7.1 The City should meet or exceed the minimum levels of service for water system
maintenance as identified in the Water Comprehensive Plan.
PS-7.2 The City should encourage water conservation, water reclamation and reuse among
its residents through education and by providing water conservation kits.
City of Arlington Comprehensive Plan Goals and Policies
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PS-7.3 The City should implement new monitoring requirements and treatment techniques
as well as conduct studies required by the Safe Drinking Water Act.
PS-7.4 Cross Connection Control Program site surveys should be completed annually as
required by the Department of Health. Demonstrate program progress in the annual
cross connection control report that we are required to submit to Department of
Health.
GS-8 Provide excellent solid waste service to our customers.
Policies:
PS-8.1 The City should work closely with Snohomish County and local haulers to expand
the type of recyclable materials that can be collected from homes and businesses.
PS-8.2 The City should continue its award-winning outreach and public education program
to improve solid waste and recycling practices at businesses by teaching them
about best management practices and providing technical support and resources.
PS-8.3 The City should provide recycling opportunities at public events such as the Fly-In
and Street Fair.
PS-8.4 The City should provide recycling opportunities in City-owned buildings.
PS-8.5 The City should partner with other municipalities and government agencies to
combine resources that benefit the solid-waste customers of Arlington.
Chapter 4: Description of Planning Area
City of Arlington Comprehensive Plan Description of Planning Area
4-1 JULY 2017
4.1 PURPOSE OF THIS CHAPTER
This chapter gives a description of the planning area, including existing political, physical,
and social conditions. It provides the backdrop against which current information, future
forecasts and future plans are compared as we grow toward Year 2035. Describing the
setting is the starting point for developing any short or long-range plans. Additionally, it is
essential (as well as required by SEPA) as a basis for environmental impact analysis. Future
plans will relate back to the 2017 so that the reader will get a sense of how things will
change and how long range planning decisions were made. The information will also be
useful to future drafters of project-level environmental documents.
4.2 PLANNING AREA BOUNDARIES
In this plan the City treats the city limits and the Urban Growth Area (UGA as one, since
under the GMA it is assumed that all area with the final UGA will be annexed at some
point to become a part of the City. All analyses include the entirety of these areas, except
where noted.
4.3 CITY OF ARLINGTON
The city limits cover an area of approximately 9.7 square miles (see Figure 2-1). The
Arlington Urban Growth Area includes 10.3 square miles. The City has planning jurisdiction
within its city limits; the City Council creates the development policies and regulations
and the City processes all permits for land development. There are several interlocal
agreements with neighboring jurisdictions to address mutual interests and cross-boundary
impacts, including reciprocal mitigation for traffic. Additionally, any agency affected by a
particular development or which has responsibility for managing a particular resource
also has rights to comment and recommend conditions and/or mitigation measures for
projects within the city limits. The City also controls growth outside of the City by its policies
regarding water utility extensions.
4.4 ARLINGTON URBAN GROWTH AREA
The GMA requires counties planning under the Act to designate an Urban Growth Area (UGA)
around each of its cities "within which urban growth shall be encouraged and outside of which
growth can occur only if it is not urban in nature." The Act provides, "Each city that is located in
such a county shall be included within a UGA. A UGA may include territory that is located outside
of a city only if such territory already is characterized by urban growth or is adjacent to territory
City of Arlington Comprehensive Plan Description of Planning Area
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already characterized by urban growth." Unincorporated areas within the City’s UGA will
eventually be annexed into the City.
The location of the boundary for this area is based on land supply needs to meet expected
2035 development demands, natural geologic formations, topography, environmental
constraints, existing development beyond the city limits, and the availability of existing
infrastructure and services. Public sewer and water lines, drainage facilities, electricity and
telecommunication lines, and roadways can be extended to serve existing and future
development over 20 years in the planning area. Arlington's airport has also played a major role
in the establishment of this area because of the City's need to control land outside the current
city limits to avoid future land use conflicts with the City’s municipal airport. Discussions need to
occur with other adjacent jurisdictions regarding the protection of the Arlington Municipal Airport.
Within the UGA but outside of the city limits, Snohomish County has planning jurisdiction. The
City Council, however, has adopted regulations that require annexation into the City prior to
obtaining sewer service. This ensures that development within the City’s Urban Growth Areas
conform to City standards and development regulations.
4.5 2015 URBAN GROWTH AREA
The Arlington UGA, first adopted in 1995 and subsequently amended several times
encompasses approximately 10.3 square miles inclusive of the City of Arlington (see Figure
2-1). As part of the State’s 1990 Growth Management Act (GMA), Urban Growth Area
boundaries were placed around municipalities for the purpose of concentrating urban growth
in urban areas and protecting resource and open space lands, and ensuring the provision of
urban services to urban and urbanizing areas.
The size and boundaries of the UGA must be consistent with the Buildable Lands Report
developed by Snohomish County Tomorrow (SCT). The Buildable Lands policy states that
cities will ensure that sufficient usable residential, commercial and industrial lands exist
within the UGA to accommodate the population, housing and jobs.
Available buildable lands are shown on Figures 4-1 and 4-2.
In 2016, the County Council amended its Countywide Planning Policies and added GPP 10,
which updated population and employment figures for Snohomish County jurisdictions,
including Arlington. It reconciled these figures with the buildable lands inventory for the City.
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Among its findings, GPP10 confirms that
the City and its unincorporated UGA
(Figure 2-1) can accommodate the 2035
population, employment and housing
targets shown to the right. The finding
assumes use of “reasonable measures” to
increase capacity within the City.
(Employment targets do not yet consider a full buildout of a proposed Manufacturing Industrial
Center currently under consideration.)
Once these targets were confirmed, policies, regulations and reasonable measures to
maximize use of these lands were developed, consistent with local, County and regional
growth policies, including Vision 2040. These were adopted in 2017 as part of the City’s
docket process and as part of the PSRC final plan certification process.
Brekhus-Beach
In 2005, one planning subarea — Brekhus/Beach (Burn Hill) — was designated as a "TDR
Receiving Area." This subarea was permitted to come into the UGA as part of the 2005
update of the Snohomish County Comprehensive Plan with the condition that the area was
to be designated as a TDR receiving area in the County's Transfer of Development Rights
(TDR) program. The intent was that if the property owners or developers bought
development rights from “sending areas” in the Stillaguamish Valley, they would be eligible
to come into the UGA and develop using the units transferred from the sending areas. The
primary intent was that farming and agricultural open space would be preserved in the
Stillaguamish Valley.
The Brekhus/Beach subarea was annexed into Arlington in 2007 and was designated for
future “master planned community” status in 2008. Zoning was adopted that would initially
allow Suburban Residential development (9600 square foot lots), but permit a much higher
density once TDR credits were purchased and applied, a master plan was approved, and
infrastructure installed.
The TDR approach stalled and Brekhus/Beach has yet to develop according to
expectations. The market was unable to produce both sellers and willing buyers of TDR
certificates. Also, the topography and geology of the area make the installation of infrastructure
such as roads and sewers very costly. The City has withdrawn from the TDR program. Zoning
2011 2035 Capacity
Population 18,489 26,002 34,514
Housing 7,128 10,018
Employment 8,660 20,884
City of Arlington Comprehensive Plan Description of Planning Area
4-4 JULY 2017
remains that allows for a Master Planned Neighborhood (MPN).
As noted in the table above, the Comprehensive Plan will provide the buildable land density
necessary to accommodate the projected 2035 population. The area will remain in low-density
Suburban Residential zoning with a high-level Master Plan put together by the City in
consultation with local residents.
The only other Master Plan Neighborhood overlay besides Brekhus/Beach is the future
Lindsey Annexation south of 172nd Street NE and just west of Highway 9. The City also
plans to work with these land owners in developing a high-level master plan so that
development can occur here as well.
Figure 4-1 Figure 4-2
Additional Housing Unit Capacity Additional Employment Capacity
4. 6 COORDINATED WATER SERVICE PLAN AREA
Another planning boundary not referenced in the GMA is the Coordinated Water Service
Plan (CWSP) area.1 It is larger than the City’s UGA (see Figure 2 . 9 ) at roughly 22.5
square miles. This is an area within which Arlington has the first right to provide water
service. However, certain conditions may be placed those services. Such conditions differ
depending on where the project is located and what type of development it is. Please refer to
the City code (AMC 13.04) for these conditions.
4.7 FUTURE GROWTH AREAS
1 RCW Chapter 70.116 -- Public Water System Coordination Act of 1977
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The following section includes a description and analysis of each neighborhood subarea. The
City has worked with the County and Vision 2040 to ensure that the overall community can
accommodate 2035 population, housing and jobs. This more detailed review was carried out in
order to provide an analysis of planning issues unique to each subarea as each contributes to
the total. For the 2015 update, City staff and the Planning Commission reviewed the 2005
planning issues and policies, compared them against current information and revised the issues
and policies accordingly. All areas were analyzed to ensure (1) that the 2015 UGA boundaries
encompassed an area that would accommodate the projected 2035 population and employment,
(2) in an area with sufficient buildable lands and (3) which can be served with adequate urban
infrastructure. With the adoption of Countywide Planning Policy GPP 10 in November 2016,
buildable lands within the Arlington UGA were successfully reconciled with the 2035 population,
housing and employment forecasts.
NEIGHBORHOOD PLANNING SUBAREAS
Old-Town Residential
Location: At 609 acres, the Old-Town Subarea makes up 8.9% of the 2015 planning area. It is
roughly bordered by the OTBD to the west, the Stillaguamish River valley to the east, Highland
Street and Kona Crest neighborhood to the south, and Gilman Street and the former Country
Charm dairy to the north. This older, more established neighborhood is the heart of old
Arlington's residential character.
Existing Uses: The predominant use is single-family residential, but there are a fair number of
duplexes, row-houses, and older apartments interspersed throughout. There are also four large
tracts that contain schools (two elementary and two middle schools), school administration, a
hospital, and associated medical services adjacent to the hospital. Its development pattern is that
of a traditional, alley-and-grid-system neighborhood, with many houses having front porches and
garages on the alley.
Houses vary in size and many of them sit on two or three small lots, typical of late 19th-early 20th
century town subdivisions. There are no large tracts of undeveloped land, but there are many
existing lots that can be made buildable through boundary line adjustments. Thus, there is the
potential to increase densities through in-fill development, redevelopment, and accessory
dwelling units.
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Infrastructure: Infrastructure (streets, sewer, water, and storm drainage pipes) exists throughout
the subarea, but it is old, approaching the end of its useful life, and is in need of repair,
replacement, or upgrading. The storm system has been improved, having once drained directly
into the Stillaguamish River with no detention or treatment. Old-Town now drains into a
constructed wetland, (Old-Town Stormwater Wetland). The wetland was constructed in 2013.
Parks: There is one community park in the Old-Town: Terrace Park. In addition, there are four
school yards, some of which have play equipment, some of which have developed play fields,
and all which have unstructured play fields. Additional parks are still deemed necessary for this
area. See Chapter 7 for a thorough description of these recreation facilities.
Critical Areas: With the exception of a few steep slopes there are no Environmentally Critical
Areas on the upper plateau (essentially, the built area) since most were obliterated 100 years
ago. The steep slopes are currently forested and provide screening between the OTBD and the
residential uses of Old-Town and contribute environmentally in terms of habitat, climate control,
and stormwater infiltration.
There is one area of note that does contain critical areas, that being the Graafstra Farm. This
area was annexed to the City since the last Plan update. Most of the farm’s structures are set on
an upland hill that juts out into the floodplain. There are steep slopes here, as within other parts
of town. Additionally, most of the farmed land sits in the Stillaguamish Southfork floodplain and is
adjacent to the river. The lowlands are zoned Public/Semi-Public and the uplands are zoned
High Density Residential.
2015 Planning Issues: The Old-Town area is an area that could absorb higher densities through
in-fill, mixed use, cottage housing or similar mechanisms. Doing so, however, will require that
regulatory or other tools be put in place to preserve the historical architectural character that
helps to define Arlington’s community image.
Old-Town Business Districts
Location: At 198 acres, the Old-Town Business District (OTBD) subarea makes up 2.9% of the
planning area. The OTBD is generally bordered by the Stillaguamish River on the north, Highway
9 on the west, and the Old-Town subarea to the south and east. The Arlington Old-Town
Business District is comprised of three subdistricts: OTBD-1, OTBD-2, and OTBD-3. As
described below, there are land use and development distinctions between all three subdistricts
that should be considered in formulating the blueprint for downtown. However, there are also
some overall issues that need to be addressed for the downtown as a whole.
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OTBD-1 Existing Uses: This district represents the heart of Arlington and includes the City’s
historic “Main Street” (Olympic Avenue, which was formerly named Railroad Avenue). The
design of both its public realm (publicly owned spaces such as rights-of-way and parks) and
private realm (properties developed under private ownership), work together to create a strong
sense of place and identity. Olympic Avenue was upgraded in 2007 to include new wide
sidewalks, street furniture, unique street lighting and crosswalk design. The historic buildings
along Olympic Avenue are adjacent to the street and to each other, forming a contiguous street
wall that actively engages the street.
The OTBD-1 has historically held a variety of uses: national retail chains, small mom-&-pop
specialty stores, restaurants, mixed uses (residences on upper floors), civic and cultural uses,
entertainment, etc. In the last several decades, however, most of the larger, national chains have
relocated to the suburban commercial areas. Though there is little land available for
development, there is opportunity for redevelopment and improvement to existing buildings. The
City owns about four (4) acres of undeveloped land fronting on about two blocks of Olympic
Avenue.
OTBD 2 Existing Uses: OTBD-2 basically runs along West Avenue, SR-9, and Division Street.
It is characterized by commercial buildings from the 1960s and 70s, older single-family houses
(some of which have been converted to commercial uses), and a few vacant parcels (though on
the west side of SR-9 there are some larger parcels currently housing farm and single-family
residential uses). Most commercial buildings accommodate parking off-street as opposed to on-
street like in OTBD-1.
OTBD-3 Existing Uses: OTBD-3 is generally that area between Division Street (or Burke
Avenue east of Broadway Street) and the Stillaguamish River. Uses include a mix of older single-
family residential homes, apartment buildings, mid-sized commercial buildings, a district court,
and other small businesses. The City’s water, sewer, and stormwater facilities are located here.
There isn’t much vacant land available; however, there is a lot of opportunity for infill and
redevelopment.
Infrastructure: Much of the infrastructure in the Old-Town Business District is in need of repair,
replacement, or upgrading. Olympic Avenue was remodeled in 2007 and other piecemeal
infrastructure improvements have occurred as funding becomes available.
Parks: There are two community parks in the OTBD: Haller Park and Legion Park. See Chapter
7 for a thorough description of these recreation facilities.
City of Arlington Comprehensive Plan Description of Planning Area
4-8 JULY 2017
Critical Areas: With the exception of steep slopes, there are no Environmentally Critical Areas in
the Old-Town Business District. The steep slopes are forested and provide screening between
the OTBD and the residential uses of Old-Town and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: The City will continue to pursue an economic development strategy for
OTBD-1. This will involve review of existing regulations and amendments to achieve the
economic and community vision. Topics of discussion include:
OTBD-1
1. Appropriate types of uses in OTBD-1, including the extent of civic and municipal
functions.
2. Remodeling, redevelopment, or new development that furthers the goals of our economic
development strategy.
3. Enforcement of existing rules, including building and property maintenance.
4. Attraction of more people to the downtown during more hours of the day.
5. More mixed uses (first floor commercial, upper floors residential) in OTBD-1.
6. Public infrastructure improvements, added or improved.
7. Availability of parking-both on-site and on-street.
8. Economic opportunities with Centennial Trail.
OTBD-2
1. Appropriate types of uses in OTBD-2.
2. District theme and building appearance (OTBD-1 may be the model).
3. Surface parking lots.
4. Mixed use development.
5. Riverfront commercial development.
6. Buffering the treatment plant from conflicting activities while providing for future
expansion.
OTBD-3
1. Stillaguamish Tribe claims that one of its largest ancestral villages lay where Haller Park
now is. Care will need to be taken in planning or developing this area, with appropriate
archaeological studies being conducted and consideration given to any findings.
2. Frontage on the river. Possible redevelopment into a riverfront commercial use.
3. Aesthetic improvements to public parking lots, making them more desirable to use.
4. Enforcement of existing rules, including building and property maintenance. Incentives to
get property owners to fix up their buildings.
City of Arlington Comprehensive Plan Description of Planning Area
4-9 JULY 2017
5. Opportunities to provide more or better trails, sidewalks, and paths to connect parking,
shopping, jobs, schools, and the adjacent neighborhoods.
6. Bike trails to other areas of the City.
Arlington Bluff Subarea
Location: With 451 acres, the Arlington Bluff Subarea makes up 7.9% of the 2015 planning
area. Bordered on the north by steep slopes and the floodplain, and on the south by the
industrial area and airport, this scenic residential district meanders along the bluff overlooking the
Stillaguamish Valley.
Existing Uses: Some of the best view property in Arlington is found here. It contains
predominately single-family residential uses (some older, some newer), though there are some
undeveloped commercial properties along SR-530 and 211th Street. There are still some un-
annexed areas that are developed and undeveloped.
Infrastructure: Due to recent development, sewer, water, and other utilities are available in
most of this subarea. One exception is the area north of 188th Street, though it is anticipated
development will soon extend utilities to this area as well. There are still quite a few homes on
wells and septic systems in the area between the cemetery and SR-530 west of 67th Avenue.
Streets in the newer areas are generally up to standards, but there are several older County
subdivisions that have substandard roads, with no sidewalks or other frontage improvements.
Additionally, substantial portions of Cemetery Road/188th Street still need to be widened and
improved to bring it up to its Local Collector standard.
Parks: There is one community park in the Arlington Bluff subarea: High Clover Park. (See
Chapter 7).
Critical Areas: Environmentally, the biggest issues are the steep slopes and drainage on the
lower valley properties. The steep slopes are currently forested and provide screening between
the urbanizing area and the Stillaguamish Valley and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: In the 2005 Plan, there was concern over future growth conflicting with
airport clear zone operations. These have been resolved and compatibility regulations are in
place.
As with other subareas, a major challenge it how to connect neighborhoods and road systems in
an effective and economical manner. There are numerous dead-end streets that should be
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connected. Also, the City has developed trails in several locations and there should be a
continuous effort to link people with the commercial, park, school and other destinations.
Among other issues:
1. Annexing those portions of the subarea that haven’t been annexed into the City.
2. Minimize drainage impacts on valley properties.
3. Septic system failures in Pioneer Estates and elsewhere.
Kent Prairie Area Subarea
Location: At 353 acres, the Kent Prairie Subarea makes up 5.2% of the 2015 planning area.
This subarea is bordered by the top of the valley slope on the north, the city limits/UGA on the
east, the bottom of the valley slope on the south, and boundaries of the General Commercial
zone just west of SR-9 on the west. It basically includes the low-lying valley floor (once a working
farm) as well as some of the slopes surrounding it.
Existing Uses: This subarea has some unique strengths as well as challenges. One of its
strengths is its topography: Being in a small valley and surrounded on most sides by hills, it has
the appearance of being a neighborhood unto itself. It also has good access because it is located
at the intersection of a State highway and an arterial that serves a large rural area to the east. It
has an elementary school, a large park (though mostly undeveloped), and a commercial center.
There is also a good mix of residential types, including single-family residences, apartments,
mobile homes, and assisted care facilities. There are still a large number undeveloped parcels,
both commercial and high density residential.
Infrastructure: Utilities, streets, and other infrastructure are in good shape, being relatively new.
The City does have a water reservoir on the eastern slopes.
Parks: There is one community park in the Kent Prairie subarea: Jensen Park. In addition, there
is a schoolyard which has play equipment and unstructured play fields. (See Chapter 7).
Critical Areas: A strength that is also a challenge is that there are several important salmon-
bearing creeks and large wetlands throughout the area. These include Portage, Prairie, and
Kruger Creeks.
Since the 2014 Oso disaster, there has been increased attention to potential hazardous slide
areas. In 1994, a fairly large landslide occurred on property that was being developed east of
Burn/Stillaguamish Roads. There have been several discussions since 1994 on what could be
done with it, but as yet it seems infeasible (or too costly) to stabilize the slopes. This is indicative
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of the need to identify where slide prone areas exist and what the regulatory response should be.
In the post-Oso period, Arlington will participate in efforts to protect these areas, including the
Burn Road property in the Kent Prairie subarea.
2015 Planning Issues: In the 2005 Plan, there was concern over future residential and
commercial growth conflicting with each other. The City is satisfied that protections exist for this.
Protections for creeks and wetlands have also been put in place. A mix of housing types – a goal
in 2005 – is meeting with success.
Again, a major challenge is how to connect neighborhoods and road systems. Physical
connections in the Kent Prairie area may be an insurmountable challenge because of past
development trends and the topography of the area. Additional development of the City’s trail
system may provide more bicycle and pedestrian links however. Special attention must be paid
to clean up and maintenance of the Zimmerman Hill Trail in the subarea.
West Arlington Subarea
To better organize growth and infill development west of the Arlington Municipal Airport, a West
Arlington Subarea Plan (WASA) was developed and adopted in 2011. The 1057 acre Subarea
combined four former subareas—Smokey Point, SR 532 Corridor, West Bluff, and Island
Crossing. The 2011 Plan described the overall area as a “segregated mix of agriculture,
commercial and residential with most of the area zoned for highway commercial and moderate
residential density”. It envisioned a future with emphasis on “human place” and livable places in
harmony with the natural environment. It also described West Arlington as a future TDR
receiving area for higher density, mixed use development next to stable single-family
neighborhoods.
The overall subarea plan has now reverted back to the four prior subarea plans. Many of the
tools and concepts of the 2011 WASA Plan have been made a part of those smaller area plans,
however each smaller area has been planned in a manner that recognizes the unique
characteristics and needs for each.
The key planning issues identified for the area were generally as described below in the original
subareas:
1. Wetlands and floodplain within Island Crossing and West Bluff.
2. Steep slopes the eastern periphery.
3. Transportation infrastructure not up to urban standards.
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4. Unsafe pedestrian “realm”.
And the need for:
5. Community focus and connectivity with rest of Arlington.
6. Sprawl “repair”.
7. Limited arterials.
8. Parks and trails.
The 2016 Plan update considered these challenges and characteristics as well as the following
aspirations:
The WASA Plan lists several initiatives for the future, but without a specific implementation
strategy. Components would include:
1. Principles of new urbanism:
a. Walkability.
b. Connectivity.
c. Mixing land uses.
d. Variety.
e. Quality architecture & urban design.
f. Traditional neighborhood.
g. Compact design.
h. Sustainability.
i. Preservation.
2. Form-based codes:
a. Regulating plan (zoning map).
b. Civic space standards.
c. Building configuration standards.
d. Building type standards.
3. “Public Realm” Improvements:
a. Roads
i. Road plan (See Figure 2-5).
ii. Roundabouts.
iii. I-5 interchange at 188th Street.
iv. Bicycle lanes.
v. Streetscape standards.
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vi. Prohibition of dead-end or gated streets.
vii. Landscape medians and street trees on arterials.
viii. Unique street lamp design.
ix. Traffic calming.
x. Underground utilities on arterials.
4. Block standards:
i. Different standards for different locations (“transects”).
ii. Intersection spacing to encourage pedestrian use.
iii. On-street parking.
iv. Bicycle Lanes.
v. Landscape strips.
5. Gateways signing and other features for neighborhoods and major arterials.
6. Civic spaces:
a. Parks.
i. Plazas.
The 2005 Comprehensive Plan: In the City’s 2005 Plan, the following neighborhood goals for
each West Arlington subarea were identified:
Smokey Point/SR-531 Corridor
1. Enhance the area as an entrance to the City.
2. Better road and trail connections.
3. Transportation links to Marysville.
4. Widening of SR-531.
5. Corridor design and streetscape.
6. Improve access to bus service.
7. Coordinated services with Marysville.
8. Fire flow.
9. Protection of the Quilceda-Allen Creek.
10. Buffers between residential and commercial/industrial development.
Smokey Point Neighborhood
1. Mix of older and newer homes.
2. Variety of densities and building types.
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3. Higher density housing potential.
4. Areas available for development.
5. Rural infrastructure.
6. Low water pressure.
7. Lack of street frontage.
8. One park. More needed.
9. No community focal point.
10. Connections to rest of community needed.
11. Noise mitigation needed along I-5.
12. Drainage facilities in neighborhoods and Smokey Point Boulevard.
13. Smokey Point Boulevard improvements needed: streetscape, widening, drainage.
West Bluff
1. Undeveloped or underdeveloped.
2. Older homes on large lots.
3. Sewer not extended to all of area.
4. Many homes are still on wells.
5. Roads not developed to City standards.
6. No curb, gutter, sidewalks, and planter strips.
7. No community parks.
8. Steep slopes.
9. Trails, bike trails and sidewalks.
Island Crossing
1. Relatively undeveloped agricultural land,
2. A few older farmhouses and barns.
3. Several highway oriented businesses.
4. Roads not up to urban standards.
5. Served by sewer and water with significant upgrades needed for development.
6. 100-year floodplain. Frequent flooding.
7. No drainage facilities.
8. Fish bearing creeks and critical areas.
9. The Stillaguamish Tribe property desires City sewer and water services and intersection
improvements.
City of Arlington Comprehensive Plan Description of Planning Area
4-15 JULY 2017
The City’s Capital Improvements Plan and development regulations were updated in 2017 to
prioritize improvements and present a more organized development pattern in these four
neighborhoods and citywide. The City will adopt a more specific implementation plan as part of
this 2017 Plan amendments, although these will occur over time on a prioritized basis.
Hilltop
Location: At 1,305 acres, the Hilltop Subarea makes up 19% of the 2015 planning area. This
subarea is roughly bordered by Portage Creek and SR-9 on the east, 168th Street on the south,
67th Avenue on the west, and Kent Prairie subarea on the north.
Existing Uses: This subarea basically includes all the residential areas up on the plateau,
including Gleneagle, Crown Ridge, the Magnolias, etc. There is also undeveloped commercial
land at the intersection of SR-9 and SR-531, and a residential area and commercial/mixed use
area being brought into the UGA to the south and east of SR-531. Two schools (high and
elementary) are also located in this subarea.
Infrastructure: For the most part infrastructure is in good shape, as this is one of the newer
developed areas in Arlington. However, the whole area of Arlington Terrace, developed as 5-
acre lots, is on a private water system, septic systems, and private roads. This area could never
develop to its planned densities unless additional urban infrastructure is installed. Also, it is
anticipated that both State highways will be widened in the future.
Parks: There are 14 neighborhood parks in the Hilltop subarea: Gleneagle IVE Park, Gleneagle
1-3 Parks, Wedgwood Park, Crown Ridge 1-5 Parks, Highland View Estates Park, Eagle Heights
Park, Zimmerman Trail, and Pioneer Park. In addition, there is Pioneer Elementary, which has
play equipment and developed and unstructured play fields. (See Chapter 7)
Critical Areas: There are quite a few streams that run through this area, as well as wetlands.
Prairie and Portage Creeks both have their headwaters here. There are also some steep slopes
along some of the creeks’ ravines.
2015 Planning Issues: The key planning issue in the Hilltop Subarea is to complete a “high-
level” master plan for the future Lindsay annexation. This represents an opportunity for mixed
use or mixed density housing. In 2004, the City Council voted to support the roughly 100 acres
south of 172nd being included in the UGA, with the following condition:
“The area should be planned using the Planned Neighborhood Development tool
found in the Land Use Code. Additionally, the City should develop a new land use
City of Arlington Comprehensive Plan Description of Planning Area
4-16 JULY 2017
designation and zone with a minimum parcel size of 9,600 square foot for use in
these areas. We should consider a mix of densities in these new areas, including
some multi-family residential areas as well as these new larger lots. We should also
pre-plan the transportation system, areas for community parks, utilities, and other
necessary infrastructure and land uses. The City should enter into some sort of
development contract with the property owners to implement this goal.”
The City plans to work with property owners in developing a “high-level” master plan in order to
help the annexation and development process of this unincorporated area.
Towards the north end of the subarea in the Arlington Terrace Neighborhood, there is no
pressing need to resolve density increases or infrastructure improvements in the area, although
these could be considered density reserve area for the future.
Trail connections are also a priority for the Hilltop Subarea, particularly along 172nd Street where
pedestrians and vehicles co-exist in close proximity to one another.
Southfork
Location: At 72 acres, the Southfork Subarea makes up 1% of the planning area. This subarea
is located on the eastern edge of the City, just north of the Brekhus/Beach Subarea and Tveit
Road, and just east of the Old-Town Residential Subarea. At this time, the subarea is completely
outside of city limits but within the City’s Urban Growth Area.
Existing Uses: This area is comprised solely of single-family residential dwellings on relatively
large lots (half-acre plus).
Infrastructure: The majority of roads within this subarea are below urban standards as they lack
curb, gutter and sidewalk. The majority of lots are on septic as sewer lines don’t extend through
the subarea.
Parks: There are no parks within this subarea however Eagle Creek Elementary lies directly to
the north and has recreational facilities.
Critical Areas: There are steep slopes toward the eastern edge of the subarea that run north to
south. A portion of the subarea lies within the floodplain of the south fork of Stillaguamish River.
2015 Planning Issues: The key planning issues for this subarea are annexation and the
extension of sewer lines. Attempts are being made to annex the area into the City; however, if
residents are unable to agree to annexation, it may warrant further discussion of removal of this
City of Arlington Comprehensive Plan Description of Planning Area
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subarea from the City’s Urban Growth Area. The extension of sewer lines throughout the area
will be costly and existing lots that are subdividable will only be able to yield a few lots because
of their relatively small size (for rural lots).
Brekhus/Beach (formerly Burn Hill and portion of Southfork)
Location: At 337 acres, the Brekhus/Beach Subarea makes up 5% of the planning area. This
subarea is located on the eastern edge of the City, roughly bordered by Portage Creek on the
west (the chasm as it climbs the hill), 190th Street NE on the south, and Tveit Loop Road on the
north. In the 2005 Plan, this area was referred to as Burn-Hill and part of Southfork. This area
annexed in 2007 (see Ord. 1415) as part of the City and County’s TDR2 program (see discussion
below and Page 3-4).
Existing Uses: This subarea is comprised solely of single-family residential uses on large lots (5
to 40 acres).
Infrastructure: Currently the infrastructure in this area is developed to Snohomish County rural
standards and is maintained by the City. As a condition of annexation, a master development
plan was to be prepared by the owners, which would have included an infrastructure plan
including a financial element. The City assisted land-owners in developing a “high-level” master
plan (Figure 2-22) to help guide development of the subarea. Until then the subarea will remain
rural in character. One neighborhood, Quall Ridge, has been developed at the south end of the
subarea because it was platted under the County’s jurisdiction prior to annexation by the City.
Parks: There are currently no parks in the Brekhus/Beach subarea. Open space will be planned
at such time as a master development plan is presented by owners.
Critical Areas: There are two fish-bearing streams (Portage Creek and Eagle Creek) that run
through this area, along with their associated wetlands. There are also some steep slopes along
some of the creeks’ ravines which will require sensitive design of roads as part of the master
development plan.
2015 Planning Issues: There are numerous planning issues with the Brekhus/Beach Subarea
as a result of a failed TDR program for the Stillaguamish Valley. The Brekhus/Beach Subarea
was not originally slated to be included in the City’s UGA during the County’s 2005 Plan update,
but was designated as a Transfer of Development Rights (TDR) Receiving Area. The TDR plan
was to allow the property owners to purchase development rights from the TDR Sending Area
2 Transfer of Development Rights
City of Arlington Comprehensive Plan Description of Planning Area
4-18 JULY 2017
(Stillaguamish Valley), which would allow the property to come into the UGA sooner than the
next 10-year (2015) update. The community would benefit from having agricultural uses
preserved in the Sending Area.
As noted before, in 2015 the TDR effort did not have the intended effect. Developers in the
Brekhus/Beach Receiving Area, who would purchase the development rights from agricultural
landowners in the Sending Area, failed to reach agreement on the value (price) of the TDR
credits resulting in an inability of the Brekhus/Beach subarea to attract a master plan sponsor.
Without a sponsor or a plan, higher density urban development and the infrastructure needed to
serve it was not feasible.
In the meantime, the area was annexed to the City and is now assumed to be a part of the
buildable lands inventory. The City faces a paradox where the Growth Management Act requires
that lands within Urban Growth Areas be developed at urban densities (4+ houses per acre), but
there is no market or infrastructure financing available to achieve that level of development. Only
a density of 20,000 square feet per parcel is permissible without sewer or other facilities.
This conundrum was one of the major planning issues for the City during the 2015 update and is
certainly the major issue for the Brekhus/Beach Subarea. The solution is to retain the long term
objective of urban densities in the Subarea and to develop a “high-level” infrastructure and
development plan, so that when a master plan under the Master Planned Neighborhood zoning
is brought forward by a developer, the area is ready for development in a cohesive cost-effective
manner. The City will work with owners and future developers to achieve this buildable lands
goal.
Manufacturing Industrial Center (MIC)
The Manufacturing Industrial Center extends from the southern edge of downtown, beyond the
airport and 172nd into Marysville’s planning area. The Arlington portion of the MIC is comprised
of 2287 acres (31% of the UGA). The Marysville portion contains 1732 acres. The MIC is the
center of activity not only in Arlington, but the whole north County area. It is in fact a part of the
North Puget Sound Manufacturing Corridor which potentially targets the MIC area for up to
77,000 jobs.
Chapter 5: Land Use Element
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5-1 JULY 2017
5.1 PURPOSE OF THIS CHAPTER
The Land Use Element is concerned primarily with the accommodation of the City of Arlington's
spatial growth; that is, the use and the mix of land uses that will serve future population,
employment, public service and recreational needs, and other aspects of city life.
This Land Use Element has been developed in accordance with RCW 36.70A.070 of the
Growth Management Act. It responds to GMA guidelines for the update of the former 2005
Plan. In 2015, the “horizon year” changed from 2025 to 2035, and land use assumptions have
changed, all of which have been incorporated into the 2015 Plan’s Land Use Element. It
describes how the goals in the other elements of this Comprehensive Plan (Housing, Capital
Facilities, etc.) will be implemented through land use policies and regulations. It is a key element
in implementing Arlington's Comprehensive Plan.
This Element has also been developed in accordance with the Countywide Planning Policies,
the region’s Vision 2040 and multi-county planning policies. A matrix showing the consistency
between the Countywide policies and Arlington's Comprehensive Plan policies is located in
Appendix C. This section inventories and analyzes the distribution and location of existing land
uses and considers the appropriate intensity and density of future development. The Plan is
also consistent with the updated Snohomish County GMA Comprehensive Plan, including its
population, employment and housing targets1.
Finally, the Land Use Element has been developed in recognition of the subarea objectives
outlined in Chapter 4 and the Capital Faculties Element in Chapter 9. Every attempt has been
made to reconcile various growth projections with utility analyses to ensure that infrastructure
improvements keep pace with growth to achieve required “concurrency”. Concurrency is a
Growth Management requirement that requires that facilities be in place by the time growth
impacts occur.
Absent from the 2015 Plan is the TDR overlay zone. The 2005 Plan had included a Transfer of
Development Rights program to encourage agricultural protections in the Stillaguamish River
Valley through allowance of higher density (Master Planned Neighborhoods) in the Burn
Hill/South Fork (Brekhus/Beach) Subarea. This area was annexed in 2007, however the TDR
program proved unsuccessful. While the City continues to support high-level master planning in
this area to ensure efficient provision of infrastructure, the TDR component will be removed as a
1 See Snohomish Countywide Planning Policy GPP10, November 2016
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pre-condition for development.
All three growth alternatives being studied by the County call for a significant increase in
Arlington employment from 8,660 in 2011 to 20,884 in 2035. This is a reflection of the expected
activity around the Arlington Airport. In the County as a whole, there will be a forecasted surplus
in employment land capacity in 2035.
The City is seeking formal designation of a Manufacturing Industrial Center (MIC) including
portions of Arlington and Marysville, from the airport to about 136th Street NE. The total area
comprises about 4,019 acres with a future employment capacity of roughly 77,000 industrial
jobs, most aerospace related. Of 4019 acres, 2287 lies in the Arlington UGA and 1732 in
Marysville. The MIC area is a part of the North Puget Sound Manufacturing Corridor as
designated by the Economic Alliance of Snohomish County. As the two cities seek formal MIC
designation by PSRC, they will jointly pursue master planning of the area, including
infrastructure.
The City will adopt Figure 2-3 (Future Land Use Map) as its official land use and zoning map.
5.2 LAND USE DESCRIPTIONS
The official Land Use Map shows how land uses will be distributed throughout Arlington to
accommodate 2035 population and employment projections, along with the public facilities to
serve them. It represents policy. The Zoning Map is a regulation that implements the Land Use
Map.
It is the intention of the council that …(the zoning code)…implement the planning
policies adopted by the council for the city and its urban growth area, as reflected in
the comprehensive plan, utility plans, airport plan, and other planning documents.
(AMC 20.04.060)
There is a very close relationship between the Land Use and Zoning maps. Different zones may
exist within similar land use designations. Map overlays for the Airport Protection District, Airport
Safety Zone, the Mixed Use and Master Planned Neighborhood overlay zones further refine
how development can occur within designated areas. Development is also subject to restrictions
where applicable per the Shoreline Master Plan. Finally, the Land Use and Zoning maps depict
the Contract Rezones in effect for the Gleneagle neighborhood in the Hilltop Subarea and the
Pioneer Meadows neighborhood in the Arlington Bluff Subarea.
Following is a brief description of the purpose of the different designations and zones on the
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Land Use and Zoning maps:
7.2 RESIDENTIAL DESIGNATIONS
Suburban Residential (SR): The Suburban Residential designation consists primarily of a
suburban residential fabric. It is generally characterized as a quiet neighborhood environment
with detached single-family residences on relatively large lots situated along low-volume
thoroughfares. Building setbacks are deep with houses generally situated toward the center of
the lot they occupy and residential dwellings typically don’t exceed two stories in height. Lots
are usually served by City water and sewer.
The purpose of the Suburban Residential designation is to provide a low-density residential
environment (maximum four dwelling units per acre) for detached single-family homes (and
accessory dwellings) on relatively large lots which provide ample private outdoor space for each
residence. Residences are typically not within walking distance or close proximity to commercial
services or employment opportunities.
The Suburban Residential designation is usually initially applied to those areas of the City where
master planning is a prerequisite to development due to a lack of existing infrastructure in the
area.
Zoning classifications that may be applied to areas designated Suburban Residential on the
City’s Official Land-Use Map include: Suburban Residential (SR), Residential Low Density
(RLD), and Public/Semi-Public (P/SP). For areas with a Suburban Residential designation and a
Master Plan Neighborhood Overlay, Residential Moderate Density (RMD), Residential High
Density (RHD), and General Commercial (GC) may also be applied with an approved Master
Plan for the entire area within the respective MPN overlay.
Residential Low/Moderate Density (RLMD): The Residential Low/Moderate Density
designation consists primarily of a suburban/urban residential fabric. It is generally
characterized as a somewhat active pedestrian neighborhood environment with detached and
some attached single-family residences on moderate sized lots situated along low-volume
thoroughfares. Building setbacks are moderate with houses generally situated toward the center
of the lot they occupy with residential dwellings typically not exceeding two stories in height.
Lots are served by City water and sewer.
The purpose of the Residential Low/Moderate Density designation is to provide a moderate-
density residential environment (four to six dwelling units per acre) for detached and attached
single-family homes (and accessory dwellings) on moderate sized lots that provide some private
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outdoor space for each resident. Some residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Low/Moderate
Density on the City’s Official Land-Use Map include: Residential Low/Moderate Density (RLMD),
Residential Moderate Density (RMD), and Public/Semi-Public (P/SP).
Residential Moderate Density (RMD): The Residential Moderate Density designation consists
primarily of an urban residential fabric. It is generally characterized as an active pedestrian
neighborhood environment with detached and attached single-family residences on moderate
sized lots situated along low to moderate volume thoroughfares. Building setbacks are
moderately deep with houses generally situated toward the front of the lot they occupy with
residential dwellings typically not exceeding two stories in height. Lots are served by City water
and sewer.
The purpose of the Residential Moderate Density designation is to provide a comfortably
spaced residential environment (six dwelling units per acre) for detached and attached single-
family homes (and accessory dwellings) on moderate sized lots that provide some private
outdoor space for each resident. Residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Moderate Density on
the City’s Official Land-Use Map include: Residential Moderate Density (RMD) and Public/Semi-
Public (P/SP).
Residential High Density (RHD): The Residential High Density designation consists primarily
of an urban residential fabric. It is generally characterized as a very active pedestrian
environment with attached multi-family residences on shared lots situated along moderate to
high-volume thoroughfares. Building setbacks are shallow with residential buildings generally
situated toward the front of the lot they occupy with residential buildings typically not exceeding
three stories in height. Residential developments in this designation are subject to design
review. Lots are served by City water and sewer.
The purpose of the Residential High Density designation is to provide a close-knit residential
environment (minimum ten dwelling units per acre) that can consist of detached, single-family
residences to multi-family complexes that generally have shared common outdoor space.
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Residences are typically within walking distance of commercial services and employment
opportunities as well as urban amenities such as parks, trails, and transit service.
Zoning classifications that may be applied to areas designated Residential High Density on the
City’s Official Land-Use Map include: Residential High Density (RHD) and Public/Semi-Public
(P/SP). The Mixed Use may also be applied where a master plan is approved.
Old-Town Residential (OTR): The Old-Town Residential designation consists primarily of an
urban residential fabric (exclusive of multi-family dwellings). It is generally characterized as old-
town Arlington’s historic residential neighborhood consisting of detached single-family homes
from the early 20th century forward. It is an active pedestrian environment with lots situated
along low-volume thoroughfares and are provided secondary access from alleys (from which
most residential garages are accessed from). Building setbacks are moderate with residential
buildings generally situated toward the front of the lot they occupy with buildings not exceeding
two stories in height. Lots are served by City water and sewer. Residential developments in this
designation are subject to design review.
The purpose of the Old-Town Residential designation is to preserve the historic look, feel, and
function of Arlington’s old-town residential neighborhood which generally consists of detached
single-family residences (and accessory dwelling units) on narrow 1/10th acre lots (ten dwelling
units per acre maximum). Some residences are situated on two or more of these lots.
Residences are within walking distance of Arlington’s Old-Town Business District which consists
of commercial services and employment opportunities. Residences within this designation are
also within walking distance of other urban amenities such as parks, trails, schools, and transit
service.
Zoning classifications that may be applied to areas designated Old-Town Residential on the
City’s Official Land Use Map include: Old-Town Residential (OTR) and Public/Semi-Public
(P/SP).
5.3 COMMERCIAL DESIGNATIONS
Neighborhood Commercial (NC): The Neighborhood Commercial designation consists
primarily of a compact commercial urban fabric with small-scaled commercial retail and
professional services. It is generally characterized as an active pedestrian environment with
commercial buildings situated at the intersection of moderate to high-volume thoroughfares.
Lots are served by City water and sewer. Developments in this designation are subject to
design review.
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The purpose of the Neighborhood Commercial designation is to provide commercial amenities
and professional services within geographic areas that are generally zoned for residential or
industrial uses in order help ensure the daily convenience needs of the nearby residences and
employees can be met. Mixed uses with a residential or lodging component may be acceptable.
General Commercial (GC): The General Commercial designation consists primarily of a sub-
urban commercial fabric with moderate-sized commercial, office, and professional service uses.
The purpose of the General Commercial designation is to provide a setting for commercial,
office, and professional service uses of a moderate sized format that rely on motor-vehicle
traffic. This designation is intended to be situated along arterials and to serve as a transition
area between Highway Commercial designations and residential designations. It is generally
characterized as an active automobile and pedestrian environment with commercial buildings
situated toward high-volume thoroughfares with parking located to the sides of buildings. Lots
are served by City water and sewer.
Developments in this designation are subject to design review. Zoning classifications that may
be applied to areas designated General Commercial on the City’s Official Land Use Map
include: General Commercial (GC) and Public/Semi-Public (P/SP). The Mixed Use concept will
be encouraged in these areas, again subject to master plan and design review.
Highway Commercial (HC): The Highway Commercial designation consists primarily of a
suburban commercial fabric with large format commercial uses. Lots are served by City water
and sewer. Developments in this designation are subject to design review.
The purpose of this Highway Commercial designation is to provide a setting for large-scale
commercial uses that typically locate on major thoroughfares and attract a regional customer
base.
Zoning classifications that may be applied to areas designated Highway Commercial on the
City’s Official Land Use Map include: Highway Commercial (HC) and Public/Semi-Public (P/SP).
The above designations reflect the current, auto-dependent, sub-urban style of development
that exists within the commercially zoned areas of the City. In order to create neighborhoods
that replicate the feeling, functionality and efficiencies of neo-traditional development the City
will utilize a Mixed Use overlay upon commercially zoned areas throughout the city. Mixed Use
Development focuses on the integration of commercial, retail and residential uses in close
proximity to one another, while promoting the safety and mobility of both pedestrian and biker
and less emphasis on auto dependency, thus creating a livable environment where residents
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have the ability to safely use alternate modes of transportation to commute to employment
centers, complete their shopping and for their recreation.
Old-Town Business District (OTBD): The Old-Town Business District designation consists
primarily of an urban commercial fabric with small to medium format commercial uses. It is
generally characterized as an active pedestrian environment with traditional “Main Street”
character where low-rise buildings are placed adjacent to each other and enfront a right-of-way
which consists of wide sidewalks and on-street parking. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Old-Town Business District is to preserve the look, feel, and function of
Arlington’s traditional commercial center. This designation provides a setting for small-scale
commercial uses that rely on both pedestrian and motor-vehicle traffic and mixed uses with a
residential component. The Old-Town Business District also serves as the center for the City’s
civic activity.
The Old-Town Business District designation has been divided up into three sub-districts
because each sub-district has its own distinguishable development pattern. Old-Town Business
District 1 consists of Arlington’s historic “Main Street” (Olympic Avenue) where commercial
buildings are located side by side to form a fairly continuous street wall. Old-Town Business
District 2 consists of West Avenue and part of Division Street where commercial uses are
separated and some on-site parking is provided. Old-Town Business District 3 consists of Burke
Avenue and covers much of what was historically Haller City before it merged into Arlington.
This subdistrict consists of a mix of commercial and residential uses on blocks that are oriented
east to west as opposed to north to south like in subdistricts 1 and 2.
Zoning classifications that may be applied to areas designated Old-Town Business District on
the City’s Official Land Use Map include: Old-Town Business District 1, 2, and 3 (OTBD-1, -2, or
-3); and Public/Semi-Public (P/SP).
5.4 INDUSTRIAL/AIRPORT DESIGNATIONS
General Industrial (GI): The General Industrial designation consists primarily of an urban
industrial fabric with small to large format industrial operations. It is generally characterized as
an active employment center where low rise buildings are situated toward the interior of lots and
building setbacks are variable. Parking is accommodated on-site. Lots are served by City water
and sewer. Development projects in this designation are subject to design review.
The purpose of the General Industrial designation is to provide a setting for industrial-type uses
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that may utilize indoor and outdoor space; emit dust/smell, noise, or glare; or depends on major
thoroughfares and rail lines for shipment as part of their normal operations. Industrial operations
include manufacturing, processing, creating, repairing, renovating, painting, cleaning and
assembling of goods, merchandise, or equipment.
Zoning classifications that may be applied to areas designated General Industrial on the City’s
Official Land Use Map include: General Industrial (GI) and Public/Semi-Public (P/SP).
Light Industrial (LI): The Light Industrial designation consists primarily of an urban light-
industrial fabric with small to large format industrial operations that occur within completely
enclosed low rise buildings. It is generally characterized as an active employment center with
attractive buildings, formal landscaping, clean appearance, and adequate screening from non-
industrial uses. Buildings are generally situated toward the street and have a clearly
distinguished entrance. Parking is accommodated on-site. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Light Industrial designation is to provide a setting for less intense industrial-
type uses that utilize indoor space for manufacturing, processing, creating, repairing, renovating
painting, cleaning and assembling of goods, merchandise, or equipment in a way that is not
likely to create external noise, smell, dust or glare as part of its normal operation. It is intended
to have a cleaner, more orderly environment than what would be found in a General Industrial
designation. For this purpose, the Light Industrial designation also serves as a buffer between
General Industrial and non-industrial land use designations.
Zoning classifications that may be applied to areas designated Light Industrial on the City’s
Official Land Use Map include: Light Industrial (LI) and Public/Semi-Public (P/SP). The LI and
GI zones could be the principal implementing zones for a future Manufacturing Industrial Center,
subject to an overall master plan.
Business Park (BP): The Business Park designation consists primarily of an urban fabric with
medium to large format operations that occur entirely within enclosed low to medium rise
buildings. It is generally characterized as a master planned upscale employment center with
attractive buildings, landscaping, and streets built to urban standards all working together to
create a “park-like” environment that accommodates informal outdoor recreation and enjoyment
between buildings. Lots are served by City water and sewer. Development projects in this
designation are subject to design review.
The purpose of the Business Park designation is to provide an upscale and enjoyable setting for
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company offices, warehouse, and light-industrial uses. The Business Park designation also
serves as a buffer between residential and non-residential uses.
Zoning classifications that may be applied to areas designated Business Park on the City’s
Official Land Use Map include: Business Park (BP) and Public/Semi-Public (P/SP).
Aviation Flightline (AF): This use designation is intended to cover the portions of the airport
devoted to aviation-related uses. It allows only aviation-related uses proximate to airport
runways and taxiways. Aviation-related uses include any uses related to supporting aviation that
require direct taxiway access as a necessary part of their business operations, such as aviation
services, manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily catering to
pilots, employees, or passengers), or other uses that are clearly related to aviation. Compatible
zones include Aviation Flightline, Airport Protection District, and Public/Semi-Public.
5.5 CIVIC DESIGNATIONS
Public/Semi-Public (P/SP): The Public/Semi-Public (P/SP) designation consists of both
publicly owned open spaces (e.g. parks) and civic buildings (e.g. schools). It is generally
characterized as formally landscaped and usable open space. The purpose of this designation
is to provide a setting for public interaction, civic engagement, recreation (both active and
passive) and utility service providers. Quality Public/Semi-Public spaces provide the City with a
strong sense of identity and can function as economic assets. The Public/Semi-Public (P/SP)
zone implements the like-named Plan designation. Public facilities may also be allowed as
Conditional Uses.
5.6 LAND USE OVERLAYS
Airport Protection District: The Airport Protection District (APD) overlay consists of four
subdistricts (A, B, C, and D) and five safety zones (1, 2, 3, 4, and 5) that are laid over the
existing land use designations and zoning classifications on the City’s Official Land Use Map
and Zoning Map (Figure 2.3). The APD overlay boundaries were determined by aircraft accident
data from the National Transportation Safety Board, the Federal Aviation Regulation Part 77
Imaginary Surfaces and FAA AC 150/5200-33A, and Hazardous Wildlife Attractants on or near
airports.
The purpose of the Airport Protection District overlay is to protect the viability of the Arlington
Municipal Airport as a significant resource to the community by encouraging compatible land
uses and densities, reducing hazards to lives and properties, and ensuring a safe and secure
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flying environment. The Airport Protection District Overlay modifies the density and land use
requirements of the underlying zoning districts to the extent that it protects the public health,
safety, and welfare of property owners residing within the overlay and airport users.
Contract Rezone: The Contract Rezone (CR) overlay consists of residential developments that
deviate from some of the underlying zoning regulations based on a mutually accepted
agreement between a developer and the City. These typically include master planned
communities where some of the densities and uses would not otherwise be permitted.
The purpose of the Contract Rezone overlay is to identify lands within the City that are subject
to modified development regulations based on an agreed upon contract between the City and a
developer. The Contract Rezone provides for flexibility in the City’s zoning regulations generally
in exchange for some benefit provided to the City. The City currently has two residential
developments under a contract rezone: Gleneagle and Pioneer Meadows.
Master Planned Neighborhood: The Master Planned Neighborhood (MPN) overlay consists of
large areas of unimproved (or underutilized) land (25+ acres) that exist within the City for which
the planning and financing of infrastructure improvements is necessary. A master plan must be
established for the entire land area within a Master Plan Neighborhood overlay before any
development can occur.
The purpose of the Master Plan Neighborhood overlay is to ensure that development occurs in
an orderly and financially responsible manner, and that adequate infrastructure is put in place to
serve new development within the overlay. The City currently has two areas with a Master Plan
Neighborhood overlay: the Brekhus/Beach Subarea and the future Lindsay Annexation area
within the Hilltop Subarea. The City plans to assist property owners within these two areas by
creating a “high-level” master plan so that development can begin to occur in these areas.
Mixed Use Overlay: A new MU overlay zone will be adopted by the City allowing a blend of
residential high density and commercial uses subject to a regulating plan, administrative site
plan review and design review. The purpose of this zoning is to foster development of
pedestrian oriented, mixed uses where residences are located in close proximity to small retail
and office uses. By utilizing mixed use development Arlington is striving to achieve one or more
of these objectives:
(a) Enhance the pedestrian environment.
(b) Encourage additional street level activity.
(c) Reduce automobile trips.
(d) Create a “sense of place.”
(e) Provide for the efficient use of land and services.
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5-11 JULY 2017
(f) Allow opportunities for economic vitality and diverse housing opportunities.
(g) Provide a transition between adjacent neighborhoods and commercial areas.
As Mixed Use is applied, Form-Based Code (FBC) will be the guiding principle to ensure that all
development will have a predictable outcome, provide for exceptional urban design and create a
desirable public realm.
Gateway Overlay Zone: The Gateway Overlay Zone is intended to apply to properties at and
near major entrances to the City. This generally includes all lots that are adjacent to or abutting
arterial or greater rights-of-way (both existing and proposed) that are also within close proximity
to city limits. The purpose of the Gateway Overlay Zone is to ensure that a) gateways into the
City are inviting and aesthetically pleasing, b) development of properties adjacent to or abutting
gateways are well designed in terms of building architecture, site layout, screening, and
landscaping; and c) appropriate land uses are permitted and located within designated
gateways.
5.7 MAJOR LAND USE CONSIDERATIONS
The biggest consideration that arises at every periodic update of this Plan is: How do we want to
grow? Under the GMA, we are obligated to plan for and accommodate 20-years’ worth of
projected growth. As a regional partner, Arlington has accepted the 2035 population, housing
and employment targets adopted by the County and the Puget Sound Regional Council;
however, the community, through its local plan, has control over where development occurs and
what it will look like.
With a 2035 population growth of over 6,500 residents and thousands of new jobs, if existing
boundaries are retained, Arlington would have to increase densities to meet its target. If
densities are to be kept at current levels, then we will have to expand our boundaries. The City
chooses instead to retain the existing boundaries, including the Brekhus/Beach area, and
accommodate higher densities through the Mixed Use, Master Planned Neighborhood, cottage
housing and other zoning tools. The City's 2015 Plan emphasizes a more focused and
interactive relationship between us and Marysville, especially in the joint Arlington/Marysville
Manufacturing Industrial Center (AMMIC). These are all features added to the 2015 Plan to
ensure that future jobs and residents are accommodated, while preserving the character of our
existing community.
In 2035, the City envisions most growth to occur in nine areas:
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5-12 JULY 2017
Population:
1. SR9/172nd St, in the future Lindsey Annexation area.
2. Other areas depicted on Figure 4-1 (Residential Capacity)
Employment
3. Airport Business Park.
4. The Arlington/Marysville Manufacturing Industrial Center.(AMMIC)
5. Other areas depicted on Figure 4-2 (Employment Capacity)
Commercial
6. Island Crossing and Stillaguamish property.
7. National Foods property.
8. 172nd St. Corridor and the Smokey Point Boulevard Commercial Corridor.
9. Kent Prairie; 204th St./SR 9
The Capital Facilities Element in Chapter 9 emphasizes these areas as those where the
greatest infrastructure impacts will be (water use, sewer discharge transportation, etc.).
Issues related to where and how we grow our land uses include, among others:
The infrastructure needed to accommodate growth including cost and financing.
The location of new roads and utility improvements.
Urban design—what the new growth will look like.
Preserving neighborhood character while accommodating growth.
Ensuring an economically viable industrial center.
5.8 EXISTING CONDITIONS
Table 5-1 shows the land use designations on the official land use map. The “Net Zoned”
figures exclude road rights of way, public lands and other undevelopable areas. The last column
shows the total land area in each planning subarea.
5.9 LAND CAPACITY ANALYSIS (BUILDABLE LANDS)
To analyze whether Arlington with its current city limits and UGA has sufficient developable land
to accommodate its projected population (26,002) and employment (20,884) targets, a Building
Lands Analysis (BLA) was completed in the summer of 2014 and finalized in 2016. The
objectives of the study were to identify, locate and characterize developed, developable and
undevelopable land area and parcels within the current city limits, the UGA, and each of the
City’s neighborhood planning areas. Lands were categorized by use categories and distributed
within the respective zoning designations.
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The City and County concluded that the City would meet its 2035 Population Target.
Table 5.4 shows dwelling unit and population estimates based on its buildable land supply and
ability to provide services to the areas involved.
Table 5-5 shows the developable vacant acreage within each zone and each subarea. It does
not show land that is underdeveloped and that would be available for higher density
redevelopment (“infill”). The figure totals about 9% of the “net zoned” area in the City.
Table 5-1: Land Use Designation Size by Subarea, Existing Land Use Map
Subarea AF BP GC GI HC LI MS NC
OTB
D-3
OTBD-
2
OTBD-
1
OTR
D
P/S
P RHD
RLM
D
RM
D SR
Net
Zoned*
Total
Area
Arlington
Bluff 35 20 31 226 66 378 540
Brekhus/
Beach 145 145 337
Hilltop 61 4 4 92 47 806 1,014 1,305
Kent
Prairie 51 4 12 80 18 44 209 353
MIC 736 154 8 567 148 28 1,641 2,133
Old-Town 12 1 93 213 67 103 489 609
OTBD-3 27 6 33 115
OTBD-2 5 16 2 23 45
OTBD-1 25 1 26 37
South
Fork 2 2 71
West
Arlington 12 64 486 4 2 25 281 874 1,054
Total 736 166 224 571 486 148 16 28 25 16 31 93 384 219 1,052 494 145 4,834 6,599
* Public R/W, public lands, undevelopable land not included
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5.10 DENSITY
Density standards are a combination of what the City’s development regulations allow2 and what
has actually occurred on the ground, that is, how many dwellings actually were built given the
site limitations, market conditions, etc. Using the information in Table 5- 2 to determine the land
needed through 2035 requires this “real world” analysis, regardless of actual regulations in the
City Code.
The County’s Buildable Lands report analyzed density on a gross density and net density basis.
Gross residential density is the number of housing units divided by total area. Net density
calculates the number of houses on land used for residential building lots only, excluding lands
used for roads, wetlands, Native Growth Protection Areas, recreational areas and detention
ponds, etc.
Gross residential density in the City’s residential zones (RHD, RLMD, RMD and SR) was 3.83
units per acre in 2014:
Table 5-2: Residential Density by Land Use Designation
SR 0.14 RMD 4.29 OTR 6.0
RLMD 3.66 RHD 8.73
5.12 HOUSEHOLD SIZE
The average household size in Arlington is 2.623, a decline from 2.72 in 2005. Owner-occupied
units had 2.76 persons, down from 2.82 persons. Renter-occupied declined from 2.54 to 2.36.
The 2005 estimate for 2025 average household size was 2.54 which has proven to be very
accurate. The County’s estimated household size for 2035 in Arlington is forecasted to be 2.7,
which will be used for this Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter
units.
5.13 FUTURE NEEDS
Population Capacity: Population within the established UGA is projected to grow from 18,380 in
2014 to 24,937 in 2035. Using the density and household size assumptions, the future housing
need was calculated as shown on Table 5.4.
2 See Chapter 20.48, Arlington Municipal Code
3 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
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Table 5.4: Housing Unit Needs
2014 2035
Residential
Zoned Area
(acres)
Dwelling
Units Population Additional
Population
Estimated
Additional
Dwelling Units*
City and UGA
City 2,250 7,086 18,360
UGA 244 174 350
2,494 7,260 18,710
2035 Estimate 24,937 6,227 2,421
Assumptions: Single Family Multi-Family
Housing Distribution: 82.1% 17.9%
Avg. Household Size: 2.8 2.4
Vacancy Rate: 4.7% 4.7%
Table 5-3: Permissible Residential Densities
Code
d/u per acre
Assumed1
SR,
with utilities
without utilities
4.5
2.0
4.5
2.0
RMD 6.0 6.0
RLMD 6.0 5.0
RHD 16.0 12.0
OTR 6.0 6.0
1For planning purposes, the “assumed” density figure was
used as a reflection of the actual development history and
future policies emphasizing the maximizing of
development.
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To determine the amount of capacity for growth left in the existing UGA, the City has used the
2012 SCT Buildable Lands Report4 and surveyed 2014 land uses using Assessor records
(March 2014) and field observations. The projected need of 2,421 dwelling units was compared
with the vacant, developable land and the household size and density standards for each zone.
Table 5.5 provides updated information based on the 2014 analysis and the 2016 reconciliation
effort by the County and Arlington.
Further, the County EIS growth capacity in the Brekhus/Beach area (963 units5) was initially
used for this Plan. The subsequent reconciliation process yielded an agreement of 606 units
based on a developed density of 5.5 dwellings per acre. The City accepts this estimate although
over the short term a significantly reduced density (20,000 square feet/lot) will occur. When a
master plan developer proposes a higher density development, it will be based on a detailed
infrastructure plan, including financing. Thus for the long term, the capacity figure of 606 units is
feasible.
4 Snohomish County Tomorrow, ‘2012 Growth Monitoring/Buildable Lands Report,’ June, 2013. For information on
the method and assumptions used, please refer to that report or its companion, the SCT Buildable Lands Procedures
Report. http://www1.co.snohomish.wa.us/Departments/PDS.
5 Draft EIS, Page 3-96
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As shown on Table 5.5,
the net need for new
capacity will be 762
units under this Plan.
Reasonable measures
(HMU, cottage housing,
Accessory Dwellings,
etc.) and other tools will
be used. A
Brekhus/Beach master
planned development
will be encouraged to
provide greater than 5.5
du/acre, further ensuring
that the City will meet its
objective. With these
infill and redevelopment
assumptions, the 2035
population estimate of 24,937 can be accommodated.
Housing Implications: In May, 2013 each jurisdiction was asked to re-cap the strategies within
the housing element of its 2005 comprehensive plan. Arlington reported that the overall
emphasis in City of Arlington’s housing element is to:
Preserve the “old-town” area.
Encourage more "high end" housing.
Encourage high density housing in areas currently moving in that direction.
Locate housing development in areas within existing sewer service areas.
Allow for mixed use projects in commercial centers.
Permit infill development that is compatible with existing neighborhoods.
Reduce on-site parking requirements for residential developments.
Encourage the development of a variety of housing types in order to accommodate niches in
the market that aren’t currently being served.
As shown on Table 5.4, the City will maintain a goal of providing a housing mix of 82% (1,985)
single-family and 18% (436) multi-family dwellings to meet the overall objective of 2,421 new
added housing units by 2035. It will work to attract affordable housing as the market seems to
be demanding (See Chapter 6).
Table 5.5 Available Land Capacity
Zoning
Vacant
Developable Density Units Population
2035 Need 2,421* 6227
Capacity
OTBD-3 0.98 12.0 12 32
OTBD-2 12.0
OTBD-1 0.86 12.0 10 27
OTRD 0.88 6.0 6 16
RHD 9.31 12.0 112 302
RLMD 67.34 5.0 337 909
RMD 3.26 6.0 20 54
SR 116.81 4.5 526 1420
Brekhus/Beach 110.20 5.5 606 1636
Other 6.61 4.5 30 81
Total Available 1659 4477
Infill or Redevelopment Capacity Need 762 2057
*Including vacancy rate
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Employment Land Capacity: In its 2005 Plan, Arlington’s employment target for the year 2025
ranged from 12,920 to 14,730 jobs. All three growth alternatives being studied by the County for
the 2015 Plan call for a significant increase in Arlington employment to 20,884 in 2035. This is a
reflection of the expected activity around the Arlington Airport and the market importance of
Arlington in the North County area, where it provides job locations for citizens from Skagit,
Darrington, Marysville, Stanwood, and beyond.
In the County as a whole, there will be a forecasted surplus in employment land capacity in
2035. In Arlington, land capacity will be a function of available land, employment density and the
City's role in the North County market place. There are about 375 acres of available and
developable land in the seven commercial/industrial zoning categories. A 2007 Employment
Density Study being used for the Countywide Plan update adopts a density standard of 500
square feet per employee for industrial uses. However, the study noted that an analysis of
Arlington employment densities for industrial uses was a significantly higher 2,625 square feet
per employee. Applying that number to available lands in the AF, BP, GI and LI zoned lands
produces and industrial land capacity of about 5,750 employees. The Density Study also
recommended a figure of 400 square feet per employee for retail and office uses. Applied to the
GC, HC and NC zones produces a capacity figure of about 2,900.
The total land capacity of 8,650 for all commercial/industrial categories falls short of the
projected 12,224 new jobs in 2035. And doubtless, the high density of 2,625 square feet per
employee will lower as new industries come to town. However, two factors suggest that
additional industrials lands should be identified.
One factor is the location of Arlington in the North Puget Sound Manufacturing Corridor, a
recognized area of emphasis by community and economic development leaders, where
aerospace and technology-related companies are being sought. The City is seeking formal
designation of a Manufacturing Industrial Area (MIC) including portions of Arlington and
Marysville, from the airport to about 136th Street NE. The total area comprises about 2900 acres
in Arlington with a future employment capacity of 77,000 industrial jobs (1600 square feet per
employee), most aerospace related. The MIC area is a part of the North Puget Sound
Manufacturing Corridor as designated by the Economic Alliance of Snohomish County. As the
two cities seek formal MIC designation by PSRC, they will jointly pursue master planning of the
area, including infrastructure.
The second factor is the North Stillaguamish Economic Development Plan, adopted in 2015.
The Plan comes in response to the Oso disaster and is tasked with defining a strategy for
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5-19 JULY 2017
economic growth along SR-530 from Arlington to Darrington. With Arlington being a destination
for Stilly Valley jobs and a waypoint for supplying the corridor, sufficient lands must be readied
for the likely growth to come.
Jobs/Housing Ratio: In 2005, Arlington had a job/housing ratio of 2.22. With the forecasted
population, housing and employment estimates described above, the ratio in 2035 would be
closer to 2.1 jobs for every household. This figure does not suggest that every household has
two employees living there. It is more a measure of how many households requiring public
services are matched by jobs in the community bringing tax revenue to the City. Any ratio above
2 is considered a good balance.
5.14 SUBAREA PLANS
The Land Use Element will be implemented in large part through the development strategies
pursued in each of the City's subareas. Following are brief descriptions of these subareas, the
2015 zoning and summaries of key issues and future strategies for 2015.
Old-Town Residential Subarea
The Old-Town Residential Subarea is the heart of Old-Town Arlington’s residential area. It is
largely developed, as much of the land was platted in the late 19th and early 20th Centuries in a
traditional grid pattern with alleys (consisting of MC Mahons, Giffords, Palmer, Clums, and
Cobbs Additions to Arlington). Typical lot size is 4,356 square feet (1/10th of an acre). Infill
development of single-family homes continues as older homes are demolished and vacant lots
are built on.
The City will continue to encourage infill and redevelopment of residential lots in this subarea;
however, comprehensive design standards need to be established in order to preserve the
historic character of this neighborhood.
As infrastructure continues to age, the City will also need to continue investing in the area’s
public realm by improving streets, sidewalks, and City-owned utility lines.
Old-Town Business District Subarea
The Old-Town Business District is Arlington’s historic central business district and consists of
the original Town of Arlington and Haller City Plats. Arlington and Haller City were once different
towns but merged in 1903 when Arlington incorporated. Olympic Avenue (Arlington’s “Main
Street”) was remodeled in 2007. Centennial Trail runs though Old-Town, connecting Arlington
the Skagit County line to the north and the city of Snohomish to the south.
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While the area is largely built-out, redevelopment and revitalization efforts continue to occur
over time as investments are made in both the public and private realms. The City will continue
to support redevelopment and revitalization efforts while enforcing design standards and
guidelines in order to preserve the area’s historic character.
The City is developing a Riverfront Master Plan to take advantage of the area’s position along
the Stillaguamish River. This plan will provide for more economic development and public use of
the riverfront.
Arlington Bluff Subarea
The Arlington Bluff Subarea includes the upland area just south of the Stillaguamish River
Valley and north of the Municipal Airport. It was once home to large homesteads that have since
been subdivided into a number of residential plats of varying sizes.
The Arlington Bluff Subarea is slated to remain a predominately single-family residential area
with some neighborhood commercial uses along 67th Avenue NE and Highway 530. While the
area is largely developed, there is still opportunity for some infill residential and commercial
development.
The City plans to continue to work to ensure that environmentally critical areas (such as steep
slopes and streams that are prevalent in the area) are protected.
The only proposed change to the land use in this subarea as part of the 2015 periodic update
was a rezone request of a one-acre parcel at the bottom of the bluff along 211th Place NE from
residential to commercial. The request was approved.
As for road improvements, the City is proposing to improve 211th Street NE and re-align the
road to connect directly to 59th Avenue NE (a westbound spur will still connect to the highway at
its current location). A trail will also be added to the streetscape, connecting Centennial Trail to
the Valley and at some future date to Island Crossing (see Figure 2-7).
Kent Prairie Subarea
The Kent Prairie Subarea is situated at the intersection of Highway 9 and 204th Street NE. It is a
well-integrated neighborhood of various use types, including commercial, public, single-family
residential, and multi-family residential, which are built around the environmentally critical areas
(streams and wetlands) found there.
The area presents some infrastructure challenges--mainly the discontinuous street system.
There are numerous dead-end streets that will likely never be connected.
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The only change to the land use in this subarea as part of the 2015 periodic update was a
rezone request of approximately 2 acres along 77th Avenue NE (south of 204th Street NE) from
commercial to residential.
Manufacturing/Industrial Center Subarea
The Manufacturing/Industrial Center (MIC) Subarea includes the Arlington Municipal Airport and
surrounding lands that are zoned Industrial and Business Park. It extends from approximately
136th Street NE in Marysville north to Cemetery Road in Arlington and roughly from 51st Avenue
NE to the west and 67th Avenue NE to the east. As the greater Seattle metropolitan region
continues to grow, with the need for living-wage jobs, the Cities of Arlington and Marysville have
identified an opportunity to work together in the formation of a joint Manufacturing/Industrial
Center. The area lies within the North Puget Sound Manufacturing Corridor, a targeted area for
economic development and infrastructure development. Currently, there is only one designated
MIC in Snohomish County (Paine Field). Obtaining MIC designation from the Puget Sound
Regional Council would provide an opportunity for both cities to obtain necessary funding to
invest in new and existing infrastructure that would strengthen industrial activity and lead to
continued job creation.
The City envisions this joint Arlington/Marysville Manufacturing/Industrial Center (AMMIC) as
the region’s main industrial employment center on the north end. As part of the City’s strategy to
make this happen, the City is committed to continuing to ensure the area develops as a strong
manufacturing and industrial base by strictly limiting non-supportive land uses such as retail,
housing, and non-related offices and encouraging manufacturing, industrial, and advanced
technology uses. Within two years of receiving MIC designation, the City will develop a subarea
plan for the City’s portion of the AMMIC that will further the goals and objectives of the PSRC
and Multi-County Planning Policies with regards to MICs.
Joint MIC designation between the City of Arlington and the City of Marysville makes logical
sense because the industrial centers of both cities are only separated by jurisdictional
boundaries. In 2011 the Planning Commissions of both Arlington and Marysville signed a joint
resolution urging their respective city council’s to seek MIC designation from the PSRC for the
purpose of advancing the economic goals of each jurisdiction.
Subsequently, on December 11, 2011, the City of Arlington, City of Marysville, and Tulalip
Tribes adopted Joint Resolution 2011-001 supporting regional coordination of a
Manufacturing/Industrial Center to support manufacturing expansion in the north Snohomish
County area.
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The proposed AMMIC (see Figure 2-4) is a prime candidate for MIC designation and continued
investment because of its site and situation. Located entirely within Arlington’s and Marysville’s
urban growth areas, the proposed AMMIC encompasses 4,091 acres (6.4 square miles)
inclusive of many existing industrial businesses and room for additional capacity. Of that total
area, approximately 1,200 acres is undeveloped or under developed. Arlington’s portion of the
proposed AMMIC includes 2,291 acres that are primarily zoned industrial, business-park, and
aviation (as the site includes the Arlington Municipal Airport). A small portion is zoned
commercial along 172nd Street NE.
The proposed AMMIC is situated in northern Snohomish County, centrally located between two
major centers of commerce—Seattle, WA and Vancouver, BC. It is framed between I-5 on the
west and Highway 9 on the east and is served by the Santa Fe/Burlington Northern railroad.
The area is accessible from I-5 via 116th Street NE, 172nd Street NE, and Highway 530. The City
of Marysville is proposing an interchange at 156th Street NE that would provide additional
access to the area. Regional arterials that serve the proposed area include Smokey Point
Boulevard, 172nd Street NE 51st Avenue NE, 59th Avenue NE. and 67th Avenue NE.
Current employment within the proposed AMMIC is estimated to be 5,586, with 70% of those
jobs being industrial/manufacturing related, 20% retail, and 10% services and government. The
proposed AMMIC has an estimated employment capacity of 77,000 jobs.
The current ratio between jobs and manufacturing facility space in Arlington is one (1) job for
every 300 square feet. This is slightly higher than the national average mainly due to the large
consideration of highly technical manufacturing technology. The national average is 500 square
feet per employee. Assuming a blended median range of 400 square feet of manufacturing
space per employee and considering the available underdeveloped area with in the proposed
MIC, the total employment will reach 77,000 at full build out.
The cities of Arlington and Marysville are currently working to seek PSRC designation of a joint
Arlington-Marysville Manufacturing/Industrial Center Upon designation, the City would need to
put together a joint subarea plan for the MIC with the City of Marysville. The subarea plan would
address urban design elements such as land use, transportation, and architectural design
among other things.
Road improvements would be needed to existing arterial and collector roads such 172nd Street
NE and 59th Avenue NE. New roads are also planned to serve the area and improve
connectivity. They include: Arlington Valley Road, 63rd Avenue NE, 47th Avenue NE, and 168th
Street NE.
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The area is largely served by City water and sewer; however, mainline extensions would be
needed near the south end of the subarea as development occurs.
By 2035, the City envisions this area to be developed into an active employment center with a
high number of family-wage manufacturing and industrial jobs.
Hilltop Neighborhood Subarea
The Hilltop Subarea is located on the hill between 67th Avenue NE and Highway 9. This subarea
is slated to be a predominately single-family residential neighborhood with some commercial
activity around the intersection of Highway 9 and Highway 531 (172nd Street NE).
There is a large area of unincorporated land within this subarea that is located just south of
Highway 531 and west of Highway 9. The area currently has a Master Plan Neighborhood
Overlay, which requires a master plan for the area be established before the properties can
annex into the City. The City plans to assist property owners by developing a “high-level” master
plan so that annexation and development can occur. This “high-level” master plan will outline
the location of collector roads and placement of utilities.
A round-about was recently installed at the intersection of Highway 9 and Highway 531.
Highway 531 will eventually be widened to five lanes inclusive of a trail along the north side of
Highway 531. That trail will turn northward along the power-line easement at the 79th Avenue
right-of-way, then connect at the intersection of Highway 9 and Eaglefield Drive.
Water and sewer infrastructure improvements have recently been made to better serve
undeveloped areas at the south-end of the subarea; however, it remains difficult to extend these
services to the Arlington Terrace plat at the north-end of the subarea.
Preferred locations for community parks should be identified now so that the capital planning
can be done to ensure the properties are obtained prior to their development. Future parks are
anticipated as areas annex and urban clusters are developed. These parks ought to be centrally
located to the future major neighborhoods, easily accessible from the arterials and collectors.
There are several environmentally critical areas throughout the Hilltop Subarea—including
streams, wetlands, and steep slopes that will need to be protected and planned around. Prairie
and Portage both have their headwaters here.
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Southfork Subarea
This subarea lies entirely outside of city limits but is within the City’s Urban Growth Area. The
pre-zoning designation for this area is Residential Low/Moderate density and it is anticipated
this area will remain a single-family neighborhood.
The subarea has only one access point via 87th Avenue NE; however, the area could easily be
served by Maple Street by extending that road through existing right-of-way to connect to 87th
Avenue NE.
Homes within this subarea are served by on-site sewage disposal systems. Extending sewer
through the subarea may prove difficult because existing lots are only subdividable through the
short platting process, making it hard to recover sewer extension costs.
Removal of this area from the City’s UGA should be considered if annexation attempts fail.
Brekhus/Beach Subarea
In 2005, the Arlington Urban Growth Area (UGA) was expanded by about 337 acres to include
the Brekhus Beach area. This subarea is located on the east side of the City, directly east of the
Kent Prairie Subarea and directly south of the Southfork Subarea.
The 337-acre expansion area was annexed into the City of Arlington in 2006. The Brekhus
Beach vicinity lacks a developed arterial road network, and before the area can develop, the
infrastructure must be in place to support urban development. The area is zoned Suburban
Residential and has a Master Plan Neighborhood Overlay.
The Subarea is accessed primarily from Tveit Road and Burn Road. Additional roadway
infrastructure is needed within the subarea. The City of Arlington and Snohomish County Public
Works Department completed the Arterial Circulation Study for the Southwest Arlington Urban
Growth Area and Vicinity in November, 2009. The study confirmed that arterial connections and
circulation within the Brekhus-Beach vicinity are limited by the physical environment and
availability of right-of-way. The study offers the following potential transportation improvements
likely needed to provide effective arterial circulation:
186th Street Extension NE – Arlington city limit to Crown Ridge Boulevard
Crown Ridge Boulevard – 186th Street NE Extension to SR-9
Burn/McElroy Roads – 95th Avenue NE to 186th Avenue NE
186th Street NE – McElroy Road to Arlington city limit
McElroy Road – 172nd to 186th Streets NE
172nd Street NE Extension – 91st Avenue to McElroy Road
172nd Street NE – SR-9 to 91st Avenue NE
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The area is not currently served by City water and sewer; however, it is within the City’s water
and service area. Lack of infrastructure and topographical realities will likely make future
development within this area costly. In its 2015 Plan, the City has developed a high-level master
plan for the area (Figure 2-22), outlining where major thoroughfares will go, along with water
and sewer infrastructure, at such time as a higher density master plan is developed. This is in
line with City policy PL 15.50, which is based on Multi-County Planning Policy PS-9.
Land within this Subarea is largely undeveloped with existing homes situated on large lots. The
Subarea is traversed by steep terrain and wetlands. While awaiting a master plan proposal for
the area, the City will work with neighbors to implement a “Shadow Platting” process, which will
allow development at the current suburban residential density (20,000 sq. ft. lot size), but
require the logical design and placement of lots to enable future subdivision to smaller lots
served by infrastructure outlined in the high-level plan.
The TDR requirement was an actual disincentive to attracting investment in a master plan
development. It has been removed as a requirement for master plan approval, but remains as a
possible density bonus.
West Arlington Subareas
In 2011, the City drafted a “West Arlington Subarea Plan” as an extension of its 2005
comprehensive plan and TDR program. It was meant to integrate four subarea plans (West
Bluff, Island Crossing, Smokey Point and SR 531) and employ new concepts in urban
development (smart growth, sustainability, New Urbanism, etc.). WASA was to promote a blend
of housing and business looking forward, and to correct deficiencies of past growth. Key
objectives in the WASA area included:
Mixed land uses.
Implementing Form-based codes.6
Upgrading the arterial and neighborhood transportation infrastructure to urban standards.
Improving pedestrian infrastructure and safety.
Better connections to areas with continuous roads (i.e. no dead-ends), trails, bike lanes, etc.
Acquisition of easements or right-of-way for this purpose.
Development of Island Crossing while protecting its critical areas.
Acquisition of more public space (i.e. parks).
Creating a TDR receiving area.
6 Form based codes regulate land uses according to design and site planning ("form") setbacks, height limitations,
etc.
City of Arlington Comprehensive Plan Land Use Element
5-26 JULY 2017
The Plan was reviewed as part of the 2015 update and a decision was made to return to the
original four subareas, adhere to the objectives shown above but tailor them to the unique
aspects of each area. Other mechanisms, such as Mixed Use Development, utilizing a Form
Based Code approach are seen as more likely to attract market investment.
The recommended Road and Pedestrian Network Plan for the West Arlington Sub Area is
shown in Figure 2-7. The subarea plan recommended the following implementation
standards:
Incorporate the principles of New Urbanism (walkability, connectivity, mix of land uses,
sustainability, quality architecture and urban design);
Roundabouts are recommended along 172nd Street NE/SR-531, at 43rd and 51st
Avenues, at the east leg of the “Y” intersection of Smokey Point Boulevard and SR- 531,
as well as other key intersections throughout the subarea as shown on the map;
New thoroughfare options and standards should be developed that address movement
type, design speed, pedestrian crossing time, ROW crossing width, curb-face to curb-
face width, number of traffic lanes, presence of bicycle lanes, presence of on-street
parking, curb type, park strips, landscaping, walkway type, illumination, and curb radius;
Streetscapes should be designed to emphasize pedestrian comfort and safety;
Cul-de-sacs should be prohibited with new development;
A connectivity index standard should be set for all new subdivisions to ensure a grid
network and connectivity to undeveloped parcels;
New roadway improvements shall follow recommendations per the SR-531 Corridor
Recommendations document from WSDOT;
Intersection spacing should not exceed 495 feet on pedestrian-oriented thoroughfares;
Bicycle lanes should be provided on all new or improved streets with a design speed of
30 mph or greater (except where an adjacent paved trail exists or is planned);
Bicycle lanes should be installed on the already improved section of Smokey Point
Boulevard (16400-17400 blocks);
Appropriate sidewalk width should be prescribed to each thoroughfare type and
associated building types.
Island Crossing
As envisioned in the 2005 Plan, Island Crossing was added to the City’s Urban Growth Area
and was subsequently annexed in 2008. The land south of SR-530 was the primary impetus
because of plans for a major auto dealership. Although there were recognized development
hurdles (e.g. flood potential), these have been addressed and will be managed as part of future
City of Arlington Comprehensive Plan Land Use Element
5-27 JULY 2017
development projects in that area.
The Stillaguamish Tribe of Indians owns the triangle formed by SR-530 and Smokey Point
Boulevard. Its plans for future development are being discussed in terms of access
improvements, utility improvements and coordinated master planning.
West Bluff
The 2005 Plan envisioned this area for Highway Commercial use with protections for the
adjacent residential neighborhoods. It was seen as a "connecting route" between the Smokey
Point neighborhoods and Island Crossing. It was not a part of the City in 2005, but now is.
No changes are proposed to the City’s plan for the West Bluff subarea. The City's and WASA's
key objective is to enhance road and pedestrian connections within the area and into adjacent
subareas.
Smokey Point
Smokey Point Blvd. from approximately 175th St. to 200th St. is being proposed as a
“Commercial Corridor”. The City is currently working on preliminary design for the road
streetscape and is developing plans for both retail and high density housing along this corridor.
Smokey Point/SR-531
In the 2005 Plan, this subarea is seen as being one of the primary entrances to Arlington, an
important east-west arterial for the City’s and County’s road system, and a major generator of
sale tax revenue for the City, which would eventually build out into a major
commercial/industrial/aviation boulevard stretching from I-5 to 67th Avenue NE, and allowing
small to large-scale commercial and industrial uses. This has occurred in large part. There was
to be a more unified design theme, which did not occur to any significant extent.
In 2015, the most significant land use issue is the current effort to develop a manufacturing
industrial center (MIC) in cooperation with Marysville, WSDOT, business and others. The most
significant infrastructure need is the improvement of 172nd Street (SR-531). Both will help
prepare the City's industrial base for the expected employment increases discussed earlier in
this chapter. These improvements are key to maintaining the targeted employment totals and
the commercial/industrial land capacity.
Other utility improvements are needed including increasing and maintaining fire flows for new
business. The City supports and desires on-going discussions with Marysville to jointly plan and
execute mutually beneficial services and utilities.
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 1
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐WASA Plan Removal – PLN#304
Summary:
The proposed amendment involves chapter changes related to the West Arlington Sub‐area
Plan, known as WASA. The Comprehensive Plan Amendments are necessary to remove the
language and references to the WASA due to the buildable lands reconciliation. This area
will instead be incorporated into the Mixed Use Overlay Plan, which, along with its
regulating plan will utilize the principles of form Based Code as its organizing principle.
This will essentially be a replacement for the WASA Plan, which attempted to use a similar
overlay and regulating plan.
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments.. The revisions to the listed chapters will bring the Comprehensive
Plan back into compliance with these State, regional and local regulations and allow
for certification of Arlington’s 2015 Comprehensive Plan Update.
2. The Planning Commission held workshops on this and related items on June 6 and
June 27, 2017, and an open record public hearing on July 18, 2017.
3. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to WASA Plan removal‐PLN#304
as presented.
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
CPA – TDR Overlay Removal Staff Report – PLN#305
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – TDR Overlay Removal – PLN#305
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves chapter changes related to the Burn Hill Subarea and the TDR
program (overlay designation). The TDR Pilot Program associated with the Brekhus/Beach area
and the Inter-local Agreement (ILA) between Snohomish County and the City has been terminated.
Current Countywide Planning Policies exempt residential dwellings from mandatory participation
in the TDR program and therefore these amendments are necessary to be consistent with the CPP’s.
Applicable Sections:
Chapter 1, Section 1.10 The Past And Present – Burn Hill TDR
Chapter 4, Section 4.5 Urban Growth Areas – TDR’s
Chapter 4, Section 4.8 Neighborhood Planning Subareas – TDR’s
Chapter 5, Section 5.1 Purpose Of This Chapter – TDR’s
Chapter 5, Section 5.15 Urban Growth Boundary Adjustment – TDR’s
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised chapters
will make the Comprehensive Plan compliant with local, state and federal regulations and
allow for full certification of the Comprehensive Plan.
City of Arlington
CPA – TDR Overlay Removal Staff Report – PLN#305
Page 2 of 2
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 1, Chapter 4 and Chapter 5 of the Comprehensive Plan through a letter of findings and facts
for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 1
2. Comprehensive Plan Chapter 4
3. Comprehensive Plan Chapter 5
Chapter 1: Introduction
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1-1 JULY 2017
1.1 LAYOUT OF THIS PLAN
The chapters following this introduction contain the Comprehensive Plan for the City of Arlington
as updated in 2015 and certified in 2017 by the Washington Department of Commerce and
Puget Sound Regional Council.
For ease of use, the Plan is broken into three main components. The first component is
comprised of Chapters One through Three. These three chapters contain the City’s Vision
Statements, Maps, and Policies.
The second component is comprised of Chapters Four through Nine which contain the
background information behind the goals and policies.
The third component is Appendices A through I which include a glossary of terms, the
procedures for the siting of essential public facilities, plan consistency with countywide planning
policies, the Department of Commerce Checklist, information about Arlington’s natural
environment, and the environmental review of this plan (SEPA).
1.2 PLAN OBJECTIVES
In the 1995 Comprehensive Plan the City Council adopted a vision statement as presented by
the Select Committee established to write the plan. The Vision Statement (Page 3) is still as
appropriate today as it was when it was first adopted. The principal theme of the Statement is
that the City of Arlington would like to maintain its character and identity, or simply put, a “small
town” atmosphere. The overall goals found in the third chapter of the plan are essential in
maintaining this atmosphere and a fine quality of life for our citizens. As the Plan is implemented
the goals will provide direction and guidance.
We would, as a City, like to remain the same, but on a larger scale with the same amenities
now treasured by our present citizens. We want to preserve our community-oriented character.
We want our citizens to be able to find the type of housing they want and can afford and insure
that they be able to work and shop locally. Excellent municipal services, facilities, and
infrastructure need to be provided without overtaxing our citizens.
To the West and North of our city limits lies the Stillaguamish Valley. It is fertile farmland within
the flood plain of the Stillaguamish River. As an awe inspiring entrance to our City, it is
unequalled.
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We will be tested at times during the next twenty years as we fit more citizens into less space.
But the rewards will be great as we look westward at a preserved Stillaguamish Valley and
inward to a balanced residential and job-creating community. Safe, well-kept neighborhoods
and commercial areas are the ultimate goal of this plan and will continue to be so as we step
forward into a bright future.
1.3 IMPLEMENTATION PROGRAM
The following chapters outline how well the City is positioned to achieve its goals and targets by
2035. The Growth Management Act requires that where targets are achievable, an
implementation strategy be presented, including proposed code revisions, projects, specific
policies and programs. Where targets (population, employment, housing, buildable lands, etc.)
are in some jeopardy, a set of “reasonable measures” should be developed. These may be the
same as implementation measures. The objective is to make the community’s plan workable.
In 2017 the following Plan implementation strategies are adopted as part of the GMA update.
The list will be updated annually.
City Land-Use Code Changes (Title 20)
1. Reform the City’s entire Land-Use Code. Specifically:
Revise existing regulations to incentivize Cottage Housing.
Combine RMD and RMLD land use designations/regulations into one RMD land use
designation.
Develop and adopt a Mixed Use code for use in attracting well planned developments to
the City’s commercial land base. Revise the permitted-use table to add clarity and
consistency.
These code changes are not required for compliance with GMA requirements. They will be
developed after Plan adoption in Summer, 2017.
Land Use Map
1. Remove the TDR overlay designation from the Brekhus/Beach Subarea.
2. Combine the RLMD and RMD land-use designations into one RMD designation.
City of Arlington Comprehensive Plan Introduction
1-3 JULY 2017
3. Provide for the addition of Mixed Use overlay designations to the Land Use Map based on
approved development plans.
4. Revise, as needed, the Arlington/Marysville Manufacturing Industrial Center (MIC)
designation to reflect the PSRC Regional Centers Framework.
Neighborhood Plans
1. Develop design standards for the Old Town Business District and the Old Town Residential
District.
2. Develop “high-level” master plans for Brekhus/Beach Subarea and future Lindsay
Annexation area within the Hilltop Subarea.
3. Complete annexation in the Hilltop Subarea.
4. Review the following “emphasis areas” for further planning strategies:
a. SR9/172nd St, in the Lindsay annexation area.
b. Airport Business Park.
c. Arlington-Marysville Manufacturing Industrial Center.
d. Island Crossing and Stillaguamish tribal property.
e. West Bluff
f. Smokey Point
Environmental Protection
1. Identify areas of potential slide hazards (e.g. Burn Road/Stillaguamish Avenue) and
determine regulatory or other protections.
Economic Development
1. Help implement the Stillaguamish Valley Economic Development Plan.
2. Participate in PSRC regional centers study.
3. Pursue conceptual master plan of Manufacturing Industrial Center with Marysville, EASC
and property owners.
4. Review zoning in underdeveloped commercial centers (e.g. Kent Prairie, Hilltop) to find
incentives for development (e.g. HMU zoning).
City of Arlington Comprehensive Plan Introduction
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Transportation
1. Develop plans for street connectivity
2. Accommodate nonmotorized transportation modes (trails, sidewalks, etc)
3. Develop street networks within the Brekhus/Beach Subarea, and the future Lindsay
Annexation Area.
Plan and Project Review
1. Reports, plans, project reviews or other actions by the City will contain an analysis of the
GMA Plan and policies to ensure consistency or describe variations.
2. Reports, plans, project reviews or other actions by adjacent jurisdictions will be reviewed
against the Comprehensive Plan, with comment being provided to the decision-makers.
The July 2015 GMA Comprehensive Plan was granted conditional certification by the Puget
Sound Regional Council, subject to completion of several items outlined in its March 2016
review (Appendix I). Certification is required for review of transportation funding requests under
the Regional Transportation Improvement Program, which Arlington will be pursuing over the
coming months and years. This 2017 Plan reflects changes based on that review.
1.4 DOCUMENTS ADOPTED BY REFERENCE
The City of Arlington Comprehensive Plan incorporates by reference the following documents:
2005 Arlington GMA Comprehensive Plan, except as otherwise amended by the 2015
Update.
West Arlington Subarea Plan.
Arlington Water Systems Plan.
Arlington Sewer Systems Plan.
Arlington 2016 Transportation Plan.
Stillaguamish Valley Economic Development Plan.
Snohomish County Countywide Planning Policies, June 2013.
Multi-County Planning Policies.
PSRC Vision 2040.
PSRC Transportation 2040.
City of Arlington Comprehensive Plan Introduction
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PSRC Industrial Lands Analysis, 2015.
Updated Regional Transportation Demand Management Action Plan.
Updated Transportation 2040 financial strategy.
Coordination with planned Community Transit services.
Coordination with Sound Transit planning.
Puget Sound Cleans Air Agency Growth Management Policies.
Regional Open Space Strategy.
International Building Codes, including Fire Code.
Puget Sound Water Quality Management Plan.
NPDES Phase II Stormwater permit.
2012 Stormwater Management Manual for Western Washington.
Lakewood School District Capital Facilities Plan.
Arlington School District Capital Facilities Plan.
Snohomish County UGA Land Capacity Analysis Technical Report, June 10, 2015
The documents listed will have direct influence on decision-making where provisions are
prescriptive. Where advisory only, the documents will be balanced with other policies,
regulations and priorities.
1.5 RE-ASSESSMENT PROCESS
The Comprehensive Plan includes a Capital Facilities Element (Chapter 9) and Transportation
Element (Chapter 8), each describing how infrastructure will be developed concurrently with
growth. The City may not be able to finance all proposed capital facility projects. This will be
assessed annually. Where capital facility shortfalls affect concurrency, the following are the
options available:
Increase Revenue
Decrease Level of Service Standards
Decrease the Cost of the Facility or Reduce the Scope of the Project
Decrease the Demand for the Public Service or Facility
Reassess the Land Use Element
City of Arlington Comprehensive Plan Introduction
1-6 JULY 2017
In deciding how to address a particular shortfall, the City will balance the equity and efficiency
considerations associated with each of these options.
1.6 Growth Management Act
In 1990, the Legislature enacted the Growth Management Act (GMA) to guide and coordinate
local planning. The GMA recognizes the diversity of growth management challenges facing
Washington's large, urban, small, and rural cities/counties and establishes distinct planning
requirements for all cities/counties that vary depending upon population and growth rates. Local
plans must be consistent with and supportive of the planning goals outlined in State law:
1. Urban Growth - Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
2. Reduce Sprawl - Reduce the inappropriate conversion of undeveloped land into
sprawling, low density development.
3. Transportation - Encourage efficient multi-modal transportation systems that are based
on regional priorities and coordinated with county and city Comprehensive Plans.
4. Housing - Encourage the availability of affordable housing to all economic segments of
the population of this State; promote a variety of residential densities and housing types;
and encourage preservation of existing housing.
5. Economic Development - Encourage economic development throughout the State that
is consistent with adopted Comprehensive Plans; promote economic opportunity for all
citizens of this State, especially for unemployed and for disadvantaged persons; and
encourage growth -- all within the capacities of the State's natural resources, public
services, and public facilities.
6. Property Rights - Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions.
7. Permits - Applications for both State and local government permits should be processed
in a timely and fair manner to ensure predictability.
8. Natural Resource Industries - Maintain and enhance natural resource-based
industries, including productive timber, agricultural, and fisheries industries.
City of Arlington Comprehensive Plan Introduction
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9. Open Space and Recreation - Encourage the retention of open space and
development of recreational opportunities; conserve fish and wildlife habitat; increase
access to natural resource lands and water; and develop parks.
10. Environment - Protect the environment and enhance the state's high quality of life,
including air and water quality, and the availability of water.
11. Citizen Participation and Coordination - Encourage the involvement of citizens in the
planning process and ensure coordination between communities and jurisdictions to
reconcile conflicts.
12. Public Facilities and Services - Ensure that those public facilities and services
necessary to support development shall be adequate to serve the development at the
time the development is available for occupancy and use without decreasing current
service levels below locally established minimum standards.
13. Historic Preservation - Identify and encourage the preservation of lands, sites, and
structures that have historical or archaeological significance.
Against this policy backdrop, the GMA invests local government with significant decision-making
power. The City of Arlington strongly endorses the thrust of the GMA as an essential and
responsible series of planning and interlocal coordination measures that, when implemented,
will help direct community, regional, and statewide efforts to enhance Washington's quality of
life, environmental protection, and economic vitality. The City of Arlington continually works to
maintain a Comprehensive Plan that establishes a clear intent and policy base that can be used
to develop and interpret local regulations consistent with the GMA.
This Comprehensive Plan was developed in accordance with RCW 36.70A.070 -- the Growth
Management Act -- to address growth issues in the City of Arlington, the adjacent Urban Growth
Area (UGA), and what is shown as our future growth areas. It represents the community's policy
plan for growth over the next 20 years, through 2035. The City of Arlington is interdependent
with many other communities. In such circumstances, the long-term planning for the City needs
to be adapted to unexpected or rapid changes. Therefore, rather than simply prioritizing actions,
this plan assists the management of the City by providing policies to guide decision-making. The
plan includes the following Elements:
Housing
Land Use
City of Arlington Comprehensive Plan Introduction
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Transportation
Park, Recreation, and Open Space
Economic Development
Public Services and Capital Facilities
All of the planning elements have been integrated into a single, internally consistent plan,
updated to reflect changes since its last review in 2005. The City of Arlington believes the
Comprehensive Plan, as a whole, will be effective in working toward the community goals in an
economically feasible manner.
1.7 CONSISTENCY WITH OTHER PLANS
State law requires, and Arlington supports
coordination of its Plan with those of
neighboring communities and with regional
and countywide planning policies.
Countywide Planning Policies
The GMA requires that each county
planning under the act adopt countywide
planning policies to which all
comprehensive plans developed within that
county must conform. The Snohomish
County Countywide Planning Policies have
provided guidance in the planning process
and this Comprehensive Plan is consistent
with them; in fact, those policies are
adopted as Appendix C to this
Comprehensive Plan.
County Comprehensive Plan
Snohomish County, like Arlington, must update its comprehensive plan every ten years. These
processes took place concurrently. Arlington was an active participant in the work of the
Planning Advisory Committee (PAC), Infrastructure Coordinating Committee (ICC) and
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1-9 JULY 2017
Snohomish County Tomorrow (SCT) committees. Each is a component of the County’s GMA
planning effort. Arlington also participated in the review of the County’s Comprehensive Plan
update and provided comment to the Draft Plan and environmental impact statement. The
updated Arlington Plan is consistent with the County document.
Puget Sound Regional Council -- Vision 2040
In October of 1990, the Puget Sound Council of Government (PSRC) developed and adopted a
growth and transportation strategy for the Central Puget Sound Region known as Vision 2020. It
was eventually updated as Vision 2040 and Transportation 2040. This strategy is aimed at
reducing sprawl, air pollution, and traffic congestion by calling for the containment and
densification of growth within designated growth centers, thus limiting the extent of sprawl into
surrounding farmlands, forests, and open spaces. It concentrates new employment into about
fifteen centers and connects the centers with a regional transit system. The vision emphasizes
the movement of people through increased transit and ridesharing investments.
Through a collaborative process among jurisdictions in Snohomish County known as
Snohomish County Tomorrow (SCT), Arlington was originally given the designation of “Urban
Small City”. Subsequent to the 2005 Plan adoption it was re-classified to “Larger” cities along
with Marysville, Mill Creek, Mountlake Terrace, Mukilteo and Monroe. Larger cities are intended
to absorb significant population and job growth, with “Small” cities absorbing growth in a less
intensive manner.
1.8 HOW TO USE THIS DOCUMENT
The Arlington Plan serves many purposes: to outline a vision for the community through 2035,
to outline specific actions to accomplish the vision, to assist in the review of land use or capital
investment decisions and to assist discussions by the City with neighboring communities on
issues of mutual interest.
Future public or private projects and decisions will require an analysis of this Plan to measure
consistency with the City’s vision and policies. To use this document as the City's
Comprehensive Plan, for the basic plan elements the reader is directed to the Chapter 1, the
Figures and Maps (Chapter 2), and the Goals and Policies (Chapter 3). This is all that is needed
to know what our future plans are. If one wishes to see the background supporting data and
analyses on how these plans, goals and policies were developed, he/she is directed to the
appropriate Element addressing the item being proposed.
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The Plan is also an “integrated SEPA/GMA document” meaning that it serves both as a Plan
and an environmental impact statement. Future actions that are consistent with the Plan policies
and environmental findings will have reduced analysis needs and faster permit processing. To
use this document in its capacity as a supplemental EIS for the Comprehensive Plan, the reader
is directed to the project description (Chapter 1, Introduction), the description of existing
conditions (Chapter 4, Description of Planning Area), the goals and policies (Chapter 3, Goals
and Policies), the analyses of the plan and its environmental impact and the environmental
findings (Appendix F, Environmental Impact Statement with Addendum).
Over time, it is possible that some of the information will have become outdated. Such
information may be updated during annual or eight-year periodic, Comprehensive Plan updates.
Persons preparing an environmental checklist or other application document will be directed to
the description of existing conditions (Chapter 4, Description of Planning Area), and the
environmental impact analyses and environmental findings (Appendix F).
1.9 THE PAST AND PRESENT
Before looking forward to 2035, a brief look back will set the stage. The City of Arlington had last
updated its Plan in 2008 because the City had changed dramatically since the previous plan
was adopted in 2005. Recognition of the type of changes that are occurring and readiness to
make decisions in light of such changes will allow the City to take advantage of positive
opportunities and to address the effects on the quality of life.
In 2005, the population in the City has shifted away from the large single-family unit to include
many smaller family units. The balance between the number of jobs and the number of housing
units has shifted as the number of two-income families has increased. Concerns about
environmental quality had also created a change in traditional land use practices as well as a
preference for alternatives to the automobile. And, prior to the Great Recession, the economy
was shifting away from land-intensive industries to light manufacturing and service industries.
In 2005, the City undertook an extensive public participation process to ensure the vision of the
community expressed in the Comprehensive Plan reflected the needs and desires of the local
population. In 2005, the City of Arlington was experiencing pressures from growth within its
boundaries as well as from the more urbanized areas in the County, State, and other states.
City of Arlington Comprehensive Plan Introduction
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There was increasing demand for public facilities such as traffic improvements, police, utilities,
and fire protection.
In 2015-17, growth pressures continued. The City has chosen to take a proactive role in
attracting developments to meet the needs of the citizens, prioritizing alternative uses of land
and public resources, and identifying in explicit terms the impact proposed developments will
have on the community. This 2017 update continues the themes called out by the public in 2005
and adds those facts and figures that keep it current with 2017 trends. The 2005 Vision
remains.
Population is expected to grow to almost 26,000 people by 2035, an almost 40% increase. Jobs
are forecasted to grow to 20,884, although if the proposed Manufacturing Industrial Center (See
Chapter 5) develops to its potential, up to 75,000 jobs will exist between Arlington’s airport and
central Marysville.
Where new residents will live is a significant issue in this Plan. In 2005 and 2008, because of
plans by the City and County to promote Transfer of Development Rights (TDR) as a tool for
agricultural preservation and more compact urban growth inside the City, the eastern city limits
(Burn Hill) were expanded. In 2017, those plans are still under discussion because of
infrastructure issues. The City has updated it capital facility plans for transportation, water,
wastewater and stormwater in the past few years and the City’s ability to serve its customers
seems secure through 2035 (See Chapter 9). Road funding will present a challenge as the Burn
Hill area and future Manufacturing Industrial Center (AMMIC) rely on future funding sources for
major and local arterial streets serving future development. With the recent Connecting
Washington gas tax approval in November 2016, SR531 will be improved as a major access
point for these areas. The City is cooperating with the Stillaguamish Tribe in road and other
improvements to accommodate each’s land use planning along SR 530.
1.10 PUBLIC PARTICIPATION
The Public Participation Plan is included as Appendix H.
In developing the 10-Year update in 2005, the Planning Commission and City Council held
numerous public workshops and hearings to take testimony from the public. Public notices and
articles were printed in the Arlington Times and Everett Herald for all meetings as well as
quarterly updates and announcements in the City’s newsletter and on the City’s website.
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Through the visioning process the City identified the following opportunities that provide a basis
for planning and the 2005 Plan:
Maintain quality of life;
Reduce land use conflicts and haphazard development;
Maintain infrastructure;
Determine what public services the City wants to provide and decide at what level of
service it is willing to provide these services;
Determine how to finance and pay for these public services;
Determine how to acquire and spend public resources;
Anticipate future expenditures;
Build on current stewardship of land;
Build on and take full advantage of existing assets.
Because the 10-Year update for 2015 was intended to update information while adhering to the
1995 and 2005 Vision, a less extensive public outreach program was used. It was assumed that
the public was comfortable with the Vision and the greatest need was to ensure that current
trends and information supported it. Once the technical analysis (population, buildable lands,
employment forecasts, etc.) were confirmed and updated in the Plan, the Plan was taken to the
public for discussion.
The City employed several means of involving the public and other stakeholders. These
included use of the City’s website to post updates, the City’s Facebook and newsletter, posting
copies at the Arlington library and City Hall; and direct communication with inquiries via e-mail.
The City Planning Commission is the ongoing steward of the Comprehensive Plan. In this role
they provide advice and recommendations to the Mayor, Council, and City staff on planning
goals, policies and future plans. Throughout the update process, the Planning Commission
provided input to City staff with input regarding the Plan drafts, public participation, the
preliminary and final environmental review documents.
City staff was available to answer specific questions by the public on a day-to-day basis. Audio
recording of Commission and Council meetings were available to the public. Public hearings
were held by the Planning Commission in May and by the City Council in June. Each meeting
was preceded by a workshop to allow informal discussion of the Plan with citizens.
The data used to develop this Comprehensive Plan are to the greatest extent possible the best
available data. The City has also coordinated its plan with that of adjacent jurisdictions and
City of Arlington Comprehensive Plan Introduction
1-13 JULY 2017
agencies and the Puget Sound Regional Council (PSRC), which also acts as the Regional
Transportation Planning Organization (RTPO) and Metropolitan Planning Organization (MPO))`
in order to achieve compatibility and consistency. In addition, the Comprehensive Plan has
considered, and incorporated where applicable, the Growth Management Act's thirteen goals,
listed below.
As part of PSRC certification of its 2015 Plan, the City undertook a “reconciliation” process in
2016 to ensure that land use policies and assumptions were coordinated with the County
population, employment and housing targets for 2035. Upon successful conclusion of the
process, certain amendments were made to the Plan, which was adopted as an update on
______, 2017 by City Council. This was followed by full certification of the City’s plan by the
PSRC as compliant with Vision 2040 and Transportation 2040.
Arlington’s Plan now conforms to:
-- established regional guidelines and principles,
-- the adopted long-range regional transportation plan, and
-- transportation planning requirements of RCW 47.80.026. The multicounty planning
policies in VISION 2040 encompass these requirements
1.11 PLAN IMPLEMENTATION AND MONITORING
Adopted plans must contain implementation and monitoring procedures developed in order to
establish a system for measuring progress in implementing the goals and policies. This process
also prepares the City for updates in the future. These procedures address:
Citizen participation in the process;
Updating appropriate base-line data and measurable objectives to be accomplished
in the first six-year period of the plan, and for the long-term period(2035);
Accomplishments in the first ten-year period, describing the degree to which the
goals and policies have been successively reached;
Obstacles or problems which resulted in the under achievement of goals and
policies;
New or modified goals and policies needed to address and correct discovered
problems; and
A means of ensuring a continuous monitoring and evaluation of the plan during the
ten-year period.
City of Arlington Comprehensive Plan Introduction
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Although adopted by ordinance, a Comprehensive Plan has traditionally been a policy
document with the implementation carried through by land development regulations and other
ordinances. However, the Growth Management Act has authorized action in a variety of
innovative regulatory and non-regulatory implementation methods that should be considered.
The City will continue its public education program following plan adoption in order to inform the
entire community about the rationale and goals of the plan as well as the changes that will take
place in the City because of the plan's implementation. Arlington believes that broad support for
the plan is crucial for effective implementation.
Development regulations must be updated to be consistent with the plan shortly after its
adoption. In reviewing regulations for consistency, the City should ensure that the development
patterns suggested in the plan are encouraged. In addition to the new development regulations
identified in the land use plan other regulations will be enacted as necessary to implement the
land use plan.
Planning is an on-going process, and improved data or changing circumstances will require
amendments to the Comprehensive Plan. In particular, the plan will be updated once every
eight years to reflect revisions to the Office of Financial Management population estimates and
revisions to the Capital Facilities Plan. The update will also address any specific concerns,
clarify inconsistencies that were identified during the decade, review the adequacy of the
adopted level of service standards, and update any environmental information. In addition,
every eight years the City will review the densities permitted and the usage of the land with the
Urban Growth Area.
The City of Arlington is committed to following its adopted Comprehensive Plan and will allow
for an adequate period of time for policies and actions to take effect prior to considering
changes to it. The City is also committed to working with the County and other jurisdictions to
coordinate and resolve problems. As with other communities, Arlington allows the public to
submit requests for plan amendments once a year. The “docket process” ensures that changing
circumstances that warrant changes to policies, zoning or projects are adequately considered to
keep the Plan vibrant.
The City, through its monitoring and annual review process, will ensure that the Plan remains
concurrent with State, regional and local policies. If a concurrency issue arises, the re-
assessment process (See 1.6 above) will be initiated.
Chapter 4: Description of Planning Area
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4.1 PURPOSE OF THIS CHAPTER
This chapter gives a description of the planning area, including existing political, physical,
and social conditions. It provides the backdrop against which current information, future
forecasts and future plans are compared as we grow toward Year 2035. Describing the
setting is the starting point for developing any short or long-range plans. Additionally, it is
essential (as well as required by SEPA) as a basis for environmental impact analysis. Future
plans will relate back to the 2017 so that the reader will get a sense of how things will
change and how long range planning decisions were made. The information will also be
useful to future drafters of project-level environmental documents.
4.2 PLANNING AREA BOUNDARIES
In this plan the City treats the city limits and the Urban Growth Area (UGA as one, since
under the GMA it is assumed that all area with the final UGA will be annexed at some
point to become a part of the City. All analyses include the entirety of these areas, except
where noted.
4.3 CITY OF ARLINGTON
The city limits cover an area of approximately 9.7 square miles (see Figure 2-1). The
Arlington Urban Growth Area includes 10.3 square miles. The City has planning jurisdiction
within its city limits; the City Council creates the development policies and regulations
and the City processes all permits for land development. There are several interlocal
agreements with neighboring jurisdictions to address mutual interests and cross-boundary
impacts, including reciprocal mitigation for traffic. Additionally, any agency affected by a
particular development or which has responsibility for managing a particular resource
also has rights to comment and recommend conditions and/or mitigation measures for
projects within the city limits. The City also controls growth outside of the City by its policies
regarding water utility extensions.
4.4 ARLINGTON URBAN GROWTH AREA
The GMA requires counties planning under the Act to designate an Urban Growth Area (UGA)
around each of its cities "within which urban growth shall be encouraged and outside of which
growth can occur only if it is not urban in nature." The Act provides, "Each city that is located in
such a county shall be included within a UGA. A UGA may include territory that is located outside
of a city only if such territory already is characterized by urban growth or is adjacent to territory
City of Arlington Comprehensive Plan Description of Planning Area
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already characterized by urban growth." Unincorporated areas within the City’s UGA will
eventually be annexed into the City.
The location of the boundary for this area is based on land supply needs to meet expected
2035 development demands, natural geologic formations, topography, environmental
constraints, existing development beyond the city limits, and the availability of existing
infrastructure and services. Public sewer and water lines, drainage facilities, electricity and
telecommunication lines, and roadways can be extended to serve existing and future
development over 20 years in the planning area. Arlington's airport has also played a major role
in the establishment of this area because of the City's need to control land outside the current
city limits to avoid future land use conflicts with the City’s municipal airport. Discussions need to
occur with other adjacent jurisdictions regarding the protection of the Arlington Municipal Airport.
Within the UGA but outside of the city limits, Snohomish County has planning jurisdiction. The
City Council, however, has adopted regulations that require annexation into the City prior to
obtaining sewer service. This ensures that development within the City’s Urban Growth Areas
conform to City standards and development regulations.
4.5 2015 URBAN GROWTH AREA
The Arlington UGA, first adopted in 1995 and subsequently amended several times
encompasses approximately 10.3 square miles inclusive of the City of Arlington (see Figure
2-1). As part of the State’s 1990 Growth Management Act (GMA), Urban Growth Area
boundaries were placed around municipalities for the purpose of concentrating urban growth
in urban areas and protecting resource and open space lands, and ensuring the provision of
urban services to urban and urbanizing areas.
The size and boundaries of the UGA must be consistent with the Buildable Lands Report
developed by Snohomish County Tomorrow (SCT). The Buildable Lands policy states that
cities will ensure that sufficient usable residential, commercial and industrial lands exist
within the UGA to accommodate the population, housing and jobs.
Available buildable lands are shown on Figures 4-1 and 4-2.
In 2016, the County Council amended its Countywide Planning Policies and added GPP 10,
which updated population and employment figures for Snohomish County jurisdictions,
including Arlington. It reconciled these figures with the buildable lands inventory for the City.
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Among its findings, GPP10 confirms that
the City and its unincorporated UGA
(Figure 2-1) can accommodate the 2035
population, employment and housing
targets shown to the right. The finding
assumes use of “reasonable measures” to
increase capacity within the City.
(Employment targets do not yet consider a full buildout of a proposed Manufacturing Industrial
Center currently under consideration.)
Once these targets were confirmed, policies, regulations and reasonable measures to
maximize use of these lands were developed, consistent with local, County and regional
growth policies, including Vision 2040. These were adopted in 2017 as part of the City’s
docket process and as part of the PSRC final plan certification process.
Brekhus-Beach
In 2005, one planning subarea — Brekhus/Beach (Burn Hill) — was designated as a "TDR
Receiving Area." This subarea was permitted to come into the UGA as part of the 2005
update of the Snohomish County Comprehensive Plan with the condition that the area was
to be designated as a TDR receiving area in the County's Transfer of Development Rights
(TDR) program. The intent was that if the property owners or developers bought
development rights from “sending areas” in the Stillaguamish Valley, they would be eligible
to come into the UGA and develop using the units transferred from the sending areas. The
primary intent was that farming and agricultural open space would be preserved in the
Stillaguamish Valley.
The Brekhus/Beach subarea was annexed into Arlington in 2007 and was designated for
future “master planned community” status in 2008. Zoning was adopted that would initially
allow Suburban Residential development (9600 square foot lots), but permit a much higher
density once TDR credits were purchased and applied, a master plan was approved, and
infrastructure installed.
The TDR approach stalled and Brekhus/Beach has yet to develop according to
expectations. The market was unable to produce both sellers and willing buyers of TDR
certificates. Also, the topography and geology of the area make the installation of infrastructure
such as roads and sewers very costly. The City has withdrawn from the TDR program. Zoning
2011 2035 Capacity
Population 18,489 26,002 34,514
Housing 7,128 10,018
Employment 8,660 20,884
City of Arlington Comprehensive Plan Description of Planning Area
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remains that allows for a Master Planned Neighborhood (MPN).
As noted in the table above, the Comprehensive Plan will provide the buildable land density
necessary to accommodate the projected 2035 population. The area will remain in low-density
Suburban Residential zoning with a high-level Master Plan put together by the City in
consultation with local residents.
The only other Master Plan Neighborhood overlay besides Brekhus/Beach is the future
Lindsey Annexation south of 172nd Street NE and just west of Highway 9. The City also
plans to work with these land owners in developing a high-level master plan so that
development can occur here as well.
Figure 4-1 Figure 4-2
Additional Housing Unit Capacity Additional Employment Capacity
4. 6 COORDINATED WATER SERVICE PLAN AREA
Another planning boundary not referenced in the GMA is the Coordinated Water Service
Plan (CWSP) area.1 It is larger than the City’s UGA (see Figure 2 . 9 ) at roughly 22.5
square miles. This is an area within which Arlington has the first right to provide water
service. However, certain conditions may be placed those services. Such conditions differ
depending on where the project is located and what type of development it is. Please refer to
the City code (AMC 13.04) for these conditions.
4.7 FUTURE GROWTH AREAS
1 RCW Chapter 70.116 -- Public Water System Coordination Act of 1977
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The following section includes a description and analysis of each neighborhood subarea. The
City has worked with the County and Vision 2040 to ensure that the overall community can
accommodate 2035 population, housing and jobs. This more detailed review was carried out in
order to provide an analysis of planning issues unique to each subarea as each contributes to
the total. For the 2015 update, City staff and the Planning Commission reviewed the 2005
planning issues and policies, compared them against current information and revised the issues
and policies accordingly. All areas were analyzed to ensure (1) that the 2015 UGA boundaries
encompassed an area that would accommodate the projected 2035 population and employment,
(2) in an area with sufficient buildable lands and (3) which can be served with adequate urban
infrastructure. With the adoption of Countywide Planning Policy GPP 10 in November 2016,
buildable lands within the Arlington UGA were successfully reconciled with the 2035 population,
housing and employment forecasts.
NEIGHBORHOOD PLANNING SUBAREAS
Old-Town Residential
Location: At 609 acres, the Old-Town Subarea makes up 8.9% of the 2015 planning area. It is
roughly bordered by the OTBD to the west, the Stillaguamish River valley to the east, Highland
Street and Kona Crest neighborhood to the south, and Gilman Street and the former Country
Charm dairy to the north. This older, more established neighborhood is the heart of old
Arlington's residential character.
Existing Uses: The predominant use is single-family residential, but there are a fair number of
duplexes, row-houses, and older apartments interspersed throughout. There are also four large
tracts that contain schools (two elementary and two middle schools), school administration, a
hospital, and associated medical services adjacent to the hospital. Its development pattern is that
of a traditional, alley-and-grid-system neighborhood, with many houses having front porches and
garages on the alley.
Houses vary in size and many of them sit on two or three small lots, typical of late 19th-early 20th
century town subdivisions. There are no large tracts of undeveloped land, but there are many
existing lots that can be made buildable through boundary line adjustments. Thus, there is the
potential to increase densities through in-fill development, redevelopment, and accessory
dwelling units.
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Infrastructure: Infrastructure (streets, sewer, water, and storm drainage pipes) exists throughout
the subarea, but it is old, approaching the end of its useful life, and is in need of repair,
replacement, or upgrading. The storm system has been improved, having once drained directly
into the Stillaguamish River with no detention or treatment. Old-Town now drains into a
constructed wetland, (Old-Town Stormwater Wetland). The wetland was constructed in 2013.
Parks: There is one community park in the Old-Town: Terrace Park. In addition, there are four
school yards, some of which have play equipment, some of which have developed play fields,
and all which have unstructured play fields. Additional parks are still deemed necessary for this
area. See Chapter 7 for a thorough description of these recreation facilities.
Critical Areas: With the exception of a few steep slopes there are no Environmentally Critical
Areas on the upper plateau (essentially, the built area) since most were obliterated 100 years
ago. The steep slopes are currently forested and provide screening between the OTBD and the
residential uses of Old-Town and contribute environmentally in terms of habitat, climate control,
and stormwater infiltration.
There is one area of note that does contain critical areas, that being the Graafstra Farm. This
area was annexed to the City since the last Plan update. Most of the farm’s structures are set on
an upland hill that juts out into the floodplain. There are steep slopes here, as within other parts
of town. Additionally, most of the farmed land sits in the Stillaguamish Southfork floodplain and is
adjacent to the river. The lowlands are zoned Public/Semi-Public and the uplands are zoned
High Density Residential.
2015 Planning Issues: The Old-Town area is an area that could absorb higher densities through
in-fill, mixed use, cottage housing or similar mechanisms. Doing so, however, will require that
regulatory or other tools be put in place to preserve the historical architectural character that
helps to define Arlington’s community image.
Old-Town Business Districts
Location: At 198 acres, the Old-Town Business District (OTBD) subarea makes up 2.9% of the
planning area. The OTBD is generally bordered by the Stillaguamish River on the north, Highway
9 on the west, and the Old-Town subarea to the south and east. The Arlington Old-Town
Business District is comprised of three subdistricts: OTBD-1, OTBD-2, and OTBD-3. As
described below, there are land use and development distinctions between all three subdistricts
that should be considered in formulating the blueprint for downtown. However, there are also
some overall issues that need to be addressed for the downtown as a whole.
City of Arlington Comprehensive Plan Description of Planning Area
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OTBD-1 Existing Uses: This district represents the heart of Arlington and includes the City’s
historic “Main Street” (Olympic Avenue, which was formerly named Railroad Avenue). The
design of both its public realm (publicly owned spaces such as rights-of-way and parks) and
private realm (properties developed under private ownership), work together to create a strong
sense of place and identity. Olympic Avenue was upgraded in 2007 to include new wide
sidewalks, street furniture, unique street lighting and crosswalk design. The historic buildings
along Olympic Avenue are adjacent to the street and to each other, forming a contiguous street
wall that actively engages the street.
The OTBD-1 has historically held a variety of uses: national retail chains, small mom-&-pop
specialty stores, restaurants, mixed uses (residences on upper floors), civic and cultural uses,
entertainment, etc. In the last several decades, however, most of the larger, national chains have
relocated to the suburban commercial areas. Though there is little land available for
development, there is opportunity for redevelopment and improvement to existing buildings. The
City owns about four (4) acres of undeveloped land fronting on about two blocks of Olympic
Avenue.
OTBD 2 Existing Uses: OTBD-2 basically runs along West Avenue, SR-9, and Division Street.
It is characterized by commercial buildings from the 1960s and 70s, older single-family houses
(some of which have been converted to commercial uses), and a few vacant parcels (though on
the west side of SR-9 there are some larger parcels currently housing farm and single-family
residential uses). Most commercial buildings accommodate parking off-street as opposed to on-
street like in OTBD-1.
OTBD-3 Existing Uses: OTBD-3 is generally that area between Division Street (or Burke
Avenue east of Broadway Street) and the Stillaguamish River. Uses include a mix of older single-
family residential homes, apartment buildings, mid-sized commercial buildings, a district court,
and other small businesses. The City’s water, sewer, and stormwater facilities are located here.
There isn’t much vacant land available; however, there is a lot of opportunity for infill and
redevelopment.
Infrastructure: Much of the infrastructure in the Old-Town Business District is in need of repair,
replacement, or upgrading. Olympic Avenue was remodeled in 2007 and other piecemeal
infrastructure improvements have occurred as funding becomes available.
Parks: There are two community parks in the OTBD: Haller Park and Legion Park. See Chapter
7 for a thorough description of these recreation facilities.
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Critical Areas: With the exception of steep slopes, there are no Environmentally Critical Areas in
the Old-Town Business District. The steep slopes are forested and provide screening between
the OTBD and the residential uses of Old-Town and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: The City will continue to pursue an economic development strategy for
OTBD-1. This will involve review of existing regulations and amendments to achieve the
economic and community vision. Topics of discussion include:
OTBD-1
1. Appropriate types of uses in OTBD-1, including the extent of civic and municipal
functions.
2. Remodeling, redevelopment, or new development that furthers the goals of our economic
development strategy.
3. Enforcement of existing rules, including building and property maintenance.
4. Attraction of more people to the downtown during more hours of the day.
5. More mixed uses (first floor commercial, upper floors residential) in OTBD-1.
6. Public infrastructure improvements, added or improved.
7. Availability of parking-both on-site and on-street.
8. Economic opportunities with Centennial Trail.
OTBD-2
1. Appropriate types of uses in OTBD-2.
2. District theme and building appearance (OTBD-1 may be the model).
3. Surface parking lots.
4. Mixed use development.
5. Riverfront commercial development.
6. Buffering the treatment plant from conflicting activities while providing for future
expansion.
OTBD-3
1. Stillaguamish Tribe claims that one of its largest ancestral villages lay where Haller Park
now is. Care will need to be taken in planning or developing this area, with appropriate
archaeological studies being conducted and consideration given to any findings.
2. Frontage on the river. Possible redevelopment into a riverfront commercial use.
3. Aesthetic improvements to public parking lots, making them more desirable to use.
4. Enforcement of existing rules, including building and property maintenance. Incentives to
get property owners to fix up their buildings.
City of Arlington Comprehensive Plan Description of Planning Area
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5. Opportunities to provide more or better trails, sidewalks, and paths to connect parking,
shopping, jobs, schools, and the adjacent neighborhoods.
6. Bike trails to other areas of the City.
Arlington Bluff Subarea
Location: With 451 acres, the Arlington Bluff Subarea makes up 7.9% of the 2015 planning
area. Bordered on the north by steep slopes and the floodplain, and on the south by the
industrial area and airport, this scenic residential district meanders along the bluff overlooking the
Stillaguamish Valley.
Existing Uses: Some of the best view property in Arlington is found here. It contains
predominately single-family residential uses (some older, some newer), though there are some
undeveloped commercial properties along SR-530 and 211th Street. There are still some un-
annexed areas that are developed and undeveloped.
Infrastructure: Due to recent development, sewer, water, and other utilities are available in
most of this subarea. One exception is the area north of 188th Street, though it is anticipated
development will soon extend utilities to this area as well. There are still quite a few homes on
wells and septic systems in the area between the cemetery and SR-530 west of 67th Avenue.
Streets in the newer areas are generally up to standards, but there are several older County
subdivisions that have substandard roads, with no sidewalks or other frontage improvements.
Additionally, substantial portions of Cemetery Road/188th Street still need to be widened and
improved to bring it up to its Local Collector standard.
Parks: There is one community park in the Arlington Bluff subarea: High Clover Park. (See
Chapter 7).
Critical Areas: Environmentally, the biggest issues are the steep slopes and drainage on the
lower valley properties. The steep slopes are currently forested and provide screening between
the urbanizing area and the Stillaguamish Valley and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: In the 2005 Plan, there was concern over future growth conflicting with
airport clear zone operations. These have been resolved and compatibility regulations are in
place.
As with other subareas, a major challenge it how to connect neighborhoods and road systems in
an effective and economical manner. There are numerous dead-end streets that should be
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connected. Also, the City has developed trails in several locations and there should be a
continuous effort to link people with the commercial, park, school and other destinations.
Among other issues:
1. Annexing those portions of the subarea that haven’t been annexed into the City.
2. Minimize drainage impacts on valley properties.
3. Septic system failures in Pioneer Estates and elsewhere.
Kent Prairie Area Subarea
Location: At 353 acres, the Kent Prairie Subarea makes up 5.2% of the 2015 planning area.
This subarea is bordered by the top of the valley slope on the north, the city limits/UGA on the
east, the bottom of the valley slope on the south, and boundaries of the General Commercial
zone just west of SR-9 on the west. It basically includes the low-lying valley floor (once a working
farm) as well as some of the slopes surrounding it.
Existing Uses: This subarea has some unique strengths as well as challenges. One of its
strengths is its topography: Being in a small valley and surrounded on most sides by hills, it has
the appearance of being a neighborhood unto itself. It also has good access because it is located
at the intersection of a State highway and an arterial that serves a large rural area to the east. It
has an elementary school, a large park (though mostly undeveloped), and a commercial center.
There is also a good mix of residential types, including single-family residences, apartments,
mobile homes, and assisted care facilities. There are still a large number undeveloped parcels,
both commercial and high density residential.
Infrastructure: Utilities, streets, and other infrastructure are in good shape, being relatively new.
The City does have a water reservoir on the eastern slopes.
Parks: There is one community park in the Kent Prairie subarea: Jensen Park. In addition, there
is a schoolyard which has play equipment and unstructured play fields. (See Chapter 7).
Critical Areas: A strength that is also a challenge is that there are several important salmon-
bearing creeks and large wetlands throughout the area. These include Portage, Prairie, and
Kruger Creeks.
Since the 2014 Oso disaster, there has been increased attention to potential hazardous slide
areas. In 1994, a fairly large landslide occurred on property that was being developed east of
Burn/Stillaguamish Roads. There have been several discussions since 1994 on what could be
done with it, but as yet it seems infeasible (or too costly) to stabilize the slopes. This is indicative
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of the need to identify where slide prone areas exist and what the regulatory response should be.
In the post-Oso period, Arlington will participate in efforts to protect these areas, including the
Burn Road property in the Kent Prairie subarea.
2015 Planning Issues: In the 2005 Plan, there was concern over future residential and
commercial growth conflicting with each other. The City is satisfied that protections exist for this.
Protections for creeks and wetlands have also been put in place. A mix of housing types – a goal
in 2005 – is meeting with success.
Again, a major challenge is how to connect neighborhoods and road systems. Physical
connections in the Kent Prairie area may be an insurmountable challenge because of past
development trends and the topography of the area. Additional development of the City’s trail
system may provide more bicycle and pedestrian links however. Special attention must be paid
to clean up and maintenance of the Zimmerman Hill Trail in the subarea.
West Arlington Subarea
To better organize growth and infill development west of the Arlington Municipal Airport, a West
Arlington Subarea Plan (WASA) was developed and adopted in 2011. The 1057 acre Subarea
combined four former subareas—Smokey Point, SR 532 Corridor, West Bluff, and Island
Crossing. The 2011 Plan described the overall area as a “segregated mix of agriculture,
commercial and residential with most of the area zoned for highway commercial and moderate
residential density”. It envisioned a future with emphasis on “human place” and livable places in
harmony with the natural environment. It also described West Arlington as a future TDR
receiving area for higher density, mixed use development next to stable single-family
neighborhoods.
The overall subarea plan has now reverted back to the four prior subarea plans. Many of the
tools and concepts of the 2011 WASA Plan have been made a part of those smaller area plans,
however each smaller area has been planned in a manner that recognizes the unique
characteristics and needs for each.
The key planning issues identified for the area were generally as described below in the original
subareas:
1. Wetlands and floodplain within Island Crossing and West Bluff.
2. Steep slopes the eastern periphery.
3. Transportation infrastructure not up to urban standards.
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4. Unsafe pedestrian “realm”.
And the need for:
5. Community focus and connectivity with rest of Arlington.
6. Sprawl “repair”.
7. Limited arterials.
8. Parks and trails.
The 2016 Plan update considered these challenges and characteristics as well as the following
aspirations:
The WASA Plan lists several initiatives for the future, but without a specific implementation
strategy. Components would include:
1. Principles of new urbanism:
a. Walkability.
b. Connectivity.
c. Mixing land uses.
d. Variety.
e. Quality architecture & urban design.
f. Traditional neighborhood.
g. Compact design.
h. Sustainability.
i. Preservation.
2. Form-based codes:
a. Regulating plan (zoning map).
b. Civic space standards.
c. Building configuration standards.
d. Building type standards.
3. “Public Realm” Improvements:
a. Roads
i. Road plan (See Figure 2-5).
ii. Roundabouts.
iii. I-5 interchange at 188th Street.
iv. Bicycle lanes.
v. Streetscape standards.
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vi. Prohibition of dead-end or gated streets.
vii. Landscape medians and street trees on arterials.
viii. Unique street lamp design.
ix. Traffic calming.
x. Underground utilities on arterials.
4. Block standards:
i. Different standards for different locations (“transects”).
ii. Intersection spacing to encourage pedestrian use.
iii. On-street parking.
iv. Bicycle Lanes.
v. Landscape strips.
5. Gateways signing and other features for neighborhoods and major arterials.
6. Civic spaces:
a. Parks.
i. Plazas.
The 2005 Comprehensive Plan: In the City’s 2005 Plan, the following neighborhood goals for
each West Arlington subarea were identified:
Smokey Point/SR-531 Corridor
1. Enhance the area as an entrance to the City.
2. Better road and trail connections.
3. Transportation links to Marysville.
4. Widening of SR-531.
5. Corridor design and streetscape.
6. Improve access to bus service.
7. Coordinated services with Marysville.
8. Fire flow.
9. Protection of the Quilceda-Allen Creek.
10. Buffers between residential and commercial/industrial development.
Smokey Point Neighborhood
1. Mix of older and newer homes.
2. Variety of densities and building types.
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3. Higher density housing potential.
4. Areas available for development.
5. Rural infrastructure.
6. Low water pressure.
7. Lack of street frontage.
8. One park. More needed.
9. No community focal point.
10. Connections to rest of community needed.
11. Noise mitigation needed along I-5.
12. Drainage facilities in neighborhoods and Smokey Point Boulevard.
13. Smokey Point Boulevard improvements needed: streetscape, widening, drainage.
West Bluff
1. Undeveloped or underdeveloped.
2. Older homes on large lots.
3. Sewer not extended to all of area.
4. Many homes are still on wells.
5. Roads not developed to City standards.
6. No curb, gutter, sidewalks, and planter strips.
7. No community parks.
8. Steep slopes.
9. Trails, bike trails and sidewalks.
Island Crossing
1. Relatively undeveloped agricultural land,
2. A few older farmhouses and barns.
3. Several highway oriented businesses.
4. Roads not up to urban standards.
5. Served by sewer and water with significant upgrades needed for development.
6. 100-year floodplain. Frequent flooding.
7. No drainage facilities.
8. Fish bearing creeks and critical areas.
9. The Stillaguamish Tribe property desires City sewer and water services and intersection
improvements.
City of Arlington Comprehensive Plan Description of Planning Area
4-15 JULY 2017
The City’s Capital Improvements Plan and development regulations were updated in 2017 to
prioritize improvements and present a more organized development pattern in these four
neighborhoods and citywide. The City will adopt a more specific implementation plan as part of
this 2017 Plan amendments, although these will occur over time on a prioritized basis.
Hilltop
Location: At 1,305 acres, the Hilltop Subarea makes up 19% of the 2015 planning area. This
subarea is roughly bordered by Portage Creek and SR-9 on the east, 168th Street on the south,
67th Avenue on the west, and Kent Prairie subarea on the north.
Existing Uses: This subarea basically includes all the residential areas up on the plateau,
including Gleneagle, Crown Ridge, the Magnolias, etc. There is also undeveloped commercial
land at the intersection of SR-9 and SR-531, and a residential area and commercial/mixed use
area being brought into the UGA to the south and east of SR-531. Two schools (high and
elementary) are also located in this subarea.
Infrastructure: For the most part infrastructure is in good shape, as this is one of the newer
developed areas in Arlington. However, the whole area of Arlington Terrace, developed as 5-
acre lots, is on a private water system, septic systems, and private roads. This area could never
develop to its planned densities unless additional urban infrastructure is installed. Also, it is
anticipated that both State highways will be widened in the future.
Parks: There are 14 neighborhood parks in the Hilltop subarea: Gleneagle IVE Park, Gleneagle
1-3 Parks, Wedgwood Park, Crown Ridge 1-5 Parks, Highland View Estates Park, Eagle Heights
Park, Zimmerman Trail, and Pioneer Park. In addition, there is Pioneer Elementary, which has
play equipment and developed and unstructured play fields. (See Chapter 7)
Critical Areas: There are quite a few streams that run through this area, as well as wetlands.
Prairie and Portage Creeks both have their headwaters here. There are also some steep slopes
along some of the creeks’ ravines.
2015 Planning Issues: The key planning issue in the Hilltop Subarea is to complete a “high-
level” master plan for the future Lindsay annexation. This represents an opportunity for mixed
use or mixed density housing. In 2004, the City Council voted to support the roughly 100 acres
south of 172nd being included in the UGA, with the following condition:
“The area should be planned using the Planned Neighborhood Development tool
found in the Land Use Code. Additionally, the City should develop a new land use
City of Arlington Comprehensive Plan Description of Planning Area
4-16 JULY 2017
designation and zone with a minimum parcel size of 9,600 square foot for use in
these areas. We should consider a mix of densities in these new areas, including
some multi-family residential areas as well as these new larger lots. We should also
pre-plan the transportation system, areas for community parks, utilities, and other
necessary infrastructure and land uses. The City should enter into some sort of
development contract with the property owners to implement this goal.”
The City plans to work with property owners in developing a “high-level” master plan in order to
help the annexation and development process of this unincorporated area.
Towards the north end of the subarea in the Arlington Terrace Neighborhood, there is no
pressing need to resolve density increases or infrastructure improvements in the area, although
these could be considered density reserve area for the future.
Trail connections are also a priority for the Hilltop Subarea, particularly along 172nd Street where
pedestrians and vehicles co-exist in close proximity to one another.
Southfork
Location: At 72 acres, the Southfork Subarea makes up 1% of the planning area. This subarea
is located on the eastern edge of the City, just north of the Brekhus/Beach Subarea and Tveit
Road, and just east of the Old-Town Residential Subarea. At this time, the subarea is completely
outside of city limits but within the City’s Urban Growth Area.
Existing Uses: This area is comprised solely of single-family residential dwellings on relatively
large lots (half-acre plus).
Infrastructure: The majority of roads within this subarea are below urban standards as they lack
curb, gutter and sidewalk. The majority of lots are on septic as sewer lines don’t extend through
the subarea.
Parks: There are no parks within this subarea however Eagle Creek Elementary lies directly to
the north and has recreational facilities.
Critical Areas: There are steep slopes toward the eastern edge of the subarea that run north to
south. A portion of the subarea lies within the floodplain of the south fork of Stillaguamish River.
2015 Planning Issues: The key planning issues for this subarea are annexation and the
extension of sewer lines. Attempts are being made to annex the area into the City; however, if
residents are unable to agree to annexation, it may warrant further discussion of removal of this
City of Arlington Comprehensive Plan Description of Planning Area
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subarea from the City’s Urban Growth Area. The extension of sewer lines throughout the area
will be costly and existing lots that are subdividable will only be able to yield a few lots because
of their relatively small size (for rural lots).
Brekhus/Beach (formerly Burn Hill and portion of Southfork)
Location: At 337 acres, the Brekhus/Beach Subarea makes up 5% of the planning area. This
subarea is located on the eastern edge of the City, roughly bordered by Portage Creek on the
west (the chasm as it climbs the hill), 190th Street NE on the south, and Tveit Loop Road on the
north. In the 2005 Plan, this area was referred to as Burn-Hill and part of Southfork. This area
annexed in 2007 (see Ord. 1415) as part of the City and County’s TDR2 program (see discussion
below and Page 3-4).
Existing Uses: This subarea is comprised solely of single-family residential uses on large lots (5
to 40 acres).
Infrastructure: Currently the infrastructure in this area is developed to Snohomish County rural
standards and is maintained by the City. As a condition of annexation, a master development
plan was to be prepared by the owners, which would have included an infrastructure plan
including a financial element. The City assisted land-owners in developing a “high-level” master
plan (Figure 2-22) to help guide development of the subarea. Until then the subarea will remain
rural in character. One neighborhood, Quall Ridge, has been developed at the south end of the
subarea because it was platted under the County’s jurisdiction prior to annexation by the City.
Parks: There are currently no parks in the Brekhus/Beach subarea. Open space will be planned
at such time as a master development plan is presented by owners.
Critical Areas: There are two fish-bearing streams (Portage Creek and Eagle Creek) that run
through this area, along with their associated wetlands. There are also some steep slopes along
some of the creeks’ ravines which will require sensitive design of roads as part of the master
development plan.
2015 Planning Issues: There are numerous planning issues with the Brekhus/Beach Subarea
as a result of a failed TDR program for the Stillaguamish Valley. The Brekhus/Beach Subarea
was not originally slated to be included in the City’s UGA during the County’s 2005 Plan update,
but was designated as a Transfer of Development Rights (TDR) Receiving Area. The TDR plan
was to allow the property owners to purchase development rights from the TDR Sending Area
2 Transfer of Development Rights
City of Arlington Comprehensive Plan Description of Planning Area
4-18 JULY 2017
(Stillaguamish Valley), which would allow the property to come into the UGA sooner than the
next 10-year (2015) update. The community would benefit from having agricultural uses
preserved in the Sending Area.
As noted before, in 2015 the TDR effort did not have the intended effect. Developers in the
Brekhus/Beach Receiving Area, who would purchase the development rights from agricultural
landowners in the Sending Area, failed to reach agreement on the value (price) of the TDR
credits resulting in an inability of the Brekhus/Beach subarea to attract a master plan sponsor.
Without a sponsor or a plan, higher density urban development and the infrastructure needed to
serve it was not feasible.
In the meantime, the area was annexed to the City and is now assumed to be a part of the
buildable lands inventory. The City faces a paradox where the Growth Management Act requires
that lands within Urban Growth Areas be developed at urban densities (4+ houses per acre), but
there is no market or infrastructure financing available to achieve that level of development. Only
a density of 20,000 square feet per parcel is permissible without sewer or other facilities.
This conundrum was one of the major planning issues for the City during the 2015 update and is
certainly the major issue for the Brekhus/Beach Subarea. The solution is to retain the long term
objective of urban densities in the Subarea and to develop a “high-level” infrastructure and
development plan, so that when a master plan under the Master Planned Neighborhood zoning
is brought forward by a developer, the area is ready for development in a cohesive cost-effective
manner. The City will work with owners and future developers to achieve this buildable lands
goal.
Manufacturing Industrial Center (MIC)
The Manufacturing Industrial Center extends from the southern edge of downtown, beyond the
airport and 172nd into Marysville’s planning area. The Arlington portion of the MIC is comprised
of 2287 acres (31% of the UGA). The Marysville portion contains 1732 acres. The MIC is the
center of activity not only in Arlington, but the whole north County area. It is in fact a part of the
North Puget Sound Manufacturing Corridor which potentially targets the MIC area for up to
77,000 jobs.
Chapter 5: Land Use Element
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5-1 JULY 2017
5.1 PURPOSE OF THIS CHAPTER
The Land Use Element is concerned primarily with the accommodation of the City of Arlington's
spatial growth; that is, the use and the mix of land uses that will serve future population,
employment, public service and recreational needs, and other aspects of city life.
This Land Use Element has been developed in accordance with RCW 36.70A.070 of the
Growth Management Act. It responds to GMA guidelines for the update of the former 2005
Plan. In 2015, the “horizon year” changed from 2025 to 2035, and land use assumptions have
changed, all of which have been incorporated into the 2015 Plan’s Land Use Element. It
describes how the goals in the other elements of this Comprehensive Plan (Housing, Capital
Facilities, etc.) will be implemented through land use policies and regulations. It is a key element
in implementing Arlington's Comprehensive Plan.
This Element has also been developed in accordance with the Countywide Planning Policies,
the region’s Vision 2040 and multi-county planning policies. A matrix showing the consistency
between the Countywide policies and Arlington's Comprehensive Plan policies is located in
Appendix C. This section inventories and analyzes the distribution and location of existing land
uses and considers the appropriate intensity and density of future development. The Plan is
also consistent with the updated Snohomish County GMA Comprehensive Plan, including its
population, employment and housing targets1.
Finally, the Land Use Element has been developed in recognition of the subarea objectives
outlined in Chapter 4 and the Capital Faculties Element in Chapter 9. Every attempt has been
made to reconcile various growth projections with utility analyses to ensure that infrastructure
improvements keep pace with growth to achieve required “concurrency”. Concurrency is a
Growth Management requirement that requires that facilities be in place by the time growth
impacts occur.
Absent from the 2015 Plan is the TDR overlay zone. The 2005 Plan had included a Transfer of
Development Rights program to encourage agricultural protections in the Stillaguamish River
Valley through allowance of higher density (Master Planned Neighborhoods) in the Burn
Hill/South Fork (Brekhus/Beach) Subarea. This area was annexed in 2007, however the TDR
program proved unsuccessful. While the City continues to support high-level master planning in
this area to ensure efficient provision of infrastructure, the TDR component will be removed as a
1 See Snohomish Countywide Planning Policy GPP10, November 2016
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pre-condition for development.
All three growth alternatives being studied by the County call for a significant increase in
Arlington employment from 8,660 in 2011 to 20,884 in 2035. This is a reflection of the expected
activity around the Arlington Airport. In the County as a whole, there will be a forecasted surplus
in employment land capacity in 2035.
The City is seeking formal designation of a Manufacturing Industrial Center (MIC) including
portions of Arlington and Marysville, from the airport to about 136th Street NE. The total area
comprises about 4,019 acres with a future employment capacity of roughly 77,000 industrial
jobs, most aerospace related. Of 4019 acres, 2287 lies in the Arlington UGA and 1732 in
Marysville. The MIC area is a part of the North Puget Sound Manufacturing Corridor as
designated by the Economic Alliance of Snohomish County. As the two cities seek formal MIC
designation by PSRC, they will jointly pursue master planning of the area, including
infrastructure.
The City will adopt Figure 2-3 (Future Land Use Map) as its official land use and zoning map.
5.2 LAND USE DESCRIPTIONS
The official Land Use Map shows how land uses will be distributed throughout Arlington to
accommodate 2035 population and employment projections, along with the public facilities to
serve them. It represents policy. The Zoning Map is a regulation that implements the Land Use
Map.
It is the intention of the council that …(the zoning code)…implement the planning
policies adopted by the council for the city and its urban growth area, as reflected in
the comprehensive plan, utility plans, airport plan, and other planning documents.
(AMC 20.04.060)
There is a very close relationship between the Land Use and Zoning maps. Different zones may
exist within similar land use designations. Map overlays for the Airport Protection District, Airport
Safety Zone, the Mixed Use and Master Planned Neighborhood overlay zones further refine
how development can occur within designated areas. Development is also subject to restrictions
where applicable per the Shoreline Master Plan. Finally, the Land Use and Zoning maps depict
the Contract Rezones in effect for the Gleneagle neighborhood in the Hilltop Subarea and the
Pioneer Meadows neighborhood in the Arlington Bluff Subarea.
Following is a brief description of the purpose of the different designations and zones on the
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Land Use and Zoning maps:
7.2 RESIDENTIAL DESIGNATIONS
Suburban Residential (SR): The Suburban Residential designation consists primarily of a
suburban residential fabric. It is generally characterized as a quiet neighborhood environment
with detached single-family residences on relatively large lots situated along low-volume
thoroughfares. Building setbacks are deep with houses generally situated toward the center of
the lot they occupy and residential dwellings typically don’t exceed two stories in height. Lots
are usually served by City water and sewer.
The purpose of the Suburban Residential designation is to provide a low-density residential
environment (maximum four dwelling units per acre) for detached single-family homes (and
accessory dwellings) on relatively large lots which provide ample private outdoor space for each
residence. Residences are typically not within walking distance or close proximity to commercial
services or employment opportunities.
The Suburban Residential designation is usually initially applied to those areas of the City where
master planning is a prerequisite to development due to a lack of existing infrastructure in the
area.
Zoning classifications that may be applied to areas designated Suburban Residential on the
City’s Official Land-Use Map include: Suburban Residential (SR), Residential Low Density
(RLD), and Public/Semi-Public (P/SP). For areas with a Suburban Residential designation and a
Master Plan Neighborhood Overlay, Residential Moderate Density (RMD), Residential High
Density (RHD), and General Commercial (GC) may also be applied with an approved Master
Plan for the entire area within the respective MPN overlay.
Residential Low/Moderate Density (RLMD): The Residential Low/Moderate Density
designation consists primarily of a suburban/urban residential fabric. It is generally
characterized as a somewhat active pedestrian neighborhood environment with detached and
some attached single-family residences on moderate sized lots situated along low-volume
thoroughfares. Building setbacks are moderate with houses generally situated toward the center
of the lot they occupy with residential dwellings typically not exceeding two stories in height.
Lots are served by City water and sewer.
The purpose of the Residential Low/Moderate Density designation is to provide a moderate-
density residential environment (four to six dwelling units per acre) for detached and attached
single-family homes (and accessory dwellings) on moderate sized lots that provide some private
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outdoor space for each resident. Some residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Low/Moderate
Density on the City’s Official Land-Use Map include: Residential Low/Moderate Density (RLMD),
Residential Moderate Density (RMD), and Public/Semi-Public (P/SP).
Residential Moderate Density (RMD): The Residential Moderate Density designation consists
primarily of an urban residential fabric. It is generally characterized as an active pedestrian
neighborhood environment with detached and attached single-family residences on moderate
sized lots situated along low to moderate volume thoroughfares. Building setbacks are
moderately deep with houses generally situated toward the front of the lot they occupy with
residential dwellings typically not exceeding two stories in height. Lots are served by City water
and sewer.
The purpose of the Residential Moderate Density designation is to provide a comfortably
spaced residential environment (six dwelling units per acre) for detached and attached single-
family homes (and accessory dwellings) on moderate sized lots that provide some private
outdoor space for each resident. Residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Moderate Density on
the City’s Official Land-Use Map include: Residential Moderate Density (RMD) and Public/Semi-
Public (P/SP).
Residential High Density (RHD): The Residential High Density designation consists primarily
of an urban residential fabric. It is generally characterized as a very active pedestrian
environment with attached multi-family residences on shared lots situated along moderate to
high-volume thoroughfares. Building setbacks are shallow with residential buildings generally
situated toward the front of the lot they occupy with residential buildings typically not exceeding
three stories in height. Residential developments in this designation are subject to design
review. Lots are served by City water and sewer.
The purpose of the Residential High Density designation is to provide a close-knit residential
environment (minimum ten dwelling units per acre) that can consist of detached, single-family
residences to multi-family complexes that generally have shared common outdoor space.
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Residences are typically within walking distance of commercial services and employment
opportunities as well as urban amenities such as parks, trails, and transit service.
Zoning classifications that may be applied to areas designated Residential High Density on the
City’s Official Land-Use Map include: Residential High Density (RHD) and Public/Semi-Public
(P/SP). The Mixed Use may also be applied where a master plan is approved.
Old-Town Residential (OTR): The Old-Town Residential designation consists primarily of an
urban residential fabric (exclusive of multi-family dwellings). It is generally characterized as old-
town Arlington’s historic residential neighborhood consisting of detached single-family homes
from the early 20th century forward. It is an active pedestrian environment with lots situated
along low-volume thoroughfares and are provided secondary access from alleys (from which
most residential garages are accessed from). Building setbacks are moderate with residential
buildings generally situated toward the front of the lot they occupy with buildings not exceeding
two stories in height. Lots are served by City water and sewer. Residential developments in this
designation are subject to design review.
The purpose of the Old-Town Residential designation is to preserve the historic look, feel, and
function of Arlington’s old-town residential neighborhood which generally consists of detached
single-family residences (and accessory dwelling units) on narrow 1/10th acre lots (ten dwelling
units per acre maximum). Some residences are situated on two or more of these lots.
Residences are within walking distance of Arlington’s Old-Town Business District which consists
of commercial services and employment opportunities. Residences within this designation are
also within walking distance of other urban amenities such as parks, trails, schools, and transit
service.
Zoning classifications that may be applied to areas designated Old-Town Residential on the
City’s Official Land Use Map include: Old-Town Residential (OTR) and Public/Semi-Public
(P/SP).
5.3 COMMERCIAL DESIGNATIONS
Neighborhood Commercial (NC): The Neighborhood Commercial designation consists
primarily of a compact commercial urban fabric with small-scaled commercial retail and
professional services. It is generally characterized as an active pedestrian environment with
commercial buildings situated at the intersection of moderate to high-volume thoroughfares.
Lots are served by City water and sewer. Developments in this designation are subject to
design review.
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The purpose of the Neighborhood Commercial designation is to provide commercial amenities
and professional services within geographic areas that are generally zoned for residential or
industrial uses in order help ensure the daily convenience needs of the nearby residences and
employees can be met. Mixed uses with a residential or lodging component may be acceptable.
General Commercial (GC): The General Commercial designation consists primarily of a sub-
urban commercial fabric with moderate-sized commercial, office, and professional service uses.
The purpose of the General Commercial designation is to provide a setting for commercial,
office, and professional service uses of a moderate sized format that rely on motor-vehicle
traffic. This designation is intended to be situated along arterials and to serve as a transition
area between Highway Commercial designations and residential designations. It is generally
characterized as an active automobile and pedestrian environment with commercial buildings
situated toward high-volume thoroughfares with parking located to the sides of buildings. Lots
are served by City water and sewer.
Developments in this designation are subject to design review. Zoning classifications that may
be applied to areas designated General Commercial on the City’s Official Land Use Map
include: General Commercial (GC) and Public/Semi-Public (P/SP). The Mixed Use concept will
be encouraged in these areas, again subject to master plan and design review.
Highway Commercial (HC): The Highway Commercial designation consists primarily of a
suburban commercial fabric with large format commercial uses. Lots are served by City water
and sewer. Developments in this designation are subject to design review.
The purpose of this Highway Commercial designation is to provide a setting for large-scale
commercial uses that typically locate on major thoroughfares and attract a regional customer
base.
Zoning classifications that may be applied to areas designated Highway Commercial on the
City’s Official Land Use Map include: Highway Commercial (HC) and Public/Semi-Public (P/SP).
The above designations reflect the current, auto-dependent, sub-urban style of development
that exists within the commercially zoned areas of the City. In order to create neighborhoods
that replicate the feeling, functionality and efficiencies of neo-traditional development the City
will utilize a Mixed Use overlay upon commercially zoned areas throughout the city. Mixed Use
Development focuses on the integration of commercial, retail and residential uses in close
proximity to one another, while promoting the safety and mobility of both pedestrian and biker
and less emphasis on auto dependency, thus creating a livable environment where residents
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have the ability to safely use alternate modes of transportation to commute to employment
centers, complete their shopping and for their recreation.
Old-Town Business District (OTBD): The Old-Town Business District designation consists
primarily of an urban commercial fabric with small to medium format commercial uses. It is
generally characterized as an active pedestrian environment with traditional “Main Street”
character where low-rise buildings are placed adjacent to each other and enfront a right-of-way
which consists of wide sidewalks and on-street parking. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Old-Town Business District is to preserve the look, feel, and function of
Arlington’s traditional commercial center. This designation provides a setting for small-scale
commercial uses that rely on both pedestrian and motor-vehicle traffic and mixed uses with a
residential component. The Old-Town Business District also serves as the center for the City’s
civic activity.
The Old-Town Business District designation has been divided up into three sub-districts
because each sub-district has its own distinguishable development pattern. Old-Town Business
District 1 consists of Arlington’s historic “Main Street” (Olympic Avenue) where commercial
buildings are located side by side to form a fairly continuous street wall. Old-Town Business
District 2 consists of West Avenue and part of Division Street where commercial uses are
separated and some on-site parking is provided. Old-Town Business District 3 consists of Burke
Avenue and covers much of what was historically Haller City before it merged into Arlington.
This subdistrict consists of a mix of commercial and residential uses on blocks that are oriented
east to west as opposed to north to south like in subdistricts 1 and 2.
Zoning classifications that may be applied to areas designated Old-Town Business District on
the City’s Official Land Use Map include: Old-Town Business District 1, 2, and 3 (OTBD-1, -2, or
-3); and Public/Semi-Public (P/SP).
5.4 INDUSTRIAL/AIRPORT DESIGNATIONS
General Industrial (GI): The General Industrial designation consists primarily of an urban
industrial fabric with small to large format industrial operations. It is generally characterized as
an active employment center where low rise buildings are situated toward the interior of lots and
building setbacks are variable. Parking is accommodated on-site. Lots are served by City water
and sewer. Development projects in this designation are subject to design review.
The purpose of the General Industrial designation is to provide a setting for industrial-type uses
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that may utilize indoor and outdoor space; emit dust/smell, noise, or glare; or depends on major
thoroughfares and rail lines for shipment as part of their normal operations. Industrial operations
include manufacturing, processing, creating, repairing, renovating, painting, cleaning and
assembling of goods, merchandise, or equipment.
Zoning classifications that may be applied to areas designated General Industrial on the City’s
Official Land Use Map include: General Industrial (GI) and Public/Semi-Public (P/SP).
Light Industrial (LI): The Light Industrial designation consists primarily of an urban light-
industrial fabric with small to large format industrial operations that occur within completely
enclosed low rise buildings. It is generally characterized as an active employment center with
attractive buildings, formal landscaping, clean appearance, and adequate screening from non-
industrial uses. Buildings are generally situated toward the street and have a clearly
distinguished entrance. Parking is accommodated on-site. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Light Industrial designation is to provide a setting for less intense industrial-
type uses that utilize indoor space for manufacturing, processing, creating, repairing, renovating
painting, cleaning and assembling of goods, merchandise, or equipment in a way that is not
likely to create external noise, smell, dust or glare as part of its normal operation. It is intended
to have a cleaner, more orderly environment than what would be found in a General Industrial
designation. For this purpose, the Light Industrial designation also serves as a buffer between
General Industrial and non-industrial land use designations.
Zoning classifications that may be applied to areas designated Light Industrial on the City’s
Official Land Use Map include: Light Industrial (LI) and Public/Semi-Public (P/SP). The LI and
GI zones could be the principal implementing zones for a future Manufacturing Industrial Center,
subject to an overall master plan.
Business Park (BP): The Business Park designation consists primarily of an urban fabric with
medium to large format operations that occur entirely within enclosed low to medium rise
buildings. It is generally characterized as a master planned upscale employment center with
attractive buildings, landscaping, and streets built to urban standards all working together to
create a “park-like” environment that accommodates informal outdoor recreation and enjoyment
between buildings. Lots are served by City water and sewer. Development projects in this
designation are subject to design review.
The purpose of the Business Park designation is to provide an upscale and enjoyable setting for
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company offices, warehouse, and light-industrial uses. The Business Park designation also
serves as a buffer between residential and non-residential uses.
Zoning classifications that may be applied to areas designated Business Park on the City’s
Official Land Use Map include: Business Park (BP) and Public/Semi-Public (P/SP).
Aviation Flightline (AF): This use designation is intended to cover the portions of the airport
devoted to aviation-related uses. It allows only aviation-related uses proximate to airport
runways and taxiways. Aviation-related uses include any uses related to supporting aviation that
require direct taxiway access as a necessary part of their business operations, such as aviation
services, manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily catering to
pilots, employees, or passengers), or other uses that are clearly related to aviation. Compatible
zones include Aviation Flightline, Airport Protection District, and Public/Semi-Public.
5.5 CIVIC DESIGNATIONS
Public/Semi-Public (P/SP): The Public/Semi-Public (P/SP) designation consists of both
publicly owned open spaces (e.g. parks) and civic buildings (e.g. schools). It is generally
characterized as formally landscaped and usable open space. The purpose of this designation
is to provide a setting for public interaction, civic engagement, recreation (both active and
passive) and utility service providers. Quality Public/Semi-Public spaces provide the City with a
strong sense of identity and can function as economic assets. The Public/Semi-Public (P/SP)
zone implements the like-named Plan designation. Public facilities may also be allowed as
Conditional Uses.
5.6 LAND USE OVERLAYS
Airport Protection District: The Airport Protection District (APD) overlay consists of four
subdistricts (A, B, C, and D) and five safety zones (1, 2, 3, 4, and 5) that are laid over the
existing land use designations and zoning classifications on the City’s Official Land Use Map
and Zoning Map (Figure 2.3). The APD overlay boundaries were determined by aircraft accident
data from the National Transportation Safety Board, the Federal Aviation Regulation Part 77
Imaginary Surfaces and FAA AC 150/5200-33A, and Hazardous Wildlife Attractants on or near
airports.
The purpose of the Airport Protection District overlay is to protect the viability of the Arlington
Municipal Airport as a significant resource to the community by encouraging compatible land
uses and densities, reducing hazards to lives and properties, and ensuring a safe and secure
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flying environment. The Airport Protection District Overlay modifies the density and land use
requirements of the underlying zoning districts to the extent that it protects the public health,
safety, and welfare of property owners residing within the overlay and airport users.
Contract Rezone: The Contract Rezone (CR) overlay consists of residential developments that
deviate from some of the underlying zoning regulations based on a mutually accepted
agreement between a developer and the City. These typically include master planned
communities where some of the densities and uses would not otherwise be permitted.
The purpose of the Contract Rezone overlay is to identify lands within the City that are subject
to modified development regulations based on an agreed upon contract between the City and a
developer. The Contract Rezone provides for flexibility in the City’s zoning regulations generally
in exchange for some benefit provided to the City. The City currently has two residential
developments under a contract rezone: Gleneagle and Pioneer Meadows.
Master Planned Neighborhood: The Master Planned Neighborhood (MPN) overlay consists of
large areas of unimproved (or underutilized) land (25+ acres) that exist within the City for which
the planning and financing of infrastructure improvements is necessary. A master plan must be
established for the entire land area within a Master Plan Neighborhood overlay before any
development can occur.
The purpose of the Master Plan Neighborhood overlay is to ensure that development occurs in
an orderly and financially responsible manner, and that adequate infrastructure is put in place to
serve new development within the overlay. The City currently has two areas with a Master Plan
Neighborhood overlay: the Brekhus/Beach Subarea and the future Lindsay Annexation area
within the Hilltop Subarea. The City plans to assist property owners within these two areas by
creating a “high-level” master plan so that development can begin to occur in these areas.
Mixed Use Overlay: A new MU overlay zone will be adopted by the City allowing a blend of
residential high density and commercial uses subject to a regulating plan, administrative site
plan review and design review. The purpose of this zoning is to foster development of
pedestrian oriented, mixed uses where residences are located in close proximity to small retail
and office uses. By utilizing mixed use development Arlington is striving to achieve one or more
of these objectives:
(a) Enhance the pedestrian environment.
(b) Encourage additional street level activity.
(c) Reduce automobile trips.
(d) Create a “sense of place.”
(e) Provide for the efficient use of land and services.
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5-11 JULY 2017
(f) Allow opportunities for economic vitality and diverse housing opportunities.
(g) Provide a transition between adjacent neighborhoods and commercial areas.
As Mixed Use is applied, Form-Based Code (FBC) will be the guiding principle to ensure that all
development will have a predictable outcome, provide for exceptional urban design and create a
desirable public realm.
Gateway Overlay Zone: The Gateway Overlay Zone is intended to apply to properties at and
near major entrances to the City. This generally includes all lots that are adjacent to or abutting
arterial or greater rights-of-way (both existing and proposed) that are also within close proximity
to city limits. The purpose of the Gateway Overlay Zone is to ensure that a) gateways into the
City are inviting and aesthetically pleasing, b) development of properties adjacent to or abutting
gateways are well designed in terms of building architecture, site layout, screening, and
landscaping; and c) appropriate land uses are permitted and located within designated
gateways.
5.7 MAJOR LAND USE CONSIDERATIONS
The biggest consideration that arises at every periodic update of this Plan is: How do we want to
grow? Under the GMA, we are obligated to plan for and accommodate 20-years’ worth of
projected growth. As a regional partner, Arlington has accepted the 2035 population, housing
and employment targets adopted by the County and the Puget Sound Regional Council;
however, the community, through its local plan, has control over where development occurs and
what it will look like.
With a 2035 population growth of over 6,500 residents and thousands of new jobs, if existing
boundaries are retained, Arlington would have to increase densities to meet its target. If
densities are to be kept at current levels, then we will have to expand our boundaries. The City
chooses instead to retain the existing boundaries, including the Brekhus/Beach area, and
accommodate higher densities through the Mixed Use, Master Planned Neighborhood, cottage
housing and other zoning tools. The City's 2015 Plan emphasizes a more focused and
interactive relationship between us and Marysville, especially in the joint Arlington/Marysville
Manufacturing Industrial Center (AMMIC). These are all features added to the 2015 Plan to
ensure that future jobs and residents are accommodated, while preserving the character of our
existing community.
In 2035, the City envisions most growth to occur in nine areas:
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Population:
1. SR9/172nd St, in the future Lindsey Annexation area.
2. Other areas depicted on Figure 4-1 (Residential Capacity)
Employment
3. Airport Business Park.
4. The Arlington/Marysville Manufacturing Industrial Center.(AMMIC)
5. Other areas depicted on Figure 4-2 (Employment Capacity)
Commercial
6. Island Crossing and Stillaguamish property.
7. National Foods property.
8. 172nd St. Corridor and the Smokey Point Boulevard Commercial Corridor.
9. Kent Prairie; 204th St./SR 9
The Capital Facilities Element in Chapter 9 emphasizes these areas as those where the
greatest infrastructure impacts will be (water use, sewer discharge transportation, etc.).
Issues related to where and how we grow our land uses include, among others:
The infrastructure needed to accommodate growth including cost and financing.
The location of new roads and utility improvements.
Urban design—what the new growth will look like.
Preserving neighborhood character while accommodating growth.
Ensuring an economically viable industrial center.
5.8 EXISTING CONDITIONS
Table 5-1 shows the land use designations on the official land use map. The “Net Zoned”
figures exclude road rights of way, public lands and other undevelopable areas. The last column
shows the total land area in each planning subarea.
5.9 LAND CAPACITY ANALYSIS (BUILDABLE LANDS)
To analyze whether Arlington with its current city limits and UGA has sufficient developable land
to accommodate its projected population (26,002) and employment (20,884) targets, a Building
Lands Analysis (BLA) was completed in the summer of 2014 and finalized in 2016. The
objectives of the study were to identify, locate and characterize developed, developable and
undevelopable land area and parcels within the current city limits, the UGA, and each of the
City’s neighborhood planning areas. Lands were categorized by use categories and distributed
within the respective zoning designations.
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The City and County concluded that the City would meet its 2035 Population Target.
Table 5.4 shows dwelling unit and population estimates based on its buildable land supply and
ability to provide services to the areas involved.
Table 5-5 shows the developable vacant acreage within each zone and each subarea. It does
not show land that is underdeveloped and that would be available for higher density
redevelopment (“infill”). The figure totals about 9% of the “net zoned” area in the City.
Table 5-1: Land Use Designation Size by Subarea, Existing Land Use Map
Subarea AF BP GC GI HC LI MS NC
OTB
D-3
OTBD-
2
OTBD-
1
OTR
D
P/S
P RHD
RLM
D
RM
D SR
Net
Zoned*
Total
Area
Arlington
Bluff 35 20 31 226 66 378 540
Brekhus/
Beach 145 145 337
Hilltop 61 4 4 92 47 806 1,014 1,305
Kent
Prairie 51 4 12 80 18 44 209 353
MIC 736 154 8 567 148 28 1,641 2,133
Old-Town 12 1 93 213 67 103 489 609
OTBD-3 27 6 33 115
OTBD-2 5 16 2 23 45
OTBD-1 25 1 26 37
South
Fork 2 2 71
West
Arlington 12 64 486 4 2 25 281 874 1,054
Total 736 166 224 571 486 148 16 28 25 16 31 93 384 219 1,052 494 145 4,834 6,599
* Public R/W, public lands, undevelopable land not included
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5.10 DENSITY
Density standards are a combination of what the City’s development regulations allow2 and what
has actually occurred on the ground, that is, how many dwellings actually were built given the
site limitations, market conditions, etc. Using the information in Table 5- 2 to determine the land
needed through 2035 requires this “real world” analysis, regardless of actual regulations in the
City Code.
The County’s Buildable Lands report analyzed density on a gross density and net density basis.
Gross residential density is the number of housing units divided by total area. Net density
calculates the number of houses on land used for residential building lots only, excluding lands
used for roads, wetlands, Native Growth Protection Areas, recreational areas and detention
ponds, etc.
Gross residential density in the City’s residential zones (RHD, RLMD, RMD and SR) was 3.83
units per acre in 2014:
Table 5-2: Residential Density by Land Use Designation
SR 0.14 RMD 4.29 OTR 6.0
RLMD 3.66 RHD 8.73
5.12 HOUSEHOLD SIZE
The average household size in Arlington is 2.623, a decline from 2.72 in 2005. Owner-occupied
units had 2.76 persons, down from 2.82 persons. Renter-occupied declined from 2.54 to 2.36.
The 2005 estimate for 2025 average household size was 2.54 which has proven to be very
accurate. The County’s estimated household size for 2035 in Arlington is forecasted to be 2.7,
which will be used for this Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter
units.
5.13 FUTURE NEEDS
Population Capacity: Population within the established UGA is projected to grow from 18,380 in
2014 to 24,937 in 2035. Using the density and household size assumptions, the future housing
need was calculated as shown on Table 5.4.
2 See Chapter 20.48, Arlington Municipal Code
3 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
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Table 5.4: Housing Unit Needs
2014 2035
Residential
Zoned Area
(acres)
Dwelling
Units Population Additional
Population
Estimated
Additional
Dwelling Units*
City and UGA
City 2,250 7,086 18,360
UGA 244 174 350
2,494 7,260 18,710
2035 Estimate 24,937 6,227 2,421
Assumptions: Single Family Multi-Family
Housing Distribution: 82.1% 17.9%
Avg. Household Size: 2.8 2.4
Vacancy Rate: 4.7% 4.7%
Table 5-3: Permissible Residential Densities
Code
d/u per acre
Assumed1
SR,
with utilities
without utilities
4.5
2.0
4.5
2.0
RMD 6.0 6.0
RLMD 6.0 5.0
RHD 16.0 12.0
OTR 6.0 6.0
1For planning purposes, the “assumed” density figure was
used as a reflection of the actual development history and
future policies emphasizing the maximizing of
development.
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To determine the amount of capacity for growth left in the existing UGA, the City has used the
2012 SCT Buildable Lands Report4 and surveyed 2014 land uses using Assessor records
(March 2014) and field observations. The projected need of 2,421 dwelling units was compared
with the vacant, developable land and the household size and density standards for each zone.
Table 5.5 provides updated information based on the 2014 analysis and the 2016 reconciliation
effort by the County and Arlington.
Further, the County EIS growth capacity in the Brekhus/Beach area (963 units5) was initially
used for this Plan. The subsequent reconciliation process yielded an agreement of 606 units
based on a developed density of 5.5 dwellings per acre. The City accepts this estimate although
over the short term a significantly reduced density (20,000 square feet/lot) will occur. When a
master plan developer proposes a higher density development, it will be based on a detailed
infrastructure plan, including financing. Thus for the long term, the capacity figure of 606 units is
feasible.
4 Snohomish County Tomorrow, ‘2012 Growth Monitoring/Buildable Lands Report,’ June, 2013. For information on
the method and assumptions used, please refer to that report or its companion, the SCT Buildable Lands Procedures
Report. http://www1.co.snohomish.wa.us/Departments/PDS.
5 Draft EIS, Page 3-96
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As shown on Table 5.5,
the net need for new
capacity will be 762
units under this Plan.
Reasonable measures
(HMU, cottage housing,
Accessory Dwellings,
etc.) and other tools will
be used. A
Brekhus/Beach master
planned development
will be encouraged to
provide greater than 5.5
du/acre, further ensuring
that the City will meet its
objective. With these
infill and redevelopment
assumptions, the 2035
population estimate of 24,937 can be accommodated.
Housing Implications: In May, 2013 each jurisdiction was asked to re-cap the strategies within
the housing element of its 2005 comprehensive plan. Arlington reported that the overall
emphasis in City of Arlington’s housing element is to:
Preserve the “old-town” area.
Encourage more "high end" housing.
Encourage high density housing in areas currently moving in that direction.
Locate housing development in areas within existing sewer service areas.
Allow for mixed use projects in commercial centers.
Permit infill development that is compatible with existing neighborhoods.
Reduce on-site parking requirements for residential developments.
Encourage the development of a variety of housing types in order to accommodate niches in
the market that aren’t currently being served.
As shown on Table 5.4, the City will maintain a goal of providing a housing mix of 82% (1,985)
single-family and 18% (436) multi-family dwellings to meet the overall objective of 2,421 new
added housing units by 2035. It will work to attract affordable housing as the market seems to
be demanding (See Chapter 6).
Table 5.5 Available Land Capacity
Zoning
Vacant
Developable Density Units Population
2035 Need 2,421* 6227
Capacity
OTBD-3 0.98 12.0 12 32
OTBD-2 12.0
OTBD-1 0.86 12.0 10 27
OTRD 0.88 6.0 6 16
RHD 9.31 12.0 112 302
RLMD 67.34 5.0 337 909
RMD 3.26 6.0 20 54
SR 116.81 4.5 526 1420
Brekhus/Beach 110.20 5.5 606 1636
Other 6.61 4.5 30 81
Total Available 1659 4477
Infill or Redevelopment Capacity Need 762 2057
*Including vacancy rate
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Employment Land Capacity: In its 2005 Plan, Arlington’s employment target for the year 2025
ranged from 12,920 to 14,730 jobs. All three growth alternatives being studied by the County for
the 2015 Plan call for a significant increase in Arlington employment to 20,884 in 2035. This is a
reflection of the expected activity around the Arlington Airport and the market importance of
Arlington in the North County area, where it provides job locations for citizens from Skagit,
Darrington, Marysville, Stanwood, and beyond.
In the County as a whole, there will be a forecasted surplus in employment land capacity in
2035. In Arlington, land capacity will be a function of available land, employment density and the
City's role in the North County market place. There are about 375 acres of available and
developable land in the seven commercial/industrial zoning categories. A 2007 Employment
Density Study being used for the Countywide Plan update adopts a density standard of 500
square feet per employee for industrial uses. However, the study noted that an analysis of
Arlington employment densities for industrial uses was a significantly higher 2,625 square feet
per employee. Applying that number to available lands in the AF, BP, GI and LI zoned lands
produces and industrial land capacity of about 5,750 employees. The Density Study also
recommended a figure of 400 square feet per employee for retail and office uses. Applied to the
GC, HC and NC zones produces a capacity figure of about 2,900.
The total land capacity of 8,650 for all commercial/industrial categories falls short of the
projected 12,224 new jobs in 2035. And doubtless, the high density of 2,625 square feet per
employee will lower as new industries come to town. However, two factors suggest that
additional industrials lands should be identified.
One factor is the location of Arlington in the North Puget Sound Manufacturing Corridor, a
recognized area of emphasis by community and economic development leaders, where
aerospace and technology-related companies are being sought. The City is seeking formal
designation of a Manufacturing Industrial Area (MIC) including portions of Arlington and
Marysville, from the airport to about 136th Street NE. The total area comprises about 2900 acres
in Arlington with a future employment capacity of 77,000 industrial jobs (1600 square feet per
employee), most aerospace related. The MIC area is a part of the North Puget Sound
Manufacturing Corridor as designated by the Economic Alliance of Snohomish County. As the
two cities seek formal MIC designation by PSRC, they will jointly pursue master planning of the
area, including infrastructure.
The second factor is the North Stillaguamish Economic Development Plan, adopted in 2015.
The Plan comes in response to the Oso disaster and is tasked with defining a strategy for
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5-19 JULY 2017
economic growth along SR-530 from Arlington to Darrington. With Arlington being a destination
for Stilly Valley jobs and a waypoint for supplying the corridor, sufficient lands must be readied
for the likely growth to come.
Jobs/Housing Ratio: In 2005, Arlington had a job/housing ratio of 2.22. With the forecasted
population, housing and employment estimates described above, the ratio in 2035 would be
closer to 2.1 jobs for every household. This figure does not suggest that every household has
two employees living there. It is more a measure of how many households requiring public
services are matched by jobs in the community bringing tax revenue to the City. Any ratio above
2 is considered a good balance.
5.14 SUBAREA PLANS
The Land Use Element will be implemented in large part through the development strategies
pursued in each of the City's subareas. Following are brief descriptions of these subareas, the
2015 zoning and summaries of key issues and future strategies for 2015.
Old-Town Residential Subarea
The Old-Town Residential Subarea is the heart of Old-Town Arlington’s residential area. It is
largely developed, as much of the land was platted in the late 19th and early 20th Centuries in a
traditional grid pattern with alleys (consisting of MC Mahons, Giffords, Palmer, Clums, and
Cobbs Additions to Arlington). Typical lot size is 4,356 square feet (1/10th of an acre). Infill
development of single-family homes continues as older homes are demolished and vacant lots
are built on.
The City will continue to encourage infill and redevelopment of residential lots in this subarea;
however, comprehensive design standards need to be established in order to preserve the
historic character of this neighborhood.
As infrastructure continues to age, the City will also need to continue investing in the area’s
public realm by improving streets, sidewalks, and City-owned utility lines.
Old-Town Business District Subarea
The Old-Town Business District is Arlington’s historic central business district and consists of
the original Town of Arlington and Haller City Plats. Arlington and Haller City were once different
towns but merged in 1903 when Arlington incorporated. Olympic Avenue (Arlington’s “Main
Street”) was remodeled in 2007. Centennial Trail runs though Old-Town, connecting Arlington
the Skagit County line to the north and the city of Snohomish to the south.
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While the area is largely built-out, redevelopment and revitalization efforts continue to occur
over time as investments are made in both the public and private realms. The City will continue
to support redevelopment and revitalization efforts while enforcing design standards and
guidelines in order to preserve the area’s historic character.
The City is developing a Riverfront Master Plan to take advantage of the area’s position along
the Stillaguamish River. This plan will provide for more economic development and public use of
the riverfront.
Arlington Bluff Subarea
The Arlington Bluff Subarea includes the upland area just south of the Stillaguamish River
Valley and north of the Municipal Airport. It was once home to large homesteads that have since
been subdivided into a number of residential plats of varying sizes.
The Arlington Bluff Subarea is slated to remain a predominately single-family residential area
with some neighborhood commercial uses along 67th Avenue NE and Highway 530. While the
area is largely developed, there is still opportunity for some infill residential and commercial
development.
The City plans to continue to work to ensure that environmentally critical areas (such as steep
slopes and streams that are prevalent in the area) are protected.
The only proposed change to the land use in this subarea as part of the 2015 periodic update
was a rezone request of a one-acre parcel at the bottom of the bluff along 211th Place NE from
residential to commercial. The request was approved.
As for road improvements, the City is proposing to improve 211th Street NE and re-align the
road to connect directly to 59th Avenue NE (a westbound spur will still connect to the highway at
its current location). A trail will also be added to the streetscape, connecting Centennial Trail to
the Valley and at some future date to Island Crossing (see Figure 2-7).
Kent Prairie Subarea
The Kent Prairie Subarea is situated at the intersection of Highway 9 and 204th Street NE. It is a
well-integrated neighborhood of various use types, including commercial, public, single-family
residential, and multi-family residential, which are built around the environmentally critical areas
(streams and wetlands) found there.
The area presents some infrastructure challenges--mainly the discontinuous street system.
There are numerous dead-end streets that will likely never be connected.
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The only change to the land use in this subarea as part of the 2015 periodic update was a
rezone request of approximately 2 acres along 77th Avenue NE (south of 204th Street NE) from
commercial to residential.
Manufacturing/Industrial Center Subarea
The Manufacturing/Industrial Center (MIC) Subarea includes the Arlington Municipal Airport and
surrounding lands that are zoned Industrial and Business Park. It extends from approximately
136th Street NE in Marysville north to Cemetery Road in Arlington and roughly from 51st Avenue
NE to the west and 67th Avenue NE to the east. As the greater Seattle metropolitan region
continues to grow, with the need for living-wage jobs, the Cities of Arlington and Marysville have
identified an opportunity to work together in the formation of a joint Manufacturing/Industrial
Center. The area lies within the North Puget Sound Manufacturing Corridor, a targeted area for
economic development and infrastructure development. Currently, there is only one designated
MIC in Snohomish County (Paine Field). Obtaining MIC designation from the Puget Sound
Regional Council would provide an opportunity for both cities to obtain necessary funding to
invest in new and existing infrastructure that would strengthen industrial activity and lead to
continued job creation.
The City envisions this joint Arlington/Marysville Manufacturing/Industrial Center (AMMIC) as
the region’s main industrial employment center on the north end. As part of the City’s strategy to
make this happen, the City is committed to continuing to ensure the area develops as a strong
manufacturing and industrial base by strictly limiting non-supportive land uses such as retail,
housing, and non-related offices and encouraging manufacturing, industrial, and advanced
technology uses. Within two years of receiving MIC designation, the City will develop a subarea
plan for the City’s portion of the AMMIC that will further the goals and objectives of the PSRC
and Multi-County Planning Policies with regards to MICs.
Joint MIC designation between the City of Arlington and the City of Marysville makes logical
sense because the industrial centers of both cities are only separated by jurisdictional
boundaries. In 2011 the Planning Commissions of both Arlington and Marysville signed a joint
resolution urging their respective city council’s to seek MIC designation from the PSRC for the
purpose of advancing the economic goals of each jurisdiction.
Subsequently, on December 11, 2011, the City of Arlington, City of Marysville, and Tulalip
Tribes adopted Joint Resolution 2011-001 supporting regional coordination of a
Manufacturing/Industrial Center to support manufacturing expansion in the north Snohomish
County area.
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The proposed AMMIC (see Figure 2-4) is a prime candidate for MIC designation and continued
investment because of its site and situation. Located entirely within Arlington’s and Marysville’s
urban growth areas, the proposed AMMIC encompasses 4,091 acres (6.4 square miles)
inclusive of many existing industrial businesses and room for additional capacity. Of that total
area, approximately 1,200 acres is undeveloped or under developed. Arlington’s portion of the
proposed AMMIC includes 2,291 acres that are primarily zoned industrial, business-park, and
aviation (as the site includes the Arlington Municipal Airport). A small portion is zoned
commercial along 172nd Street NE.
The proposed AMMIC is situated in northern Snohomish County, centrally located between two
major centers of commerce—Seattle, WA and Vancouver, BC. It is framed between I-5 on the
west and Highway 9 on the east and is served by the Santa Fe/Burlington Northern railroad.
The area is accessible from I-5 via 116th Street NE, 172nd Street NE, and Highway 530. The City
of Marysville is proposing an interchange at 156th Street NE that would provide additional
access to the area. Regional arterials that serve the proposed area include Smokey Point
Boulevard, 172nd Street NE 51st Avenue NE, 59th Avenue NE. and 67th Avenue NE.
Current employment within the proposed AMMIC is estimated to be 5,586, with 70% of those
jobs being industrial/manufacturing related, 20% retail, and 10% services and government. The
proposed AMMIC has an estimated employment capacity of 77,000 jobs.
The current ratio between jobs and manufacturing facility space in Arlington is one (1) job for
every 300 square feet. This is slightly higher than the national average mainly due to the large
consideration of highly technical manufacturing technology. The national average is 500 square
feet per employee. Assuming a blended median range of 400 square feet of manufacturing
space per employee and considering the available underdeveloped area with in the proposed
MIC, the total employment will reach 77,000 at full build out.
The cities of Arlington and Marysville are currently working to seek PSRC designation of a joint
Arlington-Marysville Manufacturing/Industrial Center Upon designation, the City would need to
put together a joint subarea plan for the MIC with the City of Marysville. The subarea plan would
address urban design elements such as land use, transportation, and architectural design
among other things.
Road improvements would be needed to existing arterial and collector roads such 172nd Street
NE and 59th Avenue NE. New roads are also planned to serve the area and improve
connectivity. They include: Arlington Valley Road, 63rd Avenue NE, 47th Avenue NE, and 168th
Street NE.
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The area is largely served by City water and sewer; however, mainline extensions would be
needed near the south end of the subarea as development occurs.
By 2035, the City envisions this area to be developed into an active employment center with a
high number of family-wage manufacturing and industrial jobs.
Hilltop Neighborhood Subarea
The Hilltop Subarea is located on the hill between 67th Avenue NE and Highway 9. This subarea
is slated to be a predominately single-family residential neighborhood with some commercial
activity around the intersection of Highway 9 and Highway 531 (172nd Street NE).
There is a large area of unincorporated land within this subarea that is located just south of
Highway 531 and west of Highway 9. The area currently has a Master Plan Neighborhood
Overlay, which requires a master plan for the area be established before the properties can
annex into the City. The City plans to assist property owners by developing a “high-level” master
plan so that annexation and development can occur. This “high-level” master plan will outline
the location of collector roads and placement of utilities.
A round-about was recently installed at the intersection of Highway 9 and Highway 531.
Highway 531 will eventually be widened to five lanes inclusive of a trail along the north side of
Highway 531. That trail will turn northward along the power-line easement at the 79th Avenue
right-of-way, then connect at the intersection of Highway 9 and Eaglefield Drive.
Water and sewer infrastructure improvements have recently been made to better serve
undeveloped areas at the south-end of the subarea; however, it remains difficult to extend these
services to the Arlington Terrace plat at the north-end of the subarea.
Preferred locations for community parks should be identified now so that the capital planning
can be done to ensure the properties are obtained prior to their development. Future parks are
anticipated as areas annex and urban clusters are developed. These parks ought to be centrally
located to the future major neighborhoods, easily accessible from the arterials and collectors.
There are several environmentally critical areas throughout the Hilltop Subarea—including
streams, wetlands, and steep slopes that will need to be protected and planned around. Prairie
and Portage both have their headwaters here.
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Southfork Subarea
This subarea lies entirely outside of city limits but is within the City’s Urban Growth Area. The
pre-zoning designation for this area is Residential Low/Moderate density and it is anticipated
this area will remain a single-family neighborhood.
The subarea has only one access point via 87th Avenue NE; however, the area could easily be
served by Maple Street by extending that road through existing right-of-way to connect to 87th
Avenue NE.
Homes within this subarea are served by on-site sewage disposal systems. Extending sewer
through the subarea may prove difficult because existing lots are only subdividable through the
short platting process, making it hard to recover sewer extension costs.
Removal of this area from the City’s UGA should be considered if annexation attempts fail.
Brekhus/Beach Subarea
In 2005, the Arlington Urban Growth Area (UGA) was expanded by about 337 acres to include
the Brekhus Beach area. This subarea is located on the east side of the City, directly east of the
Kent Prairie Subarea and directly south of the Southfork Subarea.
The 337-acre expansion area was annexed into the City of Arlington in 2006. The Brekhus
Beach vicinity lacks a developed arterial road network, and before the area can develop, the
infrastructure must be in place to support urban development. The area is zoned Suburban
Residential and has a Master Plan Neighborhood Overlay.
The Subarea is accessed primarily from Tveit Road and Burn Road. Additional roadway
infrastructure is needed within the subarea. The City of Arlington and Snohomish County Public
Works Department completed the Arterial Circulation Study for the Southwest Arlington Urban
Growth Area and Vicinity in November, 2009. The study confirmed that arterial connections and
circulation within the Brekhus-Beach vicinity are limited by the physical environment and
availability of right-of-way. The study offers the following potential transportation improvements
likely needed to provide effective arterial circulation:
186th Street Extension NE – Arlington city limit to Crown Ridge Boulevard
Crown Ridge Boulevard – 186th Street NE Extension to SR-9
Burn/McElroy Roads – 95th Avenue NE to 186th Avenue NE
186th Street NE – McElroy Road to Arlington city limit
McElroy Road – 172nd to 186th Streets NE
172nd Street NE Extension – 91st Avenue to McElroy Road
172nd Street NE – SR-9 to 91st Avenue NE
City of Arlington Comprehensive Plan Land Use Element
5-25 JULY 2017
The area is not currently served by City water and sewer; however, it is within the City’s water
and service area. Lack of infrastructure and topographical realities will likely make future
development within this area costly. In its 2015 Plan, the City has developed a high-level master
plan for the area (Figure 2-22), outlining where major thoroughfares will go, along with water
and sewer infrastructure, at such time as a higher density master plan is developed. This is in
line with City policy PL 15.50, which is based on Multi-County Planning Policy PS-9.
Land within this Subarea is largely undeveloped with existing homes situated on large lots. The
Subarea is traversed by steep terrain and wetlands. While awaiting a master plan proposal for
the area, the City will work with neighbors to implement a “Shadow Platting” process, which will
allow development at the current suburban residential density (20,000 sq. ft. lot size), but
require the logical design and placement of lots to enable future subdivision to smaller lots
served by infrastructure outlined in the high-level plan.
The TDR requirement was an actual disincentive to attracting investment in a master plan
development. It has been removed as a requirement for master plan approval, but remains as a
possible density bonus.
West Arlington Subareas
In 2011, the City drafted a “West Arlington Subarea Plan” as an extension of its 2005
comprehensive plan and TDR program. It was meant to integrate four subarea plans (West
Bluff, Island Crossing, Smokey Point and SR 531) and employ new concepts in urban
development (smart growth, sustainability, New Urbanism, etc.). WASA was to promote a blend
of housing and business looking forward, and to correct deficiencies of past growth. Key
objectives in the WASA area included:
Mixed land uses.
Implementing Form-based codes.6
Upgrading the arterial and neighborhood transportation infrastructure to urban standards.
Improving pedestrian infrastructure and safety.
Better connections to areas with continuous roads (i.e. no dead-ends), trails, bike lanes, etc.
Acquisition of easements or right-of-way for this purpose.
Development of Island Crossing while protecting its critical areas.
Acquisition of more public space (i.e. parks).
Creating a TDR receiving area.
6 Form based codes regulate land uses according to design and site planning ("form") setbacks, height limitations,
etc.
City of Arlington Comprehensive Plan Land Use Element
5-26 JULY 2017
The Plan was reviewed as part of the 2015 update and a decision was made to return to the
original four subareas, adhere to the objectives shown above but tailor them to the unique
aspects of each area. Other mechanisms, such as Mixed Use Development, utilizing a Form
Based Code approach are seen as more likely to attract market investment.
The recommended Road and Pedestrian Network Plan for the West Arlington Sub Area is
shown in Figure 2-7. The subarea plan recommended the following implementation
standards:
Incorporate the principles of New Urbanism (walkability, connectivity, mix of land uses,
sustainability, quality architecture and urban design);
Roundabouts are recommended along 172nd Street NE/SR-531, at 43rd and 51st
Avenues, at the east leg of the “Y” intersection of Smokey Point Boulevard and SR- 531,
as well as other key intersections throughout the subarea as shown on the map;
New thoroughfare options and standards should be developed that address movement
type, design speed, pedestrian crossing time, ROW crossing width, curb-face to curb-
face width, number of traffic lanes, presence of bicycle lanes, presence of on-street
parking, curb type, park strips, landscaping, walkway type, illumination, and curb radius;
Streetscapes should be designed to emphasize pedestrian comfort and safety;
Cul-de-sacs should be prohibited with new development;
A connectivity index standard should be set for all new subdivisions to ensure a grid
network and connectivity to undeveloped parcels;
New roadway improvements shall follow recommendations per the SR-531 Corridor
Recommendations document from WSDOT;
Intersection spacing should not exceed 495 feet on pedestrian-oriented thoroughfares;
Bicycle lanes should be provided on all new or improved streets with a design speed of
30 mph or greater (except where an adjacent paved trail exists or is planned);
Bicycle lanes should be installed on the already improved section of Smokey Point
Boulevard (16400-17400 blocks);
Appropriate sidewalk width should be prescribed to each thoroughfare type and
associated building types.
Island Crossing
As envisioned in the 2005 Plan, Island Crossing was added to the City’s Urban Growth Area
and was subsequently annexed in 2008. The land south of SR-530 was the primary impetus
because of plans for a major auto dealership. Although there were recognized development
hurdles (e.g. flood potential), these have been addressed and will be managed as part of future
City of Arlington Comprehensive Plan Land Use Element
5-27 JULY 2017
development projects in that area.
The Stillaguamish Tribe of Indians owns the triangle formed by SR-530 and Smokey Point
Boulevard. Its plans for future development are being discussed in terms of access
improvements, utility improvements and coordinated master planning.
West Bluff
The 2005 Plan envisioned this area for Highway Commercial use with protections for the
adjacent residential neighborhoods. It was seen as a "connecting route" between the Smokey
Point neighborhoods and Island Crossing. It was not a part of the City in 2005, but now is.
No changes are proposed to the City’s plan for the West Bluff subarea. The City's and WASA's
key objective is to enhance road and pedestrian connections within the area and into adjacent
subareas.
Smokey Point
Smokey Point Blvd. from approximately 175th St. to 200th St. is being proposed as a
“Commercial Corridor”. The City is currently working on preliminary design for the road
streetscape and is developing plans for both retail and high density housing along this corridor.
Smokey Point/SR-531
In the 2005 Plan, this subarea is seen as being one of the primary entrances to Arlington, an
important east-west arterial for the City’s and County’s road system, and a major generator of
sale tax revenue for the City, which would eventually build out into a major
commercial/industrial/aviation boulevard stretching from I-5 to 67th Avenue NE, and allowing
small to large-scale commercial and industrial uses. This has occurred in large part. There was
to be a more unified design theme, which did not occur to any significant extent.
In 2015, the most significant land use issue is the current effort to develop a manufacturing
industrial center (MIC) in cooperation with Marysville, WSDOT, business and others. The most
significant infrastructure need is the improvement of 172nd Street (SR-531). Both will help
prepare the City's industrial base for the expected employment increases discussed earlier in
this chapter. These improvements are key to maintaining the targeted employment totals and
the commercial/industrial land capacity.
Other utility improvements are needed including increasing and maintaining fire flows for new
business. The City supports and desires on-going discussions with Marysville to jointly plan and
execute mutually beneficial services and utilities.
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 1
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐TDR Overlay Removal – PLN#305
Summary:
The proposed amendment involves chapter changes related to the Burn Hill Sub‐area and
the Transfer of Development Rights program (overlay designation). The TDR Pilot
Program associated with the Brekhus/Beach area and the Inter‐local Agreement (ILA)
between Snohomish county and the City has been terminated. Current Countywide
Planning Policies exempt residential dwellings from mandatory participation in the TDR
program and therefore these amendments are necessary to remain consistent with the
CPP’s.
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments. The revisions to the listed chapters will bring the Comprehensive Plan
back into compliance with these State, regional and local regulations and allow for
certification of Arlington’s 2015 Comprehensive Plan Update.
2. The Planning Commission held workshops on this and related items on June 6 and
June 27, 2017, and an open record public hearing on July 18, 2017.
3. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to the TDR Overlay Removal‐
PLN#302 as presented.
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
CPA – PSRC Elements Staff Report – PLN#306
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – PSRC Elements – PLN#306
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves chapter changes addressing several Comprehensive Plan
Elements were deemed to be lacking after PSRC’s review of the draft 2015 Comp Plan. These
recommendations were adopted as part of the PSRC Work Plan in 2016 to address and add
language to the Comprehensive Plan during the next update and to allow the plan to be officially
approved rather than conditionally approved. Goals and Policies supporting this amendment; GT-5,
PT-5.1, PT-5.2-9, GT-8, PT-8.3, PL-19.4, PL20.4, GP-5, PL-1.6, PL-15.8-34, GL-12, GL-12.1-8, GL-19,
PL-19.1-5, PH-8.3, PH-8.2, PE-1.3, PE-1.5, PE-1.14, PE-7.1, PE-7.2, GL-21
Applicable Elements:
Chapter 4
Chapter 5
Chapter 6
Chapter 8
Chapter 9
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised chapters
will make the Comprehensive Plan compliant with local, state and federal regulations and
allow for full certification of the Comprehensive Plan.
City of Arlington
CPA – PSRC Elements Staff Report – PLN#306
Page 2 of 2
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 4, Chapter 5, Chapter 6, Chapter 8 and Chapter 9 of the Comprehensive Plan through a letter
of findings and facts for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 4
2. Comprehensive Plan Chapter 5
3. Comprehensive Plan Chapter 6
4. Comprehensive Plan Chapter 8
5. Comprehensive Plan Chapter 9
Chapter 4: Description of Planning Area
City of Arlington Comprehensive Plan Description of Planning Area
4-1 JULY 2017
4.1 PURPOSE OF THIS CHAPTER
This chapter gives a description of the planning area, including existing political, physical,
and social conditions. It provides the backdrop against which current information, future
forecasts and future plans are compared as we grow toward Year 2035. Describing the
setting is the starting point for developing any short or long-range plans. Additionally, it is
essential (as well as required by SEPA) as a basis for environmental impact analysis. Future
plans will relate back to the 2017 so that the reader will get a sense of how things will
change and how long range planning decisions were made. The information will also be
useful to future drafters of project-level environmental documents.
4.2 PLANNING AREA BOUNDARIES
In this plan the City treats the city limits and the Urban Growth Area (UGA as one, since
under the GMA it is assumed that all area with the final UGA will be annexed at some
point to become a part of the City. All analyses include the entirety of these areas, except
where noted.
4.3 CITY OF ARLINGTON
The city limits cover an area of approximately 9.7 square miles (see Figure 2-1). The
Arlington Urban Growth Area includes 10.3 square miles. The City has planning jurisdiction
within its city limits; the City Council creates the development policies and regulations
and the City processes all permits for land development. There are several interlocal
agreements with neighboring jurisdictions to address mutual interests and cross-boundary
impacts, including reciprocal mitigation for traffic. Additionally, any agency affected by a
particular development or which has responsibility for managing a particular resource
also has rights to comment and recommend conditions and/or mitigation measures for
projects within the city limits. The City also controls growth outside of the City by its policies
regarding water utility extensions.
4.4 ARLINGTON URBAN GROWTH AREA
The GMA requires counties planning under the Act to designate an Urban Growth Area (UGA)
around each of its cities "within which urban growth shall be encouraged and outside of which
growth can occur only if it is not urban in nature." The Act provides, "Each city that is located in
such a county shall be included within a UGA. A UGA may include territory that is located outside
of a city only if such territory already is characterized by urban growth or is adjacent to territory
City of Arlington Comprehensive Plan Description of Planning Area
4-2 JULY 2017
already characterized by urban growth." Unincorporated areas within the City’s UGA will
eventually be annexed into the City.
The location of the boundary for this area is based on land supply needs to meet expected
2035 development demands, natural geologic formations, topography, environmental
constraints, existing development beyond the city limits, and the availability of existing
infrastructure and services. Public sewer and water lines, drainage facilities, electricity and
telecommunication lines, and roadways can be extended to serve existing and future
development over 20 years in the planning area. Arlington's airport has also played a major role
in the establishment of this area because of the City's need to control land outside the current
city limits to avoid future land use conflicts with the City’s municipal airport. Discussions need to
occur with other adjacent jurisdictions regarding the protection of the Arlington Municipal Airport.
Within the UGA but outside of the city limits, Snohomish County has planning jurisdiction. The
City Council, however, has adopted regulations that require annexation into the City prior to
obtaining sewer service. This ensures that development within the City’s Urban Growth Areas
conform to City standards and development regulations.
4.5 2015 URBAN GROWTH AREA
The Arlington UGA, first adopted in 1995 and subsequently amended several times
encompasses approximately 10.3 square miles inclusive of the City of Arlington (see Figure
2-1). As part of the State’s 1990 Growth Management Act (GMA), Urban Growth Area
boundaries were placed around municipalities for the purpose of concentrating urban growth
in urban areas and protecting resource and open space lands, and ensuring the provision of
urban services to urban and urbanizing areas.
The size and boundaries of the UGA must be consistent with the Buildable Lands Report
developed by Snohomish County Tomorrow (SCT). The Buildable Lands policy states that
cities will ensure that sufficient usable residential, commercial and industrial lands exist
within the UGA to accommodate the population, housing and jobs.
Available buildable lands are shown on Figures 4-1 and 4-2.
In 2016, the County Council amended its Countywide Planning Policies and added GPP 10,
which updated population and employment figures for Snohomish County jurisdictions,
including Arlington. It reconciled these figures with the buildable lands inventory for the City.
City of Arlington Comprehensive Plan Description of Planning Area
4-3 JULY 2017
Among its findings, GPP10 confirms that
the City and its unincorporated UGA
(Figure 2-1) can accommodate the 2035
population, employment and housing
targets shown to the right. The finding
assumes use of “reasonable measures” to
increase capacity within the City.
(Employment targets do not yet consider a full buildout of a proposed Manufacturing Industrial
Center currently under consideration.)
Once these targets were confirmed, policies, regulations and reasonable measures to
maximize use of these lands were developed, consistent with local, County and regional
growth policies, including Vision 2040. These were adopted in 2017 as part of the City’s
docket process and as part of the PSRC final plan certification process.
Brekhus-Beach
In 2005, one planning subarea — Brekhus/Beach (Burn Hill) — was designated as a "TDR
Receiving Area." This subarea was permitted to come into the UGA as part of the 2005
update of the Snohomish County Comprehensive Plan with the condition that the area was
to be designated as a TDR receiving area in the County's Transfer of Development Rights
(TDR) program. The intent was that if the property owners or developers bought
development rights from “sending areas” in the Stillaguamish Valley, they would be eligible
to come into the UGA and develop using the units transferred from the sending areas. The
primary intent was that farming and agricultural open space would be preserved in the
Stillaguamish Valley.
The Brekhus/Beach subarea was annexed into Arlington in 2007 and was designated for
future “master planned community” status in 2008. Zoning was adopted that would initially
allow Suburban Residential development (9600 square foot lots), but permit a much higher
density once TDR credits were purchased and applied, a master plan was approved, and
infrastructure installed.
The TDR approach stalled and Brekhus/Beach has yet to develop according to
expectations. The market was unable to produce both sellers and willing buyers of TDR
certificates. Also, the topography and geology of the area make the installation of infrastructure
such as roads and sewers very costly. The City has withdrawn from the TDR program. Zoning
2011 2035 Capacity
Population 18,489 26,002 34,514
Housing 7,128 10,018
Employment 8,660 20,884
City of Arlington Comprehensive Plan Description of Planning Area
4-4 JULY 2017
remains that allows for a Master Planned Neighborhood (MPN).
As noted in the table above, the Comprehensive Plan will provide the buildable land density
necessary to accommodate the projected 2035 population. The area will remain in low-density
Suburban Residential zoning with a high-level Master Plan put together by the City in
consultation with local residents.
The only other Master Plan Neighborhood overlay besides Brekhus/Beach is the future
Lindsey Annexation south of 172nd Street NE and just west of Highway 9. The City also
plans to work with these land owners in developing a high-level master plan so that
development can occur here as well.
Figure 4-1 Figure 4-2
Additional Housing Unit Capacity Additional Employment Capacity
4. 6 COORDINATED WATER SERVICE PLAN AREA
Another planning boundary not referenced in the GMA is the Coordinated Water Service
Plan (CWSP) area.1 It is larger than the City’s UGA (see Figure 2 . 9 ) at roughly 22.5
square miles. This is an area within which Arlington has the first right to provide water
service. However, certain conditions may be placed those services. Such conditions differ
depending on where the project is located and what type of development it is. Please refer to
the City code (AMC 13.04) for these conditions.
4.7 FUTURE GROWTH AREAS
1 RCW Chapter 70.116 -- Public Water System Coordination Act of 1977
City of Arlington Comprehensive Plan Description of Planning Area
4-5 JULY 2017
The following section includes a description and analysis of each neighborhood subarea. The
City has worked with the County and Vision 2040 to ensure that the overall community can
accommodate 2035 population, housing and jobs. This more detailed review was carried out in
order to provide an analysis of planning issues unique to each subarea as each contributes to
the total. For the 2015 update, City staff and the Planning Commission reviewed the 2005
planning issues and policies, compared them against current information and revised the issues
and policies accordingly. All areas were analyzed to ensure (1) that the 2015 UGA boundaries
encompassed an area that would accommodate the projected 2035 population and employment,
(2) in an area with sufficient buildable lands and (3) which can be served with adequate urban
infrastructure. With the adoption of Countywide Planning Policy GPP 10 in November 2016,
buildable lands within the Arlington UGA were successfully reconciled with the 2035 population,
housing and employment forecasts.
NEIGHBORHOOD PLANNING SUBAREAS
Old-Town Residential
Location: At 609 acres, the Old-Town Subarea makes up 8.9% of the 2015 planning area. It is
roughly bordered by the OTBD to the west, the Stillaguamish River valley to the east, Highland
Street and Kona Crest neighborhood to the south, and Gilman Street and the former Country
Charm dairy to the north. This older, more established neighborhood is the heart of old
Arlington's residential character.
Existing Uses: The predominant use is single-family residential, but there are a fair number of
duplexes, row-houses, and older apartments interspersed throughout. There are also four large
tracts that contain schools (two elementary and two middle schools), school administration, a
hospital, and associated medical services adjacent to the hospital. Its development pattern is that
of a traditional, alley-and-grid-system neighborhood, with many houses having front porches and
garages on the alley.
Houses vary in size and many of them sit on two or three small lots, typical of late 19th-early 20th
century town subdivisions. There are no large tracts of undeveloped land, but there are many
existing lots that can be made buildable through boundary line adjustments. Thus, there is the
potential to increase densities through in-fill development, redevelopment, and accessory
dwelling units.
City of Arlington Comprehensive Plan Description of Planning Area
4-6 JULY 2017
Infrastructure: Infrastructure (streets, sewer, water, and storm drainage pipes) exists throughout
the subarea, but it is old, approaching the end of its useful life, and is in need of repair,
replacement, or upgrading. The storm system has been improved, having once drained directly
into the Stillaguamish River with no detention or treatment. Old-Town now drains into a
constructed wetland, (Old-Town Stormwater Wetland). The wetland was constructed in 2013.
Parks: There is one community park in the Old-Town: Terrace Park. In addition, there are four
school yards, some of which have play equipment, some of which have developed play fields,
and all which have unstructured play fields. Additional parks are still deemed necessary for this
area. See Chapter 7 for a thorough description of these recreation facilities.
Critical Areas: With the exception of a few steep slopes there are no Environmentally Critical
Areas on the upper plateau (essentially, the built area) since most were obliterated 100 years
ago. The steep slopes are currently forested and provide screening between the OTBD and the
residential uses of Old-Town and contribute environmentally in terms of habitat, climate control,
and stormwater infiltration.
There is one area of note that does contain critical areas, that being the Graafstra Farm. This
area was annexed to the City since the last Plan update. Most of the farm’s structures are set on
an upland hill that juts out into the floodplain. There are steep slopes here, as within other parts
of town. Additionally, most of the farmed land sits in the Stillaguamish Southfork floodplain and is
adjacent to the river. The lowlands are zoned Public/Semi-Public and the uplands are zoned
High Density Residential.
2015 Planning Issues: The Old-Town area is an area that could absorb higher densities through
in-fill, mixed use, cottage housing or similar mechanisms. Doing so, however, will require that
regulatory or other tools be put in place to preserve the historical architectural character that
helps to define Arlington’s community image.
Old-Town Business Districts
Location: At 198 acres, the Old-Town Business District (OTBD) subarea makes up 2.9% of the
planning area. The OTBD is generally bordered by the Stillaguamish River on the north, Highway
9 on the west, and the Old-Town subarea to the south and east. The Arlington Old-Town
Business District is comprised of three subdistricts: OTBD-1, OTBD-2, and OTBD-3. As
described below, there are land use and development distinctions between all three subdistricts
that should be considered in formulating the blueprint for downtown. However, there are also
some overall issues that need to be addressed for the downtown as a whole.
City of Arlington Comprehensive Plan Description of Planning Area
4-7 JULY 2017
OTBD-1 Existing Uses: This district represents the heart of Arlington and includes the City’s
historic “Main Street” (Olympic Avenue, which was formerly named Railroad Avenue). The
design of both its public realm (publicly owned spaces such as rights-of-way and parks) and
private realm (properties developed under private ownership), work together to create a strong
sense of place and identity. Olympic Avenue was upgraded in 2007 to include new wide
sidewalks, street furniture, unique street lighting and crosswalk design. The historic buildings
along Olympic Avenue are adjacent to the street and to each other, forming a contiguous street
wall that actively engages the street.
The OTBD-1 has historically held a variety of uses: national retail chains, small mom-&-pop
specialty stores, restaurants, mixed uses (residences on upper floors), civic and cultural uses,
entertainment, etc. In the last several decades, however, most of the larger, national chains have
relocated to the suburban commercial areas. Though there is little land available for
development, there is opportunity for redevelopment and improvement to existing buildings. The
City owns about four (4) acres of undeveloped land fronting on about two blocks of Olympic
Avenue.
OTBD 2 Existing Uses: OTBD-2 basically runs along West Avenue, SR-9, and Division Street.
It is characterized by commercial buildings from the 1960s and 70s, older single-family houses
(some of which have been converted to commercial uses), and a few vacant parcels (though on
the west side of SR-9 there are some larger parcels currently housing farm and single-family
residential uses). Most commercial buildings accommodate parking off-street as opposed to on-
street like in OTBD-1.
OTBD-3 Existing Uses: OTBD-3 is generally that area between Division Street (or Burke
Avenue east of Broadway Street) and the Stillaguamish River. Uses include a mix of older single-
family residential homes, apartment buildings, mid-sized commercial buildings, a district court,
and other small businesses. The City’s water, sewer, and stormwater facilities are located here.
There isn’t much vacant land available; however, there is a lot of opportunity for infill and
redevelopment.
Infrastructure: Much of the infrastructure in the Old-Town Business District is in need of repair,
replacement, or upgrading. Olympic Avenue was remodeled in 2007 and other piecemeal
infrastructure improvements have occurred as funding becomes available.
Parks: There are two community parks in the OTBD: Haller Park and Legion Park. See Chapter
7 for a thorough description of these recreation facilities.
City of Arlington Comprehensive Plan Description of Planning Area
4-8 JULY 2017
Critical Areas: With the exception of steep slopes, there are no Environmentally Critical Areas in
the Old-Town Business District. The steep slopes are forested and provide screening between
the OTBD and the residential uses of Old-Town and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: The City will continue to pursue an economic development strategy for
OTBD-1. This will involve review of existing regulations and amendments to achieve the
economic and community vision. Topics of discussion include:
OTBD-1
1. Appropriate types of uses in OTBD-1, including the extent of civic and municipal
functions.
2. Remodeling, redevelopment, or new development that furthers the goals of our economic
development strategy.
3. Enforcement of existing rules, including building and property maintenance.
4. Attraction of more people to the downtown during more hours of the day.
5. More mixed uses (first floor commercial, upper floors residential) in OTBD-1.
6. Public infrastructure improvements, added or improved.
7. Availability of parking-both on-site and on-street.
8. Economic opportunities with Centennial Trail.
OTBD-2
1. Appropriate types of uses in OTBD-2.
2. District theme and building appearance (OTBD-1 may be the model).
3. Surface parking lots.
4. Mixed use development.
5. Riverfront commercial development.
6. Buffering the treatment plant from conflicting activities while providing for future
expansion.
OTBD-3
1. Stillaguamish Tribe claims that one of its largest ancestral villages lay where Haller Park
now is. Care will need to be taken in planning or developing this area, with appropriate
archaeological studies being conducted and consideration given to any findings.
2. Frontage on the river. Possible redevelopment into a riverfront commercial use.
3. Aesthetic improvements to public parking lots, making them more desirable to use.
4. Enforcement of existing rules, including building and property maintenance. Incentives to
get property owners to fix up their buildings.
City of Arlington Comprehensive Plan Description of Planning Area
4-9 JULY 2017
5. Opportunities to provide more or better trails, sidewalks, and paths to connect parking,
shopping, jobs, schools, and the adjacent neighborhoods.
6. Bike trails to other areas of the City.
Arlington Bluff Subarea
Location: With 451 acres, the Arlington Bluff Subarea makes up 7.9% of the 2015 planning
area. Bordered on the north by steep slopes and the floodplain, and on the south by the
industrial area and airport, this scenic residential district meanders along the bluff overlooking the
Stillaguamish Valley.
Existing Uses: Some of the best view property in Arlington is found here. It contains
predominately single-family residential uses (some older, some newer), though there are some
undeveloped commercial properties along SR-530 and 211th Street. There are still some un-
annexed areas that are developed and undeveloped.
Infrastructure: Due to recent development, sewer, water, and other utilities are available in
most of this subarea. One exception is the area north of 188th Street, though it is anticipated
development will soon extend utilities to this area as well. There are still quite a few homes on
wells and septic systems in the area between the cemetery and SR-530 west of 67th Avenue.
Streets in the newer areas are generally up to standards, but there are several older County
subdivisions that have substandard roads, with no sidewalks or other frontage improvements.
Additionally, substantial portions of Cemetery Road/188th Street still need to be widened and
improved to bring it up to its Local Collector standard.
Parks: There is one community park in the Arlington Bluff subarea: High Clover Park. (See
Chapter 7).
Critical Areas: Environmentally, the biggest issues are the steep slopes and drainage on the
lower valley properties. The steep slopes are currently forested and provide screening between
the urbanizing area and the Stillaguamish Valley and contribute environmentally in terms of
habitat, climate control, and stormwater infiltration.
2015 Planning Issues: In the 2005 Plan, there was concern over future growth conflicting with
airport clear zone operations. These have been resolved and compatibility regulations are in
place.
As with other subareas, a major challenge it how to connect neighborhoods and road systems in
an effective and economical manner. There are numerous dead-end streets that should be
City of Arlington Comprehensive Plan Description of Planning Area
4-10 JULY 2017
connected. Also, the City has developed trails in several locations and there should be a
continuous effort to link people with the commercial, park, school and other destinations.
Among other issues:
1. Annexing those portions of the subarea that haven’t been annexed into the City.
2. Minimize drainage impacts on valley properties.
3. Septic system failures in Pioneer Estates and elsewhere.
Kent Prairie Area Subarea
Location: At 353 acres, the Kent Prairie Subarea makes up 5.2% of the 2015 planning area.
This subarea is bordered by the top of the valley slope on the north, the city limits/UGA on the
east, the bottom of the valley slope on the south, and boundaries of the General Commercial
zone just west of SR-9 on the west. It basically includes the low-lying valley floor (once a working
farm) as well as some of the slopes surrounding it.
Existing Uses: This subarea has some unique strengths as well as challenges. One of its
strengths is its topography: Being in a small valley and surrounded on most sides by hills, it has
the appearance of being a neighborhood unto itself. It also has good access because it is located
at the intersection of a State highway and an arterial that serves a large rural area to the east. It
has an elementary school, a large park (though mostly undeveloped), and a commercial center.
There is also a good mix of residential types, including single-family residences, apartments,
mobile homes, and assisted care facilities. There are still a large number undeveloped parcels,
both commercial and high density residential.
Infrastructure: Utilities, streets, and other infrastructure are in good shape, being relatively new.
The City does have a water reservoir on the eastern slopes.
Parks: There is one community park in the Kent Prairie subarea: Jensen Park. In addition, there
is a schoolyard which has play equipment and unstructured play fields. (See Chapter 7).
Critical Areas: A strength that is also a challenge is that there are several important salmon-
bearing creeks and large wetlands throughout the area. These include Portage, Prairie, and
Kruger Creeks.
Since the 2014 Oso disaster, there has been increased attention to potential hazardous slide
areas. In 1994, a fairly large landslide occurred on property that was being developed east of
Burn/Stillaguamish Roads. There have been several discussions since 1994 on what could be
done with it, but as yet it seems infeasible (or too costly) to stabilize the slopes. This is indicative
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of the need to identify where slide prone areas exist and what the regulatory response should be.
In the post-Oso period, Arlington will participate in efforts to protect these areas, including the
Burn Road property in the Kent Prairie subarea.
2015 Planning Issues: In the 2005 Plan, there was concern over future residential and
commercial growth conflicting with each other. The City is satisfied that protections exist for this.
Protections for creeks and wetlands have also been put in place. A mix of housing types – a goal
in 2005 – is meeting with success.
Again, a major challenge is how to connect neighborhoods and road systems. Physical
connections in the Kent Prairie area may be an insurmountable challenge because of past
development trends and the topography of the area. Additional development of the City’s trail
system may provide more bicycle and pedestrian links however. Special attention must be paid
to clean up and maintenance of the Zimmerman Hill Trail in the subarea.
West Arlington Subarea
To better organize growth and infill development west of the Arlington Municipal Airport, a West
Arlington Subarea Plan (WASA) was developed and adopted in 2011. The 1057 acre Subarea
combined four former subareas—Smokey Point, SR 532 Corridor, West Bluff, and Island
Crossing. The 2011 Plan described the overall area as a “segregated mix of agriculture,
commercial and residential with most of the area zoned for highway commercial and moderate
residential density”. It envisioned a future with emphasis on “human place” and livable places in
harmony with the natural environment. It also described West Arlington as a future TDR
receiving area for higher density, mixed use development next to stable single-family
neighborhoods.
The overall subarea plan has now reverted back to the four prior subarea plans. Many of the
tools and concepts of the 2011 WASA Plan have been made a part of those smaller area plans,
however each smaller area has been planned in a manner that recognizes the unique
characteristics and needs for each.
The key planning issues identified for the area were generally as described below in the original
subareas:
1. Wetlands and floodplain within Island Crossing and West Bluff.
2. Steep slopes the eastern periphery.
3. Transportation infrastructure not up to urban standards.
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4. Unsafe pedestrian “realm”.
And the need for:
5. Community focus and connectivity with rest of Arlington.
6. Sprawl “repair”.
7. Limited arterials.
8. Parks and trails.
The 2016 Plan update considered these challenges and characteristics as well as the following
aspirations:
The WASA Plan lists several initiatives for the future, but without a specific implementation
strategy. Components would include:
1. Principles of new urbanism:
a. Walkability.
b. Connectivity.
c. Mixing land uses.
d. Variety.
e. Quality architecture & urban design.
f. Traditional neighborhood.
g. Compact design.
h. Sustainability.
i. Preservation.
2. Form-based codes:
a. Regulating plan (zoning map).
b. Civic space standards.
c. Building configuration standards.
d. Building type standards.
3. “Public Realm” Improvements:
a. Roads
i. Road plan (See Figure 2-5).
ii. Roundabouts.
iii. I-5 interchange at 188th Street.
iv. Bicycle lanes.
v. Streetscape standards.
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vi. Prohibition of dead-end or gated streets.
vii. Landscape medians and street trees on arterials.
viii. Unique street lamp design.
ix. Traffic calming.
x. Underground utilities on arterials.
4. Block standards:
i. Different standards for different locations (“transects”).
ii. Intersection spacing to encourage pedestrian use.
iii. On-street parking.
iv. Bicycle Lanes.
v. Landscape strips.
5. Gateways signing and other features for neighborhoods and major arterials.
6. Civic spaces:
a. Parks.
i. Plazas.
The 2005 Comprehensive Plan: In the City’s 2005 Plan, the following neighborhood goals for
each West Arlington subarea were identified:
Smokey Point/SR-531 Corridor
1. Enhance the area as an entrance to the City.
2. Better road and trail connections.
3. Transportation links to Marysville.
4. Widening of SR-531.
5. Corridor design and streetscape.
6. Improve access to bus service.
7. Coordinated services with Marysville.
8. Fire flow.
9. Protection of the Quilceda-Allen Creek.
10. Buffers between residential and commercial/industrial development.
Smokey Point Neighborhood
1. Mix of older and newer homes.
2. Variety of densities and building types.
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3. Higher density housing potential.
4. Areas available for development.
5. Rural infrastructure.
6. Low water pressure.
7. Lack of street frontage.
8. One park. More needed.
9. No community focal point.
10. Connections to rest of community needed.
11. Noise mitigation needed along I-5.
12. Drainage facilities in neighborhoods and Smokey Point Boulevard.
13. Smokey Point Boulevard improvements needed: streetscape, widening, drainage.
West Bluff
1. Undeveloped or underdeveloped.
2. Older homes on large lots.
3. Sewer not extended to all of area.
4. Many homes are still on wells.
5. Roads not developed to City standards.
6. No curb, gutter, sidewalks, and planter strips.
7. No community parks.
8. Steep slopes.
9. Trails, bike trails and sidewalks.
Island Crossing
1. Relatively undeveloped agricultural land,
2. A few older farmhouses and barns.
3. Several highway oriented businesses.
4. Roads not up to urban standards.
5. Served by sewer and water with significant upgrades needed for development.
6. 100-year floodplain. Frequent flooding.
7. No drainage facilities.
8. Fish bearing creeks and critical areas.
9. The Stillaguamish Tribe property desires City sewer and water services and intersection
improvements.
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The City’s Capital Improvements Plan and development regulations were updated in 2017 to
prioritize improvements and present a more organized development pattern in these four
neighborhoods and citywide. The City will adopt a more specific implementation plan as part of
this 2017 Plan amendments, although these will occur over time on a prioritized basis.
Hilltop
Location: At 1,305 acres, the Hilltop Subarea makes up 19% of the 2015 planning area. This
subarea is roughly bordered by Portage Creek and SR-9 on the east, 168th Street on the south,
67th Avenue on the west, and Kent Prairie subarea on the north.
Existing Uses: This subarea basically includes all the residential areas up on the plateau,
including Gleneagle, Crown Ridge, the Magnolias, etc. There is also undeveloped commercial
land at the intersection of SR-9 and SR-531, and a residential area and commercial/mixed use
area being brought into the UGA to the south and east of SR-531. Two schools (high and
elementary) are also located in this subarea.
Infrastructure: For the most part infrastructure is in good shape, as this is one of the newer
developed areas in Arlington. However, the whole area of Arlington Terrace, developed as 5-
acre lots, is on a private water system, septic systems, and private roads. This area could never
develop to its planned densities unless additional urban infrastructure is installed. Also, it is
anticipated that both State highways will be widened in the future.
Parks: There are 14 neighborhood parks in the Hilltop subarea: Gleneagle IVE Park, Gleneagle
1-3 Parks, Wedgwood Park, Crown Ridge 1-5 Parks, Highland View Estates Park, Eagle Heights
Park, Zimmerman Trail, and Pioneer Park. In addition, there is Pioneer Elementary, which has
play equipment and developed and unstructured play fields. (See Chapter 7)
Critical Areas: There are quite a few streams that run through this area, as well as wetlands.
Prairie and Portage Creeks both have their headwaters here. There are also some steep slopes
along some of the creeks’ ravines.
2015 Planning Issues: The key planning issue in the Hilltop Subarea is to complete a “high-
level” master plan for the future Lindsay annexation. This represents an opportunity for mixed
use or mixed density housing. In 2004, the City Council voted to support the roughly 100 acres
south of 172nd being included in the UGA, with the following condition:
“The area should be planned using the Planned Neighborhood Development tool
found in the Land Use Code. Additionally, the City should develop a new land use
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designation and zone with a minimum parcel size of 9,600 square foot for use in
these areas. We should consider a mix of densities in these new areas, including
some multi-family residential areas as well as these new larger lots. We should also
pre-plan the transportation system, areas for community parks, utilities, and other
necessary infrastructure and land uses. The City should enter into some sort of
development contract with the property owners to implement this goal.”
The City plans to work with property owners in developing a “high-level” master plan in order to
help the annexation and development process of this unincorporated area.
Towards the north end of the subarea in the Arlington Terrace Neighborhood, there is no
pressing need to resolve density increases or infrastructure improvements in the area, although
these could be considered density reserve area for the future.
Trail connections are also a priority for the Hilltop Subarea, particularly along 172nd Street where
pedestrians and vehicles co-exist in close proximity to one another.
Southfork
Location: At 72 acres, the Southfork Subarea makes up 1% of the planning area. This subarea
is located on the eastern edge of the City, just north of the Brekhus/Beach Subarea and Tveit
Road, and just east of the Old-Town Residential Subarea. At this time, the subarea is completely
outside of city limits but within the City’s Urban Growth Area.
Existing Uses: This area is comprised solely of single-family residential dwellings on relatively
large lots (half-acre plus).
Infrastructure: The majority of roads within this subarea are below urban standards as they lack
curb, gutter and sidewalk. The majority of lots are on septic as sewer lines don’t extend through
the subarea.
Parks: There are no parks within this subarea however Eagle Creek Elementary lies directly to
the north and has recreational facilities.
Critical Areas: There are steep slopes toward the eastern edge of the subarea that run north to
south. A portion of the subarea lies within the floodplain of the south fork of Stillaguamish River.
2015 Planning Issues: The key planning issues for this subarea are annexation and the
extension of sewer lines. Attempts are being made to annex the area into the City; however, if
residents are unable to agree to annexation, it may warrant further discussion of removal of this
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subarea from the City’s Urban Growth Area. The extension of sewer lines throughout the area
will be costly and existing lots that are subdividable will only be able to yield a few lots because
of their relatively small size (for rural lots).
Brekhus/Beach (formerly Burn Hill and portion of Southfork)
Location: At 337 acres, the Brekhus/Beach Subarea makes up 5% of the planning area. This
subarea is located on the eastern edge of the City, roughly bordered by Portage Creek on the
west (the chasm as it climbs the hill), 190th Street NE on the south, and Tveit Loop Road on the
north. In the 2005 Plan, this area was referred to as Burn-Hill and part of Southfork. This area
annexed in 2007 (see Ord. 1415) as part of the City and County’s TDR2 program (see discussion
below and Page 3-4).
Existing Uses: This subarea is comprised solely of single-family residential uses on large lots (5
to 40 acres).
Infrastructure: Currently the infrastructure in this area is developed to Snohomish County rural
standards and is maintained by the City. As a condition of annexation, a master development
plan was to be prepared by the owners, which would have included an infrastructure plan
including a financial element. The City assisted land-owners in developing a “high-level” master
plan (Figure 2-22) to help guide development of the subarea. Until then the subarea will remain
rural in character. One neighborhood, Quall Ridge, has been developed at the south end of the
subarea because it was platted under the County’s jurisdiction prior to annexation by the City.
Parks: There are currently no parks in the Brekhus/Beach subarea. Open space will be planned
at such time as a master development plan is presented by owners.
Critical Areas: There are two fish-bearing streams (Portage Creek and Eagle Creek) that run
through this area, along with their associated wetlands. There are also some steep slopes along
some of the creeks’ ravines which will require sensitive design of roads as part of the master
development plan.
2015 Planning Issues: There are numerous planning issues with the Brekhus/Beach Subarea
as a result of a failed TDR program for the Stillaguamish Valley. The Brekhus/Beach Subarea
was not originally slated to be included in the City’s UGA during the County’s 2005 Plan update,
but was designated as a Transfer of Development Rights (TDR) Receiving Area. The TDR plan
was to allow the property owners to purchase development rights from the TDR Sending Area
2 Transfer of Development Rights
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(Stillaguamish Valley), which would allow the property to come into the UGA sooner than the
next 10-year (2015) update. The community would benefit from having agricultural uses
preserved in the Sending Area.
As noted before, in 2015 the TDR effort did not have the intended effect. Developers in the
Brekhus/Beach Receiving Area, who would purchase the development rights from agricultural
landowners in the Sending Area, failed to reach agreement on the value (price) of the TDR
credits resulting in an inability of the Brekhus/Beach subarea to attract a master plan sponsor.
Without a sponsor or a plan, higher density urban development and the infrastructure needed to
serve it was not feasible.
In the meantime, the area was annexed to the City and is now assumed to be a part of the
buildable lands inventory. The City faces a paradox where the Growth Management Act requires
that lands within Urban Growth Areas be developed at urban densities (4+ houses per acre), but
there is no market or infrastructure financing available to achieve that level of development. Only
a density of 20,000 square feet per parcel is permissible without sewer or other facilities.
This conundrum was one of the major planning issues for the City during the 2015 update and is
certainly the major issue for the Brekhus/Beach Subarea. The solution is to retain the long term
objective of urban densities in the Subarea and to develop a “high-level” infrastructure and
development plan, so that when a master plan under the Master Planned Neighborhood zoning
is brought forward by a developer, the area is ready for development in a cohesive cost-effective
manner. The City will work with owners and future developers to achieve this buildable lands
goal.
Manufacturing Industrial Center (MIC)
The Manufacturing Industrial Center extends from the southern edge of downtown, beyond the
airport and 172nd into Marysville’s planning area. The Arlington portion of the MIC is comprised
of 2287 acres (31% of the UGA). The Marysville portion contains 1732 acres. The MIC is the
center of activity not only in Arlington, but the whole north County area. It is in fact a part of the
North Puget Sound Manufacturing Corridor which potentially targets the MIC area for up to
77,000 jobs.
Chapter 5: Land Use Element
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5-1 JULY 2017
5.1 PURPOSE OF THIS CHAPTER
The Land Use Element is concerned primarily with the accommodation of the City of Arlington's
spatial growth; that is, the use and the mix of land uses that will serve future population,
employment, public service and recreational needs, and other aspects of city life.
This Land Use Element has been developed in accordance with RCW 36.70A.070 of the
Growth Management Act. It responds to GMA guidelines for the update of the former 2005
Plan. In 2015, the “horizon year” changed from 2025 to 2035, and land use assumptions have
changed, all of which have been incorporated into the 2015 Plan’s Land Use Element. It
describes how the goals in the other elements of this Comprehensive Plan (Housing, Capital
Facilities, etc.) will be implemented through land use policies and regulations. It is a key element
in implementing Arlington's Comprehensive Plan.
This Element has also been developed in accordance with the Countywide Planning Policies,
the region’s Vision 2040 and multi-county planning policies. A matrix showing the consistency
between the Countywide policies and Arlington's Comprehensive Plan policies is located in
Appendix C. This section inventories and analyzes the distribution and location of existing land
uses and considers the appropriate intensity and density of future development. The Plan is
also consistent with the updated Snohomish County GMA Comprehensive Plan, including its
population, employment and housing targets1.
Finally, the Land Use Element has been developed in recognition of the subarea objectives
outlined in Chapter 4 and the Capital Faculties Element in Chapter 9. Every attempt has been
made to reconcile various growth projections with utility analyses to ensure that infrastructure
improvements keep pace with growth to achieve required “concurrency”. Concurrency is a
Growth Management requirement that requires that facilities be in place by the time growth
impacts occur.
Absent from the 2015 Plan is the TDR overlay zone. The 2005 Plan had included a Transfer of
Development Rights program to encourage agricultural protections in the Stillaguamish River
Valley through allowance of higher density (Master Planned Neighborhoods) in the Burn
Hill/South Fork (Brekhus/Beach) Subarea. This area was annexed in 2007, however the TDR
program proved unsuccessful. While the City continues to support high-level master planning in
this area to ensure efficient provision of infrastructure, the TDR component will be removed as a
1 See Snohomish Countywide Planning Policy GPP10, November 2016
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pre-condition for development.
All three growth alternatives being studied by the County call for a significant increase in
Arlington employment from 8,660 in 2011 to 20,884 in 2035. This is a reflection of the expected
activity around the Arlington Airport. In the County as a whole, there will be a forecasted surplus
in employment land capacity in 2035.
The City is seeking formal designation of a Manufacturing Industrial Center (MIC) including
portions of Arlington and Marysville, from the airport to about 136th Street NE. The total area
comprises about 4,019 acres with a future employment capacity of roughly 77,000 industrial
jobs, most aerospace related. Of 4019 acres, 2287 lies in the Arlington UGA and 1732 in
Marysville. The MIC area is a part of the North Puget Sound Manufacturing Corridor as
designated by the Economic Alliance of Snohomish County. As the two cities seek formal MIC
designation by PSRC, they will jointly pursue master planning of the area, including
infrastructure.
The City will adopt Figure 2-3 (Future Land Use Map) as its official land use and zoning map.
5.2 LAND USE DESCRIPTIONS
The official Land Use Map shows how land uses will be distributed throughout Arlington to
accommodate 2035 population and employment projections, along with the public facilities to
serve them. It represents policy. The Zoning Map is a regulation that implements the Land Use
Map.
It is the intention of the council that …(the zoning code)…implement the planning
policies adopted by the council for the city and its urban growth area, as reflected in
the comprehensive plan, utility plans, airport plan, and other planning documents.
(AMC 20.04.060)
There is a very close relationship between the Land Use and Zoning maps. Different zones may
exist within similar land use designations. Map overlays for the Airport Protection District, Airport
Safety Zone, the Mixed Use and Master Planned Neighborhood overlay zones further refine
how development can occur within designated areas. Development is also subject to restrictions
where applicable per the Shoreline Master Plan. Finally, the Land Use and Zoning maps depict
the Contract Rezones in effect for the Gleneagle neighborhood in the Hilltop Subarea and the
Pioneer Meadows neighborhood in the Arlington Bluff Subarea.
Following is a brief description of the purpose of the different designations and zones on the
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Land Use and Zoning maps:
7.2 RESIDENTIAL DESIGNATIONS
Suburban Residential (SR): The Suburban Residential designation consists primarily of a
suburban residential fabric. It is generally characterized as a quiet neighborhood environment
with detached single-family residences on relatively large lots situated along low-volume
thoroughfares. Building setbacks are deep with houses generally situated toward the center of
the lot they occupy and residential dwellings typically don’t exceed two stories in height. Lots
are usually served by City water and sewer.
The purpose of the Suburban Residential designation is to provide a low-density residential
environment (maximum four dwelling units per acre) for detached single-family homes (and
accessory dwellings) on relatively large lots which provide ample private outdoor space for each
residence. Residences are typically not within walking distance or close proximity to commercial
services or employment opportunities.
The Suburban Residential designation is usually initially applied to those areas of the City where
master planning is a prerequisite to development due to a lack of existing infrastructure in the
area.
Zoning classifications that may be applied to areas designated Suburban Residential on the
City’s Official Land-Use Map include: Suburban Residential (SR), Residential Low Density
(RLD), and Public/Semi-Public (P/SP). For areas with a Suburban Residential designation and a
Master Plan Neighborhood Overlay, Residential Moderate Density (RMD), Residential High
Density (RHD), and General Commercial (GC) may also be applied with an approved Master
Plan for the entire area within the respective MPN overlay.
Residential Low/Moderate Density (RLMD): The Residential Low/Moderate Density
designation consists primarily of a suburban/urban residential fabric. It is generally
characterized as a somewhat active pedestrian neighborhood environment with detached and
some attached single-family residences on moderate sized lots situated along low-volume
thoroughfares. Building setbacks are moderate with houses generally situated toward the center
of the lot they occupy with residential dwellings typically not exceeding two stories in height.
Lots are served by City water and sewer.
The purpose of the Residential Low/Moderate Density designation is to provide a moderate-
density residential environment (four to six dwelling units per acre) for detached and attached
single-family homes (and accessory dwellings) on moderate sized lots that provide some private
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outdoor space for each resident. Some residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Low/Moderate
Density on the City’s Official Land-Use Map include: Residential Low/Moderate Density (RLMD),
Residential Moderate Density (RMD), and Public/Semi-Public (P/SP).
Residential Moderate Density (RMD): The Residential Moderate Density designation consists
primarily of an urban residential fabric. It is generally characterized as an active pedestrian
neighborhood environment with detached and attached single-family residences on moderate
sized lots situated along low to moderate volume thoroughfares. Building setbacks are
moderately deep with houses generally situated toward the front of the lot they occupy with
residential dwellings typically not exceeding two stories in height. Lots are served by City water
and sewer.
The purpose of the Residential Moderate Density designation is to provide a comfortably
spaced residential environment (six dwelling units per acre) for detached and attached single-
family homes (and accessory dwellings) on moderate sized lots that provide some private
outdoor space for each resident. Residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Moderate Density on
the City’s Official Land-Use Map include: Residential Moderate Density (RMD) and Public/Semi-
Public (P/SP).
Residential High Density (RHD): The Residential High Density designation consists primarily
of an urban residential fabric. It is generally characterized as a very active pedestrian
environment with attached multi-family residences on shared lots situated along moderate to
high-volume thoroughfares. Building setbacks are shallow with residential buildings generally
situated toward the front of the lot they occupy with residential buildings typically not exceeding
three stories in height. Residential developments in this designation are subject to design
review. Lots are served by City water and sewer.
The purpose of the Residential High Density designation is to provide a close-knit residential
environment (minimum ten dwelling units per acre) that can consist of detached, single-family
residences to multi-family complexes that generally have shared common outdoor space.
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Residences are typically within walking distance of commercial services and employment
opportunities as well as urban amenities such as parks, trails, and transit service.
Zoning classifications that may be applied to areas designated Residential High Density on the
City’s Official Land-Use Map include: Residential High Density (RHD) and Public/Semi-Public
(P/SP). The Mixed Use may also be applied where a master plan is approved.
Old-Town Residential (OTR): The Old-Town Residential designation consists primarily of an
urban residential fabric (exclusive of multi-family dwellings). It is generally characterized as old-
town Arlington’s historic residential neighborhood consisting of detached single-family homes
from the early 20th century forward. It is an active pedestrian environment with lots situated
along low-volume thoroughfares and are provided secondary access from alleys (from which
most residential garages are accessed from). Building setbacks are moderate with residential
buildings generally situated toward the front of the lot they occupy with buildings not exceeding
two stories in height. Lots are served by City water and sewer. Residential developments in this
designation are subject to design review.
The purpose of the Old-Town Residential designation is to preserve the historic look, feel, and
function of Arlington’s old-town residential neighborhood which generally consists of detached
single-family residences (and accessory dwelling units) on narrow 1/10th acre lots (ten dwelling
units per acre maximum). Some residences are situated on two or more of these lots.
Residences are within walking distance of Arlington’s Old-Town Business District which consists
of commercial services and employment opportunities. Residences within this designation are
also within walking distance of other urban amenities such as parks, trails, schools, and transit
service.
Zoning classifications that may be applied to areas designated Old-Town Residential on the
City’s Official Land Use Map include: Old-Town Residential (OTR) and Public/Semi-Public
(P/SP).
5.3 COMMERCIAL DESIGNATIONS
Neighborhood Commercial (NC): The Neighborhood Commercial designation consists
primarily of a compact commercial urban fabric with small-scaled commercial retail and
professional services. It is generally characterized as an active pedestrian environment with
commercial buildings situated at the intersection of moderate to high-volume thoroughfares.
Lots are served by City water and sewer. Developments in this designation are subject to
design review.
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The purpose of the Neighborhood Commercial designation is to provide commercial amenities
and professional services within geographic areas that are generally zoned for residential or
industrial uses in order help ensure the daily convenience needs of the nearby residences and
employees can be met. Mixed uses with a residential or lodging component may be acceptable.
General Commercial (GC): The General Commercial designation consists primarily of a sub-
urban commercial fabric with moderate-sized commercial, office, and professional service uses.
The purpose of the General Commercial designation is to provide a setting for commercial,
office, and professional service uses of a moderate sized format that rely on motor-vehicle
traffic. This designation is intended to be situated along arterials and to serve as a transition
area between Highway Commercial designations and residential designations. It is generally
characterized as an active automobile and pedestrian environment with commercial buildings
situated toward high-volume thoroughfares with parking located to the sides of buildings. Lots
are served by City water and sewer.
Developments in this designation are subject to design review. Zoning classifications that may
be applied to areas designated General Commercial on the City’s Official Land Use Map
include: General Commercial (GC) and Public/Semi-Public (P/SP). The Mixed Use concept will
be encouraged in these areas, again subject to master plan and design review.
Highway Commercial (HC): The Highway Commercial designation consists primarily of a
suburban commercial fabric with large format commercial uses. Lots are served by City water
and sewer. Developments in this designation are subject to design review.
The purpose of this Highway Commercial designation is to provide a setting for large-scale
commercial uses that typically locate on major thoroughfares and attract a regional customer
base.
Zoning classifications that may be applied to areas designated Highway Commercial on the
City’s Official Land Use Map include: Highway Commercial (HC) and Public/Semi-Public (P/SP).
The above designations reflect the current, auto-dependent, sub-urban style of development
that exists within the commercially zoned areas of the City. In order to create neighborhoods
that replicate the feeling, functionality and efficiencies of neo-traditional development the City
will utilize a Mixed Use overlay upon commercially zoned areas throughout the city. Mixed Use
Development focuses on the integration of commercial, retail and residential uses in close
proximity to one another, while promoting the safety and mobility of both pedestrian and biker
and less emphasis on auto dependency, thus creating a livable environment where residents
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have the ability to safely use alternate modes of transportation to commute to employment
centers, complete their shopping and for their recreation.
Old-Town Business District (OTBD): The Old-Town Business District designation consists
primarily of an urban commercial fabric with small to medium format commercial uses. It is
generally characterized as an active pedestrian environment with traditional “Main Street”
character where low-rise buildings are placed adjacent to each other and enfront a right-of-way
which consists of wide sidewalks and on-street parking. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Old-Town Business District is to preserve the look, feel, and function of
Arlington’s traditional commercial center. This designation provides a setting for small-scale
commercial uses that rely on both pedestrian and motor-vehicle traffic and mixed uses with a
residential component. The Old-Town Business District also serves as the center for the City’s
civic activity.
The Old-Town Business District designation has been divided up into three sub-districts
because each sub-district has its own distinguishable development pattern. Old-Town Business
District 1 consists of Arlington’s historic “Main Street” (Olympic Avenue) where commercial
buildings are located side by side to form a fairly continuous street wall. Old-Town Business
District 2 consists of West Avenue and part of Division Street where commercial uses are
separated and some on-site parking is provided. Old-Town Business District 3 consists of Burke
Avenue and covers much of what was historically Haller City before it merged into Arlington.
This subdistrict consists of a mix of commercial and residential uses on blocks that are oriented
east to west as opposed to north to south like in subdistricts 1 and 2.
Zoning classifications that may be applied to areas designated Old-Town Business District on
the City’s Official Land Use Map include: Old-Town Business District 1, 2, and 3 (OTBD-1, -2, or
-3); and Public/Semi-Public (P/SP).
5.4 INDUSTRIAL/AIRPORT DESIGNATIONS
General Industrial (GI): The General Industrial designation consists primarily of an urban
industrial fabric with small to large format industrial operations. It is generally characterized as
an active employment center where low rise buildings are situated toward the interior of lots and
building setbacks are variable. Parking is accommodated on-site. Lots are served by City water
and sewer. Development projects in this designation are subject to design review.
The purpose of the General Industrial designation is to provide a setting for industrial-type uses
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that may utilize indoor and outdoor space; emit dust/smell, noise, or glare; or depends on major
thoroughfares and rail lines for shipment as part of their normal operations. Industrial operations
include manufacturing, processing, creating, repairing, renovating, painting, cleaning and
assembling of goods, merchandise, or equipment.
Zoning classifications that may be applied to areas designated General Industrial on the City’s
Official Land Use Map include: General Industrial (GI) and Public/Semi-Public (P/SP).
Light Industrial (LI): The Light Industrial designation consists primarily of an urban light-
industrial fabric with small to large format industrial operations that occur within completely
enclosed low rise buildings. It is generally characterized as an active employment center with
attractive buildings, formal landscaping, clean appearance, and adequate screening from non-
industrial uses. Buildings are generally situated toward the street and have a clearly
distinguished entrance. Parking is accommodated on-site. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Light Industrial designation is to provide a setting for less intense industrial-
type uses that utilize indoor space for manufacturing, processing, creating, repairing, renovating
painting, cleaning and assembling of goods, merchandise, or equipment in a way that is not
likely to create external noise, smell, dust or glare as part of its normal operation. It is intended
to have a cleaner, more orderly environment than what would be found in a General Industrial
designation. For this purpose, the Light Industrial designation also serves as a buffer between
General Industrial and non-industrial land use designations.
Zoning classifications that may be applied to areas designated Light Industrial on the City’s
Official Land Use Map include: Light Industrial (LI) and Public/Semi-Public (P/SP). The LI and
GI zones could be the principal implementing zones for a future Manufacturing Industrial Center,
subject to an overall master plan.
Business Park (BP): The Business Park designation consists primarily of an urban fabric with
medium to large format operations that occur entirely within enclosed low to medium rise
buildings. It is generally characterized as a master planned upscale employment center with
attractive buildings, landscaping, and streets built to urban standards all working together to
create a “park-like” environment that accommodates informal outdoor recreation and enjoyment
between buildings. Lots are served by City water and sewer. Development projects in this
designation are subject to design review.
The purpose of the Business Park designation is to provide an upscale and enjoyable setting for
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company offices, warehouse, and light-industrial uses. The Business Park designation also
serves as a buffer between residential and non-residential uses.
Zoning classifications that may be applied to areas designated Business Park on the City’s
Official Land Use Map include: Business Park (BP) and Public/Semi-Public (P/SP).
Aviation Flightline (AF): This use designation is intended to cover the portions of the airport
devoted to aviation-related uses. It allows only aviation-related uses proximate to airport
runways and taxiways. Aviation-related uses include any uses related to supporting aviation that
require direct taxiway access as a necessary part of their business operations, such as aviation
services, manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily catering to
pilots, employees, or passengers), or other uses that are clearly related to aviation. Compatible
zones include Aviation Flightline, Airport Protection District, and Public/Semi-Public.
5.5 CIVIC DESIGNATIONS
Public/Semi-Public (P/SP): The Public/Semi-Public (P/SP) designation consists of both
publicly owned open spaces (e.g. parks) and civic buildings (e.g. schools). It is generally
characterized as formally landscaped and usable open space. The purpose of this designation
is to provide a setting for public interaction, civic engagement, recreation (both active and
passive) and utility service providers. Quality Public/Semi-Public spaces provide the City with a
strong sense of identity and can function as economic assets. The Public/Semi-Public (P/SP)
zone implements the like-named Plan designation. Public facilities may also be allowed as
Conditional Uses.
5.6 LAND USE OVERLAYS
Airport Protection District: The Airport Protection District (APD) overlay consists of four
subdistricts (A, B, C, and D) and five safety zones (1, 2, 3, 4, and 5) that are laid over the
existing land use designations and zoning classifications on the City’s Official Land Use Map
and Zoning Map (Figure 2.3). The APD overlay boundaries were determined by aircraft accident
data from the National Transportation Safety Board, the Federal Aviation Regulation Part 77
Imaginary Surfaces and FAA AC 150/5200-33A, and Hazardous Wildlife Attractants on or near
airports.
The purpose of the Airport Protection District overlay is to protect the viability of the Arlington
Municipal Airport as a significant resource to the community by encouraging compatible land
uses and densities, reducing hazards to lives and properties, and ensuring a safe and secure
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flying environment. The Airport Protection District Overlay modifies the density and land use
requirements of the underlying zoning districts to the extent that it protects the public health,
safety, and welfare of property owners residing within the overlay and airport users.
Contract Rezone: The Contract Rezone (CR) overlay consists of residential developments that
deviate from some of the underlying zoning regulations based on a mutually accepted
agreement between a developer and the City. These typically include master planned
communities where some of the densities and uses would not otherwise be permitted.
The purpose of the Contract Rezone overlay is to identify lands within the City that are subject
to modified development regulations based on an agreed upon contract between the City and a
developer. The Contract Rezone provides for flexibility in the City’s zoning regulations generally
in exchange for some benefit provided to the City. The City currently has two residential
developments under a contract rezone: Gleneagle and Pioneer Meadows.
Master Planned Neighborhood: The Master Planned Neighborhood (MPN) overlay consists of
large areas of unimproved (or underutilized) land (25+ acres) that exist within the City for which
the planning and financing of infrastructure improvements is necessary. A master plan must be
established for the entire land area within a Master Plan Neighborhood overlay before any
development can occur.
The purpose of the Master Plan Neighborhood overlay is to ensure that development occurs in
an orderly and financially responsible manner, and that adequate infrastructure is put in place to
serve new development within the overlay. The City currently has two areas with a Master Plan
Neighborhood overlay: the Brekhus/Beach Subarea and the future Lindsay Annexation area
within the Hilltop Subarea. The City plans to assist property owners within these two areas by
creating a “high-level” master plan so that development can begin to occur in these areas.
Mixed Use Overlay: A new MU overlay zone will be adopted by the City allowing a blend of
residential high density and commercial uses subject to a regulating plan, administrative site
plan review and design review. The purpose of this zoning is to foster development of
pedestrian oriented, mixed uses where residences are located in close proximity to small retail
and office uses. By utilizing mixed use development Arlington is striving to achieve one or more
of these objectives:
(a) Enhance the pedestrian environment.
(b) Encourage additional street level activity.
(c) Reduce automobile trips.
(d) Create a “sense of place.”
(e) Provide for the efficient use of land and services.
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(f) Allow opportunities for economic vitality and diverse housing opportunities.
(g) Provide a transition between adjacent neighborhoods and commercial areas.
As Mixed Use is applied, Form-Based Code (FBC) will be the guiding principle to ensure that all
development will have a predictable outcome, provide for exceptional urban design and create a
desirable public realm.
Gateway Overlay Zone: The Gateway Overlay Zone is intended to apply to properties at and
near major entrances to the City. This generally includes all lots that are adjacent to or abutting
arterial or greater rights-of-way (both existing and proposed) that are also within close proximity
to city limits. The purpose of the Gateway Overlay Zone is to ensure that a) gateways into the
City are inviting and aesthetically pleasing, b) development of properties adjacent to or abutting
gateways are well designed in terms of building architecture, site layout, screening, and
landscaping; and c) appropriate land uses are permitted and located within designated
gateways.
5.7 MAJOR LAND USE CONSIDERATIONS
The biggest consideration that arises at every periodic update of this Plan is: How do we want to
grow? Under the GMA, we are obligated to plan for and accommodate 20-years’ worth of
projected growth. As a regional partner, Arlington has accepted the 2035 population, housing
and employment targets adopted by the County and the Puget Sound Regional Council;
however, the community, through its local plan, has control over where development occurs and
what it will look like.
With a 2035 population growth of over 6,500 residents and thousands of new jobs, if existing
boundaries are retained, Arlington would have to increase densities to meet its target. If
densities are to be kept at current levels, then we will have to expand our boundaries. The City
chooses instead to retain the existing boundaries, including the Brekhus/Beach area, and
accommodate higher densities through the Mixed Use, Master Planned Neighborhood, cottage
housing and other zoning tools. The City's 2015 Plan emphasizes a more focused and
interactive relationship between us and Marysville, especially in the joint Arlington/Marysville
Manufacturing Industrial Center (AMMIC). These are all features added to the 2015 Plan to
ensure that future jobs and residents are accommodated, while preserving the character of our
existing community.
In 2035, the City envisions most growth to occur in nine areas:
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Population:
1. SR9/172nd St, in the future Lindsey Annexation area.
2. Other areas depicted on Figure 4-1 (Residential Capacity)
Employment
3. Airport Business Park.
4. The Arlington/Marysville Manufacturing Industrial Center.(AMMIC)
5. Other areas depicted on Figure 4-2 (Employment Capacity)
Commercial
6. Island Crossing and Stillaguamish property.
7. National Foods property.
8. 172nd St. Corridor and the Smokey Point Boulevard Commercial Corridor.
9. Kent Prairie; 204th St./SR 9
The Capital Facilities Element in Chapter 9 emphasizes these areas as those where the
greatest infrastructure impacts will be (water use, sewer discharge transportation, etc.).
Issues related to where and how we grow our land uses include, among others:
The infrastructure needed to accommodate growth including cost and financing.
The location of new roads and utility improvements.
Urban design—what the new growth will look like.
Preserving neighborhood character while accommodating growth.
Ensuring an economically viable industrial center.
5.8 EXISTING CONDITIONS
Table 5-1 shows the land use designations on the official land use map. The “Net Zoned”
figures exclude road rights of way, public lands and other undevelopable areas. The last column
shows the total land area in each planning subarea.
5.9 LAND CAPACITY ANALYSIS (BUILDABLE LANDS)
To analyze whether Arlington with its current city limits and UGA has sufficient developable land
to accommodate its projected population (26,002) and employment (20,884) targets, a Building
Lands Analysis (BLA) was completed in the summer of 2014 and finalized in 2016. The
objectives of the study were to identify, locate and characterize developed, developable and
undevelopable land area and parcels within the current city limits, the UGA, and each of the
City’s neighborhood planning areas. Lands were categorized by use categories and distributed
within the respective zoning designations.
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The City and County concluded that the City would meet its 2035 Population Target.
Table 5.4 shows dwelling unit and population estimates based on its buildable land supply and
ability to provide services to the areas involved.
Table 5-5 shows the developable vacant acreage within each zone and each subarea. It does
not show land that is underdeveloped and that would be available for higher density
redevelopment (“infill”). The figure totals about 9% of the “net zoned” area in the City.
Table 5-1: Land Use Designation Size by Subarea, Existing Land Use Map
Subarea AF BP GC GI HC LI MS NC
OTB
D-3
OTBD-
2
OTBD-
1
OTR
D
P/S
P RHD
RLM
D
RM
D SR
Net
Zoned*
Total
Area
Arlington
Bluff 35 20 31 226 66 378 540
Brekhus/
Beach 145 145 337
Hilltop 61 4 4 92 47 806 1,014 1,305
Kent
Prairie 51 4 12 80 18 44 209 353
MIC 736 154 8 567 148 28 1,641 2,133
Old-Town 12 1 93 213 67 103 489 609
OTBD-3 27 6 33 115
OTBD-2 5 16 2 23 45
OTBD-1 25 1 26 37
South
Fork 2 2 71
West
Arlington 12 64 486 4 2 25 281 874 1,054
Total 736 166 224 571 486 148 16 28 25 16 31 93 384 219 1,052 494 145 4,834 6,599
* Public R/W, public lands, undevelopable land not included
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5.10 DENSITY
Density standards are a combination of what the City’s development regulations allow2 and what
has actually occurred on the ground, that is, how many dwellings actually were built given the
site limitations, market conditions, etc. Using the information in Table 5- 2 to determine the land
needed through 2035 requires this “real world” analysis, regardless of actual regulations in the
City Code.
The County’s Buildable Lands report analyzed density on a gross density and net density basis.
Gross residential density is the number of housing units divided by total area. Net density
calculates the number of houses on land used for residential building lots only, excluding lands
used for roads, wetlands, Native Growth Protection Areas, recreational areas and detention
ponds, etc.
Gross residential density in the City’s residential zones (RHD, RLMD, RMD and SR) was 3.83
units per acre in 2014:
Table 5-2: Residential Density by Land Use Designation
SR 0.14 RMD 4.29 OTR 6.0
RLMD 3.66 RHD 8.73
5.12 HOUSEHOLD SIZE
The average household size in Arlington is 2.623, a decline from 2.72 in 2005. Owner-occupied
units had 2.76 persons, down from 2.82 persons. Renter-occupied declined from 2.54 to 2.36.
The 2005 estimate for 2025 average household size was 2.54 which has proven to be very
accurate. The County’s estimated household size for 2035 in Arlington is forecasted to be 2.7,
which will be used for this Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter
units.
5.13 FUTURE NEEDS
Population Capacity: Population within the established UGA is projected to grow from 18,380 in
2014 to 24,937 in 2035. Using the density and household size assumptions, the future housing
need was calculated as shown on Table 5.4.
2 See Chapter 20.48, Arlington Municipal Code
3 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
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Table 5.4: Housing Unit Needs
2014 2035
Residential
Zoned Area
(acres)
Dwelling
Units Population Additional
Population
Estimated
Additional
Dwelling Units*
City and UGA
City 2,250 7,086 18,360
UGA 244 174 350
2,494 7,260 18,710
2035 Estimate 24,937 6,227 2,421
Assumptions: Single Family Multi-Family
Housing Distribution: 82.1% 17.9%
Avg. Household Size: 2.8 2.4
Vacancy Rate: 4.7% 4.7%
Table 5-3: Permissible Residential Densities
Code
d/u per acre
Assumed1
SR,
with utilities
without utilities
4.5
2.0
4.5
2.0
RMD 6.0 6.0
RLMD 6.0 5.0
RHD 16.0 12.0
OTR 6.0 6.0
1For planning purposes, the “assumed” density figure was
used as a reflection of the actual development history and
future policies emphasizing the maximizing of
development.
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To determine the amount of capacity for growth left in the existing UGA, the City has used the
2012 SCT Buildable Lands Report4 and surveyed 2014 land uses using Assessor records
(March 2014) and field observations. The projected need of 2,421 dwelling units was compared
with the vacant, developable land and the household size and density standards for each zone.
Table 5.5 provides updated information based on the 2014 analysis and the 2016 reconciliation
effort by the County and Arlington.
Further, the County EIS growth capacity in the Brekhus/Beach area (963 units5) was initially
used for this Plan. The subsequent reconciliation process yielded an agreement of 606 units
based on a developed density of 5.5 dwellings per acre. The City accepts this estimate although
over the short term a significantly reduced density (20,000 square feet/lot) will occur. When a
master plan developer proposes a higher density development, it will be based on a detailed
infrastructure plan, including financing. Thus for the long term, the capacity figure of 606 units is
feasible.
4 Snohomish County Tomorrow, ‘2012 Growth Monitoring/Buildable Lands Report,’ June, 2013. For information on
the method and assumptions used, please refer to that report or its companion, the SCT Buildable Lands Procedures
Report. http://www1.co.snohomish.wa.us/Departments/PDS.
5 Draft EIS, Page 3-96
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As shown on Table 5.5,
the net need for new
capacity will be 762
units under this Plan.
Reasonable measures
(HMU, cottage housing,
Accessory Dwellings,
etc.) and other tools will
be used. A
Brekhus/Beach master
planned development
will be encouraged to
provide greater than 5.5
du/acre, further ensuring
that the City will meet its
objective. With these
infill and redevelopment
assumptions, the 2035
population estimate of 24,937 can be accommodated.
Housing Implications: In May, 2013 each jurisdiction was asked to re-cap the strategies within
the housing element of its 2005 comprehensive plan. Arlington reported that the overall
emphasis in City of Arlington’s housing element is to:
Preserve the “old-town” area.
Encourage more "high end" housing.
Encourage high density housing in areas currently moving in that direction.
Locate housing development in areas within existing sewer service areas.
Allow for mixed use projects in commercial centers.
Permit infill development that is compatible with existing neighborhoods.
Reduce on-site parking requirements for residential developments.
Encourage the development of a variety of housing types in order to accommodate niches in
the market that aren’t currently being served.
As shown on Table 5.4, the City will maintain a goal of providing a housing mix of 82% (1,985)
single-family and 18% (436) multi-family dwellings to meet the overall objective of 2,421 new
added housing units by 2035. It will work to attract affordable housing as the market seems to
be demanding (See Chapter 6).
Table 5.5 Available Land Capacity
Zoning
Vacant
Developable Density Units Population
2035 Need 2,421* 6227
Capacity
OTBD-3 0.98 12.0 12 32
OTBD-2 12.0
OTBD-1 0.86 12.0 10 27
OTRD 0.88 6.0 6 16
RHD 9.31 12.0 112 302
RLMD 67.34 5.0 337 909
RMD 3.26 6.0 20 54
SR 116.81 4.5 526 1420
Brekhus/Beach 110.20 5.5 606 1636
Other 6.61 4.5 30 81
Total Available 1659 4477
Infill or Redevelopment Capacity Need 762 2057
*Including vacancy rate
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Employment Land Capacity: In its 2005 Plan, Arlington’s employment target for the year 2025
ranged from 12,920 to 14,730 jobs. All three growth alternatives being studied by the County for
the 2015 Plan call for a significant increase in Arlington employment to 20,884 in 2035. This is a
reflection of the expected activity around the Arlington Airport and the market importance of
Arlington in the North County area, where it provides job locations for citizens from Skagit,
Darrington, Marysville, Stanwood, and beyond.
In the County as a whole, there will be a forecasted surplus in employment land capacity in
2035. In Arlington, land capacity will be a function of available land, employment density and the
City's role in the North County market place. There are about 375 acres of available and
developable land in the seven commercial/industrial zoning categories. A 2007 Employment
Density Study being used for the Countywide Plan update adopts a density standard of 500
square feet per employee for industrial uses. However, the study noted that an analysis of
Arlington employment densities for industrial uses was a significantly higher 2,625 square feet
per employee. Applying that number to available lands in the AF, BP, GI and LI zoned lands
produces and industrial land capacity of about 5,750 employees. The Density Study also
recommended a figure of 400 square feet per employee for retail and office uses. Applied to the
GC, HC and NC zones produces a capacity figure of about 2,900.
The total land capacity of 8,650 for all commercial/industrial categories falls short of the
projected 12,224 new jobs in 2035. And doubtless, the high density of 2,625 square feet per
employee will lower as new industries come to town. However, two factors suggest that
additional industrials lands should be identified.
One factor is the location of Arlington in the North Puget Sound Manufacturing Corridor, a
recognized area of emphasis by community and economic development leaders, where
aerospace and technology-related companies are being sought. The City is seeking formal
designation of a Manufacturing Industrial Area (MIC) including portions of Arlington and
Marysville, from the airport to about 136th Street NE. The total area comprises about 2900 acres
in Arlington with a future employment capacity of 77,000 industrial jobs (1600 square feet per
employee), most aerospace related. The MIC area is a part of the North Puget Sound
Manufacturing Corridor as designated by the Economic Alliance of Snohomish County. As the
two cities seek formal MIC designation by PSRC, they will jointly pursue master planning of the
area, including infrastructure.
The second factor is the North Stillaguamish Economic Development Plan, adopted in 2015.
The Plan comes in response to the Oso disaster and is tasked with defining a strategy for
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economic growth along SR-530 from Arlington to Darrington. With Arlington being a destination
for Stilly Valley jobs and a waypoint for supplying the corridor, sufficient lands must be readied
for the likely growth to come.
Jobs/Housing Ratio: In 2005, Arlington had a job/housing ratio of 2.22. With the forecasted
population, housing and employment estimates described above, the ratio in 2035 would be
closer to 2.1 jobs for every household. This figure does not suggest that every household has
two employees living there. It is more a measure of how many households requiring public
services are matched by jobs in the community bringing tax revenue to the City. Any ratio above
2 is considered a good balance.
5.14 SUBAREA PLANS
The Land Use Element will be implemented in large part through the development strategies
pursued in each of the City's subareas. Following are brief descriptions of these subareas, the
2015 zoning and summaries of key issues and future strategies for 2015.
Old-Town Residential Subarea
The Old-Town Residential Subarea is the heart of Old-Town Arlington’s residential area. It is
largely developed, as much of the land was platted in the late 19th and early 20th Centuries in a
traditional grid pattern with alleys (consisting of MC Mahons, Giffords, Palmer, Clums, and
Cobbs Additions to Arlington). Typical lot size is 4,356 square feet (1/10th of an acre). Infill
development of single-family homes continues as older homes are demolished and vacant lots
are built on.
The City will continue to encourage infill and redevelopment of residential lots in this subarea;
however, comprehensive design standards need to be established in order to preserve the
historic character of this neighborhood.
As infrastructure continues to age, the City will also need to continue investing in the area’s
public realm by improving streets, sidewalks, and City-owned utility lines.
Old-Town Business District Subarea
The Old-Town Business District is Arlington’s historic central business district and consists of
the original Town of Arlington and Haller City Plats. Arlington and Haller City were once different
towns but merged in 1903 when Arlington incorporated. Olympic Avenue (Arlington’s “Main
Street”) was remodeled in 2007. Centennial Trail runs though Old-Town, connecting Arlington
the Skagit County line to the north and the city of Snohomish to the south.
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While the area is largely built-out, redevelopment and revitalization efforts continue to occur
over time as investments are made in both the public and private realms. The City will continue
to support redevelopment and revitalization efforts while enforcing design standards and
guidelines in order to preserve the area’s historic character.
The City is developing a Riverfront Master Plan to take advantage of the area’s position along
the Stillaguamish River. This plan will provide for more economic development and public use of
the riverfront.
Arlington Bluff Subarea
The Arlington Bluff Subarea includes the upland area just south of the Stillaguamish River
Valley and north of the Municipal Airport. It was once home to large homesteads that have since
been subdivided into a number of residential plats of varying sizes.
The Arlington Bluff Subarea is slated to remain a predominately single-family residential area
with some neighborhood commercial uses along 67th Avenue NE and Highway 530. While the
area is largely developed, there is still opportunity for some infill residential and commercial
development.
The City plans to continue to work to ensure that environmentally critical areas (such as steep
slopes and streams that are prevalent in the area) are protected.
The only proposed change to the land use in this subarea as part of the 2015 periodic update
was a rezone request of a one-acre parcel at the bottom of the bluff along 211th Place NE from
residential to commercial. The request was approved.
As for road improvements, the City is proposing to improve 211th Street NE and re-align the
road to connect directly to 59th Avenue NE (a westbound spur will still connect to the highway at
its current location). A trail will also be added to the streetscape, connecting Centennial Trail to
the Valley and at some future date to Island Crossing (see Figure 2-7).
Kent Prairie Subarea
The Kent Prairie Subarea is situated at the intersection of Highway 9 and 204th Street NE. It is a
well-integrated neighborhood of various use types, including commercial, public, single-family
residential, and multi-family residential, which are built around the environmentally critical areas
(streams and wetlands) found there.
The area presents some infrastructure challenges--mainly the discontinuous street system.
There are numerous dead-end streets that will likely never be connected.
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The only change to the land use in this subarea as part of the 2015 periodic update was a
rezone request of approximately 2 acres along 77th Avenue NE (south of 204th Street NE) from
commercial to residential.
Manufacturing/Industrial Center Subarea
The Manufacturing/Industrial Center (MIC) Subarea includes the Arlington Municipal Airport and
surrounding lands that are zoned Industrial and Business Park. It extends from approximately
136th Street NE in Marysville north to Cemetery Road in Arlington and roughly from 51st Avenue
NE to the west and 67th Avenue NE to the east. As the greater Seattle metropolitan region
continues to grow, with the need for living-wage jobs, the Cities of Arlington and Marysville have
identified an opportunity to work together in the formation of a joint Manufacturing/Industrial
Center. The area lies within the North Puget Sound Manufacturing Corridor, a targeted area for
economic development and infrastructure development. Currently, there is only one designated
MIC in Snohomish County (Paine Field). Obtaining MIC designation from the Puget Sound
Regional Council would provide an opportunity for both cities to obtain necessary funding to
invest in new and existing infrastructure that would strengthen industrial activity and lead to
continued job creation.
The City envisions this joint Arlington/Marysville Manufacturing/Industrial Center (AMMIC) as
the region’s main industrial employment center on the north end. As part of the City’s strategy to
make this happen, the City is committed to continuing to ensure the area develops as a strong
manufacturing and industrial base by strictly limiting non-supportive land uses such as retail,
housing, and non-related offices and encouraging manufacturing, industrial, and advanced
technology uses. Within two years of receiving MIC designation, the City will develop a subarea
plan for the City’s portion of the AMMIC that will further the goals and objectives of the PSRC
and Multi-County Planning Policies with regards to MICs.
Joint MIC designation between the City of Arlington and the City of Marysville makes logical
sense because the industrial centers of both cities are only separated by jurisdictional
boundaries. In 2011 the Planning Commissions of both Arlington and Marysville signed a joint
resolution urging their respective city council’s to seek MIC designation from the PSRC for the
purpose of advancing the economic goals of each jurisdiction.
Subsequently, on December 11, 2011, the City of Arlington, City of Marysville, and Tulalip
Tribes adopted Joint Resolution 2011-001 supporting regional coordination of a
Manufacturing/Industrial Center to support manufacturing expansion in the north Snohomish
County area.
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The proposed AMMIC (see Figure 2-4) is a prime candidate for MIC designation and continued
investment because of its site and situation. Located entirely within Arlington’s and Marysville’s
urban growth areas, the proposed AMMIC encompasses 4,091 acres (6.4 square miles)
inclusive of many existing industrial businesses and room for additional capacity. Of that total
area, approximately 1,200 acres is undeveloped or under developed. Arlington’s portion of the
proposed AMMIC includes 2,291 acres that are primarily zoned industrial, business-park, and
aviation (as the site includes the Arlington Municipal Airport). A small portion is zoned
commercial along 172nd Street NE.
The proposed AMMIC is situated in northern Snohomish County, centrally located between two
major centers of commerce—Seattle, WA and Vancouver, BC. It is framed between I-5 on the
west and Highway 9 on the east and is served by the Santa Fe/Burlington Northern railroad.
The area is accessible from I-5 via 116th Street NE, 172nd Street NE, and Highway 530. The City
of Marysville is proposing an interchange at 156th Street NE that would provide additional
access to the area. Regional arterials that serve the proposed area include Smokey Point
Boulevard, 172nd Street NE 51st Avenue NE, 59th Avenue NE. and 67th Avenue NE.
Current employment within the proposed AMMIC is estimated to be 5,586, with 70% of those
jobs being industrial/manufacturing related, 20% retail, and 10% services and government. The
proposed AMMIC has an estimated employment capacity of 77,000 jobs.
The current ratio between jobs and manufacturing facility space in Arlington is one (1) job for
every 300 square feet. This is slightly higher than the national average mainly due to the large
consideration of highly technical manufacturing technology. The national average is 500 square
feet per employee. Assuming a blended median range of 400 square feet of manufacturing
space per employee and considering the available underdeveloped area with in the proposed
MIC, the total employment will reach 77,000 at full build out.
The cities of Arlington and Marysville are currently working to seek PSRC designation of a joint
Arlington-Marysville Manufacturing/Industrial Center Upon designation, the City would need to
put together a joint subarea plan for the MIC with the City of Marysville. The subarea plan would
address urban design elements such as land use, transportation, and architectural design
among other things.
Road improvements would be needed to existing arterial and collector roads such 172nd Street
NE and 59th Avenue NE. New roads are also planned to serve the area and improve
connectivity. They include: Arlington Valley Road, 63rd Avenue NE, 47th Avenue NE, and 168th
Street NE.
City of Arlington Comprehensive Plan Land Use Element
5-23 JULY 2017
The area is largely served by City water and sewer; however, mainline extensions would be
needed near the south end of the subarea as development occurs.
By 2035, the City envisions this area to be developed into an active employment center with a
high number of family-wage manufacturing and industrial jobs.
Hilltop Neighborhood Subarea
The Hilltop Subarea is located on the hill between 67th Avenue NE and Highway 9. This subarea
is slated to be a predominately single-family residential neighborhood with some commercial
activity around the intersection of Highway 9 and Highway 531 (172nd Street NE).
There is a large area of unincorporated land within this subarea that is located just south of
Highway 531 and west of Highway 9. The area currently has a Master Plan Neighborhood
Overlay, which requires a master plan for the area be established before the properties can
annex into the City. The City plans to assist property owners by developing a “high-level” master
plan so that annexation and development can occur. This “high-level” master plan will outline
the location of collector roads and placement of utilities.
A round-about was recently installed at the intersection of Highway 9 and Highway 531.
Highway 531 will eventually be widened to five lanes inclusive of a trail along the north side of
Highway 531. That trail will turn northward along the power-line easement at the 79th Avenue
right-of-way, then connect at the intersection of Highway 9 and Eaglefield Drive.
Water and sewer infrastructure improvements have recently been made to better serve
undeveloped areas at the south-end of the subarea; however, it remains difficult to extend these
services to the Arlington Terrace plat at the north-end of the subarea.
Preferred locations for community parks should be identified now so that the capital planning
can be done to ensure the properties are obtained prior to their development. Future parks are
anticipated as areas annex and urban clusters are developed. These parks ought to be centrally
located to the future major neighborhoods, easily accessible from the arterials and collectors.
There are several environmentally critical areas throughout the Hilltop Subarea—including
streams, wetlands, and steep slopes that will need to be protected and planned around. Prairie
and Portage both have their headwaters here.
City of Arlington Comprehensive Plan Land Use Element
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Southfork Subarea
This subarea lies entirely outside of city limits but is within the City’s Urban Growth Area. The
pre-zoning designation for this area is Residential Low/Moderate density and it is anticipated
this area will remain a single-family neighborhood.
The subarea has only one access point via 87th Avenue NE; however, the area could easily be
served by Maple Street by extending that road through existing right-of-way to connect to 87th
Avenue NE.
Homes within this subarea are served by on-site sewage disposal systems. Extending sewer
through the subarea may prove difficult because existing lots are only subdividable through the
short platting process, making it hard to recover sewer extension costs.
Removal of this area from the City’s UGA should be considered if annexation attempts fail.
Brekhus/Beach Subarea
In 2005, the Arlington Urban Growth Area (UGA) was expanded by about 337 acres to include
the Brekhus Beach area. This subarea is located on the east side of the City, directly east of the
Kent Prairie Subarea and directly south of the Southfork Subarea.
The 337-acre expansion area was annexed into the City of Arlington in 2006. The Brekhus
Beach vicinity lacks a developed arterial road network, and before the area can develop, the
infrastructure must be in place to support urban development. The area is zoned Suburban
Residential and has a Master Plan Neighborhood Overlay.
The Subarea is accessed primarily from Tveit Road and Burn Road. Additional roadway
infrastructure is needed within the subarea. The City of Arlington and Snohomish County Public
Works Department completed the Arterial Circulation Study for the Southwest Arlington Urban
Growth Area and Vicinity in November, 2009. The study confirmed that arterial connections and
circulation within the Brekhus-Beach vicinity are limited by the physical environment and
availability of right-of-way. The study offers the following potential transportation improvements
likely needed to provide effective arterial circulation:
186th Street Extension NE – Arlington city limit to Crown Ridge Boulevard
Crown Ridge Boulevard – 186th Street NE Extension to SR-9
Burn/McElroy Roads – 95th Avenue NE to 186th Avenue NE
186th Street NE – McElroy Road to Arlington city limit
McElroy Road – 172nd to 186th Streets NE
172nd Street NE Extension – 91st Avenue to McElroy Road
172nd Street NE – SR-9 to 91st Avenue NE
City of Arlington Comprehensive Plan Land Use Element
5-25 JULY 2017
The area is not currently served by City water and sewer; however, it is within the City’s water
and service area. Lack of infrastructure and topographical realities will likely make future
development within this area costly. In its 2015 Plan, the City has developed a high-level master
plan for the area (Figure 2-22), outlining where major thoroughfares will go, along with water
and sewer infrastructure, at such time as a higher density master plan is developed. This is in
line with City policy PL 15.50, which is based on Multi-County Planning Policy PS-9.
Land within this Subarea is largely undeveloped with existing homes situated on large lots. The
Subarea is traversed by steep terrain and wetlands. While awaiting a master plan proposal for
the area, the City will work with neighbors to implement a “Shadow Platting” process, which will
allow development at the current suburban residential density (20,000 sq. ft. lot size), but
require the logical design and placement of lots to enable future subdivision to smaller lots
served by infrastructure outlined in the high-level plan.
The TDR requirement was an actual disincentive to attracting investment in a master plan
development. It has been removed as a requirement for master plan approval, but remains as a
possible density bonus.
West Arlington Subareas
In 2011, the City drafted a “West Arlington Subarea Plan” as an extension of its 2005
comprehensive plan and TDR program. It was meant to integrate four subarea plans (West
Bluff, Island Crossing, Smokey Point and SR 531) and employ new concepts in urban
development (smart growth, sustainability, New Urbanism, etc.). WASA was to promote a blend
of housing and business looking forward, and to correct deficiencies of past growth. Key
objectives in the WASA area included:
Mixed land uses.
Implementing Form-based codes.6
Upgrading the arterial and neighborhood transportation infrastructure to urban standards.
Improving pedestrian infrastructure and safety.
Better connections to areas with continuous roads (i.e. no dead-ends), trails, bike lanes, etc.
Acquisition of easements or right-of-way for this purpose.
Development of Island Crossing while protecting its critical areas.
Acquisition of more public space (i.e. parks).
Creating a TDR receiving area.
6 Form based codes regulate land uses according to design and site planning ("form") setbacks, height limitations,
etc.
City of Arlington Comprehensive Plan Land Use Element
5-26 JULY 2017
The Plan was reviewed as part of the 2015 update and a decision was made to return to the
original four subareas, adhere to the objectives shown above but tailor them to the unique
aspects of each area. Other mechanisms, such as Mixed Use Development, utilizing a Form
Based Code approach are seen as more likely to attract market investment.
The recommended Road and Pedestrian Network Plan for the West Arlington Sub Area is
shown in Figure 2-7. The subarea plan recommended the following implementation
standards:
Incorporate the principles of New Urbanism (walkability, connectivity, mix of land uses,
sustainability, quality architecture and urban design);
Roundabouts are recommended along 172nd Street NE/SR-531, at 43rd and 51st
Avenues, at the east leg of the “Y” intersection of Smokey Point Boulevard and SR- 531,
as well as other key intersections throughout the subarea as shown on the map;
New thoroughfare options and standards should be developed that address movement
type, design speed, pedestrian crossing time, ROW crossing width, curb-face to curb-
face width, number of traffic lanes, presence of bicycle lanes, presence of on-street
parking, curb type, park strips, landscaping, walkway type, illumination, and curb radius;
Streetscapes should be designed to emphasize pedestrian comfort and safety;
Cul-de-sacs should be prohibited with new development;
A connectivity index standard should be set for all new subdivisions to ensure a grid
network and connectivity to undeveloped parcels;
New roadway improvements shall follow recommendations per the SR-531 Corridor
Recommendations document from WSDOT;
Intersection spacing should not exceed 495 feet on pedestrian-oriented thoroughfares;
Bicycle lanes should be provided on all new or improved streets with a design speed of
30 mph or greater (except where an adjacent paved trail exists or is planned);
Bicycle lanes should be installed on the already improved section of Smokey Point
Boulevard (16400-17400 blocks);
Appropriate sidewalk width should be prescribed to each thoroughfare type and
associated building types.
Island Crossing
As envisioned in the 2005 Plan, Island Crossing was added to the City’s Urban Growth Area
and was subsequently annexed in 2008. The land south of SR-530 was the primary impetus
because of plans for a major auto dealership. Although there were recognized development
hurdles (e.g. flood potential), these have been addressed and will be managed as part of future
City of Arlington Comprehensive Plan Land Use Element
5-27 JULY 2017
development projects in that area.
The Stillaguamish Tribe of Indians owns the triangle formed by SR-530 and Smokey Point
Boulevard. Its plans for future development are being discussed in terms of access
improvements, utility improvements and coordinated master planning.
West Bluff
The 2005 Plan envisioned this area for Highway Commercial use with protections for the
adjacent residential neighborhoods. It was seen as a "connecting route" between the Smokey
Point neighborhoods and Island Crossing. It was not a part of the City in 2005, but now is.
No changes are proposed to the City’s plan for the West Bluff subarea. The City's and WASA's
key objective is to enhance road and pedestrian connections within the area and into adjacent
subareas.
Smokey Point
Smokey Point Blvd. from approximately 175th St. to 200th St. is being proposed as a
“Commercial Corridor”. The City is currently working on preliminary design for the road
streetscape and is developing plans for both retail and high density housing along this corridor.
Smokey Point/SR-531
In the 2005 Plan, this subarea is seen as being one of the primary entrances to Arlington, an
important east-west arterial for the City’s and County’s road system, and a major generator of
sale tax revenue for the City, which would eventually build out into a major
commercial/industrial/aviation boulevard stretching from I-5 to 67th Avenue NE, and allowing
small to large-scale commercial and industrial uses. This has occurred in large part. There was
to be a more unified design theme, which did not occur to any significant extent.
In 2015, the most significant land use issue is the current effort to develop a manufacturing
industrial center (MIC) in cooperation with Marysville, WSDOT, business and others. The most
significant infrastructure need is the improvement of 172nd Street (SR-531). Both will help
prepare the City's industrial base for the expected employment increases discussed earlier in
this chapter. These improvements are key to maintaining the targeted employment totals and
the commercial/industrial land capacity.
Other utility improvements are needed including increasing and maintaining fire flows for new
business. The City supports and desires on-going discussions with Marysville to jointly plan and
execute mutually beneficial services and utilities.
Chapter 6: Housing Element
City of Arlington Comprehensive Plan Housing Element
6-1 JULY 2017
6.1 PURPOSE OF THIS CHAPTER
One of society's most basic needs is shelter. How we, as a society, preserve the housing stock
we have and how we plan to accommodate our future housing needs reflects upon the quality of
life we enjoy or want to enjoy. It is important to consider where we locate new residential areas,
for this decision will drive the determination as to where public infrastructure (roads, utilities,
parks, and schools) will be located.
As communities update their 2005 plans, they are instructed to consider several issues affecting
housing:
1. Inventory of existing housing and projected housing needs using latest population
projections.
2. Goals, policies for housing.
3. Location of sufficient land for housing.
4. Provisions for existing and projected housing needs of all economic segments of the
community.
This Chapter has been developed in accordance with these measures, with the Countywide
Planning Policies, and has been integrated with all other planning elements to ensure
consistency throughout the comprehensive plan. In January 2014, the County issued the 2013
Housing Characteristics and Needs Report, which implements Countywide Planning Policy HO-
5. The Policy called for a detailed analysis of current housing characteristics and a forecast of
future needs in each jurisdiction. The Housing Report (“HO-5 Report”) is a compilation and
analysis of information and is not a directive on what each community should do to address
future needs or estimates. It did, however, play a significant role in the development of the
City’s Housing Element. In November 2016, the County adopted Ordinance 16-077 which
updated the population, housing and employment targets for Snohomish County cities. The
Ordinance made the following finding reqarding Arlington:
“ Based on information provided by the City of Arlington subsequent to its request on
May 10, 2016, to withdraw its ARL3 proposal from the county's Final Docket XVII,
the GPP 10 proposal includes capacity revisions from the City of Arlington which
indicate that the city and its unincorporated UGA could accommodate the 2035
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6-2 JULY 2017
population and housing targets currently adopted in Appendix D of the county's GPP
within the current Arlington UGA boundaries through consideration of reasonable
measures to increase capacity within the city.”
-- Finding “0” -- Ordinance 16-077
The Housing Element is intended to provide City officials and the general public with the
information necessary to guide housing growth in the direction that best addresses the desires
of not only Arlington's existing and anticipated residents, but those with special housing needs
as well. The Housing Policies (See Chapter 3) will guide decision-making to achieve the
community's goals as articulated in the Vision Statement. The City's development regulations
(zoning, building codes, etc.) direct the private sector with regards to housing. The Housing
Element will set the conditions under which the private housing industry will operate, and
establishes both long-term and short-term policies to meet the community's housing needs and
achieve the community goals.
Several goals and policies at the State and County level give direction for this element including
the GMA:
(4) Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential
densities and housing types, and encourage preservation of existing housing
stock.1
The GMA describes what a housing element should include:
(2) A housing element ensuring the vitality and character of established residential
neighborhoods that: (a) Includes an inventory and analysis of existing and
projected housing needs that identifies the number of housing units necessary to
manage projected growth; (b) includes a statement of goals, policies, objectives,
and mandatory provisions for the preservation, improvement, and development
of housing, including single-family residences; (c) identifies sufficient land for
housing, including, but not limited to, government-assisted housing, housing for
low income families, manufactured housing, multifamily housing, and group
1 RCW 30.70A.020
City of Arlington Comprehensive Plan Housing Element
6-3 JULY 2017
homes and foster care facilities; and (d) makes adequate provisions for existing
and projected needs of all economic segments of the community.2
6.2 EXISTING CONDITIONS
A 2014 report3 by Snohomish County to the Planning Advisory Committee listed several trends
that will affect future housing needs:
Population growth at a slower rate than in the past.
A significant aging of the county’s population.
Greater participation by older citizens in the labor force .
More demand for housing in urban/central residential locations.
Household types in Snohomish County less dominated by married-couple families with
children.
Less demand for single family detached housing development than in the past.
More multi-family and rental demand.
More reliance on non-automobile modes of transport.
Arlington grew by about 6,000
residents between 2000 and 2010
and added only another 350 through
2013. About 220 housing units were
added 2010-2013. Owner-occupied
dwellings grew from 62% to 64%, a
slightly different trend than outlined in
the County report. Arlington in 2011
still had a lower percentage of home
ownership than its peer “Large Cities”
(68.9%) or the County (67.9%).
The median income was also lower.
There was a higher ratio of “cost
burdened households”.
2 RCW 30.70A.070
3 Snohomish County Demographic Trends & Initial Growth Targets, Briefing to County Planning Commission,
February 25, 2014
Figure 6-1 Median Income
Arlington $59,698
County $67,777
Larger Cities $72,443
Figure 6-2 Cost Burdened Households
Cost Burdened
Households Arlington Large
Cities County
Owner 51.3% 45.8% 45.7%
Renter 54.3% 49.0% 50.2%
City of Arlington Comprehensive Plan Housing Element
6-4 JULY 2017
“A household (rental or with mortgage) is ‘burdened’ when it spends 30 percent or
more of its gross income on housing costs…Severe housing cost burden occurs
when a household must pay more than 50 percent of income on rent and utilities.”
--Housing Report. Page 36
6.3 FUTURE NEEDS
Arlington’s housing situation appears to show growth occurring in proportion to population
growth with a likely upward pressure for more owner-occupied housing, but with a need for
more affordable housing in the owner and rental markets.
In May, 2013 each jurisdiction was asked by the County to report on how current its plan was
regarding housing strategies. Each was asked to re-cap the strategies within the housing
element of its 2005 comprehensive plan. Arlington reported as follows:
1. The overall emphasis in City of Arlington’s housing element is to:
A. Encourage the development of a range of housing types.
B. Provide fair and equal access to housing.
C. Ensure strong, stable neighborhoods through infrastructure investment and housing
preservation.
2. Possible mechanisms or strategies to achieve their housing element include:
A. Preserving the “old-town” area.
B. Encouraging high density housing in areas currently moving in that direction.
C. Utilizing regional and federal funding programs to encourage housing ownership.
D. Locating housing development in areas within existing sewer service areas.
3. Implementation. The focus of Arlington’s housing element is on diversity, access,
affordability and preservation. Implementing strategies for these focal points include:
A. Regulate housing by building type instead of use.
B. Allow for Mixed Use projects in commercial centers.
C. Permit infill development that is compatible with existing neighborhoods.
D. Regulate density by using parameters other than by dwelling units per acre.
E. Reduce on-site parking requirements for residential developments.
4. Future Housing Issues. The City will continue to work toward encouraging the development
of a variety of housing types in order to accommodate niches in the market that aren’t
currently being served.
As part of the GMA plan updates, Snohomish County communities must address
implementation of the Vision 2040 Regional Growth Strategy (RGS) adopted by the Puget
Sound Regional Council (PSRC) in 2008. The 2008 RGS called for proportionately more growth
City of Arlington Comprehensive Plan Housing Element
6-5 JULY 2017
toward cities within regional growth centers – metropolitan (Everett) and core cities (Lynnwood,
Bothell) – and away from the unincorporated UGA.
Based on the 2014 HO-5 report, the
City’s analysis suggested that
Arlington needs to find room for about
2,421 more units by 2035. It suggests
that about 871 of those units need to
be in the “affordable” range with the
balance priced at “market rate”.
The County, in its 2016 reconciliation
report (Ordinance 16-077) now
estimates a need for 2890 additional housing units in 2035. Applying the HO-5 ratio from 2014,
1040 of those units should be in the “affordable” range.
The average household size in Arlington is
2.624, a decline from 2.72 in 2005. Owner-
occupied units had 2.76 persons, down from
2.82 persons. Renter-occupied declined from
2.54 to 2.36. The 2005 estimate for 2025
average household size was 2.54 which has
proven to be very accurate. The County’s
estimated household size for 2035 in Arlington is forecasted to be 2.7, which will be used for this
Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter units.
6.4 ALTERNATIVE HOUSING TYPES
Special needs housing includes both the elderly and those with disabilities. In 2011 about 16.1%
of the population was included in this category. Pro-rating those numbers to the 2035
population, of the 2,890 future housing units needed, about 465 would fall into the special needs
category, with 13.3% (384) serving the elderly and the balance (81) other special need
individuals.
4 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
Figure 6-3 Area Median Income -- 2014
30%
AMI
31-50%
AMI
51%-80%
AMI
Market
Rate
Owner 17 51 288 1339
Rental 65 167 282 212
Total 82 218 571 1550
Figure 6-4 Household Size 2014
Arlington County
Owner 2.76 2.71
Renter 2.36 2.39
Total Households 2.62 2.61
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6-6 JULY 2017
Arlington allows for adult family homes housing up to six people needing special care, defined
as “a regular family abode in which a person or persons provides personal care, special care,
room, and board to more than one but not more than six adults who are not related by blood or
marriage to the person or persons providing the services”.
6.5 ACCESSORY DWELLING UNITS
To assist affordable housing efforts and to provide for density infill, the City allows Accessory
Dwelling Units under City Code 20.44.042. ADUs can be a part of or separate from the principal
residence, can be no larger than 800 square feet and must comply with certain design
requirements to ensure its “secondary” relationship to the main residence.
6.6 MOBILE AND MODULAR DWELLINGS
Mobile homes and mobile home parks are allowed within the Suburban Residential, Residential
Low/Moderate Density, Residential Moderate Density, and Residential High Density zones of
the City. Modular homes are allowed only in the RHD zone, but can be grouped in subdivision-
like settings with a land-use permit.
6.7 AFFORDABLE HOUSING TYPES
The percentage of cost-burdened homes, as highlighted in Figure 6-2, illustrates the serious
need for affordable housing options within the City. While Arlington has no housing authority of
its own, the City can work to ensure its policies, development regulations, fees, and permitting
processes recognize and incentivize (and in some instances require) affordable housing
developments.
Chapter 8: Transportation Element
City of Arlington Comprehensive Plan Transportation Element
8-1 JULY 2017
8.1 INTRODUCTION
Transportation systems that facilitate access to employment, goods, services, and housing
areas are crucial to the economic and social vitality of cities, towns, and other urban areas. No
other public service so affects development patterns or is affected by them.
The relationship between land use and transportation is complex and ever changing. Any
number of projects can come under the heading of transportation: a regional mass transit
system, local transit services available to elderly or disabled residents, traffic impacts of a new
shopping center, pedestrian paths, bike trails and so on. Every transportation decision has
implications for land use (and vice-versa). Effective planning determines, as nearly as possible,
how altering one side of the equation will affect the other.
Under the State Growth Management Act (GMA) 13 goals were established, some affecting our
transportation planning:
Encourage development in urban areas where adequate public facilities and services
exist or can be provided in an efficient manner.
Encourage efficient multimodal transportation systems that are based on regional
priorities and coordinated with county and city comprehensive plans.
Ensure that those public facilities and services necessary to support development shall
be adequate to serve the development at the time the development is available for
occupancy.
This Transportation Element has been developed in line with these goals to address the
motorized and non-motorized transportation needs of Arlington. It represents the community's
policy plan regarding the provision of transportation facilities for the next 20 years.
The Transportation Element also has been developed in accordance with the Countywide
Planning Policies of Snohomish County, and has been integrated with the other Comprehensive
Plan elements to ensure internal consistency. It specifically considers the location and condition
of the existing circulation system; the cause, scope, and nature of existing transportation
problems; the project needs; and plans for addressing these needs while meeting Level of
Service standards.
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2017 Update
In 2005 and 2015, the City updated its Transportation Plan. For 2015, the “Transportation 2035
Plan -- 2016 Update” has been adopted by the City and, by reference, as part of this Plan. The
2017 Update is based on the future growth and development forecasts discussed in this
Comprehensive Plan. The 2017 Update first looks at the City’s existing surface transportation
system – a system of roads, sidewalks, trails, and buses – and its ability to meet current
transportation needs. The plan envisions a system that links Arlington’s various urban centers
and residential communities by a system that is pedestrian and bike friendly to promote livable
communities, and a multimodal transportation system that will link all of Arlington’s urban and
residential centers.
The 2035 Transportation Plan includes elements that have been used in the updates of Land
Use, Public Services and other elements of this GMA Comprehensive Plan. It also updates
several elements of the 2005 Transportation Plan:
1. System inventory. Inventory of the roadway system, transit facilities, and trails network
was reviewed and updated with current information.
2. Level of service. The previously established LOS standards for the roadway system were
reviewed and revised to match the analysis that was used in the transportation model.
3. Existing transportation system LOS. The performance of the current transportation
system was described, based on the calibrated transportation model.
4. Future transportation system needs. The deficiencies in the roadway system were
updated using analysis from the transportation model.
5. Transportation goals and policies. These were reviewed for current relevancy and
appropriateness. The goals were revised and reorganized, and supporting policies were
also revised and augmented to supply implementation guidance.
The 2035 household and employment data represents the official regional growth forecast for
the greater Arlington area. Household and employment growth planned for the Marysville UGA
was provided by the City of Marysville in 2015. For the Arlington UGA, the household and
employment growth totals reflect the land-use forecast described in the Land Use Element
(Chapter 5). The total growth anticipated in the Arlington UGA was estimated based on
available land calculations and proposed zoning.
The household and employment projections in the Arlington UGA also align very closely with the
2035 land-use forecast for the Arlington area provided by the Puget Sound Regional Council
City of Arlington Comprehensive Plan Transportation Element
8-3 JULY 2017
(PSRC). The PSRC serves as the Metropolitan Planning Organization (MPO) for Pierce, King,
Kitsap, and Snohomish counties; Arlington is a city in this MPO. Its Transportation 2035 Plan,
2017 Update follows PSRC’s integrated long-range growth management, environmental,
economic, and transportation strategy contained in VISION 2040. It implements the strategies
developed in TRANSPORTATION 2040 focusing on congestion and mobility, environment, and
funding.
The Growth Management Act requires PSRC to formally certify transportation-related plans,
confirming consistency with the Multicounty Planning Policies in VISION 2040, the regional
transportation plan (TRANSPORTATION 2040), and requirements in the Growth Management
Act.
A new requirement in VISION 2040 is that all local comprehensive plans include a brief
statement in the plan itself on how the plan addresses VISION 2040:
“The City of Arlington’s Transportation 2035 Plan, 2017 Update supports the goals and
strategies presented in PSRC’s VISION 2040 and Destination 2030 Update. Regional
Growth Strategies, Multicounty Planning Policies and specific projects identified in the
Destination 2030 Update have been incorporated in this document, and include:
Sustainable transportation, including transit and non-motorized improvements
Higher density land use near transportation centers
Improvements to support freight mobility
Multiple east-west and north-south corridors to address disaster response
Access management
Context sensitive road standards
Implementation of improvements of regional significance (trails, transit centers,
park and rides)
Complete streets providing for multi-modal transportation
Connectivity with adjacent jurisdictions
Transportation funding strategies”
--- 2035 Transportation Plan – 2016 Update
Arlington’s Transportation 2035 Plan follows PSRC’s integrated long-range growth
management, environmental, economic, and transportation strategy contained in VISION 2040.
It implements the strategies developed in TRANSPORTATION 2040 focusing on congestion
and mobility, environment, and funding. It also embraces the region’s Multi-County Planning
Policies (See Chapter 3).
This Chapter 8 of the Comprehensive Plan summarizes the relevant portions of the 2035
Transportation Plan. Readers can find more detail by referring directly to the Plan itself.
City of Arlington Comprehensive Plan Transportation Element
8-4 JULY 2017
8.2 SYSTEM INVENTORY
Roads
Road systems in a community are built according to a hierarchy of traffic volumes and
connections. The City’s “functional classification” map is of Arlington’s streets is shown on
Figure 2-5.
Arterials provide for movement across and between large subareas of the city or for
movement within large subareas of the city. They may also serve secondary traffic
generators and traffic from neighborhood to neighborhood within a large community.
ADT volumes typically range from 1,000 to 2,000 vehicles.
Collectors promote the flow of vehicles, bicycles and pedestrians from arterial roads
to lower-order roads. Secondary functions are to serve abutting land uses and
accommodate public transit. ADT volumes typically range from 1,000 to 2,000
vehicles.
Local Access/Residential Roads are designed to convey vehicles, pedestrians and
bicycles to and from destination points (centers, neighborhoods) to higher-order
roads. Local access roads do not carry through traffic. Traffic volumes of 250 ADT or
less are typical.
Alleys are access roads, paved or unpaved, that do not carry any through traffic.
Alleys allow direct access to a property or building from a higher level road. Traffic
volumes of 250 ADT or less are typical.
The City also contains State highways carrying regional traffic and freight through the
community. These include I-5 to the west, SR-9 on the east, SR-530 to the north, and SR-531
(172nd Street) to the south. SR-530 connects the community of Darrington to I-5. There are
also classified “Highways of Statewide Significance (HSS)”, which include interstate highways
and other principal arterials that connect major communities in the state. Interstate 5, SR-9
from SR-522 near Woodinville to SR-530, and SR-530 from I-5 to SR-9 are classified as HSS
routes. Designation assigns a somewhat higher priority for improvement funding as determined
by the State Department of Transportation.
Figure 2-5 is the Official Street Map for Arlington. It outlines the classification of Arlington’s
roads and highways. The condition of Arlington’s streets and its 20-year needs are discussed
below.
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Public Transit
Community Transit operates 30 local routes, including Swift bus rapid transit and 23 commuter
routes to Seattle. Swift was the State’s first bus rapid transit line, running between Everett
Station and Aurora Village. The 2015-2020 Transit Development Plan proposes adding 67,000
hours of new bus service over the next six years.
Five bus routes currently serve the Arlington area, both for travel within the city and for
commuting:
Routes 201 and 202 travel on I-5 between the Lynnwood Transit Center and the Smokey
Point Transit Center, with multiple stops between. Service is provided Monday through
Saturday between approximately 5:00 a.m. and 11:00 p.m.
Route 220 runs daily between the Smokey Point Transit Center and downtown Arlington
with a stop at 204th NE/67th NE. The route runs generally between 6 a.m. and 8 p.m.
Route 227 provides commuter service between the Arlington Park and Ride and the
Everett Boeing plant, with two trips in the early morning and two in the late afternoon.
Service is provided Monday through Friday.
Route 230 travels between Smokey Point Transit Center and Darrington on SR-530. It
provides early morning and late afternoon service Monday through Friday.
Route 240 provides approximate one-hour service daily between downtown Arlington and
Stanwood.
Figure 2-6 illustrates the bus routes serving the City. Community Transit also operates 22 park
and ride centers with more than 7,355 parking stalls, including three lots in Arlington. The
Smokey Point Transit Center is in operation at 3326 Smokey Point Drive.
Community Transit also offers a vanpool program for commuter trips beginning or ending in
Snohomish County. The Dial-A-Ride-Transportation (DART) system serves individuals who are
unable to use regular fixed routes. It provides transportation between locations that are within
three-fourths of a mile of a local fixed route service. As Community Transit expands its
geographic coverage, the number of individuals with disabilities who are eligible for Americans
with Disabilities Act requirements will grow. Community Transit will expand its DART services to
meet demand.
The agency’s Long Range Transit Plan (2011) proposes Transit Emphasis Corridors, which are
principal arterials and/or state routes with a mixture of core commercial, high-density residential,
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8-6 JULY 2017
suburban and rural development. Community Transit and the City of Arlington will assess the
appropriate time to include the SR-9 Corridor in Community Transit’s taxing area. When
demand warrants, commute hour express services will be provided to link Arlington and Bothell,
with intermediate stops at nodes of development along the corridor.
Airport
The Arlington Municipal Airport is owned and operated by the City of Arlington. It consists of
1,189 acres within the city limits of Arlington. Uses at the airport include general aviation
facilities as well as industrial, commercial and public uses. The airport accommodates a variety
of users, ranging from single engine aircraft to business jets, and includes activity by
helicopters, gliders, and ultralights. The airport does not have scheduled passenger flights.
The airport currently operates with two runways. Runway 16/34 is the primary runway at 5,332
feet in length and 100 feet in width. Runway 11/29 is 3,500 feet in length and 75 feet wide. As of
June 2011, 582 aircraft were based on the field as follows: 447 single engine airplanes, 7 multi
engine airplanes, 10 jet airplanes, 13 helicopters, 45 glider airplanes, and 60 ultralights.
Operations were general aviation and 42% transient general aviation, with less than 1% each of
air taxi and military operations. Aircraft operations averaged 367 per day for the 12-month
period ending September 30, 2010.
Vehicle access to the airport from downtown Arlington is provided by 188th Street NE and 59th
Avenue NE. 172nd Street/SR-531 NE is adjacent to the southern boundary of the airport, and
provides direct access to I-5.
Planning efforts for the Arlington Municipal Airport are being completed separately, and are
included in this Plan by reference. The City of Arlington adopted the Arlington Municipal Airport
Layout Plan Update in June 2012, which provides for anticipated growth in airport activity. The
Airport Protection District (AP) was established as an overlay zoning district to protect the
viability of the airport and discourage siting of incompatible land uses. The AP District modifies
density and land use requirements of the underlying zoning districts based on guidelines within
the WSDOT Aviation Division’s “Airports and Compatible Land use, Volume 1”. The overlay is
shown outside of the current city limits as advisory to adjacent jurisdictions. (Figure 2-3). The
Airport Layout Plan is shown in Figure 3-4, in the 2035 Transportation Plan
Tribal Transportation Program Road System
As noted by the Puget Sound Regional Planning Council, Washington State Indian Tribes are
interested in coordinating with other jurisdictions throughout the region on transportation. They
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8-7 JULY 2017
are aware that the transportation network does not stop at the reservation boundary. The
Stillaguamish Tribe (Tribe) and the City of Arlington have been partners in the planning,
maintenance and preservation of Arlington’s surface transportation network.
The 2012 transportation act, Moving Ahead for Progress in the 21st Century (MAP-21), replaced
the Indian Reservation Road (IRR) program with the federal Tribal Transportation Program
(TTP). The 2015 transportation program, Fixing America's Surface Transportation (FAST),
retained the TTP program. The TPP program is a federal program jointly administered by the
Federal Highway Administration’s Federals Lands Highway Office and the Bureau of Indian
Affairs (BIA) that provides funding for planning, design, construction, and maintenance activities
of TPP listed roads. The Tribe and Arlington have identified roads within Arlington city limits that
are classified under the TTP program.
Rail Transportation
The Burlington Northern Santa Fe Railway Company (BNSF) I-5 corridor carries both freight
and passenger rail traffic. The mainline in the I-5 corridor, from Vancouver, WA to Vancouver,
B.C. is owned by BNSF. Amtrak has rights to operate passenger service on this mainline.
Everett is the nearest freight railroad terminal to Arlington and is principally used to classify
inbound cars for assignment to outbound trains. The rail segment between Everett and Seattle
operated at 80% capacity in 2008 and is anticipated to be at 100% or more of capacity by 2028.
Amtrak Cascades provides passenger service between Eugene, Oregon and Vancouver, B.C.
on the same tracks as the freight trains. It makes a limited number of stops, with Everett and
Stanwood being the closest stops to Arlington.
Sound Transit’s Sounder Commuter Train offers commuter rail service between Seattle and
Everett and between Everett and Tacoma during weekday morning and evening commute
hours. It shares the same railroad tracks as freight trains and Amtrak. Figure 2-5 identifies rail
facilities within the City of Arlington.
Non-Motorized Facilities
The City of Arlington’s non-motorized transportation facilities include bike lanes, multiuse trails,
sidewalks and crosswalks. With today’s changing societal attitudes moving away from strict
reliance on cars and more to a non-motorized transportation scenario, Arlington is making sure
non-motorized transportation facilities are developed for bicycles and pedestrians. Arlington’s
current and planned non-motorized facilities will connect all of Arlington’s urban centers, job
centers, residential neighborhoods, parks, and transit. The primary pedestrian and bicycle
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connection will be on multiuse trails and then on sidewalks in the residential neighborhoods and
urban centers. The City’s Non-motorized Facilities Inventory is shown in Figure 2-7.
Bicycles
RCW 47.26.300 states that the establishment, improvement, and upgrading of bicycle routes is
necessary to promote public mobility, conserve energy, and provide for the safety of the
bicycling and motoring public. The City’s currently has a total of 3 miles of bike lanes. At 114
years old, Arlington is a well-established City where creating safe bike lanes within existing
roadways is challenging. Arlington chose to create a multiuse trail separate from roadways for
both bicycle and pedestrian.
The City incorporates the design of multiuse trails with all new road planning, design and
construction. The City also coordinates bicycle/pedestrian improvements with neighboring
jurisdictions to connect routes where possible. Exact locations and widths of bike lanes are
determined on a project specific basis by the City and consistent with the roadway section
standards referenced in this plan.
The City of Arlington has worked cooperatively with PSRC and other stakeholder groups to
coordinate City trail programs and planning through the PSRC Regional Bicycle Network. The
City continues to coordinate with Bicycle and Pedestrian Advisory Committee (BPAC) with
multiuse trail map updates, trail construction funding sources and opportunities, and other
trainings/webinars provided by the BPAC to enhance the City’s multimodal system
Multiuse Trails
A multi-use trail allows for two-way, off-street pedestrian and bicycle use. Wheelchairs, joggers,
skaters and other non-motorized users are also welcome. Arlington’s multi-use trails link
neighborhoods to business districts, parks and schools; they create connections with
recreational and natural areas within the community. Arlington’s multi-use trails also contribute
to City’s goal to provide a safe, reliable, efficient, and socially equitable transportation system
that enhances our environment and economic vitality.
The City of Arlington has constructed 26 miles of multiuse trails within the City limits and the
UGA, and Snohomish County has three regional trails in the Arlington area, totaling 17.6 miles.
Additional information about the trails and their features is included in Table 8-6. Trails
described below connect to the Centennial Trail to link residential, commercial, recreational,
industrial and public areas.
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Centennial Trail
Development of the Centennial Trail began in 1989 during the state’s centennial. The
Centennial Trail is constructed on the original railway right-of-way built north of Snohomish by
the Seattle, Lake Shore, and Eastern Railroad in 1889. It currently connects Snohomish, Lake
Stevens and Arlington with a 10-foot wide multi-purpose paved trail for walking, bicycling, hiking
and horseback riding. The trail is accessible for those of all levels of physical ability and
provides a safe alternative transportation route.
To date, 23 miles of the trail have been completed. The northern section of the trail between
Haller Park and Bryant was opened in September 2010, and trail sections from Haller Park
south to 172nd Street and Bryant Street to Skagit County were recently constructed. The
Centennial Trail is owned and operated by Snohomish County, except for the portion within the
Arlington city limits.
The Centennial Trail through Arlington city limits serves as the primary north-south multiuse trail
crossing through Arlington and providing direct bicycle and pedestrian connection between the
Stillaguamish River and Historic Old-Town Arlington; and to businesses, industries and
residential neighborhoods located along the 67th Ave corridor. The 188th St trail connects
Centennial Trail to the Airport Trail, which in turn provides bicycle and pedestrian access to
Arlington sports fields, the Airport, the Boys and Girls Club, and other industries and business
around the Airport.
Airport Trail
The Airport Trail is a 5.5-mile unimproved walking path that circumnavigates the Arlington
Airport
188th Trail
The 188th Trail is a paved trail connecting Centennial Trail to Arlington’s Quake and Evans ball
fields and to the Airport Trail. The City is continuing to work with BNSF to install a safe at-grade
pedestrian crossing on this trail segment.
Zimmerman Trail
This trail connects the south end of Crown Ridge Boulevard and the Farmstead Neighborhood
off of 204th Street. The feature of this trail is a stair climb approximately 0.2 miles in length.
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County Trails
The Whitehorse Trail is a 27-mile long corridor between Arlington and Darrington. Six miles of
the trail is open to the public, and the remainder of the trail is closed until bridge railings and
decking can be installed. No date has been determined for project completion. River Meadows
Park contains 1.6 miles of trails.
Sidewalks
The City recognizes the importance of safely accommodating pedestrians and promoting
healthy living and requires that sidewalks or paths be constructed with new development. The
City is in the process of developing a Multimodal Plan that prioritizes sidewalk construction by
location and land use, primarily to facilitate safe movement between homes, work,
shopping/activity centers, and transit facilities; and to facilitate safe movement for children to
and from schools and bus stops. The completion of the Multimodal Plan will include a program
for completing Arlington’s missing sidewalks.
There is a total of 85 miles of sidewalks in Arlington, meaning that approximately 80% of
Arlington roads have sidewalks on one or both sides. The network of sidewalks in the City of
Arlington is more complete in heavily urbanized sections of the City. There are some older
residential developments that have no sidewalks or have gaps between sidewalks; there are
also some commercial and industrial areas that have limited or no sidewalks. These areas will
be the focus of the City’s pending Multimodal Plan.
8.3 LEVEL OF SERVICE
Much of this Transportation Element addresses the City’s roads. This is because the Growth
Management Act ties the ability of roads to handle traffic to the ability of the community to grow.
The City, in accordance with the Growth Management Act, must establish Level of Service
(LOS) standards for all roadways in Arlington. These standards are to be used as a means of
measuring the performance of the overall transportation network. The City has the responsibility
of prohibiting any development that would result in the LOS on any roadway not being met,
unless improvements are undertaken to mitigate these impacts concurrent with the proposed
development.
Level of Service
Level of Service (LOS) is a qualitative term describing operating conditions a driver will
experience while traveling on a particular street or highway during a specific time period. It
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ranges from A (very little delay) to F (long delays and congestion). The City of Arlington has
adopted the following level of service standards:
City arterials = LOS D
All other city streets = LOS C
Highways of Statewide Significance = LOS D
Regionally Significant State Highways = LOS D
For highways of statewide significance (HSS), the LOS is set by law. For Regionally Significant
State Highways (non-HSS), the LOS adopted by the local Metropolitan Planning
Organization/Regional Transportation Planning Organization applies. The Puget Sound
Regional Council has adopted a LOS D for Tier 2 routes. Tier 2 routes serve the outer urban
area outside of a three-mile buffer around the most heavily traveled freeways.
In addition to establishing level of service standards for city arterials and local streets, the City of
Arlington also supports Community Transit’s 2030 anticipated community based local service
level for the City. The City is also establishing street section standards that incorporate bike
lanes, sidewalks and trails to provide a comprehensive multi-modal transportation network and
improve level of service across all travel modes.
Table 8-3 lists the LOS ratings for 31 intersections. In 2035, 12 of these are projected to fail to
meet current level of service standards if no transportation improvements occur. Half of the
intersections failing to meet the standard are stop-controlled intersections, typically having minor
movements that are restricted by major traffic on the free approaches. All of the failing
signalized intersections are along 172nd Street NE (SR-531), a corridor that not only serves
commuters to and from major residential areas on the east side of the City, but also serves
commercial and industrial areas anticipated to grow significantly on both the north and south
sides of the corridor.
Concurrency
The Growth Management Act requires that transportation facilities are to be in place at the time
development is completed or that a commitment has been made to complete the facilities within
six years. This is called “concurrency”. For transportation facilities, the City has adopted a
transportation impact fee to be assessed to all development projects within the City based upon
the PM peak hour trips generated by the project and to be used for system improvements
reasonably related to the new development.
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As a part of the SEPA review of a project, potential impacts to the transportation network are
identified and mitigation is required to ensure the City’s LOS standards are met concurrent with
the additional travel demand generated by each development project. Non-motorized,
pedestrian, and other multimodal options are considered and are included in required mitigation.
The City of Arlington also has entered into an interlocal agreement with Snohomish County for
mitigation of transportation impacts outside city limits.
Several goals and policies in this Plan require assurances that improvements be put in place
concurrent with new development. The adopted 2016 Transportation Plan1 acknowledges the
GMA requirement that transportation facilities be in place at the time development is completed
or that a commitment has been made to complete the facilities within six years.
The Comprehensive Plan further adopts by reference the County’s “Goal 12 Reassessment
Policy” (Appendix I) requiring review of land use and development assumptions if concurrency
cannot be achieved. Those methods can include additional demand management strategies,
pursuing new revenues, reducing level-of-service standards, or changing the land use maps to
reduce demands on services and infrastructure.
Existing Transportation System LOS
Table 8-3 shows the existing Level of Service at 31 intersections. The intersection average LOS
is commonly used as the concurrency threshold for reviewing new development impacts. Of the
intersections analyzed, 28 of the 31 intersections meet or exceed the minimum allowable level
of service of LOS D, and three intersections fall below the standard. Two of these intersections
are at SR 530 and Smokey Point Boulevard “Y” (east leg and west leg), and the third
intersection is at SR 530 and 211th Place.
Volumes and level of service were also measured along road segments and all are estimated to
be at LOS C or above, with the majority at LOS A. The only segment estimated to be at LOS C
is 172nd Street NE (SR-531). The highest volumes in the study area are estimated for the 172nd
Street NE (SR-531) and SR-530 corridors.
1 Page 1‐10
City of Arlington Comprehensive Plan Transportation Element
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Table 8-3: Existing Level of Service -- Intersections
Number Intersection Intersection Control LOS
1 E Burke Avenue (SR-530)/N Manhattan Avenue Stop Sign C
2 W Burke Avenue (SR-530)/Hazel Street (SR-9) Stop Sign C
3 E Division Street/N Olympic Avenue Stop Sign C
4 W Division Street/Hazel Street (SR-9) Signal B
5 E Maple Street/S Olympic Avenue Stop Sign A
6 Lebanon Street/67th Avenue NE Stop Sign B
7 E Highland Drive/S Stillaguamish Avenue Signal B
8 211th Place NE/67th Avenue NE Stop Sign C
9 204th Street NE/SR-9 Signal C
10 204th Street NE/67th Avenue NE Signal B
11 211th Place NE/SR-530 Stop Sign F
12 SR-530/I-5 NB Ramps Signal B
13 SR-530/I-5 SB Ramps Signal B
14 Crown Ridge Blvd/Eaglefield Drive/SR-9 Signal B
15 67th Avenue NE/188th Street NE Stop Sign C
16 188th St NE/Smokey Point Blvd. Stop Sign D
17 172nd Street NE (SR-531)/SR-9 Roundabout B
18 172nd Street NE (SR-531)/Gleneagle Blvd Stop Sign B
19 172nd Street NE (SR-531)/67th Avenue NE Signal C
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Table 8-3: Existing Level of Service -- Intersections
Number Intersection Intersection Control LOS
20 172nd Street NE (SR-531)/59th Avenue NE Signal C
21 172nd Street NE (SR-531)/51st Avenue NE Signal C
22 172nd Street NE (SR-531)/43rd Avenue NE Signal B
23 172nd Street NE (SR-531)/Smokey Point Blvd Signal D
24 Smokey Point Boulevard/Smokey Point Drive Signal A
25 172nd Street NE (SR-531)/I-5 NB Ramps Signal A
26 172nd Street NE (SR-531)/I-5 SB Ramps Signal A
27 200th St/Smokey Point Boulevard Stop Sign B
28 200th St/23rd Ave Stop Sign A
29 SR 530/Smokey Point Boulevard – West Leg Stop Sign F
30 SR 530/Smokey Point Boulevard – East Leg Stop Sign F
31 Smokey Point Y/Smokey Point Boulevard Stop Sign A
8.4 FUTURE TRANSPORTATION NEEDS
Planned improvements in the City of Arlington transportation system include short term needs
identified in the Six-Year TIP as well as long-term needs based on conditions expected to
develop over the next 20 years. These are summarized from the 2035 Transportation Plan, as
follows:
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Table 8-4: 2035 Transportation Improvement Project List: Roadways
Proposed
Project ID
Project
Name Project Limits Project Description
R6 74th & 71st
Internal Roads
at former
furniture
manufacturer
Construct new 2 lanes roadways from Hazel St to
204th St. These roadways will tie into 71st Ave
and 74th Ave, with 71st Ave tying into 74th Ave
R7 Arlington
Valley Rd.
67th Ave -
204th St
Construct new 3 lane roadway from southern
terminus of 74th Ave to 191st Pl, connecting 67th
Ave and 204th St
R8 197th St
Extension
67th Ave -
Arlington Valley
Rd.
Construct new 2 lane roadway connecting 67th Ave
to Arlington Valley Rd (Project 18)
R9 Future Rd Arlington Valley
Rd. - 188th St.
Construct new 2 lane roadway connecting Arlington
Valley Rd (Project 18) to 67th Ave at 188th St
REMOVED
R10 59th Dr.
Extension
59th Dr -
Cemetery Rd
Construct 2 lane extension of 59th Dr from northern
terminus to Cemetery Rd
R11 186th St Crown Ridge
Blvd – CL
Construct new 2 lane roadway from Crown Ridge
Blvd to eastern city limits
R12 89th Ave 172nd St -
186th St
Reconstruct/Extend 89th Ave from 172nd St to
186th St (Project 24)
R13 172nd
St/91st Ave
SR-9
roundabout-CL
Reconstruct 172nd St from SR 9 to eastern city
limits from a 2 lane roadway to a 5 lane roadway
R14A SR-531
Widening
43rd Ave - 67th
Ave
Reconstruct SR 531 (172nd St) from 43rd Ave to
67th Ave from a 2 lane roadway to a 4 lane
roadway. Install roundabouts at the intersections
of 43rd Ave, 51st Ave, 59th Ave and 67th Ave
R14B SR-531
Rehabilitation
Smokey Point
Blvd - 43rd Ave
Perform roadway and corridor improvements.
Eliminate Left Turn pockets, install solid median.
R15 59th Ave 172nd St -
192nd St
Reconstruct 59th Ave from SR 531 (172nd St) to
northern terminus from a 2 lane to a 3 lane
roadway
R16A 63rd Ave –
North
188th St - SR
531
Construct new 3 lane roadway from SR 531 (172nd
St) to 188th St. Construct right-in-right-out
intersection control at intersection with SR 531
R16B 63rd Ave –
South
SR 531 -
168th St
Construct new 3 lane roadway from SR 531 (172nd
St) to 168th St. Construct right-in-right-out
intersection control at intersection with SR 531
R17 180th St 59th Ave - 63rd
Ave
Construct new 2 lane roadway from 59th Ave to the
BNSF railroad tracks
R18 59th Ave 172nd South –
C.L.
Extend 59th Ave from SR 531 (172nd St) to
southern city limits from a 2 lane roadway to a 3
lane roadway
R19 168th St
43rd Ave E to
BNSF RR
Tracks
Construct new 3 lane roadway from 47th Ave to
BNSF railroad tracks
R20 51st Ave 172nd St -
South C.L.
Reconstruct 51st Ave from SR 531 (172nd St) to
southern city limits from a 2 lane to a 5 lane
roadway
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Table 8-4: 2035 Transportation Improvement Project List: Roadways (cont’d)
Proposed
Project ID
Project
Name
Project
Limits Project Description
R21 47th Ave
172nd St -
South City
Limits
Construct 3 lane roadway from SR 531 (172nd St) to
southern city limits. Install right-in-right-out intersection
control at intersection with SR 531
R22 43rd Ave 172nd St -
South C.L.
Construct 3 lane roadway from SR 531 (172nd St) to
southern city limits
R23 39th Ave
Extension
162nd Pl -
South C.L.
Construction of 2 lane extension of 39th Ave from
162nd Pl to southern city limits
R24 38th Ave
Extension
168nd Pl -
168th St
Construct 2 lane extension of 38th Ave from 168th Pl to
168th St (Project 50)
R25 39th Ave 168th St -
172nd St
Construct 2 lane roadway from 168th St (Project 50) to
SR 531 (172nd St)
R26 39th Ave 172nd St -
173rd St
Construct 2 lane roadway from 173rd St (Project 43) to
SR 531 (172nd St)
R27 173rd St
(PH3)
43rd Ave -
51st Ave
Construct 2 lane roadway from Airport Blvd (51st Ave)
to 43rd Ave
R28 173rd (PH
1&2)
Smokey
Point Blvd -
Airport Blvd
Construct 2 lane roadway from 43rd Ave to Smokey
Point Blvd
R29 43rd Ave
Extension
North end of
43rd Ave -
Airport Blvd
Construct 2 lane extension of 43rd Ave from northern
terminus of 43rd Ave to Airport Blvd
R30 Smokey
Point Blvd
172nd St -
188th St
Reconstruct Smokey Point Blvd from SR 531 (172nd
St) to 188th St from a 2 lane roadway to a 5 lane
roadway
R31
WSDOT rest
area
connector
roads (E&W)
Conduct a study of the viability of constructing
roadways to connect the local street system to the rest
area interchange
R32 188th I-5
Bridge
Smokey
Point Blvd-
27th Ave
Construct 2 lane bridge over I-5 from 188th St terminus
to 27th Ave. Reconstruct 188th St.
R33 23rd Ave 200th St-
188th St Reconstruct 23rd Ave from 200th St to 188th St
R34 188th St I-5 bridge -
19th Ave
Reconstruct 188th St from 19th Ave to I-5 bridge
(Project 47)
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Table 8-4: 2035 Transportation Improvement Project List: Roadways (cont’d)
Proposed
Project
ID
Project Name Project
Limits Project Description
R35 168th St
43rd Ave -
Smokey Point
Blvd
Construct 3 lane roadway from Smokey Point
Blvd to 47th Ave (Project 36)
R36 188th St 67th Ave -
59th Ave
Reconstruct 188th St from 59th Ave to 67th Ave
from a 2 lane roadway to a 3 lane roadway
R37 172nd St NE 67th Ave NE -
SR-9
Reconstruct SR 531 (172nd St) from 67th Ave
to SR 9 from a 2 lane roadway to a 4 lane
roadway.
R38 Tveit Rd
Stillaguamish
Ave - City
Limits
20 years+
R39 186th St
City Limits
ease - 186th
(paved road
surface)
20 years+
R40 Cross Airport
Tunnel
188th St NE -
47th Ave NE 20 Years+
Table 8-5: 2035 Transportation Improvement Project List: Intersections
Proposed
Project ID Project Name Project Description
I1 Smokey Point Blvd at
SR-530
Install a roundabout at Smokey Point Blvd east/SR 530.
Reconstruct 27th Ave to align with roundabout. Convert
Smokey Point Blvd west/SR 530 to right turn.
I2 Smokey Point Blvd at
188th St Install a roundabout at Smokey Point Blvd/188th St
I3 Airport Blvd at188th St Install a roundabout at Airport Blvd/188th St
I4 SR-530 at 59th Ave Install a roundabout at SR 530/59th Ave
I5 SR 530 at 211th St Install a roundabout at SR 530/211th St
I6 SR-530/SR-9 /Division Add a 2nd EB left-turn lane at SR 530/SR 9/Division
I7 SR-530/SR-9 /Burke Install a traffic signal at SR 530/SR 9/Burke Ave
I8 204th St at Olympic Pl Install a roundabout at 204th St/Olympic Pl
I9 204th St at 74th Ave Install Traffic Signal at 204th St/74th Ave
I10 204th St at 71st Ave Install Traffic Signal at 204th St/71st Ave
I11 67th Ave at 188th St Install traffic signal at 67th Ave/Future Rd (Project R9)
I12 67th Ave at
Arlington Valley Rd
Install traffic signal at 67th Ave/Arlington Valley Rd (Project
R7)
I13 40th Ave and 172nd St Install Traffic Signal at 40th Ave/SR 530 (Project R14B)
City of Arlington Comprehensive Plan Transportation Element
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With these improvements most roads and intersections will operate at LOS D or better in 2035.
The one exception is the 172nd/SR9 roundabout which will still operate at LOS E.
Arterial Capacity Improvements
Many of the projects listed for 20-year improvement were identified based on the need for
added vehicle capacity. Capacity projects include widening the existing roadway to
accommodate higher traffic volumes and, depending on the roadway type and location, may
also include other improvements such as bike lanes, landscaping, multiuse trails, and
sidewalks.
There are a number of improvement options to add capacity at intersections that operate below
the adopted level of service. Generally, the City will analyze both roundabout and signal options
before deciding on the specific improvements. Depending on the specific situation, one or
several of the following improvements may be considered to improve local safety or circulation
needs:
Re-designating existing traffic lanes
Adding additional lanes
Road realignment
Installing a traffic signal system
Installing a modern roundabout
Improving pedestrian and bicycle safety
All way stop control
Non-Motorized Improvements
The City’s planned non-motorized improvements include sidewalks, crosswalks, trails, and
bicycle lanes. The City is in the process of developing crosswalk standards that will match the
level and type of non-motorized traffic with the classification of street being crossed (arterial,
collector, residential, etc.).
The City’s proposed Non-motorized Facility Projects are shown in Table 8-6. The City is in the
process of developing a sidewalk plan that prioritizes sidewalk construction by location and land
use.
City of Arlington Comprehensive Plan Transportation Element
8-19 JULY 2017
Table 8-6: 2035 Non-motorized Improvement Project List - Trails
Proposed
Project ID
Project
Name Project Limits Project Description
T01 168th Trail 51st Ave to
43rd Ave
12-ft wide, 3,650-ft long paved multiuse trail to be
completed as part of road project R19
T02 173rd Trail Smokey Pt Blvd
to Airport Blvd
12-ft wide, 2,210-ft long paved multiuse trail to be
completed as part of road project R28A & R28B
T03 188th Trail Smokey Pt Blvd
to Airport Blvd
12-ft wide, 1,550-ft long paved multiuse trail to be
completed as part of road project R2
T04 204th Trail
Centennial Trail
at 69th Ave to
SR-9
12-ft wide, 2,075-ft long paved multiuse trail, trail
under planning & design (partially funded)
T05 43rd Trail 172nd St to
168th St
12-ft wide, 1,820-ft long paved multiuse trail to be
completed as part of road project R2
T06 51st St Trail 172nd St to City
Limits
12-ft wide, 1,590-ft long paved multiuse trail to be
completed as part of road project R20
T07A 63rd Trail
#1
Cemetery Rd
to 188th St 12-ft wide, 5,240-ft long paved multiuse trail
T07B 63rd Trail
#2
188th St to
SR-531
12-ft wide, 5,200-ft long paved multiuse trail to be
completed as part of road project R16A
T08 188th Trail 67th Ave to
66th Ave
12-ft wide, 360-ft long paved trail connecting
existing 188th St trail to Centennial Trail
T09 172nd Trail
#1
43rd Ave to
67th Ave
12-ft wide, 7, 710-ft long paved multiuse trail with
2020 construction start, part of project R14A
T10 74th Trail 200th St to
204th St
12-ft wide, 2,000-ft long paved multiuse trail to be
completed as part of road project R7
T11 Arl. Valley
Road Trail
67th Ave to
200th St
12-ft wide, 4,000-ft long paved multiuse trail to be
completed as part of AVR project R7
T12 Bluff Trail 188th St to
Smokey Pt Blvd
12-ft wide, 2,900-ft long unpaved trail along bluff in
natural setting with overlook
T13 Burke Trail Trail to trail
connection
From Centennial Trail to Eagle Trail, construct with
Haller Park project
T14 Gilman Trail Trail to Park
connection
12-ft wide, 2,500-ft long paved trail from Centennial
Trail to Country Charm Park
T15
Country
Charm
Access
Trail to Park
connection
10-ft wide, 800-ft long unpaved trail connecting
Country Charm Park to Twin Rivers Trail (T17)
T16 Cemetery
connector
Centennial Trail
to SPB Trail
10-ft wide, 15,140-ft multiuse trail from Cent. Trail
at 204th St to Smokey point Blvd
City of Arlington Comprehensive Plan Transportation Element
8-20 JULY 2017
Table 8-6: 2035 Non-motorized Improvement Project List – Trails (cont’d)
Proposed
Project ID
Project
Name Project Limits Project Description
T17 Twin Rivers
Trail
Trail to Park
connection
10-ft wide, 1,100-ft paved trail connecting Country
Charm trail (T15) to Twin Rivers Park
T18 Edgecombe
Trail (A)
172nd St to
Marysville
2,100-ft long unpaved trail connecting Centennial
&172nd St trails, parallels realigned Edgecombe Crk
T19 Edgecombe
Trail (M)
Marysville
Trail
Marysville’s extension of Edgecombe Trail (T18)
starting in Arlington (see Marysville plan)
T20 Frontage
Trail
Trail to Park
connection
10-ft wide, 5,475-ft paved trail connecting
Centennial Trail to Portage Creek Wildlife Refuge
T21 Gleneagle
Trail
Neighborhood
Trail
10-ft wide, 6,100-ft trail connecting Centennial Trail
thru Gleneagle neighborhood, passing two schools
T22 172nd Trail
#2
67th Ave to
89th Ave
12-ft wide, 7,250-ft long trail connecting 172nd Ave
#1 (T09) trail to 89th Ave Trail (T29), part of projects
R37 & R13
T23 Highland Dr S Olympic to
Hospital
12-ft wide, 2,200-ft long trail connecting Hospital to
S Olympic Trail (T28), included with project R5
T24
Island
Crossing
Trail
Trail & SW
system
Combined paved trail and sidewalk system within
City and state right-of-way, included with project I1
T25 S Olympic
Trail
204th St to
Highland Dr
12- ft wide, 2,575-ft long paved trail from 204th St
Trail (T04) to Highland Dr Trail (T26)
T26
Smokey Pt
Blvd Trail
#1
35th Ave to
SR 530
12-ft wide, 9,150-ft long paved trail from SPB Trail
#2 at 35th Ave and extending to trail and to Island
Crossing Trail (T24), part of road project R1
T27
Smokey Pt
Blvd Trail
#2
172nd St to
35th Ave
12-ft wide, 4,000-ft long paved trail from SPB Trail
#1 to Smky Pt Transit Center, 173rd St Trail (T02),
and S. City Trail (T28), part of road project R30
T28 South City
Trail
172nd St to
164th St
12-ft wide, 4,000-ft long paved trail connecting SPB
Trail #2 to Country Manor trail
T29 89th Trail
172nd St to
Crownridge
Blvd
12-ft wide, 5,950-ft paved trail from 172nd St to
Crownridge, part of projects R12, R39, and R11
Table 8-7 shows LOS deficiencies at certain intersections along with the LOS if improvements
are made as shown. These improvements vary by location, but typically include conversion to
signalized intersections or roundabouts and associated widening.
City of Arlington Comprehensive Plan Transportation Element
8-21 JULY 2017
Number Intersection Intersection
Control
Projected 2035 with Imp
LOS (Delay) Worst v/c
1 E Burke Ave/N Manhattan Ave Stop Sign C (17) 0.22
2 E Burke Ave (SR 530)/ SR 9 Signal C (21) 0.89
3 E Division St/N Olympic Ave All Way Stop B (12) 0.48
4 W Division St / (SR 530) / (SR 9) Signal C (34) 0.84
5 E Maple St/S Olympic Ave All Way Stop B (11) 0.41
6 Lebanon St/67th Ave NE All Way Stop E (39) 1.12
7 E Highland Dr/S Stillaguamish Ave Signal B (12) 0.64
8 211th Pl NE/67th Ave NE Signal A (8) 0.72
9 204th St NE/SR 9 Signal C (30) 0.86
10 204th St NE/67th Ave NE Signal C (26) 0.83
11 211th Pl NE/SR 530 Roundabout A (9) 0.82
12 SR 530/I-5 NB Ramps Signal C (25) 0.93
13 SR 530/I-5 SB Ramps Signal C (21) 0.79
14 Crown Ridge Blvd/SR 9 Signal B (12) 0.79
15 188th St NE/67th Ave NE Signal B (16) 0.86
16 188th St NE/Smokey Point Blvd Roundabout C (34) 1.19
17 172nd St/SR 9 Roundabout E (57) 1.16
18 172nd Ave NE/Gleneagle Blvd Stop Sign C (21) 0.28
19 172nd St NE/67th Ave NE Roundabout C (26) 1.16
20 172nd St NE /59th Ave NE Roundabout C (23) 1.34
21 172nd St NE /51st Ave NE Roundabout C (24) 1.14
22 172nd St NE /43rd Ave NE Roundabout A (10) 0.75
23 172nd St NE /Smokey Point Blvd Signal D (55) 1.04
24 Smokey Point Dr/Smokey Point Blvd Signal A (3) 0.38
Table 8-7: LOS After Improvements
City of Arlington Comprehensive Plan Transportation Element
8-22 JULY 2017
Number Intersection Intersection
Control
Projected 2035 with Imp
LOS (Delay) Worst v/c
25 172nd St NE /I-5 NB Ramps Signal C (29) 0.96
26 172nd St NE /I-5 SB Ramps Signal B (16) 0.95
27 200th St/Smokey Point Blvd Stop Sign C (22) 0.21
28 200th St/23rd Ave REMOVED Stop Sign A (10) 0.09
29 SR 530/Smokey Point Blvd – W Leg Stop Sign B (13) 0.01
30 SR 530/Smokey Point Blvd – E Leg Roundabout B (13) 0.76
31 Smokey Point Y/Smokey Point Blvd Stop Sign B (13) 0.44
Six-Year Transportation Improvement Program (TIP)
The City of Arlington’s Six-Year TIP (2016-2021) provides information on project locations,
funding and schedule. A number of the roadway and intersection deficiencies identified in the
previous section are included in the TIP, and some are currently underway or planned for
construction. The City updates its TIP annually, and the TIP is adopted as part of the
Transportation Element of the City’s current GMA Comprehensive Plan. A copy of the current
Six-Year TIP is presented in Chapter 9.
Snohomish County’s Six-Year TIP (2018-2023) includes two projects near the Arlington area:
widening 140th Street NE from 23rd Avenue NE to 34th Avenue NE, and intersection
improvements on 67th Avenue NE at 152nd Street NE and 132nd Street NE.
The Puget Sound Regional Council creates a new Regional Transportation Improvement
Program (TIP) every two years, following the project selection process for the federal funds
awarded through the Regional Council. The TIP ensures that transportation projects meet
regional transportation, growth and economic development goals and policies, as well clean air
requirements. In order to qualify, projects must meet the following criteria:
A project is using federal and/or state funds, or
The project is funded locally AND is considered regionally significant, and
The project’s funds are scheduled for use within the three-year time span of the current
TIP.
The 2015-2018 TIP includes two projects within the City of Arlington: Smokey Point
Boulevard Pavement Preservation (completed 2015) and 67th Avenue Pavement
Preservation (scheduled for completion in Summer 2017).
City of Arlington Comprehensive Plan Transportation Element
8-23 JULY 2017
Table 8-8:
Six Year Transportation Improvement Plan
Project Cost ($ MIL) Funding 2018 2023 2020 2021 2022 2023
Pavement Preservation $4.725 TBD $0.725 $0.770 $0.785 $0.800 $0.815 $0.830
Pedestrian Safety $0.475 TBD $0.225 $0.050 $0.050 $0.050 $0.050 $0.050
204th/77th Ave. Roundabout $3.154 TIF $0.129 $0.411
TIB $0.514 $2.100
TIF $0.259
TIB $2.360
Arlington Valley Road $4.550 Oso Fund $0.500
Other Funds $1.432
204th S. Trail $0.2777 PSRC/STP $0.144
TIF $0.133
74th Street Bike Trail $0.332 TIF $0.033
Pending $0.299
SR 531 Widening $39.8 PSRC/STP $6.0 $6.0 $6.0 $13.9 $13.9
TIF $0.250 $.250
SR 531 Rehabilitation PSRC/STP $1.040
TIF $0.260
40th Ave. Signalization $1.070 TIB $0.926
TIF $0.145
173rd St Phase 1&2 $3.180 TIF $0.78 $0.052
TIB $1.970 $0.580
Oso Fund $0.400 $0.100
173rd St Phase 3A $3.180 TIF $0.150 $0.150
Airport Fund $0.400 $0.100
47th Ave (Business Park) $0.650 TIF $0.150 $0.150
Other Funds $0.175 $0.175
$10.0 TIF $0.650
WSDOT $3.500
Island Crossing PSRC/STP $3.000
Other Funds $2.850
$3.525 TIF $0.050 $0.225
WSDOT $2.000
SR530 Roundabout PSRC/STP $0.750
Other Funds $0.500
SR530/Burke Signalization $0.130 TIF $0.150
WSDOT $1.150
$2.600 TIF $0.100
SR530/SR9 Signal WSDOT $2.000
PSRC/STP $0.500
$7.100 TIF $0.600
89th Ave/186th St. NE TIB $3.500
PSRC/STP $3.000
Highland Dr. Sidewalk/Trails $0.837 TIF $0.167
State Grant $.670
2nd St. Sidewalk Completion $0.480 TIF $0.065
State Grant $0.415
TOTAL $87.897 $6.794 $4.496 $12.090 $12.368 $27.670 $24.480
Arlington TIF Funds $5.336
Transportation Benefit Dist. $5.200
WSDOT $8.650
TIB Grants $11.950
PSRC/STP Funding $47.734
Oso Funds $ 1.000
Developer Funds $0.855
Other Funds $7.316
Chapter 9: Capital Facilities and
Public Services Element
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-2 JULY 2017
9.1 PURPOSE OF THIS CHAPTER
The Washington State Growth Management Act (GMA) requires cities to prepare a Capital
Facilities Element consisting of:
An inventory of current capital facilities owned by public entities showing the location and
capacities of those public facilities;
A forecast of the future needs for such capital facilities;
The proposed capacities of expanded or new capital facilities;
At least a six-year plan that will finance capital facilities within the projected funding
capacities and clearly identify sources of public money for such purposes; and
A requirement to reassess the land use element if probable funding falls short of meeting
existing needs and to ensure that the land use element, capital facilities element, and
finance plan within the capital facilities plan element are coordinated and consistent.
This Element has been developed in accordance with Section 36.70A.070 of the Growth
Management Act to address the provision of local government services and capital facilities.
The City has prepared and maintained individual sewer, water, traffic, parks and other plans.
These are incorporated by reference and summarized in this Comprehensive Plan. They
represent the community's policy plan for provision of such services and facilities through 2035.
The Capital Facilities and Public Services Element describes how the goals in the other plan
elements will be implemented through policies and regulations, and is an important element in
implementing the comprehensive plan.
The Goals and Policies in Chapter 3 will guide decision-making to achieve the community goals
as articulated in the Vision Statement. The Capital Facilities and Public Services Element has
also been developed in accordance with the Countywide Planning Policies and Regional Multi-
County Planning Policies to ensure both internal and external plan consistency.
For the purposes of this plan, a capital facility is defined as a structure or equipment that
generally costs $10,000 or more and has a useful life of ten years or more. Capital facilities
investments include major rehabilitation or maintenance projects on capital assets; construction
of new buildings, streets, and other facilities; acquisition of land for parks and other public
purposes. Equipment purchases exceeding $10,000 are not included in this CIP. They are
technically considered capital facilities, but not within the context of a community plan.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-3 JULY 2017
The Capital Facilities and Public Services Element is required to address all public facilities,
except transportation which are addressed separately under the Transportation Element
(Chapter 8). However, the discussion of finance for both capital facilities and transportation has
been combined in one location under this Chapter.
Urban services, particularly sewers will be available only within the Urban Growth Area. The
City recognizes that planning for utilities is the primary responsibility of both City and non-city
providers (electrical, gas, etc). The City will incorporate plans prepared by other providers into
its comprehensive plan to coordinate their development and to identify ways of improving the
quality and delivery of services provided in the City and UGA.
9.2 EXISTING CONDITIONS
Municipal Services
The City of Arlington has a Mayor/Council form of government with seven Councilmembers, an
elected Mayor, and a City Administrator who reports directly to the Mayor.
The City's organizational structure has supervisors heading up seven departments:
Administration, Finance, Police, Fire/EMS, Community/Economic Development, Airport, and
Public Works. In addition there are contract employees providing legal, hearing examiner, and
other administrative services as needed.
The City provides the majority of municipal services either through its own staff or by contract
with other jurisdictions or private contractors. These services include: governance,
administration, planning and community development, land development permitting, building
permits, public works, engineering, sewer and water service, solid waste and recycling services,
financing, budgeting and accounting, grant development and management, parks planning and
maintenance, street maintenance, storm water management, environmental services and
natural resource management, airport management and maintenance, fire prevention and
inspection, emergency medical services, legal, police services, judicial, jail, and recreation
programming. Services provided directly by special purpose districts include health, school,
power, judicial, and library services.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-4 JULY 2017
Staffing
In 1989, the City had 39 full-time employees (FTEs); in 2003 118. In 2015, there are 118 full-
time employees and approximately 35 volunteer firefighters. Currently, in 2017 the City employs
124 full time employees and 15 volunteer firefighters.
City-owned properties are indicated on Figure 2-12.
Fire
The Arlington Fire Department not only provides Fire and EMS service within Arlington city limits
but also provides Advanced Life Support (ALS) services to Fire District 19, 25, 24 and Fire and
EMS services to District 21, all through contract services. Arlington currently maintains 24 hour
staffing at the following locations, Station 46 located at 115 N Macleod Ave.-Fire Engine (3
personnel),Paramedic Ambulance (2 personnel). Station 48 located at 18824 Smokey Point
Blvd. – Ladder Truck/Medic (3 personnel). Station 47 located at 6231 188th St. NE – Fire
Administration (3 personnel) and a Basic Life Support (BLS) aid car (2 personnel). The City of
Arlington's fire protection insurance classification is rated as a Class 5. The Fire Department is
striving to achieve a Class 3 rating. Numerous factors are taken into account when moving into
another rating.
The Arlington Fire Department's facility locations and inventories are shown in Table 9-1: Fire
and Emergency Medical Service Inventory.
Table 9-1: Fire and Emergency Medical Service Inventory
Facility Name and Address Vehicle Type Inventory Total Area
(sq. ft)
Station #46 - 137
North Macleod
1 BLS Unit (reserve)
1 Medic Unit
1 Engine
1 Engine (reserve)
6,062
Station #47 –
6231 188th Street N.E.
Administration Bldg.
Arlington Airport
1 Ladder (reserve)
1 BLS Unit
1 Chief’s Vehicle
1 Deputy Chief’s Vehicle
1 Staff vehicle
3,444
1,000
Station # 48
18824 Smokey Point Blvd.
1 Ladder Truck
1 Medic Unit
3,699
TOTAL 14,205
Level of Service. There are four elements associated with measuring fire protection levels of
service—water supply, personnel, response time, and facilities.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-5 JULY 2017
Water Supply. The issue of proper water supply is addressed in the Water Service
section. Some minor fire flow deficiencies have been identified as an issue needing
attention in future growth planning. To meet the criteria mandated by the Department
of Health as well as City policies and design criteria, the following measures are
needed:
Existing water mains will require replacement in several areas.
An additional pressure reducing station is needed to improve fire flow in a
localized area.
Table 9-4 shows how these will be addressed.
Personnel. Currently the department employs 27 full-time firefighters, one fire chief,
one deputy chief, and approximately 30 part-time employees.
Response Time. Ideally, a fire station is located so that any call within the city limits
can be reached within a five-minute response time (code 3). Currently (2017), all
areas of the city limits can be served within a five-minute response.
Facilities. Facilities require adequate square footage and equipment. A standard
facility consists of (1) Engine or Aerial truck, a Medic unit, and/or a basic life support
unit, along with the necessary square footage to support this equipment. If growth
occurs through annexations in the City’s geographic area, the City would need to add
square footage and equipment for a new facility in order to meet our goal of
achieving a five-minute response time.
The existing LOS for the fire and emergency facility space can be calculated by
dividing the existing total inventory of space by the existing (2005) City assessed
valuation of $1,356,192,746. This yields a current LOS of 7.75 square feet of facility
space per $1M valuation. The Fire Department's recommended LOS is 42 square
feet per $1M valuation.
The Department will consider updating its Capital Facilities Plan in 2017-2018 once the City and
County comprehensive plans are adopted. It will be based on a review of long range land use
and population projections, applied to current service areas and future LOS standards for
Emergency Medical (EMS) and fire protection services.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-6 JULY 2017
Police
The Arlington Police Department provides police services 24 hours a day employing 31 people
including the Police Chief, Deputy Chief, 24 Police Officers, and 5 non-sworn support persons.
The services include complaint response, investigations, traffic enforcement, school safety, and
records and evidence control. The Department also contracts some of its services, including the
following:
Table 9-2: Contracted Police Services
Service Contracted Provider
Communications SNOPAC
Jail Services City of Marysville and Snohomish County
Municipal Court Services City of Marysville
Prosecution Contract Prosecutor
Public Defender Contract Attorney
Narcotics Investigation Regional Task Force
Annual Training City of Everett
Applicant Testing Private Vendor
Gun Range Facility Private Vendor
Repair/Maintenance Various
The Department has 12 marked patrol vehicles,1 marked volunteer vehicle, 1 marked police
support vehicle, 8 unmarked vehicles plus a radar trailer and 1 Critical Response Vehicle.
Level of Service. The indicators suggested as LOS standards for police services include the
following performance goals:
Indicator Goal Now
Crime Rate per 1000 pop. 34.6 46.6
Crime Clearance Rate % 20 28
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-7 JULY 2017
Indicator Goal Now
Emergency Response Time in Minutes 3 3.6
Events per Officer per Year 1,000 1,361
Staffing Recommendations: In addition, to the above service goals, the department suggests
the addition of staff as outlined below:
1. Add a Professional Standards Lieutenant that would oversee hiring & recruitment, internal
investigations, department accreditation and training.
2. Add Crime Analyst to identify patterns and trends in crime and disorder. Assist in formulating
crime prevention strategies.
3. Add Executive Assistant to provide administrative and clerical support to police department
administration.
4. Add 2 Patrol Officers to help cover unplanned vacancies, assist in meeting ‘events per
officer’ goals, and increase officer safety.
5. Add 1 new Detective to focus specifically on property crimes such as burglary and auto
theft.
6. Add a Police Service Technician/Code Enforcement Officer.
The Police Impound Lot and Property Building is currently owned by the Arlington Airport. The
Airport would like to sell this building. There is a need to find a new location and/or build a new
facility.
Utilities
Arlington has completed a 2017 amendment to its adopted and approved Water Comprehensive
Plan and Sewer Comprehensive Plan, specifics about these plans are summarized below and
have been adopted by reference as part of this Comprehensive Plan.
Water
In 2014, the City provided service to
approximately 5,444 customer connections
(See graphic) within a service area, which
extends beyond the city limits encompassing
about 24.5 square miles. The 2014 population
within the city limits was 18,360, while water
service was provided to approximately 16,251
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-8 JULY 2017
people. The largest water systems adjacent to the City’s water service area are Marysville and
the PUD. Eighteen smaller water systems are located within or in the vicinity of the City’s water
service area.
Water supply to the City is provided from three groundwater wells within the Haller Wellfield;
and wholesale water purchased from the Snohomish County PUD No. 1. The Haller Wellfield is
a groundwater well within the Airport Wellfield. Water is stored in two reservoirs that have a total
capacity of 4.0 million gallons (MG). It is treated by one treatment plant. In addition, the City’s
water system has four pressure zones with nine pressure reducing stations, one booster pump
station and approximately 91.4 miles of water mains.
At one time much of the downtown area water system consisted of asbestos cement water
mains that were was constructed in the 1950s and 1960s; a large portion of these older water
mains have been replaced within the last 30 years. The typical life expectancy of the older AC
water mains is generally 50 years. However, corrosion within water mains has been greatly
reduced through the development of cement mortar lined ductile iron pipe, which has a life
expectancy in excess of 75 years. The City is developing a plan to replace the remaining older
AC water mains within the next 10-12 years.
Future system needs have been evaluated in light of the updated City Comprehensive Plan. For
the purposes of long-term water supply only, the Water Systems Plan assumes continued
growth within the City of 1.35 percent through 2065 to obtain a water service population of more
than 35,000. The adopted City population target for 2035 is 24,936. The 50-year water service
area population projection (2064)
is 71,500.
The chart shows how water is
used in Arlington. This information
assists in projecting quantity and
facility needs based on the 2035
land use plan. The Water Plan
assumes a consumption rate of 80
gallons per day per resident. For
business and industry an
Equivalent Residential Unit (ERU)
measurement is used, ranging
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-9 JULY 2017
from 165-180 gallons per day, per equivalent household. These were used to forecast the
amount and location of water supplies consistent with anticipated growth.
Table 9-4
Water System Capital Improvement Plan
No. Project Cost Funding Year
Water Main Improvements
WM-1 Annual Water Main Replacement Program $10,625K City 2016-2025
WM-2 12" North Island Crossing Water Main $2,150K City/DF 2022-2023
WM-3 198th Place NE/Cemetery Road Water Main $1,641K City 2020-2021
WM-5 South of 172nd MIC Area Water Main $3,443K City/DF 2020-2021
WM-6 North Island Crossing 12" Water Main Loop $1,270K City/DF 2019-2018
Water Main Improvements $21,623K
Pressure Zone Improvements
PZ-1 Conversion of 710 Zone to 560 Zone (107th Ave NE) $90K City 2017-2020
PZ-2 Conversion of 540 Zone and 710 Zone to 615 Zone $90K City 2020
PZ-3 Conversion of 540 Zone to 520 Zone $90K City 2025
Pressure Improvements $270K
Facility Improvements
F-3 Demolish Burn Road Reservoir $75K City 2016
F-4 New Supply Well No. 1 (Replace Airport Well) $2,600K City 2022-2024
F-5 New Supply Well No. 2 $1,000K City 2024-2025
F-6 Future 1.0 MG Reservoir (past 10-year horizon) $0 City/DF 2018-2019
F-7 Gleneagle Reservoir Roof Replacement $350K City 2020
F-8 520 Reservoir Improvements - Fence $25K City 2018
F-9 Replace/Rehab Clearwell Pumps $165K City 2016-2017
Facility Improvements $4,140K
Miscellaneous Improvements
M-1 Drive-by Read Meter Conversion $800K City 2016-2018
M-2 Source Water Protection Program $30K City 2020
M-3 Comprehensive Water System Plan Update $100K City 2035
Miscellaneous Improvements $930K
Total Estimated Project Costs $24,386K
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-10 JULY 2017
Some minor fire flow deficiencies have been identified as an issue needing attention in future
growth planning. The Water System Plan has forecasted needs based on fire flow standards
ranging from 900 gallons per minute (gpm) for residential to 3500 gpm for industry and schools.
The Water System Plan devotes an entire section (Chapter 5) to design standards and
operational policies. These represent the overall Level of Service standard and are adopted by
reference in this Plan.
In addition to capital improvements to the system listed in Table 9-4, the City intends to address
“Distribution System Leakage (DSL) which is the loss of water due to facility deficiencies or
inefficient use of the system. The City will develop a water loss control action plan. A water loss
control action plan is required when the 3-year rolling average of DSL exceeds ten percent of
system volume. The City exceeded this criterion in 2014.
Based on the foregoing analysis, the 2015 Water System Plan estimated future water needs,
consistent with the assumptions of the 2015 Comprehensive Plan.
Sewer
Arlington owns and operates its sewer utility under an NPDES1 Permit. It is managed by the
Wastewater Department under the City’s Public Works’ Utilities Division. The sewer utility
service area matches the city limits with the exception of a portion of the Smokey Point
neighborhood that is served by the City of Marysville. The total sewer service area is
approximately 9.45 square miles with a population of 16,121. In 2014, there were 4,297
residential customer connections and 394 connections serving commercial, industrial, and
institutional customers.
The City’s sewer system is comprised of a 4.0 MGD Water Reclamation Facility (WRF) that is
currently permitted to treat 2.67 MGD, 12 sewer lift stations, and approximately 68 miles of
collection pipes. The treatment plant employs MBR2 technology. Biosolids generated by the
WRF are either composted at the City’s Biosolids Compost Facility (BCF) or shipped to Eastern
Washington for agricultural use. The City’s average annual influent flow rate per capita has
been below 100 gpcd3 since at least 2009. Future sewer flow rates for commercial and industrial
developments are difficult to estimate without specific information about the proposed
1 National Pollution Discharge Elimination System
2 Membrane Bio-Reactor
3 Gallons per capita per day
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-11 JULY 2017
developments. If the average annual gallons per capita day remains below Ecology’s
recommended guideline of 100 gpcd, it is likely that the water reclamation facility will not reach
capacity in the 21-year planning period.
Most of the City is served by sewer. Some unserved areas exist and have been considered in
the City’s ten-year plan for future improvement. Within the current UGA boundaries, the Brekhus
Beach neighborhood will remain an unserved area until such time as owners come forward with
a master development plan. Septic systems are allowed for single-family residences located
outside of recognized aquifer protection areas on 5-acre platted lots where connection to the
sewer within 500 feet is not available; this describes the Brekhus/Beach area. The City’s current
expansion plans do include capacity for the future connection by the Brekhus Beach
neighborhood when a master plan is developed by private developers4.
Table 9-5
Sewer System Capital Improvement Plan
No. Project Cost Funding Year
Pipeline Improvements
P2A GE Improvements A - Replace 8-inch main with 12-inch main. $811K City/DF 2018-2020
P2B GE Improvements B - Replace 8-inch main with 12-inch main. $306K City 2025
P3 67th Ave Trunk Sewer Flow Monitoring Study & Plans $80K City 2016-2017
P4 Upgrade 67th Ave Trunk Sewer Main $1,567K City/DF 2018-2020
P5 Upgrade 197th St Sewer Main $440K City 2022
P6 Upgrade 59th St Sewer Main $32K City 2019-2020
P7 Upgrade Cemetery Road and 47th Ave Sewer Main $58K City 2021-2024
P9 MIC, South of 172nd Improvement Collection System $3,240K City/DF 2023-2025
Pipeline Improvements $6,534k
Facility Improvements
F1 Lift Station 2 Upgrade $1,698K City 2017-2020
4 See Multi-County Planning Policy PS-9 (Page 3-16)
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-12 JULY 2017
Table 9-5
Sewer System Capital Improvement Plan
No. Project Cost Funding Year
F2A Lift Station 4 Upgrade $75K City 2020
F2A Upgrade Lift Station 4 to 1100 gpm $750K City 2025
F3A Lift Station 7 Upgrade $200K City/DF 2023
F3B Upgrade Lift Station 7 and 7,700 LF of Force Main $2,200K City/DF 2026-2027
F4 Upgrade Lift Station 8 to 700 gpm $100K City 2030
F5 Upgrade Lift Station 11 to 300 gpm $600K City/DF 2025
F6 Upgrade Lift Station 12 to 300 gpm $200K DF 2026
F7 Lift Station 14 and 9,000 LF of Force Main New Construction $3,780K DF 2022-2024
F9 Lift Station 3 Rehabilitation $50K City 2018-2019
F10 Membrane Upgrade for WRF $2,000K City 2025
Facility Improvements $11,623K
Miscellaneous Improvements
M1 2024 Sewer Plan Update $150K City 2024
M2 2035 Sewer Plan Update $150K City 2035
Miscellaneous Improvements $300K
Total Estimated Project Costs $18,457K
Storm Drainage
The City of Arlington established the stormwater Utility in 2001 by Ordinance 1266. Funding for
the Stormwater Utility was adopted in in 2006 with a stormwater utility fee that was assessed to
all parcels within the city limits. At the time of this writing, the Stormwater Utility has two full time
employees. The primary purpose of the Stormwater Utility is to see to the successful and full
implementation of the City’s NPDES Phase-2 stormwater permit, as issued by the Department
of Ecology, and to see to the maintenance and improvements to the City’s stormwater drainage
system.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-13 JULY 2017
The Stormwater Utility has prepared, and the City of Arlington has adopted, a Comprehensive
Stormwater Plan (Oct 2010) which is incorporated into this Plan by reference. The City of
Arlington sits within two surface water basins, the Stillaguamish River basin to the north and the
Snohomish River basin to the south. Stormwater collected in City’s drainage structures is either
discharged to surface waters or infiltrated into the ground. The Comprehensive Stormwater Plan
details all of the sub-drainage basins within the City of Arlington, both natural and constructed,
and identifies the drainage structures serving those basins.
The drainage structures consist of a combination of storm sewers (piped conveyances), open
ditches, flood control or water quality facilities, retention/detention ponds and vaults, infiltration
systems (ditches and galleries), catch basins, sediment basins, natural drainages, and rain
gardens (biofiltration swales). The inventory of these features is included in the Comprehensive
Stormwater Plan and also incorporated in the City’s GIS asset management database. A
summary of infrastructure serving the City of Arlington and maintained by the Stormwater utility
include:
Inlets: 3,829 ea
Storm pipe: 48 miles
Detention/Infiltration structures: 139 ea
Ditches/Swales/Rain Gardens 22 miles
Stormwater Wetland – 1 ea (constructed stormwater wetland
receiving runoff from 286 impervious acres of
historic Old Town Arlington)
Maintenance & Operations
The Maintenance & Operations division provides maintenance services for many elements of
the City’s infrastructure, including:
Airport
Cemetery
Equipment (except for police and fire)
City Facilities (except for water and wastewater)
Parks, athletic fields, and public spaces
Storm drainage system
Streets and sidewalks
The buildings associated with the maintenance functions of the City include a Maintenance
Shop and an Equipment Storage Building.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-14 JULY 2017
Airport
The Arlington Municipal Airport is part of the National Plan of Integrated Systems (NPIAS), as
well as of the transportation infrastructure serving the City of Arlington, Snohomish County,
and the northern portion of the Seattle-Tacoma Metropolitan Area.The Airport is located north
of the Seattle-Tacoma Metropolitan Area, approximately three miles southwest of the
Arlington Central Business District (CBD), approximately one-third of a mile from the Highway
Commercial District, and twelve miles north of the City of Everett. It is owned and operated by
the City of Arlington and is contained within the corporate boundaries of the City.
The airport is 1,200 acres and includes industrial, commercial, and public land uses, in
addition to the aviation operations. The majority of the existing general aviation facilities are
located along the east side of Runway 16/34, between 59th Avenue NE and Taxiway “A”. This
part of the airport is developed with aircraft storage facilities, including over 400 T-hangars and
apron area to accommodate over eighty tie-down spaces. The City of Arlington owns 108 of the
existing T-hangars. There is also a Fixed Base Operator (FBO), and several maintenance, and
individually owned aircraft storage hangars throughout this area.
Additional general aviation facilities are developing along the southwest side of Runway
11/29. These facilities include tie-down apron space for approximately 30 aircraft and
complexes of several new business-related aircraft storage hangars. The existing ultra-light
hangar complex is in the northwest quadrant of the airport and has storage for approximately
62 aircraft.
are approximately 580 aircraft based at the airport (including 10 helicopters, 20
gliders, and 23 ultra-lights). The airport’s hangar occupancy rate is 100 percent currently.
There is significant demand for the additional aircraft storage facilities (approximately 15
aircraft owners are on file requesting space). The Airport is home to one of the largest
“Fly-Ins” in the Northwest -- The Arlington Fly-In.
The Airport has sufficient area to accommodate both aviation and non-aviation development
in the airport industrial park and the planned Business Park. The industrial park is
approximately 102 acres and is located east of 59th Avenue NE, within the northeast quadrant
of the airport. The planned Business Park contains 125 acres and is to be located in the
southwest quadrant of the airport.
There are approximately 130 businesses on airport property that lease land and/or facilities
from the City. Approximately 25% of these businesses involve aviation or aviation-related
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-15 JULY 2017
uses associated with the airport the remaining businesses are non-aviation. The area between
Taxiway “A” (Alpha) and 59th Avenue NE is developed with aircraft storage facilities, including
over 400 T-hangars and apron area to accommodate over eighty tie-down spaces. The City
of Arlington owns 78 of the existing T-hangars. There is also a Fixed Base Operator (FBO),
several maintenance facilities, and individually owned aircraft storage hangars throughout this
area.
The GMA recognizes airports in two ways. Airports are considered essential public facilities
under the GMA5 and cities are required to plan accordingly to protect them. In addition, GMA
recognizes the potential conflict between airports and surrounding uses and directs that every
county, city and town to discourage siting of incompatible uses next to airports6.
Arlington’s Municipal Code permits airports and aviation-related uses in the Aviation Flightline
zoning district, thereby addressing the requirements of for Essential Public Facilities. To
address the potential conflict between the airport and other land uses, the City has an airport
overlay that defines separation between aviation and other land uses. Snohomish County also
has ordinances that protect these areas from encroachment.
Information Services
The Information Services Division provides the entire network and telephone communication
services for the City’s 124 full-time employees as well as approximately 15 volunteer firefighters.
It currently has two full time employee positions and two vehicles. The Division’s offices are
located within City Hall located at 238 N. Olympic Avenue.
Transportation Facilities
Please refer to Chapter 8, the Transportation Element, for a description of these facilities.
Contracted Services
Library
Sno-Isle Libraries operates a branch at 135 N. Washington Avenue. The 5,140 square foot
library building had 54,046 items in 2004, which represents 3.77% of Sno-Isle’s total collection.
The library building is owned and maintained by the City. The library also offers free access to
subscription databases and the Internet on 8 computers, and provides wireless Internet
5RCW 36.70A.200
6RCW 36.70A.510
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-16 JULY 2017
connectivity. The library has 21,516 registered users, who visited the library 112,040 times in
2014 (averaging about 380 people per day the library was open). It had a 2014 budget of
$901,000. The library offers a variety of programs for children, teens and adults. Some of these
programs include: baby, toddler and preschool story times, reading programs, and a book
discussion group. In 2014, attendance at library programs (190 in all) was 6,842.
Solid Waste
Waste Management Northwest, Inc., provides solid waste and recycling services within the City
through a contract. Solid waste and recycling service is contracted out for a seven-year period
and this current contract will expire in 2010.
Recycling – The solid waste cycle consumes an enormous amount of time, energy, petroleum,
money, and natural resources. Waste Management Northwest is providing curbside-recycling
service to City residential and multi-family customers using a wheeled all-in-one cart and a yard
waste cart. Collection at businesses is provided using large containers.
Table 9-3: Inventory of City Facilities
Facility Address
SF Year
Built Public? Use Original
Cost
City Hall 238 N Olympic 8,578 1924 public admin, City
Police Station 110 E 3rd Street 18,000 2005 public Police annex
Library 135 N Washington 5,140 1979 public Library $500,000
Butler House 200 W Cox public meeting room
Butler Barn 200 W Cox 8,500 public vacant
Butler
Creamery 200 W Cox 628 public vacant
Butler Loafing
Shed 200 W Cox 500 public vacant
Airport Office 18204 59th Dr NE 1,397 1978 public admin, Airport
Cemetery
Office &
Maintenance
Building
20310 67th Avenue 2,700 2000 public
admin, Cemetery,
& maintenance
shop
$165,000
Cemetery
Storage/Well
Building
20310 67th Avenue 792 1952 public storage & well
Fire Admin 115 N Macleod 1,125 public admin, Fire
Siren/Antenna
Building 3rd & Robin Hood 90 public fire siren &
antenna
Fire Station 46 137 N Macleod 6,618 1962 public fire station
Fire Station 47 6231 188th Street NE 3,820 1984 public fire station
City Shop 6205 188th Place NE 6,840 1944 public maintenance shop $30,000
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-17 JULY 2017
Facility Address
SF Year
Built Public? Use Original
Cost
Boy's & Girl's
Club/
Community
Room
18513 59th Drive NE 17,222 1992 public Recreation,
meeting room $889,000
Restroom,
Evans Park 18813 59th Drive NE 396 1977 public restroom, park
Restroom,
Quake Park 18501 59th Drive NE 385 1973 public restroom, park $6,000
Restroom,
Haller Park 1100 West Avenue 663 2017 public restroom, park $11,000
Restroom,
Terrace Park 809 E 5th Street 360 1974 public restroom, park $5,942
Restroom,
Twin Rivers
Park
SR-530 437 1982 public restroom, park $25,000
City Shop
Storage 6205 188th Place NE 1,104 1944 public storage $30,000
City Shop
Equipment
Shed
6205 188th Place NE 2,832 1984 public storage
City Shop
Equipment
Shed
6205 188th Place NE 2,372 public storage
York Park
Garage 3209 180th Street NE 720 public storage
Garage
(Martin's) 138 N Washington 720 public storage
York Park
House 3209 180th Street NE 1,000 public vacant
Utilities Office 816 N West Avenue 1,188 1992 public admin, Utilities $47,500
Waste Water
Office 108 W Haller 1,396 1987 public admin, Utilities $50,600
Gleneagle
Pump Station 17911 Oxford Drive 612 1993 public pump station $400,000
Burn Hill
Reservoir 200 Burn Road 1,963 1962 public reservoir $150,000
Gleneagle
Reservoir 17911 Oxford Drive 8,164 1975 public reservoir $400,000
Reservoir 17003 91st Avenue 13,267 1993 public reservoir $560,000
Waste Water
Control
Building
816 N West Avenue 2,592 1999 public utilities control
building
Waste Water
Dewatering/
Lime Storage
816 N West Avenue 1,722 1999 public
utilities
dewatering & lime
storage
$1,500,000
Waste Water
Electrical
Building
816 N West Avenue 441 public utilities electrical
building
Waste Water
Head Works 816 N West Avenue 1,100 1999 public utilities head
works
Waste Water 816 N West Avenue 864 1992 public utilities lab $101,000
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-18 JULY 2017
Facility Address
SF Year
Built Public? Use Original
Cost
Lab
Utilities Shop 816 N West Avenue 1,584 1975 public utilities shop $75,000
Utilities
Storage
Building
816 N West Avenue 600 1999 public utilities storage $10,000
Waste Water
Storage
Building
816 N West Avenue 228 public utilities storage
Valve House 17003 91st Avenue 572 1993 public valve house $105,000
Water
Treatment
Plant (new)
816 N West Avenue 5,000 2001 public water treatment
plant $2,500,000
Water
Treatment
Plant (old)
816 N West Avenue 5,000 1924 public
water treatment
plant
(decommissioned)
Airport Well 18300 59th Drive 112 public well
Well 2 1100 West Avenue 513 2001 public well $300,000
Well 3 1100 West Avenue 169 2001 public well
Aviation
Inspection &
Repair
18928 59th Drive NE 3,686 1966 rented
airplane
inspection &
repair
Navy Hanger
Museum 18008 59th Drive NE 25,746 1943 rented aviation museum $120,000
Hanger C 17910 59th Drive NE 12,960 1971 rented hangers
Hanger D 17908 59th Drive NE 12,960 1972 rented hangers $36,260
Hanger E 17906 59th Drive NE 12,960 1974 rented hangers
Hanger G 17818 59th Drive NE 12,000 1975 rented hangers
Hanger H 17816 59th Drive NE 12,960 1976 rented hangers
Hanger J 17814 59th Drive NE 12,960 1977 rented hangers
Hanger K 17812 59th Drive NE 12,960 1978 rented hangers
Hangar 57A 1,213 1943 rented hangar
Hangar 57B
Building 44
Wild Blue
Aviation 18228 59th Drive NE 3,600 1965 rented manufacturing
Parachute Loft 17998 59th Drive NE 7,341 1944 rented parachute
company $61,500
Ellie’s at the
Airport 18218 59th Drive NE 2,004 1965 rented restaurant
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-19 JULY 2017
Other Utilities
Natural Gas
Natural gas service to Arlington is supplied by two companies: Puget Sound Energy (PSE),
which serves areas south of SR-531 (172nd Street NE), and Cascade Natural Gas Company,
serving all areas north of SR-531.
PSE’s system in Arlington – which is limited to areas south of SR-531 (172nd Street NE) - is
served primarily by the Granite Falls Gate Station, which interconnects with the Northwest
Pipeline east of the Marysville city limits on 84th Street NE. Cascade Natural Gas serves areas
north of SR 531. PSE’s distribution system is generally comprised of the following components:
Gas Supply Mains: Usually larger diameter steel wrapped mains (8” and over) designed to
operate at higher pressure (over 100 psig) to deliver natural gas from the supply source to
pressure reducing stations (district regulators).
Pressure Reducing Stations: Includes district regulators, which are located at various
locations throughout the system to reduce pressure to a standard distribution operating
pressure of approximately 60 psig.
Distribution Mains: Pipes that are fed from district regulators. These mains vary in size
(usually less than 8” in diameter) and material (typically polyethylene).
The average energy use for residential customers is 50 cubic feet per hour during winter heating
months. Energy use from office, commercial and industrial customers varies. The addition of
new hookups will trend similar to the residential and commercial growth rate within the City,
since the majority of developers request natural gas service. Cascade Natural Gas Corporation
serves communities outside larger metropolitan areas in the Pacific Northwest. It serves the
majority of the Arlington UGA north of SR-531.
Electricity
The City of Arlington is served by the Snohomish County Public Utilities District No. 1 (PUD),
which obtains approximately 80% of its power from Bonneville Power Administration (BPA). The
remaining power is supplied from the PUD Jackson Hydro Project and other long-term power
contracts with various suppliers. The PUD serves all of Snohomish County and Camano Island,
including the communities of Everett, Granite Falls, Lake Stevens, Lynnwood, Marysville, Mill
Creek, Edmonds, Monroe, Snohomish, Stanwood, and Woodway. State law authorizes PUDs,
and their powers are exercised through an elected board of commissioners. PUD electrical
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-20 JULY 2017
facilities of more than 55,000 volts (55 kV) are referred to as transmission facilities. PUD
electrical facilities of less than 55,000 volts (55 kV) are referred to as distribution facilities. The
majority of PUD transmission facilities operate at 115,000 volts.
The PUD uses three major BPA delivery points in Snohomish County as the source for the
115,000-volt transmission system. From these points the power is delivered via PUD's
transmission system to the District's substations. These substations transform the 115,000-volt
transmission voltage to 12,500-volt distribution system voltage.
PUD residential, commercial, and public customers within the City of Arlington are served only
by the distribution system, which originates from the distribution substations located within the
city limits and the UGA. The PUD “East Arlington substation” is located on 212th Street NE, west
of 87th Avenue NE. The PUD “Portage substation” is located on 199th Street NE, west of 63rd
Avenue NE.
The PUD electrical transmission system within Arlington consists of above ground power lines.
These lines are typically located within most roadside easements. The PUD electrical
distribution system within Arlington consists of above and below ground power lines. These
lines are typically located within the road right-of-way.
According to the PUD, there is ample capacity to meet existing demand for the incorporated city
limits as well as the UGA. In the next 20 years, the PUD Long Range Plan identifies a new
substation capacity requirement to serve the Arlington area growth. The new substation is
known at this time as the Edgecomb substation, as it will be located in the Edgecomb area. In
the current PUD Long Range Plan the Edgecomb substation is listed for construction prior to the
year 2022.
Puget Sound Energy (PSE) also owns and maintains a transmission corridor in the City of
Arlington that transports electricity across the City. This corridor, which extends in a north-south
direction on the east side of Arlington, contains two transmissions lines: the “Beverly – Beaver
Lake” 115 kV line and the “Sedro Woolley – SCL Bothell” 230 kV line. These transmission lines
serve the energy needs of areas to the north and south of Snohomish County. Under certain
conditions, PSE's transmission line could support the local distribution grid by providing
emergency back up to Snohomish PUD's system.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-21 JULY 2017
Public Schools
Two school districts serve the Arlington UGA, the Arlington School District and the Lakewood
School District. Both are described below.
Arlington School District
The Arlington School District (ASD) covers approximately 200 square miles, greatly exceeding
the boundaries of the Planning Area (see Figure 2-13: School District Boundaries). As of May
2017, the District provided service to 5,426 students (full-time equivalent; FTE). They have a
fleet of 53 buses.
In its jurisdiction there are four elementary schools (Presidents, Eagle Creek, Kent Prairie and
Pioneer), two middle schools (Post and Haller), two high schools (Arlington) and (Weston) and
one Parent Partnership Program (Stillaguamish Valley School). Although the District does not
regard relocatable classrooms (portables) as a permanent solution for housing students, the
District currently uses 3 of these classrooms at various school sites. The District owns 168
acres of vacant land. Funding for capital improvements comes from a number of sources,
including voter-approved bonds, State Match funds and impact fees.
Lakewood School District
The Lakewood School District (LSD) covers approximately 23 square miles. As of June 2017,
the District provided service to 2,312 students, employed 150 certificated staff and 160
classified staff with a population of approximately 8,700. Less than 25% of the district is within
the Arlington UGA, near Smokey Point. (See Figure 2-13). In its jurisdiction there are three
elementary schools (Lakewood, English Crossing and Cougar Creek), one middle school
(Lakewood), and one high school (Lakewood). They have a fleet of 28 buses.
School Impact Fees
The City of Arlington has adopted school impact fee ordinances for both Arlington and
Lakewood School Districts. These fees are calculated based on projected capital needs (land,
facilities, and buses), and are updated every two years, based on the districts’ revised 6-Year
Capital Facilities Plans. The City causes all new residential development to pay their
proportionate fair share toward these capital needs.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-22 JULY 2017
Snohomish Public Hospital District No. 3
The District (dba Cascade Valley Hospital and Clinics) operates a 48-bed Acute Care Hospital
and a freestanding Ambulatory Surgery Center, both in Arlington, along with six medical clinics
located in north Snohomish County. The organization employs approximately 430 people and
has an annual budget of $40 million. Eighty-three percent of the hospital’s admissions come
from Arlington, Marysville, Stanwood, Granite Falls and Darrington. Forty-three percent of these
admissions come from the Arlington zip code.
Inpatient hospital services include general acute care, intensive care unit, obstetrics, pediatrics
and general, orthopedic and gynecological surgery. Outpatient services include emergency
services, day surgery, chemotherapy cancer care, sleep disorders unit, and a deep wound care
department. The hospital provides extensive diagnostic laboratory and imaging services
including MRI, CT scan, nuclear medicine, ultrasound, mammography and general radiology.
There are 118 physicians on the hospital medical staff.
9.3 CAPITAL FACILITIES PLAN
Table 9-4: 6-Year Capital Improvement Plan, below, represents the City’s list of identified capital
needs to support this Plan, and funding mechanisms to pay for them. No new taxes or fees are
proposed, except for the funding of a stormwater utility through connection and service fees
(Council has been studying this for a couple of years now). However, it is anticipated that both
park and traffic impact fees will increase.
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-23 JULY 2017
Table 9-4: 6-Year Capital Improvement Plan
No. Project Cost Funding Year
SEWER
Pipeline Improvements
P1 Old-Town Pipe Evaluation – Repair/Replace $1,900,000 City 2017-2023
P2 Collector/Interceptor System Flow Monitoring $27,000 City 2016-2023
P3 Gleneagle Basin Structural Repairs $371,000 City 2017-2020
P4 Replace Existing 8” Pipe Along 67th Avenue NE $2,095,000 City 2017-2019
P5 Replace Existing 24” Pipe Along West Avenue $449,000 City 2018-2020
P6 Replace Existing 8” Pipe Along Wedgewood Park, $1,116,000 City 2016-2018
P7 Replace Existing 12” Pipe South of 197th Street NE $650,000 2018-2020
P8 Replace Existing 24” Pipe Along 67th Avenue NE. Replace Existing $2,407,000 2016-2018
P9 Replace Existing 24” Pipe Along West Avenue $302,000 2020-2022
P10 Replace Existing 24” Pipe Along Railroad Street $151,000 2020-2022
P11 Replace Existing 10” Pipe with near 59th Avenue $45,000 2019-2020
P12 Replace Existing 8” and 10” Pipe Along Cemetery Road and 47th $85,000 2021-2013
P14 Smokey Point Sewage Drainage Basin Collection System $2,228,000 2022-2023
Facility Improvements
F1 Lift Station 2 – Upgrade Capacity $2,283,000 City 2016-2018
F2 Lift Station 4 – Upgrade Capacity $1,426,000 City 2017-2019
F3 Lift Station 7 – Upgrade Capacity $4,544,000 2019-2021
F7 Lift Station 14 Construction $3,781,000 City 2022-2023
F8 Lift Station 15 Construction $1,621,000 2023
F9 Lift Station 6 Force Main Re-route to LS 14 $1,588,000 2023
F3 Lift Station 3 Rehabilitation $168,000 2018-2019
WATER
Water Main Improvements
WM-1 Annual Water Main Replacement Program $10,625K City 2016-2025
WM-2 12" North Island Crossing Water Main $2,150K City/DF 2022-2023
WM-3 198th Place NE/Cemetery Road Water Main $1,641K City 2020-2021
WM-5 South of 172nd MIC Area Water Main $3,443K City/DF 2020-2021
WM-6 North Island Crossing 12" Water Main Loop $1,270K City/DF 2019-2018
Pressure Zone Improvements
PZ-1 Conversion of 710 Zone to 560 Zone (107th Ave NE) $90K City 2017-2020
PZ-2 Conversion of 540 Zone and 710 Zone to 615 Zone $90K City 2020
Facility Improvements
F-3 Demolish Burn Road Reservoir $75K City 2016
City of Arlington Comprehensive Plan Capital Facilities and Public Services Element
9-24 JULY 2017
No. Project Cost Funding Year
F-4 New Supply Well No. 1 (Replace Airport Well) $2,600K City 2022-2024
F-5 New Supply Well No. 2 $1,000K City 2024-2025
F-6 Future 1.0 MG Reservoir (past 10-year horizon) $0 City/DF 2018-2019
F-7 Gleneagle Reservoir Roof Replacement $350K City 2020
F-8 520 Reservoir Improvements - Fence $25K City 2018
F-9 Replace/Rehab Clearwell Pumps $165K City 2016-2017
ROADS See Chapter 8, Table 8-8 $87,897K Multiple 2018-2023
PARKS 3,500 s.f. Spray Park and Improvements at Haller Park site $1.2 M City/Tribe/St 2016-2018
Smokey Point Park/Plaza $2.1 M City/CDBG/ 2018-2020
Country Charm Park – Access/parking $750,000. City 2020
Additional property east of Quake Field for expansion, parking, 3 $1.5 M City/State 2025
OTHER
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 1
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐PSRC Elements – PLN#306
Summary:
The proposed amendment involves chapter changes which address several comprehensive
Plan Elements that were deemed lacking after Puget Sound Regional Council’s review of the
draft 2015 Comprehensive Plan Update. These recommendations were adopted as part of
the PSRC Work Plan in 2016 to add language to the Comprehensive Plan during the next
update (2017). These changes will allow an official rather than a conditional approval of
the full 2015 Update.
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments. The revisions to the listed chapters will bring the Comprehensive Plan
back into compliance with these State, regional and local regulations and allow for
certification of Arlington’s 2015 Comprehensive Plan Update.
2. The Planning Commission held workshops on this and related items on June 6 and
June 27, 2017, and an open record public hearing on July 18, 2017.
3. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to the PSRC Elements‐PLN#306 as
presented.
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
CPA – Mixed Use Staff Report – PLN#307
Page 1 of 2
Community and Economic Development
Planning Division
18204 59th Avenue NE, Arlington, WA 98223
COMPREHENSIVE PLAN AMENDMENT
STAFF REPORT & RECOMMENDATION
To: Planning Commission
From:
Amy Rusko, Associate Planner
Date: June 1, 2017
Regarding: Comprehensive Plan Amendment – Mixed Use – PLN#307
I. PROJECT DESCRIPTION AND REQUEST
The proposed amendment involves chapter changes related to the Buildable Lands Reasonable
Measures and Reconciliation Process the Mixed Use (MXD) Concept is being implemented to
accommodate the need to comply with Vision 2040 and the Buildable Lands Analysis (BLA) per
Snohomish County Ordinance 16-077. The City had insufficient land capacity to accommodate the
2035 population estimates and therefore had to reconcile this deficiency by other means besides a
proposed UGA expansion. Also, the AHA Housing Profile for Arlington indicated a deficiency in the
amount of diversified and multi-family housing available in the city. Implementing the Mixed Use
concept accommodates both of these deficiencies and allows for other Low Impact Design, Multi-
Modal, Mass Transit or Transit Oriented Development (TOD) to occur in the proposed MXD Overlay
areas. Goals and Policies supporting this amendment; GO-3, GH-1, GH-5, GH-8, GL-4, GL-7, GT-5, PO-
6.1, PH-2.1, PH-4.2, PH-5.1, PH-8.1, PL-1.7, PL-4.3, PL-4.8, PL-7.2, PL-7.3, PL-8.1, PL-15.51.
Applicable Elements:
Chapter 5, Section 5.6 Land Use Overlays (add MXU)
II. FINDING
The following findings are made based on the project description and the guidelines of approval.
1. In order to follow state, county and local laws the City is required to follow certain regulations
pertaining to Comprehensive Plan, Text and Zoning Map Amendments. The revised chapters
will make the Comprehensive Plan compliant with local, state and federal regulations and
allow for full certification of the Comprehensive Plan.
City of Arlington
CPA – Mixed Use Staff Report – PLN#307
Page 2 of 2
III. STAFF RECOMMENDATION
Staff requests that the Planning Commission recommend the approval of the proposed changes to
Chapter 5 of the Comprehensive Plan through a letter of findings and facts for City Council approval.
IV. EXHIBITS
1. Comprehensive Plan Chapter 5
Chapter 5: Land Use Element
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5-1 JULY 2017
5.1 PURPOSE OF THIS CHAPTER
The Land Use Element is concerned primarily with the accommodation of the City of Arlington's
spatial growth; that is, the use and the mix of land uses that will serve future population,
employment, public service and recreational needs, and other aspects of city life.
This Land Use Element has been developed in accordance with RCW 36.70A.070 of the
Growth Management Act. It responds to GMA guidelines for the update of the former 2005
Plan. In 2015, the “horizon year” changed from 2025 to 2035, and land use assumptions have
changed, all of which have been incorporated into the 2015 Plan’s Land Use Element. It
describes how the goals in the other elements of this Comprehensive Plan (Housing, Capital
Facilities, etc.) will be implemented through land use policies and regulations. It is a key element
in implementing Arlington's Comprehensive Plan.
This Element has also been developed in accordance with the Countywide Planning Policies,
the region’s Vision 2040 and multi-county planning policies. A matrix showing the consistency
between the Countywide policies and Arlington's Comprehensive Plan policies is located in
Appendix C. This section inventories and analyzes the distribution and location of existing land
uses and considers the appropriate intensity and density of future development. The Plan is
also consistent with the updated Snohomish County GMA Comprehensive Plan, including its
population, employment and housing targets1.
Finally, the Land Use Element has been developed in recognition of the subarea objectives
outlined in Chapter 4 and the Capital Faculties Element in Chapter 9. Every attempt has been
made to reconcile various growth projections with utility analyses to ensure that infrastructure
improvements keep pace with growth to achieve required “concurrency”. Concurrency is a
Growth Management requirement that requires that facilities be in place by the time growth
impacts occur.
Absent from the 2015 Plan is the TDR overlay zone. The 2005 Plan had included a Transfer of
Development Rights program to encourage agricultural protections in the Stillaguamish River
Valley through allowance of higher density (Master Planned Neighborhoods) in the Burn
Hill/South Fork (Brekhus/Beach) Subarea. This area was annexed in 2007, however the TDR
program proved unsuccessful. While the City continues to support high-level master planning in
this area to ensure efficient provision of infrastructure, the TDR component will be removed as a
1 See Snohomish Countywide Planning Policy GPP10, November 2016
City of Arlington Comprehensive Plan Land Use Element
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pre-condition for development.
All three growth alternatives being studied by the County call for a significant increase in
Arlington employment from 8,660 in 2011 to 20,884 in 2035. This is a reflection of the expected
activity around the Arlington Airport. In the County as a whole, there will be a forecasted surplus
in employment land capacity in 2035.
The City is seeking formal designation of a Manufacturing Industrial Center (MIC) including
portions of Arlington and Marysville, from the airport to about 136th Street NE. The total area
comprises about 4,019 acres with a future employment capacity of roughly 77,000 industrial
jobs, most aerospace related. Of 4019 acres, 2287 lies in the Arlington UGA and 1732 in
Marysville. The MIC area is a part of the North Puget Sound Manufacturing Corridor as
designated by the Economic Alliance of Snohomish County. As the two cities seek formal MIC
designation by PSRC, they will jointly pursue master planning of the area, including
infrastructure.
The City will adopt Figure 2-3 (Future Land Use Map) as its official land use and zoning map.
5.2 LAND USE DESCRIPTIONS
The official Land Use Map shows how land uses will be distributed throughout Arlington to
accommodate 2035 population and employment projections, along with the public facilities to
serve them. It represents policy. The Zoning Map is a regulation that implements the Land Use
Map.
It is the intention of the council that …(the zoning code)…implement the planning
policies adopted by the council for the city and its urban growth area, as reflected in
the comprehensive plan, utility plans, airport plan, and other planning documents.
(AMC 20.04.060)
There is a very close relationship between the Land Use and Zoning maps. Different zones may
exist within similar land use designations. Map overlays for the Airport Protection District, Airport
Safety Zone, the Mixed Use and Master Planned Neighborhood overlay zones further refine
how development can occur within designated areas. Development is also subject to restrictions
where applicable per the Shoreline Master Plan. Finally, the Land Use and Zoning maps depict
the Contract Rezones in effect for the Gleneagle neighborhood in the Hilltop Subarea and the
Pioneer Meadows neighborhood in the Arlington Bluff Subarea.
Following is a brief description of the purpose of the different designations and zones on the
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Land Use and Zoning maps:
7.2 RESIDENTIAL DESIGNATIONS
Suburban Residential (SR): The Suburban Residential designation consists primarily of a
suburban residential fabric. It is generally characterized as a quiet neighborhood environment
with detached single-family residences on relatively large lots situated along low-volume
thoroughfares. Building setbacks are deep with houses generally situated toward the center of
the lot they occupy and residential dwellings typically don’t exceed two stories in height. Lots
are usually served by City water and sewer.
The purpose of the Suburban Residential designation is to provide a low-density residential
environment (maximum four dwelling units per acre) for detached single-family homes (and
accessory dwellings) on relatively large lots which provide ample private outdoor space for each
residence. Residences are typically not within walking distance or close proximity to commercial
services or employment opportunities.
The Suburban Residential designation is usually initially applied to those areas of the City where
master planning is a prerequisite to development due to a lack of existing infrastructure in the
area.
Zoning classifications that may be applied to areas designated Suburban Residential on the
City’s Official Land-Use Map include: Suburban Residential (SR), Residential Low Density
(RLD), and Public/Semi-Public (P/SP). For areas with a Suburban Residential designation and a
Master Plan Neighborhood Overlay, Residential Moderate Density (RMD), Residential High
Density (RHD), and General Commercial (GC) may also be applied with an approved Master
Plan for the entire area within the respective MPN overlay.
Residential Low/Moderate Density (RLMD): The Residential Low/Moderate Density
designation consists primarily of a suburban/urban residential fabric. It is generally
characterized as a somewhat active pedestrian neighborhood environment with detached and
some attached single-family residences on moderate sized lots situated along low-volume
thoroughfares. Building setbacks are moderate with houses generally situated toward the center
of the lot they occupy with residential dwellings typically not exceeding two stories in height.
Lots are served by City water and sewer.
The purpose of the Residential Low/Moderate Density designation is to provide a moderate-
density residential environment (four to six dwelling units per acre) for detached and attached
single-family homes (and accessory dwellings) on moderate sized lots that provide some private
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outdoor space for each resident. Some residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Low/Moderate
Density on the City’s Official Land-Use Map include: Residential Low/Moderate Density (RLMD),
Residential Moderate Density (RMD), and Public/Semi-Public (P/SP).
Residential Moderate Density (RMD): The Residential Moderate Density designation consists
primarily of an urban residential fabric. It is generally characterized as an active pedestrian
neighborhood environment with detached and attached single-family residences on moderate
sized lots situated along low to moderate volume thoroughfares. Building setbacks are
moderately deep with houses generally situated toward the front of the lot they occupy with
residential dwellings typically not exceeding two stories in height. Lots are served by City water
and sewer.
The purpose of the Residential Moderate Density designation is to provide a comfortably
spaced residential environment (six dwelling units per acre) for detached and attached single-
family homes (and accessory dwellings) on moderate sized lots that provide some private
outdoor space for each resident. Residences may be within walking distance of some
commercial services and employment opportunities as well as urban amenities such as parks
and trails.
Zoning classifications that may be applied to areas designated Residential Moderate Density on
the City’s Official Land-Use Map include: Residential Moderate Density (RMD) and Public/Semi-
Public (P/SP).
Residential High Density (RHD): The Residential High Density designation consists primarily
of an urban residential fabric. It is generally characterized as a very active pedestrian
environment with attached multi-family residences on shared lots situated along moderate to
high-volume thoroughfares. Building setbacks are shallow with residential buildings generally
situated toward the front of the lot they occupy with residential buildings typically not exceeding
three stories in height. Residential developments in this designation are subject to design
review. Lots are served by City water and sewer.
The purpose of the Residential High Density designation is to provide a close-knit residential
environment (minimum ten dwelling units per acre) that can consist of detached, single-family
residences to multi-family complexes that generally have shared common outdoor space.
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Residences are typically within walking distance of commercial services and employment
opportunities as well as urban amenities such as parks, trails, and transit service.
Zoning classifications that may be applied to areas designated Residential High Density on the
City’s Official Land-Use Map include: Residential High Density (RHD) and Public/Semi-Public
(P/SP). The Mixed Use may also be applied where a master plan is approved.
Old-Town Residential (OTR): The Old-Town Residential designation consists primarily of an
urban residential fabric (exclusive of multi-family dwellings). It is generally characterized as old-
town Arlington’s historic residential neighborhood consisting of detached single-family homes
from the early 20th century forward. It is an active pedestrian environment with lots situated
along low-volume thoroughfares and are provided secondary access from alleys (from which
most residential garages are accessed from). Building setbacks are moderate with residential
buildings generally situated toward the front of the lot they occupy with buildings not exceeding
two stories in height. Lots are served by City water and sewer. Residential developments in this
designation are subject to design review.
The purpose of the Old-Town Residential designation is to preserve the historic look, feel, and
function of Arlington’s old-town residential neighborhood which generally consists of detached
single-family residences (and accessory dwelling units) on narrow 1/10th acre lots (ten dwelling
units per acre maximum). Some residences are situated on two or more of these lots.
Residences are within walking distance of Arlington’s Old-Town Business District which consists
of commercial services and employment opportunities. Residences within this designation are
also within walking distance of other urban amenities such as parks, trails, schools, and transit
service.
Zoning classifications that may be applied to areas designated Old-Town Residential on the
City’s Official Land Use Map include: Old-Town Residential (OTR) and Public/Semi-Public
(P/SP).
5.3 COMMERCIAL DESIGNATIONS
Neighborhood Commercial (NC): The Neighborhood Commercial designation consists
primarily of a compact commercial urban fabric with small-scaled commercial retail and
professional services. It is generally characterized as an active pedestrian environment with
commercial buildings situated at the intersection of moderate to high-volume thoroughfares.
Lots are served by City water and sewer. Developments in this designation are subject to
design review.
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The purpose of the Neighborhood Commercial designation is to provide commercial amenities
and professional services within geographic areas that are generally zoned for residential or
industrial uses in order help ensure the daily convenience needs of the nearby residences and
employees can be met. Mixed uses with a residential or lodging component may be acceptable.
General Commercial (GC): The General Commercial designation consists primarily of a sub-
urban commercial fabric with moderate-sized commercial, office, and professional service uses.
The purpose of the General Commercial designation is to provide a setting for commercial,
office, and professional service uses of a moderate sized format that rely on motor-vehicle
traffic. This designation is intended to be situated along arterials and to serve as a transition
area between Highway Commercial designations and residential designations. It is generally
characterized as an active automobile and pedestrian environment with commercial buildings
situated toward high-volume thoroughfares with parking located to the sides of buildings. Lots
are served by City water and sewer.
Developments in this designation are subject to design review. Zoning classifications that may
be applied to areas designated General Commercial on the City’s Official Land Use Map
include: General Commercial (GC) and Public/Semi-Public (P/SP). The Mixed Use concept will
be encouraged in these areas, again subject to master plan and design review.
Highway Commercial (HC): The Highway Commercial designation consists primarily of a
suburban commercial fabric with large format commercial uses. Lots are served by City water
and sewer. Developments in this designation are subject to design review.
The purpose of this Highway Commercial designation is to provide a setting for large-scale
commercial uses that typically locate on major thoroughfares and attract a regional customer
base.
Zoning classifications that may be applied to areas designated Highway Commercial on the
City’s Official Land Use Map include: Highway Commercial (HC) and Public/Semi-Public (P/SP).
The above designations reflect the current, auto-dependent, sub-urban style of development
that exists within the commercially zoned areas of the City. In order to create neighborhoods
that replicate the feeling, functionality and efficiencies of neo-traditional development the City
will utilize a Mixed Use overlay upon commercially zoned areas throughout the city. Mixed Use
Development focuses on the integration of commercial, retail and residential uses in close
proximity to one another, while promoting the safety and mobility of both pedestrian and biker
and less emphasis on auto dependency, thus creating a livable environment where residents
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have the ability to safely use alternate modes of transportation to commute to employment
centers, complete their shopping and for their recreation.
Old-Town Business District (OTBD): The Old-Town Business District designation consists
primarily of an urban commercial fabric with small to medium format commercial uses. It is
generally characterized as an active pedestrian environment with traditional “Main Street”
character where low-rise buildings are placed adjacent to each other and enfront a right-of-way
which consists of wide sidewalks and on-street parking. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Old-Town Business District is to preserve the look, feel, and function of
Arlington’s traditional commercial center. This designation provides a setting for small-scale
commercial uses that rely on both pedestrian and motor-vehicle traffic and mixed uses with a
residential component. The Old-Town Business District also serves as the center for the City’s
civic activity.
The Old-Town Business District designation has been divided up into three sub-districts
because each sub-district has its own distinguishable development pattern. Old-Town Business
District 1 consists of Arlington’s historic “Main Street” (Olympic Avenue) where commercial
buildings are located side by side to form a fairly continuous street wall. Old-Town Business
District 2 consists of West Avenue and part of Division Street where commercial uses are
separated and some on-site parking is provided. Old-Town Business District 3 consists of Burke
Avenue and covers much of what was historically Haller City before it merged into Arlington.
This subdistrict consists of a mix of commercial and residential uses on blocks that are oriented
east to west as opposed to north to south like in subdistricts 1 and 2.
Zoning classifications that may be applied to areas designated Old-Town Business District on
the City’s Official Land Use Map include: Old-Town Business District 1, 2, and 3 (OTBD-1, -2, or
-3); and Public/Semi-Public (P/SP).
5.4 INDUSTRIAL/AIRPORT DESIGNATIONS
General Industrial (GI): The General Industrial designation consists primarily of an urban
industrial fabric with small to large format industrial operations. It is generally characterized as
an active employment center where low rise buildings are situated toward the interior of lots and
building setbacks are variable. Parking is accommodated on-site. Lots are served by City water
and sewer. Development projects in this designation are subject to design review.
The purpose of the General Industrial designation is to provide a setting for industrial-type uses
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that may utilize indoor and outdoor space; emit dust/smell, noise, or glare; or depends on major
thoroughfares and rail lines for shipment as part of their normal operations. Industrial operations
include manufacturing, processing, creating, repairing, renovating, painting, cleaning and
assembling of goods, merchandise, or equipment.
Zoning classifications that may be applied to areas designated General Industrial on the City’s
Official Land Use Map include: General Industrial (GI) and Public/Semi-Public (P/SP).
Light Industrial (LI): The Light Industrial designation consists primarily of an urban light-
industrial fabric with small to large format industrial operations that occur within completely
enclosed low rise buildings. It is generally characterized as an active employment center with
attractive buildings, formal landscaping, clean appearance, and adequate screening from non-
industrial uses. Buildings are generally situated toward the street and have a clearly
distinguished entrance. Parking is accommodated on-site. Lots are served by City water and
sewer. Development projects in this designation are subject to design review.
The purpose of the Light Industrial designation is to provide a setting for less intense industrial-
type uses that utilize indoor space for manufacturing, processing, creating, repairing, renovating
painting, cleaning and assembling of goods, merchandise, or equipment in a way that is not
likely to create external noise, smell, dust or glare as part of its normal operation. It is intended
to have a cleaner, more orderly environment than what would be found in a General Industrial
designation. For this purpose, the Light Industrial designation also serves as a buffer between
General Industrial and non-industrial land use designations.
Zoning classifications that may be applied to areas designated Light Industrial on the City’s
Official Land Use Map include: Light Industrial (LI) and Public/Semi-Public (P/SP). The LI and
GI zones could be the principal implementing zones for a future Manufacturing Industrial Center,
subject to an overall master plan.
Business Park (BP): The Business Park designation consists primarily of an urban fabric with
medium to large format operations that occur entirely within enclosed low to medium rise
buildings. It is generally characterized as a master planned upscale employment center with
attractive buildings, landscaping, and streets built to urban standards all working together to
create a “park-like” environment that accommodates informal outdoor recreation and enjoyment
between buildings. Lots are served by City water and sewer. Development projects in this
designation are subject to design review.
The purpose of the Business Park designation is to provide an upscale and enjoyable setting for
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company offices, warehouse, and light-industrial uses. The Business Park designation also
serves as a buffer between residential and non-residential uses.
Zoning classifications that may be applied to areas designated Business Park on the City’s
Official Land Use Map include: Business Park (BP) and Public/Semi-Public (P/SP).
Aviation Flightline (AF): This use designation is intended to cover the portions of the airport
devoted to aviation-related uses. It allows only aviation-related uses proximate to airport
runways and taxiways. Aviation-related uses include any uses related to supporting aviation that
require direct taxiway access as a necessary part of their business operations, such as aviation
services, manufacturing of aviation-related goods, general services whose primary customers
would be those engaged in aviation-related activities (e.g., restaurants primarily catering to
pilots, employees, or passengers), or other uses that are clearly related to aviation. Compatible
zones include Aviation Flightline, Airport Protection District, and Public/Semi-Public.
5.5 CIVIC DESIGNATIONS
Public/Semi-Public (P/SP): The Public/Semi-Public (P/SP) designation consists of both
publicly owned open spaces (e.g. parks) and civic buildings (e.g. schools). It is generally
characterized as formally landscaped and usable open space. The purpose of this designation
is to provide a setting for public interaction, civic engagement, recreation (both active and
passive) and utility service providers. Quality Public/Semi-Public spaces provide the City with a
strong sense of identity and can function as economic assets. The Public/Semi-Public (P/SP)
zone implements the like-named Plan designation. Public facilities may also be allowed as
Conditional Uses.
5.6 LAND USE OVERLAYS
Airport Protection District: The Airport Protection District (APD) overlay consists of four
subdistricts (A, B, C, and D) and five safety zones (1, 2, 3, 4, and 5) that are laid over the
existing land use designations and zoning classifications on the City’s Official Land Use Map
and Zoning Map (Figure 2.3). The APD overlay boundaries were determined by aircraft accident
data from the National Transportation Safety Board, the Federal Aviation Regulation Part 77
Imaginary Surfaces and FAA AC 150/5200-33A, and Hazardous Wildlife Attractants on or near
airports.
The purpose of the Airport Protection District overlay is to protect the viability of the Arlington
Municipal Airport as a significant resource to the community by encouraging compatible land
uses and densities, reducing hazards to lives and properties, and ensuring a safe and secure
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flying environment. The Airport Protection District Overlay modifies the density and land use
requirements of the underlying zoning districts to the extent that it protects the public health,
safety, and welfare of property owners residing within the overlay and airport users.
Contract Rezone: The Contract Rezone (CR) overlay consists of residential developments that
deviate from some of the underlying zoning regulations based on a mutually accepted
agreement between a developer and the City. These typically include master planned
communities where some of the densities and uses would not otherwise be permitted.
The purpose of the Contract Rezone overlay is to identify lands within the City that are subject
to modified development regulations based on an agreed upon contract between the City and a
developer. The Contract Rezone provides for flexibility in the City’s zoning regulations generally
in exchange for some benefit provided to the City. The City currently has two residential
developments under a contract rezone: Gleneagle and Pioneer Meadows.
Master Planned Neighborhood: The Master Planned Neighborhood (MPN) overlay consists of
large areas of unimproved (or underutilized) land (25+ acres) that exist within the City for which
the planning and financing of infrastructure improvements is necessary. A master plan must be
established for the entire land area within a Master Plan Neighborhood overlay before any
development can occur.
The purpose of the Master Plan Neighborhood overlay is to ensure that development occurs in
an orderly and financially responsible manner, and that adequate infrastructure is put in place to
serve new development within the overlay. The City currently has two areas with a Master Plan
Neighborhood overlay: the Brekhus/Beach Subarea and the future Lindsay Annexation area
within the Hilltop Subarea. The City plans to assist property owners within these two areas by
creating a “high-level” master plan so that development can begin to occur in these areas.
Mixed Use Overlay: A new MU overlay zone will be adopted by the City allowing a blend of
residential high density and commercial uses subject to a regulating plan, administrative site
plan review and design review. The purpose of this zoning is to foster development of
pedestrian oriented, mixed uses where residences are located in close proximity to small retail
and office uses. By utilizing mixed use development Arlington is striving to achieve one or more
of these objectives:
(a) Enhance the pedestrian environment.
(b) Encourage additional street level activity.
(c) Reduce automobile trips.
(d) Create a “sense of place.”
(e) Provide for the efficient use of land and services.
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(f) Allow opportunities for economic vitality and diverse housing opportunities.
(g) Provide a transition between adjacent neighborhoods and commercial areas.
As Mixed Use is applied, Form-Based Code (FBC) will be the guiding principle to ensure that all
development will have a predictable outcome, provide for exceptional urban design and create a
desirable public realm.
Gateway Overlay Zone: The Gateway Overlay Zone is intended to apply to properties at and
near major entrances to the City. This generally includes all lots that are adjacent to or abutting
arterial or greater rights-of-way (both existing and proposed) that are also within close proximity
to city limits. The purpose of the Gateway Overlay Zone is to ensure that a) gateways into the
City are inviting and aesthetically pleasing, b) development of properties adjacent to or abutting
gateways are well designed in terms of building architecture, site layout, screening, and
landscaping; and c) appropriate land uses are permitted and located within designated
gateways.
5.7 MAJOR LAND USE CONSIDERATIONS
The biggest consideration that arises at every periodic update of this Plan is: How do we want to
grow? Under the GMA, we are obligated to plan for and accommodate 20-years’ worth of
projected growth. As a regional partner, Arlington has accepted the 2035 population, housing
and employment targets adopted by the County and the Puget Sound Regional Council;
however, the community, through its local plan, has control over where development occurs and
what it will look like.
With a 2035 population growth of over 6,500 residents and thousands of new jobs, if existing
boundaries are retained, Arlington would have to increase densities to meet its target. If
densities are to be kept at current levels, then we will have to expand our boundaries. The City
chooses instead to retain the existing boundaries, including the Brekhus/Beach area, and
accommodate higher densities through the Mixed Use, Master Planned Neighborhood, cottage
housing and other zoning tools. The City's 2015 Plan emphasizes a more focused and
interactive relationship between us and Marysville, especially in the joint Arlington/Marysville
Manufacturing Industrial Center (AMMIC). These are all features added to the 2015 Plan to
ensure that future jobs and residents are accommodated, while preserving the character of our
existing community.
In 2035, the City envisions most growth to occur in nine areas:
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Population:
1. SR9/172nd St, in the future Lindsey Annexation area.
2. Other areas depicted on Figure 4-1 (Residential Capacity)
Employment
3. Airport Business Park.
4. The Arlington/Marysville Manufacturing Industrial Center.(AMMIC)
5. Other areas depicted on Figure 4-2 (Employment Capacity)
Commercial
6. Island Crossing and Stillaguamish property.
7. National Foods property.
8. 172nd St. Corridor and the Smokey Point Boulevard Commercial Corridor.
9. Kent Prairie; 204th St./SR 9
The Capital Facilities Element in Chapter 9 emphasizes these areas as those where the
greatest infrastructure impacts will be (water use, sewer discharge transportation, etc.).
Issues related to where and how we grow our land uses include, among others:
The infrastructure needed to accommodate growth including cost and financing.
The location of new roads and utility improvements.
Urban design—what the new growth will look like.
Preserving neighborhood character while accommodating growth.
Ensuring an economically viable industrial center.
5.8 EXISTING CONDITIONS
Table 5-1 shows the land use designations on the official land use map. The “Net Zoned”
figures exclude road rights of way, public lands and other undevelopable areas. The last column
shows the total land area in each planning subarea.
5.9 LAND CAPACITY ANALYSIS (BUILDABLE LANDS)
To analyze whether Arlington with its current city limits and UGA has sufficient developable land
to accommodate its projected population (26,002) and employment (20,884) targets, a Building
Lands Analysis (BLA) was completed in the summer of 2014 and finalized in 2016. The
objectives of the study were to identify, locate and characterize developed, developable and
undevelopable land area and parcels within the current city limits, the UGA, and each of the
City’s neighborhood planning areas. Lands were categorized by use categories and distributed
within the respective zoning designations.
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The City and County concluded that the City would meet its 2035 Population Target.
Table 5.4 shows dwelling unit and population estimates based on its buildable land supply and
ability to provide services to the areas involved.
Table 5-5 shows the developable vacant acreage within each zone and each subarea. It does
not show land that is underdeveloped and that would be available for higher density
redevelopment (“infill”). The figure totals about 9% of the “net zoned” area in the City.
Table 5-1: Land Use Designation Size by Subarea, Existing Land Use Map
Subarea AF BP GC GI HC LI MS NC
OTB
D-3
OTBD-
2
OTBD-
1
OTR
D
P/S
P RHD
RLM
D
RM
D SR
Net
Zoned*
Total
Area
Arlington
Bluff 35 20 31 226 66 378 540
Brekhus/
Beach 145 145 337
Hilltop 61 4 4 92 47 806 1,014 1,305
Kent
Prairie 51 4 12 80 18 44 209 353
MIC 736 154 8 567 148 28 1,641 2,133
Old-Town 12 1 93 213 67 103 489 609
OTBD-3 27 6 33 115
OTBD-2 5 16 2 23 45
OTBD-1 25 1 26 37
South
Fork 2 2 71
West
Arlington 12 64 486 4 2 25 281 874 1,054
Total 736 166 224 571 486 148 16 28 25 16 31 93 384 219 1,052 494 145 4,834 6,599
* Public R/W, public lands, undevelopable land not included
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5.10 DENSITY
Density standards are a combination of what the City’s development regulations allow2 and what
has actually occurred on the ground, that is, how many dwellings actually were built given the
site limitations, market conditions, etc. Using the information in Table 5- 2 to determine the land
needed through 2035 requires this “real world” analysis, regardless of actual regulations in the
City Code.
The County’s Buildable Lands report analyzed density on a gross density and net density basis.
Gross residential density is the number of housing units divided by total area. Net density
calculates the number of houses on land used for residential building lots only, excluding lands
used for roads, wetlands, Native Growth Protection Areas, recreational areas and detention
ponds, etc.
Gross residential density in the City’s residential zones (RHD, RLMD, RMD and SR) was 3.83
units per acre in 2014:
Table 5-2: Residential Density by Land Use Designation
SR 0.14 RMD 4.29 OTR 6.0
RLMD 3.66 RHD 8.73
5.12 HOUSEHOLD SIZE
The average household size in Arlington is 2.623, a decline from 2.72 in 2005. Owner-occupied
units had 2.76 persons, down from 2.82 persons. Renter-occupied declined from 2.54 to 2.36.
The 2005 estimate for 2025 average household size was 2.54 which has proven to be very
accurate. The County’s estimated household size for 2035 in Arlington is forecasted to be 2.7,
which will be used for this Plan at a rate of 2.84 for owner-occupied units and 2.4 for renter
units.
5.13 FUTURE NEEDS
Population Capacity: Population within the established UGA is projected to grow from 18,380 in
2014 to 24,937 in 2035. Using the density and household size assumptions, the future housing
need was calculated as shown on Table 5.4.
2 See Chapter 20.48, Arlington Municipal Code
3 2013 Housing Characteristics and Needs Report, Snohomish County, 2014
City of Arlington Comprehensive Plan Land Use Element
5-15 JULY 2017
Table 5.4: Housing Unit Needs
2014 2035
Residential
Zoned Area
(acres)
Dwelling
Units Population Additional
Population
Estimated
Additional
Dwelling Units*
City and UGA
City 2,250 7,086 18,360
UGA 244 174 350
2,494 7,260 18,710
2035 Estimate 24,937 6,227 2,421
Assumptions: Single Family Multi-Family
Housing Distribution: 82.1% 17.9%
Avg. Household Size: 2.8 2.4
Vacancy Rate: 4.7% 4.7%
Table 5-3: Permissible Residential Densities
Code
d/u per acre
Assumed1
SR,
with utilities
without utilities
4.5
2.0
4.5
2.0
RMD 6.0 6.0
RLMD 6.0 5.0
RHD 16.0 12.0
OTR 6.0 6.0
1For planning purposes, the “assumed” density figure was
used as a reflection of the actual development history and
future policies emphasizing the maximizing of
development.
City of Arlington Comprehensive Plan Land Use Element
5-16 JULY 2017
To determine the amount of capacity for growth left in the existing UGA, the City has used the
2012 SCT Buildable Lands Report4 and surveyed 2014 land uses using Assessor records
(March 2014) and field observations. The projected need of 2,421 dwelling units was compared
with the vacant, developable land and the household size and density standards for each zone.
Table 5.5 provides updated information based on the 2014 analysis and the 2016 reconciliation
effort by the County and Arlington.
Further, the County EIS growth capacity in the Brekhus/Beach area (963 units5) was initially
used for this Plan. The subsequent reconciliation process yielded an agreement of 606 units
based on a developed density of 5.5 dwellings per acre. The City accepts this estimate although
over the short term a significantly reduced density (20,000 square feet/lot) will occur. When a
master plan developer proposes a higher density development, it will be based on a detailed
infrastructure plan, including financing. Thus for the long term, the capacity figure of 606 units is
feasible.
4 Snohomish County Tomorrow, ‘2012 Growth Monitoring/Buildable Lands Report,’ June, 2013. For information on
the method and assumptions used, please refer to that report or its companion, the SCT Buildable Lands Procedures
Report. http://www1.co.snohomish.wa.us/Departments/PDS.
5 Draft EIS, Page 3-96
City of Arlington Comprehensive Plan Land Use Element
5-17 JULY 2017
As shown on Table 5.5,
the net need for new
capacity will be 762
units under this Plan.
Reasonable measures
(HMU, cottage housing,
Accessory Dwellings,
etc.) and other tools will
be used. A
Brekhus/Beach master
planned development
will be encouraged to
provide greater than 5.5
du/acre, further ensuring
that the City will meet its
objective. With these
infill and redevelopment
assumptions, the 2035
population estimate of 24,937 can be accommodated.
Housing Implications: In May, 2013 each jurisdiction was asked to re-cap the strategies within
the housing element of its 2005 comprehensive plan. Arlington reported that the overall
emphasis in City of Arlington’s housing element is to:
Preserve the “old-town” area.
Encourage more "high end" housing.
Encourage high density housing in areas currently moving in that direction.
Locate housing development in areas within existing sewer service areas.
Allow for mixed use projects in commercial centers.
Permit infill development that is compatible with existing neighborhoods.
Reduce on-site parking requirements for residential developments.
Encourage the development of a variety of housing types in order to accommodate niches in
the market that aren’t currently being served.
As shown on Table 5.4, the City will maintain a goal of providing a housing mix of 82% (1,985)
single-family and 18% (436) multi-family dwellings to meet the overall objective of 2,421 new
added housing units by 2035. It will work to attract affordable housing as the market seems to
be demanding (See Chapter 6).
Table 5.5 Available Land Capacity
Zoning
Vacant
Developable Density Units Population
2035 Need 2,421* 6227
Capacity
OTBD-3 0.98 12.0 12 32
OTBD-2 12.0
OTBD-1 0.86 12.0 10 27
OTRD 0.88 6.0 6 16
RHD 9.31 12.0 112 302
RLMD 67.34 5.0 337 909
RMD 3.26 6.0 20 54
SR 116.81 4.5 526 1420
Brekhus/Beach 110.20 5.5 606 1636
Other 6.61 4.5 30 81
Total Available 1659 4477
Infill or Redevelopment Capacity Need 762 2057
*Including vacancy rate
City of Arlington Comprehensive Plan Land Use Element
5-18 JULY 2017
Employment Land Capacity: In its 2005 Plan, Arlington’s employment target for the year 2025
ranged from 12,920 to 14,730 jobs. All three growth alternatives being studied by the County for
the 2015 Plan call for a significant increase in Arlington employment to 20,884 in 2035. This is a
reflection of the expected activity around the Arlington Airport and the market importance of
Arlington in the North County area, where it provides job locations for citizens from Skagit,
Darrington, Marysville, Stanwood, and beyond.
In the County as a whole, there will be a forecasted surplus in employment land capacity in
2035. In Arlington, land capacity will be a function of available land, employment density and the
City's role in the North County market place. There are about 375 acres of available and
developable land in the seven commercial/industrial zoning categories. A 2007 Employment
Density Study being used for the Countywide Plan update adopts a density standard of 500
square feet per employee for industrial uses. However, the study noted that an analysis of
Arlington employment densities for industrial uses was a significantly higher 2,625 square feet
per employee. Applying that number to available lands in the AF, BP, GI and LI zoned lands
produces and industrial land capacity of about 5,750 employees. The Density Study also
recommended a figure of 400 square feet per employee for retail and office uses. Applied to the
GC, HC and NC zones produces a capacity figure of about 2,900.
The total land capacity of 8,650 for all commercial/industrial categories falls short of the
projected 12,224 new jobs in 2035. And doubtless, the high density of 2,625 square feet per
employee will lower as new industries come to town. However, two factors suggest that
additional industrials lands should be identified.
One factor is the location of Arlington in the North Puget Sound Manufacturing Corridor, a
recognized area of emphasis by community and economic development leaders, where
aerospace and technology-related companies are being sought. The City is seeking formal
designation of a Manufacturing Industrial Area (MIC) including portions of Arlington and
Marysville, from the airport to about 136th Street NE. The total area comprises about 2900 acres
in Arlington with a future employment capacity of 77,000 industrial jobs (1600 square feet per
employee), most aerospace related. The MIC area is a part of the North Puget Sound
Manufacturing Corridor as designated by the Economic Alliance of Snohomish County. As the
two cities seek formal MIC designation by PSRC, they will jointly pursue master planning of the
area, including infrastructure.
The second factor is the North Stillaguamish Economic Development Plan, adopted in 2015.
The Plan comes in response to the Oso disaster and is tasked with defining a strategy for
City of Arlington Comprehensive Plan Land Use Element
5-19 JULY 2017
economic growth along SR-530 from Arlington to Darrington. With Arlington being a destination
for Stilly Valley jobs and a waypoint for supplying the corridor, sufficient lands must be readied
for the likely growth to come.
Jobs/Housing Ratio: In 2005, Arlington had a job/housing ratio of 2.22. With the forecasted
population, housing and employment estimates described above, the ratio in 2035 would be
closer to 2.1 jobs for every household. This figure does not suggest that every household has
two employees living there. It is more a measure of how many households requiring public
services are matched by jobs in the community bringing tax revenue to the City. Any ratio above
2 is considered a good balance.
5.14 SUBAREA PLANS
The Land Use Element will be implemented in large part through the development strategies
pursued in each of the City's subareas. Following are brief descriptions of these subareas, the
2015 zoning and summaries of key issues and future strategies for 2015.
Old-Town Residential Subarea
The Old-Town Residential Subarea is the heart of Old-Town Arlington’s residential area. It is
largely developed, as much of the land was platted in the late 19th and early 20th Centuries in a
traditional grid pattern with alleys (consisting of MC Mahons, Giffords, Palmer, Clums, and
Cobbs Additions to Arlington). Typical lot size is 4,356 square feet (1/10th of an acre). Infill
development of single-family homes continues as older homes are demolished and vacant lots
are built on.
The City will continue to encourage infill and redevelopment of residential lots in this subarea;
however, comprehensive design standards need to be established in order to preserve the
historic character of this neighborhood.
As infrastructure continues to age, the City will also need to continue investing in the area’s
public realm by improving streets, sidewalks, and City-owned utility lines.
Old-Town Business District Subarea
The Old-Town Business District is Arlington’s historic central business district and consists of
the original Town of Arlington and Haller City Plats. Arlington and Haller City were once different
towns but merged in 1903 when Arlington incorporated. Olympic Avenue (Arlington’s “Main
Street”) was remodeled in 2007. Centennial Trail runs though Old-Town, connecting Arlington
the Skagit County line to the north and the city of Snohomish to the south.
City of Arlington Comprehensive Plan Land Use Element
5-20 JULY 2017
While the area is largely built-out, redevelopment and revitalization efforts continue to occur
over time as investments are made in both the public and private realms. The City will continue
to support redevelopment and revitalization efforts while enforcing design standards and
guidelines in order to preserve the area’s historic character.
The City is developing a Riverfront Master Plan to take advantage of the area’s position along
the Stillaguamish River. This plan will provide for more economic development and public use of
the riverfront.
Arlington Bluff Subarea
The Arlington Bluff Subarea includes the upland area just south of the Stillaguamish River
Valley and north of the Municipal Airport. It was once home to large homesteads that have since
been subdivided into a number of residential plats of varying sizes.
The Arlington Bluff Subarea is slated to remain a predominately single-family residential area
with some neighborhood commercial uses along 67th Avenue NE and Highway 530. While the
area is largely developed, there is still opportunity for some infill residential and commercial
development.
The City plans to continue to work to ensure that environmentally critical areas (such as steep
slopes and streams that are prevalent in the area) are protected.
The only proposed change to the land use in this subarea as part of the 2015 periodic update
was a rezone request of a one-acre parcel at the bottom of the bluff along 211th Place NE from
residential to commercial. The request was approved.
As for road improvements, the City is proposing to improve 211th Street NE and re-align the
road to connect directly to 59th Avenue NE (a westbound spur will still connect to the highway at
its current location). A trail will also be added to the streetscape, connecting Centennial Trail to
the Valley and at some future date to Island Crossing (see Figure 2-7).
Kent Prairie Subarea
The Kent Prairie Subarea is situated at the intersection of Highway 9 and 204th Street NE. It is a
well-integrated neighborhood of various use types, including commercial, public, single-family
residential, and multi-family residential, which are built around the environmentally critical areas
(streams and wetlands) found there.
The area presents some infrastructure challenges--mainly the discontinuous street system.
There are numerous dead-end streets that will likely never be connected.
City of Arlington Comprehensive Plan Land Use Element
5-21 JULY 2017
The only change to the land use in this subarea as part of the 2015 periodic update was a
rezone request of approximately 2 acres along 77th Avenue NE (south of 204th Street NE) from
commercial to residential.
Manufacturing/Industrial Center Subarea
The Manufacturing/Industrial Center (MIC) Subarea includes the Arlington Municipal Airport and
surrounding lands that are zoned Industrial and Business Park. It extends from approximately
136th Street NE in Marysville north to Cemetery Road in Arlington and roughly from 51st Avenue
NE to the west and 67th Avenue NE to the east. As the greater Seattle metropolitan region
continues to grow, with the need for living-wage jobs, the Cities of Arlington and Marysville have
identified an opportunity to work together in the formation of a joint Manufacturing/Industrial
Center. The area lies within the North Puget Sound Manufacturing Corridor, a targeted area for
economic development and infrastructure development. Currently, there is only one designated
MIC in Snohomish County (Paine Field). Obtaining MIC designation from the Puget Sound
Regional Council would provide an opportunity for both cities to obtain necessary funding to
invest in new and existing infrastructure that would strengthen industrial activity and lead to
continued job creation.
The City envisions this joint Arlington/Marysville Manufacturing/Industrial Center (AMMIC) as
the region’s main industrial employment center on the north end. As part of the City’s strategy to
make this happen, the City is committed to continuing to ensure the area develops as a strong
manufacturing and industrial base by strictly limiting non-supportive land uses such as retail,
housing, and non-related offices and encouraging manufacturing, industrial, and advanced
technology uses. Within two years of receiving MIC designation, the City will develop a subarea
plan for the City’s portion of the AMMIC that will further the goals and objectives of the PSRC
and Multi-County Planning Policies with regards to MICs.
Joint MIC designation between the City of Arlington and the City of Marysville makes logical
sense because the industrial centers of both cities are only separated by jurisdictional
boundaries. In 2011 the Planning Commissions of both Arlington and Marysville signed a joint
resolution urging their respective city council’s to seek MIC designation from the PSRC for the
purpose of advancing the economic goals of each jurisdiction.
Subsequently, on December 11, 2011, the City of Arlington, City of Marysville, and Tulalip
Tribes adopted Joint Resolution 2011-001 supporting regional coordination of a
Manufacturing/Industrial Center to support manufacturing expansion in the north Snohomish
County area.
City of Arlington Comprehensive Plan Land Use Element
5-22 JULY 2017
The proposed AMMIC (see Figure 2-4) is a prime candidate for MIC designation and continued
investment because of its site and situation. Located entirely within Arlington’s and Marysville’s
urban growth areas, the proposed AMMIC encompasses 4,091 acres (6.4 square miles)
inclusive of many existing industrial businesses and room for additional capacity. Of that total
area, approximately 1,200 acres is undeveloped or under developed. Arlington’s portion of the
proposed AMMIC includes 2,291 acres that are primarily zoned industrial, business-park, and
aviation (as the site includes the Arlington Municipal Airport). A small portion is zoned
commercial along 172nd Street NE.
The proposed AMMIC is situated in northern Snohomish County, centrally located between two
major centers of commerce—Seattle, WA and Vancouver, BC. It is framed between I-5 on the
west and Highway 9 on the east and is served by the Santa Fe/Burlington Northern railroad.
The area is accessible from I-5 via 116th Street NE, 172nd Street NE, and Highway 530. The City
of Marysville is proposing an interchange at 156th Street NE that would provide additional
access to the area. Regional arterials that serve the proposed area include Smokey Point
Boulevard, 172nd Street NE 51st Avenue NE, 59th Avenue NE. and 67th Avenue NE.
Current employment within the proposed AMMIC is estimated to be 5,586, with 70% of those
jobs being industrial/manufacturing related, 20% retail, and 10% services and government. The
proposed AMMIC has an estimated employment capacity of 77,000 jobs.
The current ratio between jobs and manufacturing facility space in Arlington is one (1) job for
every 300 square feet. This is slightly higher than the national average mainly due to the large
consideration of highly technical manufacturing technology. The national average is 500 square
feet per employee. Assuming a blended median range of 400 square feet of manufacturing
space per employee and considering the available underdeveloped area with in the proposed
MIC, the total employment will reach 77,000 at full build out.
The cities of Arlington and Marysville are currently working to seek PSRC designation of a joint
Arlington-Marysville Manufacturing/Industrial Center Upon designation, the City would need to
put together a joint subarea plan for the MIC with the City of Marysville. The subarea plan would
address urban design elements such as land use, transportation, and architectural design
among other things.
Road improvements would be needed to existing arterial and collector roads such 172nd Street
NE and 59th Avenue NE. New roads are also planned to serve the area and improve
connectivity. They include: Arlington Valley Road, 63rd Avenue NE, 47th Avenue NE, and 168th
Street NE.
City of Arlington Comprehensive Plan Land Use Element
5-23 JULY 2017
The area is largely served by City water and sewer; however, mainline extensions would be
needed near the south end of the subarea as development occurs.
By 2035, the City envisions this area to be developed into an active employment center with a
high number of family-wage manufacturing and industrial jobs.
Hilltop Neighborhood Subarea
The Hilltop Subarea is located on the hill between 67th Avenue NE and Highway 9. This subarea
is slated to be a predominately single-family residential neighborhood with some commercial
activity around the intersection of Highway 9 and Highway 531 (172nd Street NE).
There is a large area of unincorporated land within this subarea that is located just south of
Highway 531 and west of Highway 9. The area currently has a Master Plan Neighborhood
Overlay, which requires a master plan for the area be established before the properties can
annex into the City. The City plans to assist property owners by developing a “high-level” master
plan so that annexation and development can occur. This “high-level” master plan will outline
the location of collector roads and placement of utilities.
A round-about was recently installed at the intersection of Highway 9 and Highway 531.
Highway 531 will eventually be widened to five lanes inclusive of a trail along the north side of
Highway 531. That trail will turn northward along the power-line easement at the 79th Avenue
right-of-way, then connect at the intersection of Highway 9 and Eaglefield Drive.
Water and sewer infrastructure improvements have recently been made to better serve
undeveloped areas at the south-end of the subarea; however, it remains difficult to extend these
services to the Arlington Terrace plat at the north-end of the subarea.
Preferred locations for community parks should be identified now so that the capital planning
can be done to ensure the properties are obtained prior to their development. Future parks are
anticipated as areas annex and urban clusters are developed. These parks ought to be centrally
located to the future major neighborhoods, easily accessible from the arterials and collectors.
There are several environmentally critical areas throughout the Hilltop Subarea—including
streams, wetlands, and steep slopes that will need to be protected and planned around. Prairie
and Portage both have their headwaters here.
City of Arlington Comprehensive Plan Land Use Element
5-24 JULY 2017
Southfork Subarea
This subarea lies entirely outside of city limits but is within the City’s Urban Growth Area. The
pre-zoning designation for this area is Residential Low/Moderate density and it is anticipated
this area will remain a single-family neighborhood.
The subarea has only one access point via 87th Avenue NE; however, the area could easily be
served by Maple Street by extending that road through existing right-of-way to connect to 87th
Avenue NE.
Homes within this subarea are served by on-site sewage disposal systems. Extending sewer
through the subarea may prove difficult because existing lots are only subdividable through the
short platting process, making it hard to recover sewer extension costs.
Removal of this area from the City’s UGA should be considered if annexation attempts fail.
Brekhus/Beach Subarea
In 2005, the Arlington Urban Growth Area (UGA) was expanded by about 337 acres to include
the Brekhus Beach area. This subarea is located on the east side of the City, directly east of the
Kent Prairie Subarea and directly south of the Southfork Subarea.
The 337-acre expansion area was annexed into the City of Arlington in 2006. The Brekhus
Beach vicinity lacks a developed arterial road network, and before the area can develop, the
infrastructure must be in place to support urban development. The area is zoned Suburban
Residential and has a Master Plan Neighborhood Overlay.
The Subarea is accessed primarily from Tveit Road and Burn Road. Additional roadway
infrastructure is needed within the subarea. The City of Arlington and Snohomish County Public
Works Department completed the Arterial Circulation Study for the Southwest Arlington Urban
Growth Area and Vicinity in November, 2009. The study confirmed that arterial connections and
circulation within the Brekhus-Beach vicinity are limited by the physical environment and
availability of right-of-way. The study offers the following potential transportation improvements
likely needed to provide effective arterial circulation:
186th Street Extension NE – Arlington city limit to Crown Ridge Boulevard
Crown Ridge Boulevard – 186th Street NE Extension to SR-9
Burn/McElroy Roads – 95th Avenue NE to 186th Avenue NE
186th Street NE – McElroy Road to Arlington city limit
McElroy Road – 172nd to 186th Streets NE
172nd Street NE Extension – 91st Avenue to McElroy Road
172nd Street NE – SR-9 to 91st Avenue NE
City of Arlington Comprehensive Plan Land Use Element
5-25 JULY 2017
The area is not currently served by City water and sewer; however, it is within the City’s water
and service area. Lack of infrastructure and topographical realities will likely make future
development within this area costly. In its 2015 Plan, the City has developed a high-level master
plan for the area (Figure 2-22), outlining where major thoroughfares will go, along with water
and sewer infrastructure, at such time as a higher density master plan is developed. This is in
line with City policy PL 15.50, which is based on Multi-County Planning Policy PS-9.
Land within this Subarea is largely undeveloped with existing homes situated on large lots. The
Subarea is traversed by steep terrain and wetlands. While awaiting a master plan proposal for
the area, the City will work with neighbors to implement a “Shadow Platting” process, which will
allow development at the current suburban residential density (20,000 sq. ft. lot size), but
require the logical design and placement of lots to enable future subdivision to smaller lots
served by infrastructure outlined in the high-level plan.
The TDR requirement was an actual disincentive to attracting investment in a master plan
development. It has been removed as a requirement for master plan approval, but remains as a
possible density bonus.
West Arlington Subareas
In 2011, the City drafted a “West Arlington Subarea Plan” as an extension of its 2005
comprehensive plan and TDR program. It was meant to integrate four subarea plans (West
Bluff, Island Crossing, Smokey Point and SR 531) and employ new concepts in urban
development (smart growth, sustainability, New Urbanism, etc.). WASA was to promote a blend
of housing and business looking forward, and to correct deficiencies of past growth. Key
objectives in the WASA area included:
Mixed land uses.
Implementing Form-based codes.6
Upgrading the arterial and neighborhood transportation infrastructure to urban standards.
Improving pedestrian infrastructure and safety.
Better connections to areas with continuous roads (i.e. no dead-ends), trails, bike lanes, etc.
Acquisition of easements or right-of-way for this purpose.
Development of Island Crossing while protecting its critical areas.
Acquisition of more public space (i.e. parks).
Creating a TDR receiving area.
6 Form based codes regulate land uses according to design and site planning ("form") setbacks, height limitations,
etc.
City of Arlington Comprehensive Plan Land Use Element
5-26 JULY 2017
The Plan was reviewed as part of the 2015 update and a decision was made to return to the
original four subareas, adhere to the objectives shown above but tailor them to the unique
aspects of each area. Other mechanisms, such as Mixed Use Development, utilizing a Form
Based Code approach are seen as more likely to attract market investment.
The recommended Road and Pedestrian Network Plan for the West Arlington Sub Area is
shown in Figure 2-7. The subarea plan recommended the following implementation
standards:
Incorporate the principles of New Urbanism (walkability, connectivity, mix of land uses,
sustainability, quality architecture and urban design);
Roundabouts are recommended along 172nd Street NE/SR-531, at 43rd and 51st
Avenues, at the east leg of the “Y” intersection of Smokey Point Boulevard and SR- 531,
as well as other key intersections throughout the subarea as shown on the map;
New thoroughfare options and standards should be developed that address movement
type, design speed, pedestrian crossing time, ROW crossing width, curb-face to curb-
face width, number of traffic lanes, presence of bicycle lanes, presence of on-street
parking, curb type, park strips, landscaping, walkway type, illumination, and curb radius;
Streetscapes should be designed to emphasize pedestrian comfort and safety;
Cul-de-sacs should be prohibited with new development;
A connectivity index standard should be set for all new subdivisions to ensure a grid
network and connectivity to undeveloped parcels;
New roadway improvements shall follow recommendations per the SR-531 Corridor
Recommendations document from WSDOT;
Intersection spacing should not exceed 495 feet on pedestrian-oriented thoroughfares;
Bicycle lanes should be provided on all new or improved streets with a design speed of
30 mph or greater (except where an adjacent paved trail exists or is planned);
Bicycle lanes should be installed on the already improved section of Smokey Point
Boulevard (16400-17400 blocks);
Appropriate sidewalk width should be prescribed to each thoroughfare type and
associated building types.
Island Crossing
As envisioned in the 2005 Plan, Island Crossing was added to the City’s Urban Growth Area
and was subsequently annexed in 2008. The land south of SR-530 was the primary impetus
because of plans for a major auto dealership. Although there were recognized development
hurdles (e.g. flood potential), these have been addressed and will be managed as part of future
City of Arlington Comprehensive Plan Land Use Element
5-27 JULY 2017
development projects in that area.
The Stillaguamish Tribe of Indians owns the triangle formed by SR-530 and Smokey Point
Boulevard. Its plans for future development are being discussed in terms of access
improvements, utility improvements and coordinated master planning.
West Bluff
The 2005 Plan envisioned this area for Highway Commercial use with protections for the
adjacent residential neighborhoods. It was seen as a "connecting route" between the Smokey
Point neighborhoods and Island Crossing. It was not a part of the City in 2005, but now is.
No changes are proposed to the City’s plan for the West Bluff subarea. The City's and WASA's
key objective is to enhance road and pedestrian connections within the area and into adjacent
subareas.
Smokey Point
Smokey Point Blvd. from approximately 175th St. to 200th St. is being proposed as a
“Commercial Corridor”. The City is currently working on preliminary design for the road
streetscape and is developing plans for both retail and high density housing along this corridor.
Smokey Point/SR-531
In the 2005 Plan, this subarea is seen as being one of the primary entrances to Arlington, an
important east-west arterial for the City’s and County’s road system, and a major generator of
sale tax revenue for the City, which would eventually build out into a major
commercial/industrial/aviation boulevard stretching from I-5 to 67th Avenue NE, and allowing
small to large-scale commercial and industrial uses. This has occurred in large part. There was
to be a more unified design theme, which did not occur to any significant extent.
In 2015, the most significant land use issue is the current effort to develop a manufacturing
industrial center (MIC) in cooperation with Marysville, WSDOT, business and others. The most
significant infrastructure need is the improvement of 172nd Street (SR-531). Both will help
prepare the City's industrial base for the expected employment increases discussed earlier in
this chapter. These improvements are key to maintaining the targeted employment totals and
the commercial/industrial land capacity.
Other utility improvements are needed including increasing and maintaining fire flows for new
business. The City supports and desires on-going discussions with Marysville to jointly plan and
execute mutually beneficial services and utilities.
Findings of Fact
City of Arlington Planning Commission
Villas at Arlington Rezone
Page 1 of 1
City of Arlington Community and Economic Development
Planning Commission
18204 59th Avenue NE, #B Arlin ton, WA 98223
Regarding:
Comprehensive Plan Amendment ‐Mixed Use – PLN#307
Summary:
The proposed amendment involves chapter changes related to the Buildable Lands
Reasonable Measures and Reconciliation Process. The Mixed Use (MXD) concept is being
implemented to accommodate the need to comply with PSRC’s vision 2040 and the
Buildable Lands analysis (BLA) conducted under Snohomish county Ordinance 16‐077.
Based on thar analysis, the City has insufficient land capacity to accommodate the 2035
population estimates and had to reconcile this deficiency by means other than a UGA
expansion. In addition, the Affordable Housing Alliance Housing Profile for Arlington
indicated a deficiency in the amount of diversified and multi‐family housing available
within the city. Implementing the Mixed Use concept accommodates both of these
deficiencies and allows for other Low Impact Development, and Multi‐modal
transportation planning to occur in the proposed Mixed Use Overlay areas.
Findings:
1. In order for the City to follow State, County, and local laws, adherence is required to
certain regulations pertaining to its Comprehensive Plan text and zoning map
amendments. The revisions to the listed chapters will bring the Comprehensive Plan
back into compliance with these State, regional and local regulations and allow for
certification of Arlington’s 2015 Comprehensive Plan Update.
2. The Planning Commission held workshops on this and related items on June 6 and
June 27, 2017, and an open record public hearing on July 18, 2017.
3. The Commission concurs with the staff recommendation.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the public hearing, the Planning
commission herby recommends, on a unanimous vote, that the City Council approve
passage of the Comprehensive Plan amendments related to the Mixed Use Overlay‐
PLN#307 as presented.
Respectfully submitted through the Department of Community and Economic Development
to the City Council this fifth day of September 2017 by:
____________________________________________________
Bruce Angell
City of Arlington Planning Commission Chair
City of Arlington
Council Agenda Bill
Item:
WS #2
Attachment
B
COUNCIL MEETING DATE:
September 11, 2017
SUBJECT:
Approve 2017‐2018 Budget Calendar
ATTACHMENTS:
2017‐2018 Budget Calendar
DEPARTMENT OF ORIGIN
Finance; Kristin Garcia – Finance Director, 360‐403‐3431
EXPENDITURES REQUESTED: N/A
BUDGET CATEGORY: N/A
BUDGETED AMOUNT: N/A
LEGAL REVIEW:
DESCRIPTION:
State law requires the City go through a public process to modify the biennial budget. A budget
ordinance is required to modify the budget. In addition to modifying the 2017‐2108 budget, the City
will also need to certify the 2018 property tax and EMS levies and adopt a 2018 Transportation Benefit
District budget. Please see the attached budget calendar for proposed dates.
HISTORY:
On November 23, 2016, the City adopted a biennial budget for 2017‐2018. State law allows for a
mid‐biennial review and modification of the budget by adopting an Ordinance. The modification
ordinance must be adopted before December 31, 2017. The property tax and EMS levies must be
certified and submitted to Snohomish County no later than November 30, 2017. The Transportation
Benefit District budget must be adopted before December 31, 2017.
ALTERNATIVES:
Do not approve the budget calendar.
Select alternate dates for budget review, modification and adoption.
RECOMMENDED MOTION:
Workshop; discussion only. At the September 18, 2017 meeting the motion will read: “I move to
approve the 2017‐2018 Budget Calendar”.
2017 – 2018 Budget Calendar
Council Budget Retreat Review budget assumptions
Review proposed modifications
2018 TBD Budget
2018 Proposed Property Tax and EMS Levy
October 7
Council Workshop Review budget discussion from council retreat
Review 2018 TBD Budget
Review 2018 proposed Property Tax and EMS Levy
October 23
Council Meeting Public Hearing – Proposed 2017/2018 Budget Modifications
Public Hearing – Proposed 2018 TBD Budget
Public Hearing – Proposed 2018 Property Tax and EMS Levy
November 6
Council Meeting Approve 2017/2018 Budget Modification Ordinance
Approve 2018 TBD Budget Ordinance
Certifying the 2018 Property Tax and EMS Levy
November 20
City of Arlington
Council Agenda Bill
Item:
WS #3
Attachment
C
COUNCIL MEETING DATE:
September 11, 2017
SUBJECT:
Amendment No. 1 to the Interlocal Agreement for the Snohomish Regional Drug & Gang
Task Force
ATTACHMENTS:
Draft Interlocal Agreement Amendment No. 1
DEPARTMENT OF ORIGIN
Police; Jonathan Ventura 360‐403‐4621
EXPENDITURES REQUESTED:
BUDGET CATEGORY: General Fund ‐ Police
BUDGETED AMOUNT:
LEGAL REVIEW:
DESCRIPTION:
The attached amendment to the Interlocal Agreement for participating in the Snohomish
Regional Drug & Gang Task Force (SRDGTF) for 2017‐18.
The Interlocal Agreement allows participating jurisdictions to jointly coordinate selected
law enforcement activities, resources, and functions in order to disrupt illegal drug
trafficking systems and to remove drug traffickers through a cooperative program of
investigation, prosecution, and asset forfeiture.
HISTORY:
The City has been a longtime participant in the Task Force.
ALTERNATIVES
Not act as a participating jurisdiction with the Task Force.
RECOMMENDED MOTION:
Workshop; discussion only.
AMENDMENT NO. 1 TO THE INTERLOCAL
AGREEMENT ESTABLISHING THE SNOHOMISH
REGIONAL DRUG & GANG TASK FORCE
AMENDMENT NO. 1 TO THE INTERLOCAL AGREEMENT
ESTABLISHING THE SNOHOMISH REGIONAL DRUG & GANG TASK FORCE
This Amendment No. 1 To The Interlocal Agreement Establishing the Snohomish Regional
Drug and Gang Task Force, is entered into by and between Snohomish County, a political subdivision
of the State of Washington (the “County”), following jurisdictions (hereinafter collectively referred to
as the “Participating Jurisdictions”):
City of Arlington City of Lynnwood
City of Bothell City of Marysville
City of Brier City of Mill Creek
City of Darrington City of Monroe
City of Edmonds City of Mountlake Terrace
City of Everett City of Mukilteo
City of Gold Bar City of Snohomish
City of Granite Falls City of Stanwood
City of Index City of Sultan
City of Lake Stevens Washington State Patrol
City of Lake Forest Park Snohomish Health District
WITNESSES THAT:
WHEREAS, the County and the Participating Jurisdictions entered into an Interlocal
Agreement Establishing the Snohomish Regional Drug and Gang Task Force, recorded under
Snohomish County Auditor instrument number 201610040684 (the “Agreement”). The
original term of the Agreement is July 1, 2016, through September 30, 2017; and
WHEREAS, effective July 1, 2017, the Parties desire to revise certain sections of the
Agreement to reflect the assignment of additional investigative personnel and resources.
NOW THEREFORE, in consideration of covenants, conditions, performances, and promises
hereinafter contained, the parties mutually agree to amend the Interlocal Agreement as follows:
1. Section 1.2 of the Interlocal Agreement is amended to read, in its entirety, as follows:
1.2 The term of this Agreement shall be from July 1, 2016, through December 31,
2017, unless earlier terminated or modified as provided in this Agreement. The
Snohomish County Sheriff may extend this Agreement for up to three additional one-
year terms by providing written notice to each of the participating jurisdictions along
with revised funding contribution rates described in Exhibit C, no later than September
30 of each year. In no event will the funding contribution increase more than 3% per
year.
AMENDMENT NO. 1 TO THE INTERLOCAL
AGREEMENT ESTABLISHING THE SNOHOMISH
REGIONAL DRUG & GANG TASK FORCE
2. Section 2.2 of the Interlocal Agreement is amended to read, in its entirety, as follows:
2.2 The Task Force Executive Board shall be comprised of: one representative from
each Participating Agency that contributes at least one full-time employee to the Task
Force. Executive Board member votes shall be determined by the number of full-time
personnel their agency contributes to the Task Force. As an example; if the Snohomish
County Sheriff provides six employees and the City of Lynnwood provides three,
Snohomish County has six votes and the City of Lynnwood has three. Additional
Executive Board members, with one vote each include: the Snohomish County
Prosecuting Attorney, the Everett City Attorney, the Northwest HIDTA Director, and
one chief of police from the remaining Participating Jurisdictions chosen by the chiefs
of police of the remaining Participating Jurisdictions. Exhibit A details the Participating
Agencies that have assigned personnel to the Task Force in 2017. If a Participating
Agency that has no personnel assigned to the Task Force, as of the date of this
Agreement, assigns full-time personnel to the Task Force, a representative from that
agency will be added as an Executive Board member after the full-time personnel has
been assigned to the Task Force for three months. The Snohomish County Sheriff shall
serve as Chair of the Executive Board. The Task Force Executive Board may adopt
bylaws providing for appointment of alternates to attend Executive Board meetings in
the absence of members. At such meetings the alternate shall have the same rights as
the appointing member. Any action taken by the Task Force Executive Board under
this Agreement shall be based on simple majority of votes.
3. Section 2.3 of the Interlocal Agreement is amended to read, in its entirety, as follows:
2.3 Personnel assigned to the Task Force shall be directed in their Task Force duties
by the Snohomish County Sheriff’s Office (SCSO) through the Task Force Commander.
The Task Force Commander will be an employee of Snohomish County for all
purposes, and, if not a commissioned law enforcement officer, will hold a special
commission for that purpose. Selection of the Task Force Commander will be
conducted in accordance with Exhibit E incorporated herein by this reference.
4. Section 3.5 of the Interlocal Agreement is amended to read, in its entirety, as follows:
3.5 Upon termination of the Task Force, all funds remaining in said special account
shall be disbursed pro rata to the then-current Participating Jurisdictions in proportion to
their total financial contribution to the Task Force for the calendar year prior to
termination.
5. A new Section 3.6 is hereby added to the Interlocal Agreement:
3.6 By January 31st of each year, each Participating Jurisdiction will submit to the
County an estimate of the jurisdiction’s anticipated contributions to Task Force for the
AMENDMENT NO. 1 TO THE INTERLOCAL
AGREEMENT ESTABLISHING THE SNOHOMISH
REGIONAL DRUG & GANG TASK FORCE
current year. Contribution is defined to include, but is not limited to, financial
contributions made to the Task Force under this Agreement, personnel costs to be paid
directly for investigative staff assigned full time to the Task Force, and Task Force
operating costs paid directly by the Participating Jurisdiction.
After the Participating Jurisdiction’s estimate is submitted, if the jurisdiction desires to
make a contribution that was not included in its estimate, the Participating Jurisdiction
must identify the additional contribution in writing and submit it to the Task Force
Commander. The Task Force Commander must review proposed contribution(s) and
may accept or reject it. Any additional contribution that is not approved by the Task
Force Commander is ineligible for inclusion in the final report of contributions.
Within 90 days of the end each calendar year, each Participating Jurisdiction shall
submit to the County a final report of its total financial contributions made to support
the Task Force for the prior year. Any reported contribution, plus any additional
contributions approved by the Task Force Commander, exceeding the estimate by more
than 15% will not be included in the allocation rate, unless approved by the Executive
Board.
Final reports will be used to establish the allocation rate for each Participating
Jurisdiction for the prior year. The allocation rate for each Participating Jurisdiction
shall be calculated by dividing the Participating Jurisdiction contributions by the total of
all participating jurisdictions’ contributions. An example follows:
Allocation rate for Agency A = Agency A reported contribution
Total of all reported contributions
The allocation rate for each Participating Jurisdiction shall be multiplied by the amount
of excess fund balance, described in Section 5.3 to determine the amount of proceeds to
be distributed to each Participating Jurisdiction. Any Participating Jurisdiction entitled
to receive an amount less than $1,000 agrees that the administrative burden of tracking
that asset forfeiture funding exceeds the value of receipt and therefore any distributions
below the threshold will not be distributed, but rather will be retained and reinvested in
Task Force operations.
6. Section 5.3 of the Interlocal Agreement is amended to read, in its entirety, as follows:
5.3 A portion of the net monetary proceeds of each asset forfeiture made by the
Task Force shall be distributed to the involved investigating agencies commensurate
with their participation as determined by prior agreement between the Task Force
Commander and said agencies, or in the absence of such agreement, by the Task Force
Executive Board, prior to dedication of the remaining proceeds to the Task Force as
specified in section 3.4.
AMENDMENT NO. 1 TO THE INTERLOCAL
AGREEMENT ESTABLISHING THE SNOHOMISH
REGIONAL DRUG & GANG TASK FORCE
At the end of each calendar year, the amount of net monetary proceeds of asset
forfeiture shall be calculated. For purposes of this section, the term “net monetary
proceeds” means cash proceeds realized from real or personal property forfeited during
the term of this agreement that is not retained for use by the Task Force after deducting
all costs and expenses incurred in its acquisition, including but not limited to the cost of
satisfying any bona fide security interest to which the property may be subject at the
time of seizure, the cost of sale, reasonable fees or commissions paid to independent
selling agencies, amounts paid to satisfy a landlord’s claim for damages, or the amount
of proceeds (typically ten percent) payable to the State of Washington under RCW
69.50.505(9) or similar law.
From the net monetary proceeds, the operating expenditures of the Task Force for the
fiscal year shall be deducted, leaving the remaining fund balance. From the remaining
fund balance, the Task Force will retain an amount equal to twenty percent (20%) of the
Task Force’s next fiscal year estimated operating budget to ensure adequate cash flow
and reserves. Any excess fund balance shall be distributed to Participating Jurisdictions
on a pro rata basis based on their percentage of financial contribution to the Task Force
for the prior calendar year.
6. Section 5.6 of the Interlocal Agreement is deleted in its entirety.
7. Section 6.5 of the Interlocal Agreement is amended to read in its entirety:
Upon termination of the Task Force, the Task Force Executive Board shall dispose of
all acquired equipment in accordance with applicable federal, state and county
requirements. All real or personal property of the Task Force will by majority vote of
the Board be: 1) liquidated and disbursed pro rata to the then-current Participating
Jurisdictions in proportion to their contribution to the Task Force for the calendar year
prior to termination, or 2) transferred to any multi-jurisdictional Task Force in place
within Snohomish County.
8. Effective January 1, 2017, Exhibit E “Commander Selection” shall be added to the
Interlocal Agreement, attached to this Amendment No.1, and hereby incorporated by
reference.
9. Exhibit A is removed and replaced its entirety with Amendment No.1 Exhibit A,
attached hereto and incorporated by reference. Amendment No. 1 Exhibit A reflects
newly assigned full-time investigative staff from the Cities of Edmonds and Lynnwood.
10. Exhibit C is removed and replaced its entirety with Amendment No.1 Exhibit C,
attached hereto and incorporated by reference. Amendment No. 1 Exhibit C includes
the financial contribution from October 1, 2017 through December 31, 2017.
AMENDMENT NO. 1 TO THE INTERLOCAL
AGREEMENT ESTABLISHING THE SNOHOMISH
REGIONAL DRUG & GANG TASK FORCE
11. Exhibit D is removed and replaced its entirety with Amendment No.1 Exhibit D,
attached hereto and incorporated by reference. Amendment No. 1 Exhibit D reflects
the revised Organizational Chart.
12. Except as expressly provided in this Amendment No.1, all of the terms and conditions
of the Interlocal Agreement are ratified and affirmed and remain in full force and effect.
13. This Amendment No 1 may be executed in counterparts, each of which shall constitute
an original and all of which shall constitute one and the same agreement.
In witness whereof, the parties hereby execute this Amendment No. 1 to the Interlocal Agreement.
SNOHOMISH COUNTY:
County Executive
Approved as to Form:
Deputy Prosecuting Attorney
EVERETT POLICE DEPARTMENT FUNDIN
1 Lieutenant Everett PD
1 Sergeant Everett PD
1 Detective Everett PD
1 Detective Everett PD
1 Detective Everett PD
1 Detective Everett PD
1 Detective Everett PD
1 Detective Everett PD VACANT
1 Support Personnel Everett PD
SNOHOMISH COUNTY SHERIFF'S OFFIC FUNDIN
1 Task Force Commande Justice Assistance Grant
1 Lieutenant Snohomish County Sherif
1 Sergeant Justice Assistance Grant
1 Sergeant Snohomish County Sherif
1 Detective Snohomish County Sherif
1 Detective Snohomish County Sherif
1 Detective Snohomish County Sherif
1 Detective Snohomish County Sherif
1 Detective Snohomish County Sherif VACANT
1 Detective Snohomish County Sherif
1 Information Deput Snohomish County Sherif
1 K9 Detective Snohomish County Sherif
1 Support Staff Snohomish County Sherif
EDMONDS POLICE DEPARTMEN
1 Detective Edmonds PD
LYNNWOOD POLICE DEPARTMEN
1 Sergeant Lynnwood PD
1 Detective Lynnwood PD
1 Detective Lynnwood PD
MOUNTLAKE TERRACE POLICE DEPARTMEN
1 Detective Mountlake Terrace PD VACANT
SNOHOMISH COUNTY PROSECUTOR'S OFFIC FUNDIN
1 Deputy Prosecutor Seizure Funding
1 Support Staff Seizure Funding
Personnel Assigned by Jurisdictio
July 1, 2016 through December 31, 201
Snohomish Regional Drug & Gang Task Force
EXHIBIT A
STATE OF WASHINGTO FUNDIN
1 Detective Washington State Patrol
1 Agen Department of Corrections
WA STATE GAMBLING COMMISSIO FUNDIN
1 Agen Washington State VACANT
NATIONAL GUAR FUNDIN
1 Intelligence Analys Washington National Guard VACANT
BUREAU OF ALCOHOL, TOBACCO, FIREARMS AND EXPLOSIVES FUNDIN
1 Agent ATF VACANT
DRUG ENFORCEMENT AGENC FUNDIN
1 Agen Drug Enforcement Agenc
INTERNAL REVENUE SERVIC FUNDIN
1 Agen Internal Revenue Service VACANT
ICE / H.S.I.FUNDIN
1 Agen Immigration And Customs Enforcemen
NAVAL CRIMINAL INTELLIGENCE SERVIC FUNDIN
1 Agen NCIS VACANT
FEDERAL BUREAU OF INVESTIGATION FUNDING
1 Agen FBI
1 Agen FBI
Interlocal Agreement Establishing
Snohomish Regional Drug & Gang Task Force
EXHIBIT C
Snohomish Regional Drug & Gang Task Force
Local Contributions for July 1, 2016 through December 31, 2017
JURISDICTION POPULATION
2016
BRIDGE
AMOUNT
OCT 2016-
SEPT 2017
AMOUNT
OCT 2017-
DEC 2017
AMOUNT
CONTRACT
GRAND
TOTAL
Arlington 18,490 $ 1,230 $ 4,918 $ 1,230 $ 7,378
Bothell 17,230 $ 1,146 $ 4,583 $ 1,146 $ 6,875
Brier 6,500 $ 432 $ 1,729 $ 432 $ 2,593
Darrington 1,350 $ 90 $ 359 $ 90 $ 539
Edmonds 40,490 $ 2,693 $ 10,770 $ 2,693 $ 16,156
Everett 105,800 $ 7,036 $ 28,142 $ 7,036 $ 42,214
Gold Bar 2,115 $ 141 $ 563 $ 141 $ 845
Granite Falls 3,390 $ 226 $ 902 $ 226 $ 1,354
Index 160 $ 11 $ 43 $ 11 $ 65
Lake Stevens 29,900 $ 1,988 $ 7,953 $ 1,988 $ 11,929
Lake Forest Park - $ - $ - $ - $ -
Lynnwood 36,420 $ 2,422 $ 9,687 $ 2,422 $ 14,531
Marysville 64,140 $ 4,265 $ 17,061 $ 4,265 $ 25,591
Mill Creek 19,760 $ 1,314 $ 5,256 $ 1,314 $ 7,884
Monroe 17,620 $ 1,172 $ 4,687 $ 1,172 $ 7,031
Mountlake Terrace 21,090 $ 1,403 $ 5,610 $ 1,403 $ 8,416
Mukilteo 20,900 $ 1,390 $ 5,559 $ 1,390 $ 8,339
Snohomish 9,385 $ 624 $ 2,496 $ 624 $ 3,744
Snohomish County 330,260 $ 21,962 $ 87,847 $ 21,962 $ 131,771
Stanwood 6,585 $ 438 $ 1,752 $ 438 $ 2,628
Sultan 4,680 $ 311 $ 1,245 $ 311 $ 1,867
DSHS, CPS - $ - $ - $ -
Snohomish Health District - $ - $ - $ -
Washington State Patrol - $ - $ - $ -
PARTICIPATING JURISDICTIONS’
TOTALS:
$ 50,294 $ 201,162 $ 50,294 $ 301,750
7/18/17 by MK
Commander
Operational Lt.
Operations Sgt
4 Local LE
Detectives
DOC Agent
HSI Agent
Operations Sgt
5 Local LE
Detectives WSP Detective
P/T Volunteer IRS Agent
{part time}
WSLCB Agent
{pending}
WA State
Gambling SA
{pending}
FBI
Operations Sgt
Local Detective
Local Detective
Local Detective
2 DEA Agents
Admin Assistant
Admin Sgt
Financial Det ‐
{vacant}
CPS/DEC
Invest ‐Vacant
Educational
Deputy ‐SCSO
National Guard
Analyst {vacant}Health District
Care Taker
Tech Det ‐vacant EPD Financial Det
‐vacant
Administrative Lt.
Deputy
Prosecuting
Attorney
Legal Secretary
Secretary
SNOCAT
{1 Sgt, 4 Det}
SRDGTF Executive Board
Chief of Everett (Asst Chair), Chief of Mountlake Terrace, Snohomish County Sheriff (Chair), Snohomish County Prosecutor,
City of Everett Prosecutor, SRDGTF Commander
Interlocal Agreement Establishing
Snohomish Regional Drug & Gang Task Force
EXHIBIT E
Snohomish Regional Drug & Gang Task Force
Commander Selection
To fill the position of Snohomish Regional Drug and Gang Task Force Commander, the
Executive Board will propose three recommended candidates to the County Sheriff. Candidates
must demonstrate a strong leadership skill set, the ability to build consensus, and direct the
efforts of a multi-agency team to achieve established goals. He or she must be responsive to the
needs and direction of the Executive Board. The Sheriff will make the selection from the three
recommended candidates. The Drug Task Force Commander will report to and take direction
from the Executive Board and the Sheriff. The position of Drug Task Force Commander is an
“At Will” employee.
The Task Force Commander will serve for 4 years with a year by year extension thereafter.
Extensions will be based on meeting the performance objectives set by the Sheriff and Executive
Board, and may be granted by the Sheriff after consultation with the Executive Board.
City of Arlington
Council Agenda Bill
Item:
WS #4
Attachment
D
COUNCIL MEETING DATE:
September 11, 2017
SUBJECT:
Resolution approving a transfer of ownership of a telecommunications franchise presently held by
Astound Broadband, LLC to Radiate HoldCo., LLC
ATTACHMENTS:
Resolution approving a transfer of ownership of a telecommunications franchise presently held by
Astound Broadband, LLC
DEPARTMENT OF ORIGIN
Administration – Kristin Banfield, 360‐403‐3444
EXPENDITURES REQUESTED: None
BUDGET CATEGORY: N/A
BUDGETED AMOUNT: N/A
LEGAL REVIEW:
DESCRIPTION:
This is a housekeeping matter. The City of Arlington has a current franchise agreement with Astound
Broadband, LLC (Wave Cable). Astound Broadband has agreed to an acquisition of their business by
Radiate HoldCo., LLC. The FCC requires any city affected by the acquisition to consent to the sale and
transfer of the franchise. The City would like to retain all elements of our current franchise with
Wave in the transfer to Radiate, which is best accomplished with a transfer of the franchise.
HISTORY:
The City’s current franchise with Astound Broadband, LLC (Wave Cable) was approved in August
2013 and expires in August 2023.
ALTERNATIVES:
Take no action
RECOMMENDED MOTION:
Workshop; discussion only.
RESOLUTION NO. 2017-XXX 1
RESOLUTION NO. 2017-XXX
A RESOLUTION OF THE CITY OF ARLINGTON
APPROVING A TRANSFER OF OWNERSHIP OF A TELECOMMUNICATIONS
FRANCHISE PRESENTLY HELD BY ASTOUND BROADBAND, LLC
WHEREAS, Astound Broadband, LLC, a Washington limited liability company d/b/a
Wave (“Franchisee”) currently holds a franchise (the “Franchise”) granted by Arlington, WA (the
“Community”) to own and operate a Telecommunications System in the Community; and
WHEREAS, Franchisee is a wholly-owned subsidiary of WaveDivision Holdings, LLC, a
Delaware limited liability company (“WDH”); and
WHEREAS, on May 18, 2017, Radiate HoldCo, LLC, a Delaware limited liability
company controlled by Radiate Holdings, L.P. (“Radiate Parent”), WDH, and Wave Holdco, LLC,
a Delaware limited liability Company (“Wave Holdco”), the ultimate parent of WDH, entered into
a definitive securities purchase agreement for Radiate Holdco, LLC to acquire Wave Holdco from
its current owners (the “Transaction”); and
WHEREAS, Radiate Parent and Wave Holdco have filed FCC Form 394 with the
Community and have provide the Community with all information regarding the Transaction
required by applicable law (collectively, the “Application”); and
WHEREAS, the Community has reviewed the Application and determined that (i) Radiate
Parent has meets the legal, technical, and financial criteria to become the owner of Wave Holdco
and the indirect owner of Franchisee, and (ii) the Transaction is in the best interest of the
Community.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ARLINGTON, WASHINGTON AS FOLLOWS:
1. The Community consents to and approves of the Transaction to the extent required
by the terms of the Franchise and applicable law;
2. The Community confirms that the Franchise is valid and outstanding and in full
force and effect and there are no defaults under the Franchise. Subject to compliance with the terms
of this Resolution, any action necessary with respect to the Transaction has been duly and validly
taken;
3. To the best of the Community’s knowledge and belief, there are no existing facts
or circumstances that with or without the giving of notice or the passage of time, or both, would
constitute a default of any term or condition of the Franchise;
RESOLUTION NO. 2017-XXX 2
4. Effective upon the closing of the Transaction, the Franchisee shall remain
responsible for any obligations and liabilities under the Franchise in accordance with its terms;
and
5. This Resolution is adopted and approved in accordance with all applicable notice
and procedure requirements under all laws applicable to Community. This Resolution shall take
effect upon its passage in accordance with applicable law.
This Resolution shall have the force of a continuing agreement with Franchisee and Radiate
Parent, and Community shall not amend and or otherwise alter the Resolution without the
consent of Franchisee and Radiate Parent.
ADOPTED by the City Council and APPROVED by the Mayor this ____day of
__________, 2017.
CITY OF ARLINGTON
_______________________________
Barbara Tolbert, Mayor
ATTEST:
________________________________
Kristin Banfield, City Clerk
APPROVED AS TO FORM:
________________________________
Steven J. Peiffle, City Attorney