HomeMy WebLinkAbout12-18-17 Council Meeting
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.
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
Ralph Krusey - Snohomish County Emergency Radio System (SERS) regarding funding needed for new emergency
radio system upgrade
Mayor Barb Tolbert
PROCLAMATIONS
PUBLIC COMMENT
For members of the public who wish to speak to the Council about any matter not on the Public Hearing
portion of the meeting. Please limit remarks to three minutes.
CONSENT AGENDA
Mayor Pro Tem Debora Nelson
1. Minutes of the December 6 and December 11, 2017 Council Meetings ATTACHMENT A
2. Accounts Payable
3. Appointment of Jan Schuette to Community Transit
4. Appointment of Dan Rankin to Health District
5. Authority to Bid Arlington Valley Road ATTACHMENT B
6. Contract with Public Defender for Indigent Defense Services 2017‐18 ATTACHMENT C
7. Contract with Zachor and Thomas for Prosecution Services 2017‐18 ATTACHMENT D
8. Contract with Snohomish County for First Responders Flex Fund ATTACHMENT E
9. Resolution Declaring Properties as Surplus ATTACHMENT F
10. Non‐represented Employees Salary Schedule ATTACHMENT G
11. Professional Services Agreement Renewal with Strategies 360 ATTACHMENT H
PUBLIC HEARING
Arlington City Council Meeting
Monday, December 18, 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.
NEW BUSINESS
1. Interlocal Agreement with Snohomish County for Embedded Social Worker ATTACHMENT I
Staff Presentation: Paul Ellis
Council Liaison: Mayor Pro Tem Debora Nelson
2. Ordinance Amending Arlington Municipal Code Chapter 20.36 ATTACHMENT J
Horizontal Mixed Use (HMU)
Staff Presentation: Marc Hayes
Council Liaison: Mike Hopson/Jan Schuette
3. Ordinance Adding Arlington Municipal Code (AMC) Chapter 20.110 ATTACHMENT K
Horizontal Mixed Use (HMU) Regulations
Staff Presentation: Marc Hayes
Council Liaison: Mike Hopson/Jan Schuette
DISCUSSION ITEMS
INFORMATION
ADMINISTRATOR & STAFF REPORTS
MAYOR’S REPORT
EXECUTIVE SESSION
RECONVENE
ADJOURNMENT
Mayor Barb Tolbert
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.
DRAFT
Page 1 of 3
Council Chambers
110 East Third St
December 4, 2017
Council Members Present: Mike Hopson, Jan Schuette, Debora Nelson, Chris Raezer, Sue
Weiss, Jesica Stickles, and Marilyn Oertle.
Council Members Absent: None.
City Staff Present: Mayor Barbara Tolbert, Paul Ellis, Kristin Garcia, Jonathan Ventura,
James Trefry, Jim Kelly, Kris Wallace, Kristin Banfield, and City Attorney Steve Peiffle.
Also Known to be Present: Lindsay Dunn
Mayor Tolbert called the meeting to order at 7:00 pm, and the pledge of allegiance followed.
APPROVAL OF THE AGENDA
Mayor Pro Tem Debora Nelson moved and Councilmember Chris Raezer seconded the
motion to approve the agenda as presented. The motion passed unanimously.
INTRODUCTIONS OF SPECIAL GUESTS AND PRESENTATIONS
None.
PROCLAMATIONS
None.
PUBLIC COMMENT
Lindsay Dunn, 735 E. Highland Drive, suggested the City look at the condition of the heritage
tree on S. Stillaguamish Avenue. He also noted that he supports the City’s purchase of the
property at 4th and Olympic and the City should solicit community input on what the
property should become.
CONSENT AGENDA
Mayor Pro Tem Debora Nelson moved and Councilmember Chris Raezer seconded the
motion to approve the Consent Agenda which was unanimously carried:
1. Minutes of the November 20 and 27, 2017 Council meetings.
2. Accounts Payable: approval of EFT Payments and Claims Checks #92373 through
#92482 dated November 21, 2017 through December 4, 2017 for $1,736,087.47.
Minutes of the Arlington
City Council Meeting
Minutes of the City of Arlington City Council Meeting December 4, 2017
Page 2 of 3
PUBLIC HEARING
None.
NEW BUSINESS
Ordinance Updating Arlington Municipal Code (AMC) 13.12 regarding utility rate
adjustments for multi‐family and commercial accounts
Public Works Director Jim Kelly reviewed the proposed updates to Arlington Municipal Code
13.12 changing elements of the utility rate structure. These updates were previously
discussed with Council at the July 24, 2017 Council Workshop. Public Works conducted a
utility billing analysis in 2015‐2016 to determine the cost of service to provide water and
wastewater services to three classes of customers: single family residential (SFR), multi‐
family residential (MFR), and commercial entities (COM). The goal of the analysis was to
assure equity to all of Arlington’s utility customers.
Based on the analysis, staff is proposing to maintain the current 2017 rates for 2018 for all
customer classes. Staff is also proposing to modify the water and sewer billing structure for
multi‐family residential services. The proposed MFR water billing modification will charge
for all metered water consumption and eliminate the base charge that is currently charged
to every apartment unit. The MFR monthly sewer charge for each apartment unit is
adjusted to 77% of the SFR monthly sewer charge. Finally staff is proposing to modify the
water and sewer billing structure for commercial services to charge for all metered water
consumption and eliminate the individual base charge to other leased or sub‐leased units
within the commercial building. The COM monthly sewer rate structure remains
unchanged. There are no proposed changes to the SFR billing structure. Discussion
followed. Mayor Pro Tem Debora Nelson moved and Councilmember Chris Raezer
seconded the motion to approve the proposed ordinance amending Arlington Municipal
Code Chapter 13.12 pertaining to utility rates. The motion passed unanimously.
At 7:04 p.m., Mayor Tolbert excused herself from the next agenda item and left her seat.
Mayor Pro Tem Debora Nelson called the next item of business.
Approval of Lodging Tax Distributions for 2018
Finance Director Kristin Garcia reviewed the lodging tax distributions for 2018, as
recommended by the Lodging Tax Advisory Committee (LTAC). Discussion followed.
Councilmember Chris Raezer moved and Councilmember Sue Weiss seconded the motion to
approve the lodging tax distributions for 2018, as recommended by the Lodging Tax
Advisory Committee. The motion passed unanimously.
At 7:06 p.m., Mayor Tolbert rejoined the meeting and resumed her position as chair.
ADMINISTRATOR & STAFF REPORTS
City Administrator Paul Ellis noted that the City has been asked to make appointments to the
Snohomish Health District and Community Transit boards. If the council has no objection,
staff will prepare motions for the December 18, 2017 to reappoint Darrington Mayor Dan
Rankin as our representative to the Health District board and Councilmember Jan Schuette
to the Community Transit board.
Minutes of the City of Arlington City Council Meeting December 4, 2017
Page 3 of 3
MAYOR’S REPORT
None.
Council recessed the Arlington City Council meeting at 7:08 p.m. to hold a Transportation
Benefit District meeting. At 7:12 p.m., the Council reconvened the meeting.
EXECUTIVE SESSION
City Attorney Steve Peiffle announced an Executive Session to discuss matters of pending or
potential litigation [RCW 42.30.110(1)(i)] and that Council is not expected to take any action
following Executive Session.
Council recessed to Executive Session, estimated to last no more than 25 minutes, at 7:12
p.m. At 7:37 p.m., the Council reconvened the meeting.
ADJOURNMENT
With no further business to come before the Council, the meeting was adjourned at 7:38
p.m.
______________________________________
Barbara Tolbert, Mayor
DRAFT
Page 1 of 4
Council Chambers
110 East Third Street
December 11, 2017
Councilmembers Present: Mike Hopson, Marilyn Oertle, Debora Nelson, Jesica Stickles, Sue
Weiss, Chris Raezer and Jan Schuette.
Council Members Absent: None.
Staff Present: Mayor Barbara Tolbert, Paul Ellis, Kristin Garcia, Marc Hayes, Jim Kelly, James
Trefry, Jonathan Ventura, Kris Wallace, Kristin Banfield, Kris Wallace, and City Attorney
Steve Peiffle.
Also Known to be Present: Lindsay Dunn, Brian Bookey, and Doug Buell.
Mayor Tolbert called the meeting to order at 7:00 pm, and the pledge of allegiance followed.
APPROVAL OF THE AGENDA
Mayor Pro Tem Debora Nelson moved to approve the agenda with the addition of a new item
#11 to discuss the current discussions with Marysville and Fire District 12 on a Regional Fire
Authority. Councilmember Chris Raezer seconded the motion, which passed with a
unanimous vote.
Introduction of Special Guests and Presentations
None.
WORKSHOP ITEMS – NO ACTION WAS TAKEN
Ordinance Amending Arlington Municipal Code Chapter 20.36 pertaining to
Horizontal Mixed Use (HMU)
Community and Economic Development Director Marc Hayes reviewed the proposed
updates to Arlington Municipal Code 20.36 pertaining to Horizontal Mixed Use (HMU). The
2017 update to the City’s Comprehensive plan amended a number of elements including the
use of a HMU overlay, removal of the TDR overlay zone, removal of the low/moderate density
designation, and other elements. The proposed ordinance amends the City’s land use code to
be consistent with our Comprehensive Plan in above listed areas. The Planning Commission
reviewed the proposed ordinance and has recommended its adoption. Discussion followed.
Minutes of the Arlington
City Council Workshop
Minutes of the City of Arlington City Council Workshop December 11, 2017
Page 2 of 4
Ordinance Adopting New Mixed Use Development Regulations and Form Based Code
(Arlington Municipal Code Chapter 20.110)
Community and Economic Development Director Marc Hayes reviewed the proposed
ordinance adopting mixed use development regulations and form based code language. This
regulatory plan is the final element in implementing the City’s Mixed Use Development
strategy that provides for compliance with the Growth Management Act and concurrence
with the goals and policies of the City’s Comprehensive plan. This plan allows for the
responsible, efficient utilization of property in the creation of new neighborhoods which
allow for the coexistence of residential, retail, commercial, professional and light
manufacturing uses within an identified “place type”. The Planning Commission has
reviewed the proposed ordinance and has recommended its adoption. Discussion followed.
Authority to Bid Arlington Valley Road Project
Public Works Director Jim Kelly reviewed the request to bid the construction of the Arlington
Valley Road project. At the April 2015 Retreat, City Council identified three focus areas that
were poised for future development with a main area being the Kent‐Prairie focus area. Staff
moved forward with infrastructure improvement projects that would support growth in the
Kent‐Prairie area. One of these projects included the design and construction of the Arlington
Valley Road project. This project was originally included in the City’s first Comprehensive
Plan (2005). Right‐of‐way has been procured, designs are complete, and all necessary
permits have been obtained to construct the Arlington Valley Road project. Discussion
followed.
Interlocal Agreement with Snohomish County for Law Enforcement Embedded Social
Worker
City Administrator Paul Ellis reviewed the draft Interlocal Agreement with Snohomish
County for a Law Enforcement Embedded Social Worker. The City of Arlington and
Snohomish County are embarking on a pilot project for a Law Enforcement Embedded Social
Worker (LEESW). The goal of the LEESW program is to provide an alternative police
response to those people with social service needs within and/or directly impacting the City
of Arlington. The proposed interlocal agreement outlines the purpose, activities, and
commitment of resources from each agency. The ILA is for two years, expiring December 31,
2019. The estimated cost for 2018 is $50,000, which has been budgeted. Discussion followed.
Contract Renewal with Feldman & Lee, P.S. for Public Defender Services
City Administrator Paul Ellis reviewed the draft contract renewal with Feldman & Lee for
public defender services. Feldman & Lee has served as the City’s public defender since 2007.
The term of the new contract is from January 1, 2017 through December 31, 2018. The
contract fee is $20,000 per month. Discussion followed.
Contract Renewal with Zachor & Thomas for Prosecution Services
City Administrator Paul Ellis reviewed the draft contract renewal with Zachor & Thomas for
prosecution services. The City and Zachor & Thomas recently completed negotiations for the
firm to provide prosecution services, covering the term from January 1, 2018 through
December 31, 2020. The contract will be for $14,960 per month for 2018. Zachor & Thomas
Minutes of the City of Arlington City Council Workshop December 11, 2017
Page 3 of 4
has served as the City’s prosecutor at the municipal court level since 2001. Discussion
followed.
Contract with Snohomish County for First Responder Flex Fund
City Administrator Paul Ellis reviewed the draft contract with Snohomish County for the First
Responder Flex Fund. Snohomish County is granting the city $2,146 for an additional First
Responders Flex Fund. The funds are to be used by first responders and social workers to
procure goods and services such as shelter, food, clothing, medical care, transportation, or
other basic needs. The purpose is to abate an emergency situation discovered by first
responders. The contract outlines the responsibilities of each agency in using the grant
money, including quarterly reporting requirements. These funds are being granted to each
agency participating in the Law Enforcement Embedded Social Worker (LEESW) pilot
project. Discussion followed.
Resolution Declaring Properties as Surplus
City Administrator Paul Ellis reviewed the two properties proposed for surplus and sale, as
they are no longer needed in the City’s inventory. The first is the property located on the SW
corner of E. Division Street and N. Olympic Avenue. The second is the property adjacent to
York Park. Proceeds from the sales would be applied to the parks capital fund. Discussion
followed.
Salary Schedule for Non‐Represented Employees for 2018
City Administrator Paul Ellis reviewed the proposed revised salary schedule for the City’s
non‐represented employees not under contract. The revised salary schedule reflects an
annual market adjustment in the amount of 3%, as already approved as part of the 2018
budget modification adopted by Council on November 20, 2017. Discussion followed.
Professional Services Agreement Renewal with Strategies 360
City Administrator Paul Ellis reviewed the contract renewal and scope of work with
Strategies 360 for lobbying services. The proposed contract is for January 1 through
December 31, 2018. The continuation of the contract ensures that our best interests are
represented in the decision‐making processes of the Washington State Legislature, the
Washington State Department of Transportation, the United States Congress, as well as other
state and federal agencies. The City budgeted $36,000 in the 2018 budget for this service.
The City has been a direct client of Strategies 360 since 2012. Discussion followed.
Regional Fire Authority (RFA)
Mayor Pro Tem Debora Nelson asked for an update on the RFA Planning Committee’s
progress and requested feedback from all the Council on the current status. Councilmembers
Raezer, Stickles, Weiss, and Oertle provided their views on the progress made so far and the
three remaining challenges to address: governance structure, sustainable funding, and debt.
Councilmembers Hopson and Schuette provided their thoughts on the process and the
results so far. Additional discussion followed.
The Council mutually agreed to continue the RFA Planning Committee discussions into the
New Year.
Minutes of the City of Arlington City Council Workshop December 11, 2017
Page 4 of 4
MISCELLANEOUS COUNCIL ITEMS
None.
PUBLIC COMMENT
Brian Bookey, National Foods Corporation, shared that he appreciates the Planning
Commission and Council’s work on the horizontal mixed use. He noted that National Foods
cannot expand their operation at their current location and has been marketing the property
for sale. He expressed the biggest issues that developers face is the cost of infrastructure and
uncertainty in plans and regulations.
COUNCILMEMBER REPORTS
Councilmembers Stickles, Nelson, Raezer and Schuette gave brief reports, while
Councilmembers Oertle, Hopson, and Weiss had nothing further to report this evening.
EXECUTIVE SESSION
None.
ADJOURNMENT
With no further business to come before the Council, the meeting was adjourned at 8:30 p.m.
____________________________
Barbara Tolbert, Mayor
City of Arlington
Council Agenda Bill
Item:
CA #5
Attachment
B
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Authority to bid Arlington Valley Road Project
ATTACHMENTS:
Construction Estimate and map of project area
DEPARTMENT OF ORIGIN
Public Works; Jim Kelly – 360‐403‐3505
EXPENDITURES REQUESTED: Bid Advertisement Only – No Expenditures
BUDGET CATEGORY:
BUDGETED AMOUNT:
LEGAL REVIEW:
DESCRIPTION:
Request authority to advertise to bid construction of the Arlington Valley Road Project.
HISTORY:
At the April 2015 Retreat, City Council identified three focus areas that were poised for future
development with a main area being the Kent‐Prairie focus area. Staff moved forward with
infrastructure improvement projects that would support growth in the Kent‐Prairie area, one of
these projects included the design and construction of the Arlington Valley Road project ‐ a
transportation project originally included in the City’s first Comprehensive Plan (2005).
Right‐of‐way has been procured, designs are complete, and all necessary permits have been
obtained to construct the Arlington Valley Road project, staff is now requesting authorization to
advertise this project for bid in January 2018.
ALTERNATIVES:
Do not authorize staff to bid this project
Table construction to a later date
RECOMMENDED MOTION:
I move to authorize staff to bid the Arlington Valley Road Project, pending final review by the City
Attorney.
Bid Schedule - Roadwa
City of Arlington
Arlington Valley Road
Item
No.DESCRIPTION
WSDOT
Standard
Item No.
WSDOT
Spec
Ref Sect
Approx.
Quantity UNIT Unit Price Total Price
PREPARATION
1 UNEXPECTED SITE CHANGES 0001 1 L.S. $ 10,000.00 10,000.00$
2 MOBILIZATION/DEMOBILZATION 0001 1-09.7 1 L.S. $ 391,000.00 391,000.00$
3 CLEARING AND GRUBBING 0025 2-01.5 4.9 ACRE $ 3,500.00 17,150.00$
4 REMOVAL OF STRUCTURE AND OBSTRUCTION 0050 2-02.5/GSP 1 L.S. $ 18,000.00 18,000.00$
5 SAWCUT EXISTING PAVEMENT ---SP 2300 L.F. $ 2.00 4,600.00$
6 PLANING BITUMINOUS PAVEMENT 5711 5-04.5 1680 S.Y. $ 5.00 8,400.00$
EROSION CONTROL AND ROADSIDE RESTORATION
7 INLET PROTECTION 6471 8-01.5 9 EACH $ 200.00 1,800.00$
8 STABILIZED CONSTRUCTION ENTRANCE 6468 8-01.5 335 S.Y. $ 20.00 6,700.00$
9 SILT FENCE 6373 8-01.5 7,300 L.F. $ 4.50 32,850.00$
10 EROSION/WATER POLLUTION CONTROL 6490 SP 1 L.S. $ 15,000.00 15,000.00$
11 SEEDING AND FERTILIZING 6412 8-01.5 1.5 ACRE $ 10,000.00 15,000.00$
12 HIGH VISIBILITY FENCE 6630 8-01.5 200 L.F. $ 5.00 1,000.00$
GRADING
13 ROADWAY EXCAVATION INCL. HAUL 0310 2-03.5 10,000 C.Y. $ 10.00 100,000.00$
14 UNSUITABLE FOUNDATION EXCAVATION, INCL. HAUL 0350 2-03.5 5,230 C.Y. $ 25.00 130,750.00$
15 GRAVEL BORROW INCL. HAUL 0431 2-03.5 15,000 TON $ 25.00 375,000.00$
16 SHORING OR EXTRA EXCAVATION CLASS B 7008 7-08.5 25,575 S.F $ 2.00 51,150.00$
STORM SEWER
17 SLOTTED UNDERDRAIN PIPE 8 IN. DIAM --7-01 920 L.F. $ 45.00 41,400.00$
18 DUCTILE IRON STORM SEWER PIPE 8 IN. DIAM.7-04 260 L.F. $ 95.00 24,700.00$
19 CATCH BASIN TYPE 1 7-05 4 EACH $ 2,000.00 8,000.00$
20 CONCRETE INLET 7-05 1 EACH $ 2,000.00 2,000.00$
21 CATCH BASIN TYPE 2 48 IN. DIAM 3105 7-05 11 EACH $ 3,700.00 40,700.00$
22 OVERFLOW STRUCTURE 7-05 6 EACH $ 400.00 2,400.00$
23 ADJUST CATCH BASIN 3100 7-05 3 EACH $ 2,000.00 6,000.00$
24 BIORETENTION SOIL MEDIA 8 318 C.Y. $ 45.00 14,310.00$
25 GRAVEL BACKFILL FOR DRAIN 7014 7-01.5 3765 TON $ 45.00 169,425.00$
SURFACING - ROAD
26 CRUSHED SURFACING TOP COURSE 5120 4-04 1450 TON $ 35.00 50,750.00$
SURFACING - TRAIL
27 CRUSHED SURFACING TOP COURSE 5120 4-04 10230 TON $ 40.00 409,200.00$
HOT MIX ASPHALT - ROAD
28 PAVEMENT REPAIR 5-04 333 SY $ 80.00 26,640.00$
29 HMA CL. 1/2 IN. PG 64-22 5267 5-04 5040 TON $ 90.00 453,600.00$
30 ASPHALT COST PRICE ADJUSTMENT 5837 5-04 1 CALC $ 10,000.00 10,000.00$
PLANTING - ROAD
31 SEEDING AND FERTILIZING 6412 8-01.5 2 ACRE $ 10,000.00 15,000.00$
32 SOD INSTALLATION 6555 5-04 289 SY $ 34.00 9,826.00$
33 TOPSOIL TYPE A 6405 5-04 50 CY $ 35.00 1,750.00$
TRAFFIC
34 CEMENT CONC. TRAFFIC CURB AND GUTTER TYPE 1 6700 8-04 7690 L.F. $ 25.00 192,250.00$
Bid Schedule - Roadwa
City of Arlington
Arlington Valley Road
Item
No.DESCRIPTION
WSDOT
Standard
Item No.
WSDOT
Spec
Ref Sect
Approx.
Quantity UNIT Unit Price Total Price
35 EXTRUDED CURB 6727 8-04 230 L.F. $ 15.00 3,450.00$
36 CEMENT CONC. PEDESTRIAN CURB 6707 8-04 90 L.F. $ 50.00 4,500.00$
37 CEMENT CONCRETE SIDEWALK 7055 8-14 30 S.Y. $ 65.00 1,950.00$
38 PAINT LINE 6806 8-22.5 7100 L.F. $ 1.50 10,650.00$
39 PLASTIC WIDE LANE LINE 6828 8-22.5 195 L.F. $ 2.00 390.00$
40 PLASTIC STOP LINE 6859 8-22.5 70 L.F. $ 10.00 700.00$
41 PLASTIC CROSSWALK LINE 6857 8-22 370 S.F. $ 10.00 3,700.00$
42 PLASTIC TRAFFIC ARROW 6833 8-22.5 25 EACH $ 175.00 4,375.00$
43 PLASTIC TRAFFIC LETTER 6871 8-22.5 8 EACH $ 70.00 560.00$
44 RAISED PAVEMENT MARKER TYPE 2 6884 8-22.5 1 HUND $ 500.00 500.00$
45 PERMANENT SIGNING 6890 8-21.5 1 L.S. $ 6,000.00 6,000.00$
46 ILLUMINATION SYSTEM 6904 8-20.5 1 L.S. $ 730,000.00 730,000.00$
47 PROJECT TEMPORARY TRAFFIC CONTROL 6971 1-10.5 1 L.S. $ 150,000.00 150,000.00$
OTHER
48 ROADWAY SURVEYING 7038 1-05.4 1 L.S. $ 103,000.00 103,000.00$
49 UTILITY POTHOLING 1-07.17 1 EST. $ 5,000.00 5,000.00$
50 DEWATERING 2-10.5 1 L.S. $ 15,000.00 15,000.00$
51 REMOVE AND RESET GATE 8-12.5 3 EACH $ 1,500.00 4,500.00$
52 REMOVE AND RESET FENCE 8-12.5 1,700 L.F. $ 12.00 20,400.00$
53 TEMPORARY FENCE 8-12.5 500 L.F. $ 6.00 3,000.00$
54 ADJUST GATE CONTROL PANEL TO GRADE 8-12.5 1 EACH $ 1,000.00 1,000.00$
55 CEMENT CONC. CURB RAMP TYPE PARALLEL A 7058 8-14.5 52 S.Y. $ 180.00 9,360.00$
56 CEMENT CONC. CURB RAMP TYE B PARALLEL (MOD) 7058 8-14.5 16 S.Y. $ 180.00 2,880.00$
57 CEMENT CONC. CURB RAMP TYPE SINGLE DIRECTION A 7058 8-14.5 71 S.Y. $ 180.00 12,780.00$
58 CEMENT CONC. CURB RAMP TYPE COMBINATION 7058 8-14.5 35 S.Y. 180.00$ 6,300.00$
59 TRIMMING AND CLEANUP 7490 2-11.5 1 L.S. $ 5,000.00 5,000.00$
60 QUARRY SPALLS 1085 8-15.5 80 C.Y. $ 65.00 5,200.00$
61 STREAMBED COBBLES 1096 8-04.5 3 C.Y. $ 100.00 300.00$
62 UNFORSEEN CONDITIONS FORCE ACCOUNT 7715 1-09.6 1 EST. $ 20,000.00 20,000.00$
63 REIMBURSEMENT FOR THIRD PARTY DAMAGE 7725 1-07.13(4)1 EST. $ 10,000.00 10,000.00$
64 SPCC PLAN 7736 1-07.15(1)1 L.S. $ 1,000.00 1,000.00$
65 RECORD DRAWINGS (min Bid $2,000) --SP 1 L.S. $ 2,000.00 2,000.00$
66 TYPE B PROGRESS SCHEDULE 7003 SP 1 L.S. 1,500.00$ 1,500.00$
Subtotal 3,801,346$
Design Contingency 0% -$
Construction Total 3,810,000$
Bid Schedule - Roadwa
City of Arlington
Arlington Valley Road
Item
No.DESCRIPTION
WSDOT
Standard
Item No.
WSDOT
Spec
Ref Sect
Approx.
Quantity UNIT Unit Price Total Price
PREPARATION
1 INCLUDED IN AVR ROADWAY
SANITARY SEWER
2 CONNECTION TO EXISTING SEWER PIPE 7-05 1 EACH $ 550.00 550.00$
3 MANHOLE 48 IN. DIAM. TYPE 7360 7-05 7 EACH $ 3,500.00 24,500.00$
4 PVC SANITARY SEWER PIPE, 8 IN. DIAM 3767 7-17 945 L.F $ 65.00 61,425.00$
5 TESTING SEWER PIPE 3152 7-17.5 945 L.F $ 2.00 1,890.00$
6 ADJUST MANHOLE 3080 7-05 6 EACH $ 500.00 3,000.00$
WATER MAIN
7 HYDRANT ASSEMBLY 3486 7-14.5 11 EACH $ 6,500.00 71,500.00$
8 GATE VALVE, 12" (FL X FL)7-12.5 18 EACH $ 2,500.00 45,000.00$
9 COMB. AIR RELEASE/AIR VACUUM VALVE ASSEMBLY 1 IN 3835 7-12.5 1 EACH $ 2,500.00 2,500.00$
10 BLOWOFF ASSEMBLY 3838 7-09.5 1 EACH $ 2,500.00 2,500.00$
11 DUCTILE IRON PIPE FOR WATER MAIN 12 IN. DIAM. 3869 7-09.5 2640 L.F. $ 110.00 290,400.00$
12 CONNECT TO EXISTING WATERMAIN 7-09.5 8 EACH $ 3,000.00 24,000.00$
ADJUST WATER VALVE BOX 6243 7-12.5 12 EACH $ 500.00 6,000.00$
Subtotal 533,265$
Design Contingency 0% -$
Construction Total 540,000$
Maps and GIS data are distributed “AS-IS” without warranties of any kind, either express or implied, including but not limited to warranties of suitability for a particular purpose or use. Map dataare compiled from a variety of sources which m ay contain errors and users who rely upon the inform ation do so at their own risk. Users agree to indemnify, defend, and hold harmless the Cityof Arlington for any and all liability of any nature arising out of or resulting from the lack of accuracy or correctness of the data, or the use of the data presented in the maps.
Arlington Valle y Road Project(R oad Section)
Arlington Valle y Road Project(Intersection Section)
79TH DR NE
80TH AVE NE
CEMETERYRD
200THST NE
72ND AVE NE
200TH PL NE
CEMETERY RD
68TH
DRNE
65TH
DR
NE
199TH ST NE
201ST ST NE
64TH
DR
NE
77TH
AVENE
OLYMPIC PL
190THPL NE
71ST AVE NE
74TH AVE NE
62ND DR NE
206THSTNE
191ST PL NE
67TH
AVE
NE
192ND ST NE
195TH ST NE
KNOLL DR
197TH ST NE
VALLEYVIEWDR
62ND AVE NE
192ND PL NE
190TH PL NE
VISTADR
OLDBURNRD
BURN RD
63RD AVE NE
CROWNRIDGEBLVD
204TH ST NE
SR 9
Arlington Valley Road Project
1 of 1
12/6/2017 ArlValleyRd_8.5x11_17
City of Arlington
1 inch = 900 feetSheet:
Date:
Scale:
File:
±City Limits New Road Construction
Na m e Sta rt End Le ngth (ft.)Arl ington Val le y Rd 67th Ave NE 74th Ave NE 3,765
Tra ffic Signal(Prop osed)
City of Arlington
Council Agenda Bill
Item:
CA #6
Attachment
C
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Contract renewal with Feldman & Lee for public defender services
ATTACHMENTS:
Proposed contract with Feldman & Lee for public defender services
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: None
BUDGET CATEGORY: General Fund – Police / Criminal Justice Budget
BUDGETED AMOUNT: $261,000
LEGAL REVIEW:
DESCRIPTION:
The City’s contract with Feldman & Lee for public defender services expired on December 31, 2016.
The City and Feldman & Lee recently completed negotiations on a successor agreement, covering the
term from January 1, 2017 through December 31, 2018. The contract will be for $20,000 per month.
HISTORY:
The law firm of Feldman & Lee has served as the City’s public defender since 2007.
ALTERNATIVES:
RECOMMENDED MOTION:
I move to approve the contract with Feldman & Lee for public defender services and authorize the
Mayor to sign the contract.
City of Arlington
Council Agenda Bill
Item:
CA #7
Attachment
D
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Contract renewal with Zachor & Thomas for prosecution services
ATTACHMENTS:
Zachor & Thomas contract
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: None
BUDGET CATEGORY: General Fund – Police / Criminal Justice Budget
BUDGETED AMOUNT: $170,000
LEGAL REVIEW:
DESCRIPTION:
The City and Zachor & Thomas recently completed negotiations for the firm to provide prosecution
services, covering the term from January 1, 2018 through December 31, 2020. The contract will be
for $14,960 per month for 2018.
HISTORY:
The law firm of Zachor & Thomas has served as the City’s prosecutors at the municipal court level
since 2001.
ALTERNATIVES:
RECOMMENDED MOTION:
I move to approve the contract with Zachor & Thomas for prosecutor services and authorize the
Mayor to sign the contract.
PROFESSIONAL SERVICES
AGREEMENT
THIS AGREEMENT (“Agreement”) is made and entered into between the City of
EdmondsArlington, a Washington municipal corporation (hereinafter referred to as the
"City"), and the Law Offices of Zachor & Thomas, Inc., P.S. (hereinafter referred to as the
"Consultant").
WHEREAS, the City has established its municipal court under the provisions of Chapter
3.50 RCW and Edmonds City Code 2.15;
WHEREAS, the City wishes to contract with a skilled firm with attorneys familiar
with the prosecution of criminal and infraction matters involving allegations of violation of
municipal ordinances;
WHEREAS, the Consultant and its attorneys are licensed to practice law in the State
of Washington and have experience as prosecutors within the State of Washington and the
City of EdmondsArlington;
WHEREAS, the City and the Consultant have a current contract for prosecutorial
services that expired s on December 31st, 2016 and has been operating under a yearly
extension615; and
WHEREAS, the City has remains been satisfied with the services of the Consultant;
NOW THEREFORE, in consideration of the mutual promises and benefits to be
derived, this Agreement is entered into on a date specified hereafter between the City and
the Consultant, subject to the terms and conditions set forth below:
1.Scope of work. The scope of work shall include all services and material necessary
to accomplish the above mentioned objectives in accordance with the Scope of Work that is
marked as Exhibit A, attached hereto and incorporated herein by this reference.
2.Payments. The Consultant shall be paid by the City for completed work for
services rendered under this Agreement as provided hereinafter. Such payment shall be
full compensation for work performed or services rendered and for all labor, materials,
supplies, equipment and incidentals necessary to complete the work, and shall consist of
the following:
2.1. Base Rate: The Prosecutor shall receive a monthly retainer of
THIRTEEN THOUSAND, THREE HUNDRED AND NINETY DOLLARS
FOURTEEN THOUSAND NINE HUNDRED SIXTY DOLLARS AND 00/00, $
($13,390.00) 14,960.00 12,952.00 per month for performance of those duties
set forth in Attachment this agreement for the year 2018. A standard yearly
increase shall apply for each year subsequent as set forth in paragraph 2.3.
A, Scope of Work for the year 2017. January 1, 2018‐December 31, 2018, the
base rate shall increase to 14,935.00. The standard yearly increase shall
apply to the 2019 contract year.
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2.2. Hourly Rate. Services performed outside the scope of work described in
Attachment A,this agreement or which may be mutually agreed upon to be
added at a later date, or additional court calendars added by the court not
contemplated in this agreement, including preparation and appearance time,
shall be in addition to the base rate set forth in paragraph 2.1. Absent a
separate agreement, those services shall be billed at a rate of ONE HUNDRED
FIFTY DOLLARS ($15000.00) per hour. Additional calendars shall be billed
for no less than 2.5 hours per appearance. Any Rules of Appeal of Decisions
of Courts of Limited Jurisdiction ( RALJ ) case filed in Superior Court, criminal
case filed into the South Division of Snohomish County District Court
shallCourt, shall be billed at the rate of ONE HUNDRED FIFTY DOLLARS
($150.00) per hour. Forfeitures shall be billed at a flat rate of $300 per case
for default judgments and at the hourly rate of $175.00 an hour for trials.
Any other cases filed at the Court of Appeals; cases filed at the Supreme
Court; cases filed in another Division of the Snohomish County District Court;
forfeiture cases filed in courts other than the Edmonds Marysville Municipal
Court, or Lynnwood Municipal Court, which require the appearance of the
Prosecutor; and such other activities agreed to by the City and the
Prosecutor, shall be billed at ONE HUNDRED FIFTY SEVENTY FIVE DOLLARS
($17550.00) per hour. The Consultant shall obtain written approval from the
City prior to pursuing appeal of any matter beyond the Superior Court.
2.3 Fees Review. The schedule of fees provided for in paragraph 2.1 and
2.2 shall apply for the contract period reflected in Article 4. Should the court
substantially alter the requirements of the Consultant, the Consultant shall
provide notification to the City. Changes in fees shall be proposed by the
Consultant to the Mayor. Any changes must be mutually agreed to by the
Mayor and the Consultant, and then must be approved by the Edmonds
ArlingtonCity. Council. Upon acceptance by all parties, the changes will be
made a part of this Agreement.
Payment Rate Adjustment. The payment rate shall be increased each
January 1st 2019 by 4%. the greater of the CPI‐W Seattle‐Tacoma‐
Bremerton or 2%, but not to exceed 5%. This shall take into account the cost
of doing business. as well as the cost of nominal filing increases, printing, .
Should the criminal criminal filings exceed a 10% increase or decrease per
calendar year, or should the court substantially alter the court appearances
or requirements of the Consultant, the parties may renegotiate the terms of
this fee agreement.
2.4 Costs. The City shall be the sole obligor and shall pay all witness fees,
expert witness fees (including but not limited to Speed Measuring Device
Experts), transcript and document fee’s and interpreters’ fees determined to
be necessary by the Consultant in the preparation and disposition of its
cases. The City shall approve all other anticipated fees, before such expense
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hourly rate is highe for these matters
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is incurred. The City will not unreasonably delay in granting approval of
such expenses. The City further agrees to hold the Consultant harmless from
such expenses and costs as set forth hereinabove.
2.5 Assistant Prosecutors. The City contracts with the Consultant for a
monthly fee for prosecution services. Should the Consultant be absent, it
shall be the responsibility of the Consultant to provide substitute coverage
with a properly licensed State of Washington attorney, who has been
previously approved by the Court. All individuals providing services under
this Agreement (including substitute attorneys) must wear City‐issued
identification when in the Public Safety Building as issued by the Police
Department.
If a “Conflict Prosecutor” is required, such “Conflict Prosecutor” shall be
approved by the City. through its Court. In the event of a dispute regarding
approval of any individual, the Edmonds City Council shall be final arbiter.
The City is responsible for any costs associated with the “Conflict Prosecutor,
where there is an actual conflict with the City.
3. Ownership and use of documents. All City files and other documents maintained
by the Consultant shall be the files of the City and accessible by the City through its City
Attorney or other duly authorized representative during normal business hours, subject to
the Washington State Bar Association Rules of Ethics. At the request of the City, any and all
files maintained by the Consultant shall be tendered to the City, subject to the terms and
conditions of this Agreement and the Washington State Bar Association Rules of Ethics. All
equipment and facilities furnished by the City shall remain the sole property of the City.
Any equipment, facilities and materials provided by the Consultant shall remain the sole
property of the Consultant.
4. Term of Contract. The term of this Agreement shall be from the first __1ST____ day
of January___January____, 201872013 through December 31, 2015 through December 31,
202019. Upon the effective date of this Agreement, all other existing contracts and/or
agreements between the parties for prosecutorial services shall terminate. The Consultant
shall submit a proposed contract for the calendar year 20206 by mutual date of the parties.
It is anticipated that negotiations for renewal of this contract will take place prior to the
expiration of 2020192015; provided, however, that if no negotiations shall occur, or if no
agreement has been reached, this contract shall be renewed automatically for oneeach
calendar year, subject to the same terms and conditions set forth herein and each year
subsequent, absent a new agreement.
. Consultant shall perform the work authorized by this Agreement promptly in accordance
with the receipt of the required governmental approvals.
5. Hold harmless agreement.
Acting Within Scope. To the extent provided by law and irrespective of any
insurance required of the Consultant, the Consultant shall defend and indemnify the City
from any and all claims arising out of or in any way relating to this Agreement; provided,
however, requirements of this paragraph shall not apply to that portion of such claim that
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Arlington Contract.
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reflects the percentage of negligence of the City compared to the total negligence of all
persons, firms, or corporations that resulted in the claim.
Conduct of City. Nothing herein shall be interpreted to require the Consultant to
indemnify the City, its officers, agents or employees from loss, claim or liability arising from
negligent, wrongful or tortuous conduct of the City, its officers, agents or employees.
Conduct of the Prosecuting Attorney. So long as the Consultant is acting within the
scope of this contract and in accord with its ethical responsibilities under the provisions
of the Rules of Professional Conduct, it shall be entitled to legal defense and representation
as an official of the City. Nothing herein shall be interpreted to require the City to
indemnify the Consultant, its officers, attorneys, agents or employees from loss, claim or
liability arising from negligent, wrongful or tortious conduct of the Consultant, its officers,
attorneys, agents or employees.
The Consultant shall indemnify and hold the City and its officers and employees harmless
from and shall process and defend at its own expense all claims, demands, or suits at law or
equity arising in whole or in part from the Consultant’s negligence or breach of any of its
obligations under this Agreement; provided that nothing herein shall require the
Consultant to indemnify the City against and hold harmless the City from claims, demands
or suits based solely upon the conduct of the City, its agents, officers and employees; and
provided further that if the claims or suits are caused by or result from the concurrent
negligence of: (a) the Consultant’s agents or employees; and (b) the City, its agents, officers
and employees, this indemnity provision with respect to: (1) claims or suits based upon
such negligence; and/or (2) the costs to the City of defending such claims and suits shall be
valid and enforceable only to the extent of the Consultant’s negligence or the negligence of
the Consultant’s agents or employees.
The Consultant shall comply with all applicable sections of the applicable Ethics laws,
including state statutes and the Washington Rules for Professional Conduct. The Consultant
specifically assumes potential liability for actions brought by the Consultant’s own
employees against the City and, solely for the purpose of this indemnification and defense,
the Consultant specifically waives any immunity under the state industrial insurance law,
Title 51 RCW.
6. General and professional liability insurance. During the life of this Contract, the
Prosecutor shall maintain professional liability and malpractice insurance which shall
include anyone acting for or on behalf of the Prosecutor in the performance of this
Contract. Such insurance shall be obtained from any insurance company authorized to do
business as such in the State of Washington and shall have policy limits of ONE MILLION
DOLLARS ($1,000,000.00) or more.
a. Consultant presently maintains insurance and of the types described below from
insurers licensed to do business in the State of Washington, and which have a current
A.M. Best rating of not less than A:VII:
A. Worker’s Compensation and employer’s liability insurance as required by the
Industrial Insurance laws of the State of Washington.
B. Professional Liability and General Malpractice Insurance shall be maintained
throughout the term of this contract.
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used the language from our previouls version instead.
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Commented [M6]: This section which was stricken was from
another unrelated contract. The language in paragraph 6 is taken
directly from the current contract.
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Commented [SJP7]: They have deleted the WCIA
recommended insurance provisions in favor of this paragraph.
Potential concerns include whether their insurance company is viable
or able to pay claims; lack of a provision requiring notice if their
malpractice insurance were to be canceled; potential dispute between
WCIA and prosecutor’s insurer over who is “primary” and who is
“secondary” if a claim is made; and lack of ability to insist on a copy
of the policy.
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b. The Consultant’s Commercial General Liability policies are to contain, or be
endorsed to contain, that they shall be primary insurance as respect to the City. Any
insurance, self‐insurance, or insurance pool coverage maintained by the City shall be
excess of the Consultant’s insurance and shall not contribute with it. Excepting the
Worker’s Compensation Insurance and Professional Liability Insurance secured by the
Consultant, the City will be named on all policies as an additional insured. The
Consultant shall furnish the City with verification of insurance in the form of original
certificates and copies of any amendatory endorsements required by the Agreement
evidencing the insurance requirements before commencement of the work. The City
reserves the right to require complete, certified copies of all required insurance policies
at any time.
c. The Consultant shall provide the City with written notice of any policy cancellation
within two business days of their receipt of such notice.
d. The Consultant’s professional liability to the City shall be limited to the amount
payable under this Agreement or one million dollars ($1,000,000), whichever is the
greater, unless modified elsewhere in this Agreement. In no case shall the Consultant’s
professional liability to third parties be limited in any way.
e. Failure on the part of the Consultant to maintain the insurance as required shall
constitute a material breach of contract, upon which the City may, after giving five (5)
business days’ notice to the Consultant to correct the breach, immediate terminate the
contract or, at its discretion, procure or renew such insurance and pay any and all
premiums in connection therewith, with any sums so expended to be repaid to the City
on demand, or at the sole discretion of the City, offset against funds due the Consultant
from the City.
1. The Consultant shall procure and maintain for the duration of the Agreement,
insurance against claims for injuries to persons or damage to property which
may arise from or in connection with the performance of the work hereunder by
the Consultant, its agents, representatives, or employees. Consultant’s
maintenance of insurance as required by this Agreement shall not be construed
to limit the liability of the Consultant to the coverage provided by such
insurance, or otherwise limit the City’s recourse to any remedy available at law
or in equity.
2. Consultant shall obtain insurance of the types described below from insurers licensed to
do business in the State of Washington, and which have a current A.M. Best rating of not less
than A:VII:
3. A. Worker’s Compensation and employer’s liability insurance as required by the
Industrial Insurance laws of the State of Washington.
4. B. Professional Liability and General Malpractice Insurance shall be maintained
throughout the term of this contract.
5. The Consultant’s Commercial General Liability and Automobile Liability insurance
policies are to contain, or be endorsed to contain, that they shall be primary insurance as respect
to the City. Any insurance, self-insurance, or insurance pool coverage maintained by the City
shall be excess of the Consultant’s insurance and shall not contribute with it. Excepting the
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Worker’s Compensation Insurance and Professional Liability Insurance secured by the
Consultant, the City will be named on all policies as an additional insured. The Consultant shall
furnish the City with verification of insurance in the form of original certificates and copies of
any amendatory endorsements required by the Agreement evidencing the insurance requirements
before commencement of the work. The City reserves the right to require complete, certified
copies of all required insurance policies at any time.
6. The Consultant shall provide the City with written notice of any policy cancellation
within two business days of their receipt of such notice.
7. The Consultant’s professional liability to the City shall be limited to the amount payable
under this Agreement or one million dollars ($1,000,000), whichever is the greater, unless
modified elsewhere in this Agreement. In no case shall the Consultant’s professional liability to
third parties be limited in any way.
8. Failure on the part of the Consultant to maintain the insurance as required shall constitute
a material breach of contract, upon which the City may, after giving five (5) business days’
notice to the Consultant to correct the breach, immediate terminate the contract or, at its
discretion, procure or renew such insurance and pay any and all premiums in connection
therewith, with any sums so expended to be repaid to the City on demand, or at the sole
discretion of the City, offset against funds due the Consultant from the City.
7. Discrimination prohibited. Consultant shall not discriminate against any
employee or applicant for employment because of age, sex, marital status, sexual
orientation, race, creed, color, national origin, honorably discharged veteran or military
status, or the presence of any sensory, mental, or physical disability or the use of a trained
dog guide or service animal by a person with a disability.
8. Consultant is an independent contractor. The parties intend that an
independent contractor relationship will be created by this Agreement. No agent,
employee or representative of the Consultant shall be deemed to be an agent, employee or
representative of the City for any purpose. Consultant shall be solely responsible for all
acts of its agents, employees, representatives and subcontractors during the performance
of this contract.
9. City approval of work and relationships. Notwithstanding the Consultant's
status as an independent contractor, results of the work performed pursuant to this
contract must meet the approval of the City.
10. Termination. The attorney/client relationship is personal and involves the ability
of the parties to communicate and maintain credibility. This is an agreement for legal
services and either party the City as client may may terminate the agreement for any
reason upon one hundred eighty (1820) days written notice and the Consultant shall be
paid through the last month of the billing cycle in which work is completed. In the event of
termination, work in progress will be completed by Consultant if authorized by the City
under terms acceptable to both parties. If completion of work in progress is not authorized
or acceptable terms cannot be worked out, Consultant will submit all unfinished
documents, reports, or other material to City and Consultant will be entitled to receive
payment for any and all satisfactory work completed prior to the effective date of
termination.
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11. Integration. The entire agreement between the parties shall consist of this
document and the Consultant's proposal, attached hereto as Exhibit A. These writings
constitute the entire Agreement of the parties and shall not be amended except by a
writing executed by both parties. In the event of any conflict between this written
Agreement and any provision of Exhibit A, this Agreement shall control.
12. Changes/Additional Work. The City may engage Consultant to perform services
in addition to those listed in this Agreement, and Consultant will be entitled to additional
compensation for authorized additional services or materials as described in 2.2. The City
shall not be liable for additional compensation until and unless any and all additional work
and compensation is approved in advance in writing and signed by both parties to this
Agreement. If conditions are encountered which are not anticipated in the Scope of
Services, the City understands that a revision to the Scope of Services and fees may be
required. ; pProvided, however, that nothing in this paragraph shall be interpreted to
obligate the Consultant to render or the City to pay for services rendered in excess of the
Scope of Services in Exhibit A unless or until an amendment to this Agreement is approved
in writing by both parties.
13. Standard of Care. Consultant represents that Consultant has the necessary
knowledge, skill and experience to perform services required by this Agreement.
Consultant and any persons employed by Consultant shall use their best efforts to perform
the work in a professional manner consistent with the Washington State Bar Association
Standards.
sound engineering practices, in accordance with the schedules herein and in accordance
with the usual and customary professional care required for services of the type described
in the Scope of Services.
14. Non‐waiver. Waiver by the City of any provision of this Agreement or any time
limitation provided for in this Agreement shall not constitute a waiver of any other
provision.
15. Non‐assignable. The services to be provided by the Consultant shall not be
assigned or subcontracted without the express written consent of the City.
16. Covenant against contingent fees. The Consultant warrants that he Consultant
has not employed or retained any company or person, other than a bona fide employee
working solely for the Consultant, to solicit or secure this Agreement, and that he
Consultant has not paid or agreed to pay any company or person, other than a bona fide
employee working solely for the Consultant, any fee, commission, percentage, brokerage
fee, gifts, or any other consideration contingent upon or resulting from the award of
making of this Agreement. For breach or violation of this warranty, the City shall have the
right to annul this Agreement without liability or, in its discretion to deduct from the
contract price or consideration, or otherwise recover, the full amount of such fee,
commission, percentage, brokerage fee, gift, or contingent fee.
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17. Compliance with laws. The Consultant in the performance of this Agreement shall
comply with all applicable Federal, State or local laws and ordinances, including
regulations for licensing, certification and operation of facilities, programs and
accreditation, and licensing of individuals, and any other standards or criteria as described
in the Agreement to assure quality of services.
The Consultant specifically agrees to pay any applicable business and occupation (B & O)
taxes which may be due on account of this Agreement.
18. Notices. Notices to the City shall be sent to the following address:
City of Edmonds City of Arlington
Human ResourcesCityArlington City Hall
121 Fifth Avenue North238 N. Olympic Ave.
Edmonds, WA 98020Arlington, WA 98223
Notices to the Consultant shall be sent to the following address:
Zachor & Thomas, Inc., P.S.
23607 Highway 99, Suite 1D
Edmonds, Washington 98026
Receipt of any notice shall be deemed effective three days after deposit of written notice in
the U.S. mails, with proper postage and properly addressed.
DATED THIS _______ DAY OF __________________, 20_____.
CITY OF EDMONDSARLINGTON ZACHOR & THOMAS, INC., P.S.
By By
Mayor Barbara Tolbert H. James Zachor, Jr. President
Its
ATTEST:
________________________________
Kristin Banfield, City Clerk
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APPROVED AS TO FORM:
BAILEY, DUSKIN & PEIFFLE, PS
________________________________
Office of the City Attorney
Steven J. Peiffle
ATTEST:
________________________________
City Clerk
APPROVED AS TO FORM:
________________________________
Office of the City Attorney
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STATE OF WASHINGTON )
)ss
COUNTY OF )
On this day of , 20 , before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn,
personally appeared , to me known to be the
of the corporation that executed the foregoing instrument, and acknowledged the
said instrument to be the free and voluntary act and deed of said corporation, for the
uses and purposes therein mentioned, and on oath stated that he/she was
authorized to execute said instrument and that the seal affixed is the corporate seal
of said corporation.
WITNESS my hand and official seal hereto affixed the day and year first above
written.
NOTARY PUBLIC
My commission expires:
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Attachment A
Scope of Work
Zachor & Thomas Prosecution Services
The Consultant shall provide the following services
1. 1. Review police incident reports for determination of charging for matters not
directly filed;
9.1. 2 Maintain all current cases in an appropriate filing system;
2. 3 Review and remain familiar with filed criminal misdemeanor and gross
misdemeanor cases;
3. 4 Interview witnesses as necessary in preparation of prosecution of cases;
minimum8In 2018, based on case need, the hours may increase to a maximum of
15 per week.
4. 5 Respond to discovery requests, make sentence recommendations and
prepare legal memoranda, when necessary;
10.5. 6 Prepare cases for trial, including the issuance of witness subpoenas
(for service by the Police Department, when applicable), conduct evidence
retrieval (with the assistance of the Police Department and other City agencies),
and prepare jury instructions, as necessary
11.
12.6. 7. Represent the City at all arraignments, pretrial hearings, motion
hearings, review hearings, in‐custody hearings held at Marysville Municipal
Court, and trials on currently scheduled court days( based on the 2017 court
calendar);
7. 8. Prosecute contested code and traffic infraction violations which are
scheduled on the regular 2017 criminal calendar;
Forfeitures shall be billed at a flat rate of $300 per case. Notice of Intended
Forfeitures and Seizure Hearings shall be set in the Court of jurisdiction within
90 days of receipt of Notice of Demand for Hearing;
8. 10 Be
available to the Police Department for questions at all reasonable times, by
providing appropriate telephone numbers, cell phone numbers, e‐mail
addresses, and voice mail access. And at a time and date to be mutually agreed
upon by the parties, the Consultant may conduct training with the Police
Department.
At a time and date to be mutually agreed upon by the parties, the Consultant
shall conduct yearly training with the Police Department.
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The Consultant maintains a business office in the City of Edmonds and Police
Officers may meet with the Consultant at anytime during normal business hours,
when the Consultant is available.
11. Consult with the City Attorney, as needed,
regarding Edmonds City Code amendments.
Services provided under this Agreement play an important part in fostering
public confidence in the criminal justice system and are an important and
essential part of law enforcement. All services provided under this Agreement
shall be in accord with the Rules of Professional Responsibility, local court rules
and the normal standard of care among prosecutors in Western Washington.
13.
City of Arlington
Council Agenda Bill
Item:
CA #8
Attachment
E
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Contract with Snohomish County for First Responders Flex Fund
ATTACHMENTS:
Draft Contract with Snohomish County for First Responder Flex Fund
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: ‐0‐
BUDGET CATEGORY: Police
BUDGETED AMOUNT: ‐0‐
LEGAL REVIEW:
DESCRIPTION:
Snohomish County is granting the city $2,146 for an additional First Responders Flex Fund. The
funds are to be used by first responders and social workers to procure goods and services such as
shelter, food, clothing, medical care, transportation, or other basic needs. The purpose is to abate an
emergency situation discovered by first responders.
The contract outlines the responsibilities of each agency in using the grant money, including
quarterly reporting requirements. These funds are being granted to each agency participating in the
Law Enforcement Embedded Social Worker (LEESW) pilot project.
HISTORY:
This is a new grant for the City of Arlington.
ALTERNATIVES:
Take no action
RECOMMENDED MOTION:
I move to approve the contract with Snohomish County for First Responders Flex Fund and
authorize the Mayor to sign the contract.
City of Arlington
Council Agenda Bill
Item:
CA #9
Attachment
F
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Resolution Declaring Properties as Surplus
ATTACHMENTS:
Properties’ summary
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: 0
BUDGET CATEGORY: N/A
BUDGETED AMOUNT:
LEGAL REVIEW:
DESCRIPTION:
1. The City currently has two property that is no longer needed in the city inventory.
Located on the SW corner of Division and Olympic MC MAHONS 1ST ADD TO ARL BLK 009 D‐01 LOTS
1, 2, 3, 4, & N 0.15FT LOT 5LESS N 59.85FT LOT 4 ALSO LESS W 15.65FTOF N 59.85FT OF LOT 3.
Proceeds of the sale would be applied to the parks capital fund.
2. Located East of York Park 3209 180th Street NE, HIGHWAY HOME SITES BLK 000 D‐06 ‐ LOT 1 OF
ZA8910445SP REC AF NO 9506210066 BEING A PTN OF LOT8 EXST PLAT. Proceeds from the sale
would be applied to the parks capital fund.
HISTORY:
1. Property was purchased during the North Olympic Project for additional parking. A portion of the
property is being leased month to month by Triple Shop Espresso.
2. Property was purchased as part of the York Park Development in 2000. The proposed surplus
property is not part of the current York Park. Surplus was approved by the PARC.
ALTERNATIVES:
None
RECOMMENDED MOTION:
(City Attorney recommends separate motions.)
1. I move to surplus the property described above at the SW corner of Division and Olympic and
allow staff to list the property with a commercial broker after a Request for Proposal process.
2. I move to surplus the property described above at 3209 180th Street NE and authorize staff to
conduct a Request for Proposal process for redevelopment of the property.
City of Arlington
Council Agenda Bill
Item:
CA #10
Attachment
G
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Salary Schedule for Non-Represented Employees for 2018
ATTACHMENTS:
None
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360-403-4603
EXPENDITURES REQUESTED: N/A
BUDGET CATEGORY: N/A
LEGAL REVIEW:
DESCRIPTION:
Administration and Human Resources are proposing the adoption of a revised salary
schedule for the City’s non-represented employees not under contract. The proposed
schedule provides the same 12-step pay structure for Range P (Airport Director and
Administrative Services Director), Range Q (CED Directory, Public Works Director, Finance
Director), Range R (Fire Chief and Police Chief) and Range AA (City Administrator) as is
present in the rest of the salary schedule pay ranges currently in effect. This change does
not result in any current budget impact.
HISTORY:
The attached revised salary schedule reflects an annual market adjustment in the amount of
3% for non-represented employees not under contract beginning January 1, 2018, already
approved as part of the 2018 budget modification adopted by Council on November 20,
2017.
ALTERNATIVES
RECOMMENDED MOTION:
I move to approve the proposed Salary Schedule for Non-Represented Employees for 2018.
City of Arlington
Council Agenda Bill
Item:
CA #11
Attachment
H
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Professional Services Agreement renewal with Strategies 360
ATTACHMENTS:
Strategies 360 Professional Services Agreement
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: $36,000
BUDGET CATEGORY: GF—Other General Government Services
LEGAL REVIEW:
DESCRIPTION:
The attached contract and scope of work describes the work to be done by Strategies
360 at the state and federal level from January 1 through December 31, 2018. Strategies
360 has been working on our behalf in Olympia and Washington, D.C. to address some of
our immediate and long‐term transportation improvement goals, as well as assist us in
economic development and other areas. The continuation of the contract ensures that
our best interests are represented in the decision‐making processes of the Washington
State Legislature, the Washington State Department of Transportation, the United States
Congress, as well as other state and federal agencies. The City budgeted $36,000
annually for the 2017‐18 budget.
HISTORY:
The City has been a direct client of Strategies 360 starting in Fall 2012. Prior to that, the
City was a client through our participation in the SR9 Coalition.
ALTERNATIVES
None
RECOMMENDED MOTION:
I move to approve the contract with Strategies 360 for Lobbying Services for 2018 and
authorize the Mayor to sign the contract.
City of Arlington
Council Agenda Bill
Item:
NB #1
Attachment
I
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Interlocal Agreement with Snohomish County for Law Enforcement Embedded Social Worker
ATTACHMENTS:
Draft Interlocal Agreement with Snohomish County for Law Enforcement Embedded Social Worker
DEPARTMENT OF ORIGIN
Administration; Paul Ellis – 360‐403‐4603
EXPENDITURES REQUESTED: $60,235.00
BUDGET CATEGORY: Police
BUDGETED AMOUNT: $60,235.00
LEGAL REVIEW:
DESCRIPTION:
The City of Arlington and Snohomish County are embarking on a pilot project for a Law Enforcement
Embedded Social Worker (LEESW). The goal of the LEESW program is to provide an alternative
police response to those people with social service needs within and/or directly impacting the City
of Arlington. The proposed interlocal agreement outlines the purpose, activities, and commitment of
resources from each agency. The ILA is for two years, expiring December 31, 2019.
HISTORY:
This is a new program for the City of Arlington.
ALTERNATIVES:
Take no action
RECOMMENDED MOTION:
I move to approve the interlocal agreement with Snohomish County for a Law Enforcement
Embedded Social Worker, and authorize the Mayor to sign the agreement.
{JZL1545735.DOCX;2/13011.900000/ }
INTERLOCAL AGREEMENT
BETWEEN
SNOHOMISH COUNTY HUMAN SERVICES DEPARTMENT
BEHAVIORAL HEALTH PROGRAM
AND
CITY OF ARLINGTON
REGARDING
LAW ENFORCEMENT EMBEDDED SOCIAL WORKER
This INTERLOCAL AGREEMENT (the “ILA” or “Agreement”) is entered into
between SNOHOMISH COUNTY HUMAN SERVICES DEPARTMENT BEHAVIORAL
HEALTH PROGRAM, hereinafter “the County” and the CITY OF ARLINGTON,
hereinafter “the City”, a municipal corporation, pursuant to Chapter 39.34 RCW. The
County and the City (collectively, “the parties”) hereby agree as follows:
I. PURPOSE
A. The purpose of this Agreement is to set forth the duties between the County and
the City of Arlington with regards to a pilot program that embeds a County social
worker with the City of Arlington Police Department (APD), to be known as the
Law Enforcement Embedded Social Worker (“LEESW”). The goal of the LEESW
program is to provide an alternative police response to those people with social
service needs within and/or directly impacting the City of Arlington. By sharing
work space with a social service worker at APD, partnerships will be created
between APD and the social service agencies in the region. The LEESW will
provide assistance with police response to those in the community who are
homeless and have needs related to mental illness, alcohol and drug addiction,
veteran status, housing, medical, concerns and/or financial needs.
B. Both parties agree to work collaboratively to comply with the intent of this
Agreement. Activities will include, but not be limited to, the identification,
assessment, and referral of homeless adults with behavioral and/or other health
issues to available services in the community based on an individualized
assessment of the needs of each such person.
II. OBJECTIVE AND STRATEGIES
The parties mutually acknowledge the following objectives and strategies with respect to
this Agreement:
{JZL1545735.DOCX;2/13011.900000/ }
A. Establish better coordination and partnerships between social services
providers and law enforcement.
B. Improve response and provide better follow-up with the chronically homeless
and frequent utilizers of social services and emergency services.
C. Reduce the draw on law enforcement resources.
D. Maintain data on how the LEESW position is affecting those with social service
needs in the region.
E. Engage, motivate and support individuals in accessing services and making
positive life changes.
Strategies used to achieve these objectives shall include without limitation:
1. Providing outreach, engagement and liaison support to those people that are
encountered by law enforcement on a reoccurring basis.
2. Providing training to law enforcement on social service resources.
3. Developing a procedure for identifying and screening people with social
service needs.
4. Developing a network of working relationships with: the Triage Center,
voluntary teams, Snohomish County Jail, Detox provider, emergency
housing providers and other social service providers.
5. Follow-up with identified individuals in an effort to bridge gaps between
police contacts and social services.
III. ADMINISTRATOR; NOTICE; POINTS OF CONTACT
A. The APD Chief of Police shall serve as the Administrator of this
Agreement.
B. Official notices to each of the parties, respectively, shall be provided to the
individual Points of Contact designated below:
To the City: To the County:
Jonathan Ventura Anji Jorstad
Chief of Police Behavioral Health Supervisor
Arlington Police Department Snohomish County Human Services
{JZL1545735.DOCX;2/13011.900000/ }
IV. REFERRAL PROCESS
The parties will work collaboratively to establish a process for referral of individuals
into the pilot program established under this Agreement. This includes without
limitation eligibility assessments by County staff. Persons without a demonstrable
behavioral health issue may be referred for alternative services according to
individual need and service availability.
V. GEOGRAPHICAL LOCATION
In performing services under this Agreement, the LEESW will focus primarily within
the jurisdiction of the City, but may also from time to time assist with outreach in areas
that have an immediate nexus to and impact upon the City.
VI. COMMITMENT OF RESOURCES
A. The City agrees to commit the following resources to the pilot program
established under this Agreement:
1. Approximately one half of the total cost of employing the embedded social
worker—provided to Snohomish County Human Services as outlined in Article
XIV of this Agreement.
2. Reasonable access to work stations within the City for the LEESW.
3. Subject to reasonable availability and City-determined prioritization, Law
Enforcement dedicated resources to support the objectives of this pilot
program—primarily through the APD’s Deputy Chief of Police and patrol division.
4. Utilization of crime analysis data, on an as-needed basis, for evaluation of crime
trends associated with chronic utilizers of police services.
5. Training for the LEESW, as reasonably appropriate and available.
B. The County agrees to commit the following resources to the pilot project
established under this Agreement:
1. One full-time social worker (the LEESW) who will be embedded half-time (0.5
FTE) at the APD, and during the remaining half-time will be embedded with the
Snohomish County Sheriff’s Office of Neighborhoods.
2. Sufficient funding to cover the program costs not funded by the City, as
provided in Article XIV of this Agreement.
3. Supervision and training for the LEESW.
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4. Except as expressly provided in this Agreement, all necessary equipment, tools
and materials for the LEESW to perform his/her duties, specifically including
without limitation:
i. Snohomish County Human Services identification.
ii. Clothing that is necessary for outdoor working conditions, not to exceed
$250 annually.
iii. Vehicles and/or other transportation means necessary for the LEESW to
perform his/her duties hereunder.
iv. Other equipment determined necessary and mutually agreed upon by the
parties.
5. The parties jointly agree to commit use of facilities, i.e., phones, furniture, copy
machines, fax as reasonably available. Provided, that resource allocation shall
be determined jointly on an ongoing basis with reasonable and good faith
consideration afforded to the parties’ respective budgets and workload
constraints.
VII. SUPERVISION; EMPLOYMENT STATUS; INSURANCE.
A. The Outreach Team’s designated team leader shall generally oversee the day-
to-day operations of the pilot program which will include the LEESW as a
member. However, team members, specifically including without limitation the
LEESW, will remain formally under the supervision of their respective agencies
and their supervisors in their respective agencies.
B. The parties will communicate regularly to review operations and discuss any
needed project adjustments.
C. Each team member shall be responsible for complying with their respective
agency's policies and procedures.
D. Neither the LEESW nor the APD police officers are agents of the other party,
respectively, nor shall act as the agent of the other.
E. The LEESW shall be and remain a County employee at all times relevant to
this Agreement. Without limitation of the foregoing, no employment relationship
shall be created under this Agreement between the City and the LEESW and/or
any other employee of the County, or between the County and any employee of
the City. The City shall not be liable for, nor obligated to pay to the County, or any
employee of the County, specifically including without limitation the LEESW,
{JZL1545735.DOCX;2/13011.900000/ }
compensation, sick leave, vacation pay, overtime or any other benefit applicable
to employees of the City, nor to pay or deduct any social security, income tax, or
other tax from the payments made to LEESW which may arise as an incident of
the LEESW performing services hereunder. Without limitation of the foregoing,
the City shall not be obligated to pay industrial insurance for the services
rendered by the LEESW.
F. The County shall procure and maintain at all times relevant to this Agreement
liability insurance coverage for the LEESW and any vehicle used by the LEESW
in performing services under this Agreement in the same manner and in the same
coverage amounts as provided for other County employees.
VIII. STANDARD OPERATING PROCEDURES
The following operating procedures may be supplemented in writing or by practice.
The following is not intended to be an exclusive or exhaustive set of policies and
procedures.
A. Hours of Operation: Hours of operation for the LEESW will be determined and
agreed upon by the parties.
B. Information Sharing: To the extent allowed by law, the LEESW shall share
information about his/her activities under this Agreement with the APD. The
LEESW shall upon the City’s request participate in administrative hearings,
including without limitation hearings concerning officer discipline, related to
activities the LEESW may witness in performing his/her duties under this
Agreement. The LEESW shall assist APD officers upon the City’s request by
providing written statements, and will testify in court proceedings as required.
APD officers shall reasonably cooperate with the LEESW by providing incident
reports, statements, and offender photos as allowed by law. Any release of
records or other information shall comply with APD and Snohomish County
Human Services policies related to confidentiality, as well as applicable state
and federal law.
C. Community Contact: The LEESW shall engage and communicate with the
Arlington community, including without limitation providing outreach,
presentations to community groups and training.
IX. OUTREACH, ENGAGEMENT AND LIAISON ACTIVITIES
It is anticipated by the parties that persons contacted through the pilot project
established under this Agreement are likely to fall into one of the three following
groups, each requiring different outreach, engagement and liaison approaches:
A. Social contacts made with those persons in need of social services.
{JZL1545735.DOCX;2/13011.900000/ }
Action: The LEESW will attempt to provide the appropriate referral based on the
needs of the contact. The LEESW will follow-up, as necessary to see if the
contact has utilized the resources provided. Data will be maintained on these
contacts.
B. Arrested individuals referred to the LEESW in lieu of booking.
Action: When APD officers arrest, but choose not to book an individual who is in
need of social service needs, they may work with the LEESW to provide the
arrestee with an alternative to the arrest. The LEESW will then attempt to
provide the appropriate referral based on the needs of the arrestee. The LEESW
will then follow-up, as necessary, to determine if the arrestee has in fact utilized
the resources provided. Data will be maintained on these contacts.
C. Arrested individuals booked into jail.
Action: When APD officers arrest and book an individual with social service
needs, they may refer the LEESW to them. As necessary, the LEESW will work
with the prosecutor and/or jail transitional services to help determine conditions
of sentencing and/or release that will motivate arrestees to seek the treatment
they need. Data will be maintained on these contacts.
X. ROLES AND RESPONSIBILITIES DURING CONTACT
A. The LEESW will be making contact with people in need of social services both
in the field and at their assigned duty station or business office. The LEESW
will conduct outreach as deemed necessary and interact with people with
varying degrees of mental health problems, addiction issues, housing needs
and other service needs.
B. If the person contacted by the LEESW also has wants and/or warrants, the
decision on whether to book the person or get them into social services will be
made after a discussion with the Outreach Team’s designated team leader or
his/her designee. Absent bookings that are mandated by state law, the booking
of the person will be discretionary and based upon the APD’s discretionary
judgment as to what approach will be in the best interest of the person and the
community.
C. The LEESW is not expected to conduct criminal interviews and is not acting as
an agent of the APD during outreach in the community. However, if the
LEESW is subpoenaed as a result of his/her coordinated effort with APD, the
LEESW shall appear and testify as directed.
XI. STATISTICS AND EVALUATION
{JZL1545735.DOCX;2/13011.900000/ }
A. The LEESW pilot program established under this Agreement will be funded
through December 31, 2019 and then evaluated by the parties for efficiency
and impact. This pilot project may be extended at the mutual discretion of the
parties as a result of such evaluation, or may be discontinued if it is shown to
have minimal impact on motivating individuals with social service needs or
police response to chronic utilizers of services.
B. The LEESW will maintain a log and record statistics on his/her work with APD
which can be evaluated on a regular basis. Those statistics may be used to
map any trends in the target demographic. The results of the evaluation will be
forwarded to each party for review.
C. Measures for the above-referenced evaluation may include, without limitation,
the following:
1. Number of contacts: Include date, time, name, date of birth, contact
address, home address (if applicable), stop reason, want/warrant status
2. APD charge/case number (if applicable)
3. Amount of hours the LEESW spent on outreach
4. OT or regular duty
5. Name of officers involved in outreach
6. Name of any social service groups involved in outreach
7. Result of contact: i.e., referral, placement, refusal, etc.
8. Underlying issue: mental health, substance abuse, financial issues, etc.
9. Training conducted
10. Meetings attended
11. Other relevant measurements
XII. INDEMNIFICATION & HOLD HARMLESS
Each party shall protect, save harmless, indemnify and defend the other party, its
elected officials, officers, employees and agents, from and against any loss or
claim for damages of any nature whatsoever, including claims by third parties or
employees against which it would otherwise be immune under Title 51 RCW or
{JZL1545735.DOCX;2/13011.900000/ }
other law, arising out of any act or omission of the first party in performance of
this Agreement by itself, its elected or appointed officials, officers, employees or
agents, except to the extent such loss or claim is attributable to the negligence
or willful misconduct of the second party, its elected officials, officers, employees
or agents.
To the extent that a loss or claim hereunder arises out of the joint or concurrent
negligence of both parties, the parties’ respective liabilities shall be as provided
by the laws of the State of Washington.
Each party’s waiver of immunity under Title 51 RCW above, made solely for the
purposes of this indemnification, has been mutually negotiated by the parties.
The provisions of this section shall survive the expiration or termination of this
Agreement.
XIII. TERM; TERMINATION
This Agreement shall be effective upon mutual execution by the parties and shall
continue in effect until December 31, 2019 unless terminated as provided herein or
mutually extended by written agreement of the parties. Either party may
terminate this Agreement with or without cause by providing the other party with at
least thirty (30) days written notice. Termination of the Agreement will not result in
a refund of payments previously remitted for that calendar year.
{JZL1545735.DOCX;2/13011.900000/ }
XIV. DIVISION OF LEESW PROGRAM COSTS
Costs for
LEESW
(1 FTE)
Salary* $ 59,536.56
*Based on a full-time Mental Health
Community Support Specialist entry-level
employee in the “MHCSS” category.
Benefits** $ 26,791.45
Total $ 86,328.01
**Benefits estimated at 45% of salary, and
may vary slightly depending on the number
of dependents, type of health and dental
plans that are chosen, etc. The parties
mutually acknowledge that this estimate is
consistent with employees in similar
positions.
Supplies*** $ 1000.00
***Employee clothing, safety equipment,
general supplies, etc.
Indirect/FTE ^ $ 16,374.82
^Based on 2017 fixed costs in the LEESW
program category at Human Services and
prorated reimbursables. Also known as
“burden” or billable costs, this indirect cost
estimate is based on the number of FTE’s in
the Behavioral Health Program.
Total
Cost/FTE $ 103,702.83
A. The City will contribute roughly one half ($50,000 per year) of the total
cost of the LEESW. The remaining cost will be the exclusive responsibility of the
County.
B. The City shall remit payment of the above-amount to the County in equal
quarterly installments when invoiced by the County.
C. Pursuant to RCW 43.09.210, the parties mutually acknowledge that the
services provided under this Agreement are being compensated at their full and
true value.
{JZL1545735.DOCX;2/13011.900000/ }
XV. MISCELLANEOUS
A. Public Records Act.
This Agreement and all public records associated with the Agreement shall be available
from the County for inspection and copying by the public where required by the Public
Records Act, Chapter 42.56 RCW (the “Act”). To the extent that public records then in
the custody of the City are needed for the County to respond to a request under the Act,
as determined by the County, the City agrees to make them promptly available to the
County. If the City considers any portion of any record provided to the County under
this Agreement, whether in electronic or hard copy form, to be protected from disclosure
under law, the City shall clearly identify any specific information that it claims to be
confidential or proprietary. If the County receives a request under the Act to inspect or
copy the information so identified by the City and the County determines that release of
the information is required by the Act or otherwise appropriate, the County’s sole
obligations shall be to notify the City (a) of the request and (b) of the date that such
information will be released to the requester unless the City obtains a court order to
enjoin that disclosure pursuant to RCW 42.56.540. If the City fails to timely obtain a
court order enjoining disclosure, the County will release the requested information on
the date specified.
The County has, and by this section assumes, no obligation on behalf of the City to
claim any exemption from disclosure under the Act. The County shall not be liable to
the City for releasing records not clearly identified by the City as confidential or
proprietary. The County shall not be liable to the City for any records that the County
releases in compliance with this section or in compliance with an order of a court of
competent jurisdiction.
B. Conflicts between Attachments and Text.
Should any conflicts exist between any attached exhibit or schedule and the text or
main body of this Agreement, the text or main body of this Agreement shall prevail.
C. No Third Party Beneficiaries
The provisions of this Agreement are for the exclusive benefit of the County and the
City. This Agreement shall not be deemed to have conferred any rights, express or
implied, upon any third parties.
D. Governing Law; Venue.
This Agreement shall be governed by the laws of the State of Washington. The venue
of any action arising out of this Agreement shall be in the Superior Court of the State of
Washington, in and for Snohomish County. The substantially prevailing party in such
action shall be entitled to an award of its reasonable attorneys’ fees.
{JZL1545735.DOCX;2/13011.900000/ }
E. Severability
Should any clause, phrase, sentence or paragraph of this agreement be declared
invalid or void, the remaining provisions of this Agreement shall remain in full force and
effect.
F. Authority.
Each signatory to this Agreement represents that he or she has full and sufficient
authority to execute this Agreement on behalf of the County or the City, as the case
may be, and that upon execution of this Agreement it shall constitute a binding
obligation of the County or the City, as the case may be.
G. Survival.
Those provisions of this Agreement that by their sense and purpose should survive
expiration or termination of the Agreement shall so survive.
H. Execution in Counterparts.
This Agreement may be executed in counterparts, each of which shall constitute an
original and all of which shall constitute one and the same Agreement.
I. Amendments.
No changes or additions shall be made to this Agreement except as agreed to by both
parties, reduced to writing and executed with the same formalities as are required for
the execution of this Agreement.
J. Filing; Posting.
Pursuant to RCW 39.34.040, a fully executed copy of this Agreement shall be filed with
the office of the Snohomish County Auditor or posted by subject on a party’s website.
SIGNED:
Barbara Tolbert, Mayor
City of Arlington
Date
Mary Jane Brell Vujovic, Director
Snohomish County
Human Services Department
Date
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City of Arlington
Council Agenda Bill
Item:
NB #2
Attachment
J
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Updates to AMC Chapter 20.36 (Zoning Districts and Zoning Map)
ATTACHMENTS:
AMC Chapter 20.36, Planning Commission Findings of Fact, and ordinance
DEPARTMENT OF ORIGIN
Community and Economic Development; Marc Hayes – 360‐403‐3457
EXPENDITURES REQUESTED: ‐0‐
BUDGET CATEGORY: ‐0‐
BUDGETED AMOUNT: ‐0‐
LEGAL REVIEW:
DESCRIPTION:
Language change to the Mixed Use Overlay District (20.36.090), removal of the TDR Overlay Zone
(20.36.080), removal of the Residential Low/Moderate Density (20.36.010) designation, removal of
Part III (20.36.200) in its’ entirety, including Table 20.36‐1.
HISTORY:
Amendments were made to the City’s 2015 Comprehensive Plan during the 2017 update. These
amendments were approved by City Council on September 18, 2017. These proposed changes are
required to remain in concurrence with the City’s Comprehensive Plan.
ALTERNATIVES:
None
RECOMMENDED MOTION:
I move to approve the proposed changes to AMC Chapter 20.36 as presented.
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
City of Arlington 20.36 - 1 December 2016
December 2017
Chapter 20.36
ZONING DISTRICTS AND
ZONING MAP
Sections:
Part I. Zoning Districts
20.36.010 Residential Districts Established.
20.36.020 Commercial Districts Established.
20.36.030 Manufacturing Districts Established.
20.36.034 Aviation Flightline District Established.
20.36.036 Medical Services District Established.
20.36.040 Public/Semi-Public District Established.
20.36.054 Master Planned Neighborhood Overlay District Established
20.36.060 Floodplain and Floodway Districts Established.
20.36.070 Shoreline Management District Established.
20.36.080 TDR Overlay Zone Established.
20.36.09080 Horizontal Mixed Use Overlay District Established.
Part II. Zoning Map
20.36.100 Official Zoning Map.
20.36.110 Amendments to Official Zoning Map.
Part III. Compatibility of Zoning Districts with Land Use Plan
20.36.200 Compatibility of Zoning Districts with Land Use Plan Defined.
Part I. Zoning Districts
20.36.010 Residential Districts Established.
(a) (a) The following residential districts are hereby established: Suburban Reside ntial (SR),
Residential Low/Moderate Density (R-LMD), Residential Moderate Density (R-MD),
Residential High Density (R-HD), and Old Town Residential (OTR). Each of these districts is
designed and intended to secure for the persons who reside there a comfortable, he althy,
safe, and pleasant environment in which to live, sheltered from incompatible and disruptive
activities that properly belong in nonresidential districts. Other objectives of some of these
districts are explained in the remainder of this section.
(b) The Residential Low/Moderate Density district (R-LMD) is designed primarily to
accommodate detached single-family residential development and recreational, quasi-
public, and public uses that customarily serve residential development in areas served by
public sewer and water facilities. Some types of two-family residences are allowed in this
district on larger lots.
(c) (b) The Residential Moderate Density (R-MD) district is designed primarily to
accommodate detached or attached single-family residential uses at medium densities
and recreational, quasi-public, and public uses that customarily serve residential
development in areas served by public sewer and water facilities. Some types of two-family
residences are allowed in this district on larger lots.
(d) (c) Residential High Density (R-HD) district is designed primarily to accommodate higher
density multi-family developments and recreational, quasi-public, and public uses that
customarily serve residential development in areas served by public sewer and water
facilities.
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
City of Arlington 20.36 - 2 December 2016
December 2017
(e) (d) The Old Town (OT) district is designed primarily to single-family residential
development while preserving the historic quality of the traditional town center. Further,
this zone is intended to promote residential development that is in character with the
older, existing homes in the area.
(f) (e) The Suburban Residential (SR) district is designed primarily to accommodate
detached single-family residential development and recreational, quasi-public, and public
uses that customarily serve residential development in areas served by public sewer
and water facilities. Some types of two-family residences are allowed in this district on larger
lots.
20.36.020 Commercial Districts Established.
(a) The following commercial districts are hereby established: Neighborhood Commercial (NC),
Old Town Business District (CBD), General Commercial (GC), Highway Commercial (HC),
and Business Park (BP). These districts are created to accomplish the purposes and serve
the objectives set forth in the remainder of this section.
(b) The Neighborhood Commercial (NC) zone is designed to accommodate commercial
activities that would meet the daily convenience needs of people residing or working in the
environs.
(c) The Old Town Business District (CBD) zone is designed to accommodate a mix of a wide
variety of commercial activities and high density residential uses in a pedestrian-oriented
environment.
(d) The General Commercial (GC) zone is designed to accommodate commercial uses
generally similar, though more intensive, to the types permissible in an Old Town
Business District. However, it is intended that this zone be placed along arterials to cater
to commuters or as a transition in some areas between a Highway Commercial zone and
a residential zone.
(e) The Highway Commercial (HC) zone is designed to accommodate the widest range of
commercial activities. Uses allowed here include those allowed in other commercial districts,
but also those that require highway access or that should be separated from residential
uses.
(f) The Business Park (BP) zone is designed to promote and accommodate office, high
technology research and development, and related uses in a park-like, master-planned
setting.
20.36.030 Manufacturing Districts Established.
The General Industrial (GI) and Light Industrial (LI) districts are hereby established primarily to
accommodate enterprises engaged in the manufacturing, processing, creating, repairing,
renovating, painting, cleaning, or assembling of goods, merchandise, or equipment. The
performance standards set forth in Part I of Chapter 20.44 place limitations on the
characteristics of uses located in these districts. The Light Industrial district is distinguished from
the General Industrial district in that the Light I ndustrial district is intended to be a cleaner, more
business park-like area, whereas the General Industrial district allows more resource-based
manufacturing has a greater tolerance of the nuisances that typically accompany such
manufacturing. Furthermore, the limitations in the Light Industrial district are more restrictive
than those in the General Industrial district.
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
City of Arlington 20.36 - 3 December 2016
December 2017
20.36.034 Aviation Flightline District Established.
The Aviation Flightline District (AF) zone is hereby established. This district is created 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 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.
20.36.036 Medical Services District Established.
The Medical Services District (MS) zone is hereby established. This district is created to allow
hospitals and related medical services uses that have developed around the Cascade Valley
Hospital in an otherwise residential neighborhood. Medical services include hospitals, doctors’
offices, birthing centers, and other related uses, but not including manufacturing of medical
equipment.
20.36.040 Public/Semi-Public District Established.
A Public/Semi-Public (P/SP) district is hereby established to accommodate public and semi-
public uses, such as schools, government services and facilities, public utilities, community
facilities, parks, etc. on publicly owned land.
20.36.054 Master Planned Neighborhood Overlay District Established.
The Master Planned Neighborhood (MPN) district is hereby established as an “overlay” district,
meaning that this district is overlaid upon other districts and the land so encumbered may be
used in a manner permitted in the underlying district only if and to the extent such use is
complies with the requirements of §20.44.032 (Master Planned Neighborhood Developments) of
this Title. Thereafter, this overlay district shall be removed from the property for which the
master plan is approved by the City Council.
20.36.060 Floodplain and Floodway Districts Established.
The Floodplain and Floodway districts are hereby established as “overlay” districts, meaning
that these districts are overlaid upon other districts and the land so encumbered may be used
in a manner permitted in the underlying district only if and to the extent such use is complies with
the restrictions found in Chapter 20.64 (Floodplain Development Regulations) of this Title.
20.36.070 Shoreline Management District Established.
The Shoreline Management district is hereby established as an “overlay” district, meaning that
this district is overlaid upon other districts and the land so encumbered may be used in a
manner permitted in the underlying district only if and to the extent such use is also permitted in
the applicable overlay district and a Shoreline Development Permit has been granted, if
necessary, pursuant to Chapter 20.92 (Shoreline Management) of this Title.
20.36.080 TDR Overlay Zone Established.
A transfer of development rights (TDR) zone is hereby established as an “overlay” district,
meaning that this district is overlaid upon other districts and the land so encumbe red may be
used in a manner permitted in the underlying district only if and to the extent that such use is
also permitted in the applicable overlay district and a TDR certif icate has been issued by
Snohomish County as provided by Chapter 20.37, Transfer of Development Rights. (Ord 1381,
4/17/06)
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
City of Arlington 20.36 - 4 December 2016
December 2017
20.36.09080 Horizontal Mixed Use Overlay District Established.
The Horizontal Mixed Use Overlay District is hereby established as an “overlay” district, meaning
that the underlying zoning applicable within each commercial zone remains as the primary or
principle zoning designation. The overlay allows for a mix of diversified, high-density residential
development to co-exist within a proportionate share of the commercially zoned areas of Highway
Commercial (HC), General Commercial (GC), and Neighborhood Commercial (NC) zones where
typical retail and other support services would be located, thus creating a walkable neighborhood
an Urban Village concept. The Mixed Use Overlay will also be applied to the Residential
Moderate Density (RMD) and Residential High Density (RHD) zones along the Smokey Point
Boulevard corridor. The Overlay will provide for the efficient use of property by requiring the
mixed use of properties in a manner that allows for residential development to co -exist with
commercial, retail and specific light manufacturing uses. This promotes the creation of attractive,
sustainable neighborhoods which enable walkability and less automobile dependency. This will
allow for both commercial and high-density residential development along the street frontage.
The performance standards/design guidelines set forth in Part 1 of Chapter 20.44 110 place
limitations on the characteristics of uses located in these districts. (Ord 2016-022, 12/5/16)
Part II. Zoning Map
20.36.100 Official Zoning Map.
(a) There shall be a map known and designated as the Official Zoning Map, which shall show
the boundaries of all zoning districts within the city’s planning jurisdiction. This map shall
either be drawn on acetate or other durable material from which prints can be made, or kept
in electronic format, or both. It shall be dated, and shall be kept in the planning department.
(b) The Official Zoning Map of the City shall be maintained in the City Clerk’s office.
Amendments to this map shall be made and posted in accordance with Chapter 20.96
(Amendments). (Ord. 1389, 3/27/06)
(c) Should the Official Zoning Map be lost, destroyed, or damaged, the Community
Development Director may have a new map drawn on acetate or other durable material from
which prints can be made. No further council authorization or action is required so long as
no district boundaries are changed in this process.
20.36.110 Amendments to Official Zoning Map.
(a) Amendments to the Official Zoning Map are accomplished using the same procedures that
apply to other amendments to this Title, as set forth in Chapter 20.96 (Amendments).
(b) The Community Development Director shall update the Official Zoning Map as soon as
possible after the council adopts amendments to it. Upon entering any such amendment on
the map, the Community Development Director shall change the date of the map to indicate
its latest revision. New prints of the updated map may then be issued.
(c) No unauthorized person may alter or modify the Official Zoning Map.
(d) The planning division shall keep copies of superseded prints of the zoning map for historical
reference.
Part III. Compatibility of Zoning Districts with Land Use Plan
20.36.200 Compatibility of Zoning Districts with Land Use Plan Defined.
Table 20.36-1, below, defines which zoning districts are compatible with which land use
designations of the Land Use Plan of the Comprehensive Plan. Only those zones defined as
compatible with a given land use designation may be applied to that land use designation when
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
City of Arlington 20.36 - 5 December 2016
December 2017
a rezone is considered.
City of Arlington 20.36 - 5 December 2016
December 2017
Title 20--Land Use Code Chapter 20.36: Zoning Districts & Map
Table 20.36-1: Land Use Designation/Zone Compatibility Matrix
Zone
Land Use Designation (from the Comp Plan Land Use Plan)*
Ma
s
t
e
r
Pl
a
n
n
e
d
Ne
i
g
h
b
o
r
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d
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b
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Re
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e
n
t
ial
Re
s
i
d
e
n
t
i
a
l
Lo
w
/
M
o
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e
r
a
t
e
De
n
s
i
ty
Re
s
i
d
e
n
t
i
a
l
Mo
d
e
r
a
t
e
De
n
s
i
ty
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
ty
Ol
d
To
w
n
Re
s
i
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e
n
t
ial
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
OT
B
D
-1
OTB
D-2
OT
B
D
-3
Ge
n
e
r
a
l
Co
m
m
e
r
c
i
a
l
Hi
g
h
w
a
y
Co
m
m
e
rci
a
l
Bu
s
i
n
e
s
s
Pa
r
k
Li
g
h
t
Ind
u
s
t
ria
l
Ge
n
e
r
a
l
In
d
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s
t
ria
l
Av
i
a
t
i
o
n
Fl
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g
h
t
lin
e
Me
d
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Se
r
v
i
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e
s
Pu
b
l
i
c
/
S
e
m
i
-Pu
b
l
i
c
Suburban Residential X X
Residential-Low/Moderate Density X X X X
Residential Moderate Density X X
Residential High Density X X
Old Town Residential X X
Neighborhood Commercial X X
Old Town Business District 1 X
Old Town Business District 2 X
Old Town Business District 3 X
General Commercial X
Highway Commercial X X
Business Park X X
Light Industrial X X
General Industrial X
Aviation Flightline X X
Medical Services X X X
Public/Semi-Public X X X X X X X X X X X X X X X X
Floodplain and Floodway District X X X X X X X X X X X X X X X X X X
Shoreline Management District X X X X X X X X X X X X X X X X X X
Planned Neighborhood Development District X X X X X X X X X X X X X X X X
Master Planned Neighborhood District X X X X X X
Findings of Fact
Arlington City Planning Commission
PLN#172 – AMC Chapter 20.64 Update (LUCA)
Page 1 of 2
July x, PLN201200
Bruce Angell, Chair 238 N. Olympic Avenue 360-403-3551
Regarding:
Updates to Arlington Municipal Code Chapter 20.36 (Zoning Districts
and Zoning Map), specifically;
1. Clarification of language contained in AMC Section 20.36.090
(Mixed Use Overlay District);
2. Removal of AMC Section 20.36.080 (TDR Overlay Zone);
3. Removal of AMC Section 20.36.010 (Residential Low/Moderate
Density); and
4. Removal of AMC Chapter 20.36, Part III, including 20.36.200
(Compatibility of Zoning Districts with Land Use Plan) and Table
20.36-1(Land Use Designation/Zone Compatibility Matrix).
Summary:
The Planning Commission held a Public Hearing on December 5, 2017 and
transmits the following findings and recommendation to the City
Council:
Findings:
As to item 1: In 2016, Council approved the creation of the
Horizontal Mixed-Use Overlay District to include all commercial
areas within the City limits. This Overlay District was
established primarily as a means of meeting the City’s
Comprehensive Plan twenty year population absorption requirement.
As the development regulations for this Overlay District were
being formulated, it became clear that some changes to the
language contained in the original ordinance would be required to
remain consistent with the intent of the Comprehensive Plan and
the proposed Mixed Use Regulations. The proposed language
modifications will bring Section 20.36.090 (Mixed use Overlay
District) into compliance with the 2015 Comprehensive Plan as
amended, and maintain consistency with the Mixed Use Development
Regulations.
As to item 2: Between 2013 and September of this year, there were
two TDR programs affecting two different subareas within the City
boundaries. The first, a pilot program with Snohomish county,
was established in 2006 and terminated in September of this year.
It affected only the Burn Hill (Brekhus/Beach) sub-area. The
second, a regional TDR program operating under WAC 365-198 was
created in 2013 as an overlay for the West Arlington sub-area. In
Community & Economic
Development
PLANNING COMMISSION
Findings of Fact
Arlington City Planning Commission
PLN#172 – AMC Chapter 20.64 Update (LUCA)
Page 2 of 2
September of 2017, the West Arlington sub-area was removed in
favor of the proposed Mixed Use Development Standards, but the
TDR overlay technically remained intact. This created an internal
Comprehensive Plan conflict, as well as a conflict between the
Comprehensive Plan and the Land Use Code. The removal of AMC
20.36.080 (TDR Overlay Zone) eliminates both conflicts.
As to item 3: Two of Arlington’s existing residential zoning
districts; Residential Low/Moderate Density, and Residential
Moderate Density are virtually identical. They differ only in the
placement of the primary residence within the lot boundaries.
The building placement provision contained in the Residential
Low/Moderate Density district, conflicts with the proposed Mixed
use Development Regulations. Because, in all other significant
respects, the two district definitions are the same, removal of
AMC Section 20.36.010(b) (Residential Low/Moderate Density) will
eliminate the conflict with Mixed use Regulations and simplify
the Land Use Code.
As to item 4: It Appears that inclusion in 2003 of AMC Chapter
20.36 Part III, Section 20.36.200 and its accompanying table,
20.36-1 was instituted as part of the local regulatory framework
for enforcement of the still new Growth Management Act.
Subsequent updates of the City’s Comprehensive Plan and Land Use
Code have rendered this section unnecessary. Elimination of
Section 20.36.200 and Table 20.36-1 will simplify the Land Use
Code and avoid potential conflicts with the Comprehensive Plan
and other sections of the Land Use Code.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the hearing,
the Planning Commission herby recommends on a unanimous vote that the
City Council approve the proposed changes to AMC 20.36 (Zoning
Districts and Zoning Map). There was one abstention on item 1.
Respectfully submitted through the Department of Community and
Economic Development to the City Council This Seventh day of December
2017 by;
____________________________________
Bruce Angell
Arlington City Planning Commission Chair
ORDINANCE NO. 2017-XXX 1
ORDINANCE NO. 2017--XXX
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO LAND
USE AND ZONING AND MAKING AMENDMENTS TO CHAPTER 20.36 OF THE
ARLINGTON MUNICIPAL CODE
WHEREAS, the City of Arlington Planning Staff made amendments to the 2015
Comprehensive Plan during the 2017 update; and
WHEREAS, the City of Arlington Planning Staff has reviewed the provisions of the
Arlington Municipal Code Chapter 20.36 Zoning Districts and Zoning Map related to the
Comprehensive Plan amendments; and
WHEREAS, the Arlington Planning Commission met to consider the staff report
regarding the proposed amendments to Chapter 20.36 at a workshop on November 7, 2017 and
conducted a public hearing at a special Planning Commission meeting on December 4, 2017 ;
and
WHEREAS, the City Council was presented public comment, findings of fact and the
Planning Commission recommendation of the proposed amendments on December 11, 2017 and
on December 18, 2017 the City Council considered the entire record of the proposed
amendments within this ordinance; and
WHEREAS, following the same, the City Council deliberated on the proposed
amendments and found that they were in the best interest of the City and its citizens.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARLINGTON,
WASHINGTON, DOES MAKE THE FOLLOWING FINDINGS:
a. The City of Arlington’s existing development regulations comply with the
requirements of Chapter 36.70A RCW.
b. The City Council finds that the review and required revisions to Chapter 20.36;
which include, language changes to Mixed Use Overlay District (20.36.090); the removal of the
TDR Overlay Zone (20.36.080);the removal of the Residential Low/Moderate Density
(20.36.010) designation; and Part III in its entirety, were required to remain in compliance with
the City’s Comprehensive Plan.
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
ORDINANCE NO. 2017-XXX 2
Section 1.
Changes to Chapter 20.36 Zoning Districts and Zoning Map to read as follows;
Chapter 20.36
ZONING DISTRICTS AND ZONING MAP
Sections:
Part I. Zoning Districts
20.36.010 Residential Districts Established.
20.36.020 Commercial Districts Established.
20.36.030 Manufacturing Districts Established.
20.36.034 Aviation Flightline District Established.
20.36.036 Medical Services District Established.
20.36.040 Public/Semi-Public District Established.
20.36.054 Master Planned Neighborhood Overlay District Established
20.36.060 Floodplain and Floodway Districts Established.
20.36.070 Shoreline Management District Established.
20.36.080 Mixed Use Overlay District Established.
Part II. Zoning Map
20.36.100 Official Zoning Map.
20.36.110 Amendments to Official Zoning Map.
Part I. Zoning Districts
20.36.010 Residential Districts Established.
(a) The following residential districts are hereby established: Suburban Residential (SR),
Residential Moderate Density (R-MD), Residential High Density (R-HD), and Old Town
Residential (OTR). Each of these districts is designed and intended to secure for the persons
who reside there a comfortable, healthy, safe, and pleasant environment in which to live,
sheltered from incompatible and disruptive activities that properly belong in nonresidential
districts. Other objectives of some of these districts are explained in the remainder of this
section.
(b) The Residential Moderate Density (R-MD) district is designed primarily to
accommodate detached or attached single-family residential uses at medium densities and
recreational, quasi-public, and public uses that customarily serve residential development in
areas served by public sewer and water facilities. Some types of two-family residences are
allowed in this district on larger lots.
(c) Residential High Density (R-HD) district is designed primarily to accommodate higher
density multi-family developments and recreational, quasi-public, and public uses that
customarily serve residential development in areas served by public sewer and water
facilities.
ORDINANCE NO. 2017-XXX 3
(d) The Old Town (OT) district is designed primarily to single-family residential
development while preserving the historic quality of the traditional town center. Further,
this zone is intended to promote residential development that is in character with the
older, existing homes in the area.
(e) The Suburban Residential (SR) district is designed primarily to accommodate
detached single-family residential development and recreational, quasi-public, and public
uses that customarily serve residential development in areas served by public sewer and
water facilities. Some types of two-family residences are allowed in this district on larger lots.
20.36.020 Commercial Districts Established.
(a) The following commercial districts are hereby established: Neighborhood Commercial
(NC), Old Town Business District (CBD), General Commercial (GC), Highway
Commercial (HC), and Business Park (BP). These districts are created to accomplish
the purposes and serve the objectives set forth in the remainder of this section.
(b) The Neighborhood Commercial (NC) zone is designed to accommodate commercial
activities that would meet the daily convenience needs of people residing or working in
the environs.
(c) The Old Town Business District (CBD) zone is designed to accommodate a mix of a
wide variety of commercial activities and high density residential uses in a pedestrian-
oriented environment.
(d) The General Commercial (GC) zone is designed to accommodate commercial uses
generally similar, though more intensive, to the types permissible in an Old Town
Business District. However, it is intended that this zone be placed along arterials to
cater to commuters or as a transition in some areas between a Highway Commercial
zone and a residential zone.
(e) The Highway Commercial (HC) zone is designed to accommodate the widest range
of commercial activities. Uses allowed here include those allowed in other commercial
districts, but also those that require highway access or that should be separated from
residential uses.
(f) The Business Park (BP) zone is designed to promote and accommodate office, high
technology research and development, and related uses in a park-like, master-
planned setting.
20.36.030 Manufacturing Districts Established.
The General Industrial (GI) and Light Industrial (LI) districts are hereby established primarily
to accommodate enterprises engaged in the manufacturing, processing, creating, repairing,
renovating, painting, cleaning, or assembling of goods, merchandise, or equipment. The
performance standards set forth in Part I of Chapter 20.44 place limitations on the
characteristics of uses located in these districts. The Light Industrial district is distinguished
from the General Industrial district in that the Light Industrial district is intended to be a cleaner,
more business park-like area, whereas the General Industrial district allows more
resource-based manufacturing has a greater tolerance of the nuisances that typically
accompany such manufacturing. Furthermore, the limitations in the Light Industrial district
are more restrictive than those in the General Industrial district.
20.36.034 Aviation Flightline District Established.
The Aviation Flightline District (AF) zone is hereby established. This district is created to allow
ORDINANCE NO. 2017-XXX 4
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.
20.36.036 Medical Services District Established.
The Medical Services District (MS) zone is hereby established. This district is created to
allow hospitals and related medical services uses that have developed around the Cascade
Valley Hospital in an otherwise residential neighborhood. Medical services include hospitals,
doctors’ offices, birthing centers, and other related uses, but not including manufacturing
of medical equipment.
20.36.040 Public/Semi-Public District Established.
A Public/Semi-Public (P/SP) district is hereby established to accommodate public and
semi- public uses, such as schools, government services and facilities, public utilities,
community facilities, parks, etc. on publicly owned land.
20.36.054 Master Planned Neighborhood Overlay District Established.
The Master Planned Neighborhood (MPN) district is hereby established as an “overlay”
district, meaning that this district is overlaid upon other districts and the land so encumbered
may be used in a manner permitted in the underlying district only if and to the extent
such use is complies with the requirements of §20.44.032 (Master Planned Neighborhood
Developments) of this Title. Thereafter, this overlay district shall be removed from the
property for which the master plan is approved by the City Council.
20.36.060 Floodplain and Floodway Districts Established.
The Floodplain and Floodway districts are hereby established as “overlay” districts, meaning
that these districts are overlaid upon other districts and the land so encumbered may be
used in a manner permitted in the underlying district only if and to the extent such use is
complies with the restrictions found in Chapter 20.64 (Floodplain Development Regulations) of
this Title.
20.36.070 Shoreline Management District Established.
The Shoreline Management district is hereby established as an “overlay” district, meaning
that this district is overlaid upon other districts and the land so encumbered may be used
in a manner permitted in the underlying district only if and to the extent such use is also
permitted in the applicable overlay district and a Shoreline Development Permit has been
granted, if necessary, pursuant to Chapter 20.92 (Shoreline Management) of this Title.
20.36.080 Mixed Use Overlay District Established.
The Mixed Use Overlay District is hereby established as an “overlay” district, meaning that the
underlying zoning applicable within each commercial zone remains as the primary or principle
ORDINANCE NO. 2017-XXX 5
zoning designation. The overlay allows for a mix of diversified residential development to co-
exist within a proportionate share of the commercially zoned areas of Highway Commercial
(HC), General Commercial (GC), and Neighborhood Commercial (NC) zones where typical
retail and other support services would be located, thus creating a walkable neighborhood
concept. The Mixed Use Overlay will also be applied to the Residential Moderate Density
(RMD) and Residential High Density (RHD) zones along the Smokey Point Boulevard corridor.
The Overlay will provide for the efficient use of property by requiring the mixed use of properties
in a manner that allows for residential development to co-exist with commercial, retail and
specific light manufacturing uses. This promotes the creation of attractive, sustainable
neighborhoods which enable walkability and less automobile dependency. The performance
standards/design guidelines set forth in Chapter 20.110 place limitations on the characteristics
of uses located in these districts. (Ord 2016-022, 12/5/16)
Part II. Zoning Map
20.36.100 Official Zoning Map.
(a) There shall be a map known and designated as the Official Zoning Map, which shall
show the boundaries of all zoning districts within the city’s planning jurisdiction. This
map shall either be drawn on acetate or other durable material from which prints can be
made, or kept in electronic format, or both. It shall be dated, and shall be kept in the
planning department.
(b) The Official Zoning Map of the City shall be maintained in the City Clerk’s
office.
Amendments to this map shall be made and posted in accordance with Chapter 20.96
(Amendments). (Ord. 1389, 3/27/06)
(c) Should the Official Zoning Map be lost, destroyed, or damaged, the Community
Development Director may have a new map drawn on acetate or other durable material
from which prints can be made. No further council authorization or action is required so
long as no district boundaries are changed in this process.
20.36.110 Amendments to Official Zoning Map.
(a) Amendments to the Official Zoning Map are accomplished using the same procedures
that apply to other amendments to this Title, as set forth in Chapter 20.96 (Amendments).
(b) The Community Development Director shall update the Official Zoning Map as soon
as possible after the council adopts amendments to it. Upon entering any such
amendment on the map, the Community Development Director shall change the date of
the map to indicate its latest revision. New prints of the updated map may then be issued.
(c) No unauthorized person may alter or modify the Official Zoning Map.
(d) The planning division shall keep copies of superseded prints of the zoning map for
historical reference.
Section 2. Ordinance to be Transmitted to Department. Pursuant to RCW 36.70A.106 a
copy of this Ordinance shall be transmitted to the Washington Department of Commerce as
required by law.
Section 3. Severability. If any provision, section, or part of this ordinance shall be
ORDINANCE NO. 2017-XXX 6
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 4. Effective Date. This ordinance or a summary thereof consisting of the
title shall be published in the official newspaper of the City, and shall take effect and be in full
force five (5) days after publication.
PASSED BY the City Council and APPROVED by the Mayor this _____ day of
December, 2017.
CITY OF ARLINGTON
______________________________
Barbara Tolbert, Mayor
Attest:
______________________________
Kristin Banfield, City Clerk
Approved as to form:
______________________________
Steven J. Peiffle
City Attorney
City of Arlington
Council Agenda Bill
Item:
NB #3
Attachment
K
COUNCIL MEETING DATE:
December 18, 2017
SUBJECT:
Adoption of the Mixed Use Development Regulations/Form Based Code
ATTACHMENTS:
Planning Commission Findings of Facts, Ordinance adopting a new chapter to the Arlington
Municipal Code; Chapter 20.110 (Mixed Use Development Regulations), Attachment “A”,
DEPARTMENT OF ORIGIN
Community and Economic Development; Marc Hayes – 360‐403‐3457
EXPENDITURES REQUESTED: ‐0‐
BUDGET CATEGORY: ‐0‐
BUDGETED AMOUNT: ‐0‐
LEGAL REVIEW:
DESCRIPTION:
The Mixed Use Development Regulations are a regulatory plan that utilizes Form Based Code as its
organizing principle. This use of “physical form” and not the “land use” provides for a predictable
outcome as development occurs. This “form based” approach promotes the creation of attractive,
sustainable neighborhoods which enable walkability and less automobile dependency. The
regulations are to be utilized in the Mixed Use Overlay Districts, (Neighborhood Commercial, Highway
Commercial, General Commercial) and the Residential Moderate Density and Residential High
Density zones along Smokey Point Boulevard from 174th PL NE to approximately 194th PL NE.
HISTORY:
This regulatory plan is the final element in implementing the City’s Mixed Use Development strategy
that provides for compliance with the GMA and concurrence with the goals and policies, as outlined
in the City’s Comprehensive Plan. This plan allows for the responsible, efficient utilization of
property in the creation of new neighborhoods which allow for the coexistence of residential, retail,
commercial, professional and light manufacturing uses within an identified “place type”.
ALTERNATIVES:
Approve or remand back to staff for additional information.
RECOMMENDED MOTION:
I move to approve the ordinance adopting a new AMC Chapter 20.110 ‐ Mixed Use Development
Regulations.
Findings of Fact
Arlington City Planning Commission
PLN#172 – AMC Chapter 20.64 Update (LUCA)
Page 1 of 2
July x, PLN201200
Bruce Angell, Chair 238 N. Olympic Avenue 360-403-3551
Regarding:
The addition of AMC Chapter 20.110 (Mixed use Development Regulations)
in order to establish Land Use regulations under the Mixed Use Overlay
District. The Mixed Use Development Regulations will implement the use
of Form Based Code.
Summary:
The Planning Commission held a Public Hearing regarding this matter on
December 5, 2017 and transmits the following findings and
recommendation to the City Council:
Findings:
1. In early 2016, Planning Commission and City Staff began
discussion of the use of mixed use overlays as a method of
addressing the issue of population absorption. In March, the
Commission and Staff formed a stakeholder focus group to begin
exploring methods and outcomes for the regulatory framework of
the proposed Mixed Use Overlay. The focus group was structured
to provide input for Planning Commission, Staff, and Council
considerations.
2. In December of 2016, Council approved the creation of a
Horizontal Mixed Use Overlay district. This District included
all commercially zoned property within the City; Neighborhood
Commercial, Highway Commercial, and General Commercial.
3. It was the intent of Council at that time that the creation of
the Horizontal Mixed Use Overlay would be the first phase of
revisions to the Comprehensive Plan and Land Use Code leading to
compliance with State and County mandated population absorption
requirements.
4. The first draft of the Mixed Use Development regulations was
ready for public comment in May of 2017.
5. The Mixed use focus group worked with staff and the Planning
Commission to develop a public participation plan as outreach
programs were formulated.
6. In June and July of 2017, six outreach events were advertised
and conducted; three each month at various locations to provide
public input to the development of Mixed Use regulations.
7. Input from the Public, Planning Commission, Focus Group and
staff drove the contents of the final draft of the Mixed Use
Development Regulations.
Community & Economic
Development
PLANNING COMMISSION
Findings of Fact
Arlington City Planning Commission
PLN#172 – AMC Chapter 20.64 Update (LUCA)
Page 2 of 2
8. These Mixed Use Development Regulations will allow for the City
to accommodate the 2035 population estimates through more
efficient land use and a predictable build form. They represent
the second phase of Comprehensive Plan and Land Use Code
compliance envisioned by Council with the creation of the
Horizontal Mixed Use Overlay in 2016.
Conclusion and Recommendation:
Based on the foregoing findings and testimony received at the hearing,
the Planning Commission herby recommends on a unanimous vote that the
City Council approve the proposed addition of AMC 20.110 (Mixed Use
Development Regulations). In addition, the Planning commission
recommends that the Regulations be revisited in six months to make
minor, experience based adjustments.
Respectfully submitted through the Department of Community and
Economic Development to the City Council This Seventh day of December
2017 by;
____________________________________
Bruce Angell
Arlington City Planning Commission Chair
ORDINANCE NO. 2017-XXX 1
ORDINANCE NO. 2017--XXX
AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO LAND
USE AND ZONING AND CREATING A NEW CHAPTER 20.110 OF THE ARLINGTON
MUNICIPAL CODE
WHEREAS, this is a non-project proposal adding a new chapter to the Arlington
Municipal Code (AMC) to provide for the use of Mixed Use Development Regulations (MXD)
in all new development that occurs within the designated overlay areas; and
WHEREAS, by adoption of Ordinance No. 2016-022, the City established a Horizontal
Mixed Use Overlay District to be applied upon all commercially zoned areas within the city; and
WHEREAS, the MXD Overlay District will also be applied to the RMD and RHD
residential zones along Smokey Point Boulevard from 174th PL NE to approximately 194th PL
NE; and
WHEREAS, the establishment of the overlay districts was twofold, the first being to
accommodate population absorption as required by the Growth Management Act in a planned
manner. The second was to provide for the efficient use of property by requiring the mixed use
of properties in a manner that allows for residential development to co-exist with commercial,
retail and specific light manufacturing uses. This promotes the creation of attractive, sustainable
neighborhoods which enable walkability and less automobile dependency; and
WHEREAS, development typically occurs organically over long periods of time, hence
the need for development regulations to ensure that the outcomes are predictable; and
WHEREAS, Form Based Code (FBC) requires that “physical form” and not “land use” be
the organizing principle as development occurs, thus allowing compatible uses to establish and
function within the neighborhoods; and
WHEREAS, the City of Arlington Planning Staff and Planning Commission have created
Mixed Use Development Regulations (MXD Regulations) utilizing Form Based Code (FBC) as
its organizing principle; and
WHEREAS, the Development Regulations include a Regulating Plan (map) for each of
the place types, and within each place type there are transect designations which regulate the
form, type, dimension, height and orientation of the buildings being placed there; and
WHEREAS, the MXD Regulations and Regulating Plans will ensure that there is
uniformity of both current and future development through the use of Building Form Standards,
Regulating Plans, Frontage Type Standards, Block, Street and Right of Way Standards,
Civic/Open Space Standards, Parking Space Standards and Architectural and Building Type
Standards; and
ORDINANCE NO. 2017-XXX 2
WHEREAS, the Regulating Plan also identifies proposed roadways, alleyways, civic
and open spaces; and
WHEREAS, the MXD Regulations create “Place Types” and these place types will
establish new neighborhoods which promote walkability, livability and the creation of a public
realm which replicates the function and form of traditional neighborhoods; and
WHEREAS, the Department of Community and Economic Development held six public
outreach meetings to both inform the public regarding MXD Regulations and Form Based Code,
and seek public input. These meetings were held in three separate locations and occurred on May
9, 23 and 24, 2017 and July 11, 25 and 26, 2017; and
WHEREAS, the City of Arlington Planning Staff has reviewed the provisions of the
MXD Regulations; and
WHEREAS, the Arlington Planning Commission met to consider the staff report
regarding the proposed amendment to the Arlington Municipal Code creating a new Chapter
20.110 at a workshop on November 7, 2017 and conducted a public hearing at the regular
Planning Commission meeting on December 4 , 2017 ; and
WHEREAS, the City Council was presented public comment, findings of fact and the
Planning Commission recommendation of the proposed amendment on December 11, 2017 and
on December 18, 2017 the City Council considered the entire record of the proposed
amendments within this ordinance; and
WHEREAS, following the same, the City Council deliberated on the proposed
amendment and found that it promoted the health, safety and general welfare of the community
and were in the best interest of the City and its citizens; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARLINGTON,
WASHINGTON, DOES MAKE THE FOLLOWING FINDINGS:
1. Findings. The Arlington City Council finds that:
a. The Mixed Use Development Regulations complies with and implements the following
City of Arlington Comprehensive Plan, Goals and Policies:
Overall Goals and Policies
Goals:
GO-1 Ensure City Goals and Policies are consistent with the Growth Management Act.
ORDINANCE NO. 2017-XXX 3
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
practices techniques.
GO-3 Work towards promoting and maintaining an urban environment within the City
that enhances livability for its residents.
GO-6 Preserve and promote Arlington’s “small town” character
Policies:
PO-6.1 Site design and building architecture in residential and commercial development
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-6.4 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 goals and policies – including Countywide Planning Policies and Multi-County
Planning Policies – to ensure internal and external consistency.
Housing Goals and Policies
Goals:
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.
ORDINANCE NO. 2017-XXX 4
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.
PH-1.6 Pre-zoning designations within the City's unincorporated Urban Growth Area
greater than fifty acres and slated for residential development should provide for a
mix of housing: types and densities.
Goals:
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.
Goals:
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 streetscape standards.
Goals:
GH-4 Encourage the development of special needs housing within the City.
Policies:
ORDINANCE NO. 2017-XXX 5
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.
Goals:
GH-5 Ensure 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-5.3 The City should promote the conservation of housing through investment in the
infrastructure serving residential areas (storm drainage, street paving, and recreation).
Goals:
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.
Goals:
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,
ORDINANCE NO. 2017-XXX 6
transportation facilities, and recreational opportunities.
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 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. ADU’s, Clusters, Cottage Housing,
Small Lots, Zero Lot Lines, Bungalow Courts)
b) Implementing regulatory tools (e.g., 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.
Land Use Goals and Policies
Goals:
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.
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
ORDINANCE NO. 2017-XXX 7
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.
Goals:
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.
Goals:
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-4.3 The City should adopt and maintain development regulations that insure that
growth is consistent with State laws and Community Vision.
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.
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;
ORDINANCE NO. 2017-XXX 8
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.
PL-7.2 Higher density residential uses should be located around commercial areas.
PL-7.3 Vertical and horizontal mixed use developments with residential components
should be permissible in designated zones within the City.
Goals:
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 and/or sidewalks to integrate and link
commercial activities and other neighborhoods within the City.
Goals:
GL-10 Promote Neighborhood Commercial uses in appropriate places.
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.
PL20.4 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 controls.
Goals:
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.
ORDINANCE NO. 2017-XXX 9
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-21.3 Encourage development patterns that are based on a grid system to increase
connectivity and reduce utility and transportation costs as well as energy consumption.
Goals:
GL-24 Promote equality in development 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.
Transportation Goals and Policies
Goals:
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-1.3 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-1.9 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.
PT-2.0 Develop and implement a Complete Streets Program to ensure that all
transportation projects include safe and appropriate facilities for pedestrians, bicyclists,
ORDINANCE NO. 2017-XXX 10
transit users accommodating persons of all ages and abilities. This plan should also
identify locations for park and ride facilities.
Goals:
T-2 Land Use Coordination: Ensure that 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.
Goals:
T-4 Consider the special needs of subarea transportation facilities including appearance
and safety.
Policies:
PT-4.1 Improving the appearance of existing corridors should be a primary objective in
designing and maintaining the street system in Arlington. Appropriate design standards,
including landscape standards for the construction of new streets shall be maintained.
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-4.7 Design standards should be established to consolidate the number and location of
curb cuts on arterial streets. Curb cuts are permitted at bio retention facilities to allow
stormwater runoff to enter the facility.
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.
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
ORDINANCE NO. 2017-XXX 11
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.
Non-Motorized Transportation
Goals:
T-5 Non-Motorized system development: Develop transportation strategies that
encourage the use of pedestrian, bicycle, and mass transit facilities that will, among other
things, conserve non-renewable 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.
PT5.3 Traffic safety design techniques should be integrated into the street design to assist
in safeguarding pedestrians, 194 and cyclists, particularly near schools, playgrounds, and
at crosswalks.
PT-5.5 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-5.7 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
ORDINANCE NO. 2017-XXX 12
bike lockers.
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.
Goals:
T-6 Transit system development: Support the use of transit and work with transit
agencies to improve service in order to help reduce traffic.
Policies:
PT-6.6 Encourage and plan for “pedestrian scale” neighborhoods and centers to enhance
access and mobility for public transportation users.
Parks and Recreation Goals and Policies
Goals:
GP-1 Maintain and support existing and future recreational and cultural activities.
Policies:
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 fee-in-lieu.
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-1.12 New residential developments should provide adequate on-site park space or pay
a fee-in-lieu.
Goals:
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.
ORDINANCE NO. 2017-XXX 13
Goals:
GP-6 Provide for a trail system through the City and connecting to regional trails.
Policies:
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.
Goals:
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-7.3 Maintain an up to date map of the local trail system that is easily accessible to the
public to help encourage trail use.
Economic Development Goals and Policies
Goals:
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-1.2 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 insure 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 housing ratio.
PE-1.4 The City should work to ensure there is always an adequate retail sales base (i.e.,
commercial land base) in order to provide financial support to the services the City
ORDINANCE NO. 2017-XXX 14
provides.
PE-1.7 The City should provide a predictable development atmosphere through
consistent application and interpretation of City regulations, and permit processing.
PE-1.10 The amount and rate of land consumption for business, commercial and
industrial uses should be monitored by the City.
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.
Goals:
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.
Goals:
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, and other needs.
Policies:
PE-4.3 Ensure that new commercial development incorporates site and building design
features that accommodate alternate modes of transportation
PE-4.6 The City should promote commercial development that facilitates pedestrian
activity and is architecturally distinctive.
Goals:
GS-5 Manage stormwater pursuant to current standards, preserving and supplementing,
as necessary, the natural drainage ways and other natural hydrologic systems to maintain
runoff impacts from development.
ORDINANCE NO. 2017-XXX 15
Policies:
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.
NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows:
Section 1. New Chapter Added (Mixed Use Development Regulations). Title 20 of the
Arlington Municipal Code is hereby amended by the addition of a new chapter to be known and
referred to as Chapter 20.110 Mixed Use Development Regulations, and reading as follows:
See Attached Exhibit “A”.
Section 2. Ordinance to be transmitted to Department. Pursuant to RCW 36.70A.106
a copy of this Ordinance shall be transmitted to the Washington Department of Commerce as
required by law.
Section 3. Severability. If any provision, section, or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section 4. Effective Date. This ordinance or a summary thereof consisting of the
title shall be published in the official newspaper of the City, and shall take effect and be in full
force five (5) days after publication.
PASSED BY the City Council and APPROVED by the Mayor this _____ day of
December 2017.
CITY OF ARLINGTON
______________________________
Barbara Tolbert, Mayor
Attest:
______________________________
Kristin Banfield, City Clerk
ORDINANCE NO. 2017-XXX 16
Approved as to form:
______________________________
Steven J. Peiffle
City Attorney
1
Mixed Use Development Regulations
2
Arlington Land Use Strategic Planning: A Place-Based Approach to Zoning
The City’s vision statement, written over twenty-five years ago remains
a guide for both our Comprehensive Plan and our Land Use Code:
“The City of Arlington is a community of vibrant businesses and a home for
families that combines the best of sustainable development with the
highest quality of life in the region. It is a place where the natural world is
honored and respected while high value jobs and businesses are
encouraged to prosper. The City is recognized throughout the State as the
best example of how to preserve the past in concert with preparing for the
change inherent in the future. As the vision evolves, the Arlington brand,
or identity, becomes recognized for its unique ability to set the City apart
as a model of civility and community harmony.
The Setting: Arlington is located where the north and south forks of the
Stillaguamish River join. The City’s northern/northwestern edge overlooks
the Stillaguamish River Valley; its eastern side looks toward the Cascade
foothills; and we border I-5 on the west and Marysville on the south.
The Economy: Arlington’s future depends on its economic base keeping
pace with other development. Citizens thrive when jobs are available and
the necessary amenities are in place to improve their quality of life. To pay
for this quality of life, our retail base must be secure and growing. It must
also be able to pay for the infrastructure needed to fuel industrial growth.
The Social Fabric: Citizens establish the City’s values, sense of place, and
quality of life. In return they need cultural opportunities, recreational
activities, educational resources, and entertainment for a full life.
Mobility: Our goal must be to provide mobility within the City and access
to our county, state and federal transportation systems.
Housing: Arlington values its neighborhoods and hopes to pass on these
values as new developments are built. We recognize the need to provide
housing for all income ranges.
Summary: Because of Arlington’s proximity to population centers and the
freeway, growth is inevitable, but not necessarily as a bedroom
community. Arlington will strive to maintain a small city identity, a high
jobs-to-housing ratio, thriving commercial districts, safe neighborhoods,
an expanding airport, a healthy hospital, a beautiful environment, great
services, ample recreational opportunities, and a pride that most cities
seldom experience. We want our caring community”
We are required by the State’s Growth Management Act to plan for a
twenty-year projected population increase. The number of people we
will be welcoming to our City is provided by the State and by Snohomish
County. The overall planning for this increase involves a long list of
parts and of stakeholders; from transportation to parks and open space
to housing. The single most impactful element of planning for the future
lies in how we resolve the complicated issues of land use and the built
environment.
The citizens of every city, town and community in the country desire a
livable environment for themselves and for those that follow. Our Vision
Statement is a reflection of that desire.
“In 2030, about half of the buildings in which Americans live, work,
and shop will have been built after 2000. While these projections
may seem overwhelming, they also demonstrate that nearly half of
what will be the built environment in 2030 doesn’t even exist yet,
giving the current generation a vital opportunity to reshape future
development”1.
The quality of places in which we live has an impact on all aspects of life.
How well they are designed will influence how safe we feel, how easy it
is to walk around, whether we have shops, community facilities and
schools nearby; whether our children have safe places to play. It will
also affect whether there is access to public transportation and a good
choice of homes in which to live. It is essential that the places we create
and improve embody the principles of good urban design.
3
Good urban design is essential to deliver places which are sustainable
across a range of criteria: places that create social, environmental and
economic value. Ensuring that places are well designed needs to be a
priority for everyone involved in shaping and maintaining the built
environment.
Arlington is known for its sense of “place”. This sense is a combination
of the caring nature of its people, and the quality of its downtown built
environment. Looking ahead, our challenge will be to provide housing,
employment, and recreational opportunities for a growing population
while at the same time preserving and expanding the unique places of
Arlington.
1Arthur C. Nelson; Brookings Institution
4
TABLE OF CONTENTS
Chapter 20.110 – Mixed Use
20.110.012: Introduction
20.110.012 (a) Purpose
20.110.012 (b) Planning with Form Based Code
20.110.012 (c) How to Use the Plan
20.110.012 (d) Place Types
20.110.012 (e) Transect Summary
20.110.012 (f) Plan Area
20.110.012 (g) Overview of Existing Conditions
20.110.012 (h) Plan Preparation and Public Participation
20.110.012 (i) Goals
20.110.014: Development Code
20.110.014 (a) Authority and Purpose
(1) Conflicting Provisions
(2) Relationship to Other Regulations
(3) Severability
20.110.014 (b) Applicability of Standards versus Guidelines
20.110.014 (c) Place Types
(1) Mixed Use Neighborhood Corridor
(2) Mixed Use Community Center
(3) Mixed Use Village Center
(4) Mixed Use Urban Center
(5) Mixed Use Special District
20.110.014 (d) Frontage Types
20.110.014 (e) Building Types
20.110.014 (f) Block, Rights-of Way, and Thoroughfare
Standards
(1) Block Standards
(2) Rights-of Way Standards
(3) Thoroughfare Standards
20.110.014 (g) Parking Standards
20.110.014 (h) Civic and Open Space Standards
20.110.014 (i) Landscaping, Fencing, and Screening Standards
20.110.014 (j) Low Impact Design Standards
20.110.014 (k) Outdoor Lighting Standards
20.110.014 (l) Architectural Standards
20.110.014 (m) Administration and Procedures
20.110.014 (n) Application and Processing Procedures
20.110.014 (o) Project Permit Review Procedures
20.110.014 (p) Non-Conforming Conditions
20.110.016: Appendix
20.110.016 (a) General Definitions
20.110.016 (b) Definitions Specific to Permissible Uses
20.110.016 (c) Comprehensive Plan Goals and Policies
Achieved Through This Land Use Strategic Plan
20.110.018: Acknowledgements
20.110.020: Public Participation Plan
5
20.110.012 INTRODUCTION
20.110.012(a) PURPOSE
Under Washington law, local jurisdictions are allowed to define a vision
for specific areas within their boundaries and apply regulations and
guidelines for implementation of those visions. It can establish clear
policies, implementation strategies, and design standards to guide
public and private investment in a coordinated manner.
For the foreseeable future, Arlington’s urban growth boundary will
remain fixed in its current configuration. The immediate effect of an
inelastic City edge will be that projected population increases will be
absorbed by in-filling, rather than expansion. To maintain the high-
quality City that is described in the Vision Statement and
Comprehensive Plan, the community will have to take a new look at
land use patterns and how it intends guide the built environment.
Local development history has shown that conventional (Euclidean)
zoning has not, and likely will not, provide a path from the vision, goals,
and policies expressed in the Comprehensive Plan to the creation of
Quality Places.
Mixed Use Development Regulations provides guidance for the creation
of quality places that will provide interesting, walkable neighborhoods,
while preserving Arlington’s small-town feel. It is intended to guide
initiatives that capitalize on the City’s unique assets with the
overarching goal of seamlessly accommodating growth. The Plan is
designed to create centers of commercial and residential activity
appropriate to local context and use intensities with a predictable built
form. In addition, the Plan provides options for developers that result
in expedited, predictable outcomes.
20.110.012(b) PLANNING WITH FORM BASED CODE
Quality place making is a derivative of the concepts and tools contained
in the alternative approach to conventional zoning called “Form Based
Code”. These concepts reinforce walkable, sustainable mixed-use
environments and development that builds upon community character.
This Strategic Plan uses the Form Based Coding approach to achieve the
community’s goals of sustainability and context sensitive, high-quality
infill.
"Form-Based Codes foster predictable built results and a high-
quality public realm by using physical form (rather than
separation of uses) as the organizing principle for the code. These
codes are adopted into city or county law as regulations, not mere
guidelines. Form-Based Codes are an alternative to conventional
zoning."
~ Form-Based Codes Institute
An important aspect of this definition that differentiates Form Based
Codes from conventional zoning is the phrase "by using physical form."
This does not mean that use is not important, but instead of land use
always being the organizing principle for the overall code, within the
FBC elements of this Plan, the intended physical form, or characteristics
of desired place becomes the primary organizing principle.
It is also important to note that while FBCs focus on an intended
physical form, they also regulate use. FBCs often allow a range of uses
that are carefully chosen to maximize compatibility between uses and
the intended physical form of the specific neighborhood.
FBC components are integrated throughout this Plan. The following is
an explanation of these components and where they are located in this
Zoning Code.
6
1. Place Types provide the basic building form standards and list the
allowed building types, sustainable features and permitted uses within
a specific geographical area. See Section 20.110.014(c) 1-5 (Place
Types).
2. Building types provide a fine level of detail about the appropriate
massing and form of buildings within a Place Type. See Section
20.110.014(e) (Building Types).
3. Private frontage types provide detail on how a building relates to the
street or public realm. See Section 20.110.014(d) (Private Frontage
Types).
4. Thoroughfare types provide the components of a thoroughfare that
can be used to create walkable streets that balance the needs of
vehicles, pedestrians and bicyclists. See Section 20.110.014(f) (Block,
Street, and Rights of way).
5. Civic spaces provide standards for a broad range of civic spaces and
open space. A significant focus of the City’s new and existing civic spaces
will be the creative incorporation of public art. See Section
20.110.014(i) (Civic and Open Space).
20.110.012(c) HOW TO USE THE PLAN
In graphic form, this Section illustrates the basic steps to follow in using
this Form Based Code as a part of the regulations guiding development
within the Mixed Use Overlay District. This is illustrative only and is not
intended to set forth the administration and procedures which are
described more fully in Section 20.110.014(k) (Administration and
Procedures).
7
Quick Code Guide: Known; Location
Looking For; Allowable Building Type
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2
3
4
5
6
7
8
1
2
3
4
5
6
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Look in the Regulating Plan for your parcel.
Maps
Note Place Type and Transect.
Regulating Plan
Find your Place Type and Transect in Place Types.
Section 20.110.014(c)
Place Types.
Verify use in Permissible Use Table for your Place Type.
Section 20.110.014(c)
Comply with the standards specific to your Transect.
Section 20.110.014(c) (1-5)
Comply with the Standards specific to your Building Type
Section 20.110.014(e)
Comply with the standards specific to your Frontage Type.
Section 20.110.014(d)
Follow any necessary procedures
Section 20.110.014(m)
Locate the Place Type on the Regulating Map.
Verify use in Permissible Use Table for your Place Type.
Section 20.110.014(c)
Comply with the standards specific to your Frontage Type.
Section 20.110.014(d)
Follow any necessary procedures
Section 20.110.014(m)
Find the standard Building Type that most closely matches yours.
Section 20.110.014(e)
Find the Building Type in the Transect Table.
Table 20.110-1
Find your Transects in the Place Type summary.
Table 20.110-2
8
Transect Matrix: Allowed Building Types and Frontage Types
Building Type T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2
Carriage House X
Cottage Court X X
Courtyard Building X X X X X X X X X
Duplex - Vertical X X
Flex Space X X X X X X X
Live/Work X X X X X X
Main Street Building X X X X X X
Mid-Rise X X X X X
Multi-Plex – Medium X X X
Multi-Plex – Large X X X X
Row House / Townhouse X X X X
Stacked Flats X X X X X X
9
Frontage Type T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2
Common Yard X X
Door Yard X X X X X
Forecourt X X X X X X X X X
Gallery X X X X X X
Porch: Engaged X X X
Porch: Projecting X X X
Shop Front and Awning X X X X X X
Stoop X X X X X X X
Place Types and Transects T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2
Neighborhood Community Center X X X X
Neighborhood Corridor X X X
Neighborhood Village Center X X X X
Urban Center X X X X
Special District X X
10
20.110.012(d) PLACE TYPES
Place Types are defined by their location and by their intensity of use.
They are calibrated by their:
Street Types,
Block and Street Types,
Building Placement and Mass,
Frontage Types, and
Architectural Features.
This transect describes six use intensities from natural to sub-urban to
urban core. Each level of use, or T-zone, has a unique built form,
consistent with its use intensity and context. Some jurisdictions have
added sub-transects, some have modified their definitions, and some
have labelled the intensities with their own vocabulary. By whatever
method it is described, intensity of use is at the core of Place definition.
While transects can be used as a regional planning tool, it is uniquely
suited to describe the more geographically limited and more intense
urban environment.
This Mixed Use Development Overlay Plan creates four “Place Type”
overlay descriptions; Neighborhood Corridor, Neighborhood
Community Center, Neighborhood Village Center and Urban Center. In
addition, due to their unique development context, two Special Districts
were created. Special District 1 contains primarily freeway oriented
commercial development. It is highly unlikely that residential
development, other than vertical mixed use, will become a significant
element of growth in this area. Special District 2 is located in an area
where residential use is prohibited, therefore its mix of uses will
exclude any residential component. In addition, there are three other
areas included in the Mixed Use Overlay, but are geographically too
small to be assigned a Place Type. Growth in these areas will
nonetheless be guided by a regulating plan. In Arlington’s urban context,
these Place Types and Special Districts articulate in detail the transition
from more intense to less concentrated uses. Each Place Type contains
its own unique combination of neighborhood use transitions. As a
group, these four Place Types contain all of the commercial, residential,
and civic space use intensities required for the next twenty years.
Because Arlington is a small, urban edge city, the two least intense and
the one highest intensity transects are not applicable to our future built
form; at least not for now. Zone T3, translates into most of our existing
neighborhood and municipal structure. Zone T4 splits into four use
intensities; T4 Neighborhood Small Volume, T4 Neighborhood Medium
Volume, T4 Main Street, and T4 Flex. A mix of these four intensities is
applied to the Neighborhood Corridor, Neighborhood Community
Center and Neighborhood Village Center. The T5 Neighborhood Medium
Volume, T5 Neighborhood Large Volume, T5 Main Street and the T5
Flex contained in the Urban Center provides the relatively high
intensities of use the City will need to accommodate our projected
population and commercial growth. The Special Districts reflect areas
with limited or prohibited residential potential, and therefore will
follow other mixed use patterns, remaining within transect regulated
intensities.
In Section 20.110.014(c) that follows, the individual Place Types are
specifically located within the City. In Section 20.110.014(c), are the
11
sub-transects and definitions appropriate to each Place Type. The
specific distribution of sub-transects within each Place Type is
accomplished with the Arlington Regulating Plan. The Regulating Plan
is essentially a fine grained zoning map combined with a street plan and
an open space plan, keyed to the Development Code’s standards and
guidelines. The regulating plan accomplishes two tasks:
Based on existing context and projected need and markets, The
Regulating Plan locates Place Type overlays to specific areas of
the City, and
The Regulating Plan assigns specific transect and sub-transect
intensities to individual streets and blocks within each located
Place type.
In most of the Quality Places being created around the country,
walkability and pedestrian friendliness are basic design criteria. The
four Arlington Place types all share these features, but in different
contexts and with different forms. All four have clearly defined centers
and edges. Centers are street intersections in some cases, and parks in
others. Edges are defined by either a standard walkable ¼ mile, or an
elongated ½ mile “pedestrian shed”. As they grow, some of the smaller
Places will overlap others and may at some time in the future become
combined to create Places of more intense uses and built forms. Areas
that are initially defined as corridors will eventually become a linear
series of smaller walkable neighborhoods.
A pedestrian shed is the basic building block of walkable
neighborhoods. A ped shed is the area encompassed by the walking
distance from a neighborhood center. Ped sheds are often defined as the
area covered by a 5-minute walk (about 0.25 miles, 1,320 feet, or 400
meters). They may be drawn as perfect circles, but in practice ped sheds
have irregular shapes because they cover the actual distance walked,
not the linear (aerial) distance. A synonym for ped shed is walkable
catchment.
Pedestrian safety is greatest when vehicle speeds are low. On-street
parking, trees, and other design elements are a buffer between
pedestrians and traffic. Sidewalks are sized appropriately for the
number of walkers. Buildings meet the street in such a way to make the
“outdoor rooms” that are the mark of the best urban places. Building
facades are human scale, with frequent doorways and windows, and
attractive details and ornament.
A well designed neighborhood should be pedestrian friendly, but also
accommodate bicyclists, transit riders, cars, and appropriate delivery
and larger vehicles. Open space and buildings at human scale are an
integral part of overall Place design. Density and land use will generally,
but not always, vary from the core to the edge of a neighborhood
walkable area.
In the sections that follow, the built environment will be calibrated for
each of the four Place Types, based on their unique physical and
geographical contexts and their projected use intensities.
12
20.110.012(e) TRANSECT SUMMARY
Zone – T4 Neighborhood Small Volume
Desired Form
Detached or Attached
Narrow to Medium Lot Widths
Small to Medium Footprint
Build at or Close to ROW
Small to No Setbacks
Up to2Stories
Elevated Ground Floor
Primarily with Stoops and Porches
General Use
Primarily residential with smaller neighborhood-supporting uses in
ancillary buildings and existing corner store buildings.
Intent
To provide a variety of urban housing choices, in small to medium
footprint, medium to high density building types, which reinforce the
walkable nature of the neighborhood, support local serving retail and
service uses adjacent to this zone, and support public transportation
alternatives.
Zone – T4 Main Street
Desired Form
Detached or Attached
Small to Medium Footprint
Simple Wall Plane along Street
Building at or Near the ROW
Small to No Side Setbacks
Up to 4 Stories
Diverse Mix of Frontages
General Use
Primarily ground floor commercial uses with a mix of commercial
and residential uses on the floor above.
Intent
To provide a focal point for neighborhoods that accommodates
primarily local serving retail, service, and residential uses in compact,
walkable urban form.
13
Zone – T4 Flex
Desired Form
Attached
Small to Large Footprint
Simple Wall Plane along Street
Building at ROW
Small to No Side Setbacks
Diverse Mix of Frontages
First Floor Flush with Sidewalk
Up to 3 Stories
General Use
Vertical and horizontal mixed use: retail, commercial, and residential
uses on any floor. Ideal location for live/work conditions.
Intent
To provide an urban form that can accommodate a very diverse range of
uses, including some light industrial to reinforce walkable
neighborhoods and to provide a mix of uses on the ground floor,
including residential, thus enabling the retail and service sectors to
mature over time, while still allowing occupancy.
Zone – T4 Neighborhood Medium Volume
Desired Form
Detached
Small to Medium Lot Width
Medium Footprint
Small to Medium Front Setback
Small to Medium Side Setbacks
Up to 3 Stories
Elevated Ground Floor
Primarily with Stoops and Porches
General Use
Primarily residential with smaller local serving uses in ancillary
buildings.
Intent
To provide a variety of housing choices, in medium footprint, medium
density building types, which reinforces the walkable nature of the
neighborhood, support local serving commercial adjacent to this zone
and support public transportation.
14
Zone – T5 Neighborhood Large Volume
Desired Form
Attached
Medium to Large Footprint
Simple Wall Plane along Street
Building at ROW
No Side Setbacks
Diverse Mix of Frontages
Up to 4 Stories
General Use
Vertical and horizontal mixed use; retail, commercial, and residential
uses on any floor. Ideal for live/work conditions.
Intent
To provide an urban form that can accommodate a very diverse range of
uses, including some light industrial to reinforce walkable
neighborhoods and to provide a mix of uses on the ground floor.
Zone – T5 Flex
Desired Form
Attached
Medium to Large Footprint
Simple Wall Plane along Street
Building at ROW
Small to No Side Setbacks
Diverse Mix of Frontages
First Floor Flush with Sidewalk
Up to 4 Stories
General Use
Vertical and horizontal mixed use: retail, commercial, and residential
uses on any floor. Ideal for live/work conditions.
Intent
To provide an urban form that can accommodate a very diverse range of
uses, including some light industrial to reinforce walkable
neighborhoods and to provide a mix of uses on the ground floor,
including residential, thus enabling the retail and service sectors to
mature over time, while still allowing occupancy.
15
Zone – T5 Neighborhood Medium Volume
Desired Form
Attached or Detached
Small to Large Footprint
Simple Wall Plane along Street
Building At or Close to ROW
Small to No Side Setback
Up to 4 Stories
Diverse Mix of Frontages
General Use
A diverse mix of residential building types, general retail, and small to
medium sized local and community supporting services and commercial
uses.
Intent
To provide a variety of urban housing choices, in small to medium
footprint, medium to high density building types, which reinforce the
neighborhood’s walkable nature, support local and community serving
retail and service uses adjacent to this zone, and support multi-model
transportation.
Zone – T5 Main Street
Desired Form
Attached
Small to Large Footprint
Simple Wall Plane along Street
Building at ROW
Small to No Side Setbacks
Diverse Mix of Frontages
First Floor Flush with Sidewalk
Up to 5 Stories
General Use
Vertical and horizontal mixed use: retail, commercial, and residential
uses on any floor. Ideal location for live/work conditions.
Intent
To provide an urban form that can accommodate a very diverse range of
uses, including some light industrial to reinforce walkable
neighborhoods and to provide a mix of uses on the ground floor,
including residential, thus enabling the retail and service sectors to
mature over time, while still allowing occupancy.
16
Zone – Special District-1
Desired Form
Mix of Commercial Style Buildings
Medium to Large Volume Massing
Small to Medium Setbacks
Larger Parking Areas Behind Buildings
Up to 5 Stories
Ground Level First Floors
Primarily Storefront Entries
General Use
Primarily a mix of freeway related, auto-oriented commercial activity,
generally fuel sales, restaurants, motels, and travel centers.
Intent
To provide for commercial development consistent with existing context.
Topography, floodplain and floodway regulations will likely limit
development to larger scale commercial operations which are directly
related to freeway visibility with easy access to interstate and
international highway networks.
Zone – Special District-2
Desired Form
Mix of Commercial Style Buildings
Medium Volume Massing
Building At or Close to ROW
Small to No Side Setbacks
Parking Primarily Behind Buildings
Up to 4 Stories
Ground Level First Floors
Primarily Storefront Entries
General Use
To provide a mix of non-residential commercial uses compatible with
adjacent mixed use residential to the West and Business Park
development to the North and East.
Intent
Special District-2 is totally contained on Airport property. As such, it is
subject to several layers of Federal Regulations. To prevent the potential
for incompatible land uses adjacent to airports, these regulations
prohibit the inclusion of residential units on Airport property. This area
is ideally suited for a mix of commercial activity that is appropriate to the
intensities of adjoining development.
17
20.110.012(f) THE PLAN AREA
The Place Types which are specifically allocated are all contained within
the existing Arlington city limits, primarily within highway commercial
land use zones. There are four major Mixed Use focus areas, each with
its own configuration, size, and unique use intensity combinations.
There are also two Special Districts: Special District-1 contains
primarily freeway oriented commercial development; Special District-2
is located in an area where residential use is prohibited, therefore its
mix of uses will exclude any residential component. In addition, there
are three other areas included in the Mixed Use Overlay, but are
geographically too small to be assigned a Place Type. Growth in these
areas will nonetheless be guided by a regulating plan. Figure 20.110-A
(below) shows the location of the Place types, Special Districts, and the
areas too small for Place Types.
18
Figure 20.110-A
19
20.110.012(g) OVERVIEW OF EXISTING CONDITIONS
During the 2015 Comprehensive Plan update process, it became
apparent that to accommodate the twenty-year projected population
increase, one of two planning regimes had to be followed. The first was
to increase residential buildable land by simply expanding the City’s
boundaries. The second involved re-defining commercially zoned
permissible uses to provide for both commercial and residential growth.
The City is required to accommodate approximately 3,000 residential
units within the next twenty years. Currently the land zoned for
residential development will provide just over 300 units. There needed
to be a plan to account for this shortfall.
Having to meet a variety of conditions, the City selected the second
option. Clearly, for this option to be viable, some alternate regulatory
plan for the uses of commercial property needed to be established. To
enable this option, the City subsequently adopted a mixed use overlay
that included all the commercial property within its UGA. Computer
modeling showed that the application of mixed uses to most of the
commercial areas of the City would adequately accommodate both the
projected population growth as well as the supporting commercial
activity.
The eventual built form of population absorption by in-filling has shown
to be unpredictable without design standards organized around some
unifying principle. This Mixed Use Development Regulations
incorporates many of the planning and design concepts contained in
Form Based Code.
Typically, in the development of a Form Based Code, careful
consideration is given to existing conditions. Topography, existing
building typology, thoroughfare standards, and civic spaces are
thoroughly and systematically analyzed to enable the coding of the
contextual DNA of each affected neighborhood. With few exceptions, the
commercial areas of Arlington which are contained within the Mixed
Use Overlay are either undeveloped or significantly underdeveloped.
Lacking essential neighborhood context, the City had to look elsewhere
for guidance in the formulation of Arlington’s future built environment.
The regulations that follow reflect planning for a twenty-year economic
and population growth molded primarily by the Vision, Goals, and
Policies of the 2015 Arlington Comprehensive Plan.
20.110.012(h) PLAN PREPARATION AND PUBLIC PARTICIPATION
By February of 2016, work had begun on adjustments to the 2015
Comprehensive Plan Update to redraft population absorption strategies
and rework a few sections based on Department of Commerce and
Puget Sound Regional Council feedback on the original document. The
City was considering an ordinance to extend mixed use zoning from Old
Town to include all commercially zoned property within its UGA.
Recognizing that community input would play a significant role in the
definition of these extended mixed use zones, the Department of
Community Development, along with the Planning Commission formed
a focus group to provide guidance for the formulation of the standards
that would regulate these new areas.
The focus group was composed of community leaders from a diverse
cross section of the private sector, along with City Council members and
Planning Commissioners with support from Community Development
staff. The group was charged with providing guidance and feedback for
the regulation regime and the public outreach program that would
ultimately determine the effectiveness and future livability of the mixed
use areas.
The focus group meet weekly for eighteen months. Initially, each
meeting was structured in two parts; on-line planning courses with a
focus on Form Based Code, followed by a discussion of the tools and
processes of FBC and how they might be applied to the new mixed use
areas.
As sections of the draft Form Based Code were developed, the focus
group provided comments and their suggestions for improvements.
This feedback became an instrumental part of the editing and updating
process. As this process was nearing its conclusion, the focus group was
asked to assist with the development of an outreach program to take the
20
draft FBC regulations out to the community for public feedback. The
details of the outreach plan that was formulated with focus group
feedback are in the appendix.
Three outreach sessions were held in May of 2017 in various locations
in the City, and another three sessions were held in July. In each session,
there was a presentation of the plan for mixed use development,
followed by discussion with participants. Contact information was
obtained for future feedback opportunities.
20.110.012(i) GOALS
Arlington’s Comprehensive Plan divides the City into twelve sub-areas.
Each of these sub-areas has a unique built environment, a unique mix of
uses, a unique topography, or a combination of all three. As the City
grows and develops, some of these areas will remain relatively stable
and some will transition into new looks and new uses. Arlington is
going to grow; that’s not optional for any Washington city. The City will
need to provide a place for young people entering the labor market, in-
migration of established workers and their families, and homes for a
rapidly increasing retired population. 7,000 people are coming. The
quality of the Places created for them will directly affect their lives and
the lives of people already here. Most of the growth, both in people and
in commerce will happen in the transitional neighborhood sub areas.
These are the places detailed in the Regulating Plan.
For the purposes of creating a vision of mixed uses within a design
based context, these transitional neighborhoods need to be the
fundamental unit of city wide planning. Neighborhoods should be places
where people can live, work, shop, and recreate. Their buildings, streets,
public and private places need to relate well to one another by plan, not
by accident. These neighborhoods should be sized so that an average
person can walk from its center to its fringe in five to ten minutes.
Thoroughfare network connectivity is perhaps the single most
important element of sustainably-built cities. The thoroughfare
network is simply the system of streets, alleys, walkways and trails in an
area. Connectivity refers to the directness of travel routes and the
number of alternate routes between any two locations. Vehicular,
bicycle, and pedestrian connectivity in our proposed mixed use
neighborhoods are addressed by this urban form development code.
20.110.014 DEVELOPMENT CODE
20.110.014(a) AUTHORITY AND PURPOSE
This code protects and promotes the public health, comfort, safety,
convenience, and general welfare of the community and implements the
Arlington Comprehensive plan.
Parcels that are subject to regulations of both a specific local Place Type
as contained in this Mixed Use Overlay Plan and of its underlying land
use zone may be developed using the regulations of either set, but not a
mixture of the two. Examples of areas where the Overlay Plan is an
option include the Village Center at Kent Prairie, the Neighborhood
Corridor along Smokey Point Boulevard, the Urban Center in the
Smokey Point commercial area, and the Community Center at Highway
9 and 172nd.
These two sets of regulations represent significantly different
approaches to the challenges presented with population absorption by
in-filling. The underlying “by right” regulations are use based and
depend on design guidelines rather than standards to determine the
eventual built form. This combination rarely produces predictable
outcomes for either the developer or for the City. Applications based on
the underlying zoning will follow the administrative processes and
regulations described in the relevant portions of Title 20 of the
Arlington Municipal Code. In particular, subdivisions will follow the
regulations contained in Section 20.16.300 (Major and Short
Subdivisions). Section 20.16.350 (Binding Site Plans) will not be
available for development governed by the underlying zoning
regulations.
This Overlay Plan is form based, with specific textual and graphic
descriptions for the desired outcome, along with administrative
procedures that represent significant time savings along with a more
predictable review process. The provisions of this Overlay Plan will
regulate development in the Mixed Use Overlay District when the
21
Overlay Plan option is chosen. In the event of conflict between the
Overlay Plan and the underlying zoning, the provisions of the Overlay
Plan shall control. The choice of either the regulations contained in the
Overlay Plan or of the underlying zoning shall be made by the owner of
the property, an authorized agent of the owner, a person acting in
compliance with a purchase contract or other written consent and shall
follow the land.
1. Conflicting Provisions
If any provision of this Overlay Plan contains an actual, implied,
or apparent conflict with another provision of this Overlay plan,
the more restrictive provision controls.
2. Relationship to Other Regulations
a. Where conditions, standards, or requirements imposed by any
provision of this Overlay Plan are either more restrictive or less
restrictive than the standard imposed by any other statute, law,
ordinance, regulation, license, or permit, the most restrictive of
any such standards control.
b. Whenever a provision of this Overly Plan refers to any other
part of the Arlington Municipal Code or to other law, the
reference applies to any subsequent amendment of that law.
3. Severability
If any section, paragraph, subdivision, clause, sentence, or
provision of this Overly Plan is adjudged by any court of
competent jurisdiction to be invalid, that judgement does not
affect, impair, invalidate, or nullify the remainder of this Overlay
Plan. The effect of the judgement is confined to the section,
paragraph, subdivision, and clause. Sentence, or provision
specifically addressed in the controversy in which the
judgement or decree was made.
20.110.014(b) APPLICABILITY OF STANDARDS VERSUS
GUIDELINES
1. Standards are mandatory requirements which are enforced
by terms such as “shall” or “will”.
2. Gudelines are suggested or encouraged but are not explicitly
mandatory. However, their intent represents an objective
for development and as such they are intended to be
followed in spirit if not literally. Thus guidelines leave
flexibility for design creativity to meet the intent of the
guideline and are promulgated by terms such as “should” or
“may”.
3. The existing development regulations of the City of
Arlington shall continue to be applicable to areas and/or
zones not covered by this Overlay Plan.
4. Capitalized items used throughout this Plan are defined in
sections 3.1 General Definitions, and 3.2 Definitions Specific
to Permitted Uses.
5. Maps and charts accompanying this Plan are specifically
incorporated by reference herein.
22
20.110.014(c) (1) Place Types
Place Type: Mixed Use Neighborhood Corridor
Location: Smokey Point Boulevard – 173rd Street to 200th Street
Use Intensity Transects: T4 Main Street (T4-MS), T4 Flex (T4-F), T4
Neighborhood Small Volume (T4N-SV), T4 Neighborhood Medium
Volume (T4N-MV)
T4-MS
Intent:
To provide a vibrant main street mixed use residential and commercial
environment that serves as the focal point for the surrounding
neighborhood and provides access to day-to-day amenities within
walking distance in urban form. This Mixed Use Neighborhood Corridor
will likely develop into a series of smaller, walkable centers along
Smokey Point Boulevard which will ultimately provide sustainable
transit service along the route.
Characteristics:
Detached or attached Medium to large lot width
Buildings at or near the ROW Flush ground floor
Small to no side setback Up to 4 stories
Small to medium footprint Simple wall plane along street
Key Features:
Primary Street with medium intensity commercial activity, along with
medium to high density residential, decreasing in intensity toward the
adjoining residential neighborhoods.
Predominate Land Uses:
Primary Boulevard facing with medium intensity commercial
Street types:
Passage, Alley, Mixed Use Street, Residential Avenue, Mixed Use Avenue,
Mixed Use Boulevard, and Multiway Boulevard.
T4-F
Intent:
To provide an appropriate transition from a neighborhood main street
environment into the residential areas, and to provide flexible buildings
that can allow a mix of residential and walkable local serving
commercial and service uses.
Characteristics:
Attached or detached Small side setback
Small to medium front setbacks Small to medium lot width
Small to medium footprint Up to 3 stories
Key Features:
Mix of medium density building types with a variety of forms which
decrease in size and intensity of use toward the outer boundary of the
center.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the center’s main street core to more
moderate density and moderate volume residential uses along the edge
of the Neighborhood Corridor
Street Types:
Passage, Mixed Use Street, Alley, Residential Street, and Mixed Use
Avenue
23
Place Type: Mixed Use Neighborhood Corridor
T4N-SV
Intent:
To provide a variety of housing choices within the Neighborhood
Corridor, that integrates appropriate small to medium building volume,
medium density building types, such as duplexes, bungalow courts, and
small multiplex buildings. This level of intensity reinforces the walkable
nature of the neighborhood, supports local serving commercial activity
in this mixed use corridor, and encourages public transportation
alternatives.
Characteristics:
Detached or attached Medium to large lot width
Small to medium front setback Small to medium side setback
Up to 2 stories Primarily stoops or porches
Key Features:
Linear corridors with high connectivity, providing a mix of housing
types contained within a walkable street network, adjacent to local
serving commercial activity located along primary streets.
Predominate Land Uses:
The primary land use focus of the T4N-SV transect areas within
Neighborhood Corridors is with small to medium density residential in
a variety of medium volume formats. Buildings are set back from
ROW’s, with the possibility of ancillary buildings behind the primary
residence. The variety of housing choices reinforce the walkable nature
of this residential area.
Street types:
Passage, Alley, Mixed Use Street, Residential Street, and Residential
Avenue
24
Place Type: Mixed Use Neighborhood Corridor
30’ min. / 80’min.
50’ max.
30’ min. / 80’min.
50’ max.
30’ min. / 80’min.
50’ max.
30’ min. / 80’min.
50’ max.
75’min. / 100’min.
100’max.
75’min. / 100’min.
100’max.
25’ min. / 80’min.
75’ max.
25’ min. / 80’min.
75’ max.
25’ min. / 80’min.
’ max.
18’min. / 80’ min.
35’ max.
18’min. / 80’ min.
35’ max.
50’min. / 80’min.
75’max.
50’min. / 80’ min.
75’max.
50’min. / 80’ min.
75’max.
50’min. / 80’ min.
75’max.
50’min. / 80’
75’max.
50’min. / 80’ min.
75’max.
15’min. / 30’min.
35’ max.
15’min. / 30’min.
35’ max.
25
Place Type: Mixed Use Neighborhood Corridor
1 Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
2 Upper floors shall have a primary entrance to the front.
3 Loading docks, overhead doors and other service entries may not be located on street -facing facades.
4 4 stories maximum allowed for affordable housing developments, LEED certified buildings or if the development provides same square foot, as additional floor, of civic
space on-site or pay fee in-lieu towards identified civic space within Place Type (25% of construction cost for additional floor based on IBC Building Va luation Date Table)
5 Within 20’ of the rear lot line, buildings may not be more than a half -story taller than the allowed height of adjacent buildings, see 20.110.014(1)(5) Building Heights
and Transitions.
Building Form 1,2,3
T4-MS T4-F T4N-SV
Height
Main Building (C) 20’min. / 3 stories max.4 3 stories max.5 2 stories max.
Accessory Structure 1 story max. 1 story max. 1 story max.
Ceiling Height; Ground Floor: (D)
Residential 10’ min. clear 10’min. clear -
Retail or Service 12’min. clear 12’min.clear -
Ceiling Height Upper Floors (E) 8’min. clear 8’min. clear -
Ground Floor Finish Level:
Residential < 10’ from ROW 18”min. 18”min. -
Residential ≥ 10’ from ROW 0” min. 0”min. -
Retail or Service 6”max. 6”max. -
Footprint
Depth Ground Floor Space:
Residential 40’min. 40’min. -
Retail or Service – Front 40’min. 40’min. -
Retail or Service – Side Street - - -
Accessory Structure(s):
Width 24’max. 24’max. 20’max.
Depth 36’max. 36’max. 25’max.
Distance Between Front Entries:
Entries to Ground Floor 50’max. 50’min 50’min.
Entries to Upper Floor(s) 100’max. 100’min. 100’min.
26
Place Type: Mixed Use Neighborhood Corridor
6 On corner lots, the BTL must be defined by a building for the first 50’ of the corner.
7 Where existing building are in front of the regulated setback, the building may be set to align with the façade of the most immediate adjacent property.
8 No side setback required along the common lot line between Townhouses or duplex building types.
Building Placement
T4-MS T4-F T4N-SV
Build-to-Lines
Front (F) 0’min. 10’max.6,7 - -
Side Street (G) 0’min. 10’max. - -
BTL Defined by a Building:
Front 90% min. - -
Side Street 75% min. - -
Side:
Main Building 0’min. - -
Accessory Building 5’min. - -
Setbacks
Front (F) - 5’min. 15’max. 5’min. 15’max.
Side Street (G) - 5’min. 10’max. 5’min. 10’max.
Side: (H)
Main Building - 5’min.8 5’min. 9’max.8
Accessory Structure - 5’min. 5’min.
Rear: (I)
Main Building - 5’min. 5’min.
Accessory Structure - 5’min. 5’min.
27
Place Type: Mixed Use Neighborhood Corridor
Parking 9
T4-MS T4-F T4N-SV
Required Spaces 10
Residential Uses 1/1000 sf min.11 1/1000 sf min.11 No Spaces Required
Lodging Uses 1/unit max 1/room max -
Retail or Service Uses: 12,13
< 3,500 sf No Spaces Required No Spaces Required No Spaces Required
>3,500 sf 1/1000 sf max. 2/1000 sf min.
Location (Distance from ROW/Lot Line)
Front Setback (J) 50’ from BTL 40’ from BTL 40’
Side Street Setback (K) 0’min. 10’max. 0’min. 10’max. 10’
Side Setback (L) 0’ 0’ 5’
Rear Setback (M) 10’ 5’ 5’
Miscellaneous
Parking Drive Width: (N)
Front <40 spaces 14’max. 14’max. -
Front ≥40 spaces 18’max. 18’max. -
Side Street/Alley 20’max. 18’max.
% of Frontage along Front - - -
9 All garages shall be screened along the front and the side street by habitable space.
10 See Section 20.110.014(g) Parking for uses not listed, general parking standards, adjustments and alternatives.
11 No parking spaces required for affordable housing developments for the first 2,000 sf.
12 No spaces <3500 sf; 2 spaces/1000 sf above first 3500 sf.
13 Restaurants: 1500 sf, 1 space/150 sf; 1501 – 5000 sf, 1 space/100 sf
28
Place Type: Mixed Use Neighborhood Corridor
14 Maximum allowed encroachments. See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements.
15 Encroachments into the ROW require the Director’s approval. Encroachments are not allowed in an alley ROW or across a lot lin e.
Encroachments and Frontage Types
T4-MS T4-F T4N-SV
Allowed Encroachments 14,15
Front (O) 14’max. 10’max. 8’max.
Side Street (P) 14’max. 8’max. 8’max.
Side (Q) 0’ 0’ 2’-6”max.
Rear (R) 5’max. 2’-6”’max. 2’6”max.
Allowed Frontage Types
Common Yard X
Dooryard X X
Forecourt X X
Gallery X X
Porch: Engaged X
Porch: Projecting X
Shopfront and Awning X X
Stoop X X X
29
Place Type: Mixed Use Neighborhood Corridor
Use Table
T4-MS T4-F T4N-SV
Land Use – Neighborhood Corridor
Residential
Dwelling:
Attached P SUP P
Detached SUP SUP P
Multi-Family SUP SUP SUP
Accessory Dwelling - - P
Home Occupation P P P
Retail
General Retail:
Floor Area <10,000 sf P P P
Floor Area ≥10,000 sf P SUP -
Eating or Drinking:
Floor Area <10,000 sf P P SUP
Floor Area ≥10,000 sf P P -
Drive Thru Services SUP SUP -
Outdoor Entertainment SUP SUP -
Services
Animal Services P P P
Boarding - SUP -
Bank/Financial P P P
Drive Thru Services SUP SUP -
Day Care Center P P P
Lodging:
Bed and Breakfast P P P
Hotel/Inn SUP SUP -
Medical Clinic P P P
Doctor/Dentist Office P P P
Office – Professional P P P
Personal Services P P P
Recreation, Education, Public Assembly
Meeting Facilities P P -
30
Key Use Table Notes
P Permitted Use See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type definitions. SUP Special Use Permit
CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form
Based Code. - Prohibited Use
Use Table
T4-MS T4-F T4N-SV
Land Use – Neighborhood Corridor
Park, Open Space, Playground SUP P P
Public Safety Facility P P P
Recreation Facility:
Indoor <1,500 sf P P P
Indoor ≥1,500 sf P P -
Outdoor SUP SUP -
Religious Assembly P P P
School: Public or Private SUP SUP SUP
Studio: Art, Music, Dance P P SUP
Agriculture
Community Gardens - P P
Farmer’s Market P P -
Industry, Manufacturing, and Processing
Artisan Production P P SUP
Limited Production P P SUP
Furniture and Fixture Manufacturing SUP SUP -
Media Production P P P
Printing and Publishing P P P
Transportation, Communication, Infrastructure
Parking Facility: Public or Private SUP SUP -
Utility SUP SUP -
Wireless Telecommunications:
Antenna <20’ SUP SUP -
Antenna ≥20’ - SUP -
Facility SUP SUP SUP
Accessory
Accessory Building Structure P P P
31
32
33
20.110.014(c) (2) Place Types
Place Type: Mixed Use Community Center
Location: State Route 9 and 172nd Street, State Route 530 and 211th
Street, State Route 531 and 67th Avenue, 188th Street and 67th Avenue
Use Intensity Transects: T4 Main Street (T4-MS), T4 Flex (T4-F), T4
Neighborhood Medium Volume (T4N-MV)
T4-MS
Intent:
To provide a vibrant main street mixed use residential and commercial
environment that serves as the focal point for the surrounding
neighborhood and provides access to day-to-day amenities within
walking distance in urban form.
Characteristics:
Detached or attached Medium to large lot width
Buildings at or near the ROW Flush ground floor
Small to no side setback Up to 4 stories
Small to medium footprint
Key Features:
Primary Street with medium intensity commercial activity, along with
medium to high density residential, decreasing in intensity toward the
adjoining residential neighborhoods.
Predominate Land Uses:
Primary Street facing with medium intensity commercial activity, along
with medium to high density residential, decreasing in intensity toward
the adjoining residential neighborhoods.
Street types:
Passage, Alley, Mixed Use Street, Residential Avenue
T4-F
Intent:
To provide an appropriate transition from a neighborhood main street
environment into the residential areas, and to provide flexible buildings
that can allow a mix of residential and walkable local serving
commercial and service uses.
Characteristics:
Attached or detached Small side setback
Small to medium front setbacks Small to medium lot width
Small to medium footprint Up to 3 stories
Key Features:
Mix of medium density building types with a variety of forms which
decrease in size and intensity of use toward the outer boundary of the
center.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the center’s main street core to more
moderate density and moderate volume residential uses along the edge
of the Village Center
Street Types:
Passage, Mixed Use Street, Alley, Residential Street, and Mixed Use
Avenue
34
Place Type: Mixed Use Community Center
T4N-MV
Intent:
To provide an appropriate transition from a neighborhood main street
environment into the residential areas, and to provide flexible buildings
in a residential form that can allow a mix of residential and walkable
local serving commercial and service uses.
Characteristics:
Attached or detached Small to medium lot width
Small to medium front setback Small to medium footprint
Small side setback Up to 3 stories
Key Features:
Mix of medium density building types with a variety of forms, which
decrease in size and intensity of use toward the outer boundary of the
corridor.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the corridor’s main boulevard core to
more moderate density and moderate volume residential uses along the
edge of the Neighborhood Corridor.
Street types:
Passage, Alley, Residential Street, Residential Avenue
35
Place Type: Mixed Use Community Center
Allowed Building Types
T4-MS T4-F T4N-MV
Lot
Width(A) / Depth (B) Width(A) / Depth (B) Width(A) / Depth (B)
Bungalow Court - - 75’min. / 80’ min.
150’ max.
Carriage House - - 30’ min. / 80’min.
50’ max.
Courtyard Building 75’min. / 100’min.
100’max.
75’min. / 100’min.
100’max. -
Duplex, Stacked 50’ min. / 80’min.
75’ max.
50’ min. / 80’min.
75’ max.
40’ min. / 80’min.
75’ max.
Multiplex Small 50’min. / 80’ min.
75’max.
50’min. / 80’ min.
75’max.
50’min. / 80’ min.
75’max.
Multiplex Medium 75’min. / 100’ min.
100’max.
75’min. / 100’ min.
100’max.
60’min. / 100’ min.
100’max.
Row House / Townhouse 15’min. / 30’min.
35’ max.
15’min. / 30’min.
35’ max.
15’min. / 30’min.
35’ max.
36
Place Type: Mixed Use Community Center
1 Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
2 Upper floors shall have a primary entrance to the front.
3 Loading docks, overhead doors and other service entries may not be located on street -facing facades.
4 4 stories maximum allowed for affordable housing developments, LEED certified buildings or if the development provides same square foot , as additional floor, of civic
space on-site or pay fee in-lieu towards identified civic space within Place Type (25% of construction cost for additional floor based on IBC Building Valuation Date Table)
5 Within 20’ of the rear lot line, buildings may not be more than a half -story taller than the allowed height of adjacent buildings, see 20.110.014(1)(5) Building Heights
and Transitions.
1,2,3
20’min. / 4 5
9’ min. clear 9’min. clear 9’min. clear
12’min. clear 12’min. clear 12’min. clear
8’6”min. clear 8’6”min. clear 9’min. clear
Residential < 10’ from ROW 18”min.24”min.24”min.
Residential ≥ 10’ from ROW 0” min.0”min.0”min.
6”max.6”max.6”max.
40’min.30’min.30’min.
–40’min.30’min.30’min.
–30’min.30’min.30’min.
20’max.
25’max.
50’50’min.50’min.
100’100’min.100’min.
37
Place Type: Mixed Use Community Center
6 On corner lots, the BTL must be defined by a building for the first 50’ of the corner.
7 Where existing building are in front of the regulated setback, the building may be set to align with the façade of the most immediate adjacent property.
8 No side setback required along the common lot line between Townhouses or duplex building types.
Building Placement
T4-MS T4-F T4N-MV
Build-to-Lines
Front (F) 0’min. 10’max.6,7 0’min. 10’max. 0’min. 10’max.
BTL Defined by a Building:
Front Lots <50’wide 60% min. 100% min. 100% min.
Front Lots ≥50’ wide 60% min. 75% min. 75% min.
Side Street (G) 30% min. 60% min. 60% min.
Setbacks
Front (F) 5’min. 20’max 10’min. 20’max 10’min. 20’max.
Side Street (G) 10’min. 20’max 10’min. 20’max 10’min. 20’max.
Side: (H)
Main Building 10’min. 10’min.8 10’min.
Accessory Structure 5’min. 5’min. 5’min.
Rear: (I)
Main Building 20’min. 20’min. 20’min.
Accessory Structure 5’min. 5’min. 5’min.
Façade within a Façade Zone
Front 75% min. 75% min. 75% min.
Side Street 50% min. 50% min. 50% min.
38
Place Type: Mixed Use Community Center
9 All garages shall be screened along the front and the side street by habitable space.
10 See Section 20.110.014(g) Parking for uses not listed, general parking standards, adjustments and alternatives.
11 No parking spaces required for affordable housing developments for the first 2,000 sf.
12 No spaces <3500 sf; 2 spaces/1000 sf above first 3500 sf.
13 Restaurants: 1500 sf, 1 space/150 sf; 1501 – 5000 sf, 1 space/100 sf
Parking 9
T4-MS T4-F T4N-MV
Required Spaces 10
Residential Uses No Spaces Required 1/1500 sf min.11 No Spaces Required
Lodging Uses 1/room max. 1/room max. -
Retail or Service Uses: 12,13
< 3,500 sf No Spaces Required No Spaces Required No Spaces Required
>3,500 sf 1/1000 sf max. 2/1000 sf min. 2/1000 sf min.
Location (Distance from ROW/Lot Line)
Front Setback (J) 40’min. 40’min. 40’min.
Side Street Setback (K) 15’min. 15’min. 15’min.
Side Setback (L) 0’ 0’ 0’
Rear Setback (M) 0’ 0’ 0’
Miscellaneous
Parking Drive Width: (N)
Front <40 spaces 14’max. 14’max. 14’max.
Front ≥40 spaces 18’max. 18’max. 18’max.
Side Street/Alley 20’max. 20’max. 20’max
39
Place Type: Mixed Use Community Center
14 Maximum allowed encroachments. See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements.
15 Encroachments into the ROW require the Director’s approval. Encroachments are not allowed in an alley RO W or across a lot line.
Encroachments and Frontage Types
T4-MS T4-F T4N-MV
Allowed Encroachments 14,15
Front (O) 10’max. 10’max. 8’max.
Side Street (P) 3’max. 3’max. 8’max.
Side (Q) 0’ 0’ 2’-6”max.
Rear (R) 5’max. 5’max. 2’6”max.
Allowed Frontage Types
Common Yard X
Dooryard X X X
Forecourt X X X
Gallery X X
Porch: Engaged X
Porch: Projecting X
Shopfront X X
Stoop X X X
40
Place Type: Mixed Use Community Center
Use Table
T4-MS T4-F T4N-MV
Land Use – Neighborhood Corridor
Residential
Dwelling:
Attached P P P
Detached - - -
Multi-Family SUP SUP SUP
Accessory Dwelling - - -
Home Occupation P P P
Retail
General Retail:
Floor Area <10,000 sf P P P
Floor Area ≥10,000 sf SUP SUP SUP
Eating or Drinking:
Floor Area <10,000 sf P P P
Floor Area ≥10,000 sf SUP SUP SUP
Drive Thru Services SUP SUP SUP
Outdoor Entertainment SUP SUP SUP
Services
Animal Services P P P
Boarding - - -
Bank/Financial P P P
Drive Thru Services - - -
Day Care Center - SUP SUP
Lodging:
Bed and Breakfast SUP SUP SUP
Hotel/Inn SUP SUP -
Medical Clinic P P P
Doctor/Dentist Office P P P
Office – Professional P P P
Personal Services P P P
Recreation, Education, Public Assembly
Meeting Facilities SUP SUP SUP
41
Key Use Table Notes
P Permitted Use See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type definitions. SUP Special Use Permit
CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form
Based Code. - Prohibited Use
Use Table - Continued
T4-MS T4-F T4N-MV
Land Use – Neighborhood Corridor
Park, Open Space, Playground P P P
Public Safety Facility P P P
Recreation Facility:
Indoor <1,500 sf SUP SUP SUP
Indoor ≥1,500 sf SUP SUP SUP
Outdoor P SUP SUP
Religious Assembly P P P
School: Public or Private SUP SUP SUP
Studio: Art, Music, Dance P P P
Agriculture
Community Gardens - P P
Farmer’s Market P P SUP
Industry, Manufacturing, and Processing
Artisan Production P P SUP
Limited Production SUP SUP -
Furniture and Fixture Manufacturing - SUP -
Media Production SUP SUP SUP
Printing and Publishing P P SUP
Transportation, Communication, Infrastructure
Parking Facility: Public or Private - - -
Utility SUP SUP SUP
Wireless Telecommunications:
Antenna <20’ SUP SUP SUP
Antenna ≥20’ SUP SUP -
Facility SUP SUP SUP
Accessory
Accessory Building Structure P P P
42
43
44
45
46
20.110.014(c) (3) Place Types
Place Type: Mixed Use Village Center
Location: State Route 9 and 204th Street, 204th Street and 67th Avenue,
211th Street and 67th Avenue
Use Intensity Transects: T4 Main Street (T4-MS), T4 Flex (T4-F), T4
Neighborhood Medium Volume (T4N-MV), T4 Neighborhood Small
Volume (T4N-SV)
T4-MS
Intent:
To provide a vibrant main street mixed use residential and commercial
environment that serves as the focal point for the surrounding
neighborhood and provides access to day-to-day amenities within
walking distance in urban form.
Characteristics:
Attached or detached Medium to large lot width
Buildings at or near the ROW Flush ground floor
Small to no side setback Up to 4 stories
Small to medium footprint
Key Features:
Primary Street with medium intensity commercial activity, along with
medium to high density residential, decreasing in intensity toward the
adjoining residential neighborhoods.
Predominate Land Uses:
Primary Street facing with medium intensity commercial activity, along
with medium to high density residential, decreasing in intensity toward
the adjoining residential neighborhoods.
Street types:
Passage, Alley, Mixed Use Street, Residential Avenue
T4-F
Intent:
To provide an appropriate transition from a neighborhood main street
environment into the residential areas, and to provide flexible buildings
that can allow a mix of residential and walkable local serving
commercial and service uses.
Characteristics:
Attached or detached Small side setback
Small to medium front setbacks Small to medium lot width
Small to medium footprint Up to 4 stories
Key Features:
Mix of medium density building types with a variety of forms which
decrease in size and intensity of use toward the outer boundary of the
center.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the center’s main street core to more
moderate density and moderate volume residential uses along the edge
of the Village Center
Street Types:
Passage, Mixed Use Street, Alley, Residential Street, and Mixed Use
Avenue
47
Place Type: Mixed Use Village Center
T4N-SV
Intent:
To provide a variety of urban housing choices, in small to medium
volume and footprint, medium to high intensity building types which
reinforce the walkable nature of the neighborhood, support local
serving retail and service uses adjacent to this zone, and support public
transportation alternatives.
Characteristics:
Detached or attached Narrow to medium lot width
Small to medium footprint Small to no setbacks
Up to 2 stories Elevated ground floor
Primarily with stoops and porches
Key Features:
Linear corridors with high connectivity, providing a mix of housing
types contained within a walkable street network, adjacent to local
serving commercial activity located along primary streets.
Predominate Land Uses:
A diverse mix of residential building types, and small neighborhood
supporting services and commercial uses.
Street types:
Alley, Residential Street
T4N-MV
Intent:
To provide a variety of housing choices within the Village Center, with
medium building volume, medium density building types which
reinforce the walkable nature of the neighborhood, support local
serving commercial activity in this mixed use center, and encourage
public transportation alternatives.
Characteristics:
Detached or attached Medium to large lot width
Medium to large front setback Small to medium side setback
Up to 3 stories
Key Features:
Linear corridors with high connectivity, providing a mix of housing
types contained within a walkable street network, adjacent to regional
serving commercial activity located along primary streets.
Predominate Land Uses:
The primary land use focus of the T4N-MV transect areas within Village
Centers is with medium density residential in a variety of medium
volume formats. Buildings are set back from ROW’s, with the possibility
of ancillary buildings behind the primary residence. The variety of
housing choices reinforce the walkable nature of this residential area.
Street types:
Passage, Alley, Residential Street, Residential Avenue
48
Place Type: Mixed Use Village Center
Allowed Building Types
T4-MS T4-F T4N-SV T4N-MV
Lot
Width(A) / Depth (B) Width(A) / Depth (B) Width(A) / Depth (B) Width(A) / Depth (B)
Courtyard Building - - 75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
150’ max.
Flex Building min. / min.
Max.
min. / min.
Max. - -
Live/Work 18’ min. / 80’min.
35’ max.
18’ min. / 80’min.
35’ max. - -
Main Street Building 50’min. / 100’min.
150’max.
25’min. / 100’min.
150’max. - -
Mid Rise 100’ min. / 100’min.
200’ max.
100’ min. / 100’min.
200’ max. - 50’ min. / 80’min.
75’ max.
Multiplex Medium - 50’min. / 100’ min.
100’max.
50’min. / 100’ min.
100’max.
50’min. / 100’ min.
100’max.
Multiplex Large 75’min. / 100’ min.
100’max.
75’min. / 100’ min.
100’max. - 75’min. / 100’ min.
100’max.
Row House / Townhouse - 18’ min. / 80’min.
35’ max.
18’ min. / 80’min.
75’ max.
18’ min. / 80’min.
45’ max.
Stacked Flats 100’min. / 100’min.
150’max.
100’min. / 100’min.
150’max. - -
49
Place Type: Mixed Use Village Center
1 Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
2 Upper floors shall have a primary entrance to the front.
3 Loading docks, overhead doors and other service entries may not be located on street -facing facades.
4 4 stories maximum allowed for affordable housing developments, LEED certified buildings or if the development provides same square foot , as additional floor, of civic
space on-site or pay fee in-lieu towards identified civic space within Place Type (25% of construction cost for additional floor based on IBC Building Valuation Date Table)
5 Within 20’ of the rear lot line, buildings may not be more than a half -story taller than the allowed height of adjacent buildings, see 20.110.014(1)(5) Building Heights
and Transitions.
Building Form 1,2,3
T4-MS T4-F T4N-SV T4N-MV
Height
Main Building: (C) 20’min.
3 stories max.4
20’min.
3 stories max.4,5 2 stories max. 40’max.
3 stories
Accessory Structure
Dwelling 1 story max. 1 story max. 1 story max. 1 story max.
Other 1 story max. 2 story max. 1 story max. 1 story max.
Ceiling Height; Ground Floors: (E)
Residential 10’min. clear 12’min. clear - 10’min. clear
Retail or Service 12’min. clear 12’min. clear - 12’min. clear
Ceiling Height; Upper Floors (F) 8’ min. clear 8’ min. clear - 8’ min. clear
Ground Floor Finish Level: (D)
Residential 18”min. 18”min. - 18”min.
Retail or Service 6”max. 0”max. - 6”max.
Footprint
Depth Ground Floor Space:
Residential 40’min. 30’min. - 30’min.
Retail or Service 40’min. 24’max. - 30’min.
Accessory Structure(s):
Width 24’max. 24’max. 20’max. 24’max.
Depth 36’max. 36’max. 25’max. 36’max.
Distance Between Front Entries:
Entries to Ground Floor 50’max 50’min. 50’min. 50’min.
Entries to Upper Floor(s) 100’max 100’min. 100’min. 100’min.
50
Place Type: Mixed Use Village Center
6 On corner lots, the BTL must be defined by a building for the first 50’ of the corner.
7 Where existing building are in front of the regulated setback, the building may be set to align with the façade of the most i mmediate adjacent property.
8 No side setback required along the common lot line between Townhouses or duplex building types.
Building Placement
T4-MS T4-F T4N-SV T4N-MV
Build-to-Lines
Front (F) 0’min. 10’max.6,7 0’ - 0’min. 20’max
Side Street (G) 0’min. 10’max. 0’ - 0’min. 20’max
BTL Defined by a Building:
Front 90% min. 40% min. - 90% min.
Side Street 75% min. 50% min. - 80% min.
Side:
Main Building 0’min. 0’min.8 - 10’min.
Accessory Building 5’min. 0’min. - 5’min.
Setbacks
Front (F) - - 5’min. 15’max. -
Side Street (G) - - 5’min. 10’max. -
Side: (H)
Main Building - - 5’min. 9’max. -
Accessory Structure - - 5’min. -
Rear: (I)
Main Building - - 5’min. -
Accessory Structure - - 5’min. -
51
Place Type: Mixed Use Village Center
9 All garages shall be screened along the front and the side street by habitable space.
10 See Section 20.110.014(g) Parking for uses not listed, general parking standards, adjustments and alternatives.
11 No parking spaces required for affordable housing developments for the first 2,000 sf.
12 No spaces <3500 sf; 2 spaces/1000 sf above first 3500 sf.
13 Restaurants: 1500 sf, 1 space/150 sf; 1501 – 5000 sf, 1 space/100 sf
Parking 9
T4-MS T4-F T4N-SV T4N-MV
Required Spaces 10
Residential Uses 1/1000 sf min.11 1/1500 sf min. No Spaces Required No Spaces Required
Lodging Uses 1/ room max. 1/ room max. - 1/ room max.
Retail or Service Uses: 12,13
< 3,500 sf No Spaces Required No Spaces Required No Spaces Required No Spaces Required
>3,500 sf 1/1000 sf min. 1/1500 sf min. - 2/1000 sf min.
Location (Distance from ROW/Lot Line)
Front Setback (J) 50’ from BTL 40’min. 30’min. 30’min.
Side Street Setback (K) 0’min. 10’max. 6’min 10’min. 10’min.
Side Setback (L) 0’ 0’ 0’ 0’
Rear Setback (M) 10’min. 5’min. 5’min. 5’min.
Miscellaneous
Parking Drive Width: (N)
Front <40 spaces 14’max. 14’max. 14’max. 14’max.
Front ≥40 spaces 18’max. 18’max. 18’max. 18’max.
Side Street/Alley 20’max. 20’max. 20’max. 20’max.
52
Place Type: Mixed Use Village Center
14 Maximum allowed encroachments. See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements.
15 Encroachments into the ROW require the Director’s approval. Encroachments are not allowed in an alley RO W or across a lot line.
Encroachments and Frontage Types
T4-MS T4-F T4N-SV T4N-MV
Allowed Encroachments 14,15
Front (O) 14’max. 14’max. 8’max. 10’max.
Side Street (P) 14’max. 10’max. 8’max. 8’max.
Side (Q) 0’ 0’ 2’-6”max. 0’
Rear (R) 5’max. 5’max. 2’6”max. 2’6”max.
Allowed Frontage Types
Dooryard X X
Forecourt X X X
Gallery X X
Porch: Engaged X
Porch: Projecting X
Shopfront X X
Stoop X X X X
53
Place Type: Mixed Use Village Center
Use Table
T4-MS T4-F T4N-SV T4N-MV
Land Use – Neighborhood Corridor
Residential
Dwelling:
Attached SUP SUP P P
Detached SUP SUP P SUP
Multi-Family SUP SUP SUP SUP
Accessory Dwelling - - P -
Home Occupation P P P P
Retail
General Retail:
Floor Area <10,000 sf P P - SUP
Floor Area ≥10,000 sf P SUP - SUP
Eating or Drinking:
Floor Area <10,000 sf P P - SUP
Floor Area ≥10,000 sf P P - SUP
Drive Thru Services - SUP - -
Outdoor Entertainment SUP SUP - -
Services
Animal Services P P - SUP
Boarding - - - -
Bank/Financial P P P -
Drive Thru Services - SUP - -
Day Care Center - P - SUP
Lodging:
Bed and Breakfast P P - SUP
Hotel/Inn SUP - - -
Medical Clinic P P - SUP
Doctor/Dentist Office P P - P
Office – Professional P P - SUP
Personal Services P P - SUP
Recreation, Education, Public Assembly
Meeting Facilities P SUP - SUP
54
Key Use Table Notes
P Permitted Use See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type definitions. SUP Special Use Permit
CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form Based
Code. - Prohibited Use
Use Table
T4-MS T4-F T4N-SV T4N-MV
Land Use – Neighborhood Corridor
Park, Open Space, Playground - - P P
Public Safety Facility P SUP - SUP
Recreation Facility:
Indoor <1,500 sf P SUP - SUP
Indoor ≥1,500 sf P SUP - SUP
Outdoor P - - -
Religious Assembly P P SUP SUP
School: Public or Private - SUP - -
Studio: Art, Music, Dance P SUP SUP SUP
Agriculture
Community Gardens - - P P
Farmer’s Market P P - -
Industry, Manufacturing, and Processing
Artisan Production P P - SUP
Limited Production P SUP - -
Furniture and Fixture Manufacturing P SUP - -
Media Production P SUP - SUP
Printing and Publishing SUP SUP - SUP
Transportation, Communication, Infrastructure
Parking Facility: Public or Private SUP SUP - -
Utility P P - SUP
Wireless Telecommunications:
Antenna <20’ - SUP - SUP
Antenna ≥20’ - SUP - -
Facility - SUP - SUP
Accessory
Accessory Building Structure P P P P
55
56
20.110.014(c) (4) Place Types
Place Type: Mixed Use Urban Center
Location: State Route 531 from Interstate 5 to 51st Avenue, State Route
531 from 59th Avenue to 67th Avenue, Smokey Point Boulevard from
164th Street to 173rd Street
Use Intensity Transects: T5 Main Street (T5-MS), T5 Flex (T5-F), T5
Neighborhood Large Volume (T5N-LV), T5 Neighborhood Medium
Volume (T4N-MV)
T5-F
Intent:
To provide an appropriate transition from a neighborhood main street
environment into the residential areas, and to provide flexible buildings
in a residential form that can allow a mix of residential and walkable
local serving commercial and service uses.
Characteristics:
Attached or detached Small side setback
Small to medium front setbacks Small to medium lot width
Small to medium footprint Up to 4 stories
Key Features:
Mix of medium density building types with a variety of forms which
decrease in size and intensity of use toward the outer boundary of the
corridor.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the Center’s main boulevard core to more
moderate density and moderate volume residential uses along the edge
of the Urban Center.
Street Types:
Passage, Mixed Use Street, Alley, and Mixed Use Avenue
T5N-LV
Intent:
To provide an urban form that can accommodate a very diverse range of
uses to reinforce walkable neighborhoods and to provide a mix of uses
on the ground floor, including residential thus providing a vibrant mix
of activities to energize the streets.
Characteristics:
Attached Medium to large lot width
Buildings at ROW Medium to large footprint
Small to no side setbacks Up to 4 stories
Diverse mix of frontages First floor flush with sidewalk
Key Features:
Mix of medium density building types with a variety of forms which
provide a variety of horizontal and vertical mixed use.
Predominate Land Uses:
A mix of uses to transition from the higher intensity commercial and
high density residential along the center’s core to more moderate
density and moderate volume residential uses along the edge of the
Urban Center.
Street types:
Passage, Alley, Residential Avenue, and Mixed Use Avenue
57
Place Type: Mixed Use Urban Center
T5-MS
Intent:
To provide a variety of housing choices within the Urban Center, with
medium to large building volume, medium density building types which
reinforce the walkable nature of the neighborhood, support regional
serving commercial activity in this mixed use corridor, and encourage
public transportation alternatives.
Characteristics:
Attached Medium to large lot width
Small to no primary setbacks Small to no side setbacks
Up to 5 stories Simple wall plane along street
Attached housing with higher densities
Key Features:
Linear corridors with high connectivity, providing a mix of high density
housing types contained within a walkable street network, adjacent to
regional serving commercial activity located along primary streets with
a diverse mix of frontage types.
Predominate Land Uses:
The primary land use focus of the T5-MS transect areas within Urban
Centers is with high density residential in a variety of medium to large
volume formats. Buildings are built to ROW’s, with the possibility of
ancillary buildings behind the primary structure. The variety of housing
choices reinforce the walkable nature of this vibrant commercial and
residential mixed area, provides the opportunity for affordable housing,
and provides critical population densities for Transit development.
Street types:
Passage, Alley, Mixed Use Street, Mixed Use Boulevard, and Mixed Use
Avenue
T5N-MV
Intent:
To provide a variety of urban housing choices in medium volume,
medium to high density building types, which reinforce the
neighborhood’s walkable nature, support community serving retail and
service uses adjacent to this zone, and support multi-modal
transportation choices.
Characteristics:
Detached or attached Medium to large lot width
Buildings at or near ROW Flush ground floor
Small to no side setbacks Up to 3 stories
Small to medium footprint
Key Features:
Primary Boulevard with medium intensity commercial activity, along
with medium to high density residential, decreasing in intensity toward
the adjoining residential neighborhoods.
Predominate Land Uses:
Primary Boulevard facing with medium intensity commercial activity,
along with medium to high density residential, decreasing in intensity
toward the adjoining residential neighborhoods.
Street types:
Passage, Alley, Residential Avenue, and Residential Street
58
Place Type: Mixed Use Urban Center
Allowed Building Types
T5-MS T5-F T5N-LV T5N-MV
Lot
Width(A) / Depth (B) Width(A) / Depth (B) Width(A) / Depth (B) Width(A) / Depth (B)
Courtyard Building 75’min. / 80’ min.
100’ max. - - 75’min. / 100’ min.
200’ max.
Flex Building 75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
100’ max.
75’min. / 100’ min.
200’ max.
Live/Work 18’ min. / 80’min.
35’ max.
18’ min. / 80’min.
35’ max. - -
Main Street Building 25’min. / 100’min.
150’max.
25’min. / 100’min.
150’max. - -
Mid Rise 100’ min. / 100’min.
200’ max. - 100’ min. / 180’min.
200’ max.
75’min. / 100’ min.
200’ max.
Multiplex Medium 50’min. / 100’ min.
100’max.
50’min. / 100’ min.
100’max.
50’min. / 100’ min.
100’max.
50’min. / 100’ min.
100’max.
Multiplex Large 75’min. / 100’ min.
100’max.
75’min. / 100’ min.
100’max.
75’min. / 100’ min.
100’max.
75’min. / 100’ min.
100’max.
Row House / Townhouse 18’ min. / 80’min.
35’ max.
18’ min. / 80’min.
35’ max. - 18’ min. / 80’min.
35’ max.
Stacked Flats 100’min. / 100’min.
200’max.
100’min. / 100’min.
150’max.
125’min. / 180’min.
500’max.
100’min. / 100’ min.
100’max.
59
Place Type: Mixed Use Urban Center
1 Buildings wider than 75’ shall be designed to read as a series of buildings no wider than 50’ each.
2 Upper floors shall have a primary entrance to the front.
3 Loading docks, overhead doors and other service entries may not be located on street -facing facades.
4 T5-MS: 5 stories, T5-F and T4N-LV: 4 stories; maximum allowed for affordable housing developments, LEED certified buildings or if the development provides same
square foot, as additional floor, of civic space on-site or pay fee in-lieu towards identified civic space within Place Type (25% of construction cost for additional floor
based on IBC Building Valuation Date Table)
5 Within 20’ of the rear lot line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings, see 20.110.014(1)(5) B uilding Heights
and Transitions.
Building Form 1, 2, 3
T5-MS T5-F T5N-LV T5N-MV
Height
Main Building: (C) 4 stories max.4 3 stories max.4,5 3 stories max.4 3 stories max.
Accessory Structure 1 story max. 2 stories max. 1 story max. 1 story max.
Ceiling Height; Ground Floors: (E)
Residential 8’min. clear 8’min. clear 9’min. clear 10’min. clear
Retail or Service 12’min. clear 12’min. clear 14’min. clear 12’min. clear
Ceiling Height; Upper Floors (F)
Residential 8’min. clear 8’min. clear 8’min. clear 8’min. clear
Retail or Service 10’min. clear 10’min. clear 10’min. clear 10’min. clear
Ground Floor Finish Level: (D)
Residential <10’ from ROW 18”min. 18”min. 24”min. 24”min.
Residential ≥10’ from ROW 0” 6”max. 0” 0”
Retail or Service 6”max. 18”min. 6”max. 6”max.
Footprint
Depth Ground Floor Space:
Residential 50’min. 30’min. 40’min. 40’min.
Retail or Service 50’min. 30’min. 40’min. 40’min.
Accessory Structure(s):
Width 24’max. 24’max. 40’min. 24’max.
Depth 36’max. 36’max. 40’min. 36’max.
Distance Between Front Entries:
Entries to Ground Floor 50’max. 50’min. 50’min. 50’min.
Entries to Upper Floor(s) 100’max. 100’min. 100’min. 100’min.
60
Place Type: Mixed Use Urban Center
6 On corner lots, the BTL must be defined by a building for the first 50’ of the corner.
7 Where existing building are in front of the regulated setback, the building may be set to align with the façade of the most immediate adjacent property.
8 No side setback required along the common lot line between Townhouses or duplex building types.
Building Placement
T5-MS T5-F T5N-LV T5N-MV
Build-to-Lines
Front (F) 0’min. 10’max.6,7 0’ - 0’min. 20’max
Side Street (G) 0’min. 10’max. 0’ - 0’min. 20’max
BTL Defined by a Building:
Front 90% min. 40% min. - 90% min.
Side Street 75% min. 50% min. - 80% min.
Side:
Main Building 0’min. 0’min. - 10’min.
Accessory Building 5’min. 0’min. - 5’min.
Setbacks
Front (F) - - 5’min. 15’max. -
Side Street (G) - - 5’min. 10’max. -
Side: (H)
Main Building - - 5’min. 9’max.8 -
Accessory Structure - - 5’min. -
Rear: (I)
Main Building - - 5’min. -
Accessory Structure - - 5’min. -
61
Place Type: Mixed Use Urban Center
9 All garages shall be screened along the front and the side street by habitable space.
10 See Section 20.110.014(g) Parking for uses not listed, general parking standards, adjustments and alternatives.
11 No parking spaces required for affordable housing developments for the first 2,000 sf.
12 No spaces <3500 sf; 2 spaces/1000 sf above first 3500 sf.
13 Restaurants: 1500 sf, 1 space/150 sf; 1501 – 5000 sf, 1 space/100 sf
9
10
11
12,13
50’ from 40’min.30’min.
0’min. 10’max.6’min 10’min.
0’0’0’
10’min.5’min.5’min.
14’max.14’max.14’max.
Front ≥40 spaces 18’max.18’max.18’max.
20’max.20’max.20’max.
62
Place Type: Mixed Use Urban Center
14 Maximum allowed encroachments. See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements.
15 Encroachments into the ROW require the Director’s approval. Encroachments are not allowed in an alley ROW or across a lot lin e.
Encroachments and Frontage Types
T5-MS T5-F T5N-LV T5N-MV
Allowed Encroachments
Front (O) 14’max. 14’max. 8’max. 10’max.
Side Street (P) 14’max. 10’max. 8’max. 8’max.
Side (Q) 0’ 0’ 2’-6”max. 0’
Rear (R) 5’max. 5’max. 2’6”max. 2’6”max.
Allowed Frontage Types
Dooryard X X
Forecourt X X X
Gallery X X
Porch: Engaged X
Porch: Projecting X
Shopfront X X
Stoop X X X X
63
Place Type: Mixed Use Urban Center
–
Floor Area ≥10,000 sf
Floor Area ≥10,000 sf
–
64
Key Use Table Notes
P Permitted Use See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type definitions. SUP Special Use Permit
CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form Bas ed
Code. - Prohibited Use
–
Indoor ≥1,500 sf
Farmer’s Market
Antenna <20’
Antenna ≥20’
65
66
67
68
20.110.014(c) (5) Place Types
Place Type: Special District-1
Location: State Route 530 from Interstate 5 to Smokey Point Boulevard
and along Smokey Point Boulevard from 200th Street to State Route 530.
SD-1
Intent:
To provide for commercial development consistent with existing context.
Topography, floodplain and floodway regulations will likely limit
development to larger scale commercial operations which are directly
related to freeway visibility with easy access to interstate and
international highway networks.
Characteristics:
Mix of Commercial Style Buildings Up to 5 Stories
Medium to Large Volume Massing Ground Level First Floors
Primarily Storefront Entries Small to Medium Setbacks
Larger Parking Areas Behind Buildings
Key Features:
Primarily a mix of freeway related, auto oriented commercial activity,
generally fuel sales, restaurants, motels, and travel centers.
Street Types:
Passage, Mixed Use Street, Alley, and Mixed Use Avenue
Place Type: Special District-2
Location: North side of State Route 531 from approximately
43rd Avenue to 51st Avenue
SD-2
Intent:
Special District 2 is totally contained on Airport property. As such, it is
subject to several layers of Federal regulations. To prevent the
potential for incompatible land uses adjacent to airports, these
regulations prohibit inclusion of residential units on airport property.
However, this area is ideally suited for a mix of highway oriented
commercial activity that is appropriate to the intensities of adjoining
development.
Characteristics:
Mix of Commercial Style Buildings Up to 4 Stories
Building At or Close to ROW Ground Level First Floors
Primarily Storefront Entries Small to No Side Setbacks
Larger Parking Areas Behind Buildings Medium Volume Massing
Key Features:
To provide a mix of non-residential commercial uses compatible with
adjacent mixed use residential to the West and Business Park
development to the North and East.
Street types:
Passage, Alley, Residential Avenue, and Mixed Use Avenue
69
Place Type: Special District
75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
100’ max.
75’min. / 80’ min.
100’ max.
18’ min. / 80’min.
35’ max.
25’min. / 100’min.
’max.
25’min. / 100’min.
150’max.
100’ min. / 100’min.
200’ max.
70
Place Type: Special District
1Subject to the height limitations of the Federal Aviation Regulations Part 77 limitations of the Airport Protection District (AMC 20.38)
Building Form
SD-1 SD-2
Height
Main Building: (C) 5 stories max. 4 stories max.1
Accessory Structure 1 story max. 2 stories max.1
Ceiling Height; Ground Floors: (E)
Residential - -
Retail or Service 12’min. clear 12’min. clear
Ceiling Height; Upper Floors (F)
Retail or Service 10’min. clear -
Ground Floor Finish Level: (D)
Retail or Service 6”max. -
Footprint
Depth Ground Floor Space:
Retail or Service 50’min. 30’min.
Accessory Structure(s):
Width - 24’max.
Depth - 36’max.
71
Place Type: Special District
Building Placement
SD-1 SD-2
Build-to-Lines
Front (F) 0’min. 10’max. 0’
Side Street (G) 0’min. 10’max. 0’
BTL Defined by a Building:
Front 90% min. 40% min.
Side Street 75% min. 50% min.
Side:
Main Building 0’min. 0’min.
Accessory Building 5’min. 0’min.
Setbacks
Front (F) - -
Side Street (G) - -
Side: (H) - -
Main Building - -
Accessory Structure - -
Rear: (I) - -
Main Building - -
Accessory Structure - -
72
Place Type: Special District
50’ from BTL 40’min.
0’min. 10’max.6’min
0’0’
10’min.5’min.
14’max.14’max.
Front ≥40 spaces 18’max. 18’max.
Side Street/Alley 20’max. 20’max.
73
Place Type: Special District
Encroachments and Frontage Types
SD-1 SD-2
Allowed Encroachments
Front (O) 14’max. 14’max.
Side Street (P) 14’max. 10’max.
Side (Q) 0’ 0’
Rear (R) 5’max. 5’max.
Allowed Frontage Types
Dooryard X
Forecourt X X
Porch: Engaged
Porch: Projecting
Shopfront X X
Stoop X
74
Place Type: Special District
–
Floor Area ≥10,000 sf
Floor Area ≥10,000 sf
–
75
Key Use Table Notes
P Permitted Use See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type
definitions. SUP Special Use Permit
CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is
consistent pursuant to this Form Based Code. - Prohibited Use
–
Indoor ≥1,500 sf
Farmer’s Market
Antenna <20’
Antenna ≥20’
76
77
78
20.110.014(d) Private Frontage Types
Allowed
Not Allowed
Common Yard:
.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Dooryard
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Forecourt
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Gallery
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
79
Allowed
Not Allowed
Porch Engaged:
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Porch Projecting:
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Shopfront and Awning
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Stoop
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
80
Common Yard
Section Plan
Lot ROW Lot ROW
A. Description
In the Common Yard frontage type, the main façade of the building
has a large planted setback from the frontage line providing a buffer
from the higher speed thoroughfares. The front yard created remains
unfenced and is visually continuous with adjacent yards, supporting a
common landscape and working in conjunction with the other
private frontages.
B. Size
Depth (A) 20’ min.
C. Miscellaneous
(B)
Fences between front yards or
between the sidewalk and front
yard are not allowed.
(C)
Common Yards shall be used in
conjunction with another allowed
frontage type, such as the Porch
Frontage Type.
81
Dooryard
Section Plan
Lot ROW Lot ROW
A. Description
The frontage line is defined by a low wall or hedge and the main
façade of the building is set back a small distance creating a small
dooryard. The dooryard shall not provide public circulation along a
ROW. The dooryard may be raised, sunken, or at grade and is
intended for ground-floor residential, live/work, and small
commercial uses < 2500sf.
B. Size
Depth, clear (A) 8’ min.
Length (B) 50’ max.
Distance between glazing (C) 4’ max.
Ground floor transparency 50% min.1
Depth of recessed entries 5’ max
Path of Travel (D) 3’ wide min.
Finish level above sidewalk (E) 3-6” max.
Finish level below sidewalk (F) 6’ max.
C. Miscellaneous
For live/work and Commercial uses, these standards are to be used in
conjunction with those for shopfront Frontage Types. In case of
conflict between them, the Dooryard standards shall prevail.
Low walls (12”-36”) used as seating are encouraged and shall not be
used for circulation for more than one ground floor entry.
1 For Live/Work and Commercial uses only.
82
Forecourt
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of this building is at or near the frontage line and a
small percentage is set back, creating a small court space. The space
could be used as an entry court or shared garden space for apartment
buildings, or as an additional shopping or restaurant seating area.
B. Size
Width, clear (A) 12’ min.
Depth, clear (B) 12’ min.
Ratio, height to width (C) 2:1 max.
C. Miscellaneous
Forecourts should be used sparingly, and should not be repeated
along a block frontage.
The proportions and orientations of these spaces should be carefully
considered for solar orientation and user comfort.
83
Gallery
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of the building is at the frontage line
And the gallery element overlaps the sidewalk. This
Type is intended for buildings with ground floor commercial
Uses and may be one or two stories. The gallery should
Provide the primary circulation along a frontage and
Extent far enough from the building to provide adequate
Protection and circulation for pedestrians.
B. Size
Depth, clear (A) 8’ min.
Ground floor height, min. (B) 12’ min.
Upper floor height, clear (C) 9’ min.
Height (D) 2 stories, max
Setback from curb (E) 2’ min.
C. Miscellaneous
These standards are to be used in conjunction with those for the
Shopfront Frontage Type. In case of conflict between them, the
gallery standards shall prevail.
84
Porch Engaged
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of the building has a small to medium setback from
the frontage line. The resulting front yard is typically very small and
can be defined by a fence or hedge to spatially maintain the edge of
the street. The engage porch has two adjacent sides of the porch that
are engaged to the building while the other two are open.
B. Size
Width, clear (A) 10’ min.
Depth, clear (B) 8’ min.
Height, clear (C) 8’ min.
Height 2 stories, max
Furniture area, clear (D) 4’ x 6’ min.
Path of travel (E) 3’ wide, min.
C. Miscellaneous
Up to 40% of the building façade may project beyond the setback line
into the encroachment area for this frontage type.
Engaged porches must be open on two sides and have a roof.
85
Porch Projecting
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of the building has a small to medium setback from
the frontage line. The resulting front yard is typically very small and
can be defined by a fence or hedge to spatially maintain the edge of
the street. The projecting porch is open on three sides and all
habitable space is located behind the setback line.
B. Size
Width (A) 10’ min.
Depth, clear (B) 8’ min.
Height, clear (C) 8’ min.
Height 2 stories, max
Furniture area, clear (D) 4’ x 6’ min.
Path of travel (E) 3’ wide, min.
C. Miscellaneous
Projecting porches are open on three sides and must have a roof.
86
Shopfront
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of the building is at or near the frontage line with an
at-grade entrance along the public way. This type is intended for
retail use. It has substantial glazing at the sidewalk level and may
include an awning that may overhang the sidewalk. It may be used in
conjunction with other frontage types.
B. Size (A)
Distance between glazing 2’ max.
Ground floor transparency
(Section 20.11 Arch. Standards) 75% min.
Depth of recessed entries 5’ max.
C. Awning 2 stories, max
Depth (B) 4’ min.
Setback from curb (C) 2’ min.
Height, clear (D) 8’ min.
D. Miscellaneous
Residential windows shall not be used.
Doors may be recessed as long as main façade is at BTL.
Open-ended awnings are encouraged.
Rounded and hooped awnings are discouraged.
Shopfronts with accordion-style doors/windows or other operable
windows that allow the space to open to the street are encouraged.
87
Stoop
Section Plan
Lot ROW Lot ROW
A. Description
The main façade of the building is near the frontage line and the
elevated stop engages the sidewalk. The Stoop shall be elevated
above the sidewalk to ensure privacy within the building. Stairs from
the stoop may lead directly to the sidewalk or may be side-loaded.
This type is appropriate for residential uses with small setbacks.
B. Size
Width, clear (A) 5’ min. – 8’ max.
Depth, clear (B) 5’ min. – 8’ max.
Height, clear (C) 8’ min.
Height 1 story, max
Depth of recessed entries (D) 6’ max.
88
20.110.014(e) Building Types
This Subsection provides an overview of the allowed building types. The
names of the building types are not intended to limit uses within a
building type. For example, a detached house may have non-residential
uses within it, such as a restaurant or office. Table 20.110-2 (Building
Types General) provides an overview of building types.
1 The lot size standards for each building type is
codified in the transect zones. (See 20.110.014(c),
Place Types). The lot size designates the range of
lot sizes on which the given building type is allowed
to be built. If the lot is smaller or larger than the
allowed lot size, a different building type shall be
selected.
2 Each lot shall only have one building type, except as follows:
i. Where allowed by the applicable zone in
Section 20.110.014(c) (Place Types) and
primary building type, one Carriage House is
also allowed; and/or:
ii. More than one building type is allowed on
a lot if the submitted building permit
application includes a site plan that meets all
the requirements of Section 20.110.014(c)
(Place Types).
3. The Carriage House building type is the only
accessory structure in which accessory dwelling
units are allowed in transect zones.
4. Secondary wings and accessory structures
shall have a smaller footprint, a narrower width,
and a depth not greater than the main building.
89
Table 20.110-3 Building Types – Allowed Transect Zones
Carriage House. This building type is an accessory structure typically located at the rear of a lot. It typically
provides either a small residential unit, home office space, storage, or other small commercial or service use
that may be above a garage or at ground level. This type is important for providing affordable housing
opportunities and incubating small businesses within walkable neighborhoods.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Cottage Court. This building type consists of a series of small, detached structures providing multiple units
arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place
of a private rear yard and becomes an important community-enhancing element of this type. This type is
appropriately scaled to fit within primarily single-family or medium- density neighborhoods. It enables
appropriately scaled, well-designed higher densities and is important for providing a broad choice of housing
types and promoting walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Courtyard Building. The Courtyard building type is a medium to large building typically located at the front
of a lot. The structure consists of multiple stacked and/or adjacent units accessed primarily from a courtyard
defined on three sides by the building and open on one side to the fronting street. The shared courtyard
provides a place of common yard or gathering space. The courtyard building would be best suited along a
main street or in higher density neighborhoods.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Duplex, Vertical. This building type is a small to medium sized structure that consists of two side-by-side or
stacked dwelling units, both facing the street and within a single building massing. This type has the
appearance of a medium to large single-family home and is appropriately scaled to fi t within primarily single-
family neighborhoods or medium-density neighborhoods. It enables appropriately-scaled, well-designed
higher densities and is important for providing a broad choice of housing ty pes and promoting walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Flex. The Flex building type is a medium to large sized structure, 1 to 3 stories tall, build of a large lot that
incorporates structured parking. It can be used to provide a vertical mix of uses with ground floor light
industrial, service, or retail uses and upper floor service or residential uses. The ground floor can be initially
used for residential until the commercial market matures at which time the space can be converted to higher
commercial use. This type is a primary component of an urban flexible neighborhood that provides a mix of
buildings that can readily change use over time.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Live/Work. This building type is a small to medium-sized attached or detached structure that consists of one
dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or
retail uses. Both the ground-floor flex space and the unit above are owned by one entity. This type is typically
located within medium-density neighborhoods or in a location that transitions from a neighborhood into a
neighborhood main street. It is especially appropriate for incubating neighborhood-serving retail and service
uses and allowing neighborhood main streets to expand as the market demands.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Allowed
Not Allowed
90
Main Street Mixed-Use. This building type is a small-to medium-sized structure, typically attached, intended
to provide a vertical mix of uses with ground-floor retail, or service uses and upper-floor service, or
residential uses. This type makes up the primary component of a neighborhood main street a nd portions of a
downtown main street, therefore being a key component to providing walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Mid-Rise. This building type is medium to a medium-to large-sized structure, built on a large lot that typically
incorporates structured parking. It can be used to provide a vertical mix of uses with ground-floor retail, or
service uses and upper-floor service, or residential uses; or it may be used as a single-use building, typically
service or residential, where ground floor retail is not appropriate. This type is a primary component of a
downtown main street and higher densities that promote walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Multi-Plex: Medium This building type is a medium structure that consists of 3-8 side-by-side and/or stacked
dwelling units typically with one shared entry or individual entries along the front. This type has the
appearance of a medium-sized family home and is appropriately scaled to fit sparingly within primarily single-
family neighborhoods or into medium-density neighborhoods. This type enables appropriately-scaled, well-
designed higher densities and is important for providing a broad choice of housing types and promoting
walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Multi-Plex: Large. This building type is a medium-to large-sized structure that consists of 8-20 side-by-side
and/or stacked dwelling units, typically with one shared entry. This type is appropriately scaled to fit in
within medium-density neighborhoods or sparingly within large lot predominantly single-family
neighborhoods. This type enables appropriately-scaled, well-designed higher densities and is important for
providing a broad choice of housing types and promoting walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Row House / Townhouse. This building type is a small-to medium sized typically attached structure that
consists of 2-8 row houses placed side-by-side. In a feature unique to Cincinnati, this type may also
occasionally be detached with minimal separations between the buildings. This type is typically lo cated within
medium-density neighborhoods or in a location that transitions from a primarily single-family neighborhood
into a neighborhood main street. This type enables appropriately -scaled, well-designed higher densities and is
important for providing a broad choice of housing types and promoting walkability.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Stacked Flats. This building type is a medium-to large-sized structure that consists of multiple dwelling units
accessed from a courtyard or series of courtyards. Each unit may have its own individual entry, or may share a
common entry. This type is appropriately scaled to fi t adjacent to neighborhood serving main streets and
walkable urban neighborhoods. It enables appropriately- scaled, well-designed higher densities and is
important for providing a broad choice of housing types and promoting walkability. This building type may
include a courtyard.
T4-MS T4-F
T4N-SV T4N-MV
T5-MS T5-F
T5N-LV T5N-MV
SD-1 SD-2
Allowed
Not Allowed
91
Carriage House
A. Description H. Private Open Space
The carriage House building type is an accessory
structure typically located at the rear of a lot. This
structure typically provides either a small residential
unit, storage space, home office space, or other small
commercial or service use that may be above a garage
or at ground level. This building type is important for
providing affordable housing opportunities and
incubating small businesses within walkable
neighborhoods.
The private open space requirements for the
lot shall be determined by the main building
on the lot. No additional private open space is
required by a carriage house.
E. Allowed Frontage Types
Stoop
Carriage houses are not required to have
a frontage type.
F. Pedestrian Access
Main Entrance Location: Side Street
Alley
Internal to the Lot
The main entrance may not be through a
garage.
B. Lot G. Vehicle Access and Parking
Only allowed on lots where the main building has a
residential use and is one of the following building
types: Duplex, Row House, and Multi-Plex: Small.
Parking may be accessed from the alley,
side street or front street.
C. Number of Units Parking may only be accessed from the
front when there are no adjacent alley or
side street.
Miscellaneous Units per Building 1 max.
Carriage Houses per Lot 1 max. Carriage houses shall not be taller or have a
larger footprint than the main building on the
lot. D. Building Size and Massing
Height
Footnotes Per transect zone standards in Section 20.110.014(c).
Main Body 1 Carriage houses may be connected to the
main building by an uninhabitable space such
as a breezeway.
Width (A) 36’ max.
Depth (B) 30’ max.
Separation from Main Building (C) 10’ min.1
92
Cottage Court
A. Description F. Common Open Space
The cottage court Building Type consists of a series of
small, detached structures, providing multiple units
arranged to define a shared court that is typically
perpendicular to the street. The shared court takes the
place of a private rear and becomes an important
community enhancing element of this type. The type is
appropriately scaled to fit within primarily single
family or medium density neighborhoods. It enables
appropriately scaled, well designed higher densities
and is important for providing a broad choice of
housing types, the potential for affordable housing and
the promotion of walkability.
Width (D) 20’ min.
Depth (E) 20’ min.
Area 400 sf per unit min.
D. Allowed Frontage Types
Porch: Projecting
Stoop
E. Pedestrian Access
Main Entrance Location (C):
Front Street
B. Number of Units
Units per Building 1 max.
Cottage Buildings per Lot 3 min.: 9 max.
Miscellaneous C. Building Size and Massing
Height 1-1/2 stories max. Required street setbacks and driveways shall
not be included in the private open space
calculation. Main Body
Width (A) 32’ max.
Depth (B) 24’ max.
93
Courtyard Building
A. Description F. Private Open Space
The Courtyard building type is a medium to large
building typically located at the front of a lot. The
structure consists of multiple stacked and/or adjacent
units accessed primarily from a courtyard defined on
three sides by the building and open on one side to the
fronting street.
No private open space requirement.
G. Common Areas
Courtyard area shall be common open space.
D. Allowed Frontage Types
Stoop
E. Pedestrian Access
Pedestrian connections shall link all
buildings to the public right of ways,
courtyards, and parking areas
The primary entry of ground floor units
shall be directly off of a courtyard or
street.
No more than 3 units may enter from one
stoop.
B. Courtyard (s) On corner lots, units in side street facing
wing may enter from the side street. Width (A) 20’ min.; 50’ max.
Width-to-Height Ratio1 (B) 1:2 min.; 2:1 max. Courtyards shall be accessible from the
front street. Miscellaneous Depth from front of building (C) 20’ min.; 50’ max.
Depth-to-Height Ratio1 (B) 1:1 to 3:1 Each unit may have an individual entry. A minimum of three courtyard edges shall be
defined by the building. Area Total 400 sf min.;
50 sf/unit min.
C. Building Size and Massing Minimum 75% of units shall front onto the
courtyard.
Main Body Footprint
Width (D) 100’ max.
Depth (E) 100’ max. Footnotes
Wing Footprint 1 Height must also comply with height
standards in each transect. Width (F) 28’ max.
Depth (G) 50’ max.
94
Duplex, Vertical
A. Description
H. Private Open Space
The Duplex Building Type is a small to medium sized
structure that consists of two side by side or stacked
dwelling units, both facing the street, and within a
single building massing. This type has the appearance
of a medium to large single family home and is
appropriately scaled to fit within primarily single
family neighborhoods or medium density
neighborhoods. It enables appropriately scaled, well
designed higher densities and is important for
providing a broad choice of housing types and
promoting neighborhood walkability
Width (D) 15’ per unit min.
Depth (E) 15’ per unit min.
Area 300 sf per unit min.
D. Allowed Frontage Types
Porch: Engaged
Porch: Projecting
Stoop
Common Yard
Dooryard
E. Pedestrian Access
Main Entrance Location (C):
Front Street
Each unit shall have an individual entry
facing the street on or no more than 10’
behind the façade.
On corner lots each unit shall front a
different street.
B. Number of Units
Miscellaneous Units per Building 2 max.
Duplexes per Lot 1 max. Required street setbacks and driveways shall
not be included in the private open space
area calculations. C. Building Size and Massing
Height
Per transect zone standards in Section 20.110.014(c).
Main Body Required private open space shall be located
behind the main body of the building. Width (A) 48’ max.
Secondary Wing (S)
Width (B) 30’max.
95
Flex Building
A. Description F. Private Open Space
The Flex building type is a medium to large sized
structure, 1 to 3 stories tall, build of a large lot that
incorporates structured parking. It can be used to
provide a vertical mix of uses with ground floor light
industrial, service, or retail uses and upper floor
service or residential uses. The ground floor can be
initially used for residential until the commercial
market matures at which time the space can be
converted to higher commercial use. This type is a
primary component of an urban flexible neighborhood
that provides a mix of buildings that can readily change
use over time.
No private open space requirement.
D. Allowed Frontage Types
Forecourt
Shopfront
Gallery
Stoop
E. Pedestrian Access (D):
Ground floor units may have individual
entries along the front street or side
street.
B. Number of Units
Unrestricted
C. Building Size and Massing
Height 2 story min.: 4 story max.
Height shall also comply with transect zone standards
in Section 20.110.014(c).
Main Body
Width (A) 150’ max.
Secondary Wing (s)
Width (B) 60’max.
Depth (C) 60’ max.
96
Live / Work
A. Description F. Private Open Space
The Live/Work building type is a small to medium
sized attached or detached structure that consists of
one dwelling unit above and/or behind a flexible
ground floor space that can be used for residential,
service, or retail uses. In limited situations, this
building type can be used for some incubator light
industrial applications as well. Both the ground floor
flex space and the unit above are owned by one entity.
This type is typically located within medium density
neighborhoods or in a location that transitions from a
neighborhood into a neighborhood main street. It is
especially appropriate for incubating neighborhood
serving retail and service uses and allowing
neighborhood main streets to expand as the
commercial market matures.
Width (C) 20’ min.
Depth (D) 20’ min.
Area 15% of total lot
D. Allowed Frontage Types
Forecourt
Dooryard
Shopfront
Gallery
E. Pedestrian Access
Main Entrance Location (C):
Front Street
Ground floor space and upper unit shall
have separate entries.
B. Number of Units
Footnotes Units per Building 4 max.
Each Live / Work pair of units shall be used by the
same owner.
1 Height shall also comply with transect zone
standards in Section 20.110.014 (c)
Live / Work Buildings per Lot 2 max.
C. Building Size and Massing
Height 2 stories max.
4 stories max.1
Main Body
Width (A) 18’ min.: 36’ max.
97
Main Street Building
A. Description F. Private Open Space
The Main Street Mixed Use building type is a small to
medium sized structure, typically attached, intended to
provide a vertical mix of uses with ground floor retail
or service uses and upper floor service or residential
uses. This type makes up the primary component of a
neighborhood main street and portions of a downtown
main street, therefore being a key component to a
walkable quality place.
No private open space requirement.
D. Allowed Frontage Types
Forecourt
Dooryard
Shopfront
Gallery
E. Pedestrian Access
(D) Upper floor units located in the main
building shall be accessed by a
common entry along the front street.
(E)
Ground floor units may have
individual entries along the front
street or side street.
(F)
On corner lots, units in a secondary
wing/accessory structure may enter
from the side street.
B. Number of Units
Footnote
Units per Building 2 min.
C. Building Size and Massing
Height 2 stories min.
5 stories max.1
Main Body 1 Height shall also comply with transect
standards in Section 20.110.014 (c) Width (A) 150’ max.
Secondary Wing (s)
Width (B) 100’ max.
Depth (C) 65’ max.
98
Mid-Rise
A. Description F. Private Open Space
This building type is medium to a medium-to large-
sized structure, built on a large lot that typically
incorporates structured parking. It can be used to
provide a vertical mix of uses with ground-floor retail,
or service uses and upper-floor service, or residential
uses; or it may be used as a single-use building,
typically service or residential, where ground floor
retail is not appropriate. This type is a primary
component of a downtown main street and higher
densities that promote walkability.
No private open space requirement.
D. Allowed Frontage Types
Dooryard
Forecourt
Gallery
Shopfront
Stoop
E. Pedestrian Access
Upper-Floor (D)
Units shall be
accessed by a
common entry along
the front street.
Ground-Floor (E)
Units may have
individual entries
along the front street
or side street.
B. Number of Units G. Courtyard (s)
Unrestricted Courtyards where provided shall meet the
following standards:
C. Building Size and Massing Width (F) 20’ min.; 50’ max.
Height Width-to-Height Ratio 1:2 to 2:1
Per transect zone standards in Section 20.110.014(c). Depth (G) 20’ min.; 150’ max.
Main Body Depth-to-Height Ratio 1:1 to 3:1
Floors 1-2
Width (A) 150’ max. Miscellaneous
Depth (B) 150’ max. The floorplate of any floor may not be larger
than the floor below. Floors 3+
Width (C) 65’ max.
99
Multi-Plex: Medium
A. Description F. Private Open Space
The Multiplex Medium building type is a medium
structure that consists of a maximum of 10 side by side
or stacked dwelling units, typically with one shared
entry or individual entries along the front. This type
has the appearance of a medium sized family home and
is appropriately scaled to fit sparingly within primarily
single family neighborhoods or into medium density
neighborhoods. This type enables appropriately
scaled, well designed higher densities and is important
for providing a broad choice of housing types,
particularly affordable housing, and promoting local
walkability.
Width (F) 8’ min.
Depth (G) 8’ min.
Area 100 sf min.
D. Allowed Frontage Types
Porch: Engaged
Porch: Projecting
Stoop
E. Pedestrian Access
Main Entrance Location (E):
Front Street
Each unit may have an individual entry.
B. Number of Units
Miscellaneous Units per Building 10 max.
Small Multiplex per Lot 1 max. The footprint area of an accessory structure
may not exceed the footprint of the main
body of the building. C. Building Size and Massing
Height
Per transect zone standards in Section 20.110.014(c).
Main Body Required street setbacks and driveways shall
not be included in the private open space
calculation.
Width (A) 48’ max.
Depth (B) 48’ max.
Secondary Wing (s) Required private open space shall be located
behind the main body of the building. Width (C) 30 ’max.
Depth (D) 30’ max.
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Multi-Plex: Large
A. Description F. Private Open Space
The Multiplex: Large building type is a medium to large
size structure that consists of 11 or more side by side
and/or stacked dwelling units, typically with one
shared entry. This type is appropriately scaled to fit
within medium density neighborhoods or sparingly
within large lot predominately single family
neighborhoods. This type enables appropriately scaled,
well designed higher densities and is important for
providing a broad choice or housing types, including
the potential for affordable housing and promoting
walkable neighborhoods.
No private open space requirement.
D. Allowed Frontage Types
Porch: Projecting
Forecourt
Stoop
E. Pedestrian Access
Main Entrance Location (E):
Front Street
Each unit may have an individual entry.
B. Number of Units
Miscellaneous Units per Building 11 min.
Large Multiplex per Lot 1 max. The footprint area of an accessory structure
may not exceed the footprint of the main
body of the building. C. Building Size and Massing
Height
Per transect zone standards in Section 20.110.014(c).
Main Body Units located in the main body shall be
accessed by a common entry along the front
street.
Width (A) 80’ max.
Depth (B) 75’ max.
Secondary Wing (s) On corner lots, units in a secondary wing may
enter from the side street. Width (C) 48 ’max.
Depth (D) 36’ max.
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Row House / Townhouse
A. Description
F. Private Open Space
The Row House/Townhouse building type is a small to
medium sized typically attached structure that consists
of 2-8 Row Houses palace side by side. They may also
be detached with minimal separation between the
buildings. This type is typically located within medium
density neighborhoods or in a location that transitions
from a primarily single family neighborhood into a
neighborhood main street. The type enables
appropriately scaled, well designed higher densities
and is important for providing a broad choice of
housing types and price ranges as well as promoting
walkable neighborhoods.
Width (C) 8’ min. per unit
Depth (D) 8’ min. per unit
Area 100 sf per min.
D. Allowed Frontage Types
Porch: Engaged
Porch: Projecting
Stoop
E. Pedestrian Access
Main Entrance Location (B):
Front Street
Each unit may have an individual entry
facing a street.
B. Number of Units
Miscellaneous Units per Row House / Townhouse 1 max. per floor
Row Houses / Townhouses per Lot 1 min.
The footprint area of an accessory structure
may not exceed the footprint of the main
body of the building.
Row Houses / Townhouses per Run 2 min.: 8 max. Required street setbacks and driveways shall
not be included in the private open space
area calculation. C. Building Size and Massing
Height
Per transect zone standards in Section 20.110.014(c).
Main Body Required private open space shall be located
behind the main body of the building. Width (A) 18’ min.
36’ max.
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Stacked Flats
A. Description F. Private Open Space
A medium to large sized structure that consists of
multiple dwelling units accessed from a courtyard or
series of courtyards. Each unit may shave its own
individual entry, or may share a common entry. This
type is appropriately scaled to fit adjacent to local
serving main streets and walkable urban
neighborhoods. It enables appropriately scaled, well
designed higher densities and is important for
providing a broad choice of housing types, including
affordable housing, and promoting neighborhood
walkability. This building type may include a
courtyard.
No private open space requirements.
D. Allowed Frontage Types
Forecourt
Porch: Projecting
Stoop
E. Pedestrian Access (C):
Units shall enter from a courtyard or a
street.
Courtyards shall be accessible from the
front street.
Each unit may have an individual entry.
B. Number of Units
Courtyard (s) Units per Building 12 min.
Stacked Flats per Lot 2 max. Width 40’min. /160’max.
C. Building Size and Massing Width/Height Ratio 1:2 min.; 3:1 max.
Height see footnote 1 Depth 40’min. /150’max.
Main Body Depth/Height Ratio 1:2 or 3:1
Width (A) 280’ max. Area (Total) 400 sf min.
Depth (B) 220’ max. 50 sf min per unit
Footnotes
1 Height shall also comply with transect zone
standards in Section 20.110.014 (c)
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20.110.014(f) Block, Thoroughfare and Public Rights of Way Standards
All new construction, reconstruction, and reconfiguration of blocks,
streets, rights-of-way, or public frontages must comply with this section.
1. Block Standards
General
The development block is the land area defined and enclosed by the
street grid. It can vary considerably in shape and size according to the
configuration of streets, preferred orientation and topography, as well
as the nature of individual development projects and the building types
that are to be accommodated. The majority of land area contained
within Arlington’s Quality Places is either undeveloped or poised for
redevelopment. The existing street grid in these areas is similarly either
broadly defined, or undefined.
For this reason, precise, quantitative block sizes and shapes will be
determined as development progresses in these areas. As this
development occurs, block sizes, shapes, and orientations will conform
to the following standards:
i. Face the Street. The most fundamental requirement in
structuring predictable build form within development blocks is to
make a clear distinction between public fronts and private backs.
Buildings which front streets, squares and parks present their
public face to the outside world and give life to it. Public fronts and
private backs are made distinct when primary access is from the
street, the principle frontage. Both Private Frontage types (Section
20.110.014(d) Frontage Types) and Public frontage types (Section
20.110.014(f) (2)) will be followed in the design and configuration
of development blocks.
ii. Respect privacy. The distance between backs of properties needs
to be considered in terms of privacy. Individual lot depths and
building placement is detailed in Section 20.110.014(c) Place
Types.
iii. Line the Perimeter. Lining the edges of blocks with a perimeter
of buildings accommodates a diversity of building types and uses at
medium to high densities, while ensuring that buildings relate
positively to the public realm. As a general rule, a perimeter depth
of 35 feet for fine-grained mixed use or housing and 70 feet for
retail/commercial development provides a starting point and can
be refined to reflect specific planned building types.
iv. Provide continuity of street frontage. Particularly along Main
Streets, a direct frontage to pavement relationship assists
commercial viability and street vitality. Continuous building lines
along a block edge are more successful at providing good enclosure
to a street or park and generating “active frontage” with frequent
doors and windows animating the public realm. Use continuous
frontages as far as possible, by adhering to a common building line.
Where a looser framework of buildings is required, these are best
absorbed into the perimeter block, positioned near to the street
with walls, fences, and other landscape features used to close the
visual gaps. Projections and set-backs from the building line can be
used to add emphasis, but the function of the resulting spaces must
be clearly defined.
v. For walkability and connectivity, smaller blocks are preferred.
1. In considering the optimum size of development blocks, a
trade-off has to be struck between:
a. Ease of access.
b. The ability to sustain a variety of building types and uses.
c. The ability to change and adapt over time.
2. A general guide to block sizes is that blocks widths of 350 feet
to 450 feet enable this trade-off to be achieved in a variety of
different urban locations and circumstances, reducing to 200 feet
to 250 feet along centers of commercial activity.
vi. Block Shape. Square blocks generally offer the most flexible
basis for accommodating a range of commercial and residential
buildings and more options for internal treatment.
Rectangular blocks with depths of over 450 feet are more suitable
for larger buildings, such as factories and warehouses, and more
properly belong in industrial and general commercial areas.
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Rectangular blocks of 250 feet in width and up to 300 feet in depth
oriented with their short side onto the main street are beneficial in
increasing connectivity with the surrounding neighborhoods and
providing more crossings and intersections, which serve to slow
traffic, making it easier and safer for pedestrians and cyclists.
Residential buildings are able to line the quiet sides of the block.
Irregular blocks can be molded to respond to topography and the
creation of focal points such as parks or trails with building
frontages that are not necessarily parallel.
vii. Connectivity: The size and shape of urban blocks exert a
defining influence on connectivity. Ideal urban connectivity is a
balance of factors influencing ease of travel by automobile, bicycle,
public transit, and by foot. The City recognizes the importance of
multi-modal transportation through its Complete Streets
Program. Although precise measurements of connectivity are
difficult, there exist a number of urban design elements which,
where employed, have demonstrated improvement in multi-modal
access. The following block standards (Table 20.110-4) will apply
to both new and re-development within the Mixed Use Overlays. In
re-developed areas, if local conditions, such as topography or
existing street configuration prevents strict adherence to the
standards, alternate methods that provide comparable connectivity
may be employed with approval of the Director.
Table 20.110-4
2. Public Rights-of Way Standards
General
A right-of-way must be designed in relation to topographic and drainage
conditions, public convenience and safety, and the existing and
proposed development served by the right-of- way.
i. Accessibility
1. All public and private rights-of-way must conform to Public
Right-of-Way Accessibility Guidelines (PROWAG) set forth by the
United States Access Board.
2. All public and private vehicular rights-of-way must be complete
streets, designed for safe, comfortable, and convenient movement
both along and across rights-of-way by people of all ages and
abilities, using multiple modes, consistent with the City’s complete
streets policy.
ii. Right-of-Way Types
1. All vehicular rights-of-way, whether publicly dedicated or
privately held, must match one of the right-of-way types
described by Section 20.110.014(f) (3), Thoroughfare Standards.
2. A vehicular, pedestrian, transit, or bicycle right-of-way type is a
classification that reflects the general design parameters of the
right-of-way, including, but not limited to, target speed, number of
travel lanes, travel lane width, medians, and the width of certain
elements of the pedestrian way are divided into the following:
a. Passage. A pedestrian connector passing between or through
buildings, providing shortcuts through long blocks and
sometimes connecting rear parking areas with frontages.
b. Alley. A vehicular drive located to the rear of lots providing
access to service areas, parking, or accessory structures, and
containing utility easements.
c. Lane. A narrow, slow movement thoroughfare, typically
containing one travel lane.
d. Street. A local thoroughfare of low speed and capacity.
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e. Avenue. A thoroughfare of high vehicular capacity and low
speed, which is often a short distance connector between
neighborhood centers or an approach to a civic building.
f. Boulevard. A long-distance thoroughfare that traverses an
urbanized area and is designed for high vehicular capacity
and moderate speed.
g. Multiway Boulevard. A variation of a boulevard characterized
by a central roadway for through traffic and parallel lanes
accessing abutting property, parking, and pedestrian and
bicycle facilities.
iii. Right-of-Way Context. Rights-of-way must be consistent with
the transect and the intended form and use of abutting property;
i.e., a mixed-use right-of-way type would be consistent with a
mixed-use zone, such as the T4-Main Street or T5N-Medium
Volume zones.
iv. Right-of-Way Parameters. The required parameters for the
right-of-way types described in Section 20.110.014(f) (3) are
subject to the following additional considerations:
1. The pedestrian way must be articulated with well-defined
frontage, throughway, furnishing, edge, and extension zones, as
applicable, in accordance with Section 20.110.014(f)(3).
2. Where installed, bicycle facilities must be in accordance with
Section 20.110.014(f) (xiii) Bicycle Facilities
3. Where installed, medians must be in accordance with Table
20.110-5: Median Dimensions.
TABLE 20.110-5: MEDIAN DIMENSIONS
MEDIAN TYPE
WIDTH
(MIN/PREFERRED)
Median for access control 4'/6'
Median for pedestrian refuge 6'/8'
Median for street trees and lighting 6'/10'
Median for single left-turn lane,
streets/avenues
10'/14'
Median for single left-turn lane,
boulevards/multiway boulevards
12'/16'-18'
Median for multi-use path, double row
of trees
20'/24'
Median for transit way
22'/24', plus 10' for
each side platform,
or 30' for center
platform
4. Where curb parking is required, the curb parking must be
provided to the maximum extent practicable on both sides of the
vehicular way. Exceptions may be made for drop-off and loading
zones, bus lanes/ busways, curb extensions and mid-block plazas,
or enhanced pedestrian or bicycle facilities.
5. Street trees are required in accordance with Section
20.110.014(i) (3) (i), and 20.110.014(j) (5) (i) Required
Landscaping.
6. Street lighting must be installed in accordance with Section
20.110.014(j) (2) Outdoor Lighting Standards
v. Right-of-Way Construction. All right-of-way construction and
repair must be in accordance with standards and specifications set
forth by the Director of Public Works. Any right-of-way work
requires a right-of- way work permit per AMC Section 20.60.030.
vi. Public Use. All vehicular rights-of-way, whether publicly
dedicated or privately held, must be available for public use at all
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times. Gated rights- of-way and rights-of-way posted as private are
not permitted. The Director Public Works may waive this
requirement for public safety purposes, to facilitate construction or
events, or for rights-of-way which serve sensitive governmental
facilities.
vii. Waivers and Modifications. The Director of Public Works may
waive or adjust the requirements of this section as follows:
vii. Where a constrained right-of-way width, existing drainage
patterns, or natural features, such as established trees, do not allow
for the required dimensions of the right-of-way type, alternative
dimensions may be approved, so long as the design of the right-of-
way:
1. Accommodates required access for people with disabilities and
access to adjacent uses and transit stops.
2. Ensures the safety, and facilitates the expected levels, of
pedestrian activity.
3. Provides adequate protection for pedestrians.
viii. Where the standards of this section are determined to not
adequately protect the public health, safety, and welfare,
alternative or additional standards may be applied.
Pedestrian Facilities
ix. Required Sidewalks
1. All development that involves new construction of a principal
building, expansion of an existing principal building by 2,500
square feet or more, or substantial renovation of an existing
principal building, must provide for sidewalks of the minimum
dimensions prescribed by the right-of- way type per Section
20.110.014(f) (2) Rights-of Way Standards. Sidewalks must be
installed, widened, or modified, as appropriate, prior to the
issuance of a certificate of occupancy.
2. Sidewalks must be maintained in a state of good repair by the
owner of the property fronting any thoroughfare in accordance
with Chapter 12.20.030 of the Municipal Code.
3. Sidewalks must be provided on both sides of all vehicular
rights-of-way, except for alleys or where one side of the right-of-
way is a steep vertical wall, railroad, or other feature to which the
public does not require access.
4. Sidewalks must be paved with a fixed, nonslip material.
5. Sidewalks must be as straight and direct as possible, except to
avoid established trees or unavoidable obstacles.
6. Where sidewalks cross driveways, the throughway zone must
remain level, with no change in cross-slope. The appearance of the
throughway zone, such as scoring pattern or special paving, must
be maintained across the driveway to indicate that, although a
vehicle may cross, the area traversed by a vehicle remains part of
the pedestrian way.
x. Sidewalk Zones. The pedestrian way, composed of the portion of
the right-of-way that typically includes the planting area and
sidewalk and is measured from the curb line to the property line of
the adjoining properties, must be articulated according to the
following sidewalk zones:
1. Frontage Zone. The area adjacent to the property line that
provides a transition between the public sidewalk and the
building facade.
2. Throughway Zone. The portion of the sidewalk used for
pedestrian travel that is clear of obstacles and provides a smooth
walking surface.
3. Furnishing Zone. The portion of the sidewalk used for street
trees, landscape, transit stops, street lights, sidewalk cafes, and
site furnishings.
4. Edge Zone. The area used by people getting in and out of
vehicles parked at the curbside.
5. Extension zone. The area where pedestrian space may be
extended into the parking lane, via features such as bulb-outs or
mid-block plazas. The extension zone is an optional element
subject to approval of the Director of Public Works.
Table 20.110-6: Streetscape element Location
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xi. Streetscape Elements. The placement and layout of typical
streetscape elements must be in accordance with Table 120.110-6:
Streetscape Element Location.
xii. Sidewalk Zone Parameters. The required parameters for
sidewalk zones for right-of-way types described in Section
20.110.014(f) (2) are subject to the following additional
considerations:
1. At transit stops with shelters, the furnishing and edge zones
should be widened to a minimum of four feet to provide
wheelchair access to and in front of the shelter.
2. Where sidewalk cafes are anticipated in the frontage zone
and/or furnishing zone, the frontage zone and/or furnishing zone
should be at least six feet in width.
3. Where very high pedestrian volumes are expected, such as at
transit transfer points, and theater entrances and exits, additional
sidewalk width and special design attention, particularly at
crossings, should be provided.
Bicycle Facilities
xiii. The following bicycle facilities may be considered in right-of-
way construction, reconstruction, and reconfiguration projects,
taking into consideration the appropriateness of the bicycle facility
for the right-of-way type and surrounding context:
1. Sharrow. A marking placed in a vehicular travel lane to indicate
that a bicyclist may use the full lane. Also called a shared-lane
marking.
2. Bike Lane. A portion of the roadway that has been designated
by striping, signage, and pavement markings for the preferential
or exclusive use of bicyclists, typically located adjacent to motor
vehicle travel lanes and flowing in the same direction as motor
vehicle traffic.
3. Buffered Bike Lane. A conventional bicycle lane paired with a
designated buffer space separating the bicycle lane from the
adjacent motor vehicle travel lane and/or parking lane.
4. Contra-Flow Bike Lane. A bicycle lane designed to allow
bicyclists to ride in the opposite direction of motor vehicle traffic,
typically used to convert a one-way traffic street into a two-way
street, one direction being for motor vehicles and bikes, and the
other being for bikes only.
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5. Left-Side Bike Lane. A conventional bike lane placed on the left
side of one-way streets or two-way median divided streets.
6. Cycle Track. An exclusive bike facility that combines the user
experience of a separated path with the on-street infrastructure of
a conventional bike lane. A cycle track is physically separated
from motor traffic and distinct from the sidewalk.
7. Raised Cycle Track. A bicycle facility that is vertically separated
from motor vehicle traffic, typically paired with a furnishing zone
between the cycle track and motor vehicle travel lane and/or
pedestrian area, and allowing for one-way or two-way travel by
bicyclists.
8. Two-Way Cycle Track. A physically separated cycle track that
allows bicycle movement in both directions on one side of the
road.
Intersection Treatments
xiv. Curb Ramps
1. At intersections, ADA-compliant curb ramps enabling persons
with special mobility needs to safety cross a roadway must be
installed.
2. Curb ramps that align with the crosswalk, consistent with the
direction of pedestrian travel, are preferred.
xv. Crosswalks.
1. A crosswalk, defined as a lateral extension of a sidewalk
through an intersection, may be marked or unmarked. Legally,
crosswalks exist at all intersections (including T-intersections)
unless specifically prohibited.
2. Marked crosswalks, delineating preferred crossing routes for
pedestrians and alerting other road users where to expect
crossing pedestrians, should generally be installed and
maintained at high priority intersections where greater
pedestrian visibility is desired, such as at school crossings, where
two or more transit routes cross, where traffic volumes exceed
2,000 Vehicles Per Day (VPD).
3. A marked crosswalk must align with curb ramps and be at least
six feet in width. Where large volumes of pedestrians are expected
at the intersection, high-visibility striping, such as continental
striping, is preferred.
xvi. Curb Extensions
1. Curb extensions (also known as "bump- outs” or "bulb-outs”)
extend the sidewalk out into the street, usually to the edge of the
on-street parking lane. The feasibility of curb extensions should be
evaluated whenever curb ramps are installed or an intersection is
reconstructed or reconfigured, giving careful consideration to
potential impacts on delivery access, garbage and snow removal,
and street sweeping.
2. Where installed, a curb extension may extend no greater than
one foot less than the width of the parking lane. A curb extension
must be at least 15 feet in length or, in the case of a curb extension
designed to accommodate transit passenger boarding and
alighting, long enough to encompass the front and rear doors of
the transit vehicles that will use the curb extension.
3. The design and placement of street furniture, trees, and
plantings on a curb extension may not impede pedestrian flow or
interfere with corner visibility. Vertical elements should be used
to alert drivers to the presence of a curb extension.
xvii. Pedestrian refuge islands
1. Pedestrian refuge islands, which can be used to divide travel
lanes and provide spaces for pedestrians to safely wait while
crossing the vehicular way, should be considered in the following
circumstances:
a. Any pedestrian crossing where the vehicular way consists of
four or more travel lanes.
b. Any intersection where signal timing may not allow
pedestrians to cross in one phase.
c. Any intersection with difficult crossing geometry.
2. Where installed, a pedestrian refuge island should:
a. Have an area of at least 120 square feet with minimum
dimensions of six feet in width and 20 feet in length.
b. Include an ADA-compliant channel of a minimum of five feet
in width and six feet in depth. A channel of six feet in width and
eight feet in depth is preferred.
c. Be designed to discourage vehicles from encroaching into it.
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xviii. Pedestrian Signals
1. Pedestrian signals, which inform pedestrians when to cross at
signalized intersections, may be required at signalized
intersections. The inclusion of pedestrian signals that are
accessible to the visually impaired are preferred.
2. Where pedestrian signals are installed, the pedestrian signal
phase timing must comply with MUTCD standards.
xix. Mid-Block Crossings
1. Mid-block crossings provide convenient crossing locations for
pedestrians where intersection crossing opportunities are distant,
and may be considered in accordance to the Department of Public
Works policy on midblock crossings.
2. Where installed, a mid-block crossing should:
a. Be placed generally within the middle third of the block side.
b. Be built with curb extensions, wherever advisable, to enhance
pedestrian crossing visibility and reduce crossing distances.
3. Coincide with mid-block passages, if present.
xx. Roundabouts
1. Roundabouts, which are circular intersections in which
vehicular traffic is slowed and flows almost continuously in one
direction around a central island to several exits onto intersecting
rights-of-way, may be considered where it is desirable to increase
vehicular capacity at intersections, slow traffic, and reduce the
severity of collisions.
2. If installed, a roundabout must be in accordance with the
FHWA’s Roundabouts: An Informational Guide.
xxii. Traffic Control Devices
All traffic control devices, such as right-of-way signs, pavement
markings, and traffic signals, must be consistent with the Manual
on Uniform Traffic Control Devices (MUTCD).
xxii. Traffic Calming Measures
1. Traffic calming measures, such as full closures and half closures,
speed tables, lateral shifts and chicanes, knockdowns, chokers,
and center island narrowing, may be considered in right-of-way
construction, and reconfiguration projects, subject to approval by
the Director of Public works.
xxiii. Road Diets
Wherever an existing right-of-way is reconstructed or
reconfigured, consideration must be given to the appropriateness
of a road diet, defined as a reduction in the number or width of
travel lanes within a right- of-way allowing reallocation of
vehicular space to alternative uses (i.e., parking lanes, bicycle
facilities, medians, pedestrian refuge islands, or widened sidewalks
or planting strips). A road diet is typically appropriate on rights-of-
way carrying fewer VPD than the right-of-way is designed to
accommodate (i.e., a right-of-way with four travel lanes carrying
less than 20,000 VPD may be a prime candidate for a four-lane to
three-lane conversion).
Thoroughfare Standards
xxiii. Street Types
This section describes the right-of-way types and their required
and preferred parameters, which are derived from the ITE
Walkable Urban Thoroughfares Manual and NACTO Urban Bikeway
Design Guide.
The illustrative examples provided in this section communicate
one possible configuration of each right- of-way type. By applying
the requirements outlined and working with the Director of Public
Works, various configurations may be determined acceptable.
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Alley
Traffic Volume Range Less than 1,000 VPD Number of Travel Lanes (B) 1
Target Speed 5-15 mph Travel Lane Width (min/max) (C) 8’/20’
Right-of-Way Width (min) (A)
Travel lane width, plus 2’
shoulders on either side
or 5’ shoulder one side
Curb Parking Not permitted
Driveway Access Permitted
Pedestrian Facility Type Shared
Bicycle Facility Type (preferred) Shared
Freight Movement (generally) Local deliveries only
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Mixed Use Avenue
Traffic Volume Range 15,000 – 30,000 VPD
Edge and furnishing zones1 (J) 4’/7.5’
Target Speed 25-30 mph Extension zone. If provided. (max) (K) Width of parking lane
Right-of-Way Width (A): (min./preferred) Number of Travel Lanes (C) 2-4
Two travel lanes 58’/73’ Travel Lane Width (D) 10’/12’
Two travel lanes, plus one turning lane 68’/83’ Median Optional
Four travel lanes 78’/93’ Turning Lane (E) Optional
Four travel lanes, plus one turning lane 88’/103’ Curb parking Required
Driveway Access Permitted, but not encouraged Parallel curb parking width (F) 7’/8’
Pedestrian Facility Type Sidewalk
Bicycle Facility Type (preferred) (B) Shared or bike lane/cycle track
Freight Movement (generally) Local truck route
Total pedestrian way width (G) 12’/19.5’ Footnotes
Frontage Zone (H) 2’/3’ 1Furnishings in furnishing zones allowed only immediately in front of
non-glazed walls. Throughway zone (I)
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Mixed Use Boulevard
Traffic Volume Range 15,000 – 740,000 VPD
Number of Travel Lanes (C) 4
Target Speed 25-30 mph Travel lane width (D) 10’/12’
Right-of-Way Width (A): (min./preferred) Median Required
Four travel lanes 92’/117’ Turning Lane (E) Optional
Four travel lanes, plus one turning lane 98’/127’ Curb parking Required
Driveway Access Permitted, but not encouraged Parallel curb parking width (F) 7’/8’
Pedestrian Facility Type Sidewalk
Bicycle Facility Type (preferred) (B) Shared or bike lane/cycle track
Freight Movement (generally) Regional truck route
Total pedestrian way width (G) 12’/21.5’
Frontage Zone (H) 2’/3’
Throughway zone (I) 6’/10’ Footnotes
Edge and furnishing zones1 (J) 4’/8.5’ 1Furnishings in furnishing zones allowed only immediately in front of
non-glazed walls. Extension zone. If provided. (max) (K) Width of parking lane
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Mixed Use Street
Traffic Volume Range 1,000 – 15,000 VPD
Number of Travel Lanes (B) 2
Target Speed 25 mph Travel lane width (C) 10’/11’
Right-of-Way Width (A): (min./preferred) Median Optional
Two travel lanes 58’/66’ Turning Lane Not permitted
Driveway Access Permitted, but not encouraged Curb parking Required
Pedestrian Facility Type Sidewalk Parallel curb parking width (D) 7’/8’
Bicycle Facility Type (preferred) Shared
Freight Movement (generally) Local deliveries only
Total pedestrian way width (E) 12’/18’
Frontage Zone (F) 2’/2.5’
Throughway zone (G) 6’/8’ Footnotes
Edge and furnishing zones1 (H) 4’/7.5’ 1Furnishings in furnishing zones allowed only immediately in front of
non-glazed walls. Extension zone. If provided. (max) (I) Width of parking lane
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Multiway Boulevard
Traffic Volume Range 15,000 – 40,000 VPD
Number of Travel Lanes (C) 4 central lanes; 2 drop lanes
Target Speed 25-30 mph Travel lane width (D):
Right-of-Way Width (A): (min./preferred) Central Lanes 10’/12’
Four central lanes, plus two drop lanes 110’/147’ Drop Lanes 10’/11’
Four central lanes, plus one turning
lane and two drop lanes 116’/151’ Median Required
Turning Lane (E) Optional
Driveway Access Not permitted in central lanes;
permitted in drop lanes Curb parking Not required in central lanes;
required in drop lanes
Pedestrian Facility Type Sidewalk Parallel curb parking width (F) 7’/8’
Bicycle Facility Type (B):
Central Lanes (optional) Bike lane/cycle track
Drop Lanes Shared
Median (optional) Multi-Use path
Freight Movement (generally) Regional truck route
Total pedestrian way width (G) 12’/21.5’
Frontage Zone (H) 2’/3’
Throughway zone (I) 6’/10’ Footnotes
Edge and furnishing zones1 (J) 4’/8.5’ 1Furnishings in furnishing zones allowed only immediately in front of
non-glazed walls. Extension zone. If provided. (max) (K) Width of parking lane
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Passage
Right-of-Way Width (min/preferred)(A) 10’/30 Frontage Zone (min/preferred) (D) 0’/9’
Bicycle Facility/Pedestrian Type (B) Shared or Multi-Use Path Throughway Zone (min/preferred) (E) 10’/12’
Total Pedestrian Way Width (C) 10’/30’
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Residential Avenue
Traffic Volume Range 15,000 – 20,000 VPD
Edge and furnishing zones (I) 3’/9.5’
Target Speed 25-30 mph Extension zone. If provided. (max) (J) Width of parking lane
Right-of-Way Width (A): (min./preferred) Number of Travel Lanes (C) 2-4
Two travel lanes 52’/68’ Travel Lane Width (D) 10’/12’
Two travel lanes, plus one turning lane 52’/78’ Median Optional
Four travel lanes 72’/88’ Turning Lane Optional
Four travel lanes, plus one turning lane 82’/98’ Curb parking Required
Driveway Access Permitted Parallel curb parking width (E) 7’/8’
Pedestrian Facility Type Sidewalk
Bicycle Facility Type (preferred) (B) Shared or bike lane/cycle track
Freight Movement (generally) Local truck route
Total pedestrian way width (F) 12’/17’
Frontage Zone (G) 1’/1.5’ Throughway zone (H) 5’/6’
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Residential Street
Traffic Volume Range 500 – 5,000 VPD
Edge and furnishing zones (H) 3’/7.5’
Target Speed 25 mph Extension zone. If provided. (max) (I) Width of parking lane
Right-of-Way Width (A): (min./preferred) Number of Travel Lanes (B) 2
Two travel lanes 52’/64’ Travel Lane Width (C) 10’/11’
Driveway Access Permitted Median Optional
Pedestrian Facility Type Sidewalk Turning Lane Not Permitted
Bicycle Facility Type (preferred) (B) Shared Curb parking Optional
Freight Movement (generally) Local Deliveries Parallel curb parking width (D) 7’/8’
Total pedestrian way width (E) 9’/16’
Frontage Zone (F) 1’/1.5’
Throughway zone (G) 5’/6’
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20.110.014(G) Parking Standards
1. Purpose. This Section regulates and ensures the provision of
parking spaces and access drives are designed for motor vehicles
and bicycles. The Section also provides options for adjusting
parking requirements and providing parking alternatives. These
standards ensure that parking needs of new land uses and
development are met, while ensuring parking spaces and access
drives are designed and located in a manner consistent with the
desired character and development patterns of walkable
communities as outlined in the Arlington Comprehensive Plan.
2. Applicability. On-site parking shall be required in all transect
zones as set forth in this section and shall apply to the following:
i. New development;
ii. Changes in land use; and
iii. Changes to a building or structure that cause an increase or
decrease of 25 percent or greater made subsequent to the
effective date of this Form-Based Code:
1. Gross floor area;
2. Seating capacity;
3. Dwelling Units; or
4. Parking spaces
3. General Parking Standards
i. Off-Site Parking. Required off-street parking may be provided if
the following standards are met:
1. The required parking is provided in an off-street parking
facility on another site within 600 feet of the site proposed for
development, as measured along thoroughfare rights-of-way
that provide access to both sites;
2. Pedestrian access between the site and the off-site parking
area shall be via concrete or paved sidewalk or walkway; and
3. The owners of the site and the offsite parking area shall
provide a recorded parking agreement or covenant in a form
approved by the City Attorney reflecting the arrangement
between the sites.
ii. Larger Vehicle Parking
1. Trucks, tractors or tractor-trailers having a capacity of more
than a one-and- one-half-ton load, front- and rear-end loaders,
or any commercial, industrial, agricultural or transportation
vehicles or equipment shall not be parked or stored within any
T3 or T4 zones for purposes other than short-term unloading,
loading or delivery services, or temporary construction within
the zone.
2. Automobiles, small trucks, vans, vehicle trailers permitted in
conjunction with an approved home occupation (one per home
occupation), and recreational vehicles, utilized for personal or
business use, are excluded from the provisions of this
Subsection.
iii. Storage of Unregistered or Inoperable Motor Vehicles.
Automotive vehicles, trailers, or vehicles of any kind or type,
requiring licenses, but without current plates or inoperable, shall
not be parked in a transect zone unless parked within a
completely enclosed building.
iv. Cargo or Freight Container: portable cargo or freight storage
containers in any zone for purposes of loading or unloading, may
be parked or stored
v. Commercial Auto Repairs. Commercial repairs or restoration of
vehicles shall only be conducted in the appropriate transect zones.
vi. Non-Commercial Auto Repairs within T3 and T4 Zones.
Unlicensed vehicle restoration is permitted within an allowed off-
street parking area, provided the vehicles undergoing restoration
or used for parts shall either be covered by a commercially
manufactured opaque automobile cover in serviceable condition
or stored in an enclosed building.
1. Not more than one vehicle per premises for either renovation
or parts may be screened by use of a cover that shall be securely
fastened to the vehicle.
2. Vehicles other than the screened vehicle shall be parked in an
enclosed building.
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4. Number of Motor Vehicle Parking Spaces Required
i. Required Spaces. The minimum number of parking spaces
required are listed in Table 20.110.014-7 (Maximum Parking
Spaces Required). However, if the minimum number of parking
space requirements are provided in Section 20.110.014(c) (Place
Types) for the applicable transect zone and use, then those
standards take precedence over the standards in Table 20.110-7
(Parking Spaces Required). When calculating the minimum
number of parking spaces, numbers shall be rounded up to the
closest whole number.
Table 20.110-7: Maximum Parking Spaces Allowed
Use
Maximum Spaces Allowed
Residential
Retail
Recreation, Education, Public Assembly
Services
5. Parking Adjustments
i. On-Street Parking. On-street parking spaces adjacent to the lot
may count towards the required non-residential use parking
standards.
ii. Shared Parking. For two use types, shared parking shall be
calculated as follows: The sum of the required parking for the two
use types shall be divided by the factor listed in the table below.
The required number of parking spaces shall be rounded up to the
closest whole number. If the use is not listed below then the
shared parking shall be based on Subsection (iii) below.
Table 20.110-7a
Residential Lodging Office Retail
Residential 1.0 1.1 1.4 1.2
Lodging 1.1 1.0 1.7 1.3
Office 1.4 1.7 1.0 1.2
Retail 1.2 1.3 1.2 1.0
iii. Shared Parking Study. When three or more use types share
parking or a use type is not listed in Table 20.110-7a (Shared
Parking Factor for Two Uses) above, the amount of required
parking may be reduced as follows:
1. If the Director determines one of the following circumstances
has been established, the Director may grant a reduction in the
parking standards set forth in this Subsection:
a. Where uses seek to share parking with different peak hour
demands and are in the same or adjoining development, the
owner of the parking spaces shall submit to the Director an
analysis and substantiated projections of peak parking
demand for the entire development to justify the shared use of
parking spaces for separate uses;
b. Where the special nature of a certain development (e.g.,
special types of housing projects inhabited by persons with
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low or no automobile ownership) does not require the amount
of parking listed in Subsection D; or
c. Where fewer parking spaces are needed due to access to
transit, special designs and traffic mitigation measures
incorporated in the parking lot design and circulation plan.
d. The Director shall consider all of the following in
determining whether a reduction is warranted:
1. The likelihood that the reduced number of parking spaces
can satisfy demand;
2. The amount of time during the year when the number of
spaces provided may be insufficient and the amount of
resulting parking overflow;
3. The impact of periodic overflows upon the public
thoroughfares and other parking facilities;
4. The nature of surrounding land uses, character of the
surrounding road system, and nearby circulation pattern;
5. The amount of on-street parking available within one-
quarter of a mile of the development;
6. Any additional reduction in on-site parking demand by
implementing transportation demand management
strategies proposed by the applicant; and in all cases, the
owner of the lot shall have the burden to demonstrate that a
reduction in parking standards is warranted.
6. Parking Spaces, Lot Design and Layout
i. Access. The following standards are applicable to off-street
parking lot access design and include parking for single-family
residences unless modified by Section 20.110.014(c) (Place
types).
1. Each required off-street parking space shall open directly
onto an aisle or driveway as specified in Table 20.110-8
(Minimal Dimensional Requirements for Parking Spaces and
Aisles). All off-street parking facilities shall be designed with an
appropriate means of vehicular access to a thoroughfare or to an
alley to cause the least interference with traffic flow.
2. Parking spaces in any parking lot or parking structure shall
not be designed or located so as to permit a vehicle to enter or
exit a parking space directly from a public thoroughfare. Ingress
to and egress from parking spaces shall be from an on-site aisle
or driveway, except:
a. Parking spaces within lots of up to eight spaces may be
designed or located so as to permit a vehicle to enter or exit a
parking space directly from a public alley or rear lane.
Table 20.110-8: Minimum Dimensional Requirements
Drive Aisle Width
Angle Parking
Depth (A)
One-
Way (B)
Two-
Way (C)
Space
Width (D)
Space
Length (E)
Parallel 8’1 12’ 20’ 8’ 20’
30° 17’ 11’ 24’ 9’ 20’
45° 20’ 13’ 24’ 9’ 20’
60° 21’ 18’ 24’ 9’ 20’
Perpendicular 18’ 24’ 24’ 8’ 18’
Tandem 36’ 24’ 24’ 8’ 36’
1Width of on-street parallel parking shall be determined by standards set forth
in Section 20.110.014(f)(3) (Thoroughfares)
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7. Driveways
i. Access to driveways.
1. Developments of two or fewer dwelling units. Access to and
from driveways onto public thoroughfares shall be where
practicable by forward motion of the vehicle.
2. All other developments. Access to and from driveways onto
public thoroughfares shall be by forward motion of the vehicle.
ii. Driveways shall extend and include the area between the lot
line and the edge of the street pavement.
iii. The design and construction of all off-street parking access
drives shall meet the requirements of the Director of Public
Works.
8. Identified as to Purpose and Location. Off-street parking areas of
four or more spaces and off-street loading areas shall include
painted lines, wheel stops, curbing or other methods of identifying
individual parking spaces and loading areas, while distinguishing
such spaces from aisle and other circulation features.
9. Materials
i. All off-street parking areas and driveways shall be surfaced with
materials approved by the City Engineer.
ii. The use of pervious or semi-pervious parking area surfacing
materials-`including, but not limited to “grasscrete,” or recycled
materials such as glass, rubber, used asphalt, brick, block and
concrete-may be approved by the Director for required vehicular
surface area on a site, provided such areas are properly
maintained. Where possible, such materials should be used in
areas in proximity to and in combination with on-site stormwater
control devices.
10. Accessible Parking. All parking facilities that require accessible
parking spaces shall ensure that a portion of the total number of
required parking spaces shall be specifically designated, located,
and reserved for use by persons with physical disabilities, in
accordance with the standards in the Federal Americans with
Disabilities Act (ADA).
11. Dimensional Standards for Parking Spaces and Aisles
i. General. Standard car parking spaces and parking lot aisles shall
comply with the minimum dimension standards established in
Table C (Minimum Dimensional Requirements) above.
ii. Dimensional Adjustments. Parking structures may be subject to
dimensional adjustments based on utilization, but in no case shall
the standard parking space width be less than eight feet.
Reduction in design standards shall be subject to approval by the
Director.
iii. Vertical Clearance. All parking spaces shall have a minimum
overhead clearance of six foot, eight inches (6'8").
iv. Reduction for Sidewalk and Planter Overhangs. When a parking
space abuts a sidewalk or planter; the front two feet of the
required parking space length may overhang the planter or
sidewalk provided that wheel stops or curbing are provided and
the remaining area outside of the overhang meets the minimum
width requirements of the sidewalk or planter.
v. Spaces near Obstructions. When the side of a parking space
abuts a wall or other structure that is taller than six inches, the
width of the parking space shall be increased by two foot, six
inches (2"6").
12. Landscaping, Fencing, and Screening
i. Parking lots with more than 8 parking spaces shall provide one
tree per every four parking spaces.
ii. Screening of parking and loading areas shall meet the following
standards:
Table 20.10-9: Parking and Loading Area Screening
Zone Adjacent Zone Required Screening 1
T4, T5 T4, or Residential
Non-transect zone
6’ wall, fence, or
evergreen hedge
1Screening is not required when parking and loading is adjacent to an alley
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iii. Landscaping areas may be ideal locations to accommodate
stormwater management features.
12. Location
i. Location of required on-site parking in all zones is regulated by
setbacks set forth in Section 20.110.014(c) (Place Types) and the
following:
1. Parking lots with 20 or fewer spaces shall have all off-street
parking areas separated at least five feet from buildings in order
to provide a sidewalk between the building and parking area.
2. Parking lots with more than 20 spaces shall have all off-street
parking areas separated at least 10 feet from buildings in order
to make room for a sidewalk, landscaping, and other planting
between the building and the parking area.
3. This separation may be eliminated to the rear of buildings in
areas designed for unloading and loading of materials.
13. Size of Parking Lot
i. Parking lots larger than one-quarter of an acre in size shall be
divided into smaller parking areas with planted landscape areas
with a minimum width of 15 feet between them to minimize the
perceived scale of the total field of stalls.
14. Tandem Parking Tandem parking is allowed in all zones for all
residential uses as follows:
i. Both tandem parking spaces satisfy the parking requirement of
one residential unit; and
ii. Neither of the tandem parking spaces shall be for required
accessible parking spaces.
15. Bicycle Parking Requirements
i. Exempt. Bicycle parking is not required for single-family
residential developments and uses.
ii. Bicycle Parking Standards. Bicycle spaces shall be provided in
accordance with the following standards:
1. Bicycle parking shall consist of either a lockable enclosure
(locker) in which the bicycle is stored or a rack to which the
bicycle can be locked;
2. Lockers and racks shall be securely anchored to the pavement
or a structure;
3. Racks shall be designed and installed to permit two points of
contact with the frame and allow the frame and one or both
wheels to be secured;
Number of Bicycle Parking Spaces and Location Standards
Table 20.110-10; Bicycle Parking Requirements
Use Type Required Spaces Location
Residential: Multi-
Family
1 per 4 bedrooms Either within the
building or within 25
feet of the building
entrance
Retail, Services or
Recreation, Education
and Public Assembly1
4 stalls or 20% of
required off-street
automobile parking
spaces, whichever is
greater (up to a
maximum of 30 bicycle
spaces)
Within 50 feet of public
entrance of the building
and adjacent to a
bicycle path and/or
pedestrian walks
Industry,
Manufacturing &
Processing and
Transportation,
Communications,
Infrastructure1
10% of required off-
street automobile
parking spaces,
whichever is greater
(up to a maximum of 30
bicycle spaces)
Within 50 feet of public
entrance of the building
and adjacent to a
bicycle path and/or
pedestrian walks.
1At the discretion of the Director required bicycle parking may be provided within
the public ROW.
4. Areas containing bicycle spaces shall be surfaced with
impervious surfaces such as concrete or pavers. Pervious
pavements or gravel may be used where appropriate as
determined by the Director;
5. When located within a parking area: curbs, fences, planter
areas, bumpers, or similar barriers shall be installed and
maintained for the mutual protection of bikes, motor vehicles
and pedestrians, unless determined by the Director to be
unnecessary; and
6. Bicycle parking shall be placed in a convenient, highly-visible,
active, and well-lit location.
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iii. Bicycle Parking Space Dimensions. All bicycle parking shall
meet the following minimum dimensions:
1. Each bicycle parking space shall include a minimum area of 72
inches in length and 24 inches in width that is clear of
obstructions;
2. No part of the rack shall be located closer than 30 inches to a
wall or other obstruction;
3. The front or back of the rack shall be located no less than 48
inches from a sidewalk or pedestrian way; and
4. A minimum of 30 inches shall be provided between adjoining
racks.
20.110.014(h) Civic and Open Space Standards
1. The standards established in this Section provide the Place
Types with a diverse palette of parks and other publicly accessible
civic spaces, publicly or privately owned, that are essential
components of walkable urban environments.
2. There are multiple civic space types defined in Table 20.110-11
(Civic Space Type Standards). Two of the civic space types,
Playgrounds and Community Gardens, may be incorporated into
any of the other types or may stand alone.
3. In Table 20.110-11 (Civic Space Type Standards), the graphic
and textual description of each civic space type are illustrative in
nature and not regulatory.
4. The service area, size, frontage and disposition of elements
standards of each civic space type are regulatory.
i. Service Area. Describes how the civic space relates to the City as
a whole and the area that will be served by the civic space.
ii. Size. The overall range of allowed sizes of the civic space.
iii. Frontage. The relationship along property lines of a civic space
to adjacent buildings or lots.
1. The front of the lots attached to or across a thoroughfare from
a civic space should face on to the civic space to the maximum
extent possible.
2. Building. Lots that are attached to or across a thoroughfare
from a civic space listed as having a “Building” frontage shall
have the front of the lot facing on to the civic space for a
minimum of three quarters of the civic space perimeter. In
addition, abuilding abutting a park must have an entrance facing
the park.
Lot adjacent to civic space
Front of Lot
Left: Diagram illustrates lot
configuration meeting minimum
standards for a civic space with a
“Building” frontage. Three quarters
of the building lots along the civic
space, wither attached to or across a
thoroughfare from, have the front of
the lot facing on to the civic space.
3. Independent. Lots that are attached to or across a
thoroughfare from a civic space listed as having an
“Independent” frontage may have the front, side street or rear of
the lot facing on to the civic space.
iv. Disposition of Elements: The placement of objects within the
civic space;
1. Natural. Civic spaces with natural character are designed in a
natural manner with no formal arrangement of elements.
2. Formal. Civic spaces with a formal character have a more rigid
layout that follows geometric forms and has trees and other
elements arranged in formal patterns.
3. Informal. Civic spaces with an informal character have a mix
of formal and natural characteristics.
5. Typical Facilities. The list of the typical facilities found in Table
20.110-11 are not intended to be a complete list of facilities
allowed nor is it intended that every civic space would contain each
of the facilities listed. Facilities larger than the indicated gross
square footage (gsf) require review and approval by the Director.
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6. The civic spaces specified in Table 20.110-11 (Civic Space Type
Standards) are allowed by right or by review in the designated
Place Types. Civic Spaces allowed by review are allowed if
approved by the Director.
7. Except as provided in Subsection (8), every residential
development shall be constructed so that at least five percent of the
total development remains permanently as usable open space. For
the purposes of this section usable open space shall include, but
not be limited to:
i. An area unencumbered by any substantial structure or utility
easement for distribution lines;
ii. An area not devoted to use as a roadway, parking area, or
sidewalk;
iii. Is defined as a Low Impact Design (LID) feature as approved by
the Director;
iv. Is left (as of the date development began) in its natural or
undisturbed state if wooded, except for the cutting of trails (as
defined in Section 20.110.014(f)), or if not wooded at the time of
development, is landscaped for ball fields, picnic areas, or similar
facilities, or is properly vegetated and landscaped with the
objective of creating a wooded area or other area that is
consistent with the objectives set forth in Subsection (vi);
v. Parks and Civic spaces as defined in Table 20.110-11 Civic Space
Standards. In the case of Civic spaces and Parks, within the total
areas stipulated, the length shall be no more than twice the width.
This limitation does not apply to Trails. If topography, existing
foliage, or other natural features prevents these proportions,
functionally comparable areas can be approved by the Director;
vi. Space that is capable of being used and enjoyed for purposes of
informal and unstructured recreation and relaxation;
vii. Space that is legally and practicably accessible to the residents
of the development out of which the required open space is taken,
or to the public if dedication of the open space is required
pursuant to AMC Section 20.52.040 (Dedication, Ownership, and
Maintenance of Recreational Areas and Open Space); and,
viii. Consists of land no more than twenty-five percent of which
lies within a floodplain or floodway as those terms are defined in
AMC Section 20.08.010 (Definitions of Basic Terms) or of slopes
greater than five percent of a critical area buffer.
8. Subdivided residential developments of less than twenty-five
dwelling units are exempt from the requirements of this Section
unless the City agrees that it will accept an offer of dedication of
such open space, and in that case, the offer of dedication shall be
made.
9. Additional Standards.
i. Accessory Structure Standards. All accessory structures within
civic and open spaces, including, but not limited to, restrooms,
open-air pavilions, gazebos, picnic shelters and outdoor theaters,
shall not be subject to the physical standards of the transect zones
in Section 20.110.014(c) (Place Types). They shall be designed
and furnished to be consistent with the character of the transect
zone in which they are located. Such consistency may require
accessory structures to maintain building setbacks, frontage,
massing, disposition and character similar to adjacent
development as determined by the Director.
ii. Lighting Standards.
1. All athletic field/sport court lighting shall be Dark Sky
Compliant and shall require a Special Use Permit (SUP).
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Table 20.110-11: Civic Space Standards
Transect Zone
Civic Space
Type
Community Park Neighborhood
Green
Neighborhood
Square
Plaza Pocket Plaza Pocket Park Playground Community Garden
Illustration
Description An open space
available for
unstructured
and limited
amounts of
structured
recreation.
An open space
available for
unstructured and
limited amounts of
structured
recreation.
An open space
available for civic
purposes,
unstructured and
limited amounts of
structured
recreation.
A formal open space
available for civic
purposes and
commercial
activities. Plazas are
typically
hardscaped.
Commercial
activities shall be
subordinate to civic
uses.
A formal open
space available for
civil purposes and
commercial
activities. Plazas are
typically
hardscaped.
Commercial
activities shall be
subordinate to civic
uses.
An open space
available for
informal activities
in close proximity
to neighborhood
residences.
An open space
designation and
equipped for the
recreation of children.
A playground should
be fenced and may
include an open
shelter. Playgrounds
may be included within
other civic spaces.
An open space
designed as a
grouping of garden
plots that are
available to nearby
residents for small
scale cultivation.
Community Gardens
may be included with
other civic spaces.
Location and Size
Location:
Service Area Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood
Size:
Minimum 4 acres 1 acre ½ acre ½ acre 2,000 sf 2,000 sf __ __
Maximum __ 2 acres 1 acre 2 ½ acres ½ acre 1 acre __ __
Character:
Frontage Independent Building Building Building Building Building Independent or
Building
Independent or
Building
Disposition of
Elements
Informal Informal Formal Formal Formal Formal or Informal Formal or Informal Formal or Informal
Typical
Facilities
Passive and
active
recreation,
accessory
structure,
drinking
fountains,
community
facility <5,000 sf,
paths and trails.
Passive and active
recreation,
structured and
unstructured,
accessory structure,
drinking fountains,
community facility
<5,000 sf, paths and
trails.
Passive and active
recreation,
structured and
unstructured,
accessory
structure, drinking
fountains,
community facility
<5,000 sf, paths
and trails.
Passive and active
recreation,
accessory structure,
drinking fountains,
paths and trails.
Passive and active
recreation,
accessory structure,
drinking fountains,
paths and trails.
Passive and active
recreation,
accessory structure,
drinking fountains,
paths and trails.
Accessory structure,
drinking fountains,
paths and trails.
Accessory structure,
drinking fountains,
paths and trails.
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20.110.014(j) Landscaping, Fencing, and Screening Standards
1. Purpose.
The purpose of these regulations is to provide guidelines for
design, construction and maintenance of landscaping, fencing, and
screening within Arlington’s Place Types. Landscaping shall be a
major component of site design in order to create a city that has a
strong landscaped character. In addition, Arlington’s
Comprehensive Plan calls for proactive application of Low Impact
Design principles and methods of ground water treatment to both
undeveloped and re-developed areas of the City.
Standards governing fences are established to promote the public
health, safety, and welfare, encourage an aesthetic environment
and allow for privacy, while maintaining access to light and air.
The provisions of this Section shall apply as a minimum standard
for all new projects and existing development with applications
requiring approval of a planning permit under the provisions of
this Form-Based Code.
2. Applicability.
i. The provisions of this Division apply to all land uses within the
Types as follows:
1. New Projects. Each new project shall provide landscaping in
compliance with this Section.
2. Existing Development. The approval of an application for
design review for physical alterations and/or a change in use
within an existing development may include conditions of
approval requiring compliance with specific requirements of
this Section.
3. Timing of Installation. Required landscape and irrigation
improvements shall be installed before occupancy permit is
issued by the City. The installation of landscaping for a
residential project may be deferred for a maximum of 90 days
with the Director's approval due to seasonal requirements
(including adverse weather conditions) and similar
circumstances where it may not be advisable or desirable to
install all approved landscaping before occupancy of the site.
4. Alternatives to Requirements. The Director may modify the
standards of this Division to accommodate alternatives to
required landscape materials or methods, where the Director
first determines that the proposed alternative will be equally or
more effective in achieving the purposes of this Section.
3. Landscaping and Irrigation Plans
i. Landscape Plan.
1. A landscape plan shall be submitted, as determined by the
Director, as part of each application for the following unless one
is not required by Subsection 2 below:
a. New development;
b. The significant expansion (e.g., 25 percent or more of floor
area), or
c. Redevelopment of an existing use, as determined by the
Director.
2. A landscape plan shall not be required for residential projects
less than 4 units or less than 10,000sf.
3. After review of the landscape plan by the Director and any
required revisions, the landscape plan will be considered final. A
final landscape plan shall be approved by the Director before the
start of grading or other construction, and before the issuance of
a Building Permit.
ii. Content and Preparation
1. Required Information. Landscape plans shall contain the
information required for landscape plans by the Community
Development Department. However, at a minimum, these plans
shall include the following information:
a. The locations of proposed materials, including the
identification of groundcovers, shrubs, and trees;
b. Detailed drawings and specifications shall clearly
identifying the name, size, and precise location of all materials
(including fences and screens); and
c. The precise location and technical description of the
irrigation system and its individual components.
2. Preparation by Qualified Professional. Each landscape plan
submitted in compliance with this Division shall be prepared by
a Washington licensed landscape architect, licensed architect,
127
licensed landscape contractor, certified nurseryman, or other
professional determined by the Director to be qualified.
iii. Review and Approval. After initial application, the Director
shall review each landscape plan to verify its compliance with the
provisions of this Section. The Director's decision may be
appealed to the Planning Commission and the Planning
Commission may approve the final submittal, or may deny or
require changes to a submittal if it is not in compliance.
iv. Statement of Surety. When required by the Director, security in
the form of cash, performance bond, letter of credit, or instrument
of credit, in an amount equal to 150 percent of the total value of all
plant materials, irrigation, installation, and maintenance shall be
posted with the City for a two-year period. The Director may
require statements of surety for phased development, a legitimate
delay in landscape installation.
4. Required Landscaping.
i. Street Trees
1. Street Trees Required: Any development that involves
construction of a new principal building, expansion of an
existing principal building by 2500 square feet or more, or a
substantial renovation of an existing principal building, except
for single unit dwellings, double unit dwellings, and multiple
unit dwellings of six units or less, must include the installation of
street trees as follows:
a. A minimum of one street tree must be planted on the
adjacent public rights-of-way, excluding alleys, for each 30 feet
of right-of-way.
b. All Street trees must be installed in accordance with the
Street Tree Standards that are on file Community
Development.
c. All required street trees must be installed within nine
months of the issuance of a certificate of occupancy and
maintained in a healthy, growing condition until fully
established or replaced as necessary.
ii. Exceptions:
1. The Director of Public Works may grant a waiver to the street
tree requirement where:
a. Street trees of the minimum required number are already
installed and maintained in a healthy, growing condition.
b. There is already a well-established tree planted on=site and
adjacent to the outer edge of the property, whose crown
reaches over the public right-of-way area to be planted, and
would cause overcrowding of the new street tree, and may
result in deforming the symmetry of the street tree crown as it
approaches maturity.
c. Landscaping within Civic and Open Spaces shall be required
per the standards in Section 20.110.014(h) (Civic and Open
Spaces).
d. Private Landscaping shall be required in compliance with
Table 20.110-12 (Required Private Landscaping Components)
below.
e. Required landscaping shall be landscaped and maintained in
compliance with Section 20.110.014(i) (4) (Landscaping
Standards), Section 20.110.014(i) (5) (Parking Lot
Landscaping Standards), Section 20.110.014(i) (8)
(Maintenance of Landscaped Areas), and Section
20.110.014(i) (9) (Fences and Screening).
Zones
Landscaping Components
Frontage
Landscaping
Parking Area
Landscaping
Automatic
Irrigation
T4N-SV - - -
T4N-MV, T4-MS, T4-F,
T5N-MV
R R -
T5-MS, T5N-LV, T5-F R R R
Key (R) Required (-) Not Required
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5. Landscaping Standards
i. Minimum dimensions
1. Frontage Landscaping and Private Open Space Landscaping
areas shall meet the dimensional requirements for the transect
zone in Section 20.110014(c) (Place Types), the Building Type
in Section 20.110.014(e) (Building Types), and the Frontage
Type in Section 20.110.014(d) (Frontage Types).
2. Thoroughfare and Civic and Open Space Landscaping areas
shall meet the dimensional requirements within Section
20.110.014(f) (3) (Streetscape Standards) and Division
20.110.014(h) (Civic and Open Spaces).
ii. Materials. Landscaping shall primarily consist of live, drought-
resistant plant material. Food gardens and decorative landscape
features such as brick, stone, art, fountains and ponds may be used
within the landscaped area, provided such materials present an
attractive setting consistent with the intent of the landscaping
requirements as determined by the Director.
iii. Street Trees.
1. Street Trees shall be located per the standards in Section
20.110.014(f) (Public Rights-of Way).
2. Minimum Size:
a. New Street trees shall have a minimum caliper (trunk
diameter) of 2 inches at 8 feet of height.
b. Minimum tree size at planting is a 24-inch box.
c. 15-inch box specimens and smaller caliper sizes shall be
allowed for volunteer efforts and property owner initiated
replacement
3. All street trees and/or any other tree plantings within 10 feet
of the public right-of- way including sidewalks, curbs and
gutters, or street surface shall be installed with approved root
barriers and deep water tubes (2 per tree).
iv. Additional Material Specifications. The Director may approve
the inclusion of areas maintained in a native planting or
naturalistic state as green growing ground cover in calculating the
landscaped area.
v. Safety requirements. Landscape materials and screening shall
be located so that at maturity they do not:
1. Interfere with safe sight distances for bicycle, pedestrian, or
vehicular traffic;
2. Conflict with overhead lights, traffic control signage, utility
lines, or walkway lights; or
3. Block bicycle or pedestrian ways.
6. Parking Lot Landscaping Standards.
i. Installation and maintenance of shade trees and landscaping.
Parking lots shall be improved and permanently maintained by
the property owner in accordance with the following standards
and the requirements in Table 20.110-14 (Required Interior
Parking Lot Landscaping) and Table 20.110-15 (Tree
Requirements for Parking Lot Landscaping) below. The Director
may grant an exception for small infill parking lots where
compliance with these standards is not feasible without
significantly reducing the development potential of the zone it is
located within.
Table 20.11-14: Required Interior Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area
in Landscaping
6 or fewer 0%
7 to 15 4%
16 to 30 8%
31 to 70 12%
71 and over 16%
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Table 20.110-15
Tree Requirements for Parking and Lot Landscaping
Landscaping Component Description
Amount 1 tree per 5 parking spaces
Can Size 15 gallon
Box Size 20% must be 24 inch
Caliper 1” minimum
Minimum Height at Installation 6’8”
Minimum Mature Canopy 40’
Characteristics High Branching, Broad Headed,
Shaded Form
Installation Root barriers and deep root
irrigation
Location Along the line between or at the
back of parking bays. At both ends
of a line of parking spaces. Evenly
spaced to provide uniform shade.
Required Border 6” high curb or equivalent
Border and Stormwater Curbs shall provide breaks every 4’
to provide drainage to retention and
filtration areas.
Minimum Tree Well Width 5’
Car Overhangs Must be prevented by stops.
Any vehicle overhang shall require the minimum planter area width to be
expanded by an equivalent dimension.
ii. Location of landscaping. Landscaping shall be evenly dispersed
throughout the parking area, as follows:
1. Orchard-style planting (the placement of trees in uniformly-
spaced rows) is required for parking areas over 15 cars.
2. Parking lots with more than 50 spaces shall provide a
concentration of landscape elements at primary entrances,
including, at a minimum, specimen trees, flowering plants,
enhanced paving, and project identification.
3. Landscaping shall be located so that pedestrians are not
required to cross unpaved landscaped areas to reach building
entrances from parked cars. This shall be achieved through
proper orientation of the landscaped fingers and islands, and by
providing pedestrian access through landscaped areas that
would otherwise block direct pedestrian routes.
7. Parking lot screening. All surface parking areas shall be screened
from streets and adjoining properties, and the open areas between
the property line and the public street right-of-way shall be
landscaped.
i. Adjacent to streets
1. A parking area for a non-residential use adjoining a public
street shall be designed to provide a landscaped planting strip
between the street right-of- way and parking area equal in
depth to the setback required by the applicable transect zone or
10 feet, whichever is greater.
2. A parking area for a residential use, except for a single family
dwelling, shall be designed to provide a landscaped planting
strip between the street right-of- way and parking area equal in
depth to the setback required by the applicable transect zone.
3. The landscaping shall be designed and maintained to screen
cars from view from the street to a minimum height of three
feet.
4. Screening materials may include a combination of plant
materials, earth berms, raised planters, solid decorative
masonry walls, or other screening devices that meet the intent
of this requirement.
5. Shade trees shall be provided at a minimum rate of one for
every 25 linear feet of landscaped area, or other spacing as
determined by the Director to be appropriate to the site and
surrounding development.
ii. Adjacent to side or rear property lines. Parking areas for non-
residential uses shall provide a perimeter landscape strip at least
five feet wide (inside dimension) where the parking area adjoins a
side or rear property line. A fence, wall, or hedge or combined
open fence and planter, at least 3.5 feet in height but no higher
than the maximum height permitted by Section 20.110.014(i)(7)
Parking Lot Screening)is permitted, wherever the parking area is
within 20 feet of the side or rear property line.
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iii. Adjacent to structures. When a parking area is located adjacent
to a non-residential structure, a minimum five-foot wide (inside
dimension) landscape strip shall be provided adjacent to the
structure, exclusive of any building entries, or areas immediately
adjacent to the wall of the structure that serve as pedestrian
access ways.
iv. Adjacent to residential use. A non-residential parking area
abutting a residential use shall provide a landscaped buffer
setback with a minimum of 10-foot between the parking area and
the property line of the residential use.
1. A seven-foot high solid decorative masonry wall or fence,
except for approved pedestrian access, and landscape buffer
shall be provided along the property line to address land use
compatibility issues (e.g., light/glare and nuisance noise) as
determined by the Director.
2. Trees shall be provided at the rate of one for each 25 linear
feet of landscaped area, or other spacing as determined by the
Director to be appropriate to the site and surrounding
development.
v. The required width of the landscape strip may be reduced by
the Director where it is determined that certain factors would
justify the reduction (e.g., the overall site area is insufficient to
accommodate the allowable structures and required parking
along with a landscape strip of the otherwise required width or
that the otherwise required width would be inconsistent with the
existing development patterns on adjacent properties). The
requirement for a landscape strip may be satisfied by a setback or
buffer area that is otherwise required.
8. Maintenance of Landscaped Areas.
i. A landscaped area provided in compliance with this Division
shall be planted with live and healthy plant materials suitable for
screening or ornamenting the site, whichever is appropriate.
ii. Plant materials shall be replaced as needed to screen or
ornament the site.
iii. Landscaped areas shall be watered, weeded, pruned, fertilized,
sprayed, kept litter free or otherwise maintained to assure
compliance with the regulations requiring landscaped areas.
iv. All public landscaped areas shall be watered by automatic
irrigation systems starting at the time landscaping is installed in
order to establish and maintain plants.
v. All private landscaped areas required to have automatic
irrigation systems by Table 20.110-12 (Required Private
Landscaping Components) shall be watered by automatic
irrigation systems starting at the time landscaping is installed in
order to establish and maintain plants.
vii. With the exception of access driveways, curbs and sidewalks,
the landscaped areas of off-street parking lots; and front and
street side yards shall be maintained in a landscaped, decoratively
treated condition, largely or wholly covered with living plant
materials. In no case shall more than 75 percent of the required
front yard or street side yard be used for a purpose other than
landscaping as described herein.
9. Fences and Screening.
i. Applicability. The requirements of this Section apply to all fences
and walls in the transect zones unless otherwise stated.
ii. Height limits. Each fence or wall shall comply with the height
limits shown in Table 20.110-16 (Maximum Height of Fences or
Walls).
Table 20.110-16: Maximum Height of Fences or Walls
Location of Fence or
Wall
Maximum Basic
Height
Maximum Height
Exceptions
Within front or street
side setback 4’1
6’ if non-obscuring
(not in excess of 50%
opacity) above 4’
Within interior side
or rear setback 6’ 8’2
1Front and side street fences must meet the Design Requirements of Section
20.110.014(i) (9) (v) (fence design). Fences above 4’ in height require the
approval of the Director.
2The exception is only applicable for side setbacks if both abutting residential
structures have at least 10 foot side yard setbacks, or if a residential parcel
abuts a commercial or industrial use. The exception is only applicable for rear
setbacks when rear yard is abutting an interior side yard.
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iii. Measurement of Fence and Wall Height. Fence height shall be
measured as the vertical distance between the finished grade at
the base of the fence and the top edge of the fence material. Where
a fence is constructed on top of a retaining wall, the height shall be
measured from the outside base of the retaining wall, where the
yard is on the high side of the retaining wall, and from the top of
the retaining wall, where the yard is on the low side of the
retaining wall.
iv. Fencing Permit Requirements
1. A fence permit is required to construct any fence of any
height. A building permit is required to construct any fence six
feet or more in height.
2. An application for a fence permit may be obtained from the
Community Development Department and shall be approved by
the Director if it conforms to the provisions of this Section.
v. Fence Design. Fences shall be constructed, designed and
maintained as follows:
1. Permitted Materials. Fences shall be constructed of wood,
metal, masonry or other permanent materials designed for
permanent fencing. Black vinyl coated chain link fence may be
used only under the following conditions:
a. For demarcation, fences ≤ 5’.
b. For security, > 5’, only by review.
No more than two types of related fencing materials shall be
used in any fence or wall. Fences constructed of wood shall have
posts in contact with ground of preservative- treated wood
conforming to ASTM D1760 treated with waterborne
preservatives to a minimum retention of 6.4 kilograms per cubic
meter (0.40 pounds per cubic feet) and components and
components not in contact with the ground treated with
waterborne preservatives to a minimum retention of 4.0
kilograms per cubic meter (0.25 pounds per cubic feet) or shall
be of heartwood of a decay-resistant species such as redwood or
cedar.
2. Fence Maintenance. Every fence shall be kept in good repair,
consistent with the design thereof. The property owner shall be
responsible for landscaping and maintaining the area, if any,
between the property line and the owner's fence.
3. Hazardous and Prohibited Materials. Fences shall not
incorporate electrically charged wire, barbed wire and razor
wire, spiked tips, chain link (with or without slats or vinyl or
other coatings), woven wire mesh ("chicken wire"), welded wire
mesh, woven wire ("hog wire") rope, cable, railroad ties,
landscape timbers, utility poles or any other similar materials or
materials not specifically manufactured for permanent fencing.
4. Posts and Supporting Members. All fence posts and related
supporting members of the fence shall be erected so that the
finished side or sides of the fence shall be facing the adjacent
property or public right-of-way.
5. Painting and Staining. All wood fences shall be painted or
stained, except when constructed of the heartwood of a decay-
resistant species such as redwood or cedar. All ferrous metal
fences, including hot-dipped galvanized steel) shall be painted
with a three-coat system consisting of a corrosion resistant
primer and two finish coats, with preparation and application as
recommended by the manufacturer. All other metal fences,
including aluminum hot-dipped galvanized steel, shall be
painted with at least a two-coat system intended for that
purpose.
6. Gates
a. Entry features over front yard gates (e.g., open latticed
arbors and trellises), not exceeding eight feet in height, three
feet in depth or five feet in width are allowed when located
within the required front yard and do not interfere with the
safety requirements in Section 20.110.014(f)(4)(v) (Safety
Requirements).
b. When a rear yard abuts an alley, the alley facing side of a
solid fence shall be clearly labeled with the house address
number.
7. Historic Structures. All fences in parcels with historic
resources shall be consistent with the scale and character of the
buildings and shall require approval by the Director.
Administrative Design Review.
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20.110.014(j) Low Impact Development: Managing Rainfall at its
Source
1. Purpose
Low Impact Development (LID) is an approach to stormwater
management with a basic principle that is modeled after nature:
manage rainfall at the source using uniformly distributed
decentralized micro-scale controls. The goal of this technique is to
mimic a site’s predevelopment hydrology by using design methods
that infiltrate, filter, store, evaporate, and detain runoff close to its
source. Specific techniques are based on the premise that
stormwater management should not be seen solely as stormwater
disposal. The methods that follow are consistent with the built
environment, civic spaces, street environments, and walkability of
neighborhoods detailed in other sections of this Form Based Code.
The provisions of this chapter establish the minimum level of Low
Impact Design facilities which must be met to permit a property to
be developed or redeveloped within Arlington. It is the specific
purpose of this section to:
i. Minimize water quality degradation and sedimentation in
streams, ponds, wetlands, the Stillaguamish River, and other
water bodies;
ii. Minimize the impact of increased runoff, erosion, and
sedimentation caused by land development and maintenance
practices;
iii. Maintain and protect groundwater resources;
iv. Minimize adverse impacts of alterations to ground and surface
water quantities, locations, and flow patterns;
v. Decrease potential landslide, flood, and erosion damage to
public and private property;
vi. Promote site planning and construction practices that are
consistent with natural, topographical, vegetative and
hydrological conditions;
vii. Maintain and protect the City stormwater management
infrastructure and those downstream;
2. General
i. Required Stormwater processes, permits, and documentation
will vary significantly depending on specific site conditions and
size of the proposed development or redevelopment.
Responsibility for stormwater regulation rests with both the
Public Works Department and the Department of Community and
Economic Development. The stormwater documentation and
requirements of the City of Arlington are available either directly
on-line or by reference from the City’s website;
www.arlingtonwa.gov.
ii. Planning techniques, non-structural practices, and design
methods specified in this Section, the Stormwater Management
Manual for Western Washington (SWMMWW), and AMC
13.28.150 (Engineering and Design Requirements), and Puget
Sound Partnership’s “A Guidebook for Local Governments” shall
be used to implement Low Impact Design (LID) to the Maximum
Extent Practicable (MEP).
iii. The use of LID planning techniques and treatment practices
must be exhausted before any structural Best Management
Practice (BMP) is implemented. Stormwater management design
plans for development or redevelopment projects subject to this
Section shall be designed using LID sizing criteria, recharge
volume, water quality volume, and channel protection storage
volume criteria according to the SWMMWW and local
requirements. The MEP standard is met when channel stability is
maintained, 100% predevelopment groundwater recharge is
replicated, non-point source pollution is minimized, and
structural stormwater management practices are used only if
determined to be absolutely necessary.
iv. Alternative minimum control requirements may be submitted
for approval to the Director. A demonstration that alternative
requirements will implement LID to the MEP and control flood
damages, accelerated stream erosion, water quality, and
sedimentation will be required by the department.
3. Stormwater Management Measures
The LID planning techniques and practices in this Section, AMC
13.28.150, and the SWMMWW shall be used either alone or in
combination in a stormwater management design plan. An
applicant shall demonstrate that LID has been implemented to the
133
MEP before the use of a structural BMP is considered in developing
the stormwater management design plan.
i. Planning techniques and Practices.
The following planning techniques shall be applied to the MEP
according to the SMMWW and local requirements to satisfy the
applicable minimum control requirements established by this
Section:
1. Preserving and protecting natural resources;
2. Conserving natural drainage patterns;
3. Minimizing impervious area;
4. Reducing runoff volume;
5. Using LID practices to maintain 100% of the annual average
predevelopment groundwater recharge volume;
6. Using green roofs, permeable pavement, reinforced turf, and
other alternative surfaces;
7. Limiting soil disturbance, mass grading, and compaction;
8. Clustering development; and
9. Any alternative practice approved by the Director.
ii. The following LID treatment practices shall be designed to MEP
according to the SWMMWW, and the Puget Sound Partnership: A
Guidebook for Local Governments to satisfy the applicable
minimum control requirements established by this Section:
1. Disconnection of rooftop runoff;
2. Disconnection of non-rooftop runoff;
3. Sheet flow to conversation areas;
4. Rainwater harvesting;
5. Submerged gravel wetlands;
6. Landscape infiltration;
7. Infiltration berms;
8. Dry wells;
9. Micro-bio retention;
10. Rain gardens;
11. Swales;
12. Enhanced filters; and
13. Alternative practices approved by the director.
4. Low Impact Development Facility Details
i. Typical On-site LID facilities
LID Development minimum lot grading and 100-year buffer
requirements.
134
135
136
ii. Typical Street LID Facilities
137
Roadside curb extension sections: Roadside curb extension details:
Adapted from the City of Portland, Oregon
Pervious pavement sections: Bio retention swale at intersections:
138
20.110.014(k) Outdoor Lighting Standards
1. General
i. All outdoor lighting must comply with the requirements of this
section, with the following exceptions:
1. Lighting for bridges, monuments, statuary flags, and public
buildings.
2. Sign illumination, which is addressed in Section 20.68 Signs.
3. Repairs to existing lighting, where no more than 25% of
existing luminaires are replaced or repaired. Repairs include
the reconstruction or renewal of any part of an existing
luminaire, other than replacement of components such as lamps,
capacitors, ballasts, or photocells.
4. Temporary special purpose lighting, such as lighting for
special events or construction sites.
5. Underwater lighting in swimming pools and other water
features.
6. Temporary holiday lighting.
7. Low intensity lighting used in landscape design and to
illuminate walkways.
8. Lighting used under emergency conditions.
9. Lighting required by federal, state, or local regulations.
10. Any lighting approved by a special use permit.
ii. Lighting Plan. All developments subject to site plan review per
Section 20.16.010 must submit a lighting plan, stamped by a
Washington State licensed engineer or other qualified
professional, demonstrating compliance with this section. Single-
unit dwellings, double-unit dwellings, and multi-unit dwellings of
six units or less are exempt from this requirement.
iii. Airport Influence Area: No lighting structures, devices or other
objects shall be placed or erected that makes it difficult for pilots
to distinguish between airport lights and other lights, results in
glare in the eyes of pilots using the airport, impair visibility in the
vicinity of the airport, or otherwise endanger the landing, take off,
or maneuvering of aircraft.
2. Lighting Zones
i. Lighting Zone Descriptions. Each transect is assigned a lighting
zone that describes the level and type of illumination per site. The
lighting zones are described as follows:
1. LZ-0: No Ambient Lighting. Areas where the natural
environment will be seriously and adversely affected by lighting.
Impacts include disturbing the biological cycles of flora and
fauna or detracting from enjoyment and appreciation of the
natural environment.
2. LZ-1: Low Ambient Lighting: Areas where lighting might
adversely affect the flora or fauna or disturb the character of the
area. Lighting may be used for safety and convenience but is not
necessarily uniform or continuous.
3. LZ-2: Moderate Ambient Lighting: Areas of activity with
moderate light levels. Lighting is used for safety and
convenience, but it is not necessarily uniform or continuous.
4. LZ-3: Moderately High Ambient Lighting. Areas of activity
with moderately high light levels. Lighting is generally desired
for safety, security, and convenience, and is often uniform and
continuous.
5. LZ-4: Very High Ambient Lighting. Areas of activity with very
high light levels. Lighting is generally considered necessary for
safety and convenience and is mostly uniform and continuous.
ii. Lighting Zone Assignments. Table 20.110-17: Lighting Zones
identifies the lighting zones assigned to each transect. Within
each lighting zone, there are separate standards in Section
20.110.014(k) (3) for non-residential and residential uses with
more than six units, and for residential uses with six units or less.
3. Lighting Standards
i. Lighting for Non-Residential and Residential Uses with More
than Six Units. For all non-residential properties and for multi-
family unit dwellings of more than six dwelling units with
common outdoor areas, such as courtyards of parking lots, all
outdoor lighting must comply with the following:
139
Total Site Lumen Limit. The total installed initial luminaire lumens of all outdoor lighting may not exceed the total site lumen limit of Table 20.110-18 Total
site Lumen Limits, except as otherwise permitted by this section. The total installed initial luminaire lumens is calculated as the sum of the initial luminaire
lumens for all luminaires. For sites with existing outdoor lighting, the existing lighting must be included in the calculati on of total installed lumens.
Maximum BUG Ratings. All luminaires must be rated and installed according to Table 20.110-19. Maximum BUG Ratings, which describes the maximum
backlight (B), up light (U), and glare (G), as rated by the luminaire manufacturer, allowed in each lighting zone. Luminaires equipped with adjustabl e mounting
devices permitting alteration of luminaire aiming are not permitted.
140
Table 20.110-19: Maximum BUG Ratings
1
2
2
2
3
4
4
4
1
2
3
4
141
3. Additional Allowable Lumens. Additional lumens are allowed
above the total site lumen limits identified in table 2.9 (E) for the
following applications:
a. Building Entrances or Exits: An additional 400 lumens in LZ-
0, 1,000 lumens in LZ-1, 2,000 lumens in LZ-2, 4,000 lumens in
LZ-3, and 6,000 lumens in LZ-4 are allowed per door for
building entrances or exits, so long as the luminaires are within
20 feet of the door.
b. Building Facades: An additional eight lumens in LZ-2, sixteen
lumens in LZ-3, and 24 lumens in LZ-4 are allowed per square
foot of the building façade that is to be illuminated, so long as
the luminaires are aimed at the façade.
c. Gas Stations: Impervious and Semi-Pervious Surfaces. An
additional eight lumens in LZ-2, sixteen lumens in LZ-3, and
twenty-four lumens in LZ-4 are allowed per square foot of total
illuminated impervious and semi-pervious surface of a gas
station, not including building footprints or areas under
canopies.
d. Gas Stations: Under Canopies. An additional sixteen lumens in
LZ-2 and thirty-two lumens in LZ-3 and LZ-4 are allowed per
square foot of area within the drip line of a gas station canopy,
and must be located under the canopy.
e. Drive-Through Facilities. An additional 4,000 lumens in LZ-2
and 8,000 lumens in LZ-3 and LZ-4 are allowed per drive-
through window within 20 feet of the window.
f. Outdoor Dining. An additional five lumens in LZ-2, ten lumens
in LZ-3 and fifteen lumens in LZ-4 are allowed per square foot of
total illuminated impervious or semi-pervious surface of an
outdoor dining area within two mounting heights of the outdoor
dining area.
g. Outdoor Display: An additional eight lumens in LZ-3, twelve
lumens in LZ-3 and eighteen lumens in LZ-4 are allowed per
square foot of outdoor display area, not including driveways,
parking areas, or other non-sales areas within two mounting
heights of the outdoor display area. This includes open-air
markets.
ii. Lighting for Residential Uses with Six Units or Less. For
residential dwellings of six units or less, all outdoor luminaires
must be fully shielded, with the following exceptions:
1. Up to two partly shielded or un-shielded luminaires at each
main entrance.
2. Low voltage lighting that does not project onto adjacent
properties.
3. Shielded directional flood lighting that is aimed so that direct
glare is not visible from adjacent properties.
4. Lighting installed with a vacancy sensor, which extinguishes
the lights no more than 15 minutes after the area is vacated.
iii. Lighting of Right-of Way. Outdoor lighting of public rights-of-
way and private easements for vehicular, cyclist, or pedestrian
ways must comply with the following:
1. All street lighting luminaires must be designed per the
specifications of the Director of Public Works.
2. Lighting fixture spacing mist conform to light level and
uniformity requirements per the American National Standard
Practice for Roadway Lighting (RP-8) published by the
Illuminating Engineering Society if North America (IESNA).
3. The suitability of the lighting fixture type for particular right-
of-way and lighting conditions is at the discretion of the Director
of Public Works. Lighting fixtures are divided into two basic
types:
a. Vehicular lighting, intended to illuminate areas for vehicular
travel and parking, may be no more than 30 feet in height.
b. Pedestrian Lighting. Intended to illuminate areas for
pedestrian travel and seating, must be between 12 and 15 feet
in height.
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iv. Lighting by Special Use Permit
A special use permit may be issued for lighting of sites with
special requirements, such as sports facilities which do not
comply with the technical requirements of this section but is
consistent with its intent. A special use permit may be granted
only where the lighting of such a site is found to be consistent with
the general criteria of this section (20.110.014(j) and the
following criteria:
1. Every reasonable effort will be made to mitigate the effects of
light on the environment and surrounding properties.
2. The proposed use or lighting will not create unnecessary flare,
sky glow or light trespass.
v. Corner Visibility
Corner visibility must be provided along all public rights-of-way,
except for passages and allies in the T4N-SV, T4-MV, and T5-MV
Transects. Corner visibility is defined as the triangular area
formed by projecting the lines of intersecting curbs, or of street
paving edges where there are no curbs, and the line joining these
points 30 feet from their point of origin. No structure, including
signs and fences, may be erected, and do plan foliage may be
maintained between the heights of three and one-half feet and ten
feet above the curb level in this area.
143
20.110.014(l) Architectural Standards
1. Compatibility with Surrounding Developments
Intent: Developments should fit within their community and respond to
their context. Context can be construed on different levels. Without
defining a specific style, developments should still fit within the
architectural context of Arlington and the Puget Sound region as a
whole. This is especially true when there is no neighborhood context
available. Much of this city and regional character comes from colors
and materials; and building elements that provide protection from the
Western Washington climate. When projects are constructed within
existing neighborhoods, they should be similar or complementary in
character to their surroundings. Multi-building developments should
also have a cohesive design. A single building should also have a
consistent quality of design on all of its sides.
Arlington and Regional Compatibility Standard: Buildings shall be
finished in muted, natural-hued colors and natural finishes. Bright
colors shall be used as accents only. Buildings shall provide protection
from the elements at a minimum at public entries. Protection shall be
provided by at least one of the following elements:
1. A roof overhang with a minimum depth of (4) feet where the
entry is in a one story form;
2. Recessed into the building to minimum depth of (3) feet;
3. An awning or canopy with a minimum depth of (4) feet;
and/or
4. A gallery, where allowed in a Transect, construction per
section 20.110.104(d).
Neighborhood Compatibility Standard: Projects in existing developed
areas with an established character shall be compatible with or
complement the established architectural character of the
neighborhood, specifically in:
1. Material and colors
2. Scale and proportions of forms;
3. Scale, proportion, pattern, and approximate head heights of
doors and windows; and
4. Approximate floor level elevations
144
2. Compatibility within a Multiple Building Development
Intent: Multiple building developments shall be designed with
size, building massing, and setbacks that are consistent with the
Place Types in which they are located.
Standard: Similar building materials: All buildings in a multiple-
building commercial development, including pad site buildings,
shall be constructed of building materials and colors approved as
part of the development application. Applications shall include
illustrations and examples of building materials and/or colors.
Similar Architectural Details: All buildings in a multiple-
building development, shall be constructed of building materials
and colors approved as part of the development application.
Applications shall include illustrations and examples of building
materials and/or colors.
3. Four Sided Design
Intent: Buildings shall not look like they have a fake facade
pasted on the front of them. Buildings shall be designed to ensure
that they look like the same building on all sides. Consistent
building details and proportions on all sides ensure a "four-sided"
quality to a building.
Standard: The design of the building shall provide consistent
architectural details and avoid monotonous building massing and
design. Architectural details and colors shall be consistent on all
building walls.
Roof/Equipment Screen: Roof equipment shall be screened from
view of pedestrians and vehicles on all sides with a screen that is
at a minimum the same height as the equipment. The screen shall
be constructed from Visually Light Material. Utilities shall be
100% screened from the view of the public and internal streets.
Don’t Do This:
This infill
building’s height,
materials, and
setbacks are
compatible to the
buildings
surrounding it.
These buildings
are compatible
with each other;
they use similar
heights, setbacks,
and materials.
145
This building has no detailing on one wall. This building has different details on each wall.
Do This:
This single story commercial building has similar detailing on all visible walls. This street corner building has a similar level of detail on each façade.
These mixed use buildings have different, yet compatible details from one section to the next; all parts of the building are equally well detailed.
146
4. Signage and Design Elements
Intent: A building shall not be dominated by corporate or
trademark architectural details; a building shall be compatible
with other surrounding buildings and should not consist of
building forms that primarily serve as signage and marketing
elements.
Standard: Corporate or Trademark Architecture. Individual
corporate image, trademark, or marketing architectural design
elements and colors shall be incorporated only as secondary
design elements to the development and not as dominant
elements. These architectural design elements shall be compatible
with surrounding development and shall not define the character
or style of the building or development.
Building Signage. All street frontages, signage material shall be
integrated into the overall design of the building. Signs shall be
located to complement the architectural features of a building
such as above the building entrance, storefront opening, or other
similar features.
Sign Ordinance: See Section 20.68 of the AMC.
Standardized Marketing Features: The city reserves the right to
require significant departures from standardized architectural
"themes" that are intended to market or brand any type of entity
that will occupy the structure.
5. Building Height and Transition
Intent: Abrupt or severe differences in building scale or massing
within mixed use developments, or in adjacent developments can
dwarf or overwhelm the neighboring areas. Buildings shall be
designed to minimize this difference in scale.
Standard: Building height. Building heights are regulated by
Section 20.110.014(c) (Place Types).
Height transition to adjacent residential or mixed uses: any
portion of a building closer than 50 feet from a common property
line which has an existing residential or mixed use shall be no
higher than twelve (12) feet above the highest point of the closest
existing residential or mixed use structure. The closest existing
structure shall be defined as the residential or mixed use structure
that is closest to the common property line that the existing
structure(s) and the proposed development share. This does not
apply if the existing structure is located across a street from the
proposed development.
147
6. Building Materials
Intent: Buildings shall be attractive and durable. To insure this,
buildings shall be constructed of high quality materials and
require minimal maintenance.
Standard: Building materials. Exterior building materials are
classified according to their visual weight; exterior materials shall
include, but shall not be limited to the following:
Table 20.110-20 Allowed Exterior Materials
Heavy Materials Light Materials Roofing Materials
Stone; Natural or
cultured matching
the appearance of
natural
Wood Siding; Medium
to narrow exposure or
cut, natural or fiber
cement
Architectural
Composition Shingles;
With varied texture and
color
Brick; Natural or
cultured matching
the appearance of
natural
Shakes; Natural Metal; Standing seam, or
architectural profiles
Concrete Block
(CMU); Integrally
colored, split face
Board & Batten; Natural
wood and paneling or
fiber cement
Slate; Natural or cultured
matching the appearance
of natural
Concrete; Finish
grade cast-in-place
concrete with
reveals, aggregate
texture, and/or
cast texture
Metal Panels; Phenolic
core, braked pan-shape,
or with integral rigid
insulation to minimize
oil-canning
Single-Ply Membranes;
Non-white, used only on
flat roofs where not
visible to pedestrians or
vehicles
Wood Siding;
Horizontal wide
exposure or board
height, real or fiber
cement
Metal Siding;
Architectural Profiles
Built-Up Roofing; Used
only on flat roofs where
not visible to pedestrians
or vehicles
Steel; Columns or
beams
Glass; Thermally
broken curtain wall
Glass; Skylights or
skylight systems
Large Engineered
Wood Materials
Insulated Translucent
Sandwich Panels
Insulated Translucent
Sandwich Panels;
Skylight specific system
Location: Heavy materials shall be located below medium and
light materials; medium materials shall be located below light
materials. Heavy materials shall extend to grade.
Required Exterior Materials: At least 50% of the total exterior
wall area of each building elevation, excluding gables, windows,
doors, and related trim, shall be heavy materials. The balance of
exterior wall area shall be medium or light materials.
Synthetic Stone: Synthetic stone, such as pre-manufactured
fiberglass, cultured stone, or glass-fiber reinforced concrete is
permitted, provided it is identical in appearance and of equal or
greater durability to natural stone.
Vertical Change of Materials: A vertical change of materials shall
occur at an interior corner or shall not occur within four (4) feet of
an exterior corner.
Building Rehabilitation: The rehabilitation of existing buildings
shall comply with the requirements for exterior building
materials. Use of alternate exterior materials for the rehabilitation
of existing buildings is subject to approval by the Design Review
Board.
Column Standards: Columns shall be sized so that they have the
visual weight necessary for their purpose. Visually Heavy Material
columns shall be a minimum of 16” in any direction. Finished
wood, or synthetic wood, columns shall be a minimum of 5 ½” in
any direction if not supporting just a roof, or a minimum of 7” in
any direction if supporting upper floors. Exposed structural steel
columns may be any size necessary for their structural support.
Prohibited materials: unless approved by the Design Review
Board, exterior building shall not include the following:
Table 20.110-21 Prohibited Materials
Stucco; Except as an accent used on a maximum of 15% of an
elevation, back-drained system only, may be used as either a Visually
Heavy or Visually Light Material
Exterior Insulating Finish System (EIFS)
Vinyl Siding
148
Intent: Brick, stone, and other types of masonry or masonry
veneer shall be detailed as Masonry bearing walls, especially at
openings. Proper masonry detailing allows the building to be
more pleasing to the eye because masonry openings and corners
appear to be structurally supported.
Standard: Exterior Corners. Stone and brick used on exterior
walls shall not terminate at exterior corners.
Masonry Openings. Openings in a brick or stone facade shall
have a stone lintel, a tone or brick arch, or a brick soldier course.
Window and door openings shall be classified as
masonry openings.
Vertical Change of Materials. A vertical change of materials from
stone or brick to another material shall occur at an interior corner
or shall not occur within four (4) feet of an exterior corner.
Horizontal Change of Materials. Horizontal changes of material
from brick or stone to another material shall include a stone cap
or a brick sill; the cap or sill shall project from the face of the
building.
Don’t Do This:
This building has no heavy materials
Do This:
The brick comprises at least 50% of the wall area; horizontal changes
of materials do not occur within 4’ of an exterior corner.
The stucco wall is located above the brick and stone wall; the brick
and stone comprise at least 50% of the wall area.
The stucco wall is located above the stone wall; the stone comprises at
least 50% of the wall area.
149
Don’t Do This:
The masonry opening has no lintel, arch or soldier course. The masonry terminates at an exterior corner on this building.
Do This:
This building uses an adequate stone cap at its horizontal change in
material; the cap projects from the face of the building.
The masonry turns the corner and continues at least four feet on this
building; the vertical change in material form stone to brick and stucco
does not occur within 4 feet of the exterior corner.
150
7. Building Modulation and Articulation
Intent: Long, large buildings can be monotonous if they contain
large or long expanses of surface area with no detailing or shadow
lines; recesses and projections in building walls help to proportion
and subdivide the massing of large buildings. Tall building walls
with little detailing emphasize their height and dwarf human
beings. Tall building walls shall have an apparent base, middle,
and top.
Standard: Facade Modulation. Any facade exceeding 30 feet in
length shall include at least one change in wall plane, such as
projections or recesses, having a depth of at least three (3)
percent of the entire length of the facade; this projection or recess
shall extend over at least 20% percent of the entire length of the
facade.
Roofs. Buildings larger than 50,000 square feet shall include both
pitched and flat roofs with parapets.
Vertical Building Bays. All building facades shall consist of
vertical building bays that are a maximum of 30 feet in width. The
edges of each bay shall be defined by a vertical architectural
feature that projects or recesses from the wall plane a minimum of
eight (8) inches.
Building Base. A recognizable base shall include, but shall not be
limited to:
Thicker walls, ledges, or sills.
Integrally textured, colored, or patterned materials such as
stone or other masonry.
Raised planters which are integral to the building face.
Building Top. A recognizable top shall include, but shall not be
limited to:
Cornice treatments, other than just colored "stripes" or
"bands," with integrally textured materials such as stone or
other masonry or differently colored materials.
Sloping roofs with eaves and bracket.
Don’t Do This:
The building wall exceeds 30’ in length without modulation; it also
contains no vertical bays or building base and top.
The colors on this building wall do not qualify as a building base; they
are merely a change in color.
151
Do This:
The façade consists of vertical building bays no wider than 30’.
This building has a clear building base and building top.
8. Building Scale
Intent: To ensure a comfortable pedestrian experience, the scale
of large buildings shall be visually reduced by elements that divide
a large building into smaller proportions.
Standard: Building walls shall be subdivided and proportioned
using features such as windows, entrances, storefronts, arcades,
arbors, awnings, trellises, or other similarly-scaled architectural
details. These features shall cover at least 90% of the building
front wall length and at least 60% of other building wall lengths.
The full width of each vertical building bay that contains the
previously-listed details shall be counted towards the minimum
length of the building that must contain these details.
Brick Patterning
152
Don’t Do This:
This building front contains few features to break up its length or large
proportion; the features do not cover at least 90% of the building front.
This building has a painted pattern; which is not enough of a feature
to break up the large façade.
Do This:
This building breaks up the front façade into smaller proportions with
storefronts, windows, awnings, other features; these features cover at
least 90% of the building front.
This building uses windows, arcades, storefronts, awnings and
building setbacks to break up the long façade; these features cover at
least 90% of the building front.
153
9. Pitched Roofs and Eaves
Intent: Pitched roofs shall be simple hip, shed, or gable
configurations. Roofline offsets shall be provided to lend
architectural interest and variety to the massing of a building and
to relieve the effect of a single, long roof. The use of alternating
dormers, stepped roofs, gables, or other roof elements can be used
to add visual relief and articulation to the overall building form.
Standard: Allowed Pitch Roof Configurations. Pitched roofs shall
be gable, hip, or shed configurations with overhanging eaves.
Visible Roof Standards: Roofs visible from pedestrian and
vehicles shall be sloped and of an approved material in
section20.110-20. Sloped roofs shall have a pitch of 3:12 rise: run
to 12:12 rise: run. Any portion of visible sloped roofs exceeding
(80) feet in length shall include scaling elements including, but not
limited to, a change in plate height, dormers, stepped roofs, and /
or gables.
Allowed Slope. Pitched roofs shall have a minimum slope of four
(4) feet vertical rise for every twelve (12) feet of horizontal run;
the maximum slope is limited to one (1) foot vertical rise for every
one (1) foot of horizontal run.
Roof Modulation. A pitched roof more than 90 feet in length shall
include a change in parapet height or pitched roof height at least
every 90 feet. This change in height shall align with the vertical
building bays. Buildings larger than 50,000 square feet shall
include both pitched and flat roofs with parapets.
Roof Elements. Continuous pitched rooflines greater than 90 feet
in length shall include roof elements that align with the vertical
building bays and roof modulation. Roof elements shall include, but
shall not be limited to, dormers, stepped roofs, gables, or other roof
elements that add significant visual relief to the roof line.
Don’t Do This:
Do This:
154
10. Gutters, Downspouts, and Scuppers
Intent: Building devices used to control rainwater shall be
compatible with the roofing system and shall not dominate the
facade of a building. Parapets and cornices shall not be interrupted
by stormwater elements.
Standards: Gutters, downspouts, and scuppers shall be
constructed of high-quality, commercial grade metal. These
elements shall be integrated into the design of the elevation, placed
in harmony with the forms and openings. Parapets shall be
continuous above scuppers. Gutters are prohibited on flat roofs.
Gutters, downspouts, and scuppers shall be shown on drawings
submitted for Architectural Standard approval.
Don’t Do This:
Do This:
155
11. Customer and Public Entrances
Intent: Customer and public entrances shall ensure accessibility
to the public, create primary focal points for the facade, and
provide a comfortable proportion for the pedestrian entry.
Standard: Number of Entrances. Buildings larger than 50,000
square feet (gross floor area) shall provide at least two (2)
customer or public entrances. Buildings smaller than 50,000
square feet (gross floor area) are encouraged to provide multiple
customer or public entrances.
Location. Buildings larger than 50,000 square feet (gross floor
area) shall orient customer or public entrances toward a public
street or an internal street or drive.
Prominent Entrances. Each building on a site, regardless of size,
shall have clearly-defined, highly-visible customer entrances
featuring no less than three (3) of the following:
Awnings or porticos
Overhangs
Recesses/projections
Arcades
Raised corniced parapets over the door
Peaked roof forms
Arches
outdoor patios
Architectural detail such as tile work and moldings integrated
into the building structure and design
Integral planters or wing walls that incorporate landscaped
areas and/or places for sitting
Internal Circulation: All stairwells, corridors, and other
circulation components of the building shall be completely
enclosed within the building envelope.
Don’t Do This:
Do This:
156
12. Windows
Intent: Windows shall be vertically proportioned; this allows the
window opening to appear to be structurally supported. Window
trim is not compatible with masonry construction. Upper story
windows shall logically align with building bays and windows on
the ground floor so the upper floors look like they are part of the
same building as the ground floor.
Standards: Window Proportion. Window panes shall be vertically
proportioned.
Window Trim. Window openings on brick, stone, cast stone, or
synthetic stone buildings shall not be trimmed. Lintels, sills, and
arches are not considered trim. Window openings without trim or
molding shall have window frames at least two (2) inches wide
when looking at the finished façade of the building.
Upper Story Windows. Windows located above the ground floor
shall align with ground floor windows, ground floor doors, and the
building modulation.
Display Windows. The light source for display windows shall not
be visible from the exterior of the building.
Don’t Do This:
Do This:
is at least 2” wide.
157
13. Glazing
Intent: The ground floor of commercial buildings shall be
transparent. Ground floor transparency guarantees a visual
connection to the passers-by and is usually necessary for most
retail structures. By exposing the ground floor to the exterior,
there is an invitation to participate with the activity inside.
Standard: Required Transparency for Primary Facades. Primary
facades shall be glazed and transparent according to the following
table:
Transect
Minimum Glazing
Required on All
Primary Facades
Minimum Transparency
Required on All Primary
Facades
T4-MS; T5-MS 75% of the pedestrian
view plane
75% of the pedestrian
view plane
T4N-MV; T4-F;
T5N-LV; T5-F
50% of the pedestrian
view plane
25% of the pedestrian
view plane
T4N-SV Residential Minimums
The remaining window area that is not transparent may be spandrel, display windows,
frosted windows, etc.
Between 25%and 60% of the second floor façade and above
shall be transparent glazing.
Transparent glass shall possess a minimum 60% light
transmittance factor.
Areas of the building that are functionally restricted from
providing vision glass may be exempted provided other
architectural scaling techniques are employed.
No highly reflective glazing shall be permitted within the lower
80% of the building façade (maximum reflectance factor of .20)
No first floor reflective coating is permitted.
Primary Facades. A primary facade shall be considered any front
facade or facade that fronts onto a street, access way, pedestrian
walkway, or internal drive; alleys and service drives shall not be
considered streets, access ways, or internal drives for the
purposes of this requirement.
Pedestrian View Plane. The pedestrian view plane shall be
defined as the exterior wall area located between two (2) feet and
ten (10) feet above the exterior grade.
Exclusions. This standard shall not apply if the Director
determines that the required transparency is inconsistent with the
operational requirements of the building.
158
Don’t Do This:
The primary façade of this commercial building is not adequately glazed
or transparent. At least 75% of the pedestrian view plane should be glazed
and at least 25% of the pedestrian view plan should be transparent.
These windows are reflective or opaque because they are not
transparent from the exterior or interior of the building. They meet
the glazing requirement, but cannot be classified as transparent
Do This:
The primary façade of this mixed use building is correctly glazed and
transparent; at least 75% of the pedestrian view plane is glazed and at
least 75% of the pedestrian view plane is transparent.
The primary façade of this commercial building is correctly glazed
and transparent; at least 75% of the pedestrian view plane is
glazed and at least 75% of the pedestrian view plan is transparent.
159
20.110.014(m) Administration and Procedures
1. Purpose and Applicability
i. Purpose: This Section establishes procedures and requirements
for the preparation, filing, and processing of the land use permit
applications required by this Mixed Use Code.
ii. Applicability: The standards, permits, procedures, and other
requirements of this Mixed Use Code shall be administered and
enforced per this Article, unless specifically stated otherwise in
this Mixed Use Code. All applicable provisions of Title 20 of the
Arlington Municipal Code (AMC) that are not specifically replaced
or identified as not applicable shall continue to apply.
iii. Effect of Existing and Proposed Development and Land Use
1. Requirements for new structures or land uses, or changes to
structures or land uses. No permit shall be issued by the City
unless the proposed project complies with all applicable
provisions of this Mixed Use Code and Title 20 of the AMC,
including the applicable findings, conditions of approval, and all
other applicable provisions of law.
2. Legal Parcel. The site of a proposed land use, development,
modification or other improvement subject to this Mixed Use
Code shall be on a parcel(s) legally created in compliance with
the City’s Subdivision or Binding Site Plan Regulations. Parcels
created after the adoption of this Form-Based Code are subject
to the requirements in Section 20.110.014(c) (Place Types) for
the applicable Transect Zone.
3. Minimum requirements. The provisions of this Mixed Use
Code are minimum requirements for the protection and
promotion of the public health, safety, and general welfare.
When this Mixed Use Code provides for discretion on the part of
a City official or body, that discretion may be exercised to
impose conditions on the approval of any project proposed in
the area subject to this Mixed Use.
4. Effect on Existing Development and Land Uses. Development
and/or use(s) legally existing as of the adoption of this Mixed
Use Code shall comply with Section 20.110.014(m) (4)
(Nonconforming Provisions).
20.110.014(n) Application and Processing Procedures
1. Purpose:
The purpose of this Section is to set forth permit procedures and
requirements for the preparation, filing, and processing of
development applications required by this Mixed Use Code.
2. Authority for Land Use and Zoning Decisions:
Table 20.110-22, below, identifies the Review Authority
responsible for review, approval, and appeal of all applications for
property located within the Mixed Use Regulating Plan boundaries.
Permits and procedures specific to this Mixed Use Code are in
Division 20.110.014(o) (Permit Review Procedures).
160
Table 20.110-22: Review Authority
1,2
3
4
1 Appeals from the final decision of the hearing examiner, or other city board or body involving the city's land use code and for which all other appeals
specifically authorized have been timely exhausted, shall be made to Snohomish County Superior Court pursuant to the Land Use Petition Act, Chapter 36.70C
RCW, within twenty-one days of the date the decision or action became final, unless another applicable appeal process or time period is establis hed by state law
or local ordinance.
2 Notwithstanding any other provisions of this chapter, whenever a Place Type Use Table or other provisions of this Section pro vides that a use in a Mixed Use
Zone is permissible with a zoning permit, a special use permit shall nevertheless be required if the community development director finds that the proposed use
would have an extraordinary impact on neighboring properties or the general public. In making this determination, the communi ty development director shall
consider, among other factors, whether the use is proposed for an undeveloped or previously developed lot, whether the proposed use constitutes a change from
one principal use classification to another, whether the use is proposed for a site that poses peculiar traffic or other haza rds or difficulties, and whether the
proposed use is substantially unique or is likely to have impacts that differ substantially from those presented by other use s that are permissible in the Transect
in question.
3Appeal to the Design Review Board shall be at the discretion of the Director.
4The process for variances shall follow the provisions contained in AMC Section 20.20.30 (Variances).
161
3. Application Preparation and Filing:
i. Application content. All development applications shall be filed
with the Community Development Department on a City
application form, together with all required fees and/or deposits
and all other information and materials specified by the
Community Development Department for the specific type of
application.
ii. Eligibility. An application may only be filed by the owner of the
property, an authorized agent of the owner, a person acting in
compliance with a purchase contract or other written consent, or
the Director on behalf of the City Council.
iii. Application Fees:
1. Fee Schedule
a. The City maintains a schedule of fees for processing
applications required by this Mixed Use Code, hereafter
referred to as the Community Development Fee Schedule.
b. The Community Development Fee Schedule is adopted by
resolution of the City Council. This Fee Schedule may be
evaluated and/or amended as often as determined to be
necessary by the City Council.
2. Timing of Payment.
a. Applications shall not be deemed complete and processing
shall not commence on any application until all required fees
or deposits have been paid.
b. Failure to pay supplemental requests for payment of
required fees and/or deposits in a timely fashion shall be a
basis for postponement or automatic withdrawal of any
permit or other requested entitlement, notwithstanding any
other provisions of this Mixed Use Code.
3. Refunds and Withdrawals.
a. No refund due to denial shall be allowed.
b. In the case of a withdrawal, the Director shall authorize a
partial refund based upon the pro-rated costs to-date and the
status of the application at the time of withdrawal.
20.110.014(o) Project Permit Review Procedures
1. Purpose:
This Section establishes review procedures for project permits
required by this Mixed Use Code. Other permit review Sections of
AMC Title 20 may be included in this Section by reference when an
exception or modification requires additional clarification in order
to implement this Mixed Used Code.
2. Permits and Procedures:
i. Project Permit Review.
1. Purpose. The purpose of this Section is to provide the
appropriate level of review for specified development projects
in the Mixed Use Regulating Plan area. As applied to the Mixed
Use Overlay District, these requirements replace the Design
Review procedures in Section 20.46.010 of the AMC.
2. Intent. The intent of this Section is to ensure that all approved
development:
a. Promotes the orderly development of the City in compliance
with the goals, objectives, and policies of the Comprehensive
Plan, and the Land Use Code;
b. Protects and enhances property values by encouraging high
quality and aesthetically pleasing development;
c. Respects the physical and environmental characteristics of
the site;
d. Ensures safe and convenient access and circulation for
pedestrians, bicycles, and motor vehicles;
e. Exemplifies the best professional high quality materials and
design practices;
f. Allows for and encourages individual identity for specific
structures and uses; and
g. Encourages the maintenance of distinct neighborhoods
and/or community identity.
3. Applicability
a. Permit Review Required. No Building Permit shall be issued
for any structure or improvement identified in Table 20.110-
22 (Review Authority for Permit Review), in any Mixed Use
Transect until the permit review is complete for any
162
construction that is not specified as exempt in compliance
with Section 4 (Exemptions), below.
b. Other permits and approvals. Project Review may be
required in compliance with this Section in connection with
the granting of other permits (e.g. Conditional Use Permit,
Special Use Permit).
4. Exemptions
a. The following types of construction are exempt from the
Project Review provisions of this Section but shall comply
with all other applicable requirements of the Land Use Code:
i. All painting, siding, roofing, and other maintenance and
replacement items with like or compatible materials or
colors.
ii. Decks of no higher than four feet from grade at any point
(excluding railings). Replacement of existing decks where the
structure is similar in size, design, and appearance to the
deck replaced.
iii. Residences and residential additions of less than 250
square feet total floor area and less than 15 feet in height
above the existing grade, except exempt residences and
residential additions, including but not limited to minor
window, door, and roof modifications. Exception status may
not be granted from Project Review for more than one
addition in any twelve-month time frame.
iv. Accessory structure of less than 250 square feet total floor
area and less than nine feet in height from the existing grade.
v. Commercial additions or improvements of less than 500
square feet to building or site surfaces, not abutting
Transects, T4-SV, or T4N- MV. Replacement or reconstruction
of existing equipment and appurtenant facilities where the
new equipment and facilities are similar in size, design, and
appearance to the equipment or facility replaced.
vi. For temporary structures of less than 500 square feet total
floor area on commercial or industrially zoned property, not
abutting Transects T4N-SV, or T4N- MV, Project Review shall
not be required unless determined necessary by the Director
or his/her designee.
b. Any exterior development of a structure or specific site
feature listed on the National Register of Historic Places, the
Washington Heritage Register, or the Heritage Barn Register
or identified as a contributing structure to a historic district
identified in other state or county historic registries or as
determined by a qualified architectural historian or state or
federal historic preservation organization as having
significant historic contribution to an area shall not be
exempt.
5. Applicable Review Authority. An application for Project
Review shall be reviewed and approved or denied by the Review
Authority specified in Table 20.110-23 (Review Authority for
Project Review), below, unless the application is being
processed concurrently with another discretionary application,
in which case the decision shall be made by the review authority
responsible for reviewing any other application (e.g.,
Conditional Use Permit, Variance etc.) in compliance with Table
20.110-23 (Review Authority) and the provisions of this Mixed
Use Code.
6. Application Filing, Processing, and Noticing.
a. All applicants for Project Review are strongly encouraged to
work with their neighborhood Home Owners Association
prior to submitting a formal application for Project Review
with the City of Arlington.
b. An application for a Project Review shall be filed and
processed in compliance with Section 20.110.014(o) (Permit
Review Procedures). It is the responsibility of the applicant to
provide evidence in support of the findings required by
Section 7 (Findings and Decision), below.
c. Notice and Hearings. Public notice and hearings shall be
conducted in compliance with Section 20.16.120 (Notices).
7. Findings/Conditions of Approval.
a. In granting Project Review approval, the Review Authority
shall first make all of the following findings. All findings shall
be based upon the factual data presented to the Review
Authority. If all findings cannot be made, the Project Review
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application shall be denied with or without prejudice at the
Review Authority’s discretion:
i. The proposed project is suitable for its purpose, is
harmonious with and relates properly to, the surrounding
neighborhood, contiguous parcels, and the site itself;
ii. The location, size, design, and characteristics of the
proposed project will be compatible with and will not be
detrimental to the public health, safety, or welfare of persons
residing in or working in or adjacent to the proposed project:
iii. The overall design will be of a quality that will preserve
the integrity of, and upgrade, the existing neighborhood;
iv. The design of the proposed project complies with the
Arlington Comprehensive Plan and all applicable provisions
of AMC Title 20 (Zoning Code).
v. Any projects requiring a SEPA review and where the
Project Review Authority is the final discretionary review
prior to issuance of building permits may not be approved
unless there has been a determination of non-significance by
the lead agency (as defined in Section 20.98.250), or the
conditions stipulated in the determination of significance
have been met. If the City has completed a SEPA review for
the specific Mixed Use Overlay area, the provisions if this
Section do not apply.
b. The Review Authority shall have the authority to impose
reasonable conditions related to design impacts caused by the
project when approving the Project Review application in
order to:
i. Achieve the specific purposes of the Transect Zone in which
the project is to be located, the general purposes of the
Zoning Code, and consistency with the Comprehensive Plan;
ii. Protect the public health, safety, and welfare of the citizens
of the City.
iii. Ensure that the design of the proposed project will be
compatible with the area surrounding where it will be
located.
8. Decision and Appeals.
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Table 20.110.23 (A) Review Authority for Project Review
Role of Review Authority
Type of Construction Director1 Design Review Board
Residential Development
New residential construction located on one or more contiguous
parcels under the same ownership that does not require a
discretionary approval by the Planning Commission or City Council
Decision
Additions to the existing single-family dwelling units that exceed 500
square feet or 25 per cent of existing floor area and that exceed 15
feet in height above the existing grade.
Decision
Accessory structures of more than 250 square feet of floor area that
exceed 9 feet in height above the existing grade when visible from a
public right-of-way.
Decision
Non-Residential and Mixed Use Development
All new commercial, industrial, institutional, and mixed use structures
Including accessory structures of up to a maximum of 10,000 square
Feet of gross floor area, except as otherwise provided in this Section
Decision Appeal3
Additions to existing structure(s) in all non-residential zones that are
30 percent of less of existing floor area and do not exceed 10,000
square feet when visible from a public right-of-way or alley.
Decision Appeal3
Additions to existing structure(s) in all non-residential zones of 10,001
square feet or more of existing gross floor area, when visible from a public right-of-way or alley.
Recommendation Decision
Other
New fences and walls located along street and public right-of-way
frontages.
Decision
New public or private parking lots or structures and restriping of
existing lots of up to a maximum of 10,000 square feet.
Decision
New public or private parking lots of structures and restriping of
existing lots of up to a maximum of 10,001 square feet or more.
Decision
Notes:
1The Director may, at his/her discretion, defer action and refer the request to the Design Review Board for decision.
2Decisions of the Design Review Board may be appealed to Hearing Examiner.
3Applicant appeal to the Design Review Board shall be at the discretion of the Director.
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a. The Review Authority shall render its decision on a Project
Review application within 30 days of the date an application is
deemed complete.
b. The decision of the Review Authority shall become final 10
calendar days after the decision is rendered unless an appeal
is filed in compliance with Section 20.110.014)n) (Application
Processing Procedures).
9. Miscellaneous.
a. The approval of a Project Review application shall lapse two
years after its date of approval, or at an alternate time
specified as a condition of approval, unless:
i. A building permit has been issued and construction
diligently pursued, or;
ii. A certificate of occupancy has been issued; or
iii. The Land Use Permit has been extended.
b. A Project Review approval is not affected by a change of
ownership and shall run with the land.
c. A Project Review approval that is exercised in violation of
a condition of approval or a provision of this Subsection,
may be revoked or modified as set forth in Section
20.110.014 (o) (Revocation/Modification Provisions).
d. A request for minor changes in the exterior design of
projects approved by the Review Authority may be
approved by the Director, although such changes shall be
limited to changes in window orientation and scale,
landscaping materials and placement, and detailing.
e. The Director may renew Project Review approvals for a
single one-year period If a request is received at least 30
calendar days before approval lapses and the Land Use
permit has been likewise extended.
f. If an application for Project Review is denied, then no new
application for the same, or substantially the same design
shall be filed within six months of the date of the denial of
the initial application, unless that denial was made without
prejudice.
3. Special Use Permit
i. Purpose. The purpose of a Special Use Permit (SUP) is to provide
sufficient flexibility in the permitted use regulations in order to
further the objectives of this Mixed Use Code. A SUP provides a
process for reviewing uses that may be appropriate in the
applicable Transect Zone, but whose effects on a site and
surroundings cannot be determined before being proposed for a
specific site. A special use permit allows uses that have increased
potential for incompatibility in a Transect to be carefully reviewed
to determine, against fixed standards, whether their
establishment on any given site should be allowed. These uses
may or may not be appropriate in a particular location depending
on a weighing, in each case, of the public need and benefit against
the local impact and effect. There may be additional conditions
placed on the proposed development to better insure
compatibility with existing development within the Transect.
Such conditions may include, but are not limited to, the following:
1. Regulate the location, extent, business hours, and intensity of
proposed use(s).
2. Require additional landscaping or screening of such uses by
means of fences, walls, and vegetation;
3. Stipulate required minimum lot sizes, minimum yards, and
maximum height of buildings and structures;
4. Regulate vehicular access and traffic volume, and the design
and location of parking and loading areas and structures;
5. Regulate signs, architectural features, and outdoor lighting to
be more compatible with the surrounding neighborhood;
6. Require that certain covenants or dedications for public
streets be designed and recorded in accordance with regulations
in the Subdivision Ordinance, and/or the Binding Site Plan
Ordinance;
7. Any other conditions deemed necessary to effect the purposes
of the Mixed Use Overly code.
ii. Review Authority. Special Use Permits shall be approved or
denied by the Director. The Director may choose to refer any
Special Use Permit application to the Planning Commission for
review and final decision.
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iii. Application Filing, Processing, and Noticing.
1. Filing. An application for a Special Use Permit shall be filed
and processed in compliance with Section 2.10.2
(Application Processing Procedures). It is the responsibility of
the applicant to provide evidence in support of the findings
required by Section 5 (Findings and Decision), below.
2. Notice and Hearings. Public notice and hearings shall be
conducted in compliance with Section 20.16.120 (Notices).
3. Required findings. The Review Authority may approve a
Special Use Permit only after first making all of the following
findings:
a. The proposed use is consistent with Comprehensive Plan;
b. The proposed use is allowable within the applicable
Transect Zone and complies with all other applicable
provisions of this Mixed Use Code and the Municipal Code;
c. The design, location, size, and operating characteristics of
the proposed activity will be compatible with the existing and
future land uses in the vicinity;
d. The subject site is:
i. Physically suitable in terms of design, location, operating
characteristics, shape, size, topography, and the provision of
public and emergency vehicles (e.g. fire and medical) access
and public services and utilities; and
ii. Served by thoroughfares adequate to accommodate vehicle
and other modes of transportation that the proposed use would
likely generate.
iii. The site’s suitability ensures that the type, density, and
intensity of use being proposed will not endanger, jeopardize,
or otherwise constitute a hazard to the public interest, health,
safety, convenience, or welfare, or be materially detrimental to
the improvements, persons, property, or uses in the vicinity
and Transect Zone in which the property is located; and
iv. The applicant agrees in writing to comply with any and all of
the conditions imposed by the Review Authority in the
approval of the Special Use Permit.
iii. Decisions and Appeals.
1. The Director shall render his/her decision on a Special Use
application within 30 days of the date an application is
deemed complete.
2. The decision of the Director shall become final 10 calendar
days after the decision is rendered unless an appeal is filed in
compliance with Section 2.10.2 (Application Processing
Procedures).
3. If the Director forwards the Project Review to the Planning
Commission for decision, the Planning Commission's decision
is appealable to the Hearing Examiner in compliance with
Section 20.20.010.
iv. Permit to run with the Land. A Special Permit approved in
compliance with the provisions of this Section shall continue
to be valid upon a change of ownership of the business, parcel,
service, structure, or use that was the subject of the permit
application in the same area, configuration, and manner as it
was originally approved in compliance with this Section and
the provisions of Section 20.110.0140(p) Nonconforming
Provisions.
Section 20.110.014(p) Nonconforming Conditions
1. Purpose. This Division provides regulations for nonconforming
land uses, structures, and parcels that were lawful before the
adoption, or amendment of this Mixed Use Code, but which would
be prohibited, regulated, or restricted differently under this Code.
2. Intent.
i. In order to limit the number and extent of nonconforming uses,
structures, and parcels created by adoption of this Mixed Use
Code, it is the City’s intent to generally allow nonconformities to
continue until they are removed, but not to encourage their long-
term survival.
ii. It is further the intent of this Section that nonconformities shall
not be altered, enlarged, expanded, extended, moved,
reconstructed, or reestablished after abandonment or
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discontinuance or restored after involuntary destruction, except
in compliance with this Section.
iii. This Section shall not apply to any use or structure established
in violation of Title 20 of the AMC, unless the use or structure
presently conforms to the provisions of this Mixed Use Code.
3. Proof of Legal Nonconformity.
The property owner has the burden to prove the claim of legal
nonconformity and the related protected status that comes with
that claim as specified in this Section.
i. Property owner’s responsibility. The property owner shall
provide sufficient evidence to the satisfaction of the Director that
the subject property is a legal nonconformity as specified in this
Section.
ii. Appeal of determination. The Director’s determination of legal
nonconformity shall be appealable to the Hearing Examiner.
4. Nonconforming Uses.
A legal nonconforming land use may be continued, including
transfers of ownership, provided that their continuation shall
comply with the requirements of this Section.
i. Continuance of a legal nonconforming use. The continuance of a
legal nonconforming use shall be allowed subject to all of the
following provisions:
1. Change of ownership. Change of ownership, management, or
tenancy of a nonconforming use shall not affect its
nonconforming status, provided that the use and intensity of
use, as determined by the Director, does not change.
2. Additional development. Additional development (e.g.,
alteration, enlargement, extension, or reconstruction) of any
property on which a nonconforming use exists shall require that
all new development be in compliance with the applicable
provisions of this Mixed Use Code.
3. Conversion of a nonconforming use. If a nonconforming use is
converted to a conforming use, no nonconforming use may be
resumed.
4. Changes to a nonconforming use. A nonconforming use shall
not be established or replaced by another nonconforming use,
nor shall any nonconforming use be expanded or changed,
except as provided in this Section.
5. A vacant property or building in which the last use was
nonconforming may be occupied by the same use if occupied
within a period of 180 days after the building became vacant.
After this time period, the building/property must comply with
the requirements of this Mixed Use Code, except as noted in
Subsection (f) below.
6. Nonconforming uses within a commercial or industrial
development. A nonconforming use located within a commercial
or industrial development may be replaced by another similar
nonconforming use only after the Director first finds all of the
following:
a. The nonconforming use is similar to or less intensive than
the use originally allowed;
b. The nonconforming use generally adheres to the intent of the
Comprehensive Plan.
c. The nonconforming use will not adversely affect or be
materially detrimental to adjoining properties; and
d. The non-conforming use has not been vacant or discontinued
for a period of 180 or more consecutive calendar days.
7. Use of lands without structures:
a. If any lands with no structure of any kind is used for a
purpose which is not in compliance with the regulations of this
Mixed Use Code, the use may continue for a period of up to five
years from the date of the adoption of this Code.
b. After the expiration of the five-year period, the property
owner will be required, in consultation with the Community
Development Department, to develop a phased development
plan.
5. Nonconforming Structures.
The use of a legal nonconforming structure may be continued,
including transfers of ownership, provided that their continuation
shall comply with the requirements of this Section.
i. Enlargement or moving. Nonconforming structures shall not be
enlarged, extended, moved, or reconstructed unless the new
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location or enlargement, extension, or reconstruction conforms to
the current development standards for the Transect Zone in which
the structure is located.
ii. Ordinary maintenance, repairs, and replacements;
a. Ordinary maintenance and repairs. Nonconforming structures
may undergo ordinary maintenance and repairs.
b. Partial replacements.
i. Limited portions of nonconforming structures may be replaced
so long as the cost of replacement does not exceed 25 percent of
the structure’s appraised valuation.
ii. Successive replacements in any 24-month period cannot exceed
25 percent of the structure's appraised value. The appraised value
shall be set on the date of the oldest building permit pulled within
the 24-month period.
iii. The restrictions specified in this Subsection shall not apply to
affordable housing developments if their application would
decrease the number of low- income rental housing units available
in the City.
6. Nonconforming Parcels.
i. Legal building site. A nonconforming parcel that does not
comply with the applicable area, depth, or width, requirements of
this Mixed Use Code shall be considered a legal building site if it
meets at least one of the following criteria, as documented to the
satisfaction of the Director by evidence furnished by the applicant:
a. The parcel was created by a recorded subdivision;
b. The parcel is under one ownership and was legally created by
a recorded deed before the effective date of the amendment that
made the parcel nonconforming; or
c. The parcel was made nonconforming when a portion was
acquired by a governmental entity so that the parcel
size is decreased not more than 20 percent and the yard facing a
public right-of-way was decreased not more than 50 percent.
ii. Subdivision of a nonconforming parcel. No nonconforming
parcel shall be subdivided or granted a lot line adjustment unless
the subdivision or lot line adjustment eliminates the
nonconforming status.
7. Effect of Conditional/Special Use Permit Requirements.
i. Absence of Conditional/Special Use Permit. A use lawfully
existing without the approval of a Conditional Use Permit or
Special Use Permit that would be required by this Mixed Use Code
shall be deemed conforming only to the extent of its previous
lawful use (e.g., maintaining the same site area boundaries, hours
of operation, etc.). Any change in use would require the approval
of a new Conditional Use Permit or Special Use Permit.
ii. Previous Conditional Use Permit in Effect. A use that was
authorized by a Conditional Use Permit but is not allowed by this
Mixed Use Code in its current location may continue, subject to the
requirements of this Section and in compliance with the original
Conditional Use Permit and conditions of approval.
8. Residential Exemptions.
An involuntarily damaged or destroyed nonconforming single- or
multifamily dwelling unit may be reconstructed or replaced with a
multifamily structure with the same footprint (including pre-
existing nonconforming setbacks), height, and number of dwelling
units, in compliance with current Building and Fire Code
requirements.
9. Loss of Nonconforming Status of a Legal Nonconforming
Structure.
i. Termination by discontinuance.
1. If the use of a nonconforming structure is discontinued for a
continuous period of 180 days, the structure shall lose its legal
nonconforming status, and shall be removed or altered to
conform to the applicable provisions of this Form-Based Code.
2. The use of a nonconforming structure shall be considered
discontinued when any of the following apply:
a. The: intent of the owner to discontinue use of the
nonconforming structure is apparent, as determined by the
Director (for example the owner has not renewed the business
license or utility bills are unpaid);
b. Where characteristic furnishings and equipment associated
with the use have been removed and not replaced with
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equivalent furnishings and equipment during this time, and
where normal occupancy and/or use has been discontinued;
or
c. Where there are no expense or sales receipts available for
the discontinued period.
ii. Termination by destruction.
1. Nonconforming status shall terminate if a nonconforming
structure is involuntarily damaged or destroyed as a result of an
accident or by earthquake, fire, flood, or other acts of nature,
except as follows:
a. If the cost of repairing or replacing the damaged portion of
the structure is 50 percent or less of the appraised value of the
structure immediately before the damage, the structure may be
restored to no more than the same size, building envelope, and
use, and the use continued, if the restoration is started within
12 months of the date of damage and is completed within two
years following initiation of restoration:
i. Appraised values shall be determined by a State licensed
appraiser and confirmed by the Building Official.
ii. Estimates of repairing or replacing the damaged portion of
the structure shall be made by or shall be reviewed and
approved by the Building Official and shall be based on the
minimum cost of construction in compliance with the Building
Code.
10. Exceptions.
i. Following a public hearing, the Planning Commission may
approve or deny an exception to this Section including any
conditions of approval deemed necessary, so long as an applicant
can provide evidence of the following:
1. That the building or structure was erected in compliance with
the existing codes of the City which were in effect at the time
that the building or structure was erected,
2. That the granting of an exception will not substantially alter
the intention of the Transect Zone within which the building or
structure is located, and
3. That granting an exception will not absolve or excuse an
applicant for a permit from the full provisions of the Building
Code and the requirements for compliance thereto.
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20.110.016 APPENDIX
20.110.016(a) Definitions, General
20.110.016(b) Definitions Specific to Permissible Uses
20.110.016(c) Comprehensive Plan Goals and Policies
achieved through this land use plan.
20.110.016(d) Acknowledgements
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20.110.016(a) Definitions, General
Accessory Unit: (see definition in 3.2 Definitions Specific to
Permissible Uses)
Activity Centers - mixed-use centers that vary by scale and
activity mix depending on location. They include commercial,
retail, offices, residential, shared parking, and public spaces.
This plan identifies existing and potentially new activity centers
throughout the planning area.
ADA - Americans with Disabilities Act.
Adaptive Re-use - fixing up and remodeling a building or space,
adapting the building or space to fit a new use.
Adequate Public Facilities - the public facilities and services
necessary to maintain an adopted level of service standards in
specific geographic areas for various facilities, including but not
limited to streets, park and recreation facilities, water and
sewer service, storm drainage, and fire and police protection.
Administrative Facilities - typically thought of office space,
housing offices, conference rooms, training rooms, reception
areas, copy and break areas, filing, storage, and workstations.
Administrative space is approximately 60 to 70 percent
offices/workstations and 30 to 40 percent common/support
space.
Agricultural Lands - are lands used primarily for raising crops,
forage and livestock, and community gardens.
Airport - An area of land or water that is designed or set aside
for the landing and taking off of aircraft, including those for
private use and those used by ultra-light and light sport aircraft.
Alley: a vehicular passageway usually located to the rear of lots
providing access to service areas and parking, and containing
utility easements. Alleys will generally be paved with drainage
by inverted crown at the center or with roll curbs at the edges.
Amenity Zone: the band between the back of curb and the
sidewalk which contains such things as street trees, pedestrian
scale lighting, street furnishings and bicycle parking.
Appropriate Locations (for land uses) - areas that are
determined to be appropriate for a particular type of land use or
activity, as typically measured by compatibility of land use;
appropriate levels of impact, such as may result from noise,
lighting, or other environmental effects.
Arterial Street - larger road or highway purposed to carry
longer trips across the region and to other regions.
Attached Green: a public open space which is located between
a residential property and a street with adjacent homes facing
the open space. An attached green is less than a block in length.
Avenue (AV): a thoroughfare of high vehicular capacity and low
speed. Avenues are short distance connectors between urban
centers. Avenues may be equipped with a landscaped median.
Avenues become collectors upon exiting urban areas.
Best Management Practice (BMP) – Schedules of activities,
prohibitions of practices, maintenance procedures, and
structural and/or managerial practices, that when used singly
or in combination, prevent or reduce the release of pollutants to
waters of Washington State.
“Big Box” Development - developments over 50,000 square
feet; usually national chain commercial retail stores with large
parking lots.
Block Face: the aggregate of all the building facades on one side
of a block. The Block Face provides the context for establishing
architectural harmony.
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Block: the aggregate of private lots, passages, rear lanes and
alleys, circumscribed by thoroughfares.
Bonding - approved municipal bonds are interest-bearing
securities that are issued for the purpose of financing local
infrastructure improvements. Repayment periods from a few
months to 40 years allows the issuer to pay for capital projects
it cannot pay for immediately with funds on hand.
Boulevard (BV): a thoroughfare designed for high vehicular
capacity and moderate speed. Boulevards are long-distance
thoroughfares traversing urbanized areas. Boulevards are
usually equipped with slip roads buffering sidewalks and
buildings. Boulevards become arterials upon exiting urban
areas.
Building - a roofed structure built, maintained, or intended to
be used for the shelter or enclosure of persons, animals, or
property of any kind. The term is inclusive of any part thereof.
Where independent units with separate entrances are dived by
party walls, each unit is a building.
Building Face: an exterior building wall. For the purposes of
this Chapter, it is one which is visible from a public street alley,
or public trail or open space and subject to the standards
herein.
Building Type: a structure category determined by function,
position on the lot, and configuration, including frontage and
height. For example, a townhome is a type, not a style.
Building Type Categories: are categories of building types that
can represent different market sector demands, and are an
important part of creating intergenerational neighborhoods.
Build-to Line. The line at which construction of a building
façade is to occur on a lot. A build-to line runs parallel to, and is
measured generally from the front property line and is
established to create an even (more or less even) building
façade line on a street. It is distinguished from a setback line in
that it is an absolute dimension (minimum and maximum), not a
setback minimum dimension.
Capped Blocks (or End-Capped Blocks): are blocks where
along the short side, homes are turned 90 degrees and front on
what is usually called a side street. This provides attractive
block faces in all directions.
Casing: Casing is the trim/molding around a door or window. It
may be either flat or molded. It can also be used to cover or
encase a structural member, such as a post or beam.
Civic Activities - Not-for-profit or governmental activities
dedicated to arts, culture, education, recreation, government,
transit, and municipal parking.
Civic Building: a building designed specifically for a civic
function. Civic Buildings include buildings for not-for-profit
organizations dedicated to arts, culture, education, recreation,
government and transit. These buildings are encouraged to be
high image buildings and may exceed the standards set out in
the FB District.
Commercial: the term collectively defining workplace, office,
retail and light manufacturing/industrial functions.
Civic Space - an outdoor area dedicated for public activities.
Cluster Development - a practice of low-impact development
that groups residential properties closer together, which can be
a means of preserving rural resources and minimizing service
and utility costs as well as maximizing protection of natural
resources and open space.
Collector Street - a street purposed with collecting traffic from
surrounding local roads, often within a neighborhood or
district, and delivering to an arterial street.
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Commercial Cores - the center of every activity center has a
commercial core, allowing and encouraging commercial,
institutional, high-density residential and mixed-use
development, transit opportunities and encouraging
pedestrian- oriented design.
Community Facilities - public or privately owned facilities
used by the public (e.g., streets, schools, libraries, parks) and
facilities owned by nonprofit private agencies (e.g., churches,
safe houses, and neighborhood associations).
Commuter [Bus] Route - a fixed bus route running only during
peak commute times, usually in the morning and evening.
Compact Development - development that uses land efficiently
through creative and intensive site, neighborhood, and district
design.
Complete Streets - streets, roadways, and highways that are
designed to safely and attractively accommodate all
transportation users (drivers, bus riders, pedestrians, and
bicyclists). Travelers of all ages and abilities can safely move
along and across a complete street.
Context (or Contextual Development) - refers to the
significant development, or resources, of the property itself, the
surrounding properties, and the neighborhood. Development is
contextual if it is designed to complement the surrounding
significant visual and physical characteristics; is cohesive and
visually unobtrusive in terms of scale, texture, and continuity;
and if it maintains the overall patterns of development.
Compatibility utilizes the basic design principles of
composition, rhythm, emphasis, transition, simplicity, and
balance of the design with the surrounding environment.
Context Sensitive Solution (CSS) - a way of designing and
building transportation facilities and infrastructure to
seamlessly reflect and minimize impacts on adjacent land uses
and environmentally sensitive areas. A CSS project
complements its physical and natural setting while maintaining
safety and mobility.
Conventional Zoning - a practice of urban planning where
every day uses are separated from each other and where land
uses of the same type are grouped together. It is also referred to
as Euclidean zoning.
Cultural Resources - aspects of a cultural system that are
valued by or significantly representative or informative of a
culture, and generally referring to archaeological resources and
the histories surrounding these cultures.
Density - the amount of development within a given area,
usually expressed in dwelling units, population, or employment
per acre or square mile.
Design Standards - standards and regulations pertaining to the
physical development of a site including requirements
pertaining to yards, heights, lot area, fences, walls, landscaping
area, access, parking, signs, setbacks, and other physical
requirements.
Development - the carrying out of any building activity, the
making of any material change in the use or appearance of any
structure or land, or the dividing of land into parcels by any
property owner. When appropriate to the context, development
refers to the act of development or to the result of development
within the City.
Disaster Preparedness Shelter - structure(s) used during such
instances where there is an imminent loss to sleeping areas
identified through a declaration of threat, disaster, or
emergency by means of a natural disaster, or other identified
community threat. The shelter may or may not have food
preparation or shower facilities.
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Diverse Neighborhoods - include a mix of uses, with various
housing types near or mixed in with restaurants, shops, grocers,
banks, hair salons, coffee shops, day care centers, fitness
studios, and law, dental, and insurance offices. In these type of
neighborhoods, residents can find more products and services
close by, and it creates potential for employment, walking,
biking, and less driving. A mix of housing types means more
people can work close to home
Effluent - wastewater (treated or untreated) that flows out of a
treatment plant, sewer, or industrial outfall. In the context of
wastewater treatment plants, effluent that has been treated is
sometimes called secondary effluent, or treated effluent.
Emergency Services - services to the public for emergencies
and related buildings or garages (e.g., ambulance, fire, police,
and rescue).
Emergency Shelter - a type of homeless shelter that provides
temporary housing on a first-come, first-served basis where
clients must leave in the morning and have no guaranteed bed
for the next night or provide beds for a specific period of time,
regardless of whether or not clients leave the building. Facilities
that provide temporary shelter during extremely cold weather
(such as churches) are also included.
Employment Center - an activity center with mixed-use;
research and development offices; medical offices; office space;
business park; retail, restaurant, and tourism center; light-
industrial; heavy-industrial; live-work spaces; and home-based
businesses.
Environmentally Sensitive Lands - include floodplains,
riparian areas, wetlands, seeps and springs, and steep slopes.
These areas contain critical resources and require special
consideration in the development design and review process.
Euclidean Zoning - a practice of urban planning where every
day uses are separated from each other and where land uses of
the same type are grouped together. It is also referred to as
conventional zoning.
Financial System - how public revenues and expenditures are
managed, including planning for future needs.
Flex Space: Floor area built to provide for flexibility of use over
time, and which is constructed in a manner that can
accommodate residential, office or retail use. It will conform to
commercial Building Code standards and ADA accessibility, and
have at least a 12-foot clear ceiling height.
Floodplain - any areas in a watercourse that have been or may
be covered partially or wholly by floodwater from a 100-year
flood as located on the most current FEMA flood map.
Form Based Code (FBC): Refers to development standards that
focus primarily on the public realm such as street corridors,
open space and civic areas. Such standards utilize timeless
principles of "place making".
Gentrification - is a shift in an urban community towards
wealthier residents and/or businesses and increasing property
values, often at the expense of the poorer residents of the
community. This is a result of the process of renewal and
rebuilding.
GIS - a Geographic Information System (GIS) designed to
capture, store, manipulate, analyze, manage, and present
geographical data to reveal relationships, patterns, and trends.
Government Offices - include governmental office buildings and
grounds.
Governmental Service and Maintenance Facilities - support
the maintenance and servicing activities of government- owned
land, property, and buildings.
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Great Streets - streets designed to take into account their
entire three-dimensional visual corridor, including the public
realm and adjacent land uses. Great streets are “complete”
streets, meaning they service and take into account all users —
not just motor vehicles, and serve as interesting, lively, and
attractive community spaces.
Greenfield Development - when previously undeveloped land
is developed, this is known as a “greenfield development,” and it
can often be the best examples of sustainability principles in
action. Across the country, there are new Greenfield
developments that incorporate sustainable programs and
technologies, including lifecycle housing, complete streets,
parks and open spaces, integrated retail and office, energy-
efficient buildings, innovative rainwater and stormwater
facilities, sidewalks and trails, and other features. Private lands
within the city and county hold entitlements for development.
Green Infrastructure - An interconnected network of
waterways, wetlands, woodlands, wildlife habitats, and other
natural areas of county-wide significance.
Heritage Resources - an inclusive term of cultural and historic
resources, enveloping historic buildings, a historic building’s
setting, as well as paleontological and archaeological resources,
including all of the cultures of native peoples and western
civilization, and including natural features and landscapes of
significant uniqueness to an area. The term is more consistent
with international standards and definitions. In the United
States, the term “Heritage Resource” is technically
interchangeable with the term “Cultural Resource.
Historic and Cultural Areas - are lands that contain significant
historic or cultural resources
Historic Development - includes buildings, roads, signage,
lighting, and landscaping.
Home Occupation: (see definition in 3.2 Definitions Specific to
Permissible Uses)
Human-Caused Hazards - hazards resulting from human
developments or activities such as
faulty construction; poor site layout; improper location of land
uses; airport approaches or high noise areas; over-pumping of
groundwater; or use, storage, or disposal of explosive,
flammable, toxic, or other dangerous materials or crime. These
hazards may pose a threat to life and property and may
necessitate costly public improvements.
Infill - occurs when new buildings are built on vacant parcels
within city service boundaries and surrounded by existing
development.
Infrastructure - includes but is not limited to sewer lines,
water lines, reclaimed water lines, roads, intersections,
sidewalks, landscaping in the right-of-way, gateways, housing,
green infrastructure, public art, and in some cases may include
utilities such as electric power, data, natural gas, cable
television, and telephone.
Invasive Species - a species that spreads and establishes over
large areas and persists. Some native plants can be considered
invasive in certain circumstances. The national Invasive Species
Council defines invasive species as a species that is: (1) non-
native (or alien) to the ecosystem under consideration; and (2)
whose introduction causes or is likely to cause economic or
environmental harm or harm to human health.
Livability Index - a means to quantitatively measure “quality of
life” in a particular city. The number is based upon various
factors, such as average wage, cost of living, pollution, social
services, cultural opportunities, and diversity.
Liner Building: a building specifically designed to mask a
parking lot or a parking garage from a street or open space. A
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Liner Building, must be at least 30 feet deep and accommodate
any allowed use but parking.
Live-Work: a fee-simple dwelling unit that contains, to a limited
extent, a separate commercial component. There will be
separate entries to the commercial and residential components.
There may also be an internal connection between the uses. At
least one resident must be actively involved in the business.
Loft: a flexible residential space which may be partially used for
an artist or design studio, or other allowed creative or
commercial activity, and which is characterized by higher than
normal ceilings, open floor plans and often, exposed duct work.
Mews Alley: and alley that serves residents or businesses
which face directly on to public open space or a Green Street
and is commonly used for addressing, fire protection, mail
delivery and access to parking.
Local Streets - serve immediate access to property and are
designed to discourage longer trips through a neighborhood.
LOS - Level of Service.
Low-Impact Development (LID) – a site planning and
engineering design approach to managing stormwater runoff.
Unlike traditional methods of stormwater design, LID
emphasizes conservation and use of on-site natural features to
protect water quality. This approach implements engineered
small-scale hydrologic controls to replicate the pre-
development hydrologic features of watersheds through
infiltration, filtering, sorting, evaporation, and detaining.
Maximum Extent Practicable (MEP) - Designing stormwater
management systems so that all reasonable opportunities for
using Low Impact Design planning techniques and treatment
practices are exhausted and only where absolutely necessary, a
structural Best Management Practice is implemented.
Mixed-Use Development - any urban, suburban, or rural
development, or even a single building, that blends a
combination of residential, commercial, cultural, institutional,
or industrial uses, where those functions are physically and
functionally integrated, and that provides multi-modal
connectivity..
Mobility - the degree to which people and goods may move
safely, efficiently, and effectively between origins and
destinations.
Mode - a means of travel such as pedestrian, bicycle, transit, or
truck.
Multi-modal - travel or transportation systems characterized
by more than one means or mode of transport.
Native American - a member of any of the indigenous peoples
of the Americas.
Natural Areas - are open lands left in a primarily natural state
that contain significant natural, cultural, aesthetic, or
recreational features that warrant protection.
Natural-Caused Hazards - hazards resulting from natural
events, such as flooding, subsidence, earth faults, unstable
slopes or soils, or severe climatic conditions (e.g., drought,
snow, rain, wind) that present a threat to life and property and
may necessitate costly public improvements.
Neighborhood - includes both geographic (place-oriented) and
social (people-oriented) components, and may be an area with
similar housing types and market values, or an area
surrounding a local institution patronized by residents, such as
a church, school, or social agency.
Noxious Weeds - a legal term applied to plants regulated by
state and federal laws, defined as “any species of plant that is
detrimental or destructive and difficult to control or eradicate
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and includes plant organisms found injurious to any
domesticated, cultivated, native or wild plant.”
Obstruction - any structure or tree that exceeds permissible
height limitations or is otherwise hazardous to the landing or
taking off of aircraft.
Offices (see definition in 3.2 Definitions Specific to Permissible
Uses)
Open Space - undeveloped or minimally developed lands that
have been designated to remain undeveloped, be preserved to
protect natural resources, serve as a buffer, and provide
opportunities for recreation that requires no facilities. Such
recreational uses include walking, trail running, biking,
photography, and sitting quietly. Open spaces differ from parks
in that open spaces do not have the developed facilities that are
traditionally associated with city parks, such as stadium-style
lighting, bleachers, playground equipment, and competitive
sports fields.
Parks and Recreation Areas (see definition in 3.2 Definitions
Specific to Permissible Uses)
Pedestrian Shed - the basic building block of walkable
neighborhoods. A pedestrian shed is the area encompassed by
the walking distance from a town or neighborhood center.
Pedestrian sheds are often defined as the area covered by a 5-
minute walk (about 0.25 mile or 1,320 feet). They may be
drawn as perfect circles, but in practice pedestrian sheds have
irregular shapes because they cover the actual distance walked,
not the linear (crow flies) distance.
Phasing Plan: a plan that establishes the order of development
of a large project. It will address such things as required
Building Type Categories, parks and open space, trails, roadway
connections and other items as necessary.
Plaza - a civic space type designed for civic purposes and
commercial activities in the more urban areas, generally paved
and spatially defined by building frontages.
Preservation - an endeavor that seeks to preserve, conserve,
and protect buildings, objects, landscapes, or other artifacts of
historical significance.
Public Buildings - include civic and community centers, public
schools, libraries, police and fire stations and other public
buildings.
Public Parks or Recreation Facilities - outdoor recreation
facilities that are open to the public for passive and active
recreational activity, such as pedestrian activities, hiking, and
jogging; or serve as an historical, cultural or archaeological
attraction; playgrounds; ball parks; and allowing organized
competitive activities.
Public Realm: the area generally used by the public - streets,
sidewalks, trails and open space. The quality of the public realm
is greatly impacted by the design of elements within it, and by
the land uses and architecture adjacent to it. A successful public
realm creates value for the larger neighborhood and contributes
to a positive regional image of the City.
Public Sanitary Sewer - includes sanitary sewer systems other
than individual on-site systems approved by the State or County
and maintained by a public or private agency authorized to
operate such systems.
Public Services and Facilities - include police, fire, emergency
services, sewage, refuse disposal, drainage, local utilities, rights-
of-way, easements, and facilities for them.
Redevelopment - occurs when new development replaces
outdated and underutilized development.
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Revitalization - to repair what is already in place, adding new
vigor by remodeling and preserving.
Rural - describes areas within the region with a low density of
people, residences, jobs and activities and characterized with
large lot development, paved and unpaved two-lane roads with
natural edges, minimal services and goods available to
residents, and abundant open spaces and agricultural uses.
Public transit commuting opportunities may exist.
Rural Floodplains - delineated floodplain areas that are
essentially open space and natural land uses and are unsuitable
for urban development purposes due to poor natural soil
conditions and periodic flood inundation.
Rural Growth Boundary - the line on a map that is used to
mark lands in unincorporated areas of the county that are
suitable for rural development, as well as lands to be preserved
as open lands.
Safety - the protection of our community from natural and
artificial hazards, evacuation routes, peak load water supply
requirements, minimum road widths according to function,
clearances around structures, and geologic hazard mapping.
Scenic Views, View sheds, and Vistas - include open hillsides
and natural watercourses
School, Charter - a public school established by contract with a
district governing board, the state board of education, or the
state board for charter schools to provide learning that will
improve pupil achievement.
School, Private. (see definition in 3.2 Definitions Specific to
Permissible Uses)
School, Public (see definition in 3.2 Definitions Specific to
Permissible Uses)
Services - are anything from a fire station to a fleet shop
because of the large equipment and storage involved. Facilities
in this category typically have larger space requirements
because there is large equipment and/or storage involved.
Heating and cooling, interior finishes, and circulation areas
required for services are unique and must be addressed to be
functional. Service space is defined as 15 to 25 percent
offices/workstations and 75 to 85 percent common and support
areas.
Setback: Is the distance from a property line, curb, or structure
within which building is prohibited. It is expressed as a single
dimension or as a range of dimensions. It is distinguished from
a Build-to line by the fact that it is a minimum distance, not an
absolute line.
Shared Parking Policy: an accounting for parking spaces that
are available to more than one use or property. The
requirement is reduced by a factor, shown as a calculation. The
Shared Parking ratio varies according to multiple functions in
close proximity which are unlikely to require the spaces at the
same time.
Streetscape: the urban element that establishes a major part of
the public realm. The streetscape is composed of thoroughfares
(travel lanes for vehicles and bicycles, parking lanes for cars,
and sidewalks or paths for pedestrians) as well as the visible
private frontages (building facades and elevations, porches,
yards, fences, awnings, etc.), and the amenities of the public
frontages (street trees and plantings, benches, streetlights, etc.).
Social vitality - the invigoration or continued and increased
activity of citizens, cultural activities, and civic engagement
(such as voting).
Suburban - describes areas within the City in which a person is
mostly dependent on the automobile to travel to work or other
destinations (sometimes referred to as Drivable Suburban), and
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to accomplish most shopping and recreation needs. These
environments may have areas where it is possible to walk or
ride a bike for recreational purposes, but due to the lack of
connectivity or nearby amenities, are not favorable for walking
or biking as a primary mode of transportation on a day-to-day
basis. Suburban areas have medium to low densities of people,
residences, jobs and activities with some services and goods
available to residents, the streets and sidewalks vary in their
design, and access to public transportation may be available.
Sustainability - living and managing activities in a manner that
balances social, economic, and environmental considerations to
meet Arlington’s current needs and those of future generations.
A sustainable Arlington is a community where the social
wellbeing of current and future citizens is supported by a
vibrant economy and a self-renewing healthy environment.
Substantial Modification: alterations to a building that is
valued at more than 50% of the replacement cost of the entire
building.
Terminated Vista: a location at the axial conclusion of a
thoroughfare. A building located at a Terminated Vista
designated on a Regulating Plan/Phased Development Plan is
required to be designed in response to the axis.
Transit-Oriented Development (TOD): development which is
oriented to and in close proximity, generally one quarter to one
half mile from a transit station. These developments are
characterized by higher density and have a higher level of
pedestrian activity and transit use than other forms and
location of development.
Trails - pathways for all forms of non-motorized transportation
and recreation.
Urban - areas with a higher density of people, residences, jobs
and activities; buildings are taller and close to the street; streets
and sidewalks are in a grid pattern of relatively small blocks;
the area is walkable and a variety of services and goods are
available; served by public transportation.
Urban Floodplains - delineated floodplain areas that are
located in developed urban areas of the City.
Urban Growth Boundary - the line on a map that is used to
mark the separation of urbanized land from rural land and
within which urban growth should be encouraged and
contained and outside of which urban development should not
occur.
Vacant Land - is publicly- or privately-owned undeveloped
land that is not currently protected from development.
Verge- A paved or planted area along the edge of a road or
sidewalk
Vernacular Development - refers to the tradition of design
resulting in simple small structures or borrowed architectural
design, such as mid-western style storefronts and craftsman
bungalows, built with local materials.
View Shed - an area of land that is visible to the human eye
from a vantage point with particular scenic value that may be
deemed worthy of preservation against development or other
change.
Walkable - describes areas of the City within which a person
can walk, bike or ride transit to work, and to fulfill most
shopping and recreation needs. These environments,
sometimes referred to as Drivable Urban, allow for the use of
automobiles but do not require the use of a vehicle to
accommodate most daily needs. These areas are characterized
by a variety of destinations within walking distance, such as
commercial establishments (such as everyday retail or office),
civic establishments (such as religious, nonprofit, or
government), civic spaces, or transit stops. On-street parking,
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trees, and other design elements are typical and sidewalks are
sized appropriately for the number of walkers. Buildings meet
the street in such a way to make the “outdoor rooms” that
define the best urban places, and building facades are human
scale, with frequent doorways and windows, and attractive
details and ornament.
WSDOT – Washington State Department of Transportation.
Zoning Ordinance - A set of legally binding provisions adopted
by the City Council consistent with state law regulating the use
of land or structures, or both, used to implement the goals and
policies of the Comprehensive Plan.
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20.110.016(b) Definitions Specific to Permissible Uses
Accessory Structure. A structure physically detached from,
secondary and incidental to, and commonly associated with a
primary structure and/or use on the same site. Accessory structures
normally associated with a residential use include, but are not
limited to: garages (unenclosed or enclosed) for the storage of
automobiles (including incidental restoration and repair); personal
recreational vehicles and other personal property; studios;
workshops; greenhouses (noncommercial); enclosed cabanas and
pool houses; and storage sheds.
Accessory structures normally associated with a non-
residential use include, but are not limited to: garages
(unenclosed or enclosed) for the storage of automobiles and
work related vehicles and equipment (including incidental
restoration and repair); storage structures; workshops; and
studios.
Accessory Uses. A use subordinate, customarily incidental and
exclusive to the principal use of a building or lot and located on the
same lot as the principal building or use, except as otherwise
specified.
Alcoholic Beverage Sales. The retail sale of beer, wine and/or
spirits for on-site or off-site consumption, either as part of another
retail use or as a primary business activity.
Animal Services. An establishment where animals are treated.
1. Animal Services, Boarding. A commercial facility for the grooming,
keeping, boarding or maintaining of five or more animals (four
months of age or older), except for dogs or cats for sale in pet shops
or in animal hospitals, but includes pet day care.
Artisan Production. See "Production, Artisan."
Automatic Teller Machine (ATM). A type of banking and financial
services with automated or self-service banking features with no
staff or personnel provided.
Bank/Financial Services. Financial institutions, including, but not
limited to: banks and trust companies; credit agencies; holding (but
not primarily operating) companies; lending and thrift institutions;
other investment companies; securities/commodity contract
brokers and dealers; security and commodity exchanges; and vehicle
finance (equity) leasing agencies. Does not include check-cashing
stores.
Cemetery. A burial ground for the interment of the human dead,
including columbaria and mausoleums, but excluding crematories or
mortuaries classified as undertaking, funeral and interment services.
Community Garden. A site used for growing plants for food, fiber,
herbs, and flowers and shared and maintained by community
residents.
Conditional Use Permit. See “Permit: Conditional Use”
Cultural Institution. A nonprofit institution engaged primarily in
the performing arts or in the display or preservation of objects of
interest in the arts or sciences that are open to the public on a
regular basis. This classification includes performing arts centers for
theater, dance and events, museums, historical sites, art galleries,
libraries, aquariums and observatories.
Day Care Center. An establishment, other than a Day Care Home,
licensed by the State of Washington when required and providing
care and supervision for seven or more persons on a less than 24-
hour basis. This classification includes nursery schools, preschools,
day care centers for children or adults and any other day care facility
licensed by the State of Washington.
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Day Care Home, Adult. A day care facility located in a permanent
residence where an occupant of the residence provides care and
supervision for three or fewer adults at one time with no outside
employees.
Day Care Home, Child. A child care facility located in a permanent
residence where an occupant of the residence provides care and
supervision for seven to twelve children at one time, including
children under the age of 6 related to the provider.
The provider must be licensed by the State of Washington and can
have no more than one employee assisting.
Drive-Through Services. Facilities where food or other products
may be purchased or services may be obtained by motorists without
leaving their vehicles. Examples of drive- through sales facilities
include fast-food restaurants, drive-through coffee, photo stores,
pharmacies, bank teller windows and ATMs, dry cleaners, etc., but do
not include gas station or other vehicle services.
Dwelling. A room or group of internally connected rooms that have
sleeping, cooking, eating, and sanitation facilities, but not more than
one kitchen, which constitute an independent housekeeping unit,
occupied by or intended for one household on a long term basis.
Dwelling, Accessory. An auxiliary dwelling unit located within an
accessory structure of a primary dwelling unit on the lot. Includes,
but is not limited to, dwelling units in guest houses, pool houses and
carriage houses, above or beside a garage.
Eating or Drinking Establishment. A business selling ready to eat
food and/or beverages for on or off-premise consumption.
Furniture and Fixture Manufacturing. A business that
manufactures wood and metal household furniture and appliances;
bedsprings and mattresses; all types of office furniture and
partitions, shelving, lockers and store furniture; and miscellaneous
drapery hardware, window blinds and shades. Includes furniture re-
upholstering businesses, and wood and cabinet shops, but not
sawmills or planning mills.
General Retail. Stores and shops intended to serve the city as
destination retail rather than convenience shopping. Examples of
these stores and lines of merchandise include:
Art galleries; retail; art supplies, including framing services;
books, magazines, and newspapers; cameras and
photographic supplies; clothing, shoes, and accessories;
collectibles (cards, coins, comics, stamps, etc.); drug stores
and pharmacies; dry goods; fabrics and sewing supplies;
furniture and appliance stores; hobby materials; home and
office electronics; jewelry; luggage and leather goods;
musical instruments; parts; accessories; small wares;
specialty grocery store; specialty shops; sporting goods and
equipment; stationery; toys and games; variety stores;
videos, DVD's, records, and CD's, including rental stores.
Does not include Sexually Oriented Businesses.
Home Occupation. A commercial activity that: (i) is conducted by a
person on the same lot (in a residential district) where such person
resides, and (ii) is not so insubstantial or incidental or is not so
commonly associated with the residential use as to be regarded as an
accessory use (see Section 20.40.050 (Accessory Uses), but that can
be conducted without any significantly adverse impact on the
surrounding neighborhood. The following is a non-exhaustive list of
examples of enterprises that may not be home occupations (see
Section 20.08.010):
Veterinarians
Clinics
Auto repair
Auto sales
Real estate offices
Any use that would cause similar impacts.
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Lodging, Bed & Breakfast. The use of a single residential structure
for commercial lodging purposes, with up to five bedrooms used for
the purpose of lodging transient guests and in which meals may be
prepared for them, provided that no meals may be sold to persons
other than such guests.
Lodging, Hotel. A lodging establishment of 25 or more rooms in a
building or group of buildings offering transient lodging
accommodations on a daily rate to the general public. Additional
services may include a restaurant, meeting rooms, and recreational
facilities.
Lodging, Inn. A building or group of buildings used as a lodging
establishment having 6 to 24 guest rooms providing overnight
accommodations and breakfast to transient guests.
Media Production. Facilities for motion picture, television, video,
sound, computer, and other communications media production.
Medical Services, Clinic. A facility other than a hospital where
medical, mental health, surgical and other personal health services
are provided on an outpatient basis. Examples of these uses include:
medical offices with five or more licensed practitioners and/or
medical specialties; outpatient care facilities; urgent care facilities;
and other allied health services. These facilities may also include
incidental medical laboratories. Counseling services by other than
medical doctors or psychiatrists are included under “Offices -
Professional/Administrative.”
Medical Services, Doctor Office. A facility other than a hospital
where medical, dental, mental health, surgical, and/or other
personal health care services are provided on an outpatient basis
and that accommodates no more than four licensed primary
practitioners (for example, chiropractors, medical doctors,
psychiatrists, etc., other than nursing staff) within an individual
office suite. A facility with five or more licensed practitioners is
instead classified under “Medical Services - Clinic, Urgent Care.”
Counseling services by other than medical doctors or psychiatrists
are included under “Office - Professional/Administrative.”
Meeting Facilities. A facility for public or private meetings,
including, but not limited to: community centers; civic and private
auditoriums; grange halls; union halls; meeting halls for clubs and
other membership organizations, etc. Also includes functionally
related internal facilities such as kitchens, multi-purpose rooms and
storage. Does not include conference and meeting rooms’ accessory
and incidental to another primary use and which are typically used
only by on-site employees and clients and occupy less floor area on
the site than the offices they support. Does not include: cinemas;
performing arts theaters; indoor commercial sports assembly or
other commercial entertainment facilities. Related on-site facilities
such as day care centers and schools are separately defined and
regulated.
Office: Professional. Office-type facilities occupied by businesses
that provide professional services or are engaged in the production
of intellectual property. Examples of these uses include, but are not
limited to: accounting; auditing and bookkeeping services;
advertising agencies; attorneys; business associations; chambers of
commerce; commercial art and design services; construction
contractors (office facilities only); counseling services; court
reporting services; design services including architecture;
engineering; landscape architecture; urban planning; detective
agencies and similar services; doctors; educational; scientific and
research organizations; financial management and investment
counseling; literary and talent agencies; management and public
relations services; media postproduction services; news services;
photographers and photography studios; political campaign
headquarters; psychologists; secretarial; stenographic; word
processing; and temporary clerical employee services; security and
commodity brokers; and writers' and artists' offices.
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Outdoor Entertainment. The provision of television or musical,
theatrical, dance, cabaret, or comedy act performed by one or more
persons either electronically amplified or not and/or any form of
dancing by patrons and guests outside of the principal building on a
deck or patio.
Park, Open Space, Playground. Facilities which include community
centers, playing fields, courts, gymnasiums, swimming pools, wave
pools, spray grounds, picnic facilities, golf courses and country clubs,
zoos and botanical gardens, as well as related food concessions.
Parking Facility, Public or Private. Parking lots or structures
operated by the City or a private entity providing parking either for
free or for a fee. Does not include towing and impound facilities.
Permit; Conditional Use. A permit issued by the Hearing Examiner
that authorizes the recipient to make use of property in accordance
with the requirements of this title as well as any additional
requirements imposed by the Council. A Conditional Use Permit
allows the City to consider uses that may be essential or desirable,
but are not allowed as a matter of right within a transect or zoning
district. It also allows the City to control certain uses which could
have detrimental effects on the community. The Table of Permissible
Uses assigned to each Place Type specifies those uses for which a
Conditional Use Permit may be requested.
Permit; Special Use The purpose of a Special Use Permit (SUP) is to
provide sufficient flexibility in the permitted use regulations in order
to further the objectives of this Mixed Use Code. A Special Use
Permit allows uses that have increased potential for incompatibility
in a Transect to be carefully reviewed to determine, against fixed
standards, whether their establishment on any given site should be
allowed. These uses may or may not be appropriate in a particular
location depending on a weighing, in each case, of the public need
and benefit against the local impact and effect. There may be
additional conditions placed on the proposed development to better
insure compatibility with existing development within the Transect.
A Special Use Permit may be initiated by either an applicant or the
Director.
Permitted Use. Any use allowed in a transect zone without a
requirement for approval of a discretionary use permit, but subject
to any restrictions applicable to that transect.
Personal Services. Establishments that provide non-medical
services to individuals as a primary use. Examples of these uses
include, but are not limited to: barber and beauty shops; clothing
rental; dry cleaning pick-up stores with limited equipment; home
electronics and small appliance repair; laundromats (self-service
laundries); locksmiths; massage (licensed, therapeutic, non-sexual);
nail salons; pet grooming with no boarding; shoe repair shops;
tailors; and tanning salons. These uses may also include accessory
retail sales of products related to the services provided.
Primary Structure. The main structure on a lot, containing a
residential, commercial, office or industrial use.
Production, Artisan. On-site production of goods by hand
manufacturing which involve the use of hand tools and small-scale
equipment.
Production, General. Manufacturing of products from extracted or
raw materials, recycled or secondary materials, or bulk storage and
handling of such products and materials. This classification includes,
but is not limited to: food, beverage and tobacco product
manufacturing; textile mills; textile product mills; apparel
manufacturing; leather and allied product manufacturing; wood
product manufacturing; paper manufacturing; chemical
manufacturing; plastics and rubber products manufacturing;
nonmetallic mineral product manufacturing; transportation
equipment manufacturing; primary metal manufacturing; and
fabricated metal product manufacturing.
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Production, Intensive High Impact. Manufacturing of acetylene,
cement, lime, gypsum or plaster-of-Paris, chlorine, corrosive acid or
fertilizer, insecticides, disinfectants, poisons, explosives, paint,
lacquer, varnish, petroleum products, coal products, plastic and
synthetic resins and radioactive materials. This group also includes
smelting, animal slaughtering and oil refining.
Production, Limited. Manufacturing of finished parts or products,
primarily from previously prepared materials. This classification
includes, but is not limited to: food manufacturing; computer and
electronic product manufacturing; electrical equipment; appliance;
component manufacturing; and other uses as determined by the
Director.
Printing and Publishing. Printing by letterpress, lithography,
gravure, screen, offset, or electrostatic (xerographic) copying and
other establishments serving the printing trade such as bookbinding,
typesetting, engraving, photoengraving and electrotyping. This use
also includes establishments that publish newspapers, books and
periodicals and establishments manufacturing business forms and
binding devices. “Quick printing” services are included in the
definition of “Business Support Services.”
Public Safety Facility. A facility operated by a public agency
including fire stations, other fire preventive and fire-fighting
facilities, EMF, police and sheriff substations and headquarters,
including interim incarceration facilities. May include ambulance
dispatch on the same site.
Recreational Facility, Indoor. An establishment providing indoor
amusement and entertainment services for a fee or admission
charge, including:
Bowling alleys; coin-operated amusement arcades; electronic
game arcades (video games, pinball, etc.); ice skating and
roller skating; and pool and billiard rooms as primary uses.
Any establishment with four or more electronic games or
amusement devices (e.g., pool or billiard tables, pinball
machines, etc.) or a premises where 50 percent or more of
the floor area is occupied by electronic games or amusement
devices is considered a commercial recreation facility. Three
or fewer machines or devices are not considered a use
separate from the primary use of the site. Does not include
Sexually Oriented Businesses.
Recreational Facility, Outdoor. A facility for outdoor recreational
activities where a fee is charged for use. Examples include, but are
not limited to: amusement and theme parks; camping and picnicking
areas; go-cart tracks; golf driving ranges; miniature golf courses; and
water slides. May also include commercial facilities customarily
associated with the above outdoor commercial recreational uses,
including bars and restaurants, and video game arcades. Does not
include golf courses and country clubs.
Religious Assembly. An establishment for religious worship and
other religious ceremonies including religious education, rectories
and parsonages, offices, social services, columbaria and community
programs.
Research and Development. An establishment primarily engaged
in the research, development and controlled production of high
technology electronic, industrial or scientific products or
commodities for sale. This classification includes biotechnology
firms and manufacturers of nontoxic computer components.
Sexually Oriented Business. Sexually oriented business means an
adult arcade, adult bookstore, adult novelty store, adult video store,
adult cabaret, adult motel or adult entertainment out-call service in
the form of semi-nude dancing or exhibition, adult motion picture
theater, adult theater, semi-nude model studio or sexual
establishment as further defined in Chapter 20.08.010 of the
Municipal Code.
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Special Use Permit. See “Permit: Special Use”.
Studio: Art, Music, Dance. Small-scale facilities, typically
accommodating no more than two groups of students at a time in no
more than two instructional spaces. Examples of these facilities
include: individual and group instruction and training in the arts;
production rehearsal; photography, and the processing of
photographs produced only by users of the studio facilities; martial
arts training studios; gymnastics instruction, and aerobics and
gymnastics studios with no other fitness facilities or equipment. Also
includes production studios for individual musicians, painters,
sculptors, photographers, and other artists.
Utility. Installations or facilities or means for furnishing to the
public, electricity, gas, steam, communications, water, drainage,
sewage disposal, or flood control, irrespective of whether such
facilities or means are underground or above ground; utilities may
be owned and operated by any person, firm, corporation, municipal
department or board, duly appointed by state or municipal
regulations. Utility or utilities as used herein may also refer to such
persons, firms, corporations, departments, or boards.
Vehicle Services, Minor Maintenance and Repair. Incidental
minor repairs to include replacement of parts and service to
passenger cars, but not including any operation defined as
“automobile repair, major,” or any other operation similar thereto.
Vehicle Services, Major Maintenance and Repair. General repair,
rebuilding or reconditioning of engines, motor vehicles or trailers;
collision service including body or frame, straightening or repair,
overall painting, or paint shop.
Vehicle Services, Service Station. A building and/or lot or use
having pumps and storage tanks where motor vehicle fuels or
lubricating oil or grease or accessories for motor vehicles are
dispensed, sold, or offered for sale at retail only; where deliveries are
made directly into motor vehicles, including greasing and oiling on
the premises and car washing; and where repair services is
incidental to the use. Incidental
Wholesaling and Distribution. An establishment engaged in selling
merchandise to retailers, to contractors, industrial, commercial,
institutional, farm, or professional business users; to other
wholesalers; or acting as agents or brokers in buying merchandise
for or selling merchandise to such persons or companies. Examples
of these establishments include, but are not limited to: agents;
merchandise or commodity brokers; and commission merchants;
assemblers; buyers and associations engaged in the cooperative
marketing of farm products, merchant wholesalers, stores primarily
selling electrical, plumbing, heating and air conditioning supplies
and equipment.
Wireless Telecommunications Facility. Public, commercial and
private electromagnetic and photoelectric transmission, broadcast,
repeater and receiving stations for radio, television, telegraph,
telephone, data network, and wireless communications, including
commercial earth stations for satellite-based communications.
Includes antennas, commercial satellite dish antennas, and
equipment buildings. Does not include telephone, telegraph and
cable television transmission facilities utilizing hard-wired or direct
cable connections.
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20.110.016(c) Comprehensive Plan Goals and Policies achieved
through this land use plan.
The following Goals and Policies of the 2015 Arlington
Comprehensive Plan are articulated in detail in this Land Use Plan.
Throughout the process of Code development, the Comprehensive
Plan consistently informed the decisions regarding both residential
and commercial development contained herein. Most elements of the
Comprehensive Plan relate directly to the elements of this Land Use
Plan; listed below are those that most directly impact the decision-
making process.
Overall Goals and Policies
Goals:
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 build environments within the City,
ensuring harmony between both environments
through application of best practices techniques.
GO-3 Work towards promoting and maintaining an
urban environment within the City that enhances
livability for its residents.
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-6.4 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 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
Goals:
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.
PH-1.6 Pre-zoning designations within the City's
unincorporated Urban Growth Area greater than fifty
acres and slated for residential development should
provide for a nix of housing: types and densities.
Goals:
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.
Goals:
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 streetscape standards.
Goals:
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.
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PH-4.2 Senior housing should be located in close proximity to
hospitals, public transportation routes, retail/service
centers, and parks.
Goals:
GH-5 Ensure 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-5.3 The City should promote the conservation of housing
through investment in the infrastructure serving
residential areas (storm drainage, street paving, and
recreation).
Goals:
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 se3rvices,
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.
Goals:
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-8.3 The City should support and encourage private
developers and organizations who seed to provide
below-market housing units by utilizing various tools
such as a) allowing alternative development types
(e.g. ADU’s, Clusters, Cottage Housing, Small Lots, Zero
Lot Lines, Bungalow Courts), b) implementing
regulatory tools (e.g., Inclusionary Zoning, SEPA
Exemption, Flexible Development Standards,
Performance Standards), 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.
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Land Use Goals and Policies
Goals:
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:
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.
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.
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.
Environmental Preservation and Conservation: Through
both preservation and conservation ensure the proper
management of the natural environment and resources.
Goals:
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.
Goals:
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-4.3 The City should adopt and maintain
development regulations that insure that
growth is consistent with State laws and
Community Vision.
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.
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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; and
b) The general impact to the existing transportation
network: and
c) The feasibility of the site and its situation for the
proposed density: and
d) The availability/capacity of urban services such as
water and sewer to serve the area; and
e) The vacant land supply within the City at the
proposed density.
PL-7.2 Higher density residential uses should be located
around commercial areas.
PL-7.3 Vertical and horizontal mixed use developments with
residential components should be permissible within
commercial zones within the City.
Goals:
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 and/or sidewalks to
integrate and link commercial activities and other
neighborhoods within the City.
Goals:
GL-10 Promote Neighborhood Commercial uses in
appropriate places.
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
PL20.4 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 controls.
Before they enter wetlands and/or other bodies of water.
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Goals:
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-21.3 Encourage development patterns that are based on a
grid system to increase connectivity and reduce utility
and transportation costs as well as energy
consumption.
Goals:
GL-25 Promote equality in development between private
and public lands
Policies:
PL-25.1 Public and semi-public development should be held to the
same development standards as private development.
PL-25.2 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.
Transportation Goals and Policies
Goals:
GT-1 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’s motorized and non-motorized transportation
network should be designed to distribute traffic evenly
throughout the City.
Goals:
GT-2 Ensure that road development meets the goals of the
transportation element and land-use element of the
comprehensive plan.
Policies:
PT-2.1 A motorized and non-motorized transportation plan
should be developed by the City to ensure adequate
transportation routes are created concurrent with new
development. Evaluate minimizing impervious surfaces
and incorporating LID facilities into these plans where
feasible.
Goals:
GT-4 Consider the special needs of subarea transportation
facilities including appearance and safety.
Policies:
PT-4.1 Improving the appearance of existing corridors should
be a primary objective in designing and maintaining the
street system in Arlington. Appropriate design
standards, including landscape standards for the
construction of new streets shall be maintained.
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PT-4.4 Residential lots should only take vehicular access from an
Alley, local Access Street, or Collector Street. Only in
instances where the City Engineer determines there is no
other feasible alternative should a residential lot take
access from an arterial (or higher classified) street.
PT-4.5 Block standards should be developed to ensure that the
development and subdivision of land results in greater
connectivity both within the new
development/subdivision and to the existing street
network.
PT-4.6 Cul-de-sac should be prohibited to the extent feasible.
Streets that must terminate in a cul-de-sac should be
limited to one block in length (330ft). Where cul-de-sac
are used, evaluate the installation of LID facilities in the
center of the cul-de-sac.
PT-4.7 Whenever a cul-de-sac is utilized, pedestrian connectivity
should be maintained by providing a pathway that
connects from the bulb of a cul-de-sac the nearest
roadway (whether existing or proposed) outside the
development.
PT-4.8 Design standards should be established to consolidate the
number and location of curb cuts on arterial streets. Curb
cuts are permitted at bio retention facilities to allow
stormwater runoff to enter the facility.
PT-4.9 On-site parking requirements should be established to
ensure land uses can adequately accommodate parking
demand.
PT-4.10 Streets should be designed to accommodate multi-modal
transportation options such as motor vehicles (including
buses), bicycles, and pedestrians.
PT-4.11 New construction should 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. Sidewalks should be
included on at least one side of a street and wide enough
to meet Americans with Disabilities Act (ADA)
req1uirements.
PT-4.12 New residential developments should provide pedestrian
access between the development and adjacent schools,
parks, playgrounds, commercial areas or other roads or
facilities in such access is not conveniently provided by
sidewalks adjacent to the streets as required above. In
such as case, the developer may be required to reserve an
unobstructed easement of at least ten feet in width to
provide this access.
PT-4.13 All streetscapes should be designed and constructed to
include at a minimum the following: gutters, sidewalks or
trail, and landscape strips with street trees.
Non-Motorized Transportation
Goals:
GT-5 Develop transportation strategies that encourage the use of
pedestrian, bicycle, and mass transit facilities that will,
among other things, conserve non-renewable energy
sources.
Policies:
PT-5.1 The City should develop a paved non-motorized
transportation network that results in connectivity
between all subareas of the City.
PT-5.2 Bicycle lanes should be included with motor vehicle lanes
on all streets with a speed limit greater than 25mph
unless a paved, non-motorized trail exists or is planned
within the right-of-way.
PT5.3 Traffic safety design techniques should be integrated into
the street design to assist in safeguarding pedestrians,
194
and cyclists, particularly near schools, playgrounds, and
at crosswalks.
PT-5.4 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-5.5 Existing sidewalks, including curb cuts and ramps should
be brought into compliance with the American’s with
Disabilities Act (ADA).
PT-5.6 Street lighting should be designed to take into
consideration the needs of motorists, cyclists, and
pedestrians.
PT-5.7 The City’s non-motorized transportation network should
connect with regional networks and with networks of
neighboring jurisdictions.
PT-5.8 Multi-family Residential, Commercial, and Industrial
developments should provide bike racks to accommodate
bicycle use by residents, employees, and customers.
Goals:
GT-6 Support the use of transit and work with transit
agencies to improve service in order to help reduce
traffic.
Policies:
PT-602 Encourage and plan for “pedestrian scale” neighborhoods
and centers to enhance access and mobility for public
transportation users.
Goals:
GT-8 Develop transportation and safety policies that
encourage the use of non-motorized transportation
(i.e., walking and biking)
Policies:
PT-8.1 Streetscapes for new and improved roads should be
designed to accommodate multi-modal transportation
options, such as motor vehicles (including bus), bicycles,
and foot traffic (pedestrians).
PT-8.2 Priority should be given to sidewalk and shoulder
improvements in areas of high traffic volumes or
pedestrian activity to improve safety of pedestrians and
drivers.
Parks and Recreation Goals and Policies
Goals:
GP-1 Maintain and support existing and future
recreational and cultural activities.
Policies:
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 fee-in-lieu.
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-1.12 New residential developments should provide adequate
on-site park space or pay a fee-in-lieu.
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Goals:
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.
Goals:
GP-6 Provide for a trail system through the City and
connecting to regional trails.
Policies:
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.
Goals:
GP-8 Develop park and trail design and development
standards.
Policies:
PP-7.1 The City should establish park, trail, and open space
design standards.
PP-7.3 Maintain an up to date map of the local trail system that
is easily accessible to the public to help encourage trail
use.
Economic Development Goals and Policies
Goals:
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-1.2 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 insure 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 housing ratio.
PE-1.4 The City should work to ensure 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-1.7 The City should provide a predictable development
atmosphere through consistent application and
interpretation of City regulations, and permit processing.
PE-1.10 The amount and rate of land consumption for business,
commercial and industrial uses should be monitored by
the City.
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.
196
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.
Goals:
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.
Goals:
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, and other needs.
Policies:
PE-4.3 Ensure that new commercial development incorporates
site and building design features that accommodate
alternate modes of transportation
PE-4.6 The City should promote commercial development that
facilitates pedestrian activity and is architecturally
distinctive.
Goals:
GS-5 Manage stormwater pursuant to current standards,
preserving and supplementing, as necessary, the
natural drainage ways and other natural hydrologic
systems to maintain runoff impacts from
development.
Policies:
PS-5.37 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.
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20.110.018 ACKNOWLEDGEMENTS
Transect images courtesy of Duaney Plater/Zyberk
Transect and Building Type photo images courtesy of Sandy Sorlien:
www.Transect-Collection.org
Background urban design material from the Urban Design
Compendium:
https://udc.homesandcommunities.co.uk/
City of Cincinnati Form Based Code
www.cincinnati-oh.gov