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Home My WebLink AboutOrdinance No. 2025-019 Adopting Chapter 20.119 of AMC for Island Crossing Subarea PlanORDINANCE NO. 2025-019 AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON ADOPTING CHAPTER 20.119 OF THE ARLINGTON MUNICIPAL CODE REGARDING ISLAND CROSSING SUBAREA PLAN DEVELOPMENT STANDARDS UNDER CITY PLANNING NO. PLN 1184 WHEREAS, the city has proposed a new Chapter 20.119 Island Crossing Subarea Plan Development Standards to the City zoning code; and WHEREAS, the Arlington Planning Commission considered the new chapter on September 2, 2025 and at a public hearing conducted on September 16, 2025; and WHEREAS, the Planning Commission made findings and provided its recommendations to the City Council concerning the proposed changes; and WHEREAS, the City Council considered the same at a workshop held on October 13, 2025, a meeting on October 20, 2025, and considered them along with the Planning Commission recommendations; and the City Council having determined approving said amendment was in the best interest of the City; and WHEREAS, the amendments were presented to the Department of Commerce for comment and said Department had no comments on the ordinance; and WHEREAS, the City Council has considered the proposed amendment to the municipal code and finds it to be consistent with city and state law and in the best interests of the citizens; and NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows: Section 1. Arlington Municipal Code Chapter 20.119 shall be adopted as shown in Exhibit A attached to this Ordinance. Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 3. Effective Date. The title of this ordinance which summarizes the contents shall be published in the official newspaper of the City. This ordinance shall take effect and be in full force five (5) days after the date of publication as provided by law. PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this 20th day of October, 2025. ORDINANCE NO. 2025-019 1 Don E. Vanney, Mayor— c Wendy Vaqfier Meersche, City Clerk reggliffy."ITCAM ill 11710111151111 MINIMUM 11111111-1 Chapter 20.119 11z.&_VF.A ST.11111FARDS Sections: Part 1:,Island Crossing General Standards 20.119.010 Purpose and Intent 20.119.020 General Requirements and Applicability 20.119.030 Zoning Designations 20.119.040 Permissible Uses 20.119.050 Island Crossing Density and Dimensional Standards 20.119.060 Street Design Standards 20.119.070 Parking Standards 20.119.080 Landscaping Standards 20.119.090 Flooding and Compensatory Storage Part 11: Island Crossing Design Standards 20.119.100 Interpretation 20.119.110 Island Crossing Theme: Farm & Agrarian Design Set in Stillaguamish Valley Site Planning 20.119.120 Relationship to Street Front 20.119.130 Building Orientation 20.119.140 Blank Walls Vehicular Access and Parking 20.119.150 Internal Roadways 20.119.160 Vehicular Entrances and Driveways 20.119.170 Parking Layout and Design Pedestrian Access, Amenities, and Open Space 20.119.180 Internal Pedestrian Network 20.119.190 Pedestrian -Oriented Open Spaces Building Design 20.119.200 Architectural Style and Character 20.119.210 Building Corners 20.119.220 Building Material City of Arlington 20.119- 1 October 2025 III I 1 11111 1 i � I I I I III I � 1 1111 rffingliff rMlaw. ; �.1 ; V ; --ii Part 1. Island Crossing General Standards 20,119JI10 —ILqpq� jqn I Kitt 1 r . S • MIMI IFIFFRIMIT44FEWIMMI Komi ING I County's agriculturarTaTna—slt nas I LU ou a celeoralea, saie, Maltinq1te gatelray MArillIgi.011 *111 U10 Stillaguamish Valley and play a vital role in the region's commercial, agritourism, and outdoor recreation economies. The intent of this chapter is to implement the vision for Island Crossing as provided in the adopted Island Crossing Subarea Plan and ensure that redevelopment contributes to the following goals: (a) Support the viability of surrounding agricultural lands by managing the floodplain, allowing for farmstands, and guiding development into an agriculture -oriented business hub. (b) Promote a safe, well-connected, multimodal transportation system. (c) Celebrate the scenic landscape by: (2) Preserving, enhancing, and/or creating community -valued views of the Stillaguarnish Valley, Snohomish County's agricultural lands, and the Cascade Mountains. (d) Leverage Island Crossing's setting and transportation access for economic prosperity through allowances for desired commercial businesses and design standards for a vibrant, human -oriented environment. (e) Enhance the natural environment through floodplain management, green stormwater management (e.g., raingardens, bioretention), and green building and site design. 20.119.020 — General Requirenignis and AppLicability. (a) This chapter establishes specific regulations for development within the Island Crossing Subarea consistent with the City's Comprehensive Plan and the Island Crossing Subarea Plan. Where a conflict exists between this chapter and other sections of the Arlington Municipal Code (AMC) Title 20 — Zoning, the provisions of this chapter take precedence. For all other topics not specifically addressed herein, the applicable standards of AMC Title 20 shall continue to apply. (b) Part I Island Crossing General Standards apply to the Island Crossing- I (IC-1), Island Crossing-2 (IC-2), and Island Crossing-3 (IC-3) zones. (See Figure I Island Crossing Zoning Map for subdistricts boundaries) (c) Part 11 Island Crossing Design Standards apply to properties within IC- I and IC-2 zones. Development within the IC-3 zone is subject to the citywide Development Design Standards. (d) Extension or Enlargement of Nonconforming Situations shall follow the regulations established under AMC Chapter 20.32.030, with the following exception: (1) A gas or fueling station that existed prior to the adoption of these regulations may be fully redeveloped on the same lot (no changes to lot size) if the purpose of the improvements is to construct a new building structure outside of the floodplain. (e) Repair, Maintenance and Reconstruction shall follow the regulations established under AMC Chapter 20.32.040, with the following exception: (1) A gas or fueling station that existed prior to the adoption of these regulations may replace, repair, or reconstruct fuel pumps, islands, and canopies following the original construction design or an updated design with a building permit. City of Arlington 20.119-2 October 2025 1111111111 raps-Tilff P ITUMM". MIN R!, M` EMKUM I! . " I I I- ,I I I 20AM030 =-- /Zonino [DcoMonanons_ Island Crossing includes three subdistricts, IC-1, IC-2, and IC-3, each with unique regulations. These distinctions set a framework for nuanced development that can meet both community goals and regional needs. (a) The Island Crossing- I (IC-1) zone is established to accommodate highway -oriented commercial activities near the 1-5 and SR 530 interchange to cater to commuters, tourists, and commerce and improve the human environment and connectivity along existing and future streets. (b) The Island Crossing-2 (IC-2) zone is established to promote low -intensity commercial activities, including agri-commercial ventures such as farm -to -table restaurants and farm equipment stores. This zone also allows public and semi-public uses. IC-2 is intended to support a well-connected, people -friendly, vibrant community hub that enhances the local economy and recreational opportunities. (c) The Island Crossing-3 (IC-3) zone is established to accommodate general commercial to support the regional economy, such as car and heavy equipment sales/rentals and renewable energy facilities. It is intended to be a flexible zone following the citywide development design standards. (d) Zone boundaries are shown in Figure I Island Crossing Zoning MaM City of Arlington 20.119-3 October 2025 Exhibit A Chapter 20.119: Island Crossing Subarea Development Standards PIONEER HWY, .......... Mvi A V Z5 City of Arlington 20.119-4 October 2025 W 111111 ! 1111 1 rffingilim."ITERM bU W 1. 1: K 1 -1 . 20.119.040 — Permissible Uses. (a) The purpose of this section is to establish the uses generally permitted in each zone which are compatible with the purpose and other uses allowed within the zone. All project and/or developments are required to meet all provisions listed in AMC 20.40.020 - 100. (b) Island Crossing Table of Permissible Uses. r— P = Permitted with Business License . . .......... ZS = Zoning or Special Use Permit ZV = Zoning Verification ZC = Zoning or Conditional Use Permit Z = Zoning Permit ZSC = Zoning, Special Use or Conditional Use Permit S = Special Use Permit ACUP = Administrative Conditional Use Permit C = Conditional Use Permit Number = Footnote Condition Zones Use Descriptions IC-1 IC-2 IC-3 C Cultural, Social, or Fraternal Uses Art Galley or Center ZS ............ ZS ZS Museum ZS ZS ZS Social, Fraternal Clubs and Lodges, Union Halls, and Similar Uses ZS ZS ZS Environmental Z Critical Area Uses (AMC 20.93) Z Z Land Clearing and Logging' Z Z Z Industry, Manufacturing, Processing, Repairing, Renovating, Assembly of Goods, Merchandise or Equipment . ......... Brewery, Distillery, Craft Beverage Production with Tasting Room or Restaurant (No Dr ZS ZS Thru Services) Land Division Binding Site Plan Major C C C Binding Site Plan Minor Z Z i Z Boundary Line Adjustments Z Z Z Marijuana Production, Processing, and Retail Marijuana Retail Z Z Z ic e j Motor Vehicle -Related Sales and Service Operations City of Arlington 20.119-5 October 2025 Zones 1 .2 Use Descriptions IC-1 IC-2 IC-3 Car Wash zS zS i Electric Vehicle Infrastructure z z Painting and Body Work with No Storage of C, zS Vehicles Repair and Maintenance, Not Including Z� F77 Substantial Body Work, and No Storage of S Vehicles Sales or Rental or Mobile Home Sales zS Sales with Installation of Motor Vehicle Parts or Accessories (Tires, Mufflers, etc.) zS Open Air Markets and Horticultural Sales Commercial Greenhouse with On -Premises z z z Sales Horticultural Sales with Outdoor Display ACUP ACUP ACUP Temporary (Seasonal) Farmer's Market ACUP ACUP ACUP Personal Services zS zS Banks with Drive-Thru Windows zS Dry Cleaner / Laundromat zS zS zS Salon / Barber Shop / Beauty Shop Tanning zS zS zS Studio: Art, Music, Dance ____ -- - ------- zS zS — — zS - ------- Travel Agencies zS .......... . . . zS zS Other Similar Uses zS zS zS Professional Services Attorney / Legal Services zS zS zS � Clinics of Physicians or Dentist zS zS zS Consultant zS zS zS Insurance /Stockbroker zS zS zS Other Similar Uses zS zS zS Public and Semi -Public Facilities zS zS Bus Station, Train Station zS FCivil Defense Operation ZS ZS zS City of Arlington 20.119-6 October 2025 110 11111,161 Ell HKI 11 RV ! : .1 W 1, 1 11111111111 Zones' 2 Use Descriptions IC-1 IC-2 IC-3 Fire Stations zS zS zS Military Reserve, National Guard Centers zS zS # zS Police Stations zS zS zS Post Office zS zS zS Public Parking Lot or Parking Garage zS zS zS Rescue Squad, Ambulance Service zS zS zS Special Events sP P P Recreation, Amusement, Entertainment Outdoor Recreation: Athletic Fields, Tennis Courts, Miniature Golf Courses, Skateboard Parks, Parks, and Similar Uses . . ..... . ... ... - ------- __ . . ..... zS zS . . .... zS Indoor Recreation: Bowling Alleys, Skating i Rinks, Indoor Tennis and Squash Courts, Billiards and Pool Halls, Indoor Athletic and zS zS zS Exercise Facilities, and Similar Uses Movie Theaters Seating Capacity Less than 300 zS zS zS zV zV zV --f—_�V_ Religious Assembly - Accessory Religious Assembly — Principle zS zS zS zS Residential Rooms for Rent Situations Hotels, motels, and similar businesses or institutions providing overnight ZSC accommodations Restaurants, Bars, Night Clubs Carry -Out and Delivery Service; No Drive- Thru Service; Consumption Outside Fully zS zS zS Enclosed Building Carry -Out and Delivery Service; Drive-Thru Service; Service or Consumption Outside Fully zS zS zS Enclosed Building No Substantial Carry -Out or Delivery Service; No Drive-Thru Service; Service or Consumption Inside or Outside Fully Enclosed zS zS s zS Building Gambling Establishments zS 7-S j zS City of Arlington 20.119-7 October 2025 170MIMV0 011I IIII III I II III 1 111111 myfflffllffrffl�� ►1.11 N.... - I R. _U`seDescri_pt_ions; Zones',2 IC-1 IC-2 IC-3 Retail Trade — No Outside Storage of Goods Allowed Convenience Stores z z z General Mercantile zS zS zS Home Occupation 6 P P P Sales / Rentals Incidental to a Non -Retail zS zS zS Principal Use Wholesale Sales zS zS zS Retail Trade — Outside Storage of Goods and Display Allowed Mobile Sales and Delivery sACUP ACUP ACUP Services and Enterprises Related to Animals Pet Grooming/Pet Store zS zS zS Veterinarian zS ZS zS Utility Facilities zS Alternative Energy Systems 4 zS zS Electrical Community or Regional Facility C C C Electrical Neighborhood Facility z z z Public Utilities =z z z Franchise Utilities z z z Wireless Communication Facilities Commercial Antennas 50 feet tall or less z z z Commercial Macro Facilities z z z Commercial Micro Facilities z z z Commercial Mini Facilities z z z Miscellaneous ____ _ _ ___ __ — ___ 1__'I*___, Combination Uses ZSC ZSC ZSC Footnotes of Island Crossing Table of Permissible Uses I Subject to Section 20.38.080 — Performance Standards and Miscellaneous Restrictions 2 Subject to Section 20.38.070 — Restrictions on Certain Use Classifications on Arlington Airport Property 'Subject to Section 20.44 Part 11 — Land Clearing, Grading, Filling and Excavation and Chapter 20.80 Forest Land Conversion City of Arlington 20.119-8 October 2025 FROM IS= Subject to Section 20.114 — Alternative Energy Systems and Technologies Subject to Chapter 5.44 — Parades, Athletic Events and other Special Events 'Only allowed within existing residential uses and subject to Section 20.44.082 —Home Occupations ' Subject to Section 20.40.050 Accessory Uses 'Subject to Section 20.44.080 — Administrative Conditional Use Permit for Mobile Sales and Delivery 'Subject to Section 20.44.034 — Wireless Communications Facilities (a) The Island Crossing Density and Dimensional Standards table addresses the form and intensity_ A development specific to individual zones. See 20.119.170 (d) Figure 12 for lot diagram exampi illustrating setbacks requirements. I (b) AMC Chapter 20.48 provides clarification and exceptions to the density and dimensional standards outlined in 20.119.050 (g). (c) Building Setback Requirements. Locate development in IC-1 and IC-2, \adjacent, as feasible, to the sidewalk(s). Development in IC-3 may be located in the best location on the site for the type of use proposed. (d) Building Height Limitation. Hotels or other similar overnight lodging within IC-2 zone shall be 100 feet tall or less. NO a Building Setback Requirements — Minimum Distance, in feet, from: Non -Arterial Arterial Rear Lot Side Lot ECA Street Right- Street Right- Boundary Boundary Buffer of -Way' Line of -Way' Line Line a Line or Alley Minimum .2 > Zone Lot Size and Width to :6 Building and Building g Freestanding Sign IC-1 0 0 1 5 0-254 1 - 5 5 15 TO -10-0-1 IC-2 02 0_103 5 4 ...................... 5 5 15 50 100 IC-3 02 05 5 �0-25 05 5 �5 5 �1�5 50 100 I As used in this table, "right-of-way" means the street's ultimate right-of-way according to its classification, not existing, actual right-of-way. 2 A "0" in this column means that there is no minimum parcel size or width required. One can subdivide into as small of lots as one wants, as long as a permissible use can fit on the lot while meeting the rest of the requirements of this code (e.g., parking, landscaping, screening, setbacks, drainage, etc.). I Buildings may be set further from right-of-way if providing a pedestrian -oriented space between the sidewalk and the building front. Exception: Buildings may locate further from an arterial when orienting to a non -arterial. A "0" in this column means that there are no minimum or maximum setbacks from the right-of-way line 'Maximum height limit for hotels or similar overnight lodging is 100 feet. City of Arlington 20.119-9 October 2025 rmffllflm�- r., Ire] IT. r6T M_41 20.119.060 — Street Design-, Standards. New street regulations are established to enhance Island Crossing inter -site connectivity and support the .......... ed wit'tix Ae sub.?req.. V-eou�red-nc�w—Afectend4hfou-ah=l��ilI ii:k i:clli mcticlris-�� I (a) New streets are required: (1) To meet the Public Works Design and Construction Standards. (2) To meet all sections of AMC 20.56, unless otherwise adjusted within these standards. (b) Authority to require dedication. If a right-of-way abutting the applicable site has inadequate width, the applicant will dedicate a portion of the subject property for the required right-of-way widening. In some instances, due to road alignment needs, more right -of way may be required from one side of a street than the other. (c) Provide inter -site connectivity per Figure 2 Street Network below. Specific alignments for new or extended street connections and through -block connections will be developed during the development review process Note that Figure 2 Street is different than the Figure 8 block frontages designation map in AMC 20.119.120 Relationship to Street Front. The street type designations and standards regulate the design of the roadway, in AMC 20.119.120 regulate the development frontages, which includes the building and associated site development that occur within the property boundary. Core Streets mmEM Arterial High Priority Other Streets Through -block connections or Other Streets (pending development concept) j Island Crossing Arlington Note: The dashed lines indicate proposed street or connection conceptual locations. Applicants may propose alternate locations that meet the purpose of this section and intent of the Island Crossing Subarea Plan. (d) Maximum block length. New developments on large sites (over 2 acres) are to facilitate good pedestri and vehicular circulation. Specifically, blocks are to be dedo poped signetrvide publicly accessible estri and/or vehicular connections at intervals no greater than indicated in AMC 20.119.060(e) by zone. I City of Arlington 20.119-10 October 2025 Adjustments to the streetscape classifications regulation in subsections 1-3 below and the street cross (1) Arterial Streets. This includes SR 530, a high -traffic corridor that serves as a gateway to the subarea and into Arlington. As redevelopment occurs, it is expected to accommodate a growing number of pedestrians. Internal streets and driveways will be designed and constructed at grade with the elevated SR 530 to ensure vehicular and pedestrian accessibility. Figure 3 below illustrates the concept for SR 530 improvement. Design will be determined by Public Works in consultation with WSDOT to ensur compliance with applicable standards (e.g., flood and stormwater compliance). (Note, though Smokey Point Blvd is an arterial, its design is addressed through the Smokey Point Blvd improvement project outside of these desiati standards.) Pedestrian stairway/ Consider water retaining wall :Oow needs Driveways/new streets connexct to private property's parking grade 0-25' Landscape Landscape 0-25' Building (varies) Travel Travel (varies) Building setback 12' 11 lane 8lane ill 12 setback sharec Turn pocket Median Turn pocket Shared path /landscape (varies) /landscape use path PL 100'ROW PL City of Arlington 20.119-12 October 2025 rom iiiiiiiiiiiiiii f111!11111111!1 1211 (2) High Priority Streets. High Priority Streets are intended to function as the Subarea's primary commercial center street and are subject to AMC 20.119.150 Internal Roadways. Back -in angled parking, landscape strips, or sidewalk is acceptable in place of parallel parking, subject to approval. Fieure 4 below illustrates optional strectscape cross sections. SIMPA'ALK _ANDQCA,1E FLEX-IARKIIJG TRAVEL LANETRAVE .101E I 4NDSCAPING OR SIDENALK RO%! 11- =LEX PARKIN G LANDSCAPE 51DE,VA_K I ANDSCARINIG, 0 R S I D E',VALK Require landscape strips to function as green stormwater infrastructure unless applicant shows stormwater is managed elsewhere more efficiently and with a cohesive site design. See AMC 20.119.120 Relationship to Street Front, (1) Pedestrian -Oriented Paths for areas where wider si dewalks/1 ands cape are required. City of Arlington 20.119- 13 October 2025 NUTIOW, rors-TIMEW.".f, r- 1W 11 11 (3) Other Streets. These streets are designed to be pedestrian -friendly corridors that support commercial and retail uses and are regulated under AMC 20.119.150 Internal Roadways. Figure 5 illustrates a City of Arlington 20.119-14 October 2025 Title 20--LondUse Code Chapter 2O]i9:Island Crossing Subarea Development Standards (g) Through -block connection types. Figure 2 Street Network above illustrates several k connections" intended toimprove pedestrian circulation, provideoodooa vehicular access 0oon-site parking, enhance site design, and break up building mass along long blocks. Specific alignments for the through - block connections will be developed during the development review process for applicable sites. These connections may take any of the forms described in the subsections below. A mix of connection types may hcused for each location. (|) Wmunert Woonerfiyashared lane, creating u|ow-opecd,pedestrian-focused environment. (&)3O-footminimum public access easement. (B) 20-foot wide two-way travel |uoe featuring asphalt, concrete, unit paving, orother similar decorative and durable surface material. (2) Alley. The traditional alley design option is permitted on blocks featuring storefronts. (A)25-foxotminimum public access easement. (B)20-footwide two-way travel lane featuring asphalt, concrete, unit paving, or other similar decorative and durable surface material. (C)A total of 5-800tbuffer should beprovided for separation and clearance. (D) Alleys may be closed to traffic during non -delivery hours to allow for outdoor seating or other Dedb\c uses. Use ho||urdu orstreet furniture bodefiueshared space and minimize conflicts between users. City ofArlington 20]19-15 October 2025 MIMI= reff-r, gill 11 J! l 1111111 ! $ - ' .. I I , , 111111 ill (h) Pathways. Pedestrian -only access connecting entries and public streets or parks. These pathways typically include trail or wide sidewalks with landscaping and other pedestrian -friendly features such as lighting and seating. Pathways can overlap with AMC 20.119.120(b)(1) Pedestrian -Oriented Paths and AMC 20.119.190 Pedestrian -Oriented Open Spaces. (A) Include planting strips to improve the pedestrian environment. These may consist of continuous landscaped areas or tree pits integrated into the pavement, designed to accommodate both vegetation and pedestrian flow. 20.1 19ffl0 — Parkiniz Standards. Applicants must comply with AMC 20.72 Parking, except minimum parking space shall contain a rectangular area at least 18 feet long and 8 feet wide (modification to 20.72.030 — Parking space dimensions). Also see AMC 20.119.170 Parking Layout and Design. 20.119.080 — Landscaping Standards. Applicants must comply with AMC 20.76 Screening and Trees. Street trees along SR 530 are to be planted closer to the sidewalk to preserve views of the Cascade Mountain Range and provide shade for pedestrians. 20.119.090 — Flooding and Coinpensatory Storage. "Am""IS Ili LK COM. Tfirl I - I structure are adopted, individual properties may .•r to participate in the regional system and • relieved • • storage req:uirements, subject to City approval and fee payment. City of Arlington 20.119-16 October 2025 Part 11. Island Crossing Design Standards 210. 1 19100 — I n - wm (a) Purpose statements are overarching objectives. For example, one of the purpose statements for the sub- section on Building Orientations is "to create pedestrian -friendly frontages that support a safe and active streetscape." (b) Standards use words such as "must", "shall", "is/are required", or "is/are prohibited" and signify require actions. Provisions that use words such as "should" or "is/are recommended" to signify voluntary measur (c) Departures may be allowed for specific standards. They allow alternative designs provided the Director City Planner deten-nines the resulting design and overall development meets the "purpose" of the standar and other applicable criteria. Departure opportunities are signaled by the capitalized word DEPARTURE. 20.119.110 — Island Crossin2 Theme: Farm and ARrarian Design Set in StiIL4gqami-,h V4!lgv,, The Stillaguarnish and Tulalip Tribes have called the Stillaguarnish Valley home for millennia. More recently pioneers began farming in the area in the late 19th century, shaping a strong agricultural identity that remains central to the area today. Farms and agricultural operations remain the primary land use in the Stillaguarnish Valley region surrounding Island Crossing. The Island Crossing Design Standards supplement the City of Arlington's citywide Development Design Standards. These guidelines establish a design framework that reflects the area's agricultural heritage, leverag i-7--cwt- ie;fir creates more roiedestrian-oriented sjao,5, and encoura scaled, and high -quality development. (a) Purpose (1) To reinforce and honor the Island Crossing agricultural heritage. (2) To enhance Island Crossing's role as a welcoming gateway. (b) Developers are encouraged to draw inspiration from the Stillaguarnish Valley's agricultural history and rural context when designing buildings, public spaces, and streetscapes. The following elements help maintain Island Crossing's distinct identity: (1) Farm and Agrarian Theme: Designs must honor the region's setting in the Stillaguarnish Valley by incorporating elements inspired by farm structures and landscapes. See AMC 20.119.200 Architectural Style and Character for requirements. (2) Celebration and Preservation of Views: Island Crossing offers expansive views of farmland and the Cascade Mountains, which are integral to the visual identity of the area. Development is encouraged to frame, preserve, and enhance these views. (A) Yanta lepoints, Orient buildings and public spaces to take advantage of views from key sightlines. I— — Consider views from a driver/passenger viewpoint in the street and a pedestrian on a sidewalk or path. Locate and design features such as open space, plazas, and transparent facades that open up sightlines toward the mountains and valley. Key view may be: (1) Views on SR 530 looking eastward close to 1-5 (2) New views in larger developments looking northwards towards the agricultural fields (3) Eastwards and northeastward views on the eastern half of the Subarea to agricultural lands and mountains (B) Irees ay Ld land�jca e s ecics select itLtv Select species for height and canopy shape to preserve, enhance, and frame key views. City of Arlington 20.119-17 October 2025 (c) Trees anI landscaping: Use trees and vegetation to soften the visual appearance of paving and building edges and walls, enhance public spaces, frame key views, provide shade, and manage stormwater. (See AMC 20.119.170 Parking Layout and Design, 20.119.080 Landscaping Standards, and 20.119.060 Street Design Standards ) RMIN I Re Tojiowmg stancaras suppiemeni Tne citywiae Vleiopl I Walls, 5.2 Orienting the Building to the Street, 10.1 Articulation and Modulation, 10.2 Architectural Scale, 11.3 Entries, and 14.1 Site and Building Design. 20,119.120 - RelationAi (1) To create an active and safe pedestrian environment by encouraging development to orient towards the street. Itsure. Tte aligi-1- e-t of Pe estr 7-'V0 -I xfl-is-nravix—adiustedAurhizlhe-&-veloDmtnt City of Arlington 20.119- 18 October 2025 Title 20—Land Use Code Chapter 20.119: Island Crossing Subarea Development Standards review process provided the configuration meets the goals and policies of the Island Crossing Subarea Plan. Developments may exceed the amount of Pedestrian -Oriented Paths block -frontages illustrated in Figure 8. Properties fronting Pedestrian -Oriented Paths are subject to the following specific provisions: (A) Building Design (B) 20.119.130 Building Orientation. (C) 20.119.140 Blank Walls. (D) 20.119.170 Parking Layout and Design. (E) 20.119.190 Pedestrian -Oriented Open Spaces. (F) Sidewalk must include a minimum 6 feet frontage zone (i.e., widened sidewalk for caf6 seating or flexible use to accommodate social gathering and greater volumes of pedestrian traffic), 6 feet pedestrian clear zone (i.e., no signs, street furniture, or mobile device parking to allow for multiple people to pass each other, including people in wheelchairs), and 6 feet landscape/furniture zone. (2) Signature Roads. This designation encourages attractive development edges abutting SR 530, leveraging Island Crossing's setting and transportation access for economic prosperity and reinforcing a lively gateway to Arlington and the Stillaguamish Valley. Development along Signature Roads can help create welcoming focal points that draw foot traffic and activate the streetscape. Properties fronting Signature I,? oads must adhere to: �� v (C) 20.119.160 Vehicular Entrances and Driveways- (D) 20.119.170 Parking Layout and Design. (E) 20.119.190 Pedestrian -Oriented Open Spaces. (F) Farm stands. Applicants are encouraged to demonstrate how temporary farm stands could be safely accommodated alonR SR 530 and relate to pen-narient buildings on private property. % ----- ---------------------------- % Pedestrian -Oriented Path Signature Roads Streets or through - block connections iV Proposed park _J Island Crossing Arlington r City of Arlington 20.119- 19 October 2025 Note: The dashed lines indicate proposed streets or connections. Locations are conceptual and applicants m 20. 119.130 — Btfildipg Orientation. [I a] I U-T �,, (1) To create pedestrian -friendly frontages that support a safe and active streetscape. (2) To enhance Island Crossing's visual identity and perceived scale of buildings through thoughtful design. (b) All new buildings on "Pedestrian -Oriented Paths" must feature pedestrian -friendly fagades (see Figure 9), including the following elements: (1) Weather protection at least 6 feet deep on average along at least 60% of the fagade. (2) Building fagades and primary entries shall be oriented toward the high priority street bordering the lot. For corner buildings, primary entrances for ground -level uses may face either street or street comer. (3) Transparent window area along at least 60% of the ground floor fagade between 30 inches and 10 feet above the sidewalk level. air stairs, lfr VLUV_TC-dLL1CkS) LHUL anittr (provided the use meets noise requirements in AMC 20.44.2 10). City of Arlington 20.119-20 October 2025 ranglisr"ITIO�.r .. _. 0- - I �c) Building Modulations. All buildings located on "Pedestrian -Oriented Paths" or "Signature Roads" with facades longer than 100 feet measured horizontally along the street front must include at least three of the following features to break up the massing of the building and add visual interest at intervals of no more than 40 feet: (1) Providing building modulation of at least 12 inches in depth if tied to a change in roofline or a chance in building material, siding style, and/or color. (2) Repeating distinctive window patterns at intervals less than the articulation interval. (3) Providing a covered entry or separate weather protection feature for each articulation interval. (4) Change of roofline, including a change in the height of a cornice by at least two feet or integration of a pitched roof form that is at least 20 feet wide with a minimum slope of 5:12. (5) Changing materials or siding style. (6) Providing lighting fixtures, trellis, tree, or other landscape feature within each interval. (7) Alternative methods that meet the purpose of the standards. City of Arlington 20.119-21 October 2025 20.119.140 — Blank Walls. (a) Purpose 11111 111 1 111 11 Rill Jil• l 9 9 6 - (2) To rs• a more inviting pedestrian environment and contributes to a • public realm. (b) "Blank wall" means a ground floor wall or portion of a ground floor wall over 10 feet in height and a horizontal length greater than 15 feet and •• not include a transparent window • t•• L--Jl BLANK ALLY l L- - - - - - - - greater than - - 15' --- (c) Untreated blank walls adjacent to a public street, new internal street (public • private), publicly accessible outdoor space, common outdoor space, or pedestrian pathway are prohibited. Methods to treat blank walls can include: (1) Display windows at least 16 inches of depth to allow for changeable displays. Tack -on display cases (see Figure 11 below) do not qualify as a blank wall treatment. (2) Landscape planting bed at least 5 feet deep or a raised planter bed at least 2 feet high and 3 feet deep in front of the wall with planting materials that are sufficient to obscure or screen at least 60% of the wall's surface within 3 years. (3) Installing a vertical trellis in front of the wall with climbing vines or plant materials. (4) Installing a mural as approved by the Director. Commercial advertisements are not permitted on such murals. (5) Special building detailing that .r• visual interest at a pedestrian scale. Such • must use a variety • surfaces; monotonous • will not meet the purpose • the -• For large visible blank walls, a variety of treatments shall be required to meet the purpose of the regulations. City of Arlington 20.119-22 October 2025 111INVISM, riff Kwtmrnw#xlmlmn-. 1: 2:r 111 it - I .§#, 5 Vehicular Access and,11'a The following standards supplement the citywide Development Design Standards 2.4 Screening Parking Lots, 2.6 Parking Garage and Driveways, 3.2 Parking Lots, and 7.2 Siting Parking Areas. 20.119.1 iO — Internal Roadways, (a) Purpose (1) To support a connected, convenient street and path network that enhances access, reduces traffic conflicts, and encourages walkable developments. (b) All newly created, widened, or improved streets must be constructed in accordance with the street standards set forth in AMC 20.119.060 Street Design Standards. (c) If on -street parking is provided and stormwater is treated elsewhere, then the planting strip may be in the form of tree pits within the pavement and accommodate adequate root barrier based on the City of Arlington Tree List. City of Arlington 20.119-23 October 2025 9#1 S W. ", 99- .«1 17111118013019= (d) Sidewalks must meet requirements in AMC 20.119.060 Street Design Standards and AMC 20.119.120 (b)(1) Pedestrian -Oriented Paths to accommodate expected pedestrian volumes. (e) Include traffic calming measures such as small traffic circles, raised crosswalks and curb extensions (sidewalk bulbs), chicanes, curves, or shared people/vehicul ar/bi cycle streets (i.e., woonerfs) at least every 300 feet to reduce vehicle speed and increase safety. (f) Provide the opportunities for future connections to adjacent parcels by prc;Viding road stub -outs, easements, or other methods to ensure convenient vehicular network. (g) The Director may require modification of proposed vehicle access points and internal circulation to minimize traffic conflicts. 20.119,160 — Vehicular Entrances and Drk,eways. (a) Purpose (1) To minimize negative impacts of vehicular access on the streetscape and pedestrian environment (b) Properties adjacent to Signature Roads are encouraged, where feasible, to locate driveways where they can be shared with adjacent properties in accordance with SR 530 improvements and/or internal streets. 20.119.1 L0 Varki qg_L (a) Purpose (1) To minimize negative impacts of parking lots on the streetscape and pedestrian environment. (2) To promote shared parking between compatible uses. (b) Development must comply with parking and general design requirements set forth in AMC Chapter 20.72 Parking. (c) Where unavoidable, any parking lots located adjacent to a street is limited to 50% of the street front or 65 feet, whichever is narrower, except when necessary to allow the building to orient toward a Pedestrian - oriented Path or high priority street or path. (d) On Signature Roads (SR 530), surface parking areas shall be screened from street level views per Citywide Design Standards 2.4 Screening Parking Lots. (e) Provide landscaping within parking lots per Citywide Design Standards 3.2 Parking Lots. (f) Provide pedestrian pathways through parking lots connecting businesses on the same development site per AMC 20.119.180 Internal Pedestrian Network. (g) Bicycle Parking. The minimum number of short-term and long-term bicycle parking spaces required is outlined in subsection 20.119.170 (g)(6). When bicycle parking ratios are expressed as a number of spaces per square feet, they shall be calculated using net floor area. The resulting number of required off-street bicycle parking spaces must be rounded to the nearest whole number. If the calculation results in less than one space, at least one bicycle parking space is required. DEPARTURE: The Director may reduce bicycle parking facilities required in 20.119.170 (g)(6) when it is demonstrated that bicycle activity will not occur at that location. (1) Short-term bicycle parking spaces consist of outdoor bike racks. Designs should allow either a bicycle frame or wheels to be locked to a structure attached to the pavement or building. Short term bicycle parking spaces may be located in the following areas: (A) Indoors or outdoors on the development site. (13) On a public sidewalk or street outside the development, within 100 ft of the building entrance. City of Arlington 20.119-24 October 2025 ffiffilrom".1 Title 20—Land Use Code (2) Short-term bicycle spaces on a public sidewalk or street serving multiple businesses or properties may be consolidated on a public sidewalk or street, where practical. (3) Long-term bicycle parking spaces include the following types: (A) Racks in an indoor, lockable bike room (B) Racks in a covered, lockable bike enclosure (C) Bike lockers '�VTITT6-6-r-Fon-g-terrn bicycle storage must ffe-locatea on Ine groll Ii - I I (5) All bicycle parking and storage shall be located in safe, visible areas that do not impede pedestrian or vehicle traffic flow, and shall be well lit for nighttime use. NMI Use Minimum Short -Term Minimum Long -Term Bicycle I Bicycle Parking Spaces Parking Spaces Retail sales, restaurants general service, and 0.25 per 1,000 square feet 0 personal service Industrial/artisan 0.10 per 1,000 square feet 0 . ............... - Overnight lodging 0.5 per 10 guest [WHIS 0.3 per 10 guest rooms (h) For development facing a Pedestrian -Oriented Path, parking must be located to the side or rear of buildings. Along other streets, parking location is more flexible, provided it complies with the requirements of this section. Figure 12 Lot Layout and Acceptable Parking Locations Examples illustrates required setbacks (see AMC 20.119.050 (e)) and acceptable parking locations. City of Arlington 20.119-25 October 2025 MUMMIL Applicable to all sites Arterial street setback: 0 to 25 feet; buildings may be setback further if providing a pedestrian -oriented space. Non -arterial street setback: 0 to 10 feet. Rear and side setback (lot boundaries or alley): 5 feet. Preferred parking location is to rear or side of the building. Parking lots adjacent to arterial streets are limited to 50% of the street front or 65 feet, whichever is narrower, and must We screeiiijaW. o•, Rear parking is good with building oriented toward the arterial. Landscape Arterial GOOD Front parking is acceptable when screened and the building is oriented toward the other street co Side parking, occupying 50% or 65 feet of the front facade adjacent to arterial, is preferred with building oriented towards both the arterial and other street. City of Arlington 20.119-26 October 2025 NPIMMA malm Arterial Arterial/Other Street GOOD GOOD Front parking is acceptable when Side parking, occupying 50% or 65 screened and the building is feet of the front facade adjacent to oriented toward the other street. arterial, is good with building oriented toward the street. Arteriall0ther Street NOTGOOD .11 12 Mal•HI IIIIIIIIIIIIIIIII1111111 III, ill ; KiN p.1 i ad Arterial/Other Street PREFERRED Parking on the rear is preferred with building oriented toward the street. City of Arlington 20.119-27 October 2025 Title 20—Land Use Code Chapter 20.119: Island Crossing Subarea Development Standards (i) Site located on intersections. Avoid locating parking lots adjacent to intersections except when necessary to allow the building to orient toward a Pedestrian -Oriented Path or higher priority street or path. Install substantial landscaping (at least 400 square feet of area adjacent to the street comer) utilizing a combination of decorative ground cover, shrubs, and/or trees. Install a trellis or other similar architectural element that incorporates landscaping or publicDesigns that reference the agrarian, river, Stillaguamish Tribe, or other Stillaguamish Valley context or history are encouraged. All sites, where applicable: Applicants of multiple building commercial developments shall demonstrate how thev've orcranized parkitia in a manner that provides for shared parking, between uses on the site. future connections Landscaping within parking lots On street parking where feasibe City of Arlington 20.119-28 October 2025 FIM FUM �Iv �,�i KIMITIUMAIMMIg! Pedestrian Access, Amenities, and Open Space 'Wf-A'1*A1:Y4tg W2- Compatibility within Emerging Centers, and 14.1 Site and Building Design. (1) To improve pedestrian environment by making it easier and comfortable to walk throughout Island Crossing. (2) To promote connectivity between uses and properties where desirable. (3) To enhance quality of new developments. (b) Developments should include an integrated pedestrian circulation system that connects buildings, open spaces, and parking areas with the adjacent street sidewalk network. (c) Sites with multiple buildings. Provide pedestrian paths or walkways that connect all commercial building entries on the same development site. Routes shall minimize walking distances to the extent practical. (d) New developments must provide direct pedestrian access to adjacent properties unless the Director determines it is undesirable or infeasible due to a safety (e.g., industrial operations) or physical (e.g., topography) constraint. (e) New developments shall provide for the opportunity for future pedestrian connections to adjacent properties through the use of pathway stub -outs, building configuration, and parking area layout. Remodels of existing facilities are encouraged to provide these opportunities, where feasible. J) Pedestrian pathways through parking lots. Include a 5-foot paved walkway or sidewalk to provide safe pedestrian access through parking lots greater than 150 feet long (measured either parallel or perpendicular to the street front). Install pathways for every three parking aisles or at least every 200 feet (whichever is more restrictive). Use contrasting paving materials to visually and physically separate pedestrian routes from parking spaces and vehicle travel lanes. (1) All sites, where applicable: Crosswalks are required when a walkway crosses a paved area accessible to vehicles. (2) All sites, where applicable: Applicants shall continue the sidewalk pattern and material across driveways. City of Arlington 20.119-29 October 2025 11111 111111�1111 ill�1111I Jill I Ill- :W_ � .. - -1 Vehicle & pedestrian connections to neighborhood areas Pedestrian connection to Intersection 20.1M 190 — Pedestrian-Orierited Open Spaces. (d) Purpose (1) To provide a variety of pedestrian -oriented areas to attract shoppers to commercial areas and enrich the pedestrian environment. (2) To create gathering space for the community (3) To create inviting space that encourage pedestrian activity. New development on "Signature Roads" and "Pedestrian -oriented Paths" with a total site area greater than I acre must provide "pedestrian -oriented open space" equal to at least I% of the ground floor building footprint plus 1% of the site area. The open space may be in the form of plaza, outdoor eating, display, play area or other open space feature that serves both as a visual amenity and a place for human activity. Portions of sidewalks that are wider than required under 20.20.119.060 Street Design Standards may be counted toward this requirement. In addition, if the development relates to and activates an adjacent public park, the area of activation counts toward this open space requirement. !1111;!!! llill!l!ll;l! J! III I (A) Pedestrian access (including ADA compliant access) to the abutting structures from the street, City of Arlington 20.119-30 October 2025 Title 20—Land Use Code Chapter 20.119: Island Crossing Subarea Development Standards private drive, or a non -vehicular courtyard. (B) Pedestrian -scaled lighting (no more than 14 feet in height) at a level averaging at least 2 foot candles throughout the space. Lighting may be on -site or building -mounted lighting. (C) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. (D) Position such spaces in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (E) Landscaping components that add seasonal interest to the space, such as planting beds and potted plants. (2) Three or more of the following elements are required in a pedestrian -oriented open spaca (A) Pedestrian amenities such as a water feature, drinking fountain, and/or distinctive paving or artwork. (B) Decorative elements such as windmills, weather vanes, water towers, or other similar details associated with historic regional agricultural structures. (C) Provide pedestrian -oriented building facades on some or all buildings facing the space. (D) Consideration of views, sun angle at noon, and wind patterns in the design of the space. (E) Transitional zones along building edges to allow for outdoor eating areas and a planted buffer. (F) Movable seating. (A) Asphalt • gravel pavement. (B) Adjacent unscreened parking lots. (C) Adjacent chain link fences. (D) Adjacent blank walls. (E) Adjacent dumpsters • service areas. (c) Building corners present valuable opportunities for pedestrian -oriented open spaces due to their high bility and accessibility from multiple streets. These locations naturally • foot traffic, making them ideal for active r• areas such as plazas, seating nodes, or landscaped gathering spaces. Refer to AMC 20.119.210 Building Comers for specific architectural comer treatments. (d) Allow for small temporary structures, stands, and i•r trucks, especially • comers, for small businesses such as flower shops, and produce stands to create a more active stfeet. City of Arlington 20.119-31 October 2025 M MIRRIIEW Muf M, M. MINI Ili Mill I'l iii,iiiiiiii I A 1 -1 1111 1 Active retail uses Pedestrian Landscaping Connection and window Lighting to adjacent uses displays at edges Transitional zones 'y along building edges� to for allow outdoor seating areas and a planted buffer Water feature r Stage with ledges that can be used Plaza opens to for seating street Open Area for flexible use Public art City of Arlington 20.119-32 October 2025 F:PMRW Title 20—Land Use Code Chapter 20.119: Island Crossing Subarea Development Standards Buildinj_12gsign Pi 77 �TMPAM-VV WFNI WITTMINT11 5.2 Orienting the Building to the Street, 11. 1 Human Scale, 11.3 Entries, 12.1 Appropriate Materials, and 14.1 Site and Building Design. 20,119.200 — Architectural Style agd Character, (a) Purpose (1) To promote the integration of design forms, themes, and/or details associated with historic regional agricultural heritage. (2) To reinforce Island Crossing gateway character through visually distinctive design. (b) Integrate regional farm and agrarian -inspired design themes and/or elements into the fagades of all new buildings and major remodels facing "Signature Roads" and "Pedestrian -Oriented Paths". At least three of the following elements must be incorporated in the design: (1) Barn -like roof form including gambrel or simple gable roof featuring overhanging eaves (minimum of 24 inches for non-residential buildings), decorative braces, and brackets. (2) Horizontal siding, board and batten, metal siding (excluding flat metal panels), brick, masonry, wood, or combination. This includes exposed wood structure components. (4) Other enhancements (each item integrated counts as one "element"): Decorative shutters, proportional dormers, exposed rafter tails, geometric patterns, windmills, cupola, weather vanes, water towers, or other similar details associated with historic regional agricultural structures. DEPARTURE. The integration of only two elements will be considered provided the design composition meets the purpose of the standards and is approved by Director. (c) Commercial developments with multiple buildings must employ a variety of colors, building materials, and architectural treatments to reduce monotony and reinforce the City's sense of scale and independent rural character. City of Arlington 20.119-33 October 2025 NNIMM".1 Title 20—Land Use Code Chapter 20.119: Island Crossing Subarea Development Standards (3) Roof deck or balconies on upper stories. (4) Building core setback "notch" or curved fagade surfaces. (5) Sculpture or artwork, either bas-relief, figurative, or distinctive use of materials as part of the building. (6) Change of materials. (7) Corner windows. (8) Special lighting. (9) Significant feature such as a windmill and water towers. (10) Special treatment of the pedestrian weather protection canopy at the corner of the building. (11) Other similar treatment or element approved by the Director. Recessed entry Weather protection X Transparent windows L ri Z 'T E 71 PPdes1,,,an-,,)oeV1ed Top Left (St. Honore Bakery, Lake Oswego, OR)= Timber framed gable, upper deck balconies, and stone materials, reflect agricultural style. Top Right (University Book Store, Mill Creek, WA) = Bright contrasting trim, varying materials, and wooden awning showcase a modern interpreation of agricultural style. Bottom Building comer with highlighted entries and pedestrian -oriented space City of Arlington 20.119-35 October 2025 20.119.220 — Bifilding Matoria (a) Purpose (1) To encourage high quality building materials that enhance the character and identity of Island Crossing (2) To discourage materials and design treatments that create a false sense of historicism in new development. (b) Applicants should use high quality durable materials. This is most important for the base of buildings, particularly for commercial buildings where the fagade is sited close to sidewalks. Stone, brick, or tile masonry, architectural concrete, or other similar highly durable materials are expected to be used for at least the bottom 2 feet of the first -floor fagade (excluding window and door areas). (c) All buildings: Treatment of building materials that creates a false sense of historicism in new buildings is strongly discouraged. For example, buildings following the farm and agrarian architectural theme (see AMC- 20.119.200 Architectural Style and Character) may be inspired by farm architecture, but should not design a barn replica used for a non-agricultural purpose. City of Arlington 20.119-36 October 2025 WendyDer Meersche, being the duly appointed City Clerk of ofArlington; Washington, a municipal corporation, do hereby certify that the following Ordinance No. 2025-019 was approved at the October 20, 2025 City Council meeting. ME t' 1 1 � 1 r 1'u 1' 1 1 1' ,f i tr i - i r f •r 1 •f r f. i i !f- 1 Wendy Vani er Meersche^ City Clerk for the City of Arlington