HomeMy WebLinkAbout20260205_PJA26-0095_Project Narrative Tacos Tecalitlan Project Narrative
The applicant proposes construction of a new restaurant building on Lot 1 of the Outpost at
Smokey Point Binding Site Plan (AF#202105055002).The project site is located within the
Mixed-Use Urban Center zoning designation,Transect T5-F, and is intended to provide
neighborhood-serving dining that supports the goals of the Urban Center.
Site and Surrounding Context
The subject site consists of approximately 0.89 acres and is a designated building site
fronting 51 st Avenue NE. The lot is partially developed with supporting site infrastructure
including drive aisles, landscaping, sidewalks, and 38 existing parking stalls. Surrounding
uses are consistent with the Mixed-Use Urban Center, with complementary commercial,
service, and pedestrian-oriented development.
No environmentally sensitive features or critical areas are present on the site.
Proposed Development
The project proposes construction of a single-story restaurant building with a maximum
height of approximately 17 feet. The building will house Tacos Tecalitlan, a sit-down
restaurant with no drive-through component. The total building area is 4,453 square feet,
which includes 754 square feet of covered outdoor dining space.
Hours of operation are proposed as 10:00 a.m. to 10:00 p.m., Monday through Friday, for
both indoor and outdoor dining. Alcohol service may include beer and wine; final
determination is pending.
Site Design, Pedestrian Orientation, and Architecture
The building is oriented to promote pedestrian activity and engagement along 51 st Avenue
NE. A primary public entrance is provided along the street frontage, supported by
continuous sidewalks, enhanced landscaping, and pedestrian seating. A secondary
entrance is provided on the parking lot side to serve patrons arriving by vehicle.
The project features custom architecture, rather than franchise-standard branding, and is
designed to meet the Mixed-Use Design Standards outlined in the Mixed-Use Design
Review Package.Architectural and site elements incorporate human-scale design features
consistent with the Urban Center vision.
Covered outdoor dining is separated from parking and drive aisles through the use of
decorative railing and landscaping, providing a safe and visually appealing transition
between active pedestrian areas and vehicle circulation. Additional public pedestrian
seating is proposed along 51 st Avenue NE, further activating the streetscape.
Parking, Bicycle Facilities, and Circulation
The site will provide a total of 69 parking stalls to serve the proposed restaurant's use,
including 33 new stalls, with the removal of two existing stalls. Parking supply exceeds the
minimum code requirements. Pedestrian circulation is provided throughout the site with
sidewalks around the entire building perimeter, allowing safe and convenient access
between parking areas, public sidewalks, and building entrances.
The project also proposes 10 bicycle parking stalls, located near the primary pedestrian
entrance along 51 st Avenue NE, supporting alternative transportation modes and Urban
Center mobility goa Is.
Utilities and Infrastructure
All required utilities, including power, water, sewer, and communications, are currently
stubbed to the lot and available for connection. Grease interception will be provided as
required to serve the restaurant use.
Landscaping, Lighting, and Streetscape Enhancements
Landscaping enhancements are provided in accordance with the Landscape & Irrigation
Plan and the Mixed-Use Design Review Package. Improvements include enhanced
planting, street-oriented landscaping, and features that contribute to an attractive and
pedestrian-friendly environment.
Lighting will be pedestrian-scale and integrated into the building design. All lighting will be
shielded and directed downward to minimize glare and prevent impacts to adjacent
properties.
Construction Timing
Construction is anticipated to begin as soon as project approvals are obtained.
SEPA and Complete Streets
Environmental review under SEPA and the Complete Streets Checklist were previously
completed and approved as part of the 51 st Avenue NE Urban Village Binding Site Plan
project. The proposed development on Lot 1 is consistent with the approved binding site
plan and related analyses; therefore, no additional SEPA or Complete Streets review is
required.
The following items are included with this Mixed Used Development Permit Submittal:
1. Mixed Use Development Permit Application Packet
2. Water Sewer Availability
3. Project Narrative
4. Legal Description
5. Vicinity Map
6. Site Plan
7. Landscape & Irrigation Plan
8. Drainage Report
9. Geotechnical Report—MTC (Arlington MU Geotech, 1813054-04, 9-7-18)
10.Complete Streets Checklist—Outpost
11.Traffic Impact Analysis—Tacos Tecalitlan Trip Generation Memo (2026_0112)
12.Snohomish County Offer Form
13.WSDOT Offer Form
14.Critical Area Evaluation—Bachman Environmental Critical Areas Recon Report
15. Unanticipated Discovery Plan
16. Mixed Use Design Review Package
1. Cover Sheet—Schedules &20.110.014(I)Archtectural Standards Narrative
2. Aerial Photo of Site
3. Floor Plan Reference
4. West Elevation
5. East Elevation
6. North Elevation
7. South Elevation
8. Dumpster Enclosure
9. Lighting Plan
10. Exterior Lighting Photometrics
11. Exterior Lighting Photometrics Cont.