HomeMy WebLinkAboutTacos Tecalitan 20260331_PJ26-0095_Decision - signed i
Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington,WA 98223
ZONING PERMIT - SITE PLAN REVIEW
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PJ26-0095
Project Title: Taco Tecalitlan
Owner: Arlington 51st ST, LLC
Applicant/Contact: Madison Bowman, BKY Construction
Description: Site Plan Review
Location: Southwest of 515t Ave NE&Longhouse Trail Lane
Address: 16620 51st Ave NE
Tax Parcel ID: 31052800101900
Lot Size: 0.89 acres / 38,768sf
Topographical Description: Generally flat
Zoning Classification: General Commercial/Mixed-Use Overlay
Land Use Designation: General Commercial/ Mixed-Use Overlay
Proposed Use Classification: Restaurant
City Approvals Required: Zoning Permit, Civil Permit, Building Permits
Date of Decision: March 31, 2026
Decision: APPROVED,with Conditions
Zoning Permit-Site Plan Review
Tacos Tecalitlan PJ26-0095
Page 1 of 28
I. NATURE OF APPLICATION
A. Request
The applicant is proposing to construction 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.
Grading will include site preparation for hardscapes, landscaping, the building, and retaining walls.
Approximate quantities of grading activities are 240 cubic yards of cut and fill.
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.The project also proposes 10 bicycle parking stalls,located
near the primary pedestrian entrance along 51st Avenue NE, supporting alternative transportation
modes. Landscaping improvements include enhanced planting, street-oriented landscaping, and
features that contribute to an attractive and pedestrian-friendly environment.The proposal will use the
existing shared access driveway to 204th St NE as well as the shared access easement along the north
side of the property.
The building is oriented to promote pedestrian activity and engagement along 51st 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 51st Avenue NE,further activating the streetscape.
B. Project Chronology/Background
The Outpost Binding Site Plan was recorded under AFN# along with a Development Agreement under
AFN#202108170444. A SEPA Mitigated Determination of Nonsignificance was issued on February 21,
2020.The Binding Site Plan was recorded for a mixed-use development including commercial units on
the east side along 515t Ave NE and residential units to the west.
The Zoning Permit - Site Plan Review application for a restaurant was received on February 5, 2026.
The application was deemed complete on February 13, 2026. The city issued review comments on
February 13, 2026.The applicant submitted revised plans and requested information on March 2,2026
and March 26, 2026.
Zoning Permit-Site Plan Review
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C. Site Location/Description
LU
The site is located - - -
t YI:. _ "cam+lai naNE Q
southwest of Longhouse r�
Trail Lane NE &515f Ave NE �
1, 4 e:
D. Site and Adjacent Zoning/ Uses
Subject
Site
��/ 16671
//z
ae I� El
GC—General Commercial LI=L;ght Industrial
MXD—Mixed Use Overlay
GI=General Industrial
Area Zoning Existing Use
Subject Site General Commercial with Mixed-Use Overlay Vacant (Outpost BSP)
North General Commercial with Mixed-Use Overlay Vacant (Outpost BSP)
South General Commercial with Mixed-Use Overlay Vacant(Outpost BSP)
Scrap Materials Salvage Yards,
East General Industrial Junkyards,Automobile
Graveyards,and/or Automobile
Recycling Facility Co art
West General Commercial with Mixed-Use Overlay Mixed-Use
and Commercial Corridor
Zoning Permit-Site Plan Review
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Il. PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
A. Applicable Review Criteria and Process
The Zoning Permit- Site Plan Review request is subject to review for conformity with the Arlington
Municipal Code (AMC),including but not limited to the following:
Regulation Analysis Meets
Chapter 20.16 AMC,Permits and Final Plat Approval
20.16.100 (b) Zoning Permits are issued under The applicant submitted a zoning
this title only when a review of the application permit for site plan review.The
submitted,including plans contained therein, Community&Economic Development
indicates that the development will comply with Department is responsible for the
the provisions of this title if completed as permit decision and the decision is Yes
proposed.All development shall occur strictly in appealable to the Hearing Examiner.
accordance with such approved plans and
applications.
Regulation Analysis Meets
20.16.110 Who May Submit Permit Applications. The owners of the property,Arlington
(a)Applications for zoning will be accepted only 515t Street LLC,approved the zoning
from persons having the legal authority to take permit application for site plan review
action in accordance with the permit or the that was submitted to the city.
subdivision plat approval.By way of illustration,
in general this means that applications should be Yes
made by the owners or lessees of property,or
their agents,or persons who have contracted to
purchase property contingent upon their ability
to acquire the necessary permits under this title.
20.16.120 Official Representative of the The owner,Arlington 515t Street LLC,
Applicant.The applicant for each land use permit designated Madison Bowman, BYK
shall designate an official representative,which Construction,as the official Yes
may be himself,to receive all correspondence, representative for the subject permit.
determinations,and notices regarding the
application.
20.16.130 Staff Consultation Before Formal The City held a General Information
Application.To minimize development planning Meeting with the project applicant on
costs, avoid misunderstanding or November 12, 2025.
misinterpretation,and ensure compliance with
the requirements of this title,a general Yes
information meeting between the developer and
the planning staff is encouraged as provided in
this section.
20.16.140 Submittal of Application. The project applicant scheduled a
(a) To minimize development planning costs, submittal intake appointment with the
avoid misunderstanding or misinterpretations, Community and Economic
and ensure compliance with the requirements of Development Department and
this title,a submittal intake appointment is submitted the application on February Yes
required between the developer and the 5, 2026.
Community Development staff as provided in
this section.
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Regulation Analysis Meets
20.16.150 Vesting of Permits. The proposed application for Taco
(1) Land use permit applications shall be Tecalitlan site plan review vested on
considered vested on the date that an application February 13, 2026 with the issuance of
is deemed complete pursuant to 20.16.205 and the complete application.The required
applications shall be processed under the land impact fees for the proposal do not vest
use regulations in effect on that date. However, with the project and the fee in place at
subsequent permits on the same property are the time of payment is the amount due. Yes
not vested on this date.
(2) Filing of a permit application does not vest
the payment of fees. Fees due,including impact
mitigation fees,application fees,or other
charges,shall be those fees in effect on the date
the fee is paid in accordance with the most
current city council fee resolution.
20.16.200 Applications to Be Complete. The applicant submitted a complete
(a)All applications for zoning,special use, application for Taco Tecalitlan zoning
conditional use,or sign permits must be permit. Yes
complete before the permit-issuing authority is
required to consider the application.
20.16.205 (c) Complete Application.Within 28 The application was submitted on
days of receiving the permit application,the February 5,2026.The City issued a
Community Development Director shall mail or Notice of Complete Application on Yes
provide in person a written determination to the February 13, 2026.The Notice was
applicant. issued within the 28-day timeframe.
20.16.215 Distribution of Application.Upon The application was routed to all
receipt of a zoning,special use or conditional use effected city departments on February
permit application,the Planning Official shall,in 5,2026 and March 2, 2026.
addition to all interested City Department,send a Yes
copy of the application to the authorities and
agencies reviewing or furnishing water,fire,
school,and sanitary sewer service to the
proposed project.
20.16.220 Zoning Permits. (a)A completed The zoning permit was submitted to
application form for a zoning permit shall be city staff on February 5,2026.The
submitted to the community and economic project was reviewed for compliance
development director by filing a copy of the with the Arlington Municipal Code. Yes
application with the planning department.
20.16.270 Time Limitations for Permit The proposed zoning permit was
Processing. (a) The City shall issue its notice of reviewed and issued within the 65 day
final decision on a permit application within 120 timeframe per the following dates:
days after the Community and Economic Action Date
Development Director notifies the applicant that Date of Application 2-5-2026
the application is complete,as provided in
20.16.205.In determining the number of days Notice Complete 2-13-2026 Yes
that have elapsed,the following periods shall be Application
Review Comments 2-13-2026
excluded: 11t Resubmittal 3-2-2026
(1)Any period during which the applicant has 2nd Review Comments 3-10-2026
been requested to correct plans,perform 2nd Resubmittal 3-26-2026
required studies,or provide additional required Decision 2-31-2026
information. Total Process Days: 13 Days
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Tacos Tecalitlan PJ26-0095
Page 5 of 28
Regulation Analysis Meets
Chapter 20.36 AMC,Zoning Districts and Zoning Map
20.36.020 Commercial Districts Established. The subject property for the proposed
(d) The General Commercial (GC) zone is zoning permit is zoned General
established to accommodate commercial uses Commercial with Mixed-Use Overlay.
generally similar,though more intensive,to the The proposal is a commercial
types permissible in a Old Town Business component of a larger Mixed-Use Yes
District. However,it is intended that this zone be Development,The Outpost(PLN#633 &
placed along arterials to cater to commuters or PLN#634).
as a transition in some areas between a Highway
Commercial zone and a residential zone
20.36.080 Mixed Use Overly District Established. The subject property for the proposed
The mixed-use overlay district is hereby conditional use permit is zoned
established as an"overlay" district,meaning that Neighborhood Commercial with the
the underlying zoning applicable with each Mixed-Use Overlay.The proposed
commercial zone remains as the primary or mixed-use buildings on the property
principal zoning designation.The overlay allows are considered a permissible use by
for a mix of diversified residential development following the requirements of the
to co-exist within a proportionate share of the Mixed-Use Development Regulations of
commercially zoned areas of the highway AMC Chapter 20.110.The proposed
commercial (HC),general commercial (GC),and project provides the creation of a Yes
neighborhood commercial (NC) zones where commercial business within an
typical retain or other support services would be established mixed-use development.
located,thus creating a walkable neighborhood
concept.This promotes the creation of attractive,
sustainable neighborhoods which enable
walkability and less automobile dependency.The
performance and design standards set forth in
Chapter 20.110 place limitations on the
characteristics of uses located in these districts.
Chapter 20.38 AMC,Airport Protection District
20.38.060 Airport Protection District The property is located under
Boundaries. Subdistrict B and A(Inner Turning Yes
(a)Airport Protection Subdistrict A radius 3).Avigation easement was
recorded with the Outpost BSP.
Chapter 20.39 AMC,Development Agreements
20.39.005 Development agreements- The city entered into a Development
Authorized. Agreement recorded under
The city may enter into a development AFN#202108170444.This proposal is
agreement with a person having ownership or required to meet the terms as agreed
control of real property within its jurisdiction. upon within the agreement.
The city may enter into a development
agreement for real property outside its
boundaries as part of a proposed annexation.A Yes
development agreement must set forth the
development standards and other provisions
that shall apply to and govern and vest the
development,use,and mitigation of the
development of the real property for the
duration specified in the agreement.
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Tacos Tecalitlan PJ26-0095
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Regulation Analysis Meets
Chapter 20.40 AMC,Permissible Uses
20.40.010 Table of Permissible Uses.The Tables The mixed-use development is an
of Permissible Uses sets forth the permissible allowed use per the permissible use
uses within the respective zoning classifications table within the general commercial
in the city,subject to other applicable provisions zone,as shown below.The restaurant is
in this title. It should be read in close conjunction an allowed use,as shown below with a Yes
with the definitions of terms set forth in section Zoning Permit.
20.08 and the other interpretative provisions set
forth in this article.
Chapter 20.46 AMC,Design
20.46.010 (a) Conformance with Design Standards. The Design Review was reviewed
Structures within the following subsection (4) are concurrently with the Zoning Permit.
subject to the Mixed-Use Development Regulations The design of this structure is in
and additional design requirements. compliance with the design
(4) Mixed-Use Overlay regulations listed within the Mixed- Yes
Use Development Regulations and
further evaluated below.
Chapter 20.56 AMC,Streets and Sidewalks
20.56.030 Access to Lots. Every lot shall have The proposed project provides one
access to it that is sufficient to afford a reasonable driveway access point from
means of ingress and egress for emergency Longhouse Trail Lane and another
vehicles as well as for all those likely to need or from an internal road of the larger Yes
desire access to the property in its intended use. Outpost Binding Site Plan.
Access includes vehicular,pedestrian,bicycle,and
other common forms of transportation.
20.56.050 Entrances to Streets. (a)All driveway The proposed project provides one
entrances and other openings onto streets within main driveway access point to the
the city's planning jurisdiction shall be constructed building lot,along with a secondary
so that: private drive access to the southeast
1.Vehicles can enter and exit from the lot in and internal private drive aisles that
question without posing any substantial danger to have access to the site.The proposed
themselves,pedestrians,or vehicles traveling in project complies with the following
abutting streets,and City of Arlington Standards and
2.Interference with the free and convenient flow of Specifications:
traffic in abutting or surrounding streets is . The driveway entrances provide
minimized. safe access to the site and does Yes
3.Driveway cuts shall be limited so the narrowest not propose to impede vehicle or
width necessary to provide safe ingress and egress pedestrian travel.
onto and from the property. • Access to the site is not proposed
4.Driveways shall not be located adjacent to one to interfere with any of the
another in such a manner as to create a"double surrounding roads.
width"driveway without any landscaping between . The driveway width on both 204th
the driveways. Street and 77th Avenue NE is 25
feet in width to provide two way
vehicular movement to and from
the site.
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Regulation Analysis Meets
20.56.120 Street Intersections. (a) Streets shall The proposed project provides 900
intersect at 80°to 90°.Not more than two streets driveway intersections at all access
shall intersect at any one point or vary from the points. Yes
above angle of connections.
20.56.130 Construction Standards and The proposed project is subject to a
Specifications.Construction and design standards site civil construction permit.
and specifications for streets,sidewalks,and curbs
and gutters are contained in the"Public Works Yes
Construction Standards and Specifications,"and all
such facilities shall be completed in accordance
with these standards.
Chapter 20.60 AMC,Utilities
20.60.100 Sewage Disposal Facilities Required. The proposed project shall connect to
Every principal use and every lot within a the City of Arlington Sanitary Sewer.
subdivision shall be served by a sewage disposal The construction of utilities will take
system that is adequate to accommodate the place after Civil Permit approval and Yes
reasonable needs of such use or subdivision lot and shall meet all requirements of the
that complies with all applicable health Public Works Construction Standards
regulations. and Specifications.
20.60.300 Water Supply System Required. Every The proposed project shall connect to
principal use and every lot within a subdivision the City of Arlington water.The
shall be served by a water supply system that is construction of utilities will take
adequate to accommodate the reasonable needs of place after Civil Permit approval and Yes
such use or subdivision lot and that complies with shall meet all requirements of the
all applicable health regulations. Public Works Construction Standards
and Specifications.
20.60.400 Lighting Requirements. The proposed project provides
(a)All public streets,sidewalks,and other common adequate lighting throughout the site.
areas or facilities shall be sufficiently illuminated
to ensure security of property and the safety of Yes
persons using such streets,sidewalks and other
common areas or facilities.
(d)All outdoor lights shall be low sodium or The proposed project shall provide
similar lamp type and be down shielded to prevent low sodium or similar lamp type
light pollution. outdoor lighting.All lighting is
required to be down shielded to Yes
prevent light pollution.The final
lighting shall be approved with the
civil permit.
20.60.410 Excessive Illumination.Lighting within The proposed project shall provide
any lot that unnecessarily illuminates any other lot down-shielded lighting that
or public right-of-way and substantially interferes illuminates the site but does not shine
with the use or enjoyment of such other lot or onto neighboring properties or public Yes
public right-of-way is prohibited. rights-of-way.The final lighting shall
be approved with the civil permit.
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Regulation Analysis Meets
20.60.450 Underground Utilities.All existing, All proposed utilities to and on the
extended,new electrical power lines,telephone, site shall be located underground.All
gas distribution,cable television,and other utility lines are required to be shown
communication and utility lines shall be placed on the site civil plans and shall be
underground in accordance with the specifications approved by the City of Arlington Yes
and policies of the respective utility service prior to construction activities on the
providers and located in accordance with the site.
Public Works Construction Standards and
Specifications.
20.60.490 Sites for and Screening of Dumpsters. On-site dumpster located within the
(a) Every development that,under the City's solid proposed parking lot,away from the
waste collection policies,is or will be required street frontage and pedestrian walk-
to provide one or more dumpsters for solid waste ways and provides for easy
collection shall provide sites for such accessibility.
dumpsters that are:
(1) Located so as to facilitate collection and Yes
minimize any negative impact on persons
occupying the development site,neighboring
properties,or public rights-of-way,and
(2) Constructed according to specifications
established by the Public Works Director to
allow for collection without damage to the
development site or the collection vehicle.
Chapter 20.72 AMC,Parking
20.72.060 Parking Area Surface. The proposed project has shown
(a)All parking areas shall be graded and surfaced asphalt for the parking and vehicle
with asphalt,concrete or other material that will drive aisle areas throughout the site.
provide equivalent protection against potholes, All parking spaces are painted with
erosion,and dust.Specifications for surfaces lines and other required markings.
meeting the standard set forth in this subsection
are contained in the Public Works Construction Yes
Standards and Specifications.
(b) Parking spaces shall be appropriately
demarcated with painted lines or other markings.
(c) Parking areas shall be properly maintained in
all respects.
20.72.064 Accessible Parking Spaces. The proposed project has provided
(b) The number of handicapped parking spaces to one accessible parking space on the
be provided in any lot or facility shall be in site that is sized to accommodate van
accordance with the current state standard and dimensions.
International Building Code.Accessible parking Total Standard Vehicle and ADA
spaces are to be calculated in addition to the Parking Requirements for the Site
required off-street parking spaces required and Required
not included in the parking calculations in Table Total Standard Vehicle 0 Yes
20.72-1. Total ADA Standard&Van 1
Table 20.72-3 Total Required On Site 1
Parking Facility Minimum Number of Accessible Spaces Proposed
Total Standard Van Total Total Standard Vehicle 0
1-25 0 1 1 Total ADA Standard&Van 2
Total Proposed On Site 2
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Regulation Analysis Meets
20.76.130 Shade Trees in Parking Areas. The project provides shading of the
(a)Vehicle accommodation areas that are parking lot area on the site.
required to be paved must be shaded by
deciduous trees that have or will have when The total parking area is calculated at
fully mature a trunk at least 8 inches in 6,955 square feet,requiring 1,391 square
diameter. feet of required shading at 20% of the
(b) Landscaping within vehicle accommodation total.
areas shall meet the requirements of 20.46 and Yes
the Development Design Standards. The applicant has provided 1,409 square
(c) Each tree of the type described in feet,which equates to 20.3%.
subsection (a) shall be presumed to shade a
circular area having a radius of 15 feet with the
trunk of the tree as the center,and there must
be sufficient trees so that,using this standard,
20 percent of the vehicle accommodation area
will be shaded.
Chapter 20.90 AMC,Concurrency&Impact Fees
20.90.032 Interlocal Agreements Allowed.
Pursuant to state law,the council may enter No Snohomish County Traffic Impact
into an interlocal agreement with any Fees were requested or required.
jurisdiction that requires reciprocal traffic
mitigation for extraterritorial impacts to one
another's transportation systems. No WSDOT Traffic Impact Fees were
requested or required.
1. Snohomish County Yes
2. WSDOT
20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic Impact
Development Activity.All development Analysis prepared by Heath&Associates
projects within the City shall be assessed a in October 2025.The traffic analysis
transportation impact fee,at the rate of concluded that the proposed use would
$3,355.00,based on peak p.m.trips,as produce 33 new PM peak-hour trips.City
computed in accordance with the most current Impact Fees have been credited to public
edition of the Institute of Transportation improvements including the construction
Engineers Trip Generation Manual,as applied Yes
to the City's transportation element of the of a roundabout per the Developers
adopted Comprehensive Plan. Agreement recorded under AFN:
#202108170444 and are the
responsibility of Arlington 51st Street
LLC.
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20.90.045(a)All development projects within The traffic fees vested with the
the Cascade Industrial Center shall be assessed Developers Agreement recorded under
an additional transportation impact fee,at the AFN: #202108170444.This was prior to
rate of$5,841.39,based on peak p.m.trips,as the establishment of the CIC and thus are
computed in accordance with the most current Yes
not required with this permit.
edition of the Institute of Transportation
Engineers Trip Generation Manual,as applied
to the City's transportation element of the
adopted Comprehensive Plan.
Chapter 20.93 AMC,Critical Area Ordinance
20.93.230 Compliance.All land uses or The City of Arlington concludes that the
development applications shall be reviewed to subject property does not contain
determine whether an environmentally critical environmentally critical areas and does
area exists on the property for which the not impact nearby critical areas.
application is filed,what the action's impact to Yes
any existing environmentally critical area
would be,and what actions are required for
compliance with this chapter.
Chapter 20.98 AMC,State Environmental Policy Act(SEPA)
20.98.110 (a) Environmental Checklist. A A Mitigated Determination of Non-
completed environmental checklist in the form Significance was issued with the Outpost
provided in WAC 197-11-960, shall be filed at project (PLN#633) on December 20,
the same time as an application for a permit, 2019 and covered the intended
license,certificate, or other approval not commercial use of this lot.
specifically exempted in this ordinance.The Yes
City shall use the environmental checklist to
determine the lead agency and for determining
the responsible official and for making the
threshold determination.
Chapter 13.28 AMC,Stormwater
13.28.070 Applicability of the Utility.The The proposed project is subject to
following actions or applications for the meeting the required stormwater
following permit and/or approvals will require regulations for the site.A Civil Permit
submittal for approval by the utility: site plans, shall be required for all site
design drawings,and operations and improvements.The approval of the
maintenance plans. Submittals shall be stormwater system takes place during Yes
consistent with the provisions of this Code, and this review process.All stormwater
shall comply with the stormwater manual and systems shall comply with the City of
engineering standards: Arlington Public Works Standards and
(3) New Development Specifications and the most recent
Department of Ecology Stormwater
Manual for Western Washington.
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Regulation I Analysis Meets
Chapter 20.114 Alternative Energy Systems and Technologies
20.114.445 Off-Street Electric Vehicle Charging a) The proposed project provides more
Station Spaces- than 10 percent of the parking spaces on
a) The number of electric vehicles charging the site as electric vehicle parking stalls
spaces shall be required per Table as required per Table 20.114.425T.
20.114.425T.
b) Location and Design Criteria.The provisions b) Location and Design Criteria Provided:
of electric vehicle parking will vary based on
the design and use of the primary parking lot.
The following required and additional
locational and design criteria are provided in
recognition of the various parking lot layout
options.
(1) Signage. Signage,as required under (1) The project narrative states EV
§20.114.455 for each charging station space, parking signage will be provided as
shall be posted indicating the space is only for required in AMC 20.114.455.
electric vehicle charging purposes. Days and
hours of operations shall be included if time
limits or tow away provisions are enforced.
(2) Maintenance. Charging station equipment (2) A condition of approval shall be that
shall be maintained in all respects,including the charging station equipment will
the functioning of the charging equipment.A be maintained on site with contact
phone number or other contact information information provided.
shall be provided on the charging station Yes
equipment for reporting when the equipment
is not functioning,or other problems are
encountered.
(3)Accessibility.Where charging equipment is (3) EV charging equipment is proposed
provided within an adjacent pedestrian fronting the EV stalls.The ADA EV
circulation area,such as a sidewalk or charging equipment will be positioned to
accessible route to the interfere with accommodate the accessibility
accessibility requirements of WAC 51-50-005. requirements within the walkway.
(4.) Lighting.Where charging station
equipment is installed,adequate site lighting (4) The site plan shows lot lighting
shall exist,unless charging is for daytime proposed within the parking areas are
purposes only. adequate to provide lighting for the EV
c) Parking for electric vehicles should also stalls.
consider the following: A condition has been added to this permit
(1) Notification. Information on the charging for compliance with signage,
station,identifying voltage and amperage maintenance,accessibility and lighting in
levels and any time of use,fees,or safety compliance with 20.114.445,accordingly.
information.
(2) Signage. Installation of directional signs at
the parking lot for entrance and at appropriate
decision points to effectively guide motorists to
the charging stations aces .
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Page 12 of 28
Regulation Anal sis Meets
Chapter 20.110 AMC,Mixed Use Development Regulations
20.110.012 (d) Place Types. Place Types are The proposed project is located in the
defined by their location and by their intensity Urban Center place type established by
of use.The Mixed-Use Development Overlay the Mixed-Use Development Regulations.
Plan creates four"Place Type" overlay
Yes
descriptions; Neighborhood Corridor,
Neighborhood Community Center,
Neighborhood Village Center,and Urban
Center.
Regulating Plan Place Types
Regulating Plan
Place Types
Legend
j Fmwit Iftea use
!//Proposed sled use
..1 - wed use place Type
�.... contmunsy censer
J 4 Heig,borl,00d Corridor
t
Special 01wel
UrWn Canter
%wage Cal"
1\ 1,sale Fwr-er
stale faoule
awl
I m
20.110.012 (e) Zone-T5 Flex The proposed project is located in the T5
Desired Form:Attached, Medium to Large F Transect of the Mixed-Use Development
Footprint, Building at ROW,Small to no Side Regulations.The project has a medium
Setback,Small to Medium Side Setback, Diverse footprint,built to 1 story primarly along
mix of Frontages, First Floor Flush with 51s,Ave NE and Longhouse Trail Lane.
Sidewalk The project provides for a commercial
General Use:Vertical and Horizontal mixed use,encouraging a walkable
use: retail,commercial,and residential uses on neighborhood for tenants within the
any floor. Ideal for live/work conditions. mixed-use buildings to the west and
Intent: To provide an urban form that can
provides food options to the nearby Yes
accommodate a very diverse range of uses,
industrial zone.
including some light industrial to reinforce
walkable neighborhoods and to provide a mix
of uses on the ground floor,including
residential,this enabling the retail and service
sectors to mature over time,while still
allowing occupancy and support multi-model
transportation and public transportation.
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Page 13 of 28
Regulation Analysis Meets
Regulating Plan Place Type: Urban Center
a r Regulating Plan
_ -�!•• Place Type: Urban Center
SR 53V51"Ave
't I: ob'_ ' Smokey Pant NegNmhood
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20.110.014(c)(2) Place Types. The proposed development is located
Place Type: Urban Center within the Urban Center.
Location: Southwest of Longhouse Ln&5V The project is located southwest of Yes
Ave NE Longhouse Trail Ln and 51st Ave NE
Transect: T5 Flex (TS-F) and in the T5-F Transect.
20.110.014(c)(1) T5-F The project provides a flex building
Intent: To provide a variety of appropriate along the frontage of 51St Avenue NE
housing choices between Interstate 5 and utilizing horizontal mixed-use on the
the existing neighborhood that integrates site,with the multi-story mixed use
medium building types,with medium to buildings to the west, creating a Yes
high density residential. This level of transition off the primary street. This
intensity reinforces the walkable nature of flex building provides for both the
the neighborhood, supports local serving mixed-use development of the
commercial activity, and encourages public Outpost as well as nearby industrial
transportation alternatives. uses and residential.
20.110.014(c)(2)Allowed Building Types. The project has proposed to utilize
the flex style building type with
Flex Building commercial use in the single story Yes
building.
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Page 14 of 28
Regulation Analysis Meets
20.110.014(c)(2) Building Form,Height. The proposed architectural plans shows
Main Building Stories 1 story min. - 3 that the project meets the regulations
and shall meet the requirements of this
stories max. section through the building permit
Ground Floor Ceiling 12' min.clear application submittal.
Height: Retail/Service
Ground Floor Finish 6" max. Requirement Proposed
Level: Retail/Service Main Building Stories 1 story Yes
Ground Floor Ceiling 12' - 17'
Height: Retail/Service
Ground Floor Finish > 6"max.
Level: Retail/Service
20.110.014(c)(2) Building Form,Footprint. The proposed project has provided a
Ground Floor Space 40'min. ground floor space depth of 98 feet
Depth: Residential for the commercial space. The entries
Ground Floor Space Front 40'min. to the commercial spaces are shown Yes
Depth: Retail Service as evenly spaced along the frontage of
Distance Between Entries 50'min. the building.Additional outdoor
to Ground Floor: seating and design has been provided
to meet the intent.
20.110.014(c)(2) Building Placement, Build-to- The proposed project has complied
Lines and Setbacks. with the building placement and
Front Defined By 75% setbacks proposed per the site plan.
Side Street Defined 50% The proposed building is located on a
By corner. The setbacks work well with
Front 10'max the neighboring properties, access Yes
Side Street 10'max aisles, required landscaping, open
Side-Main Building 10'max. space, and access.
Rear- Main Building 10'max.
4 On concern lots,the BTL must be defined by a
building for the first 50'of the corner.
20.110.014(c)(2) Parking, Required Spaces. A total of 69 parking stalls are
Retail/Services Uses proposed.
< 3,500 sf 2/1000sf min. Yes
>3,500 sf
20.110.014(c)(2) Parking, Location The proposed project is utilizing existing
Front Setback 40'min. parking installed as part of the larger
Side Street Setback 10'min. Binding Site Plan as well as some Yes
Side Setback 0'min. additional parking meeting the
Rear Setback 0'min. requirements of the code.
20.110.014(c)(2) Parking, Parking Drive Width The proposed project is utilizing existing
Front< 40 Spaces 20' -24' parking installed as part of the larger
Front>- 40 Spaces 20' - 24' Binding Site Plan as well as some Yes
Side Street/Alley 20' - 24' additional parking meeting the
requirements of the code.
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Regulation Analysis Meets
20.110.014(c)(2) Encroachments and Frontage The proposed project has not shown
Types,Allowed Encroachments. any encroachments of the building
Front 8'max. into the setbacks established from the
Side Street 8'max. public right of way. Yes
Side 2'6" max.
Rear 2'6" max.
20.110.014(c)(2) Use Table. The proposed uses of the project as a
Restaurant/Bar Eating or Allowed restaurant is allowed on the site.
Drinking Floor Area Yes
< 10,000sf
20.110.014(d) Private Frontage Types. The project has proposed a frontage type
Shopfront and Awning:A frontage where in the of shopfront and awning on the and east
facade is aligned close to the frontage line with sides of the building that front the public
the building entrance at sidewalk grade.This street and primary private road.The
type is conventional for retail use. It has commercial front provides access from Yes
substantial glazing on the sidewalk level and an the sidewalk with large windows for the
awning that may overlap the sidewalk to the businesses.
maximum extent possible.
20.110.014 (e) Building Types.The Flex The proposed project is a medium sized
building type is a medium to large sized structure that provides a single use
structure, 1 to 3 stories tall,built on a large lot building for commercial purposes.
that may incorporate structured parking. It can
be used to provide a vertical mix of uses with
ground floor commercial retail or allowed
service uses and upper floor service or Yes
residential uses; or may be a single use
building for commercial retail and/or allowed
service 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.
20.110.014 (f) Block,Thoroughfare,and Public The proposed project is located along 515t
Rights of Way Standards.This section requires Ave NE and Longhouse Trail Lane,with
block structure,walkability,connectivity, an access point to south along a private
compliance with complete streets program, access and along the north from
accessibility,pedestrian facilities,street scrape Longhouse Trail Lane.The frontage along
elements,bicycle facilities,intersection 515t Avenue provides pedestrian and
treatments,and meets the thoroughfare bicycle access through sidewalk,with Yes
standards.Thoroughfare types for this project bicycle parking provided out front.The
include a new public street to the north,private project complies with the complete street
drive to the south and an alley within the program and provides multiple modes of
project site. travel throughout the entire site.
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Page 16 of 28
Regulation Analysis Meets
20.110.014 (g) Parking Standards. The proposed project provides parking
Table 20.110-8:Minimum Dimensional Require ents on-site with surface and structured
Angle Depth Two-Way Width Length parking.The site plan shows that the
Drive Aisle parking spaces are 9 x 19,and 9 x 17
Parallel 8' 20' 8' 20' with a 2' overhang with a two-way drive
Perpendicular 18' 24' 8' 18' aisle of 24 feet.
Tandem 36' 24' 8' 36'
The project has provided 10 bicycle Yes
Table 20.110 1 i Bicycle Parkin RequirementsLemnos parking spaces on the site.The bicycle
Use Type s Required Spaces Location space location and rack details shall be
4 stalls ui ed o of Within 50 feet of
the required off- provided on the Civil Plans.
street automobile public entrance of
Retail/ parking spaces, the building and
Services whichever is greater adjacent to a bicycle
up to a maximum of path and/or
30 bicycle spaces pedestrian walks
20.110.014 (h) Civic and Open Space Civic and Open Space were accounted for
Standards. Publicly accessible civic spaces are as part of the larger mixed-use
an essential component of walkable urban development.The binding site plan
environment. provided for a total of 104,200sf of open
Every residential development shall be
space and civic space. Yes
constructed so that at least 5% of the total
development remains permanently as usable
open space.
20.110.014 (i) Landscaping,Fencing,and The proposed project has provided
Screening Standards. Landscaping shall be a landscaping throughout the property
major component of site design in order to within the frontage and the parking lot.
create a city that has a strong landscaped Automatic irrigation is required and has
character. been provided.This requirement will be
Lan dsca in Components further reviewed and approved with the
Zones Frontage Parking Area Automatic Civil Permit.
Landscaping Landscaping Irrigation
T54 Required Required Required The project has provided more than 20%
shading in the parking lot area.The total
Table 20.110-14:Required Interior Parking Lot Landscaping
area of shading is 4,050 square feet. Yes
Number of Parking Spaces Percent of Gross Parking The landscape plans show that 30 trees
Area in Landscaping are provided within the parking area.
6 or fewer 0%
7-15 4% The landscape plans show all required
16-30 8% landscaping components have been met.
31-70 12%
71 and over 16%
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Regulation Analysis Meets
Table 20.110-15:Tree Requirements for Parking and Lot The interior shade trees between the
Landscaping „
Landscaping Component Description building are proposed to be 1 1/z caliper
Amount 1 tree per 4 stalls between the buildings.The street
frontage trees are proposed to be 2"
Can Size 15 gallons
Box size 20%must be 24 inches caliper and be spaced every 30'on center.
Caliper 1"minimum All trees will be planted with root barrier
Minimum Height at Installation 6'8" per the City of Arlington Standard R-260
Minimum Mature Canopy 40' along the public rights-of-way.All
Characteristics High Branching,Broad parking lot landscaping is proposed to be
Headed,Shaded Form contained within planting beds with a
Installation Root Barriers and Deep
Root Irrigation minimum of 6"curbing that provides Yes
Along the line between or stormwater breaks.
at the back of parking
Location bays.At both ends of a line
of parking spaces.Evenly
spaced to provide uniform
shade.
Required Border 6"high curb or equivalent
Curbs shall provide breaks
Border and Stormwater every 4'to provide
drainage to retention and
filtration areas.
Minimum Tree Well Width 5'
Car Overhangs Must be prevented by
stops.
20.110.014 (i) Landscaping,Fencing,and No fencing is proposed with this project.
Screening Standards.Fences shall be If in the future fencing were to be
constructed of wood,metal,masonry, or other proposed,it must meet the fencing
permanent materials designed for permanent requirements in place at that time.
fencing.
Table 20.110-16:Maximum Height of Fences or Walls Yes
Location of Fence Maximum Basic Maximum Height
or Wall Height Exceptions
Within front or 4' 6'
street side setback
Within interior side 6, 8,
or rear setback
20.110.014 0) Low Impact Development.This The development is proposing to use
is an approach to stormwater management infiltration on the site to manage the
with the goal to mimic a site's predevelopment stormwater.All stormwater is required
hydrology by using design methods that to meet the 2012 Stormwater
infiltrate,filter,store,evaporate,and detain Management Manual for Western Yes
runoff close to its source.The stormwater is Washington,with 2014 Updates.The
regulated by AMC 13.28 and the 2012 final drainage plan shall be approved
Stormwater Management Manual for Western with the Civil permit.
Washington,with 2014 Updates.
20.110.014 (k) Outdoor Lighting Standards. The project has proposed lighting that
All outdoor lighting must comply with the meets the requirements of the T5-F
following requirements. transect.Final review of lighting plans
Table 20.110-17:Lighting Zones shall take place with Civil Review.
LZ-3 I T4N-MV Yes
Table 20.110-18:Total Site Lumen Limits
LZ-3
Total site lumens allowed per square
feet of impervious/semi-impervious 5.0 Lumens
surface area
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Regulation Analysis Meets
20.110.014 (k) Outdoor Lighting Standards. The project has proposed lighting that
All outdoor lighting must comply with the meets the requirements of the T5-F
following requirements. transect.Final review of lighting plans
Table 20.110-19:Maximum BUG Ratings shall take place with Civil Review.
Maximum Allowable Backlight B Rating LZ-3
Greater than two mounting heights from property B5
line
1 to less than 2 mounting heights from property B3
line
0.5 to 1 mounting heights from property line and B3
ideally located
Less than 0.5 mounting height to property line and B 1
properly oriented Yes
Maximum Allowable Up light U Rating
Allowed up light rating U3
Allowed%light emission above 90'for street or O%
area li htin
Maximum Allowable Glare G Rating
Allowed glare rating G3
Any luminaire not ideally oriented with 1 to less
than 2 mounting heights to any property line of G1
concern
Any luminaire not ideally oriented with 0.5 to 1 G1
mounting heights to any propertyline of concern
Any luminaire not ideally oriented with less than
0.5 mounting heights to any property line of GO
concern
20.110.014 (1) (1)Architectural Standards: The proposed development has met the
Compatibility with Surrounding Developments. compatibility of the surrounding
Arlington and Regional Compatibility Standard: developments.
At least one of the following elements: Regional Compatibility:The design of the
1. A roof overhang with a minimum depth of 4 building has incorporated design features
feet where the entry is in a one-story form; to address the local weather and
2. Recessed into the building to minimum compliment regional aesthetics.Every
depth of 3 feet; entry either has a roof overhang,awning,
3. An awning or canopy with a minimum canopy or is recessed back to create
depth of 4 feet; and/or cover from the elements.
4. A gallery,where allowed in a Transect, A roof overhang with a minimum depth
construction per section 20.110.014(d) of(4) feet is provided at each entry.
Neighborhood Compatibility Standard: Neighborhood Compatibility:
1. Materials and colors 1.Cementitious smooth face panels,
2.Scale and proportions of form; cementitious lap siding and black AEP Yes
3.Scale,proportion,pattern,and approximate metal panel siding are all utilized on the
head heights of doors and windows; and Outpost Apartment buildings west of the
4.Approximate floor level elevations proposal as well as this one.
2.The single level of this building is
consistent with the ground floor level at
the Outpost Apartments with canopies,
storefront scale windows and AEP metal
panel siding as well as metal roof accents.
3.Pedestrian scale matches that of the
Outpost,entrance doors have celestial
windows above followed by an awning
and parapet height matching the ground
floor total facade height at The Outpost.
4.Finished floor heights will be similar to
that of the Outpost.
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Regulation Analysis Meets
20.110.014 (1) (2)Architectural Standards: This project has been designed to be
Compatibility within a Multiple Building consistent with other ground floor
Development.All buildings in a multiple commercial spaces at the Outpost.
building development,shall be designed with Yes
size,building massing,building materials,
colors,and setbacks that are consistent within
the place types in which they are located.
20.110.014 (1) (3)Architectural Standards: The proposed project has architectural
Four-Sided Design.The building shall provide design and details on all four sides of the
consistent architectural design and details to buildings,providing consistent style,
ensure consistent building details and colors and materials.The HVAC
proportions on all sides of the building. Roof equipment shall be screened and
equipment shall be screened from view of designed to blend in with the building. Yes
pedestrians and vehicles on all sides with a
screen that is at a minimum the same height as
the equipment.Utilities shall be 100%
screened from the view of the public and
internal streets.
20.110.014 (1) (4)Architectural Standards: The proposed project does not have any
Signage and Design Elements.A building shall dominate corporate or trademark
not be dominated by corporate or trademark architectural details.The project will
architectural details; a building shall be provide signage for the name of the
compatible with other surrounding buildings project.The individual commercial or
and should not consist of building forms that retail business will submit proposed
primarily serve as signage and marketing signage to the city for approval prior to Yes
elements.All street frontages,signage material installation.The signage shall meet all
shall be integrated into the overall design of requirements of AMC 20.68 and blend in
the building.Signs shall be located to with the overall building.
complement the architectural features of a
building such as above the building entrance,
storefront opening,or other similar features.
20.110.014 (1) (5)Architectural Standards: The design height of the building meets
Building Height and Transition.Abrupt or the requirements for the zone and there
severe differences in building scale or massing are no abrupt or severe differences in
within mixed use developments,or in adjacent building scale or massing within the Yes
developments can dwarf or overwhelm the complex.
neighboring areas. Buildings shall be designed
to minimize this difference in scale.
20.110.014 (1) (6)Architectural Standards: All proposed exterior building materials
Building Materials. Building shall be attractive are within Table 20.110-20 with a mix of
and durable.To insure this,buildings shall be heavy and light materials including
constructed of high-quality materials and horizontal wood lap siding with 7"
require minimal maintenance.The exterior exposure,AEP metal siding and Hardie
building materials are classified according to board panels. Yes
their visual weight; and shall include Heavy,
Light and Roofing Materials.Heavy materials
shall be located below medium and light
materials and medium materials below light
materials.
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Regulation Analysis Meets
20.110.014 (1) (7)Architectural Standards: The project has proposed many vertical
Building Modulation and Articulation.Long, and horizontal elements,including
large buildings can be monotonous if they modulation and articulation on all sides
contain large or long expanses of surface area of the building.The elevations show the
with no detailing or shadow lines; recesses and bump outs,entry canopies,projection for
projections in building walls help to proportion covered seating,and storefronts.
and subdivide the massing of large buildings.
Any facade exceeding 30 feet in length shall
Yes
include at least one change in wall plane,such
as projections or recesses,having a depth of at
least 3%of the entire length of the facade;this
projection or recess shall extend over at least
20%of the entire length of the fagade.A
building base and building top shall be
recognizable through materials,textures,
treatments,and roofing.
20.110.014 (1) (8)Architectural Standards: The primary facade incorporated
Building Scale.To ensure a comfortable multiple qualifying architectural details,
pedestrian experience,the scale of large including a prominent pedestrian
buildings shall be visually reduced by elements entrance,awning,windows,material
that divide a large building into smaller variation,decorative lighting that
proportions. Building walls shall be subdivided collectively articulates more than 90%of
and proportioned using features such as the building's front wall length. Yes
windows,entrances,storefronts,arcades, Additional elements include a pedestrian
arbors,awnings,trellises,or tother similarly patio,bicycle parking,enhanced
scaled architectural details.These features landscaping to further reinforce the
shall cover at least 90%of the building front human scale and visually subdivide the
wall length and at least 60% of other building building mass.
wall lengths.
20.110.014 (1) (9)Architectural Standards: The project has proposed sloped roofs
Pitched Roofs and Eaves. Pitched roofs shall be that are incorporated over awnings and
simple hip,shed,or gable configurations. outdoor seating areas to create visual
Roofline offsets shall be provided to lend interest,reinforce human scale and
architectural interest and variety to the provide practical weather protection. Yes
massing of a building and to relieve the effect Parapets along the main roofline help
of a single,long roof.The use of alternating break up the building mass ad add
dormers,stepped roofs,gables,or other roof architectural articulation.
elements can be used to add visual relief and
articulation to the overall building form.
20.110.014 (1) (10)Architectural Standards: The project proposes gutters and
Gutters,Downspouts,and Scuppers.Building downspouts that are incorporated into
devices used to control rainwater shall be the building design.The gutter are across
compatible with the roofing system and shall the face of the eaves.The downspout
not dominate the facade of a building.Parapets locations are integrated into the fagade.
and cornices shall not be interrupted by
stormwater elements.Gutters,downspouts, Yes
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 float roofs.
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Regulation Analysis Meets
20.110.014 (1) (11)Architectural Standards: The proposed project provides two well-
Customer and Public Entrances. Customer and defined customer entrances ensuring
public entrances shall ensure accessibility to convenient access.Each entrance
the public,create primary focal points for the provides a covered entry,fully glazed
facade,and provide a comfortable proportion double doors and adjacent windows that
for the pedestrian entry.Buildings larger than create transparency and visual interest.
50,000 square feet shall provide at least two Both entries are further emphasized with
customer or public entrances.Buildings raised parapets,giving them a strong Yes
smaller than 50,000 square feet are architectural presence and distinguishing
encouraged to provide multiple customer or them as primary entry points.
public entrances. Buildings shall orient
customer or public entrances toward a public
street or an internal street or drive. Each
building on a site shall have clearly defined,
highly visible customer entrances.
20.110.014 (1) (12)Architectural Standards: The majority of the building's windows
Windows.Windows shall be vertically are vertically proportioned to reinforce a
proportioned;this allows the window opening traditional,pedestrian-scale rhythm.The
to appear to be structurally supported. two that are horizontal provide thick trim
Window openings on brick,stone,cast stone, and additional details and landscaping to
or synthetic stone buildings shall not be provide a more intentional look.
trimmed.Lintels,sills,and arches are not
considered trim.Window openings without
Yes
trim or molding shall have window frames at
least 2 inches wide when looking at the
finished facade of the building.Upper story
windows shall align with ground floor
windows,ground floor doors,and the building
modulations.Display window light sources
shall not be visible from the exterior of the
building.
20.110.014 (1) (13)Architectural Standards: Due to a combination of site constraints,
Glazing.The ground floor of commercial functional requirements of a restaurant
buildings shall be transparent for visual use,and customer considerations,full
connection to the pedestrians and is usually glazing along the entire street facing
necessary for most retail structures. facade is not feasible for this building.
Parking lot access requirements,
Transect Minimum Glazing Minimum Transparency
on Primary Facades on Primary Facades necessary kitchen placement,and
50%of pedestrian 25%of pedestrian view internal circulation result in only 33 feet
T5 F view plane plane of the 98-foot east elevation being
Areas of the buildings that are functionally available for customer accessible space
restricted from providing vision glass may be that can support transparent glazing. Yes
exempted provided other architectural scaling This glazing is intentionally concentrated
techniques are employed. at the primary pedestrian entry,where it
No highly reflective glazing shall be permitted is most meaningful and effective for
within the lower 80% of the building facade passersby.The remaining portions of the
(maximum reflectance factor of.20).No first- facade serve back of house kitchen
floor reflective coating is permitted.
functions that require limited
Exclusions.This standard shall not apply 1 if the transparency for operational efficiency,Director determines that the required food safety,equipment placement,and
transparency is inconsistent with the visual screening.
operational requirements of the building.
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Regulation Analysis Meets
Chapter 13.28 AMC,Stormwater
13.28.070 Applicability of the Utility.The The proposed project is subject to
following actions or applications for the meeting the required stormwater
following permit and/or approvals will require regulations for the site.A Civil Permit
submittal for approval by the utility: site plans, shall be required for all site
design drawings,and operations and improvements.The approval of the
maintenance plans. Submittals shall be conceptual stormwater system takes
consistent with the provisions of this Code, and place during this review process.All Yes
shall comply with the stormwater manual and stormwater systems shall comply with
engineering standards: the City of Arlington Public Works
(3) New Development Standards and Specifications and the
most recent Department of Ecology
Stormwater Manual for Western
Washington.
III. CONCULUSIONS
(a) The applicant has applied for a Zoning Permit as required under AMC 20.16.
(b) Under AMC 20.16.220 (b),the community and economic development director shall issue the zoning
permit unless he finds,after reviewing the application and consulting with the applicant as provided
in section 20.16.130,that:
Regulation Analysis Meets
Chapter 20.16.220(b)
(1) The requested permit is not within its The requested site plan review is within
jurisdiction according to the table of the City of Arlington's jurisdiction per the Yes
permissible uses. above zoning map and permissible use
table.
(2) The application is incomplete. The application for the subject site plan
review was deemed complete on February Yes
13, 2026.
(3) If completed as proposed in the The proposed site plan review complies
application,the development will not comply with all required sections of AMC Title 20 Yes
with one or more of the requirements of this per the above staff analysis.
title.
(4) The proposed project has not complied The proposed project has complied with
with SEPA SEPA through the Mitigated Yes
Determination of Non-Significance
decision issued on December 20, 2019.
(5) The proposed project is not in The proposed site plan review complies
conformance with the Comprehensive Plan, with the Arlington Municipal Code, Yes
Transportation Plan,or other adopted plans, Comprehensive Plan, and Transportation
regulations,or policies. Plan.
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Page 23 of 28
IV. ADMINISTRATIVE DECISION
The proposed project was found to be consistent with and meets the intent of the Arlington Zoning Code,
Comprehensive Plan,and the Arlington Municipal Code,therefore the Zoning Permit-Site Plan Review
for Tacos Tecalitlan (PJ26-0095) is hereby APPROVED, subject to the following conditions.
V. CONDITIONS
Land Use Approval
1. All development shall be in substantial conformance with the plans received on March 26,2026,
subject to any conditions or modifications that may be required as part of the permit and
construction plan review.
2. The developer is vested under the code in place at the time of Complete Application on February
13, 2026.
3. The development shall meet all Title 20 AMC regulation requirements.
4. The developer shall meet all local, state, or federal code requirements.Attached as Attachment
A is a list of code requirements that are specifically called to the developer's attention. It is in no
way intended to be a complete list of code requirements, but a general checklist of major steps
and issues.
5. The developer shall clear any outstanding Planning Division permit-processing accounts with
the City within 60 days of issuance of this permit.
6. No permits and/or construction pursuant to the Zoning Permit shall begin or be authorized until
14 days from the date of the decision.
7. Any broken or damaged sidewalks along 515t Ave NE and Longhouse Trail Lane shall be replaced
with the development of this project.
8. Street lighting adjacent to Lot 1 shall be installed with this project, design to be approved with
Civil review.
9. Adhere to all conditions of the underlying Binding Site Plan and Developers Agreement
(AFN#202108170444).
10. The applicant is required to maintain the electric vehicle charging equipment in a functioning
order.The applicant is required to provide contact information on the electric vehicle charging
equipment for reporting non-functioning equipment or for other issues that arise per AMC
20.114.445.
11. The property owner is required to maintain the landscaping on the property and within the
right-of-way per AMC 20.76.The final landscape plan shall be approved with the Site Civil
Permit.
12. Any future signage proposed shall comply with AMC 20.68, and a Sign Permit Application shall
be submitted for review.
13. Any proposed electrical transformer on the site shall be sufficiently screened or wrapped per
the Development Design Standards and receive approval by the City of Arlington prior to
installation.
SEPA MDNS Conditions
The developer shall comply with all conditions of the SEPA MDNS issued on February 21, 2020,as
part of the Outpost Binding Site Plan.
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Civil Construction:
14. Prior to any construction activities, the applicant shall file and receive approval of civil
construction plans which comply with all requirements of the Land Use Code, International
Building Code, International Fire Code and Public Works Construction Standards and
Specifications. Said plans shall address all site improvements, either required or voluntarily
provided.
15. All stormwater is required to meet the 2012 Stormwater Management Manual for Western
Washington,with 2014 Updates.The final drainage plan shall be approved with the Civil permit.
16. The Applicant shall construct all existing, extended, and new electrical power lines (not to
include transformers or enclosures containing electrical equipment including but not limited to,
switches, meters, or capacitors which may be pad mounted), telephone, gas distribution, cable
television, and other communication and utility lines in or adjacent to any land use or building
permit approved after the effective date of this chapter shall be placed underground in
accordance with the specifications and policies of the respective utility service providers and
located in accordance with the administrative guideline entitled "Public Works Construction
Standards and Specification." Even in the event the distribution line originates from a point
opposite any public roadway from the new construction the service lines shall be placed beneath
said roadway by means of boring or surface excavation across said roadway.
17. If irrigation is proposed on the site,the applicant is required to submit irrigation plans with the
Civil Permit.
Building:
18. Prior to issuance of the building permit, the applicant shall complete all required or voluntary
improvements unless otherwise secured and authorized by the City Engineer.
19. The applicant shall submit building plans meeting the architectural standards of AMC 20.110,as
approved with this permit.
20. Business Licenses for all contractors working on the site shall be required to obtain a City of
Arlington Business License.
21. Building signage is required to be permitted through a sign permit application. All signage
requires city approval prior to installation. The signage shall meet all code requirements and
blend in with the overall building design.
VI. EXPIRATION
Per AMC 20.16.220,a Zoning Permit shall expire automatically if,within two (2)years after the issuance
of such permits:
1. The use authorized by such permits has not commenced,in circumstances where no substantial
construction, erection, alteration, excavation, demolition, or similar work is necessary before
commencement of such use,or
2. Less than 10 percent of the total cost of all construction, erection, alteration, excavation,
demolition,or similar work on any development authorized by such permits has been completed
on the site.
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VII. APPEAL
This decision may be appealed pursuant to AMC 20.20.010, which provides for a hearing of the zoning
permit decision before the Hearing Examiner.Any aggrieved party of record may file an appeal within
14 days of the permit decision. An appeal shall be considered filed when a written notice of appeal,
specifying the grounds and arguments, therefore, is delivered to the Department of Community and
Economic Development by 5:00 PM on April 14, 2026,and the appeal fee as set by resolution is paid.
Prepared by:Ameresia Lawlis,Associate Planner
Date: March 31, 2026
ORDERED THIS ON THE 31s, DAY OF March , 2026
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Madison Bowman, BKY Construction (Applicant/Contact)
Paul Woodmansee, BYK Construction (Owner)
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ATTACHMENT B
CODE REQUIREMENTS
NOTE: The following items are not conditions of permit approval but rather certain local,state,or
federal code requirements that the developer needs to be aware of.This is in no way intended to be a
complete list of code requirements but is a general checklist of major steps and issues. Please refer to
the Arlington Municipal Code for a complete list of code requirements for your particular project type.
1. Code Applicability. This permit is subject to the applicable requirements contained in
the Arlington Municipal Code, Land Use Code, Building Code, and COA Public Works
Design, Construction Standards and Specifications. It is the responsibility of the
developer to ensure compliance with the various provisions contained in these
ordinances.
2. Pre-Construction Phase. Prior to commencing any site work, including installing any
easement or right-of-way improvements,utility systems,drainage systems,streetlights,
mailbox structures, emergency facilities, storm water control systems, or any other
improvements,the developer shall submit site civil construction improvement plans for
review and approval by the Public Works Director. Said plans shall be in conformance
with applicable code and below listed conditions.
a. The developer shall survey and mark all property corners prior to review of any
submitted construction plans.
b. The developer shall design and install erosion control measures deemed
necessary by the City. These measures shall be implemented and inspected by
the City prior to the issuance of any permits.
C. The developer shall undertake no site preparation or other disturbances within
environmentally sensitive areas or their required buffers.
d. The developer shall submit to the Community & Economic Development Department
and receive approval of a storm-water run-off and detention plan in conformance with
the AMC Chapter 13.28, Stormwater Management, and the most current City-adopted
edition of the Department of Ecology's Stormwater Management Manual for the Puget
Sound Basin (The Technical Manual) for both the construction phase and a permanent
system.All site drainage must be directed through bio filtration swales prior to discharge
into wetlands.
e. The developer shall place all new utility lines underground.
f. The developer shall provide a temporary rock pad at all points of ingress and egress to
the site throughout the construction phase.
g. The developer shall show locations of all required streetlights on the construction plans
and install them as designed.
h. The developer shall obtain a right-of-way permit prior to any work done in a public right-
of-way. (NOTE: City departments are exempt from right-of-way permits.)
i. The developer shall install all low sodium or similar low intensity illumination lighting
and it shall be placed in a way as to not cause glare on an adjoining property or right-of-
way.
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3. Construction Phase.The following conditions shall apply during construction.
a. The developer shall follow all applicable noise and other nuisance codes.
b. The developer shall not track mud and dirt onto public rights-of-way, but if tracked by
accident,the developer shall clean it up immediately.
C. During any site grading or clearing activity, the developer and contractor shall use all
available means of controlling air pollution (dust,ash,and smoke).
d. The restrictions of the AMC shall apply to any and all grading.
4. Installation of Improvements. Prior to receiving a Certificate of Occupancy, the developer
shall:
a. Install all rights-of-way and access easement improvements on all proposed
streets internal and existing streets adjacent to the project in accordance with
the requirements of AMC Chapter 20.56 and per COA Public Works Design,
Construction Standards and Specifications. The developer shall coordinate with
all adjacent developments the final design of the street improvements and/or
include the appropriate transition tapers for the street pavement from the
property.
b. Install a potable water system to serve the project per the COA Public Works
Design, Construction Standards and Specifications. Water is to be served by the
City of Arlington. This system cannot be deferred if a performance bond is
secured. Both water and sanitary sewer must be completely installed and
approved before either a temporary or permanent Certificate of Occupancy is
issued.
C. Relocate any existing water facilities and/or install water services/fire hydrants
at the expense of the developer.
d. Install a sanitary sewer system per COA Public Works Design, Construction
Standards and Specifications. This system cannot be deferred if a performance
bond is secured.Both water and sanitary sewer must be completely installed and
approved before either a temporary or permanent Certificate of Occupancy is
issued.
e. Install a permanent storm water control system per AMC Chapter 13.28.
f. Prior to issuance of a Certificate of Occupancy, the applicant shall complete all
required or voluntary improvements unless otherwise secured by the developer
and authorized by the City Engineer.
(NOTE: Code requirements for infrastructure improvements are based on conceptual information as
submitted by the applicant for the land use permit. Additional specific requirements may be required
upon review of the engineered construction drawings submitted by the developer. All improvements
are subject to review and approval by the City of Arlington Inspectors.All utilities shall be constructed
underground.)
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Tacos Tecalitan 20260331 PJ26-0095 Decision
Final Audit Report 2026-03-31
Created: 2026-03-31
By: Ameresia Lawlis(alawlis@arlingtonwa.gov)
Status: Signed
Transaction ID: CBJCHBCAABAAWQKKOMkijdAStB5gbx8BuY24SOXwpcSq
"Tacos Tecalitan 20260331_PJ26-0095_Decision" History
Document created by Ameresia Lawlis (alawlis@arlingtonwa.gov)
2026-03-31 -11:11:38 PM GMT
Document emailed to Amy Rusko (arusko@arlingtonwa.gov)for signature
2026-03-31 -11:11:44 PM GMT
Email viewed by Amy Rusko (arusko@arlingtonwa.gov)
2026-03-31 -11:47:47 PM GMT
Document e-signed by Amy Rusko (arusko@arlingtonwa.gov)
Signature Date:2026-03-31 -11:48:05 PM GMT-Time Source:server
Agreement completed.
2026-03-31 -11:48:05 PM GMT
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