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HomeMy WebLinkAbout20260331_PJ26-0095_Decision 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 2041h 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 515f 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, 2 02 6. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 2 of 28 C. Site Location/Description LIJ The site is located y �i ;`�' ':;" ., -i�ir`'N[_- - a' 1 southwest of Longhouse " N Trail Lane NE&515t Ave NEowe Ck ,-M, F D. Site and Adjacent Zoning/Uses Subject / Site - --/ 4------------ GC—General Commercial LI=Light 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 Tacos Tecalitlan PJ26-0095 Page 3 of 28 II. 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 I 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 4 of 28 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, 2 02 6.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 followin 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: 1st 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 3-31-2026 information. Total Process Days: 13 Days Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 5 of 28 Regulation I 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 Yes boundaries as part of a proposed annexation.A 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 durationspecified in the agreement. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 6 of 28 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 e The driveway width on both 204th the driveways. Street and 771h Avenue NE is 25 feet in width to provide two way vehicular movement to and from the site. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 7 of 28 Regulation Analysis Meets 20.56.120 Street Intersections. (a) Streets shall The proposed project provides 90' 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 8 of 28 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 Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 9 of 28 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 51s,Street LLC. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 10 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 11 of 28 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 . Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 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 ------- - - -- --- - --� J �/� Gn,ofdRingron Regulating Plan ri Place Types LegendMLmtm D*d UeeRapaied Wd d User.Fred U9e Puce 1we j, speda Dismo 1' Genla _( --t �--" %sage Cenlef 1 �- � sale K9rmr i _ � _ 1tfiY Y..nN XifS n F. 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 51st 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 13 of 28 Regulation Analysis Meets Regulating Plan Place Type: Urban Center r�...l •.. Requlahng Plan Puce Type: Urban Center ` • SR 53111"Avo Smokey PovK NN0*0Awod 4 40, Y: 20.110.014(c)(2) Place Types. The proposed development is located Place Tyne: Urban Center within the Urban Center. Location: Southwest of Longhouse Ln&51,t The project is located southwest of Yes Ave NE Longhouse Trail Ln and 515t Ave NE Transect: T5 Flex T5-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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 14 of 28 Regulation Analysis Meets 2O.11O.O14(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 2O.11O.O14(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: I seating and design has been provided to meet the intent. 2O.11O.O14(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. 2O.11O.O14(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 2O.11O.O14(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. 2O.11O.O14(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 Side Street Alle 20 - 24 additional parking meeting the Yes requirements of the code. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 15 of 28 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 fagade 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 51St 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 51st 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 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 Bicycle Parking Requirements parking spaces on the site.The bicycle Use T e Re uired S aces Location space location and rack details shall be the requuireedd off- 4 stalls of Within 50 feet of 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 T5-F 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% Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 17 of 28 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 i/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 (j) 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 Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 18 of 28 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 135 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 131 properly oriented Yes Maximum Allowable Up light U Rating Allowed up light rating U3 Allowed%light emission above 90'for street or 0% 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 19 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 20 of 28 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 facade. 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 21 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 22 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 24 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 25 of 28 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) Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 26 of 28 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. Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 27 of 28 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.) Zoning Permit-Site Plan Review Tacos Tecalitlan PJ26-0095 Page 28 of 28