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Home My WebLink About07-13-26 Council Workshop PacketSPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the ADA coordinator at (360) 403-3441 or 711 (TDD only) prior to the meeting date if special accommodations are required. CALL TO ORDER Mayor Don Vanney PLEDGE OF ALLEGIANCE ROLL CALL Mayor Don Vanney – Raelynn APPROVAL OF THE AGENDA Mayor Pro Tem Michele Blythe INTRODUCTION OF SPECIAL GUESTS AND PRESENTATIONS WORKSHOP ITEMS – NO FINAL ACTION WILL BE TAKEN 1. Ordinance Approving Amendment to AMC Chapter 20.44 ATTACHMENT A Supplemental Use Regulations Staff Presentation: Ameresia Lawlis Council Liaison: Nathan Senff 2. Ordinance Approving Amendment to AMC Chapter 20.48 ATTACHMENT B Density and Dimensional Regulations Staff Presentation: Ameresia Lawlis Council Liaison: Nathan Senff 3. Ordinance Approving Amendments to the Arlington Development ATTACHMENT C Design Standards Staff Presentation: Ameresia Lawlis Council Liaison: Nathan Senff 4. Utility Extension Agreement for Harmony at Arlington, LLC ATTACHMENT D Staff Presentation: Jim Kelly Council Liaison: Tim Abrahamson 5. 188th Street & Smokey Point Boulevard Roundabout (RAB) ATTACHMENT E Project; Change Order No. 3 - Adjusted Staff Presentation: Jim Kelly Council Liaison: Yvonne Gallardo-Van Ornam Arlington City Council Workshop Monday, July 13, 2026 at 6:00 pm City Council Chambers – 110 E 3rd Street SPECIAL ACCOMMODATIONS: The City of Arlington strives to provide accessible meetings for people with disabilities. Please contact the ADA coordinator at (360) 403-3441 or 711 (TDD only) prior to the meeting date if special accommodations are required. 6. Police Department Quarterly Report ATTACHMENT F Staff Presentation: Chief Jonathan Ventura 7. North County Regional Fire Authority Quarterly Report ATTACHMENT G Staff Presentation: Chief Dave Kraski ADMINISTRATOR & STAFF REPORTS MAYOR’S REPORT COMMENTS FROM COUNCILMEMBERS/COUNCILMEMBER REPORTS PUBLIC COMMENT For members of the public who wish to speak to the Council. Please limit your remarks to three minutes. REVIEW OF CONSENT AGENDA ITEMS FOR NEXT MEETING EXECUTIVE SESSION Discussion of Litigation Matter [RCW 42.30.110(1)(i)] Mayor Don Vanney / City Attorney Oskar Rey RECONVENE ADJOURNMENT Mayor Pro Tem Michele Blythe / Mayor Don Vanney City of Arlington Council Agenda Bill WS #1 Attachment COUNCIL MEETING DATE: July 13, 2026 SUBJECT: Ordinance Approving Amendment to AMC Chapter 20.44 Supplemental Use Regulations ATTACHMENTS: Ordinance, Code Amendment Overview, Planning Commission Findings of Fact, and Staff Report DEPARTMENT OF ORIGIN Community & Economic Development; Ameresia Lawlis, Associate Planner EXPENDITURES REQUESTED: None BUDGET CATEGORY: BUDGETED AMOUNT: N/A LEGAL REVIEW: DESCRIPTION: Accessory Dwelling Unit regulations to comply with RCW 36.70A.680 while simplifying and clarifying existing standards. The amendments also add a new section for Retrofitting Existing Buildings and Passive Housing, update Administrative Conditional Use Permit provisions for Mobile Sales and Delivery to provide consistent language and requirements for Mobile Food Vendors outside Title 20, and replace the existing Cottage Housing section with a broader Middle Housing section that establishes standards for middle housing types, including cottage housing. HISTORY: and Economic Development Department proposed to update Sections 20.44.020A to 20.44.020N – Unit Lot Subdivisions per Engrossed Senate Bill 5559, add a new Section for Existing Building Used for Residential Purposes per House Bill 1757 and Second Substitute House Bill 1183 and add a new Section for Child Care Center in Existing Buildings per Substitute Senate Bill 5655. ALTERNATIVES: Remand to staff for additional information move to approve the ordinance amending AMC Chapter 20.44 and authorize the Mayor to sign the Page 1 of 2 New or Renamed Table of Contents Code Sections: • AMC 20.44.052 Retro�itting Existing Buildings and Passive Housing. o New section • AMC 20.44 Part IV Cottage Housing o Now named “Middle Housing” New Language Sections: • AMC 20.44.052 Retro�itting Existing Buildings and Passive Housing o New language as provided by state regulations. • AMC 20.44 Park IV Middle Housing o Clari�ication of regulations around existing allowed housing types and addition of requirements per state regulations. o Addition of speci�ic requirements on Courtyard Apartments similar to those of Cottage Housing. The City already allowed these types of apartments but did not have speci�ic regulations regarding them. Updated Language Sections: • AMC 20.44.020B Unit Lot Subdivision Lot Standards o Added missing language. The intent of a unit lot subdivision is to allow individual lots to not meet dimensional standards so long as the parent lot meets the requirements. • AMC 20.44.020C Development and Design Standards. o Clari�ication of when design review can be submitted for a unit lot subdivision and what design requirements to follow. • AMC 20.44.020K Landscaping. o Update to landscaping requirements to match the screening requirements of a single-family residence. • AMC 20.44.042 Accessory Dwelling Units (ADU) o Revised language to be aligned with state regulations and department of commerce guidance. • AMC 20.44.080 Administrative Conditional Use Permits for Mobile Sales and Mobile Food Vendors. o Updated naming for consistency throughout the City regarding Food Trucks. o Addition of standard hours of operation for Food Trucks. o Clari�ication one exempt uses such as lemonade stands, farmers market vendors and nonpro�it organizations. AMC Chapter 20.44 – SUPPLEMENTAL USES Zoning Code Amendment Overview Summary - Ameresia Lawlis, Associate Planner Page 2 of 2 • AMC 20.44 Park IV Cottage Housing o The requirements of cottage housing were moved into a subsection of the larger Middle Housing section added. o Removal of unnecessary additional wording and clari�ication of requirements. Removed Language Sections: • AMC 20.44 Part IV Cottage Housing o Removal of sections regarding Cottage Housing. Simpli�ied them and put within the new Middle Housing section. • RCW 36.70A.536 Middle Housing • RCW 36.70A.681 Limitations on local regulation • RCW 36.70A.635 Minimum Residential Density • RCW 36.70A.810 Retro�its of Existing Buildings for Residential Housing – Nonconforming setbacks • RCW 36.70A.812 Accommodation of passive house requirements. Washington State Legislation or Other Requirements Staff Report & Recommendation AMC Chapter 20.44 Zoning Code Amendment – PJ25-0043 Page 1 of 4 PLANNING COMMISSION STAFF REPORT & RECOMMENDATION To: City Council From: Ameresia Lawlis, Associate Planner Meeting Date: July 13, 2026 Date Prepared: July 2, 2026 Regarding: 2026 AMC Chapter 20.44 Zoning Code Amendment – PJ25-0043 A. INTRODUCTION The AMC Chapter 20.44 Zoning Code Amendments is a City-initiated amendment to the Arlington Municipal code that includes updates to the supplemental uses chapter. Included with this staff report is the proposed code amendments. GENERAL INFORMATION Applicant: City of Arlington Project Description: 2026 AMC Chapter 20.44 Zoning Code Amendment Requested Action: Approval of Ordinance B. DETAILED PROJECT INFORMATION The 2026 AMC Chapter 20.44 Zoning Code Amendment involves revisions to the Unit Lot Subdivision standards to clarify language and ensure consistency with Middle Housing requirements, and update Accessory Dwelling Unit regulations to comply with RCW 36.70A.680 while simplifying and clarifying existing standards. The amendments also add a new section for Retrofitting Existing Buildings and Passive Housing, update Administrative Conditional Use Permit provisions for Mobile Sales and Delivery to provide consistent language and requirements for Mobile Food Vendors outside Title 20, and replace the existing Cottage Housing section with a broader Middle Housing section that establishes standards for middle housing types, including cottage housing. Planning Division th Staff Report & Recommendation AMC Chapter 20.44 Zoning Code Amendment – PJ25-0043 Page 2 of 4 C. REGULATORY REQUIREMENTS, FINDINGS, AND CONCLUSIONS 1. SEPA COMPLIANCE: Type of Determination Issue Date Distribution and Public Notice SEPA Determination on Non-Significance (DNS) 5/27/2026 City Public Notice Website Emailed to Review Agencies Posted at City Hall and Arlington Library The Herald Publish Date – 5/27/2026 Comment Period – 5/27/2026 to 6/10/2026 Public comments received during the public comment period. Comment Summary City Response No comments received to date. Not Applicable 2. PUBLIC NOTIFICATION/INVOLVEMENT: Public Notice and Meeting Type Meeting Date(s) Distribution and Public Notice Planning Commission Public Meeting Presentations Workshop: 5/5/2026 Meeting: 5/19/2026 Planning Commission Agenda Online Planning Commission Email Distribution List Washington State Department of Commerce (RCW 36.70A.106) N/A Date Sent for Expedited Review – 4/24/2026 Deadline for 60-Day Review – 6/23/2026 Planning Commission Public Hearing 6/16/2026 City Public Notice Website Planning Commission Agenda Online Planning Commission Email Distribution List The Herald Published Date – 5/27/2026 City Council Public Meeting Presentations Workshop: 7/13/2026 Meeting: 7/20/2026 City Council Agenda Online City Council Email Distribution List Agency Comments: Comment Summary Date Received City Response No comments received to date. Not applicable Staff Report & Recommendation AMC Chapter 20.44 Zoning Code Amendment – PJ25-0043 Page 3 of 4 3. COMPREHENSIVE PLAN COMPLIANCE: Goal or Policy Goal Description Summary LU-2 Ensure equitable access to City resources and programs through proactive and transparent outreach efforts, completed on multiple platforms, and where appropriate, in multiple languages. LU-2.1 Regularly review existing development regulations to remove requirements that unnecessarily hinder the development process. H-1.3 Reduce barriers to building ADUs and DADUs in residential zones. H-1.4 Support cottage housing in low to moderate density residential zones. H-1.5 Review and continue to streamline development standards and regulations to reduce barriers to development, provide flexibility and minimize additional costs to housing. 4. COMPLIANCE WITH AMC CHAPTER 20.96 - AMENDMENTS Regulation Meets (a) Amendments to the text of this title may be made in accordance with the provisions of this chapter. has followed the provision of Chapter 20.96 by being processed through the 2026 Docket as a Development Regulation Amendment. Development Regulations. (a) All proposed text amendments to the development or zoning regulations shall be developed, submitted, and presented by the city staff, based on direction from the city council, planning commission, or the director of community and economic development. process. The City Council approved the 2026 Final Docket through Resolution 2025-009. Staff shall transmit to the department of commerce copies of all proposed amendments to the city’s development regulations at least sixty days in advance of adoption, as required by RCW 36.70A.106. Department of Commerce on April 24, 2026, for review. Regulation Amendments. (a) An open record public hearing shall be held before the planning commission for all amendments. (c) The city shall give public notice of all public hearings as required by section 20.24.020. hearing at the June 16, 2026. Planning Commission Meeting. The public noticing is described under Section 2 above. Staff Report & Recommendation AMC Chapter 20.44 Zoning Code Amendment – PJ25-0043 Page 4 of 4 Regulation Meets Development Regulation Amendments. The planning commission shall issue a recommendation for approval, approval subject to recommended modifications or conditions of approval, continuance, or a decision of denial, which decision shall be forwarded to the city council for review and decision. Findings of Fact that is signed by the Chair. City Staff then includes the Findings of Fact within the City Council packet for review prior to the City Council workshop and meeting. Development Regulation Amendments. The city council’s approval, modification, deferral, or denial of a development regulations amendment proposal shall be based on the following criteria: (1) The proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan, the Multi-County Planning Policies, County Planning Policies, and the Growth Management Act, RCW Chapter 36.70A; and (2) The proposed change is necessary to further the public interest based on present needs and conditions. provided by staff and considers the goals and objectives of the Comprehensive Plan, County Planning Policies, the Growth Management Act, and RCW Chapter 36.70A, along with the overall public interest prior to considering a decision. (d) RECOMMENDATION Workshop; discussion only. At the July 20, 2026, City Council meeting, the recommended motion will be, “I move to approve the ordinance amending AMC Chapter 20.44 and authorize the Mayor to sign the ordinance”. City of Arlington Community & Economic Development Planning Commission 18204 59th Avenue NE - Arlington, WA, 98223 - 360-403-3551 – www.arlingtonwa.gov FINDING OF FACTS City of Arlington Planning Commission Drew Bono, Commission Chair FINDING OF FACTS 360.403.3551 REGARDING: PJ25-0043 AMC CHAPTER 20.44, Supplemental Uses Zoning Code Amendment • The Chapter 20.44 Zoning Code Amendment is a city-initiated amendment to the Arlington Municipal Code that includes updates to the supplemental uses chapter. SUMMARY: New or Renamed Table of Contents Code Sections • AMC 20.44.052 Retrofitting Existing Buildings and Passive Housing o New section • AMC 20.44 Part IV o Now named “Middle Housing” New Language Sections • AMC 20.44.052 Retrofitting Existing Buildings and Passive Housing o New language as provided by state regulations. • AMC 20.44 Park IV Middle Housing o Clarification of regulations around existing allowed housing types and addition of requirements per state regulations. o Addition of specific requirements on Courtyard Apartments similar to those of Cottage Housing. The City already allowed these types of apartments but did not have specific regulations regarding them. Updated Language Sections • AMC 20.44.020B Unit Lot Subdivision Lot Standards o Added missing language. The intent of a unit lot subdivision is to allow individual lots to not meet dimensional standards so long as the parent lot meets the requirements. • AMC 20.44.020C Development and Design Standards. o Clarification of when design review can be submitted for a unit lot subdivision and what design requirements to follow. • AMC 20.44.020K Landscaping. o Update to landscaping requirements to match the screening requirements of a single-family residence. • AMC 20.44.042 Accessory Dwelling Units (ADU) o Revised language to be aligned with state regulations and department of commerce guidance. • AMC 20.44.080 Administrative Conditional Use Permits for Mobile Sales and Mobile Food Vendors. o Updated naming for consistency throughout the City regarding Food Trucks. o Addition of standard hours of operation for Food Trucks. o Clarification one exempt uses such as lemonade stands, farmers market vendors and nonprofit organizations. - 2 - • AMC 20.44 Park IV Cottage Housing o The requirements of cottage housing were moved into a subsection of the larger Middle Housing section added. o Removal of unnecessary additional wording and clarification of requirements. Removed Language Sections • AMC 20.44 Part IV Cottage Housing o Removal of sections regarding Cottage Housing. Simplified them and put within the new Middle Housing section. FINDINGS: SEPA Compliance: The SEPA Determination of Non-Significance was issued on May 27, 2026. Distribution of Public Notice included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received, and no adverse impacts were identified during the review process. Public Notification/Involvement: 1. Department of Commerce: Sent for review on April 24, 2026. Deadline for review: June 23, 2026. 2. Planning Commission Workshop Presentation on: May 5, 2026. Distribution and Public Notices were posted on the Planning Commission Agenda Online and emails were distributed to those on the Planning Commission Email Distribution list. No public comments were received. 3. Planning Commission Public Hearing Overview on: June 16, 2026. Distribution and Public Notice was done via the City Public Notice website, the Planning Commission Agenda Online and emails sent to those on the Planning Commission Email Distribution List. Notice of Public Hearing on this item also included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received. 4. City Council Workshop on: July 13, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 5. City Council Meeting on: July 20, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 6. The Planning Commission finds that the public notification and involvement process met all applicable requirements and provided adequate opportunity for public input. Washington State Legislation or Other Requirements: • RCW 36.70A.536 Middle Housing • RCW 36.70A.681 Limitations on local regulation • RCW 36.70A.635 Minimum Residential Density • RCW 36.70A.810 Retrofits of Existing Buildings for Residential Housing – Nonconforming setbacks • RCW 36.70A.812 Accommodation of passive house requirements. Purpose and Intent of Amendment: The proposed amendment involves revisions to the Unit Lot Subdivision standards to clarify language and ensure consistency with Middle Housing requirements, and update Accessory Dwelling Unit regulations to comply with RCW 36.70A.680 while simplifying and clarifying existing standards. The amendments also add a new section for Retrofitting Existing Buildings and Passive Housing, update Administrative - 3 - Conditional Use Permit provisions for Mobile Sales and Delivery to provide consistent language and requirements for Mobile Food Vendors outside Title 20, and replace the existing Cottage Housing section with a broader Middle Housing section that establishes standards for middle housing types, including cottage housing. Comprehensive Plan Compliance: These amendments comply with the following City of Arlington Comprehensive Plan Policies: LU-2, LU-2.1, H-1.3, H-1.4 and H-1.5. The Planning Commission finds that the proposed amendments are consistent with and support the goals and policies of the Comprehensive Plan. Compliance with AMC Chapter 20.96, Amendments. Amendment complies with; 20.96.010(a), 20.96.100, 20.96.120(a) and (c), 20.96.130, 20.96.140(1) and (2). CONCLUSION AND RECOMMENDATION: The Planning Commission finds that the proposed amendments further public interest by ensuring the Arlington municipal code and supplemental uses remain current, clear, and consistent with state regulations. Based on the foregoing findings and a unanimous vote, the Planning Commission hereby recommends that the City Council approve the proposed zoning code amendment to AMC 20.44, Supplemental Uses, Zoning Code Amendment, PJ25-0043. Respectfully submitted through the Department of Community and Economic Development to the City Council This 8th Day of July, 2026 __________________________________ Drew Bono Planning Commissioner, Chair ORDINANCE NO. 2026-XXX 1 ORDINANCE NO. 2026-XXX AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON AMENDING CHAPTER 20.44 OF THE ARLINGTON MUNICIPAL CODE REGARDING SUPPLEMENTAL USES UNDER CITY PLANNING NO. PJ25-0043 WHEREAS, the city has proposed an update to the Supplemental Uses regulations to the City zoning code; and WHEREAS, the Arlington Planning Commission considered the revisions on June 2, 2026 and at a public hearing conducted on June 16, 2026; and WHEREAS, the Planning Commission made findings and provided its recommendations to the City Council concerning the proposed changes; and WHEREAS, the City Council considered the same at a workshop held on July 13, 2026, a meeting on July 20, 2026, and considered them along with the Planning Commission recommendations; and the City Council having determined approving said amendment was in the best interest of the City; and WHEREAS, the amendments were presented to the Department of Commerce for comment and said Department had no comments on the ordinance; and WHEREAS, the City Council has considered the proposed amendment to the municipal code and finds it to be consistent with city and state law and in the best interests of the citizens; and NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows: Section 01. Arlington Municipal Code section 20.44.020B shall be hereby amended as follows: 20.44.020B Unit Lot Subdivision Lot Standards As allowed by this chapter, development on individual unit lots within the unit lot subdivision do not need to conform to the minimum lot area or dimensional standards of Title 20 – Land Use Code, provided that overall development of the parent parcel meets the development and design standards of the underlying zone and the requirements of this section. There shall be no minimum required lot area for individual lots within a unit lot subdivision, provided that the area of the unit lot shall be large enough to contain the dwelling unit and any accessory structures, decks, fences, garages, driveways, private yard areas, parking, landscaping or other improvements that are accessory to the dwelling unit; provided further, so long as conforming to the approved site development plan, such accessory improvements may encroach upon or be located in an adjoining unit lot or common area pursuant to an appropriate easement. ORDINANCE NO. 2026-XXX 2 Section 02. Arlington Municipal Code section 20.44.020C shall be hereby amended as follows: 20.44.020C Development and Design Standards All development using unit lot subdivisions in residential zones, shall be in compliance with the rules and regulations set forth in Title 20 AMC – Land Use Code, specifically Chapter 20.46 – Design. 16 – Permits and Land Division Approval.Administrative Design review approval shall be obtained prior to submission of any subsequent building permits or to be completed concurrently with each individually building permit. Section 03. Arlington Municipal Code section 20.44.020K shall be hereby amended as follows: 20.44.020K Landscaping In addition to perimeter landscaping required for the parent parcel, landscapingLandscaping shall be provided on each unit lot where yard area abuts an access drive, and between driveways and/or parking areas on abutting lots. A landscape plan shall be submitted with the land use application showing the following: (1) (1) Tree located within the front yard and (1) tree located within the back yard for each unit. (1)(2) Perimeter landscape standard along rear or interior lot lines of parent parcel. Any proposed landscaping located within common areas. All required perimeter landscaping not within individual unit lots shall be placed within a common area and shall be maintained by the homeowner’s association. Conversion of perimeter landscaping to private yard area is prohibited. (2)(3) Street trees on public streets shall be per city approved tree list. (3)(4) Street trees on private access drives shall be per city approved tree list. Section 04. Arlington Municipal Code section 20.44.020N shall be hereby amended as follows: 20.44.020N Recorded Conditions. Section 05. Arlington Municipal Code section 20.44.042 shall be hereby amended as follows: 20.44.042 Accessory Dwelling Units (ADU). (a) An ADU is defined as a residential living unit providing independent living facilities and permanent provisions for sleeping, cooking, sanitation, and living on the same lot as a single-family home, duplex, triplex, townhome, or other housing unit. An attached ADU is a dwelling unit located within or attached to another housing unit. A detached ADU is separate and detached from the primary housing unit. (b) All ADUs require the property owner to apply for a building permit in order to ensure that the structure meets the requirements of the Arlington Municipal Code and the International Residential Code. ORDINANCE NO. 2026-XXX 3 (c) An ADU is required to meet the following criteria and be in compliance with RCW 36.70A, RCW 43.21C, and RCW 64.32, 64.34, 64.38, 64.90: (1) ADUs are allowed on the same lot as a single family residence or where the property is owned by the same person that owns the primary housing unit (fee simple lot) and can meet the criteria of this code section. (2) The owner of the property shall not be required to reside in or occupy the primary housing unit or the ADU on the same lot. (3) ADUs are allowed in any zoning district that allows for single family residences. (4) Two ADUs on all lots that are located in all zoning districts that allow for single-family homes in the following configurations: i. One attached ADU and one detached ADU unit; or ii. Two attached ADUs; or iii. Two detached ADUs, which may be comprised of either one or two detached structures. (5) ADUs are allowed on any lot that meets the minimum lot size required for the principal residence. (6) The maximum gross floor area for each ADU is 1,000 square feet. (7) The roof height of an ADU is required to meet the underlying zone height limitation, unless the height of the principal unit is less than 24 feet, in which case, the maximum height of an ADU shall be 24 feet. (8) Setbacks, lot coverage, screening and design shall adhere to the standard requirements of a Single Family Residence within the specified zone. i. A detached ADU may be sited at a lot line if the lot line abuts a public alley, unless the city routinely plows snow on the public alley. i.ii. ADUs are exempt from any density calculations (7) The ADU setback requirements shall meet the density and dimensional standards of the underlying zoning of the property and be in compliance with AMC Chapter 20.48, except ADUs abutting and served by an alley are allowed a zero lot line setback. (9) An ADU may be converted from existing structures, including but not limited to detached garages, even if they are located within the required setback or exceed the maximum lot coverage. (8)(10) An ADU is required to meet any governing documents associated with the protection of public health and safety, ground and surface waters, and critical areas. (9)(11) The number of ADUs on a property may be limited or restricted if the site contains unsuitable physical characteristics, such as critical areas, designated as wetlands, fish and wildlife habitat, flood plains, or geologically hazardous areas. The property shall be in compliance with AMC Chapter 20.93 – Critical Area Ordinance. (10) An ADU is required to be consistent with the architectural character of the principal residence and comply with the Development Design Standards for the zone in which the ADU is located. Materials, roof forms, and window proportions shall match that of the principal unit/building. The review of the design will be conducted administratively with the building permit. (11) Any major exterior additions or alterations for an attached ADU shall be located to the side or rear of the principal residence. ORDINANCE NO. 2026-XXX 4 (12) A detached ADU is not allowed in the required front or side setback of the existing primary residence on the site unless the side setback abuts an alley. (13)(12) The construction of an ADU shall not require new public street improvements. (14)(13) ADU Parking Requirements: i. One parking space per ADU is required on lots less than 6,000 square feet. ii. Two parking spaces per ADU is required on lots greater than 6,000 square feet. iii. If located within one-half mile of a major transit stop, then no parking spaces are required. (15)(14) An ADU is required to connect to both city water and wastewater systems. The ADU shall meet the utility connection criteria of AMC Title 13. (16)(15) An ADU shall pay fifty percent (50%) of the city transportation impact fee and community park impact fee for a single-family dwelling unit. Fees are regulated by AMC Chapter 20.90. (17)(16) An ADU is exempt from city transportation impact fees, park impact fees, and off- street parking requirements (only if parking is available on an abutting public street), but only if a restrictive covenant is recorded on the property stating the ADU shall be rented at an affordable rate of 60% AMI or less for a duration of 50 years. The restrictive covenant shall be reviewed and approved by the city, recorded with the Snohomish County Auditor’s Office, and a conformed copy returned to the Community and Economic Development Department. (18)(17) A detached ADU is allowed to be sold separately through the conveyance of a condominium unit of the principal residence. To complete the conveyance of a condominium unit the detached ADU shall meet the utility connection regulations of AMC Chapter 13.04 and 13.08. The declaration of condominium documents are required to be submitted to the city for review and approval. Once approved by the city the document shall be recorded with the Snohomish County Auditor’s Office and a conformed copy returned to the Community and Economic Development Department. (19) The land on which the ADU is located shall not be subdivided from the land on which the primary dwelling unit is located. Section 06. Arlington Municipal Code section 20.44.052 shall be hereby added as follows: 20.44.052 Retrofitting Existing Buildings and Passive Housing Retrofitting of an existing building for use as residential following RCW 35A.21.440 Zoned to allow multifamily (RHC/CC/Mixed-Use Overlay) (a) The city must allow retrofitting of an existing building for residential use within the Residential High Capacity (RHC) zone and all mixed-use zones. (b) The city may not: (1) Impose a restriction on housing unit density that prevents 4the addition of housing units at a density up to 50 percent more than what is allowed in the underlying zone if constructed entirely within an existing building envelope in a building located within a zone that permits multifamily housing, provided that generally applicable health and safety standards, including but not limited to building code standards and fire and life safety standards, can be met within the building; ORDINANCE NO. 2026-XXX 5 (2) Impose parking requirements on the addition of dwelling units or living units added within an existing building, however, cities may require the retention of existing parking that is required to satisfy existing residential parking requirements under local laws and for non-residential uses that remain after the new units are added; (3) With the exception of emergency housing and transitional housing uses, impose permitting requirements on the use of an existing building for residential purposes beyond those requirements generally applicable to all residential development within the building's zone, including requiring a change of use permit; (4) Impose design standard requirements, including setbacks, lot coverage, and floor area ratio requirements, on the use of an existing building for residential purposes beyond those requirements generally applicable to all residential development within the building's zone; (5) Impose exterior design or architectural requirements on the residential use of an existing building beyond those necessary for health and safety of the use of the interior of the building or to preserve character-defining streetscapes, unless the building is a designated landmark or is within a historic district established through a local preservation ordinance; (6) Prohibit the addition of housing units in any specific part of a building except ground floor commercial or retail that is along a major pedestrian corridor as defined by each city, unless the addition of the units would violate applicable building codes or health and safety standards; (7) Require unchanged portions of an existing building that have been used for residential or previously permit-approved conditioned space purposes to meet the current energy code solely because of the addition of new dwelling units within the building. (8) Deny a building permit application for the addition of housing units within an existing building due to nonconformity regarding parking, height, setbacks, elevator size for gurney transport, or modulation, unless the city official with decision-making authority makes written finings that the nonconformity is causing a significant detriment to the surrounding area; or (9) Require a transportation concurrency study or an environmental study based on the addition of residential units within an existing building. (c) For the retrofitting of an existing building to be used for residential housing the city must allow for: (1) The portion of exterior wall assemblies that includes insulation must be allowed to project up to an additional eight inches into the setbacks on all sides; (2) The building must be allowed to exceed the maximum allowable roof height by eight inches to accommodate additional insulation; and (3) Gross floor area must be measured from the interior face of the exterior walls, which includes drywall, as typically depicted on the architectural floor plans. (4) For existing nonconforming buildings already projecting into setbacks, the portion of exterior wall assemblies that include insulation must be allowed to project ORDINANCE NO. 2026-XXX 6 up to an additional eight inches into the setback on all sides if the building is to be used for residential housing. (d) For new construction or the retrofit of existing buildings meeting passive house requirements, the city must allow for the following: (1) Any required setback must be measured to the outside face of the foundation, and the portion of exterior wall assemblies that include insulation must be allowed to project up to eight inches into setbacks on all sides; (2) The building must be allowed to exceed the maximum allowable roof height by eight inches to accommodate additional insulation; and (3) Gross floor area must be measured from the interior face of the exterior walls, which includes drywall, as typically depicted on the architectural floor plans. (e) Nothing in this section requires the city to approve a building permit application for the addition of housing units constructed entirely within an existing building envelope in which case the building cannot satisfy life safety standards. Section 07. Arlington Municipal Code section 20.44.080 shall be hereby amended as follows: 20.44.080 Administrative Conditional Use Permits for Mobile Sales and DeliveryMobile Food Vendors. (a) Requirements for All Mobile Sales and DeliveryMobile Food Vendors. i. This section establishes a mechanism for whereby the City may issue a permit to allow for mobile sales and deliveries allowed in zones consistent with the uses found in Chapter 20.40 Table of Permissible Uses. ii. Mobile sales and deliveries mobile food vendors are intended as an accessory use to a primary use on a specific parcel. The mobile sales and deliveriesmobile food vendor use shall not be a standalone use on a vacant parcel. Mobile sales and deliveries mobile food vendors shall not be permanent fixtures on a site. iii. An application and all submittal requirements for an administrative conditional use permit will be reviewed and approved by the Community and Economic Development Director. iv. The proposed narrative is required to provide the following: proposed use, hours of operation, duration of stay, strategies to minimize traffic congestion and pedestrian hazards, v. The proposed site plan is required to show the following: proposed location on the property with setbacks from property lines, ingress/egress on the property, parking stalls, ADA parking stalls, on-site traffic flow, pedestrian access/crosswalks, and drive- thru stacking, along with landscaping screening (if needed). vi. The proposed use is required to include the following with the application: Snohomish County Health District approval letter, commissary kitchen agreement, restroom facility agreement, hand washing stations, water use, grey water disposal, refuse receptacles, and proof of vehicle registration, . ORDINANCE NO. 2026-XXX 7 (vii) The proposed mobile sales and deliveries or mobile food vendor use shall obtain a Washington State Business License and City Endorsement License prior to opening for business. Business licenses require annual renewal. (vii)(viii) Mobile sales and mobile food vendors may operate between the hours of 7:00 am and 10:00 pm, unless timeframes are specifically altered through a special event permit. (viii)(ix) The City may issue and renew permits on an annual basis in conjunction with a valid business license. (ix)(x) The city may grant an administrative conditional use permit for mobile sales and deliverymobile food vendors only if it finds the proposed use meets one of the following criteria listed in (b) or (c) based on the type of mobile sales and deliveriesor mobile food vendor use. (a) Mobile Sales and Deliveries and Food Truck Sales and DeliveriesMobile Food Vendors – All City Limits: i. The proposed mobile sales and deliveriesmobile food vendor use proposed shall meet the requirements of (a) above; and ii. The proposed use and site plan will not be materially detrimental to the public welfare or injurious to the property or improvements in the immediate vicinity; and iii. The proposed use and site plan will be consistent with the intent of the underlying zone, including the Airport Projection District and Critical Areas; and iv. The proposed use may be conditioned on hours of operation, duration of stay, strategies to minimize traffic congestion or pedestrian hazards, or any other concern; and v. Proposed food truck sales and deliveriesmobile food vendors shall obtain an Arlington Food Truck Fire Inspection Program Checklist or provide an approved Washington State Association of Fire Marshals Food Truck Inspection Checklist or Regional Fire Marshals Mobile Food Preparation Vehicle Inspection Checklist. Fire inspections require annual renewal. (b) Food Truck SalesMobile Food Vendors – City Designated Food Truck Court: i. The proposed mobile sales and deliveries mobile food vendor use proposed meets the requirements of (a) above, except: • Item (ii) as the food truck court has designated this use within the confinements of the court; and • Item (iv) does not require strategies to minimize traffic congestion and pedestrian hazards; and • Item (v) does not require a site plan, as the food truck court has designated food truck operation areas and each vehicle will be assigned a space to operate; and • Item (vi) does not require restroom facility agreement; and. ii. The proposed use may be conditioned on hours of operation, duration of stay, or any other concern; and iii. Proposed food truck sales and deliveriesmobile food vendors shall obtain an Arlington Food Truck Fire Inspection Program Checklist or provide an approved Washington State Association of Fire Marshals Food Truck Inspection Checklist or ORDINANCE NO. 2026-XXX 8 Regional Fire Marshals Mobile Food Preparation Vehicle Inspection Checklist. Fire inspections require annual renewal. (c) Exemptions: i. Any federal, state, or local government agency; ii. Lemonade Stands, defined as a temporary, informal retail operation, operated by a minor that sells lemonade or similar beverages and/or prepackaged snacks from a small, non-permanent structure or table for a limited duration of time. A lemonade stand is not operated as a commercial enterprise for profit and is primarily educational or recreational in purpose; iii. Nonprofit organizations, including but not limited to public, religious, civil, charitable, benevolent, nonprofit, cultural or youth organizations; iv. Vendors operating at a farmers’ or public market or other city-sponsored or approved activity under the provisions of a city-issued Special Event permit. Section 08. Arlington Municipal Code section Part IV shall be hereby repealed and added as follows: Part IV. Middle Housing 20.44.300 Purpose and Intent This section provides for developing middle housing including Cottage Housing, Garden Apartments, Duplexes, Triplexes, Fourplexes, Townhouses and Rowhouses within residential zones. The purpose of this section is to diversify the range of available housing options in residential neighborhoods. In the event of a conflict between the standards in this section and the standards of other chapters within Title 20, the standards within this section shall take precedence. However, if a standard is not within this section, other sections of Title 20 shall apply. 20.44.310 Definitions The following definitions apply to the middle housing types allowed through the provisions of this section. (d) Cottage Housing. Residential units on a lot with a common open space that either: (1) Is owned in common; or (2) has units owned as condominium units with property owned in common and a minimum of 20 percent of the lot size as open space. (e) Courtyard Apartments. A residential development that shares a landscaped courtyard. The structure or structures are arranged around a garden court with parking typically consolidated and located to the side or rear of the development. (f) Duplex. A two-family residential use in which the dwelling units share a common wall (including without limitation the wall of an attached garage or porch) and in which each dwelling unit has living space on the ground floor and a separate, ground floor entrance. (g) Triplex. A residential building structure containing three separate units. (h) Fourplex. A residential building structure containing four separate units. (i) Townhouse. Buildings that contain three or more attached single-family dwelling units that extend from foundation to roof and that have a yard or public way on not less than two sides. ORDINANCE NO. 2026-XXX 9 (j) Rowhouse. A single-family home set at the same point on the property line as its neighboring units in one row of similar houses that are joined together by sharing a common wall, roofline, and, generally, a consistent exterior design. 20.44.320 Applicable Use Zones The housing types described in this section are allowed in residential zones as designated by AMC 20.40 Permissible Uses. This section does not apply to properties located within the jurisdiction of the Shoreline Management Act or lands encumbered by critical areas and their associated buffers. 20.44.330 Development Standards Table Cottage Housing & Courtyard / Garden Apartments Other Middle Housing Unit Density (A) The permitted unit density on all lots zoned predominately for residential uses: (1) 2 units per lot, unless higher density requirements apply. (2) 4 units per lot on all lots within one-quarter mile walking distance of a major transit stop, unless higher density requirements apply. (3) 4 units per lot if at least one unit on the lot is affordable housing meeting the requirements of RCW 36.70A.635 unless higher density requirements apply. (B) Accessory Dwelling Units do not count as units for the purpose of this section. development measured from the nearest point of the exterior walls. Accessory buildings shall comply with building code requirements for separation from AMC 20.48. Standards for a Single-Family Residence. distance of a major transit stop (B) A maximum of one off-street parking spaces per unit shall be required on lots no greater than 6,000 square feet, before any zero lot line subdivisions or lot splits. (C) A maximum of two off-street parking spaces per unit shall be required on lots greater than 6,000 square feet, before any zero lot line subdivisions or lot splits. 20.44.400 Cottage Housing (a) Design Standards: (1) A cottage housing development is an alternative type of detached housing providing small residences for households of typically one to two individuals. Cottage housing is provided as part of the city’s overall housing strategy which intends to encourage affordability, innovation and variety in housing design and site development while ensuring ORDINANCE NO. 2026-XXX 10 compatibility with existing neighborhoods, and to promote a variety of housing choices to meet the needs of a population diverse in age, income, household composition and individual needs. (2) The cottage housing development design standards are intended to create a small community of cottages oriented around open space that is pedestrian-oriented and minimizes the visibility of off-street parking. These design standards are intended to ensure that cottage housing developments include pedestrian amenities and take advantage of existing natural features on the site including topography and vegetation. The cottage housing development design standards are intended to maintain traditional cottage amenities and proportions and ensure that cottage housing developments contribute to the overall community character. Because there may be alternative designs that meet the objectives of the design standards, the provisions within this section provide an alternative design review process to consider other acceptable ways to accomplish the objectives of this section. (3) All cottage housing developments are subject to current city stormwater standards and shall incorporate stormwater low impact development techniques whenever possible. (4) The maximum floor area for an individual structure in cottage housing development shall not exceed twelve hundred square feet. (a) Building height. Structures in cottage housing developments shall be designed to be single story or single story plus a loft. Because the base density is higher and building separation less than on typical residential lots, it is important to maintain a feeling of adequate light and open space by providing more restrictive maximum roof heights and roof proportion standards. (b) Park Space and Open Space. The minimum parks and open space are intended to provide a sense of openness and visual relief in cottage housing developments. Common open space shall provide a centrally located, focal area for the cottage housing development. The common area shall be outside of stormwater, wetlands, streams and sensitive area buffers and developed and maintained so its is usable for active or passive recreation activities. Private open space shall provide area around the individual dwellings to enable diversity in landscape design. (1) Common open space shall: (A) Be a minimum of four hundred square feet per cottage; (B) Abut at least fifty percent of the cottages in a cottage housing development; (C) Have cottages abutting at least two sides. (D) Provide a minimum of 20 percent of the lot as common open space. (2) Cottages shall: (A) Be oriented around and have the main entry from the common open space (B) Be within seventy-five feet of walking distance to common open space. (3) Private Open Space shall: (A) Be a minimum of three hundred square feet of private, contiguous, usable open space adjacent to each dwelling unit, for the exclusive use of the cottage resident. It shall be oriented toward the common open space as much as possible, with no dimension less than ten feet. (B) Additionally, cottages shall have a roofed porch that is covered and is at least ten percent of the total square footage of the residence living space. (4) At least fifty percent of all the units shall have an attached enclosure that is a minimum of forty square feet (not included in total living space square footage) which is accessible from the exterior of the building. (c) Community Buildings (1) A cottage housing development shall contain no more than one community building. (A) A community building shall have no more than 2,400 square feet of net floor area. (B) A community building shall have no minimum off-street parking requirement. (d) Stormwater Low Impact Development Techniques. Cottage housing developments shall be ORDINANCE NO. 2026-XXX 11 designed to take advantage of open space and landscaped features to utilize stormwater low impact development techniques including natural filtration and on-site infiltration of stormwater. (1) Low impact development techniques for stormwater management shall be used wherever possible. Such techniques may include the use of pervious pavers in parking areas and for walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and the use of rain barrels. (2) Cottages shall be located so as to maximize natural stormwater functions. Cottages shall be clustered and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as possible. 20.44.500 Courtyard Apartments (a) Purpose and Applicability (1) A courtyard apartment is an alternative type of middle housing intended to provide attached dwelling units arranged around a yard or court. (2) The courtyard apartment standards are intended to create a small-scale multifamily development designed around common open space. These standards are intended to ensure that the development includes pedestrian amenities, preserve and incorporate natural site features, and contribute to the overall community character. (b) Common Open Space and Courtyard Standards (1) A courtyard apartment development shall contain at least one common yard or court (2) The common yard or court shall: (A) Be centrally located and designed as a focal point for the development, bordered by units on two or three sides. (B) Be developed and maintained so to be usable for recreation, gathering, landscaping and pedestrian circulation. (C) Be outside of stormwater detention tracts intended solely for detention or conveyance, critical areas, and associated buffers. (D) Parking areas and drive aisles shall not be considered as part of the required court or yard. (E) The courtyard shall be connected to the building entries with clear pedestrian walkways. (F) The yard or court shall be a minimum dimension of 15 feet on any side (c) Orientation and Entries. (1) Dwelling units within a courtyard apartment shall be oriented towards common yard or court. (2) Ground level units shall have a primary pedestrian entry facing the common yard, court or public street. (3) Where abutting a public street, at least one pedestrian entrance shall be visible from and accessible from the street. (4) Ground level units shall feature a covered pedestrian entry, such as a covered porch or recessed entry, with a minimum weather protection of three feet by three feet facing the street or courtyard. (d) Pedestrian Access. A paved pedestrian connection at least three feet wide is required between each building and the sidewalk, or the street if no sidewalk exists. ORDINANCE NO. 2026-XXX 12 Section 09. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 10. Effective Date. The title of this ordinance which summarizes the contents shall be published in the official newspaper of the City. This ordinance shall take effect and be in full force five (5) days after the date of publication as provided by law. PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this ______ day of _____________________, 2026. CITY OF ARLINGTON ____________________________________ Don E. Vanney, Mayor ATTEST: ___________________________________ Raelynn Jones, City Clerk APPROVED AS TO FORM: ___________________________________ Oskar Rey, City Attorney City of Arlington Council Agenda Bill WS # 2 Attachment COUNCIL MEETING DATE: July 13, 2026 SUBJECT: Ordinance Approving Amendment to AMC Chapter 20.48 Density and Dimensional Regulations ATTACHMENTS: Ordinance, Code Amendment Overview, Planning Commission Findings of Fact, and Staff Report DEPARTMENT OF ORIGIN Community & Economic Development; Ameresia Lawlis, Associate Planner EXPENDITURES REQUESTED: None BUDGET CATEGORY: BUDGETED AMOUNT: N/A LEGAL REVIEW: DESCRIPTION: development standards to improve usability and consistency within the code. New language is added for building setback requirements, accessory building setbacks, and multi-family unit setbacks by relocating existing language from AMC 20.46 Design into more appropriate code sections, along with new footnotes in Table 20.48-1 addressing Accessory Dwelling Units and corner lots. The amendments also update residential density, maximum lot coverage, fence and wall height requirements, Table 20.48-1, and Figure 15 to remove outdated provisions, correct clerical errors, clarify standards, and align terminology with current state usage, including the use of “Courtyard Apartments.” In particular, lot coverage requirements are removed to provide greater flexibility for property owners while maintaining regulation through existing design, landscaping, setback, and safety standards. HISTORY: the 2026 Docket. The Community and Economic Development Department proposed revisions to sections Limitations, 20.48.064 Maximum Lot Coverage and Table 20.48-These sections required updates to bring the chapter into compliance with previous development regulation ALTERNATIVES: Remand to staff for additional information move to approve the ordinance amending AMC Chapter 20.48 and authorize the Mayor to sign the City of Arlington Council Agenda Bill WS # 2 Attachment Page 1 of 2 New or Renamed Table of Contents Code Sections: • None New Language Sections: • AMC 20.48.040 Building Setback Requirements o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC 20.48.050 Accessory Building Setback Requirements o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC 20.48.055 Building Setbacks for Multi-Family Units o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC Table 20.48-1 o Addition of footnotes regarding Accessory Dwelling Units and corner lots as regulated under different sections. Updated Language Sections: • AMC 20.48.020 Residential Density o Removed requirements around duplexes as they are regulated the same as single family residences and under the primary density and dimensional table. • AMC 20.48.064 Maximum Lot Coverage. o Requirement of lot coverages were removed. Properties will continue to be regulated based on design requirements, landscaping requirements, setback requirements, etc. which will continue to regulate the view from the street and safety requirements, but will allow a property owner more �lexibility in the use of their lot. • AMC 20.48.100 Fence and Wall Height Requirements. o Reference to existing Figure for clari�ication. • AMC 20.48 Table 20.48-1 o Addition of some missing numbers to what had previously been there – clerical error. o Clari�ication of requirements o Removal of lot coverage references per AMC 20.48.064 change. AMC Chapter 20.48 – Density and Dimensional Regulations Zoning Code Amendment Overview Summary - Ameresia Lawlis, Associate Planner Page 2 of 2 • AMC 20.48 Figure 15: Multi-Family Garden Apartments o Updated name to include Courtyard Apartments – As they are to be regulated the same, but Courtyard Apartments are the more standard name utilized by the state. Removed Language Sections: • AMC 20.48.060 Building Height Limitations o All buildings are required to be reviewed by the Building Of�icial for �ire safety, regardless of their height and are reviewed through the building permit for any �ire sprinkler requirements per new �ire sprinkler regulations. • RCW 36.70A.635 Minimum Residential Density. Washington State Legislation or Other Requirements Staff Report & Recommendation AMC Chapter 20.48 Zoning Code Amendment – PLN1295 Page 1 of 4 PLANNING COMMISSION STAFF REPORT & RECOMMENDATION To: City Council From: Ameresia Lawlis, Associate Planner Meeting Date: July 13, 2026 Date Prepared: July 2, 2026 Regarding: 2026 AMC Chapter 20.48 Zoning Code Amendment – PLN1295 A. INTRODUCTION The AMC Chapter 20.48 Zoning Code Amendments is a City-initiated amendment to the Arlington Municipal code that includes updates to the density and dimensional regulations chapter. Included with this staff report is the proposed code amendments. GENERAL INFORMATION Applicant: City of Arlington Project Description: 2026 AMC Chapter 20.48 Zoning Code Amendment Requested Action: Approval of Ordinance B. DETAILED PROJECT INFORMATION The 2026 AMC Chapter 20.48 Zoning Code Amendment involves revisions to Section 20.48.020 Residential Density, Section 20.48.040 Building Setback Requirements, Section 20.48.050 Accessory Building Setback Requirements, Section 20.48.060 Building Height Limitations, Section 20.48.064 Maximum Lot Coverage, and Table 20.48-1 Density and Dimensional Standards. These sections require updating to bring the chapter into compliance with previous development regulation amendments to allow housing types and zoning district changes over the past few years, provide clarity, move language into more appropriate chapters of the code and remove unnecessary requirements. Planning Division th Staff Report & Recommendation AMC Chapter 20.48 Zoning Code Amendment – PLN1295 Page 2 of 4 C. REGULATORY REQUIREMENTS, FINDINGS, AND CONCLUSIONS 1. SEPA COMPLIANCE: Type of Determination Issue Date Distribution and Public Notice SEPA Determination on Non-Significance (DNS) 5/27/2026 City Public Notice Website Emailed to Review Agencies Posted at City Hall and Arlington Library The Herald Publish Date – 5/27/2026 Comment Period – 5/27/2026 to 6/10/2026 Public comments received during the public comment period. Comment Summary City Response No comments received to date. Not Applicable 2. PUBLIC NOTIFICATION/INVOLVEMENT: Public Notice and Meeting Type Meeting Date(s) Distribution and Public Notice Planning Commission Public Meeting Presentations Workshop: 5/5/2026 Meeting: 5/19/2026 Planning Commission Agenda Online Planning Commission Email Distribution List Washington State Department of Commerce (RCW 36.70A.106) N/A Date Sent for Expedited Review – 4/24/2026 Deadline for 60-Day Review – 6/23/2026 Planning Commission Public Hearing 6/16/2026 City Public Notice Website Planning Commission Agenda Online Planning Commission Email Distribution List The Herald Published Date – 5/27/2026 City Council Public Meeting Presentations Workshop: 7/13/2026 Meeting: 7/20/2026 City Council Agenda Online City Council Email Distribution List Agency Comments: Comment Summary Date Received City Response No comments received to date. Not applicable Staff Report & Recommendation AMC Chapter 20.48 Zoning Code Amendment – PLN1295 Page 3 of 4 3. COMPREHENSIVE PLAN COMPLIANCE: Goal or Policy Goal Description Summary LU-2 Ensure equitable access to City resources and programs through proactive and transparent outreach efforts, completed on multiple platforms, and where appropriate, in multiple languages. LU-2.1 Regularly review existing development regulations to remove requirements that unnecessarily hinder the development process. H-1.5 Review and continue to streamline development standards and regulations to reduce barriers to development, provide flexibility and minimize additional costs to housing. 4. COMPLIANCE WITH AMC CHAPTER 20.96 - AMENDMENTS Regulation Meets (a) Amendments to the text of this title may be made in accordance with the provisions of this chapter. has followed the provision of Chapter 20.96 by being processed through the 2026 Docket as a Development Regulation Amendment. Development Regulations. (a) All proposed text amendments to the development or zoning regulations shall be developed, submitted, and presented by the city staff, based on direction from the city council, planning commission, or the director of community and economic development. process. The City Council approved the 2026 Final Docket through Resolution 2025-009. Staff shall transmit to the department of commerce copies of all proposed amendments to the city’s development regulations at least sixty days in advance of adoption, as required by RCW 36.70A.106. Department of Commerce on April 24, 2026 for review. Regulation Amendments. (a) An open record public hearing shall be held before the planning commission for all amendments. (c) The city shall give public notice of all public hearings as required by section 20.24.020. hearing at the June 16, 2026. Planning Commission Meeting. The public noticing is described under Section 2 above. Staff Report & Recommendation AMC Chapter 20.48 Zoning Code Amendment – PLN1295 Page 4 of 4 Regulation Meets Development Regulation Amendments. The planning commission shall issue a recommendation for approval, approval subject to recommended modifications or conditions of approval, continuance, or a decision of denial, which decision shall be forwarded to the city council for review and decision. Findings of Fact that is signed by the Chair. City Staff then includes the Findings of Fact within the City Council packet for review prior to the City Council workshop and meeting. Development Regulation Amendments. The city council’s approval, modification, deferral, or denial of a development regulations amendment proposal shall be based on the following criteria: (1) The proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan, the Multi-County Planning Policies, County Planning Policies, and the Growth Management Act, RCW Chapter 36.70A; and (2) The proposed change is necessary to further the public interest based on present needs and conditions. provided by staff and considers the goals and objectives of the Comprehensive Plan, County Planning Policies, the Growth Management Act, and RCW Chapter 36.70A, along with the overall public interest prior to considering a decision. (d) RECOMMENDATION Workshop; discussion only. At the July 20, 2026, City Council meeting, the recommended motion will be, “I move to approve the ordinance amending AMC Chapter 20.48 and authorize the Mayor to sign the ordinance”. City of Arlington Community & Economic Development Planning Commission 18204 59th Avenue NE - Arlington, WA, 98223 - 360-403-3551 – www.arlingtonwa.gov FINDING OF FACTS City of Arlington Planning Commission Drew Bono, Commission Chair FINDING OF FACTS 360.403.3551 REGARDING: PLN1295 AMC CHAPTER 20.48, Density and Dimensional Regulations Zoning Code Amendment • The Chapter 20.48 Zoning Code Amendment is a city-initiated amendment to the Arlington Municipal Code that includes updates to the density and dimensional regulations chapter. SUMMARY: New or Renamed Table of Contents Code Sections • None New Language Sections • AMC 20.48.040 Building Setback Requirements o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC 20.48.050 Accessory Building Setback Requirements o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC 20.48.055 Building Setbacks for Multi-Family Units o Language was moved from 20.46 Design and put into this section as a more appropriate location for the requirements. • AMC Table 20.48-1 o Addition of footnotes regarding Accessory Dwelling Units and corner lots as regulated under different sections. Updated Language Sections • AMC 20.48.020 Residential Density o Removed requirements around duplexes as they are regulated the same as single family residences and under the primary density and dimensional table. • AMC 20.48.064 Maximum Lot Coverage. o Requirement of lot coverages were removed. Properties will continue to be regulated based on design requirements, landscaping requirements, setback requirements, etc. which will continue to regulate the view from the street and safety requirements, but will allow a property owner more flexibility in the use of their lot. • AMC 20.48.100 Fence and Wall Height Requirements. o Reference to existing Figure for clarification. • AMC 20.48 Table 20.48-1 o Addition of some missing numbers to what had previously been there – clerical error. o Clarification of requirements o Removal of lot coverage references per AMC 20.48.064 change. - 2 - • AMC 20.48 Figure 15: Multi-Family Garden Apartments o Updated name to include Courtyard Apartments – As they are to be regulated the same, but Courtyard Apartments are the more standard name utilized by the state. Removed Language Sections • AMC 20.48.060 Building Height Limitations o All buildings are required to be reviewed by the Building Official for fire safety, regardless of their height and are reviewed through the building permit for any fire sprinkler requirements per new fire sprinkler regulations. FINDINGS: SEPA Compliance: The SEPA Determination of Non-Significance was issued on May 27, 2026. Distribution of Public Notice included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received, and no adverse impacts were identified during the review process. Public Notification/Involvement: 1. Department of Commerce: Sent for review on April 24, 2026. Deadline for review: June 23, 2026. 2. Planning Commission Workshop Presentation on: May 5, 2026. Distribution and Public Notices were posted on the Planning Commission Agenda Online and emails were distributed to those on the Planning Commission Email Distribution list. No public comments were received. 3. Planning Commission Public Hearing Overview on: June 16, 2026. Distribution and Public Notice was done via the City Public Notice website, the Planning Commission Agenda Online and emails sent to those on the Planning Commission Email Distribution List. Notice of Public Hearing on this item also included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received. 4. City Council Workshop on: July 13, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 5. City Council Meeting on: July 20, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 6. The Planning Commission finds that the public notification and involvement process met all applicable requirements and provided adequate opportunity for public input. Washington State Legislation or Other Requirements: • RCW 36.70A.635 Minimum Residential Density. Purpose and Intent of Amendment: The proposed amendment involves revisions to Section 20.48.020 Residential Density, Section 20.48.040 Building Setback Requirements, Section 20.48.050 Accessory Building Setback Requirements, Section 20.48.060 Building Height Limitations, Section 20.48.064 Maximum Lot Coverage, and Table 20.48-1 Density and Dimensional Standards. These sections require updating to bring the chapter into compliance with previous development regulation amendments to allow housing types and zoning district changes over the past few years, provide clarity, move language into more appropriate chapters of the code and remove unnecessary requirements. - 3 - Comprehensive Plan Compliance: These amendments comply with the following City of Arlington Comprehensive Plan Policies: LU-2, LU-2.1 and H-1.5. The Planning Commission finds that the proposed amendments are consistent with and support the goals and policies of the Comprehensive Plan. Compliance with AMC Chapter 20.96, Amendments. Amendment complies with; 20.96.010(a), 20.96.100, 20.96.120(a) and (c), 20.96.130, 20.96.140(1) and (2). CONCLUSION AND RECOMMENDATION: The Planning Commission finds that the proposed amendments further public interest by ensuring the Arlington municipal code and density and dimensional regulations remain current, clear, and consistent with state regulations. Based on the foregoing findings and a unanimous vote, the Planning Commission hereby recommends that the City Council approve the proposed zoning code amendment to AMC 20.48, Density and Dimensional Regulations, Zoning Code Amendment, PLN1295. Respectfully submitted through the Department of Community and Economic Development to the City Council This 8th Day of July, 2026. __________________________________ Drew Bono Planning Commissioner, Chair ORDINANCE NO. 2026-XXX 1 ORDINANCE NO. 2026-XXX AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON AMENDING CHAPTER 20.48 OF THE ARLINGTON MUNICIPAL CODE REGARDING DENSITY AND DIMENSIONAL REGULATIONS UNDER CITY PLANNING NO. PLN1295 WHEREAS, the city has proposed an update to the Supplemental Uses regulations to the City zoning code; and WHEREAS, the Arlington Planning Commission considered the revisions on June 2, 2026 and at a public hearing conducted on June 16, 2026; and WHEREAS, the Planning Commission made findings and provided its recommendations to the City Council concerning the proposed changes; and WHEREAS, the City Council considered the same at a workshop held on July 13, 2026, a meeting on July 20, 2026, and considered them along with the Planning Commission recommendations; and the City Council having determined approving said amendment was in the best interest of the City; and WHEREAS, the amendments were presented to the Department of Commerce for comment and said Department had no comments on the ordinance; and WHEREAS, the City Council has considered the proposed amendment to the municipal code and finds it to be consistent with city and state law and in the best interests of the citizens; and NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows: Section 01. Arlington Municipal Code section 20.48.020 shall be hereby amended as follows: 20.48.020 Residential Density. (a) Subject to Subsection (b) and the provisions of Section 20.48.094 (Density on Lots Created Through Short Subdivision Where Portion Dedicated to City for Right-of-Way), and except as provided in Section 20.44.062 (Mobile Home Parks), every lot developed for residential purposes shall have the number of square feet per dwelling unit indicated in Table 20.48-1: Density and Dimensional Standards. In determining the number of dwelling units permissible on a tract of land, fractions shall be rounded down to the nearest whole number. (b) Duplexes and two-family conversions shall be allowed only on lots having at least one hundred fifty percent of the minimum square footage required for one dwelling unit on a lot within the Residential Ultra Low Capacity and Residential Low Capacity districts. ORDINANCE NO. 2026-XXX 2 Section 02. Arlington Municipal Code section 20.48.040 shall be hereby amended as follows: 20.48.040 Building Setback Requirements. (a) Subject to Section 20.48.050 (Accessory Building Setback Requirements) and the other provisions of this section, no portion of any building or any freestanding sign may be located on any lot closer to any lot line than is authorized in Table 20.48-1: Density and Dimensional Standards. (1) As used in this section, the term “lot boundary line” refers to lot boundaries other than those that abut streets. For the purpose of measuring setbacks, alleys shall not be considered a public street. Setbacks from alleys shall be the same as from a lot boundary line. (2) As used in this section, the term “building” includes any substantial structure, which by nature of its size, scale, dimensions, bulk, or use tends to constitute a visual obstruction or generate activity similar to that usually associated with a building. Without limiting the generality of the foregoing, the following structures shall be deemed to fall within this description: (A) Gas pumps and overhead canopies or roofs. (B) Fences and hedges running along lot boundaries adjacent to public street rights- of-way if such fences and hedges exceed forty-two inches (unless located in the sight visibility area, then thirty inches maximum), except that the setback for fences or hedges up to seven feet high shall be ten feet from the ultimate right- of-way along exterior side yard lot boundaries adjacent to public streets provided that the area between the right-of-way and fence are well landscaped and maintained by the property owner. Subject to Section 20.48.100 and Chapter 20.46 (Design). Also see Figure 2 and 3. (3) Notwithstanding any other provision of this title, a sign may be erected on or affixed to a structure that (i) has a principal function that is something other than the support of the sign (e.g., a fence), but (ii) does not constitute a building as defined in this title, only if such sign is located so as to comply with the setback requirement applicable to freestanding signs in the district where such sign is located. (b) Whenever a lot in a nonresidential district has a common boundary line with a lot in a residential district lying in the RMC, R-Mod, RLC, or RULC zone, then the setback for the non-residential property along that common boundary shall be thirty feet. (c) Setback distances shall be measured from the property line to a point on the lot that is directly below the nearest extension of any part of the building that is substantially a part of the building itself, except eaves, including but not limited to chimneys, and not a mere appendage to it (such as a flagpole, etc.). (d) Whenever a private road that serves more than four lots, more than four primary dwelling units, or that serves any nonresidential use tending to generate traffic equivalent to more than four dwelling units is located along a lot boundary, then buildings and freestanding signs shall be set back from the private road just as if such road were a public street. ORDINANCE NO. 2026-XXX 3 (e) In any residential district, front porches may extend into the setback from the street right- of-way line up to fifty percent of that setback. (f) All buildings shall be set back a minimum of fifteen feet from any open drainage facility. (g) All buildings shall have a minimum setback of five feet from any easement. (h) Marijuana producing and processing operations on lots abutting residentially zoned lots shall be set back a minimum of thirty feet for indoor operations and fifty feet for outdoor operations. (i) All primary buildings shall maintain a minimum 10-foot distance (measurements taken from foundations) from other buildings, including those on adjacent lots. (j) In no case shall a primary building have a setback less than the five-foot standard setback for the zone as specified in this Chapter. (k) Setbacks from Public Rights-of-Way. (1) Front yard setbacks of buildings from public rights-of-way shall be as specified in Chapter 20.48 (Density and Dimensional Regulations), or equal to the average of the two immediately adjacent primary buildings, whichever is less. Where averaging is used, the new building may be averaged in a stepping pattern between the front yards of the adjacent buildings, or the new building’s entire frontage may be built on the average setback line. The front yard is defined as being that side of the building facing the street on which the building is addressed and has its primary entrance. (2) On a corner lot the exterior side yard setback abutting the road may be reduced to ten feet. The exterior side yard is defined as that side of the building adjacent to a public right-of-way but from which the building is not addressed and does not have its primary entrance. Section 03. Arlington Municipal Code section 20.48.050 shall be hereby amended as follows: 20.48.050 Accessory Building Setback Requirements. All accessory buildings in residential districts (i.e., those established by Section 20.36.010 (Residential Districts Established) must comply with the ultimate street right-of-way and side lot boundary setbacks set forth in Section 20.48.040 (Building Setback Requirements). (a) Accessory buildings shall be subordinate to the primary structure and shall be set back a minimum of eight (8) feet from the face of the primary structure. (a)(b) Accessory buildings shall be placed to the side or rear of the primary structure. Section 04. Arlington Municipal Code section 20.48.055 shall be hereby amended as follows: 20.48.055 Building Setbacks for Multi-Family Units. (a) There shall be a minimum separation between every ten attached units or every three hundred feet. (b) For multi-family uses in no instance shall street level parking areas be allowed within 25 feet of a public right-of-way unless it is substantially shielded from public view. ORDINANCE NO. 2026-XXX 4 Section 05. Arlington Municipal Code section 20.48.060(d) – (e) shall be hereby amended as follows: (d) The features listed in Subsection (c) are exempt from the height limitations set forth in Subsection (b) if they conform to the following requirements: (1) Such features may consume not more than one-third of the total roof area. (2) The features described in Subsection (c) (3) above must be set back from the edge of the roof a minimum distance of one foot for every foot by which such features extend above the roof surface of the principal building to which they are attached. (3) The permit-issuing authority may authorize or require that parapet walls be constructed (up to a height not exceeding that of the features screened) to shield the features listed in Subsections (c) (l) and (3) from view. (e) Notwithstanding Subsection (b), in any zoning district the vertical distance from the ground to a point of access to a roof surface of any nonresidential building or any multi-family residential building containing four or more dwelling units may not exceed thirty-five feet unless the fire chief certifies to the permit-issuing authority that such building is designed to provide adequate access for firefighting personnel or the building inspector certifies that the building is otherwise designed or equipped to provide adequate protection against the dangers of fire. (f)(e) Towers, monopoles, and antennas are allowed Section 06. Arlington Municipal Code section 20.48.064(a) shall be hereby amended as follows: (a) The maximum allowable lot coverage with structures shall be as listed in Table 20.48-1: Density and Dimensional Standards. There is no maximum lot coverage for structures, provided that the development complies with all other applicable requirements of this title, including but not limited to, requirements for parking, landscaping, setbacks and fire access. Section 07. Arlington Municipal Code section 20.48.100(a)(2) shall be hereby amended as follows: (2) If the front yard fence is located in the sight visibility area, then a maximum of 30” is allowed within the triangle area (Per Figure 3). The fence may resume allowed heights once clear from this area. ORDINANCE NO. 2026-XXX 5 Section 08. Arlington Municipal Code Table 20.48-1 shall be hereby amended as follows: Zone Minimum Lot Size (square feet) Required Residential Densities Street Right-of-Way1 Arterial Street Right-of-Way1 Line Rear Lot Boundary Line2, 11 Boundary Line or ECA Buffer Bu ng Fr Bu Fr Building Residential Ultra Low Capacity 9,600 or Larger3 1-4 Du/Ac 70 25 10 40 10 20 Accessory10 - 5 5 15 35 Residential Low Capacity 7,200 – 9,600 5-6 Du/Ac 50 20 10 40 10 20 Accessory10 - 5 5 15 35 Residential Moderate Capacity 4,000 – 6,200 7-11 Du/Ac 30 20 10 40 10 20 Accessory10 - 5 5 15 45 Residential Medium Capacity 2,800 – 3,600 12-16 Du/Ac 30 20 10 40 10 20 Accessory10 - 5 5 15 45 Residential High Capacity 4,300 17+ Du/Ac 30 20 5 20 10 20 Accessory10 5 15 45 Old Town Residential All Density and Dimensional Standards are Regulated by the Old Town Residential Design Standards4 20 Accessory10 5 15 Old Town Standards Neighborhood Commercial 6,000 05 50 05 10 20 10 20 Accessory - 5 15 45 Old Town Business 16 07 05 60 05 5 05 5 0’ minimum 5 15 50 6 07 05 60 05 5 05 5 5 15 50 Old Town Business 36 07 05 60 05 5 05 5 0’ minimum 5 15 50 General Commercial 07 N/A 70 5ldg. > 10,000 sq ft 10 – 5ldg. < 10,000 10 5ldg. > 10,000 sq ft 10 – 5ldg. < 10,000 10 Primary – 20 Accessory - 5 5 15 45 ORDINANCE NO. 2026-XXX 6 Zone Minimum Lot Size (square feet) Required Residential Densities Street Right-of-Way1 Arterial Street Right-of-Way1 Line Rear Lot Boundary Line2, 11 Boundary Line or ECA Buffer Bu ng Fr Bu Fr Building Highway Commercial 07 N/A 70 6ldg. > 10,000 sq ft 10 – 6ldg. < 10,000 10 6ldg. > 10,000 sq ft 10 – 6ldg. < 10,000 5 Primary – 20 Accessory - 5 5 15 50 All Density and Dimensional Standards are Regulated by the Mixed-Use Development Regulations AMC 20.1108 All Density and Dimensional Standards are Regulated by the Mixed-Use Development Regulations AMC 20.1108 General Industrial 10,000 N/A 70 25 10 25 10 20 Accessory - 5 15 50 Light Industrial 10,000 N/A 70 25 5 25 5 20 Accessory - 5 15 50 Aviation Flightline9 10,000 N/A 70 25 5 25 5 20 Accessory - 5 15 505 Business Park 10,000 N/A 70 25 5 25 5 20 Accessory - 5 15 50 Same as predominately surrounding zone Table 20.48-1 Footnotes: 1 As used in this table, “r-o-w” or “right-of-way” means the street’s ultimate right-of-way according to its classification, not existing, actual right-of-way. 2 Rear setback for principal buildings is twenty feet and detached accessory structures is five feet. 3 The lot size in the Residential Ultra Low Capacity (RULC) are primarily to accommodate detached single-family residential development in areas not currently served by public sewer and water facilities. Larger lots are required to accommodate a septic system and reserve area as required by the Snohomish Health District. 4 All development within the Old Town Residential district is subject to the requirements of the Old Town Residential Design Standards. 5 “0” in this column means that there is no density maximum. One can build as many residential units as can fit, as long as the rest of the requirements of this code are met (e.g., parking, open space, screening, maximum lot coverage, setbacks, drainage, etc.) 6 Maximum setbacks are required pursuant to Section 20.46.075 and the Development Design Standards for Old Town Business Districts 1,2, and 3. ORDINANCE NO. 2026-XXX 7 7 “0” in this column means that there is no minimum parcel size. One can subdivide into as small of lots as one wants, as long as a permissible use can fit on the lot while meeting the rest of the requirements of this code (e.g., parking, open space, screening, maximum lot coverage, setbacks, etc.) 8 All development within the Commercial Corridor and the Mixed-Use Overlay is subject to the requirements of the Mixed-Use Development Regulations. 9 Airspace restrictions may limit the maximum building height to less than fifty feet. 10 Exception for certain Accessory Dwelling Units provided under AMC 20.44.042(8) for ADUs abutting an alley. 11 See 20.48.040(k)(2) for additional regulations regarding corner lots Section 09. Arlington Municipal Code AMC 20.48 Figure 15 shall be hereby amended as follows: Figure 15: Multi-Family Garden Apartments/Courtyard Apartments Section 09. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 10. Effective Date. The title of this ordinance which summarizes the contents shall be published in the official newspaper of the City. This ordinance shall take effect and be in full force five (5) days after the date of publication as provided by law. PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this ______ day of _____________________, 2026. CITY OF ARLINGTON ____________________________________ Don E. Vanney, Mayor ATTEST: ___________________________________ Raelynn Jones, City Clerk APPROVED AS TO FORM: ___________________________________ Oskar Rey, City Attorney ORDINANCE NO. 2026-XXX 8 City of Arlington Council Agenda Bill Item: WS #3 Attachment C COUNCIL MEETING DATE: July 13, 2026 SUBJECT: Ordinance Approving Amendments to the Arlington Development Design Standards ATTACHMENTS: Ordinance, Code Amendment Overview, Planning Commission Findings of Fact, and Staff Report DEPARTMENT OF ORIGIN Community & Economic Development; Ameresia Lawlis, Associate Planner EXPENDITURES REQUESTED: None BUDGET CATEGORY: N/A BUDGETED AMOUNT: N/A LEGAL REVIEW: DESCRIPTION: The 2026 Development Design Standards involves reformatting of the standards, removal of ambiguous language and replacement with clear requirements where necessary. HISTORY: The Development Design Standards Amendments were proposed with the 2026 Docket. The Community and Economic Development Department proposed to update the Development Design Standards in accordance with the Revised Code of Washington under RCW 36.70A.630, RCW 36.70A.635, RCW 36.70A.030, and RCW 36.70A.681, to provide clear and concise design standard regulations. The requirements within the existing standards remained the same, with minor changes to include design review standards for all building types. The standards were reformatted to provide a cleaned-up version to clarify the requirements. ALTERNATIVES: Remand to staff for additional information RECOMMENDED MOTION: Workshop; discussion only. At the July 20, 2026, Council meeting, the recommended motion will be, “I move to approve the ordinance amending the Arlington Development Design Standards and authorize the Mayor to sign the ordinance.” Page 1 of 1 New or Renamed Table of Contents Code Sections: •None New Language Sections: •De�initions o Addition of a de�initions section for language not otherwise referenced in AMC20.08 De�initions. Updated Language Sections: •Recon�iguration of layout from Landscape to Portrait. •Renumbering of sections to allow for easier references within decisions •Cleanup of language for clarity and removal of language that does not regulate thedevelopment. •Removal of references to fence materials as this is regulated by AMC 20.46 Design. •Update of requirement for parking lot screening to match the 3.5ft heightrequirement of AMC 20.76 Screening and Trees. Removed Language Sections: •Part XIV Mixed Use Buildings o Placed within the Old Town Business District section as all other mixed usedevelopments are regulated by AMC 20.110 Mixed Use DevelopmentRegulations. •Applicability o Removal of the applicability section within each part as the applicability isdesignated by AMC 20.46 (i.e. four sided design or only street side forindustrial areas) or otherwise speci�ied within each section. •Figures that do not accurately represent the requirements were removed •De�initions o De�initions within sections were removed and placed into a new De�initionssection. •RCW 36.70A.630 Local Design Review – Requirements and Restrictions Arlington Development Design Standards Zoning Code Amendment Overview Summary - Ameresia Lawlis, Associate Planner Washington State Legislation or Other Requirements Staff Report & Recommendation Development Design Standards Amendment – PJ25-0045 Page 1 of 4 PLANNING COMMISSION STAFF REPORT & RECOMMENDATION To: Planning Commission From: Ameresia Lawlis, Associate Planner Meeting Date: July 13, 2026 Date Prepared: July 2, 2026 Regarding: 2026 Development Design Standards Amendment – PJ25-0045 A. INTRODUCTION The Development Design Standards Amendment is a City-initiated amendment to the Arlington Municipal code that includes updates to the development design standards. Included with this staff report is the proposed amendments. GENERAL INFORMATION Applicant: City of Arlington Project Description: 2026 Development Design Standards Amendment Requested Action: Approval of Ordinance B. DETAILED PROJECT INFORMATION The 2026 Development Design Standards Amendment involves reformatting of the standards, removal of ambiguous language and replacement with clear requirements where necessary. Planning Division th Staff Report & Recommendation Development Design Standards Amendment – PJ25-0045 Page 2 of 4 C. REGULATORY REQUIREMENTS, FINDINGS, AND CONCLUSIONS 1. SEPA COMPLIANCE: Type of Determination Issue Date Distribution and Public Notice SEPA Determination on Non-Significance (DNS) 5/27/2026 City Public Notice Website Emailed to Review Agencies Posted at City Hall and Arlington Library The Herald Publish Date – 5/27/2026 Comment Period – 5/27/2026 to 6/10/2026 Public comments received during the public comment period. Comment Summary City Response No comments received to date. Not Applicable 2. PUBLIC NOTIFICATION/INVOLVEMENT: Public Notice and Meeting Type Meeting Date(s) Distribution and Public Notice Planning Commission Public Meeting Presentations Workshop: 5/5/2026 Meeting: 5/19/2026 Planning Commission Agenda Online Planning Commission Email Distribution List Washington State Department of Commerce (RCW 36.70A.106) N/A Date Sent for Expedited Review – 4/24/2026 Deadline for 60-Day Review – 6/23/2026 Planning Commission Public Hearing 6/16/2026 City Public Notice Website Planning Commission Agenda Online Planning Commission Email Distribution List The Herald Published Date – 5/27/2026 City Council Public Meeting Presentations Workshop: 7/13/2026 Meeting: 7/20/2026 City Council Agenda Online City Council Email Distribution List Agency Comments: Comment Summary Date Received City Response No comments received to date. Not applicable Staff Report & Recommendation Development Design Standards Amendment – PJ25-0045 Page 3 of 4 3. COMPREHENSIVE PLAN COMPLIANCE: Goal or Policy Goal Description Summary LU-2 Ensure equitable access to City resources and programs through proactive and transparent outreach efforts, completed on multiple platforms, and where appropriate, in multiple languages. LU-2.1 Regularly review existing development regulations to remove requirements that unnecessarily hinder the development process. LU-9.1 Develop design standards and land use regulations to ensure compatibility of residential densities and surrounding non-residential uses. H-9.1 Develop and refine the Development Design Standards to preserve existing architectural character and ensure new development is aesthetically consistent. H-9.2 Require new and updated residences in the “Old-Town” residential area to follow Old Town Residential District Design Standards. 4. COMPLIANCE WITH AMC CHAPTER 20.96 - AMENDMENTS Regulation Meets (a) Amendments to the text of this title may be made in accordance with the provisions of this chapter. amendment has followed the provision of Chapter 20.96 by being processed through the 2026 Docket as a Development Regulation Amendment. Development Regulations. (a) All proposed text amendments to the development or zoning regulations shall be developed, submitted, and presented by the city staff, based on direction from the city council, planning commission, or the director of community and economic development. process. The City Council approved the 2026 Final Docket through Resolution 2025-009. Staff shall transmit to the department of commerce copies of all proposed amendments to the city’s development regulations at least sixty days in advance of adoption, as required by RCW 36.70A.106. Department of Commerce on April 24, 2026, for review. Regulation Amendments. (a) An open record public hearing shall be held before the planning commission for all amendments. (c) The city shall give public notice of all public hearings as required by section 20.24.020. hearing at the June 16, 2026. Planning Commission Meeting. The public noticing is described under Section 2 above. Staff Report & Recommendation Development Design Standards Amendment – PJ25-0045 Page 4 of 4 Regulation Meets Development Regulation Amendments. The planning commission shall issue a recommendation for approval, approval subject to recommended modifications or conditions of approval, continuance, or a decision of denial, which decision shall be forwarded to the city council for review and decision. Findings of Fact that is signed by the Chair. City Staff then includes the Findings of Fact within the City Council packet for review prior to the City Council workshop and meeting. Development Regulation Amendments. The city council’s approval, modification, deferral, or denial of a development regulations amendment proposal shall be based on the following criteria: (1) The proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan, the Multi-County Planning Policies, County Planning Policies, and the Growth Management Act, RCW Chapter 36.70A; and (2) The proposed change is necessary to further the public interest based on present needs and conditions. provided by staff and considers the goals and objectives of the Comprehensive Plan, County Planning Policies, the Growth Management Act, and RCW Chapter 36.70A, along with the overall public interest prior to considering a decision. (d) RECOMMENDATION Workshop; discussion only. At the July 20, 2026, City Council meeting, the recommended motion will be, “I move to approve the ordinance amending the Development Design Standards and authorize the Mayor to sign the ordinance”. City of Arlington Community & Economic Development Planning Commission 18204 59th Avenue NE - Arlington, WA, 98223 - 360-403-3551 – www.arlingtonwa.gov FINDING OF FACTS City of Arlington Planning Commission Drew Bono, Commission Chair FINDING OF FACTS 360.403.3551 REGARDING: PJ26-0045 Arlington Development Design Standards Amendment • The Development Design Standards Amendment is a city-initiated amendment. SUMMARY: New or Renamed Table of Contents Code Sections • None New Language Sections • Definitions o Addition of a definitions section for language not otherwise referenced in AMC 20.08 Definitions. Updated Language Sections • Reconfiguration of layout from Landscape to Portrait. • Renumbering of sections to allow for easier references within decisions • Cleanup of language for clarity and removal of language that does not regulate the development. • Removal of references to fence materials as this is regulated by AMC 20.46 Design. • Update of requirement for parking lot screening to match the 3.5ft height requirement of AMC 20.76 Screening and Trees. Removed Language Sections • Part XIV Mixed Use Buildings o Placed within the Old Town Business District section as all other mixed use developments are regulated by AMC 20.110 Mixed Use Development Regulations. • Applicability o Removal of the applicability section within each part as the applicability is designated by AMC 20.46 (i.e. four sided design or only street side for industrial areas) or otherwise specified within each section. • Figures that do not accurately represent the requirements were removed • Definitions o Definitions within sections were removed and placed into a new Definitions section. FINDINGS: SEPA Compliance: The SEPA Determination of Non-Significance was issued on May 27, 2026. Distribution of Public Notice included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received, and no adverse impacts were identified during the review process. - 2 - Public Notification/Involvement: 1. Department of Commerce: Sent for review on April 24, 2026. Deadline for review: June 23, 2026. 2. Planning Commission Workshop Presentation on: May 5, 2026. Distribution and Public Notices were posted on the Planning Commission Agenda Online and emails were distributed to those on the Planning Commission Email Distribution list. No public comments were received. 3. Planning Commission Public Hearing Overview on: June 16, 2026. Distribution and Public Notice was done via the City Public Notice website, the Planning Commission Agenda Online and emails sent to those on the Planning Commission Email Distribution List. Notice of Public Hearing on this item also included publishing in The Herald, online via the City Public Notice Website, email notification to review agencies, physical posting at City Hall and Arlington Library. No public comments were received. 4. City Council Workshop on: July 13, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 5. City Council Meeting on: July 20, 2026. Distribution and Public Notice will be posted on the City Council Agenda Online and emails will be sent to those on the City Council Email Distribution List. 6. The Planning Commission finds that the public notification and involvement process met all applicable requirements and provided adequate opportunity for public input. Washington State Legislation or Other Requirements: • RCW 36.70A.630 Local Design Review – Requirements and Restrictions Purpose and Intent of Amendment: The proposed amendment involves reformatting of the standards, removal of ambiguous language and replacement with clear requirements where necessary. Comprehensive Plan Compliance: These amendments comply with the following City of Arlington Comprehensive Plan Policies: LU-2, LU-2, LU-9.1, H-9.1 and H-9.2. The Planning Commission finds that the proposed amendments are consistent with and support the goals and policies of the Comprehensive Plan. Compliance with AMC Chapter 20.96, Amendments. Amendment complies with; 20.96.010(a), 20.96.100, 20.96.120(a) and (c), 20.96.130, 20.96.140(1) and (2). CONCLUSION AND RECOMMENDATION: The Planning Commission finds that the proposed amendments further public interest by ensuring the Design Standards remain current, clear, and consistent with state regulations. Based on the foregoing findings and a unanimous vote, the Planning Commission hereby recommends that the City Council approve the proposed Development Design Standards Amendment, PJ25-0045. Respectfully submitted through the Department of Community and Economic Development to the City Council This 8th Day of July, 2026. __________________________________ Drew Bono Planning Commissioner, Chair ORDINANCE NO. 2025-XXX 1 ORDINANCE NO. 2026-XXX AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON AMENDING DEVELOPMENT DESIGN STANDARDS UNDER CITY PLANNING NO. PJ25-0045 WHEREAS, the City has proposed an update to the Development Design Standards; and WHEREAS, the Arlington Planning Commission considered the revisions on June 2, 2026, and at a public hearing conducted on June 16, 2026; and WHEREAS, the Planning Commission made findings and provided its recommendations to the City Council concerning the proposed changes; and WHEREAS, the City Council considered the same at a workshop held on July 13, 2026, a meeting on July 20, 2026, and considered them along with the Planning Commission recommendations; and the City Council having determined approving said amendment was in the best interest of the City; and WHEREAS, the amendments were presented to the Department of Commerce for comment and said Department had no comments on the ordinance; and WHEREAS, the City Council has considered the proposed amendment to the municipal code and finds it to be consistent with city and state law and in the best interests of the citizens; and NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows: Section 1. Arlington Development Design Standards shall be and hereby adopted to read as set forth on the attached “Exhibit A”. Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 3. Effective Date. The title of this ordinance which summarizes the contents shall be published in the official newspaper of the City. This ordinance shall take effect and be in full force five (5) days after the date of publication as provided by law. ORDINANCE NO. 2025-XXX 2 PASSED by the City Council of the City of Arlington and APPROVED by the Mayor this ______ day of _____________________, 2026. CITY OF ARLINGTON ____________________________________ Don E. Vanney, Mayor ATTEST: ___________________________________ Raelynn Jones, City Clerk APPROVED AS TO FORM: ___________________________________ Oskar Rey, City Attorney 1 Supplemental Document to AMC Title 20 DEVELOPMENT DESIGN STANDARDS Quality design standards are essential to a municipality’s ability to create and maintain a desirable built environment for its residents. Design standards establish a framework from which development may proceed and ensure that the outcomes are both predictable and functional, while providing for individuality, creativity and artistic expression. These standards are to be used concurrently with Arlington Municipal Code 20.46 Design. This document is organized into two sections. The first section consists of Chapters 1 through 13, which are the baseline development design standards to be applied throughout the City of Arlington. There are currently two areas of the city that incorporate more stringent design criteria. One is any commercial zone that utilizes the mixed-use development overlay. The second area is collectively known as the “Old Town Business District” (OTBD) and includes districts 1, 2 and 3. Chapter 15 is the second section of this document, and it provides additional standards which detail massing, building orientation, screening, off-street parking and architectural design for the OTBD. The following areas provide for more stringent design regulations under separate standards or guidelines: 1. Old Town Residential Design Standards a. All properties within the Old Town Residential zoning designation 2. Olympic Avenue Design Guidelines a. All properties located along Olympic Ave. from Maple St. to E Division St. 3. Mixed Use Development Regulations a. All properties within the Commercial Corridor or utilizing the Mixed-Use Overlay. 2 Sections: Part I. Street Character and Liveliness…………………………...………………… Pg. 3 (a) Inhabited Street Part II. Pedestrian Environment………………………………………...…………… Pg. 4 (a) Access to Buildings from the Street (b) Screening Blank Walls and Retaining Walls (c) Service Element Screening (d) Screening Parking Lots (e) Screening Parking Garages (f) Parking Garage Entries and Driveways (g) Lighting Design Part III Landscape Design……………………………………………………...……… Pg. 9 (a) Continuity Along the Street (b) Parking Lots Part IV Transition Between Occupied Spaces and Streets………………...………. Pg. 10 (a) Buffering Private Spaces Part V Neighborhood Character……………………………………………...…...… Pg. 11 (a) Creating Streetscape Compatibility (b) Orienting the Building to the Street (c) Compatibility within Emerging Centers Part VI Adjacent Properties………………………………………………...………... Pg. 13 (a) Retaining Privacy and Solar Access (b) Parking Adjacent to Residences Part VII Siting………………………………………………...……………….......…… Pg. 14 (a) Creating Usable Open Space (b) Siting Parking Areas (c) Siting Service Elements Part VIII Transit Facilitation………………………………………….…...……………. Pg. 17 (a) Integrating Transit into Site Planning (b) Pedestrian Circulation in Multi-Family Complexes Part IX Architectural Character……………………………………………………… Pg. 18 (a) Consideration of Site Conditions (b) Unifying Design Concept (c) Compatibility with Neighbors Part X Character and Massing……………………………………………….……… Pg. 22 (a) Articulation and Modulation (b) Architectural Scale (c) Rooflines Part XI Architectural Elements………………………………...………………...…… Pg. 23 (a) Human Scale (b) Building Features (c) Entries Part XII Exterior Finish Materials…………………………………………….……. Pg. 24 (a) Appropriate Materials 3 Part XIII Parking Garages……………………………………………………...………. Pg. 25 (a) Compatibility with Occupiable Spaces (b) Integration with the Attached Building Part XIV. Old Town Business District…………………………………………...……… Pg. 26 (a) Policy, Goals, and Applicability (b) Site Design and Massing (c) Architectural Design (d) Exterior Rehabilitation and New Additions Definitions Part I. Street Character and Liveliness (a) Inhabited Street (1) Intent. To create streets that encourage pedestrian activity, as livelier street edges are healthy places for people to inhabit and make safer streets. (2) Standards. (A) Developments shall appear inhabited along the street side using a mix of features. (B) New residential developments shall accommodate human activity by providing balconies, terraces, and yards for residents’ use and neighborly interaction. (C) In mixed-use buildings, retail elements like large windows, canopies, and integrated signage shall be incorporated into the design to add activity by enhancing the shopping experience. (D) Entrances, porches, balconies, decks, and seating shall be located to promote pedestrians’ use of the street edge by providing weather protection, security, and safety such as covering and lighting. Figure 1: Building elements can enliven the street edge creating safer places to walk and congregate. 4 Part II. Pedestrian Environment (a) Access to Buildings from the Street (1) Intent. To provide a greater sense of association and identification. Lack of clear building entries deadens the streetscape. To support pedestrian access, convenience, and circulation. (2) Standards. (A) Provide clearly marked entries from the street. Entries from parking lots shall be subordinate to those related to the street. When possible, parking lots shall be accessed from an alley or side street. (B) Parking garage entries must complement and must be subordinate to the pedestrian entry. (C) Parking lots and garages, when possible, will be accessed from alleys or side streets. (3) Exceptions. (A) Where there is an integrated, comprehensive pathway system, the front entrance may be oriented toward it. Figure 2: Clear entries to the sidewalk encourage pedestrian circulation. (b) Screening Blank Walls and Retaining Walls (1) Intent. To reduce the negative visual impacts of blank walls on the pedestrian environment. (2) Standards – Blank Walls (A) Buildings may not orient large areas of blank walls to the street (see definition of blank wall). (B) Ends of buildings shall be designed and articulated with windows and other architectural elements. (C) Screen blank walls with landscaping, architectural features or art. Examples of such include, but are not limited to: i. Install trellises for vines, green walls, and other plant material in conjunction with a planting strip. ii. Provide landscaped planting beds with evergreen plants tall enough to screen the primary portion of the blank wall. iii. Incorporate artwork (a mural, sculpture, relief, etc.) on the wall surface. iv. Incorporate decorative tile, or masonry of varying materials or patterns. 5 (3) Standards – Retaining Walls (A) Retaining walls shall be constructed of materials that reduce their scale, such as brick, rock or stone, or treated sculpturally to appear less monolithic. Hanging or climbing vegetation can soften the appearance of retaining walls. (B) High retaining walls may be sloped or terraced down to provide landscaping setbacks, especially if they are close to the sidewalk. (C) Retaining walls that are visible from the public right-of-way shall be designed with a textured face. Figure 3: Blank walls may be screened with trellises and climbing plants. Figure 4: A planting bed and generous landscaping may be used to screen a blank wall. Figure 5: Use landscaping to screen retaining walls near pedestrian ways. (c) Service Element Screening (1) Intent. To provide appropriate and sufficient screening of elements which detract from the streetscape. These elements include trash rooms, dumpsters, utility connections, and mechanical equipment. (2) Standards. (A) Use generous and appropriate plant material in well-maintained planting beds to create a visual buffer to service elements. Vegetation shall be of hardy native varieties and must be at least 50% non-deciduous to provide screening throughout the year. Incorporate planting beds and low planter walls as part of the architecture. Provide a framework of plants to grow on like an arbor or trellis. (B) Provide a durable and attractive structure to screen dumpsters and trash areas that are constructed of wood, metal, or concrete blocks (chain-link or even slatted chain-link is not allowed). Trash areas may not open directly onto the sidewalk. Dumpsters must never be in the pedestrian right-of-way. (C) Utility meters, electrical conduit, and other service lines may not be mounted on the façade facing the street and should not be visible from the street. 6 (D) Gutter downspouts on the front façade shall be visibly integrated into the design of the building. Figure 6: Trash area shall be screened from the street and pedestrian way by enclosures, with self- closing doors and landscaping. Figure 7: A well-designed screen for a dumpster. (d) Screening Parking Lots (1) Intent. To improve the streetscape and help to define the street. To reduce the negative visual impact of asphalt lots and parked vehicles. These standards can be used to upgrade existing parking lots, especially when redevelopment of the property has occurred. (2) Standards. (A) All parking lots, loading areas, or maintenance areas within visual proximity of the public sidewalk shall be screened from the sidewalk by one of these two methods: (B) Provide a screen wall at least 3-1/2 feet high, of masonry, rock, concrete or similar material. (C) Provide an opaque landscaped perimeter bed or hedge at least 3-1/2 feet high. Figure 8: Low walls with trellis above hanging plant is ideal as a screening element for parking lots. Figure 9: This drawing illustrates a typical standard of perimeter landscaping. Other plant material combinations and dimensions may be appropriate. 7 (e) Screening Parking Garages (1) Intent. To reduce the visual impact of all above-ground parking structures adjacent to the sidewalk, improving the pedestrian environment. These standards can also be used to upgrade existing conditions, especially when redevelopment of property has occurred. (2) Standards. (A) The parking garage portion of all buildings shall be architecturally compatible with the habitable portion, using similar materials, forms and proportions. (B) Parking garages fronting streets shall be screened with generous landscaping, berming, or grillwork. i. Set the parking structure back from the sidewalk at least ten (10) feet and install dense landscaping. ii. Incorporate pedestrian and residential oriented uses at street level, providing enclosed occupiable spaces for businesses along the street front. iii. Provide artistically designed metal grills incorporated into the building design to provide screening while maintaining sight lines for increased pedestrian safety while exiting a garage. Figure 10: Parking garage screening bed. Figure 11: Street-level spaces for small businesses, creating a more active and pedestrian-friendly street edge. (f) Parking Garage Entries and Driveways (1) Intent. To locate and detail the entries of parking garages so they do not dominate the streetscape. (2) Standards. (A) Locate entries to take advantage of topography. The garage entrances shall be located so that they do not conflict with the overall form of the building or place a pedestrian entry in a subordinate role. (B) Reduce the width of the curb cut and consolidate driveways. In most cases, a single lane is sufficient to serve several apartments or commercial spaces. (C) Alleys that provide auto access from the rear are encouraged. Buildings on lots that have access from an alley shall provide parking access off the alley. (D) Vehicular entries shall be clearly defined to caution pedestrians. 8 Figure 12: Plan view of the building in Figure 13. Figure 13: Driveways consolidated to reduce impact on pedestrians. (g) Lighting Design (1) Intent. To identify and highlight key site elements, such as vehicular and pedestrian intersections, paths, sidewalks and entrances, enhancing safety and security. To provide a desirable and safe pedestrian environment by decreasing the glare associated with tall, high intensity street light fixtures. (2) Standards. (A) Provide indirect light to the sidewalk below lighting elements in the street environment like trees, walkways, canopies and entryways. (B) Provide pedestrian-scale lighting with pole heights of 10 to 12 feet throughout residential and shopping streets and parking areas. Large pole mounted lighting may be inappropriate around residences if not properly sited and directed to eliminate glare. (C) Lighting bollards 3’-4’ in height can illuminate paths and walkways. (D) Shield the source of the light to reduce glare to public thoroughfares and adjacent properties. (E) Lighting attached to the building may be appropriate for residential infill (F) Exterior lighting shall be an integral part of the architectural and landscape design of any project. Fixture style and design should be compatible with the building design, while providing appropriate and safe levels of lighting. Use lighting to accent architectural features of a building. Figure 14: Pedestrian scale lighting. 9 Part III. Landscape Design (a) Continuity Along the Street (1) Intent. To reinforce the landscape character of a street or neighborhood. To enhance existing neighborhoods. (2) Standards. (A) Infill development on existing streets shall enhance and preserve the distinctive, positive qualities of the streetscape in at least one of the following ways: i. Street trees—If a street has a uniform pattern of street trees, plant new street trees that match (preferable) or complement the species in color, ultimate size and other physical characteristics. ii. Similar plant materials—The lots on many streets feature plant materials typical of a particular historic period or neighborhood. Emphasis on these species will help a new project fit into the local context. iii. Similar landscape designs—Some streets feature lawns and symmetric, formal, clipped plantings while other streets feature more naturalistic, asymmetric plantings. iv. Similar construction materials, textures, colors, or elements—Extending a low brick wall, using paving similar to a neighbor’s or employing similar stairway construction are ways to achieve greater design continuity. v. Similar landscape fixtures and levels—Using consistent pedestrian-scale light fixtures helps create continuity of scale and light level. (b) Parking Lots (1) Intent. To reduce the apparent size of parking lots, reduce the summertime heat and glare build-up adjacent to parking lots and to improve the views of parking areas for pedestrians, occupants and passersby. (2) Standards. (A) As well as providing a landscaped or screened perimeter, integrating deciduous trees and planting beds into the parking areas. (B) Landscaping should be drought resistant. Drip Irrigation is encouraged for all planting beds. Indigenous varieties of plant species are recommended. (C) Where vehicle overhang into a landscaped bed is allowed, the parking stall length may be reduced by (2) feet, and the landscaped bed depth increased by (2) feet. Where vehicles will overhang into both sides of an interior landscaped strip or well. The minimum inside curb-to-curb interior planter dimension shall be seven (7) feet. i. Landscape planting beds shall have the following: a. 1 tree for every 7 parking stalls. b. 1 shrub for every 20 square feet of landscape area. c. Ground cover is required between all shrubs and trees. ii. In certain conditions, planting beds can be square and located on a 45-degree angle to perpendicular parking. iii. Tree locations shall be coordinated with the parking area lighting and utility locations to ensure minimum light levels are maintained after tree maturation. 10 Figure 16: The spacing of trees in parking lots Figure 17: Planting trees in larger parking lots Figure 18: 5’ by 5’ planted and alternated with smaller scale lighting. Part IV. Transition Between Occupied Spaces and Street (a) Buffering Private Spaces (1) Intent. To create a transition between the occupiable areas of residential/commercial buildings and the street, which provides for security and privacy for the occupants. (2) Standards. (A) Provide appropriate screening and buffering to create a physical and visual separation between pedestrians on the sidewalk and the windows of occupiable units. (B) Raise ground level windows and/or provide general landscaping as a transition, where building setbacks are minimal, and the privacy of the occupants is compromised. (C) Provide partially enclosed outdoor occupiable areas, like porches, to provide a transition for occupants and a zone that encourages social interaction between neighbors. (D) When appropriate, define courtyards and yards with landscaping and low fences. Figure 19: The design of the street front determines the amount of occupants’ privacy and security. Figure 20: Where a setback from the sidewalk is small, raising the floor level up more than 4' above the sidewalks and/or providing a planting bed can provide sufficient transition Figure 21: Low walls, fences and iron gates can enclose private open space while still allowing social interaction 11 Part V. Neighborhood Character (a) Creating Streetscape Compatibility (1) Intent. To enhance the character of the street, define it as a coherent space, and ensure compatibility with the surrounding neighborhood. To fit into a neighborhood more compatibly. To provide pleasant and safe pedestrian circulation, providing clear access to building occupants. (2) Standards. (A) Site buildings on a property to acknowledge and reinforce the existing characteristics of the street. In established neighborhoods set the building back from the street approximately the same distance as neighboring buildings. (3) Exceptions. (A) Varying street setbacks to preserve existing trees or other natural features, protect views, or support other urban design goals may be appropriate. (B) Sidewalks shall be continuous to enhance pedestrian movement. Figure 22: Consistent setbacks enhance the street front and respect neighbors. Figure 23: Buildings that do not retain the street front setback can negatively affect the sense of the street as a space or “room.” (b) Orienting the Building to the Street (1) Intent. To enhance the character of the street by requiring buildings to front the street, enhance pedestrian access and encourage interaction among neighbors. (2) Standards. (A) All buildings shall relate to and provide a front face to the street. (B) Buildings shall not be sited in ways that make their entrance or intended use unclear to approaching visitors. (C) Accessory buildings, detached structures and garages shall be subordinate to the primary structure. All accessory structures shall be placed to the side or rear of the primary structure and lot. The accessory structure shall be a minimum of 8 feet behind the face of the primary structure (see AMC Chapter 20.48 for examples). (D) All buildings shall provide clear pedestrian entries from the street. (E) Compose architectural elements to add interest to the building façade. 12 Figure 24: All buildings should be sited and have building elements, like entries, that relate to the street. Entries to buildings should not just be from parking lots. (c) Compatibility within Emerging Centers (1) Intent. To integrate development successfully within mixed-use commercial areas, providing occupants with shopping and employment within walking distance, to create a pedestrian friendly environment for occupants and to encourage the use of transit alternatives. (2) Standards. (A) Mixed residential and commercial zones, buildings shall be sited to orient to the street and respect adjacent residential projects. (B) Residential uses are compatible with other uses if sited properly to consider views of parking and negative building services like trash areas, and pedestrian circulation. Certain late-night uses may not be as compatible and shall be sited accordingly. (C) In Emerging Centers where different land uses are within closer proximity to each other, suburban housing types or models are not applicable. Site planning strategies to create more compatible residential buildings shall emphasize grouping buildings to orient to courtyards and gardens, careful to avoid service areas and parking lots. (D) Commercial uses should be located next to the sidewalk and residential uses should be located above or behind the commercial building or use. (E) Structured parking shall be encouraged to reduce the impact of cars and parking lots. (F) Provide pedestrian circulation routes through all multi-family residential complexes linking building entries and parking areas to adjacent uses or services. Interconnect complexes with clear and well-lit paved paths. Provide steps and ramps to cross retaining walls, and gates to breech fences if they impede pedestrian movement to shopping and other common activities and especially to transit. Figure 25: Commercial center that successfully integrates diverse land uses and transit alternatives. Figure 26: Careful siting should focus views towards private courtyards or gardens, and limit parking lots. Figure 27: Provide clear pedestrian circulation routes connecting residences with adjoining compatible uses. 13 Part VI. Adjacent Properties (a) Retaining Privacy and Solar Access (1) Intent. To reduce the impact on the privacy, comfort and Utilization of neighboring yards and homes. To restrict new development from depriving adjacent homes of direct sunlight. (2) Standards. (A) New buildings that project beyond the homes on adjacent lots shall be carefully designed to reduce their impact. Buildings can address this issue in several recommended ways: i. Limit the length and height of the projection into the rear yard area to reduce impact on neighbors’ yards. ii. Step back the upper floors or increase the side setback so that sunlight is not totally blocked from reaching adjacent yards. iii. Windows, decks, and balconies overlooking neighboring yards shall be minimized and/or screened to enhance privacy. (3) Exceptions (A) Single Family residential uses Figure 28: New multi-family development reducing the privacy of adjacent residences. Figure 29: Methods used to reduce the impact on adjacent private yards. (b) Parking Adjacent to Residences (1) Intent. To reduce the impact of parking lots and service Areas on adjacent homes. To retain the privacy of adjacent properties. (2) Standards. (A) Parking, except on the street edge, shall not be located between the residences and the street. Surface parking, which cannot be located to the rear of the development, may be located toward the side if screened from adjacent residences. Provide a screening wall to buffer the visual and audible impacts of automobiles. The height of the screen shall be a minimum of 3.5ft in height. (B) Provide screening walls of solid and attractive materials, such as masonry, ironwork, rock or wood (but not chain link), or landscaping. (C) Provide trees, trellises or other coverings that reduce the views of parking lots from neighboring homes. 14 (D) Locate and aim parking lot and other site lighting so that it does not cause glare and intrusive light patterns onto neighboring residential properties. Lighting shall be of a pedestrian scale with pole heights and lighting fixtures that reduce glare. (3) Exceptions (A) Single Family residential uses Figure 30: Trees and trellises reduce the views of parking lots from adjacent homes. Figure 31: Parking lot lighting should be sited to avoid unnecessary glare on neighboring properties. 15 Part VII. Siting (a) Creating Usable Open Space (1) Intent. To provide occupants of multi-family residential and mixed-use developments with inviting and well-defined outdoor spaces. (2) Standards. (A) Organize and site buildings to create usable open space by creating one or more of the following: i. Well landscaped courtyards to be usable by the occupants and visible from the units to enhance security. ii. Individual outdoor spaces for all ground floor units. iii. Rooftop decks, balconies, and well- defined patios. iv. Play areas for children, located away from the street edge and parking lots. v. Group or individual gardens/small plots for residents’ use. vi. Other similar outdoor open spaces. (B) Open space must be large enough to accommodate human activity and seating. Balconies must be at least 6’ deep. (C) Orient outdoor spaces to receive sunlight. When possible, orient spaces to face east, west, or preferably south. (D) Provide paths, site furniture, lighting, and elements that will make outdoor spaces more enjoyable and better used. Figure 32: The careful siting of buildings and appropriate landscape design can create several kinds of usable outdoor spaces. Figure 33: Outdoor areas from residences like yards, terraces and balconies that overlook common outdoor space make the space more enjoyable. Figure 34: Typically, balconies and rooftop decks should be 6' deep to be truly usable. Figure 35: Common paths that allow neighbors to see each other and stop for conversation help foster social interaction. 16 (b) Siting Parking Areas (1) Intent. To reduce the impact of the automobile while retaining accessibility and safety. To allow buildings to reinforce the street and not face directly into large parking areas. To enhance pedestrian access, circulation and safety by reducing curb cuts and driveways across sidewalks. (2) Standards. (A) Locate off-street parking lots and stalls for more than one car to the sides and rear of buildings. Parking lots and stalls shall not be located in front yards. (B) For a lot facing two streets (corner lot) do not locate parking at the corner facing the intersection. (C) Do not allow driveways and garages to dominate the street front. (D) Access to parking off alleys is required when available, to reduce curb cuts across sidewalks. (E) Provide on-street parallel parking when appropriate. (F) Provide clear, well-lit paths from parking areas to the street and building entrance. (G) Providing a small park or open space from the road and allocating smaller parking lots behind multi- family residential buildings increases the value of development and creates a more visually pleasing environment. Using permeable materials in pedestrian-oriented areas should occur where feasible. i. Parking lots to the front of buildings, especially when carports and garages for cars are included, restrict pedestrian circulation, lower values, and create large expanses of asphalt Figure 36: Parking lots shall not be sited on corners adjacent to intersections. Prominent building features should occupy the corner. Figure 37: Siting parking lots behind buildings is preferred (c) Siting Service Elements (1) Intent. To encourage more thoughtful siting of trash and other service areas, balancing the need for service access with the desire to screen its negative aspects. (2) Standards. (A) Locate service areas to not have a negative visual or physical impact on the street environment. (B) Site and/or screen mechanical equipment so as not to be seen from the sidewalk. (C) When possible, locate services for trash, recycling and loading in an enclosed service room off an alley, side drive or within a parking garage. 17 (D) When service elements must be visible from the street, follow the standards of Service Element Screening. (E) Pedestrian access shall not be blocked by service elements. (F) Service elements like mailboxes, utility meters, trash facilities and lighting shall be incorporated into the overall design of the project. Figure 38: The proper location of service elements is important to reduce their impact. 18 Part VIII. Transit Facilitation (a) Integrating Transit into Site Planning (1) Intent. To encourage use of transit by making transit more convenient. To integrate transit and bus shelters compatibly into the neighborhood. To shelter transit users from wind and rain. (2) Standards. (A) For projects with more than twenty (20) leasable units, project applicants shall identify transit alternatives and existing transit stops within close proximity to the occupants of the project. (B) If accessibility to transit by the occupants can be enhanced, place new transit stops in coordination with the transit provider. (C) Incorporate, when possible, a shelter as an integral part of the building design. (D) Place any parking areas at the side or rear of the site. (E) Connect building entrances, transit facilities, and parking areas by paved sidewalks. (F) Design a site free of pedestrian barriers. (G) Provide pedestrian facilities like benches with back rests, trash containers, clear signage, pedestrian lighting and well-maintained landscaping adjacent to transit stops. (H) Orient building entrances toward transit facilities and clearly mark routes to those facilities. Figure 39: Building entrance oriented to street and transit stop. Figure 40: Pedestrian access to transit provided across the block. (b) Pedestrian Circulation to Multi-Family Complexes (1) Intent. To eliminate the physical barriers which impede pedestrian circulation between multi-family residential complexes and other destinations like transit and shopping. (2) Standards. (A) Multi-family complexes shall not be isolated enclaves separated from each other and commercial development by fences, walls, and parking lots. (B) Provide well-lit and landscaped pedestrian paths from residences to other residential complexes, the street edge, and adjacent commercial properties. (C) All multi-family residential buildings shall front streets, not parking lots. Entrances shall be clearly visible from the street edge sidewalk, not oriented toward parking lots. (D) Reduce the size of parking lots by providing clear pedestrian routes through larger lots. Mark pedestrian routes with changes in paving and landscaping. (E) Combine driveways to reduce the danger and inconvenience to pedestrians. 19 Figure 41: Connect buildings in multi-family complexes with clear pedestrian paths. Figure 42: Parking lots encircling residential buildings are unsightly and unsafe to children. 20 Part IX. Architectural Character (a) Consideration of Site Conditions (1) Intent. To encourage new development to be designed for the specific conditions of the site. To ensure that new development will fit in with the neighborhood. (2) Standards. (A) The design of a building, its location on the site, and its layout shall respond to specific site conditions. (B) Site characteristics to consider in the design of a building include the following: i. Topography: Reflect natural topography rather than obscure it. For instance, buildings shall be designed to “step up’ hillsides to accommodate changes in elevation. ii. Topography: Where neighboring buildings have responded to similar topographic conditions on their sites in a consistent and positive way, consider similar treatment for the new structure. iii. Topography: Designing the building in relation to topography may help reduce the visibility of parking garages. iv. Solar Orientation: The design of a structure and its massing on the site can enhance solar exposure for new development and minimize impacts on adjacent structures and public areas. v. Corner Lot: Building design can accent the corner at an intersection of streets with a change of building wall plane and roof line. vi. Site Size and configuration: On small, narrow sites or sites with frontage on narrow streets, massing and design can minimize the perception of building bulk, minimize impacts on adjacent development and enhance conditions for on-site open space. vii. Natural Features: Reflect natural features like views, stands of trees, and open space by providing views and pedestrian access to these amenities. viii. Pedestrian Oriented Shopping Street: Reinforce the streetscape with shops at ground level and pedestrian amenities. ix. Existing Structures on the Site: Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. Figure 43: Stepping buildings on steep topography. Figure 44: Siting a building to take advantage of a visual amenity. 21 Figure 45: Siting a building to take advantage of a visual amenity. Figure 46: Siting a building to take advantage of a visual amenity. (b) Unifying Design Concept (1) Intent. To unify and organize a building’s architectural character and individual elements such as entries, windows, gardens, roofs, etc. (2) Standards. (A) All buildings shall be visibly organized by a clear design concept. Examples of some concepts include: i. Axial Symmetry: A formal organization that balances equal elements and features around a vertical plane common in classical revival and colonial style buildings. ii. Asymmetric Balance: A dissimilar, yet harmonious composition of numerous similar or complementary forms. The composition reflects the local context, site conditions or building function. iii. Courtyard Organization: Groupings of building elements to help clearly define usable outdoor spaces. iv. Major Architectural Element: Focus around a strong architectural element like an arcade, a gallery or a major entry. v. Terracing: Dividing a building into horizontal terraces that step down a steep slope can reduce the building’s impact on the site and provide usable decks. vi. Environmental Response: Basing the design on significant views, solar orientation, siting for usable outdoor spaces, etc. Figure 47: Symmetrically Balanced-Order achieved by balancing both sides around the center. Figure 48: Asymmetrically Balanced- Balance among several point. 22 Figure 49: Courtyard Organization--Organized around an outdoor space. Figure 50: Environmental Response – Designing a building around alternative energy systems. Figure 51: Major Architectural Element – The arcade gives order to the building. Figure 52: Terracing – Terracing the building acknowledges the slope. (c) Compatibility with Neighbors (1) Intent. To enhance the character of an established neighborhood or street. (2) Standards. (A) The project proponent shall submit materials that document the existing architectural character of the street or area and define the aspects of the context that are most important. The project plans should identify the ways the project incorporates these aspects. (B) Unless there is an overriding concern or a poorly defined context, new buildings shall reflect the architectural character of the surrounding buildings in some of the following ways: i. A unifying design concept ii. Similar proportions, scale, and roofline. iii. Complementary architectural style and exterior finish materials. iv. Complementary patterns and proportions of windows. v. Similar entry configuration and relationship to the street. vi. Complementary architectural details or features. Figure 53: New building emphasizes the height, scale, and roof forms of adjacent buildings. Figure 54: New buildings emphasize the height, proportions, and canopy of its neighbors. 23 Part X. Character and Massing (a) Articulation and Modulation (1) Intent. To reduce the apparent size of new buildings and give them more visual interest. By using articulation, modulation and their interval create a sense of pedestrian scale to buildings. (2) Standards. (A) Use articulation and modulation at appropriate intervals to create a sense of pedestrian scale. (B) Industrial buildings shall be divided and given human scale by using articulation and/or modulation at 40-foot to 50-foot intervals. (C) There are several ways of articulating a building to divide up its mass and reduce its apparent size. (D) Some are listed here and should be combined for the best result: i. Façade Modulation: Stepping back or extending forward a portion of the façade at least 6 feet (measured perpendicular to the front façade) for each interval. ii. Fenestration patterns that repeat at intervals at least equal to the articulation interval. iii. Articulating each interval with architectural elements like a porch, balcony, bay window, and/or covered entry. iv. Articulating the roofline within each interval by emphasizing dormers, chimneys, gables, stepped roofs, or other roof elements. v. Providing a ground or wall mounted light fixture, a trellis, a tree, or other site feature within each interval. Figure 55: Articulation Figure 56: Interval Figure 57: Modulation Figure 58: Building details that can reinforce the articulation interval. 24 Figure 59: Modulation of the principal building façade adds interest to a long building. (b) Architectural Scale (1) Intent. To design buildings to be more compatible with existing neighboring smaller structures. (2) Standards. If a building is proposed for a site that is adjacent to, or across the street from, a land use zone allowing a maximum building size substantially smaller than the zone of the proposal, the architectural scale of the proposed building shall be reduced, through articulation and modulation, to better conform to its context. The degree of façade articulation depends on the size and spacing of neighboring buildings. Figure 60: Good design can reduce the apparent size of new buildings, allowing them to fit in with smaller buildings. Figure 61: At zone transitions, special care should be taken to reflect the articulation intervals of adjacent development. (c) Rooflines (1) Intent. To add visual interest to a building and the streetscape and reduce its apparent size. To complement neighboring structures with prominent roofs. (2) Standards. (A) Consideration should be given to the design of a building’s roofline. The design of the roof shall employ at least two of the following: i. Roofs may have dormers, gables, gambrel, hipped roof or similar variations in roof planes to break up the roof mass. ii. Broken or articulated roofline. iii. Prominent cornice, fascia, or parapet that emphasizes the top of the building. iv. Other roof element that emphasizes the top of the building. 25 v. Individual roofs may include a variety of colors and materials, including tile, composition, wood shake, asphalt shingle, and standing seam baked enamel steel. vi. Metal roofs are allowed in all zones, except if metal is used for residential it shall only be standing seam steel roofs. (B) No roof mounted mechanical equipment shall be visible from the sidewalk or roadway of the adjacent street, except when located within an Industrial Zone. Figure 62: Broken roof forms and modulation help reduce the apparent size of this building. Figure 63: Broken roof forms and modulation help reduce the apparent size of this building. 26 Part XI. Architectural Elements (a) Human Scale (1) Intent. To encourage new development to be designed for the specific conditions of the site. To ensure that new development will fit in with the neighborhood. (2) Standards. (A) All buildings shall incorporate well-proportioned architectural features, elements, and details to achieve good human scale. (B) Below are some elements that lend human scale: i. Entry details like porches and recesses ii. Occupiable spaces like bay windows and balconies. iii. Window details like vertically proportioned window openings which are recessed into the face of the building and broken up with smaller panes of glass. iv. Roof details like brackets, chimneys, roof overhangs of at least 18 feet (measured horizontally), or a roof cornice element at least 12 feet in width (measured vertically). v. Windows which create relief in the façade by being detailed to recede into the building face. vi. Gabled or hipped roofs, including nested rooflines. vii. Roof flashing, rain gutters, downspouts, vents, and other roof protrusions shall be finished to match the adjacent materials and/or colors and be consistent with the design of the building. Figure 64: Window details are important to give a sense of human scale. Figure 65: Covered entries, like porches, need to be of substantial materials. (b) Building Features (1) Intent. To create more visually interesting buildings by incorporating elements that improve human scale and compatibility with neighboring development. (2) Standards. (A) Use building features to reflect the space within a building, to reinforce site conditions like a corner or courtyard and to articulate building modulation. (B) Building features shall be consistent and unified with the overall architectural design of the building. Each element shall be articulated and proportioned to relate to the building. (C) Use changes of materials to enhance building features. (D) No buildings may have large areas of blank wall surfaces. Use architectural features and elements to enhance all building faces. (E) Building features can include some of the following: 27 i. Setback of upper floors and roof decks. ii. Strong corner feature like a turret or corner entry. iii. Porches and balconies at least 6’ deep. iv. Habitable roofs with dormer windows. Figure 66 / Figure 67: These two projects point out the importance of architectural elements. They are essentially the same building except that the project below employs varied rooflines, window details, façade articulation, a trellis, chimneys, entry details, and other features to add interest and a greater sense of quality. (c) Entries (1) Intent. To create an appropriate invitation into a building, providing for security and privacy. To provide an area where social interaction can take place. (2) Standards. (A) All buildings shall have a principal entry visible from the street (or by a marked, paved and well-lit pathway). All entries shall be convenient from the sidewalk. (B) In multi-family residential developments, all ground floor units shall be directly accessible from the street. (C) Entries shall be highlighted by building elements (like stairs, roofs, special fenestration, etc.). (D) Provide a recess, porch, or other protected exterior area that encourages human activity (resting, meeting, waiting, etc.). (E) Highlight the entry area with pedestrian scaled lighting and distinctive architectural elements and details. Figure 68: The entries to these apartments and their courtyards are clearly articulated and inviting. Figure 69: The covered and recessed entry to the building is well articulated, and with the landscaped planting beds and stairs provides an elegant transition between street and residence. 28 Part XII. Exterior Finish Materials (a) Appropriate Materials (1) Intent. To enhance the quality of buildings and the streetscape. To discourage poor materials with high life cycle costs. (2) Standards. (A) Materials with texture, pattern, or quality detailing are encouraged (B) Siding shall reflect in texture and color typical Northwest building materials like wood siding and shingles, brick, stone and terra-cotta tile. (C) Metal siding shall always have visible corner moldings and trim and should have a matt finish and a neutral or earth tone. (D) Non-durable siding materials like T1-11 type plywood, corrugated metal or fiberglass are prohibited, as it decays quickly when exposed to the elements and looks unsightly. Panel siding with board and batten is allowed. (E) Metal roofing colors shall be subdued. (F) Mirrored glass is prohibited in a residential or pedestrian oriented streetscape. (G) Concrete walls shall be enhanced by texturing, coloring with concrete coating, or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. (H) Concrete block walls shall be enhanced with textured blocks and colored mortar, decorative bond pattern and/or incorporating other masonry materials. (I) Stucco and similar troweled finishes shall be sheltered from extreme weather by roof overhangs or other methods. Figure 70: These contemporary looking houses have well detailed horizontal wood siding. Figure 71: When renovating, or developing adjacent to, buildings with a distinct historic architectural character, care must be taken to choose exterior building materials that are compatible and historically appropriate. 29 Part XIII. Parking Garages (a) Compatibility with Occupiable Spaces (1) Intent. To incorporate the parking garage into the design of the building, making it less obtrusive. To differentiate the parking entry from the pedestrian entry. (2) Standards. (A) Design parking garages to be architecturally compatible with the occupiable portion of the building. Draw from a residential vocabulary of forms, materials and details to enhance garages. (B) Detail garage entries to be subordinate to the pedestrian entry in scale and detailing. If possible, locate the parking entry away from the street, to either the side or rear of the building. (C) Berm and landscape the edges of garages when they are visible from the street. (D) Open carports for more than 2 cars shall not be visible from the street. (E) Parking garages can be detailed with split-face block and colored mortar to emphasize the base of the building. Figure 72: The parking garage entry should take advantage of topography to be visually subordinate to the pedestrian entry. Figure 73: The pedestrian entry should be articulated to emphasize its importance relative to the garage entry. Figure 74: The garage entry of this apartment building overwhelms the relatively insignificant entry. Figure 75: This parking garage is well screened by the generous landscaping on this steep site. The stairs, landing, and lighting help highlight the pedestrian entry. (b) Integration with the Attached Building (1) Intent. To reduce the visual impact of parking structures by making them a more integral part of the building. (2) Standards (A) The accessory parking portion of the structure shall be architecturally compatible with the rest of the structure. The parking structure and the remainder of the building shall appear as a unified composition. Methods to better integrate parking structures with their buildings include: i. Facing the parking structure with the same material as the building. 30 ii. Continuing architectural elements from the occupiable portion of the building onto the parking structure, like a frieze, cornice, trellis or other device. iii. Using a portion of the top of the parking garage as a deck or garden for the occupants’ use. iv. Large buildings with multi-level parking garages can screen the garages further by: 1. Locating occupiable space or shops to the outside of the parking garage. These units could have access directly from the street and from the parking area. 2. Designing the parking garage to be partially or totally below the level of the street or neighboring properties. Figure 76: The appropriate design of a parking structure can help integrate it to the occupiable portion of the building. Figure 77: A parking garage located in the center of this large mixed-use structure with commercial uses and residential units along its edge. 31 Part XIV. Old Town Business District (a) Policy, Goals, and Applicability (1) Intent. (A) These Standards establish requirements for construction that are drawn from the commercial building heritage of Arlington and other traditional American downtown business districts. They support the idea that compact scale, traditional building types, architectural detail, and the accommodation for pedestrians that is found in these town centers should be preserved, enhanced, and expanded. These Design Standards describe the principles of siting, parking, massing, and treatment of facades and materials that will be allowed in the construction of new buildings, additions to existing buildings, and in the rehabilitation of existing buildings. (B) Historical Design Principles of Arlington- The standards of good, small town design are prevalent in many of the buildings in Arlington. These observable standards include a human scale proportion of building height to street width, the location of shop entries at the sidewalk, a mix of various enterprises within a single building, the use of durable materials and the design principles that promote a balanced blend of function plus decorative building components. They have shaped Arlington since its founding over 100 years ago. Since then, the architectural styles have evolved. Yet the principles of good design that have been tested throughout centuries of practical, enjoyable town planning remain. Arlington’s own version of pedestrian-friendly streets, its blend of historical and contemporary building styles, its mix of residential, commercial and civic establishments, and its urban and naturalistic public spaces all contribute to the quality and character that these standards address. (C) Existing Building Types in Downtown Arlington as Models for New Development and Rehabilitation. The Design Standards are based upon the architectural precedents of Arlington’s past. As such, this document will present examples of existing buildings to demonstrate the abstracted principles of the Standards and to 32 illustrate possible resolutions to the intention of the Standards. However, it should not be construed that the Standards intend to promote or adhere to any theme or style. Instead, new construction is expected to respect and be inspired by the authentic, local architectural and urbanistic traditions that have been in place for more than 100 years in Arlington. Construction is encouraged to be equally responsive to the variety, longevity, enthusiasm, and pride of workmanship that many of the historical and some new buildings in Arlington evoke. (D) The goal of this section is to promote construction that will enhance the existing good characteristics and qualities of the Old Town Business District (OTBD). (1) Applicability. (A) The standards in this section apply to all development in the Old Town Business District 1, 2, and 3. (B) However, it is recognized that there is a distinction between OTBD 1 and OTBD 2, and 3. And discretion should be used in how strictly the standards are adhered to for any project. OTBD 1 is clearly the historical commercial district of Arlington and conformance to these standards should be as strict as possible. OTBD 2 and 3 are clearly more automobile oriented and conformance with the Standards should be balanced with the context of the property. The goal for OTBD 2 and 3 is to have them become more pedestrian-friendly than they may be now, yet we need to acknowledge that automobiles will play a larger role than in OTBD 1. (C) Any new construction or modifications to existing structures in the Old Town Business Districts 1, 2, and 3 shall comply with the Arlington Development Design Standards and refer to and utilize the Olympic Avenue Design Guidelines, to the maximum extent possible, in their design and modification efforts. (b) Site Design and Massing (1) Intent. These Standards apply to the considerations of site design, parking, the massing or bulk of the building, and pedestrian accessibility. As a traditionally planned downtown shopping and mixed-use district, Arlington developed first as a pedestrian-oriented town center. While automobiles have obviously become essential to the commercial success of the center, these Standards are designed to balance vehicular and pedestrian use. They are intended to provide convenient automobile access with carefully considered parking 33 accommodations. Sidewalks, storefronts, and entries that cater to pedestrian activity are required. (2) Standards. (A) Setbacks—All structures shall be located adjacent to or as nearly adjacent as feasible to the sidewalk(s) falling within adjacent public right(s) of way. Where a structure is recessed from the public sidewalk, a private extension of the sidewalk shall be installed to widen the sidewalk up to the building front. (B) Location – Wherever feasible, buildings built in the Old Town Business Districts shall be adjoining or appearing so, to create a continuous façade along a street. Structures along the Centennial Trail should be designed to work with the trail, even to the extent of having an entrance to the building, but at minimum presenting a well- designed façade on the trail side. (C) Building Height—The height of buildings shall be consistent with other buildings on the block. Where the existing buildings on the block have a consistent height, the new construction shall provide a comparable height. Where the existing buildings on the block have an inconsistent height, the new construction shall provide for a height between the shortest and tallest building. (D) Building Orientation—Building facades and primary entries shall be oriented toward the principal street bordering the lot. Buildings located on corner lots shall treat both facades as if they were both facing the principal street. (Figure 90). However, facades facing the secondary street need not provide building entries. (E) Off Street Parking, Location—Off street parking shall be located to the rear of buildings located on Olympic Avenue. Off street parking shall be located to the rear or side of other buildings in other areas of the Old Town Business Districts. (F) Off Street Parking, Screening—Parking lots with the capacity of 3 or more cars and that are visible from public rights-of-way or are located within 20 feet of residential zoned property, shall adhere to AMC 20.76.090(d) for a screening wall. (G) Alleys—Public rights-of-way in alleys shall be kept clear. (H) Screening of Service Elements—Service elements that are in public view shall be screened from view with a combination of wood, brick, concrete block, or wrought iron walls or fencing or with landscape materials (chain link or chain link with slats is not allowed). Openings to the service area shall be located away from the sidewalk. The services and their screening shall be located outside of the public right-of way. Figure 78: Corner massing, setbacks, building orientation, off-street parking and screening. (c) Mixed Use Site and Building Design (1) Intent. To encourage mixed-use buildings with shops and small offices below, and residential units above. To reinforce the community focal place and neighborhood centers 34 with appropriately designed buildings, compatible with pedestrian-oriented commercial uses. (2) Standards. (A) Site mixed-use buildings wherever small-scale, pedestrian oriented commercial activity is desired. (B) Respect and enhance the character of the street, reinforcing the pedestrian shopping experience. (C) Site parking lots to the sides and rear of buildings, not the front facing the street. A drop-off zone at the street’s edge may be appropriate. (D) Accentuate the residential portion of the development with changes in materials and wall plane. Create a distinct entry for the residential units. (E) Create usable outdoor spaces for the units facing the street by providing balconies and setbacks. The use of outdoor spaces enlivens the commercial street and creates a buffer space for the residential units. Figure 79: A successful mixed-use project along a public promenade in Portland, OR. Figure 80: This mixed-use building differentiates the commercial uses and residential units by changing materials and stepping back the tower. (d) Architectural Design (1) Intent. New building facades shall conform to the horizontal and vertical division systems used historically in Arlington and in the architecture of other traditional commercial centers as described below. (2) Standards. (A) Horizontal Divisions—Primary facades shall be divided into three basic horizontal divisions: i. The base, consisting of storefronts, and with permanently fixed sidewalk canopies that separate the base from the middle division. ii. The middle, consisting of first story Clerestory windows, and/or second story windows, intermediate panels or decorative bands, and trim. iii. The cap, consisting of the roofline, or Parapet shape along with overhangs, cornices and/or other parapet and roofline trim. 35 Figure 81: Above, an abstract illustration of required horizontal divisions. (B) Vertical Divisions. —Primary facades shall be divided vertically using organizing elements, such as columns, pilasters, or panels. No facades open to public view shall consist of unarticulated blank walls. Vertical divisions shall form bays with either a maximum width of 12’-0” or be no greater than 1/3 of the buildings overall width, whichever is smaller. Vertical divisions shall Minimally extend for one-half of the total overall height of the building. (C) Figure 82: Above, an abstract illustration of required vertical divisions. (D) Ground Floor and Storefront Facades –The base of ground floor, street-facing storefronts shall be composed of impact-resistant materials of wood, stone, brick, stucco, concrete, or tile. It shall be a minimum of 18” in height measured from its lowest point along the Sidewalk. It shall serve to separate the storefront Glazing form the adjacent sidewalk. (E) Storefront facades shall consist of no less than 65% glass display windows with trim unless an alternative proposal is provided accomplishing the same intent with compatible architectural treatments. entry doors shall be recessed where possible and shall conform to all other building code regulations for barrier free accessibility for sidewalk encroachment, etc. Entry systems shall consist of commercial quality wood, aluminum, or steel framing with steel doors. Door glazing shall be a minimum of 65% with transom glazing wherever possible. (F) Upper-Floor Facades –Upper floor structural elements, windows, and panels shall conform to the vertical and horizontal divisions described within these standards.. The resulting pattern of elements shall continue to relate to the pattern of street level façade elements. The materials shall consist of wood, stone, brick, concrete, stucco or stucco-finished exterior insulation finish systems (EFIS), metal or tile. Upper story windows shall have architectural glazing, framing, and trim that is compatible with the scale and detailing found in the historic, mixed- use commercial buildings of downtown Arlington. (G) Roof Configurations, Parapets –The tops of new buildings shall be trimmed with elements drawn from the cornices, parapet details, and/or roofline forms typical of 36 historic, commercial buildings in Arlington and other American towns. Besides serving a decorative purpose, these trim courses can serve a dual function if designed to provide weather protection to parapets, windows, and facades. Figure 83: The western false front hides a gable roofline behind. Figure 84: A contemporary interpretation of a classical parapet forms a single, strong, building cap. Figure 85: The facade displays its gable roof centered along a flat roofline with over-hanging eaves. Figure 86: A projecting band of skirting at the parapet provides a visual cap and a protective cap for the windows below (Skirting that extends the full story height is not encouraged). (H) Building Entries Other Than Storefronts –Street level entries to upper level offices and residences should be of impact resistant materials, should be recessed if possible, and shall conform the Building Code restrictions on sidewalk encroachment. Entries shall conform to all applicable requirements for handicap accessibility. Entry doors should be commercial quality wood of metal glazed doors and should be compatible with traditional entry doors found in historic commercial buildings. Where possible, transom glass shall be located over entry doors. (I) Fixed Canopies –For all newly constructed buildings, or for rehabilitation projects estimated at 50% or more of a buildings value, permanently fixed canopies made of wood and/or metal or other durable materials shall be provided. Canopies shall project over sidewalks a minimum of six feet from the building face and shall be one foot minimum from the curb. Canopies shall provide protection from the rain and melting snow for pedestrians using the sidewalk bordering the building. Canopies shall be constructed across the entire street frontage of the building facing the primary street, and for corner buildings shall be constructed continuously across all glazed openings of the street frontage facing the secondary street. Sidewalk canopies shall be securely fastened to the structural framework of the building, conforming to Building Code Requirements for wind and snow loading. Fabric canopies or awnings are not permitted as sidewalk protection. 37 Figure 87: A tensile-supported canopy secured by chain or cable. Figure 88: A compression-supported canopy held in place atop large, wood Figure 89: A nono-truss canopy attaching its vertical chord to the structural frame Figure 90: The canopy turns the corner of the building to provide continuous storefront protection from the weather. (J) Finish Materials and colors –exterior finishes shall be durable commercial applications of traditional materials. These include wood, stone, brick, stucco (or stucco-finished EIFS), concrete, metal, and tile. Exterior color schemes should include contrasting base and trim colors. The Design Review Board generally deems as acceptable color schemes included in any paint manufacturer’s “historic line” or similar proposal reflecting an historical theme. (K) Building Detailing – Buildings shall be detailed with materials that vary between base wall material and trim. Trim and detailing should include some of the following: wood moldings and trim, decorative brick trim, glazed terra cotta trim, metal moldings, pressed metal, cast concrete or stone trim. (L) Signs – Signs shall be integrated with the building architecture and shall not cover significant architectural features. Sidewalk “sandwich board” signs shall be placed on the sidewalk at the street edge, with a minimum 6-foot clear sidewalk zone remaining. In the case of conflicting regulations with AMC chapter 20.68 Signs, the most stringent apply. (M) Relationship of new Construction to Existing Adjacent Buildings – Where new commercial or mixed- Use construction adjoins lots with smaller historic buildings, or adjoins property zoned exclusively for residential use, the potential negative impacts due to the juxtaposition of the larger commercial buildings shall be mitigated through site planning and architectural design. These techniques can include in line design or continuity of planar elements (figure 103); increasing the height of the new building at the corner so as to “hold the corner” and/or to better complement a taller building across the street (figures 104 & 105); stepping back the massing of a new building across the street (figure 106); and, stepping down the massing of a new building so as 38 to better compliment a less intensively developed site (figure 107). In addition to the manipulation of massing, design techniques intended to generate compatibility between new construction and existing buildings include utilization of similar materials, finishes, colors and detailing. (e) Exterior Rehabilitation and New Additions (1) Overview and Goals –These Standards apply to existing commercial and mixed-use buildings within the Old Town Business District. In this context, “rehabilitation” involves repair or alteration to either maintain the building or provide for a change in use. Repairs and alterations to buildings shall protect and maintain their historic features and materials. (2) Historic Preservation and Restoration of Existing Architectural Features – Historic exterior features include, but are not limited to, building details, roof lines and parapets; window sizes, types of framing, sash, glazing and their materials, patterns of divided lights, door sizes and styles, and framing and door types and materials; storefront materials, and storefront details, sidewalk canopy materials, types, materials, trim, and details; historic building signage (such as dates or names, along with cornerstones and plaques), and, in general, the overall building trim and articulation. Historic architectural features of existing buildings shall be retained and repaired, rather than removed. If these features are severely damaged, they shall be replaced with features identical in appearance to the original features. (3) Replacement of Pre-Existing Architectural Features – Where historic features have been removed or destroyed in the past, those original features shall be restored where new construction or rehabilitation makes this feasible. (4) Additions to Existing Buildings – New additions to historic buildings shall respect the architecture of the existing building. Materials, massing, colors, and detailing of the existing building shall guide the design of the new additions. New additions shall also be compatible with the historic architectural features of adjacent historic buildings, including compatibility with historic building materials, color, signage, storefront organization, sidewalk canopies, and façade organization. (5) Canopies/Weather Protection Over Sidewalks – Historic sidewalk canopies shall be maintained, restored, or rehabilitated according to the provisions of this chapter. See also Section 15.3.2.8. (6) Relationship of Renovations and Additions to Adjacent Buildings – New additions to existing buildings and new infill construction shall be compatible with the architectural features of adjacent historic buildings, including compatibility with historic building materials, color, signage, storefront organization, sidewalk canopies, and façade organization. 39 Figure 91: The massing of the corner portion of the building is increased in height to allow it to "hold the corner" and to provide a better complement to the taller building across the street. Figure 92: In-line design or continuity of planar elements is one way for new construction to fit into the context of existing buildings. Figure 93: Increasing height at the corner allows a building to "hold the corner" and visually anchor the block at the intersection. Figure 94: Stepping back the massing of a taller, new building, retains the typical height of the street wall. Shown here, the stepped back portion forms private balconies for residential or office use. Stepping down the massing of the new building mitigates the difference between adjacent building heights. Here, the third story contains a covered balcony with a corner column. At the fourth story, the balcony opens to the sky above. Figure 95: Examples of existing sign. Figure 96: Example of existing sign. 40 Definitions Architectural Scale: The size of a building relative to the buildings or elements around it. When the buildings in a neighborhood are about the same size and proportion, we say they are all “in scale”. Articulation: The giving of emphasis to architectural elements (like windows, balconies, entries etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller, identifiable pieces. Blank Wall: A portion of a building with no features in an area wider than 12’-0” or greater than 1/3 of the buildings overall width, whichever is smaller. Complementary/Compatible: Features that match the character, scale, pattern, function, or design quality of surrounding development. Features should relate through such features as building scale, proportion, setbacks, materials, roof forms, openings, site design, landscaping, and pedestrian orientation. Interval: The measure of articulation – the distance before architectural elements repeat. Habitable / Habitable Space: Space in a building designed and intended for living, sleeping, eating, cooking, working, meeting, recreation, or similar occupancy by people on a regular basis. Human Scale: The proportional relationship of buildings, spaces, and site elements to the size, perception, comfort, and experience of a person. Modulation: Measured and proportioned inflection of setback in a building’s face. Occupiable Space: Any enclosed or unenclosed area designed for human occupancy or use, including areas where persons may work, assemble, walk, sit, shop, eat, wait, recreate, or otherwise be present. Pedestrian Oriented: Designed to support pedestrian activity, safety, comfort, access, and visual interest. Pedestrian-oriented development, spaces, or features are arranged and detailed to accommodate people walking rather than primarily serving motor vehicles, and may include such elements as direct walkway connections, street-facing entrances, transparent windows, weather protection, pedestrian-scale lighting, seating, landscaping, and active ground-floor uses. Pedestrian Scale Lighting: Lighting designed and placed to illuminate sidewalks, paths, entries, plazas, and other pedestrian areas at a height, spacing, and intensity appropriate to pedestrian comfort, safety, and visibility. City of Arlington Council Agenda Bill Item: WS #4 Attachment D COUNCIL MEETING DATE: July 13, 2026 SUBJECT: Utility Extension Agreement for Harmony at Arlington LLC ATTACHMENTS: Utility Extension Agreement and Exhibits DEPARTMENT OF ORIGIN Public Works Department; Jim Kelly, Director EXPENDITURES REQUESTED: N/A BUDGET CATEGORY: BUDGETED AMOUNT: LEGAL REVIEW: DESCRIPTION: As part of the proposed development, Harmony at Arlington is required to extend water service to the furthest extremes of their property. The property owner and the city have come to an agreement to share the cost for the utility extension. HISTORY: Developers are, as per city code, required to extend water mains across the furthest extents of their property as condition of water service. The Harmony at Arlington development borders along the west side of SR-9 and borders along the south side of Portage Creek. Harmony also owns the parcel through which Portage Creek flows. The Harmony parcel through which Portage Creek flows is a critical area and will be dedicated to Arlington as part of this development. Per City code, Harmony must extend a 12-inch water main beneath Portage Creek and reconnect into the City water distribution system on the north side of Portage Creek. Due to the nature of the water main extension construction and permitting, the Water Utility agreed to share costs for this extension. This agreement outlines the terms for cost sharing in this project. ALTERNATIVES: Reject the Utility Extension agreement. Remand to staff for further instructions or negotiations. RECOMMENDED MOTION: Workshop; discussion only. At the July 20, 2026 Council meeting, the recommended motion will be, “I move to approve the Utility Extension Agreement and authorize the Mayor to sign it.” } UTILITY EXTENSION AGREEMENT THIS AGREEMENT is made and entered into this ___ day of July, 2026, by and between Harmony at Arlington, LLC, (hereinafter "Owner") and the CITY OF ARLINGTON, Washington (hereinafter "City"). WHEREAS, the Owner is the owner of certain Properties (the "Properties"), legally described as set forth on the attached Exhibit "A", incorporated herein by this reference, and Owner wishes to connect to the City's water utility system(s); and WHEREAS the Owner and the City wish to agree to the extension of utilities to the Owner, on certain terms and conditions, NOW, THEREFORE, for valuable consideration, the receipt of which is hereby acknowledged, it is agreed by and between the parties hereto as follows: 1.Title. The Owner warrants that the Owner is the owner of the Properties and is authorized to enter into this agreement. 2.Review. The City of Arlington has reviewed the Owner's proposed development, known as Harmony at Arlington, Said proposed development must comply with the City of Arlington land use code and development regulations, any deviations from these exhibits that are not approved by the City shall be considered a breach of this covenant and shall render this agreement null and void. 3. Extension Authorized on Certain Terms and Conditions. The Owner, as part of their proposed development, is required to extend water service to the furthest extremes of their property as required in Arlington Municipal Code (AMC) section 13.04.180(b)(2) - Engineering and design requirements. The location of this water main extension is depicted on a Water Main Location Map included herein as Exhibit B. Due to the extensive measures necessary for the construction of this extension, the City and the Owner have agreed to the following terms: a.The Owner shall pay the City the sum of $61,000.00 in lieu of extending the water line to the extremes of their property as required by AMC 13.04.180(b)(2). b.The Owner is providing design drawings prepared and stamped by a Professional Engineer for the required water main extension, incorporated herein as Exhibit C. The Owner and the Engineer of record shall have no further responsibility or liability regarding future modification, constructability, permitting or design of this plan. c.The above payment shall be payable to the City at the time the first water meter connection is requested in this development, or by December 31, 2026, whichever comes first. Water service will not be provided for this development until the full amount of the water extension in lieu payment is received. } 4. Construction. The City assumes full responsibility for the permitting and construction of this water main extension as depicted in Exhibit B. 5.Attorney's Fees. In any suit or action seeking to enforce any provision of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees and costs, in addition to any other remedy provided by law or this Agreement. 6.Amendment/Assignment. This Agreement may be amended or modified only by a written instrument executed by the Owner and the City. The Owner shall not assign this Agreement or sell or contract to sell all or any portion of the Properties prior to notifying the City in writing of such assignment or sale. 7. Severability. If any portion of any term or provision of this Agreement, or any action taken pursuant thereto or the application thereof shall, to any extent, be finally determined invalid or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall not be affected thereby, and each term and provision of this Agreement shall be valid and be enforced to the fullest extent permitted by law. 8.Governing Law. This Agreement shall be governed and construed in accordance with the laws of the State of Washington, and venue in connection with any legal proceeding affecting this Agreement shall lie in the Superior Court of the State of Washington for Snohomish County. DATED this _____ day of ____________, 2026. } EXHIBIT “A” (LEGAL DESCRIPTION OF PROPERTIES) } } EXHIBIT “B” (WATER MAIN EXTENSION MAP) Proposed Water Main Water Main Portage Creek Parcel 31051100400700 Assessor Parcel Le g e n d ± Aerial captured in 2024. This data is provided ‘as is’ without warranty of any kind. The entire risk as to the results and performance of the data is assumed by you. Should the data prove defective, you assume the entire cost of all necessary servicing, repair, or correction. These data and corresponding attributes are not to be used for design purposes. Further, the City of Arlington does not warrant, guarantee, or make any representations regarding the use of, or results from the use of the data in terms of correctness, accuracy, reliability, currentness, or otherwise; and you rely on the data and results solely at your own risk. There are known gaps and inaccuracies in the current data set and the provided information should be considered a draft and in-progress work. Washington State Law, Ch. 42.56 RCW, prohibits state and local agencies from providing access to lists of individuals intended for use for commercial purposes and thus, no commercial use may be made of any Data comprising lists of individuals contained herein. City of Arlington Exhibit B. Portage Creek Water Main Crossing 1 inch = 105 ft Scale:Waterlayouts/ HarmonyXing8.5x11_26 File: akc/lhb Cartographer: 4/6/2026 Date: New HDD 12" Installed Water Main 204TH ST NE SR 9 } EXHIBIT “C” (WATER MAIN EXTENSION CONSTRUCTION DRAWINGS) GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG oooooooooooo 24 " 8"3- 1 4 " 10 " 10 " 10 " 10 " 10 " 10 " 8" 8" 6" 12 " 12 " 12 " 14 " 14 " 14 " 14 " Tract 998 L2 L3 L4 L5 Lo t 3 Lo t 4 Lo t 5 Lo t 6 Lo t 7 Lo t 1 Lo t 2 Lo t 1 1 Lo t 1 2 Lo t 1 3 Lo t 8 Lo t 9 Lo t 1 0 Lot 26 Lot 25 Lot 24 Lot 23 Lot 22 Lot 20 Lot 19 Lot 18 Lot 17 Lot 16 Lot 15 Lot 27 Lot 35 Lot 28 Lot 36 Lot 29 Lot 37 Lot 30 Lot 31 Lot 32 Lot 33 Lot 34 Lot 54 Lot 43 Lot 44 Lot 45 Lot 46 Lot 39 Lot 47 Lot 40 Lot 48 Lot 41 Lot 42 Lot 38 Lot 50 Lot 49 Lot 55 Lot 53 Lot 52 Lot 51 Tract 997 Lot 14 Tract 99938,844 sf 5,912 sf 2,848 sf Tract 995 L15 L1 2 L11 L1 0 L9 L8 L7 L6 L13 Tr a c t 9 9 6 1,1 3 0 s f 7,597 sf 00 20 2 + 00 20 3 + 00 20 4 + 00 20 5 + 00 20 6 + 00 20 7 + 00 20 8 + 00 20 9 + 00 21 0 + 00 21 1 + 0016+ 0017+ 00 18 +00 19+ 00 20+ 00 21+ 00 9 + 00 10 + 00 11 + 00 2 +00 3 + 00 4 + 00 5 + 00 6 + 52 7 +SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 310511-003-032-00CTJ Investments LLC7419 204th St. NEArlington, WA 98223 310511-003-033-00MU & DJ Properties, LLC7415 204th St. NEArlington, WA 98223310511-003-042-00Taylor Union Hill LLC20724 S. Hazel Ave.Arlington, WA 98223 310511-003-041-00RPI Arlington, LLC7423 204th St. NEArlington, WA 98223 Bartell Drugs Starbucks Ex. 75' ROW Ex. 75' ROW Toe of Slope Toe of Slope Top of Slope 10' wide Utility StripEasement adjacent to theWesterly Right-of-wayMargin S.R. 9under A.G.N. 8304040029 Easement for underground natural gasover an existing line by documentrecorded under A.F.N. 1491152 Access to S.R. 9 restricted from Eastboundary of property by documentrecorded under A.F.N. 1140278 Toe of Slope Top of Slope To p o f S l o p e Top o f S l o p e Toe o f S l o p e To e o f S l o p e Toe o f S l o p e Top of Slope Top of Slope ExistingBridge Ex. 30' Sanitary Sewer Easementper A.F.N. 9110010458 Ex. 30' Ingress, Egress, Road &Utilities over, across and underby document recorded underA.F.N. 201405130529 Ex. 30' Ingress, Egress,Road & Utilities Easementper A.F.N. 8911200555 Ex. 30' Access Easementsby document recordedunder A.F.N. 201706300752 Ex. 10' Storm DrainageEasement per A.F.N.201803090557 Ex. 22' Storm Drainage Easementper A.F.N. 201803090557 Ex. 10' Side Sewer Easementby document recordedunder A.F.N. 201803090558 Ex. 10' Storm Drainage Easementper A.F.N. 201803090557 Top of Slope Toe of Slope Ex. 10' Strip Easement 5' on eachside of an Existing Electrical Facility.Recorded under A.F.N. 9401110058 Ex. 30' Access Easements bydocument recorded underA.F.N. 201706300752 Ex. 24' AccessEasements by documentrecorded under A.F.N.201706300752 75 . 0 0 ' State Route 9 West Aisle En t r a n c e Private Drive A Pri v a t e A l l e y Pr i v a t e A l l e y S 1/2, SE 1/4 Section 11 subjectto P.U.D. Easement recordedunder A.F.N. 1157911. Un-ableto read document; shown onBLA A.F.N. 201402215006 31 0 5 1 1 - 0 0 4 - 0 0 7 - 0 0 Tr a c t A 50 , 9 3 3 s f (t o b e d e d i c a t e d t o t h e Cit y o f A r l i n g t o n ) Tract D29,979 sf Tract C66,890 sf SD SD SD SD SD SD SDSD SD SD 25' Pavement 25' Pavement 20' Pavement Proposed Fire Hydrant Proposed Fire Hydrant Proposed Fire Hydrant 122122 12 2 12 2 122122 124 124 124 124 124 124 124 12 4 124 126 126 12 0 120 12 0 120 120 120 12 2 122 122 12 2 12 2 122 124 124 124 12 4 12 4 124 12612 6 126 126 128 128 12 8 13 0 5' Sidewalk 12 0 120 122 12 412 4 124 124 12 4124 12 6 126 126 126 12 8 128 128128 128 Ex. 15' permanent accesseasement per BSP recordedunder 202107165005 Ex. 15' cut & fill easement per BSPrecorded under 202107165005Ex. 12' temp. construction easement perBSP recorded under 202107165005 28' Pavement 13' Pavement 5' S i d e w a l k 13' Pavement Existing Fire Hydrant SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 6' Board Fence alongEast Property Line Split-RailFence Split-RailFence 40' Access Tract 29' ROW Dedication ROW Dedication: 11293.93 sq.ft SD 4" Red striping with stenciled red letters, "No Parking - Fire Lane" (typ) W W W W W W W W W W Contractor shall maintain access to all Businesses (Starbucks, Walgreens, Plumbing/Door Company,etc.) at all times or provide detour WW NOTE: The extension of the water line north fro m the Tee is independent and entirely separat e from the Harmony at Arlington Civil Permit. 6" High Pressure Gas Main. Contractor shall coordinate with Cascade Natural Gas before construction W W 198' Water to be bored from Valve bl o c k t o o u t s i d e o f S t r e a m B u f f e r Boundary Line Table Line # L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 Length 40.03 372.40 391.93 311.05 353.52 275.23 97.30 322.36 4.32 30.21 28.60 27.49 524.35 10.01 679.49 Direction N88° 37' 33"W N03° 42' 17"E S83° 25' 44"E S03° 22' 31"W N88° 37' 33"W S03° 42' 17"W N03° 42' 17"E S88° 37' 33"E S05° 25' 41"W S84° 33' 19"E N05° 26' 34"E S89° 15' 14"E N03° 22' 54"E S88° 19' 58"E S03° 22' 31"W Z: \ A b t a h i , S a e e d - - H a r m o n y V i l l a g e 2 0 4 t h A r l i n g t o n \ S h e e t s \ W 1 W a t e r S i t e P l a n . d w g 2/ 4 / 2 0 2 6 1 2 : 3 8 P M SHEET of SHEET of 22x34 18 8 2 0 T h i r d A v e n u e , N . E . Ar l i n g t o n , W A 9 8 2 2 3 36 0 - 6 5 2 - 9 7 2 7 c Co p y r i g h t 1 9 9 3 - 2 0 2 6 MA K I N G A " W A Y " O U T O F " N O W A Y " PR O J E C T L E A D : CH E C K E D B Y : DR A W N B Y : DA T E : RE V I S I O N 1 : RE V I S I O N 2 : RE V I S I O N 3 : RE V I S I O N 4 : AS - B U I L T : A PORTION OF SECTION 11, TOWNSHIP 31 NORTH, RANGE 5 EAST, W.M. ----Ma r c h X x , 2 0 2 5 Oc t o b e r 3 , 2 0 2 4 Mie r , A l e x Ty l e rMe r l e Ha r m o n y A t A r l i n g t o n 74 1 7 2 0 4 t h S t r e e t N E , A r l i n g t o n , W A 9 8 2 2 3 A P O R T I O N O F S E C T I O N 1 1 , T O W N S H I P 3 1 N O R T H , R A N G E 5 E A S T , W . M . WA T E R S I T E P L A N Ha r m o n y A t A r l i n g t o n L L C . 40 1 2 1 4 8 t h S t S E , P M B # 3 0 , M i l l C r e e k , W A 9 8 0 1 2 W3W1 PWD #3985 CALL AT LEAST 2 BUSINESS DAYS BEFORE YOU DIG1-800-424-5555 ENGINEER Sound Development Group, LLC.Jay Standish, PLSP.O. Box 1705 - 111 Cleveland Ave.,Suite 202Mt. Vernon, WA 98273360.404.2010 7417 204th Street NEArlington, WA 98223 Harmony at Arlington LLC.4012 148th St SE, PMB #30Mill Creek, WA 98012- Land Technologies, Inc.Tyler S. Foster, P.E.18820 3rd Ave NEArlington, WA 98223360.652.9727tyler@landtechway.com Land Technologies Inc.Merle Ash18820 3rd Ave. NEArlington, WA 98223360.652.9727merle@landtechway.com CERTIFIED EROSION CONTROL SPECIALIST BYK ConstructionAnna Hackett, CESCL#17ff3a77702 Metcalf St, Suite ASedro Wooley, WA 98284425.610.5059AnnaH@BYKconstruction.com CONTACT PERSON SURVEYOR OWNER SITE ADDRESS Slopes vary across the site. Slopes typically range from flat to 5%.Average slope is roughly 2%. Site slopes generally downward from the East to West. There are no indications of unstable slopes on the site. Slope analysis based on T.I.N. triangle slopes of the LiDAR surface: Range Area(sf) Percent 0% - 15% 190,958 sf 100.00% 15% - 20% 0 sf 0.00% 20% - 25% 0 sf 0.00% 25% - 33% 0 sf 0.00% 33% - 40% 0 sf 0.00% 40%+ 0 sf 0.00% Total = 190,958 sf 100.00% SLOPE ANALYSIS If at any time during construction archaeological resources are observed on the project site, work shall be temporarily suspended at the location of discovery and a professional archaeologist should document and assess the discovery. The Department of Archaeology and Historic preservation (DAHP) and all concerned tribes must be contracted for any issues involving Native American sites. If project activities expose human remains, either in the form of burials or isolated bones or teeth, or other mortuary items, work in that area must be stopped immediately. Local law enforcement, DAHP, and affected tribes must be immediately contacted. no additional excavation may be undertaken until a process has been agreed upon by these parties, and no exposed human remains may be left unattended. ARCHAEOLOGICAL RESOURCE DISCOVERY: 53726 1991GJC 00 40'80' Scale: 1"=40' VICINITY MAP SCALE 1"=2000' WATER SITE PLAN W. Jensen St. W. Marion St. 211th Pl. N . E . Ol y m p i c P l . N . E . 77 t h A v e . N . E . 74 t h A v e . N . E . 71 s t A v e . N . E . 204th St. N.E. 67t h A v e . N . E . St a t e R o u t e 9 Jense n F a r m L n . E. Highland Dr. Ha z e l S t . Oly m p i c P l . N . E . 11 14 SITE Sta t e R o u t e 9 Tax Parcel Numbers 310511-003-040-00, 310511-004-007-00Total Area 190,958 sf (4.38 ac)Existing Zoning CC-Commercial CorridorExisting Land Use VacantProposed Land Use Multi-Family Residential Townhouses Sewage Disposal: City Of ArlingtonWater District: City Of ArlingtonSchool District: Arlington District #16Fire District:North County Regional Fire AuthorityPost Office:ArlingtonElectric:Snohomish PUDPhone:ZiplyCable:ZiplyGas:Cascade Natural Gas LOCAL SERVICES PROJECT INFORMATION Low, Over 100 AQUIFER RECHARGE/ WELL HEAD PROTECTION Total Site Area 190,958 sf (4.38 ac) Land Disturbing Activity Conceptual Area of 146,070 sf (3.35 ac) Disturbance Site Grading Cut 0 cy Fill 8,989 cy LAND DISTURBING AREA Norma Loam; Hydrologic Soil Group: B/D Compact Fill Area to 95% Modified Proctor SOILS THIS PLAN SHEET HAS BEEN REVIEWED AND EVALUATED FOR GENERAL COMPLIANCEWITH THE CITY OF ARLINGTON CODES AND ORDINANCES. CONFORMANCE OF THEDESIGN WITH ALL APPLICABLE LAWS AND REGULATIONS IS THE FULL AND COMPLETERESPONSIBILITY OF THE LICENSED DESIGN ENGINEER WHOSE STAMP AND SIGNATUREAPPEAR ON THIS SHEET. ACKNOWLEDGMENT OF CONSTRUCTION DRAWING REVIEWDOES NOT IMPLY CITY APPROVAL FOR CONSTRUCTION ACTIVITIES THAT REQUIREDOTHER COUNTY, STATE OR FEDERAL PERMIT REVIEW AND APPROVAL. THE PROPERTYOWNER AND LICENSED DESIGN ENGINEER SHALL BE RESPONSIBLE FOR THEACQUISITION AND COMPLIANCE OF ALL APPLICABLE PERMITS AND/ORAUTHORIZATIONS WHICH MAY INCLUDE BUT ARE NOT LIMITED TO, WSDFW HYDRAULICPROJECT APPROVAL (HPA), WSDOE NOTICE OF INTENT (NOI), ARMY CORPS OFENGINEERS FILL PERMITS AND THE REQUIREMENTS OF THE ENDANGERED SPECIES ACT. BY:DATE: CONSTRUCTION DRAWING REVIEW ACKNOWLEDGEMENT THESE APPROVED CONSTRUCTION PLANS EXPIRE AFTER 18 MONTHS FROM THE DATESHOWN ABOVE OR UPON EXPIRATION OF PRELIMINARY PLAT OR SITE PLAN APPROVAL. DEVELOPMENT SERVICES MANAGER CITY OF ARLINGTON Harmony at Arlington LLC.4012 148th St SE, PMB #30Mill Creek, WA 98012---- APPLICANT COA 20.38.090 Notice to Future Owners.In order to mitigate impacts to the Arlington Airport, and to provide notice tofuture property owners, all property owners within the Airport ProtectionSub-districts A, B and C seeking a land use or building permit or under takingsubstantial reconstruction shall dedicate an avigation easement over theirproperty to the City of Arlington.In addition, language shall be placed on the face of all residential subdivisionswithin the Airport Protection District notifying owners or possible affects fromaviation activities.The language of the easement and notice shall be as provided by the Airport, asapproved by the City Attorney and recorded with Snohomish County. AIRPORT PROTECTION DISTRICT--SUB-DISTRICT C 1. Boundary and utilities are per NCS Surveying, LLC. Survey has beenmoved and rotated to State Plane coordinates by SoundDevelopment Group2. Existing contours are per Snohomish County Lidar Consortium. DATUM:NAVD 88 (NGVD 29 = NAVD 88-3.72) BENCHMARK:SNO. CO. CONTROL #3105J19TOP 3" BRASS DISK WITH PUNCH MARK IN CASE,DOWN 1.2'; IN TURN LANE CENTER 204TH ST. N.E., 150 FEET WEST OF S.R.9.ELEV. = 126.92 BASIS OF BEARINGS:ROTATED TO THE SOUTH LINE OF THE SOUTHWEST QUARTER N88-37-33 W PER SNOHOMISH COUNTY CONTROL HOLDING FOUNDMONUMENTS. TRACTS A AND B CITY OF ARLINGTON BOUNDARY LINE ADJUSTMENT2013-58, RECORDED UNDER RECORDING NUMBER 201402215006, ANDAS REVISED BY AFFIDAVIT OF CORRECTION RECORDED UNDERRECORDING NUMBERS 201404150636 AND 201411050281, RECORDS OFSNOHOMISH COUNTY, WASHINGTON, BEING A PORTION OF THESOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWESTQUARTER OF THE SOUTHEAST QUARTER OF SECTION 11, TOWNSHIP 31NORTH, RANGE 5 EAST OF THE W.M., IN SNOHOMISH COUNTY,WASHINGTON; NON-EXCLUSIVE EASEMENT FOR ACCESS AS MORE PARTICULARLY SETFORTH IN THAT DOCUMENT ENTITLED " RECIPROCAL ACCESS EASEMENT"RECORDED JUNE 20,2017 UNDER RECORDING NUMBER 201706300752 SITUATE IN THE CITY OF ARLINGTON, COUNTY OF SNOHOMISH, STATE OFWASHINGTON. SURVEY NOTES DATUM & BENCHMARK LEGAL DESCRIPTION LEGEND EXISTING POWER POLE EXISTING CONTOUR MAJOR EXISTING BUILDING PROPOSED PAVED AREA EXISTING PARCEL LINE EASEMENT LINE BUILDING SETBACK EXISTING R/W LINE PROJECT BOUNDARY ALLAN BLOCK WALL EXISTING STORMLINE X EXISTING FENCEPROPOSED CONTOUR MAJOR EXISTING CONTOUR MINOR PROPOSED CONTOUR MINOR SD SD PROPOSED R/W LINE ZONING LINE 1/4 SECTION LINE CLEARING LIMIT EXISTING PAVEMENT EXISTING WATERLINEWWW EXISTING SEWERLINESSSS PROPOSED SIDEWALK ACTIVE OPEN SPACE DESIGN SANITARY SEWER CLEAN-OUT EXISTING HYDRANT DESIGN/EXISTING WATER METER DESIGN/EXISTING TYPE 1 CATCH BASIN DESIGN TYPE 2 STORM MANHOLE DESIGN YARD DRAIN CLEAN-OUT SS PROPOSED SEWERLINE SD PROPOSED STORMLINE W PROPOSED WATERLINE Z: \ A b t a h i , S a e e d - - H a r m o n y V i l l a g e 2 0 4 t h A r l i n g t o n \ S h e e t s \ W 2 W a t e r C o n s t r u c t i o n N o t e s & D e t a i l s . d w g 2/ 4 / 2 0 2 6 1 2 : 3 8 P M SHEET of SHEET of 22x34 18 8 2 0 T h i r d A v e n u e , N . E . Ar l i n g t o n , W A 9 8 2 2 3 36 0 - 6 5 2 - 9 7 2 7 c Co p y r i g h t 1 9 9 3 - 2 0 2 5 MA K I N G A " W A Y " O U T O F " N O W A Y " PR O J E C T L E A D : CH E C K E D B Y : DR A W N B Y : DA T E : RE V I S I O N 1 : RE V I S I O N 2 : RE V I S I O N 3 : RE V I S I O N 4 : AS - B U I L T : A PORTION OF SECTION 11, TOWNSHIP 31 NORTH, RANGE 5 EAST, W.M. ----Ma r c h X x , 2 0 2 5 Oc t o b e r 3 , 2 0 2 4 Mie r , A l e x Ty l e rMe r l e Ha r m o n y A t A r l i n g t o n 74 1 7 2 0 4 t h S t r e e t N E , A r l i n g t o n , W A 9 8 2 2 3 A P O R T I O N O F S E C T I O N 1 1 , T O W N S H I P 3 1 N O R T H , R A N G E 5 E A S T , W . M . WA T E R C O N S T R U C T I O N N O T E S & D E T A I L S Ha r m o n y A t A r l i n g t o n L L C . 40 1 2 1 4 8 t h S t S E , P M B # 3 0 , M i l l C r e e k , W A 9 8 0 1 2 W3W2 PWD #3985 CALL AT LEAST 2 BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 53726 1991GJC THIS PLAN SHEET HAS BEEN REVIEWED AND APPROVED PER THE CONDITIONS ON THE TITLE SHEET. DEVELOPMENT SERVICES MANAGERBY: DATE:THIS APPROVAL VALID FOR 18 MONTHS CONSTRUCTION DRAWING APPROVAL 1. Arrange and attend a pre-construction meeting with City of Arlington staff, the on-site erosion control specialist, the design engineer, and owner. 2. Contractor shall have a copy of the City's design standards and all standard details on hand at all times. 3. Identify clearing limits as required with flagging and/or temporary orange construction fence. Locate tree protection fencing boundaries. 4. Grade and install construction entrance(s). 5. Place silt fence, straw bales, etc. as necessary to prevent sediment-laden runoff from leaving site. 6. Provide protection for existing offsite catch basins and other drainage facilities. 7. Clear any vegetation on site. Complete grading for Bore. Stockpile top soil for redistribution to minimize export. Reconstruct sediment-trapping measures as grading progresses. Relocate surface water controls and erosion control measures, or install new measures as site conditions change so as to maintain compliance with City of Arlington standards. 8. Excavate and install bore pit for future construction activities. 9. Install/maintain temporary sedimentation measures. 10. Install Water main via bore per contractor means and methods. 11. Install water appurtenances and inspection per COA Standards. Backfill when directed. 12. Final grade. 13. Remove any temporary sediment controls when permanent land cover is complete and erosion measures are in place and functional. Add topsoil to planting areas. Plant areas in accordance with landscape and wetland mitigation plans. 14. Remove remaining temporary erosion control measures when danger of erosion has passed and site is stabilized with final City of Arlington approval. 1. Approval of the Temporary Erosion/Sediment Control (TESC) plan does not constitute an approval of permanent road or storm drainage design. 2. A TESC plan meeting the DOE Storm Water Management Manual adopted by the City shall be submitted to the City for approval prior to any work on the site. An approved copy must be maintained on-site and be readily available to the City Inspector aT their request. 3. The TESC BMP's shown on the plan must be installed prior to all other clearing and grading activities, and in such a manner as to ensure that sediment-ladden water does not enter the drainage system, leave the site, or violate applicable water quality standards. maintenance, repalcement, and upgrading of the TESC plan is the responsibility of the Contractor until all construction is complete and approved by the City. 4. The boundaries of the clearing limits, shown on the TESC plan, shall be clearly fenced or flagged in the field prior to starting construction. No disturbance beyond the fenced or flagged clearing limits shall be permitted. The fencing and/or flagging shall be maintained by the Contractor for the duration of the construction project. 5. The TESC facilities shown on the plans are the minimum requirements for the anticipated site construction. During the construction period, these TESC facilities shall be upgraded and added to as needed, for unexpected storm events and to reflect changed conditions, as required by the City. 6. The Contractor shall provide the city a 24-hour emergency contact phone number of the Contractor's certified erosion control supervisor prior to starting construction. 7. The TESC facilities shall be inspected daily by the Contractor and maintained as necessary to ensure continued function and operation. 8. Between October 1 and April 30, disturbed areas that are to be left unworked for more than two (2) days shall be immediately covered by mulch, sod or plastic covering. between may 1 and September 30, disturbed areas that are to be left unworked for more than seven (7) days shall be immediately covered by seeding or other approved methods. 9. Sediment deposits shall be removed from all Catch Basins, Pre-treatment/sediment Pond, and sediment Traps upon reaching a depth of 12 inches. 10. Any permanent retention/detention facility used as a temporary settling basin shall be modified with the necessary erosion control measures, shall provide adequate storage capacity, and shall be cleaned out entirely once the site is stabilized. If the permanent facility is to ultimately function as an infiltration system, the facility shall not be used as a temporary settling basin. 11. Where seeding for temporary erosion control is required, fast germinating grasses shall be applied at an approximate rate of 120 lbs per acre. 12. Where straw mulch for temporary erosion control is required, it shall be applied at a minimum thickness of 3 inches, or 3,000 pounds per acre. 13. Soil stockpiles shall be stabilized within 24 hours. When actively working with the soil stockpile, stabilization BY GROUND COVER BMPS shall occur at the end of each work day. 14. Stabilized construction entrances shall be installed at the beginning of construction and maintained for the duration of the project. Additional measures may be required to insure that all paved areas are kept clean for the duration of the project. 15. Maintenance and repair of TESC facilities and structures shall be conducted immediately upon recognition of a problem or when the TESC measures become damaged. 16. Upon completion of the project, all bmp's shall be removed from the site and right of way. If bmp's are required to remain in place for further protection, arranements for removal shall be made with the city inspector. 17. The duff layer and native topsoil shall be retained in an undisturbed state to the maximum extend practicable. All areas subject to clearing and grading that will not be covered by impervious surface, incorporated into a drainage facility or engeineered as structural fill or slope shall, at the project completion, demonstrate the requirements established in T5.13 of the 2024 SMMWW post construction soil quality and depth. 1. All work and materials shall conform to the current edition of the City of Arlington Public Works Standards and Specifications, and the current edition of the Washington State Department of Transportation (WSDOT) Standard Specifications for road, bridge, and municipal construction. A copy of these documents shall be on site during construction. 2. It is the sole responsibility of the Developer/Contractor to obtain a grading permit, right-of-way permit, and utility permits, from the City. All required permits from other agencies must also be obtained by the Developer/Contractor. 3. Prior to any construction activity, the Developer/Contractor shall attend a pre-construction conference with the City. The Constractor shall schedule the pre-construction conference by calling (360) 403-3500. Prior to scheduling, the Contractor must submit and receive approval for the traffic control plan, city permits, temporary erosion and sediment control plan, performance bond, copy of other agency permits, a copy of the contractor's license, and proof of insurance coverage. 4. A copy of the approved construction plans must be on the job site when construction is in progress. 5. All site work shall be constructed in accordance with the approved plans. Any deviation from the approved plans will require prior approval from the Owner, the City Engineer, and other appropriate public agencies. 6. All of the locations of the existing utilities shown in the plans have been established by field survey or obtained from available records and shall therefore be considered approximate and not necessarily complete. It is the sole responsibility of the Contractor to independently verify the accuracy of all utility locations. 7. The Contractor shall locate and protect all castings and utilities during construction and shall contact the underground utilities locate service (1-800-424-5555 or 811) at least 48 hours prior to construction. 8. Inspection and acceptance of all work will be accomplished by representatives of the City of Arlington. it shall be the Contractor's responsibility to coordinate and schedule appropriate inspections, allowing proper advance notice. The Inspector may require removal and replacement of items that do not meet City Standards or were constructed without inspection. 9. The Contractor shall keep the on-site and off-site streets clean at all times by cleaning with a sweeping and/or vacuum truck. Washing of these streets will not be allowed without prior approval from the City Inspector. 10. The Contractor shall maintain two (2) sets of “as- built” plans showing all field changes and modifications. Immediately after construction completion, the Contractor shall deliver both copies of red-lined plans to the City. The City will forward one of the copies to the design Engineer. It is the responsibility of the contractor and construction manager to ensure that all conflicts between plan sets are identified and resolved prior to commencement of construction activities. CONSTRUCTION SEQUENCE CONTRACTOR NOTE: EROSION/SEDIMENTATION CONTROL NOTES: GENERAL NOTES Boundary Line Design Right-of-Way Line Existing Right-of-Way Line Design Major Contour Line Existing Major Contour Line Design Minor Contour Line Existing Minor Contour Line Phase Line Design Tract Line Design Lot line Existing Lot Line Design Easement Line Existing Easement Line Design Road Centerline Existing Road Centerline Site Benchmark Existing Benchmark Design Edge of Asphalt Existing Edge of Asphalt Design Sidewalk Existing Sidewalk Design Driveway Line/Hatch Existing Path Design Building Existing Building Design Building Setback Line Design Storm Drainage Line Existing Storm Drainage Line Design/Existing Type 1 Catch Basin Design/Existing Type 2 Catch Basin Design/Existing Storm Drain Clean-out Design Yard Drain Line Design Yard Drain Catch Basin Design Yard Drain Clean-out Design Shed Dispersion Design Drainage Basin Design Swale Line Existing Ditch line Design Sanitary Sewer Line Existing Sanitary Sewer Line Design/Existing Sanitary Sewer Manhole Design/Existing Sanitary Sewer Clean-out Design Sanitary Side Sewer Design Path Design Water Line Existing Water Line Design/Existing Water Hydrants Design/Existing Water Fittings Design Drainfield Design Fence Existing Fence Existing Wetland Line/Hatch Design Buffer Line/Hatch Existing Buffer Line/Hatch Existing Section Line Existing Section Symbol Existing Power Line Existing Power Symbol Existing Telephone Line Existing Telephone Symbol Existing Gas Line Existing Gas Symbol Existing Flow Path Existing Tree Drip Line Design Area of Disturbance Design Temporary Silt Fence Temporary Construction Entrance Existing Soil Log BMP Designations Designed Bio-Retention Cell Designed Bio-Retention Cell Lined Road Drain Dispersionw/100' Flow Path NGPA signs LEGEND SD SD SD SS SS SS YD SS OHP OHP T T T G G X X ### ### W W W X 1 2 3 RG-L RG 1. All work shall be in accordance with the approved plans and current edition of the city of ArlingtonStandards and Specifications. Any changes to the design require city approval. 2. All materials shall conform to the city standards and specifications and shall be approved by the cityprior to delivery to the job site. Material submittals are required and must be approved prior toscheduling a pre-construction conference. 3. Water mains shall be cement-lined ductile iron pipe class 52 unless otherwise approved by the city. 4. All service locations shall be field approved by the city prior to installation. 5. It is the contractor's responsibility to locate underground utilities by calling one-call underground utilitylocator (1-800-424-5555) 48 hours prior to construction. 6. Adequate trench sheeting and/or shoring shall be provided by the contractor as required by OSHAand WISHA. 7. The pipe shall be installed by following the finished grade profile wherever possible. The depth of covershall be typically 36 inches (3 feet), and may be up to 60 inches (5 feet) with the approval of the cityengineer. Water mains under the state (or county) highways shall meet the minimum cover depthsrequired by WSDOT (or Snohomish County). 8. Pipe joint deflections shall not exceed one-half of pipe manufacturer’s recommended maximumdeflections. Bends may be required to maintain proper water main alignment within easements orpublic right-of-way. 9. Water main shall not be placed under sidewalk, curbs, gutters, or any permanent structures without theprior approval of the city engineer. 10. No connection to the city water system is allowed until the new construction passes pressure and puritytests, and has been approved and accepted by the city. 11. Prior to making connections to the existing system, contractor shall field verify the location, depth andmaterial of existing water mains at the point of connection. 12. All water lines shall be a minimum of 10 feet horizontal clearance from sanitary sewers. When waterlines cross sewer lines, the minimum vertical clearance shall be 18 inches. 13. To fill the main for flushing, pressure and purity tests, the contractor is required to use an approvedmeter and DCVA. The hydrant shall remain in the full open position to prevent back-siphonage throughthe drain hole. After successful testing, the contractor will tie into the existing system, using disinfectedsleeves and spool pieces. 14. The contractor shall contact the city for valve operation. Only authorized representatives of the citycan operate valves in the city water system. 15. The contractor is hereby notified that, since filling and flushing will be done through a cross-connectioncontrol device, low velocity flows may be encountered. Therefore, every attempt shall be made tokeep the pipe clean during installation. this may include swabbing the pipe with chlorinated water. 16. The contractor shall perform temporary soil erosion and sedimentation control, dust control, noisecontrol, and traffic control as required by the city or other applicable agencies. 17. Cutting and patching of road ways shall conform to the requirements of the right-of-way permit of thecity or other applicable agency. 18. All in-line "Bell" pipe joints shall be restrained with field lock gaskets. 19. All fittings shall be restrained joints and have thrust blocking. CITY OF ARLINGTON WATER SYSTEM CONSTRUCTION NOTES: SCALE: Horz 1"=20' (2:1) Vert 1"=10'EAST WATER EXTENSION - PROFILE 105 110 120 130 140 105 110 120 130 140 0+00 1+00 2+00 2+68 12 5 . 1 2 12 5 . 1 3' min, 5' max Cover (typ) Profile follows pipe centerline. 3' min, 5' max Cover (typ) 198 LF 12"ID (14"DR 9 HDPE) Temporary Blow-Off per COA W-180 Surveyed OHWM 6' min Cover stream crossing (typ) 12"ID HDPE Water Main to be bored beneath stream. Means and Methods to be determined by contractor 12" HDPE Water Main to be bored beneath stream. Means and Methods to be determined by contractor Bore from Private Alley valve block to the north side of stream buffer GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG WWWWWWWWWWWWWWWWWWWWWW oooooooooooooooooooooooooooo 6" 12 " 12 " 14 " 14 " Lot 26 Lot 25 Lot 24 Tract 995 L15 L1 2 L11 L1 0 L13 7,597 sf 00 20 6 + 00 20 7 + 00 20 8 + 00 20 9 + 00 21 0 + 00 21 1 + 124 126 126 124 126 W W W W W W W W W W W W 12 1 L F 1 2 " D I Tee 1-12" DI Tee (MJxFLxFL) 3-12" Gate Valves (FLxMJ) Thrust Blocking (W-160) Private Alley 19+10 [95 Rt] WWWWW 199' Water Main to be bored beneath stream All necessary Easements to be obtained by City Contractor to locate gas main prior to construction Highway 9 75 ' R O W ( A l l n e c e s s a r y W S D O T RO W p e r m i t s s h a l l b e o b t a i n e d by C i t y o f A r l i n g t o n ) 12 6 126 12 8 128 13 0 132 Toe of Existing Slope 12 4 12412 4 124 124 124 12 4 12 4 12 412 4 126 126 12 6 126 126 12 6 128 128 130 198 LF 12" ID (14" DR 9 HDPE) WHDPE to Valve FL Connection Temp. Blow Off Valve OHWM Bore from Private Alley valve block to the north side of stream buffer Z: \ A b t a h i , S a e e d - - H a r m o n y V i l l a g e 2 0 4 t h A r l i n g t o n \ S h e e t s \ 1 W a t e r E x t e n s i o n P l a n a n d P r o f i l e . d w g 2/ 4 / 2 0 2 6 1 2 : 3 8 P M SHEET of SHEET of 22x34 18 8 2 0 T h i r d A v e n u e , N . E . Ar l i n g t o n , W A 9 8 2 2 3 36 0 - 6 5 2 - 9 7 2 7 c Co p y r i g h t 1 9 9 3 - 2 0 2 6 MA K I N G A " W A Y " O U T O F " N O W A Y " PR O J E C T L E A D : CH E C K E D B Y : DR A W N B Y : DA T E : RE V I S I O N 1 : RE V I S I O N 2 : RE V I S I O N 3 : RE V I S I O N 4 : AS - B U I L T : A PORTION OF SECTION 11, TOWNSHIP 31 NORTH, RANGE 5 EAST, W.M. ----Ma r c h X x , 2 0 2 5 Oc t o b e r 3 , 2 0 2 4 Mie r , A l e x Ty l e rMe r l e Ha r m o n y A t A r l i n g t o n 74 1 7 2 0 4 t h S t r e e t N E , A r l i n g t o n , W A 9 8 2 2 3 A P O R T I O N O F S E C T I O N 1 1 , T O W N S H I P 3 1 N O R T H , R A N G E 5 E A S T , W . M . WA T E R E X T E N S I O N P L A N A N D P R O F I L E Ha r m o n y A t A r l i n g t o n L L C . 40 1 2 1 4 8 t h S t S E , P M B # 3 0 , M i l l C r e e k , W A 9 8 0 1 2 W3W3 PWD #3985 CALL AT LEAST 2 BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 53726 1991GJC THIS PLAN SHEET HAS BEEN REVIEWED AND APPROVED PER THE CONDITIONS ON THE TITLE SHEET. DEVELOPMENT SERVICES MANAGERBY: DATE:THIS APPROVAL VALID FOR 18 MONTHS CONSTRUCTION DRAWING APPROVAL 00 20'40' Scale: 1"=20' NORTH WATER LINE PLAN City of Arlington Council Agenda Bill WS #5 Attachment July 13, 2026 188th Street & Smokey Point Boulevard Roundabout (RAB) Project; Change Order No. 3 - Adjusted 188th Roundabout Change Order #3A Public Works Department; Jim Kelly, Director EXPENDITURES REQUESTED: $132,172.49 + $34,793.83 = $166,966.32 BUDGET CATEGORY: Sewer Capital Improvement Fund BUDGETED AMOUNT: $ 750,000.00 (Sewer CIP) LEGAL REVIEW: DESCRIPTION: Adjustment to Change Order #3 to the 188th Street Roundabout Project for additional expense for sanitary sewer extension to Lift Station 6, correction of CCD-013.1 credit amount and adding sales tax . HISTORY: Public Works publicly bid the 188th Street & Smokey Point Boulevard Project in Fall 2025, the contract was awarded to SRV Construction Inc. Change Order #2 was issued to extend the 18-inch sewer main approximately 1,100-feet to Lift Station 6. During the extension, parts of the underlying old SR-99 concrete roadway collapsed and caused an increase in excavation, backfilling and surface restoration costs. To cover these additional costs, project Change Order #3 was issued and approved by City Council. After CO#3 approval, staff discovered two errors; a credit issued in Construction Change Directive 13.1 (CCD-013.1) included an incorrect quantity and Washington state sales tax was not included. This correction amends the approved amount of CO#3 by $34,793.83. All of the sewer costs will be paid for by the Sewer CIP fund, there is sufficient funding in the Sewer CIP fund to cover this change order. ALTERNATIVES: Remand to staff for additional information Workshop; discussion only. At the July 20, 2026 Council meeting, the recommended motion will be, “I move to approve the Contract Change Order No. 3A to the 188th Street & Smokey Point Boulevard Project and authorize the Mayor to sign it.” City of Arlington Council Agenda Bill WS #6 Attachment July 13, 2026 Police Department Quarterly Report Police Department Report Police Department; Jonathan Ventura, Chief EXPENDITURES REQUESTED: N/A BUDGET CATEGORY: N/A BUDGETED AMOUNT: LEGAL REVIEW: DESCRIPTION: ALTERNATIVES: 1 Staffing • Budgeted 43 FTEs for 2025/26 (36 Officers – 1 Limited Commission – 6 C ivilian) • 41 current FTEs (35 Officers – 1 Limited C ommission – 5 Civilian) • APD has 2 contracted employees (1-DV Coordinator / 1-LEESW) Update of Current Contracts • Current APOA CBA expires 12/31/202 6 • Current AFSCME CBA expires 12/31/2025 (*extended 1yr by MOU) Executive Summary – Highlights • In April APD welcomes lateral exceptional officer Abby McVay. She came to us from DOD Police (FLETC), Naval Radio Station Jim Creek. • Also in April, APOA Sponsors a blood drive in downtown Arlington! • APD temporarily reassigns several detectives to patrol to address staffing shortages. • Patrol Dog Oso passed on April 17, 2026. • Commander Gilbert works Saturday in Smokey Point for National Drug Takeback. • APD Releases its 2025 Annual Report! • Sgt. Kinney, Det. Koska, and Officers Heltne, Wallace, and Adrian conduct scenario-based integrating multiple disciplines and emphasizing de -escalation, defensive tactics, firearms, patrol tactics, and crisis intervention, we continue to strengthen our readiness and professionalism in the field. • Chief attends City Council Spring Retreat. • In May, APD and Starbucks partner for Coffee with Cops in Smokey Point and on 204th ! • APD partnered with AlliConnect, a wellness app that includes mental wellness exercises, mental wellness checks, and matching a therapist in as soon as two days. We were also awarded a wellness grant to complete a wellness room to Police Project Reports & Update 2nd Quarter 202 6 2 include massage chairs, sound and sensory reduction equipment, weighted blankets, yoga mats, and other calming tools to help reduce stress. • APD was awarded a $100,000 grant for the purchase of special traffic control barricades for use at large events such as street fairs to help prevent vehicles from mixing with people at sensitive location, whether accidental or intentional. • With the first farmers market of the season, APD hosted a bicycle rodeo at Legion Park. This was a great opportunity for us to connect with children and families in a positive, meaningful way while supporting a fun community event focused on health and safety. • From May 11 through May 17, communities across the nation recognize d National Police Week. • May was one of the hardest months many of us had ever experienced with the arrest of one of our officers for unfathomable crimes. We carried grief, embarrassment, frustration, shock, disappointment and ultimately anger. • At a time when many of us were already feeling worn down, this agency faced one of the most significant critical incidents in its history. Our officers were called to respond to an extraordinarily dangerous situation that resulted in an officer - involved shooting and an exchange of gunfire unlike anything many of us have experienced in our law enforcement careers. In that moment, the criticism, h eadlines, and online commentary did not matter. What mattered was protecting our community and protecting one another. And that is exactly what our staff did. From Sergeant Olson’s leadership and the officers on scene, to those who responded from home, covered calls, filled shifts, processed evidence, assisted victims, managed communications, and supported one another behind the scenes, every member of this orga nization stepped up. Patrol, supervisors, records, evidence, administrative staff, chaplaincy, peer support, and command staff all demonstrated the professionalism, courage, and commitment that define this department. • Special thanks to Sgt. Adkins, Sgt. Schander, Sgt. Pennington, SRO Bauer, and Officer Kidd-Zimmerman for participation in school tours gave students, families, and school staff an opportunity to interact with police personnel in a positive and approachable setting. These visits help young people better understand what we do, reduce barriers between law enforc ement and the community, and build trust early through education and conversation. That kind of outreach benefits the Police Department by strengthening long -term relationships, and it benefits the community by helping students feel more comfortable seekin g help and engaging with us. 3 • On Thursday, May 28, the Law Enforcement Torch Run for Special Olympics Washington made its way through Snohomish County, carrying the Flame of Hope in support of Special Olympics athletes and programs across the state. We are proud that the Arlington Police Department took part in this year’s run . This event is important because it reflects law enforcement’s longstanding commitment to inclusion, service, and support for athletes of all abilities. Funds raised through the Torch Run help support year-round sports training, competitions, leadership opportunities, and health services for thousands of Special Olympics Washington athletes. Our involvement benefits the Police Department by demonstrating our values in action, and it benefits the communi ty by supporting programs that empower, include, and uplift others. • In June we officially welcome our newest team members, Lateral Officer Mike Rizk, joining us from Lake Forest Park Police Department, Recruit Officer Tyler Kirby, joining us with a background in the fire service , and Lateral Officer Bailee Holland, who lives in Arlington but join s APD from Bothell Police Department. • We also want to recognize Officer Ambrose for doing an excellent job hosting and presenting at the well -attended BLEA graduation event here in Arlington. • Over the past four years, Officer Bauer has done an outstanding job serving as our School Resource Officer with the Arlington School District. His work has earned nothing but positive feedback, and for good reason. He has built strong relationships, represented this department with professionalism, and made a real difference for students, staff, and families throughout our community. We want to personally thank Officer Bauer for the amazing work he has done and for the example he has set. • On June 18th Commander Peter Barrett graduated from the FBI National Academy in Quantico, Virginia. R ecognized as the premier law enforcement leadership program in the world, this academy brings together top law enforcement professionals for an intensive 10 -week course of study. During the program, Commander Barrett completed graduate -level coursework in leadership, critical incident management, law enforcement wellness, communication, and community partnerships. He returns to Arlington with advanced training, new perspectives, an d valuable experience that will continue to benefit the department and the community we serve. ARLINGTON POLICE DEPARTMENT 2026 2nd Quarter Flock Report Warning 601 Ticket 69 *Generated a Report Device Count 27 Traffic (YTD)2024 2025 2026 Collisions* 351 304 305 Traffic Stops 1542 1459 709 Type Crime 2024 2025 2026 Assault 57 71 33 Order Violation 58 47 53 Robbery 5 3 4 Sex Offense 19 6 11 Arson 1 1 1 Vehicle Theft 48 26 12 Burglary 33 21 19 Fraud 51 45 46 Theft 156 143 108 Malicious Mischief 57 43 36 Weapon 13 9 6 Substance Abuse 47 53 24 DUI 63 74 45 Crimes that Generated a Case (Year-To-Date) Pe o p l e Pr o p e r t y So c i e t y Records 4th Q 1st Q 2nd Q Fingerprints 46 53 50 Records Request 321 399 303 CPL Applications 52 63 52 Device Count 21 Incident/Call Type 2ndQ 3rdQ 4thQ 1stQ 2ndQ 911 337 440 286 333 356 Abandoned Vehicle 64 57 60 37 36 Abuse of Person 4 1 2 4 1 Alarm 186 218 221 148 129 ALPR 5 13 6 4 1 Animal 141 163 94 98 161 Assault 45 53 34 24 24 Assist 255 264 238 255 255 ASW 7 3 10 1 4 Attempt to Contact 8 13 21 11 6 Attempt to Locate 1 1 5 0 4 Incidents: 911 calls & officer-initiated BHC 119 114 84 69 97 Calls for Service (CFS): 911 Calls Bomb 4 0 0 1 1 Cases:Require more documentation Burglary 11 14 18 11 9 Civil 144 188 138 135 172 Collision 142 165 170 125 179 CPS 17 4 8 8 7 Death 15 10 12 9 10 Disturbance 92 89 97 77 78 Dive 2 0 0 0 2 DUI 87 86 82 55 60 DV 103 83 66 72 97 Fireworks 12 69 12 8 16 Fraud 35 42 26 38 46 Harassment 19 20 20 22 18 Indecent Exposure 3 4 3 1 3 Malicious Mischief 33 40 34 20 31 Noise Complaint 62 57 51 50 62 Nuisance 149 133 102 87 86 Order Violation 32 31 30 35 31 Ordinance Violation 17 23 5 14 16 Paper Service 36 56 39 25 31 Parking 111 144 74 94 106 Person Lost/Found 37 34 27 21 27 Property Lost/Found 56 46 44 26 60 Public Assist 256 246 229 169 193 Pursuit 5 1 1 4 2 Robbery 1 2 1 1 3 RSO 14 22 8 22 19 Search Warrant 4 3 1 4 2 Security Check 373 271 211 129 116 Sex Offense 7 4 9 4 8 Shots Heard 3 5 2 4 3 Substance Abuse 95 56 41 20 42 Suicide 18 29 13 15 21 Suspicious 869 770 638 687 654 Theft 142 104 98 75 93 Threat 15 20 17 10 17 Traffic 774 541 583 607 538 Trespass 217 150 152 117 120 Vehicle Recovery 10 9 6 5 3 Vehicle Theft 14 13 15 6 13 Warrant 97 93 62 88 101 Weapon 11 13 10 7 10 Welfare Check 154 152 105 104 155In c i d e n t s A b o v e & B e l o w A v e r a g e f o r 2 0 2 6 2 n d Q D a r k e r B l u e = B e l o w D a r k e r R e d = A b o v e Ye a r t o D a t e T o t a l s 91 1 C a l l s f o r S e r v i c e b y T i m e - o f - D a y 2025 2026 13 , 2 3 2 12 , 6 8 6 9, 6 7 5 7, 9 8 1 7, 6 6 4 6, 6 4 1 1, 9 8 1 1, 7 0 6 1, 3 3 2 Officer Initiated 3,034 911 Calls 6,641 Ca l l s f o r Se r v i c e Ca s e s In c i d e n t s 500 600 700 800 Sun Mon Tue Wed Thur Fri Sat 911 CFS by Day-of-Week 50 150 250 350 1 3 5 7 9 11 13 15 17 19 21 23 2024 2025 2026 City of Arlington Council Agenda Bill WS #7 Attachment July 13, 2026 North County Regional Fire Authority 2026 Second Quarter Report Report will be handed out at workshop. North County Regional Fire Authority; Dave Kraski, Fire Chief EXPENDITURES REQUESTED: 0 BUDGET CATEGORY: N/A BUDGETED AMOUNT: LEGAL REVIEW: DESCRIPTION: ALTERNATIVES: Q2 2026 CITY OF ARLINGTON northcountyfireems.com UNIT DISPATCHES BY STATION STATION 46 - 928 STATION 48 - 1451 TRANSPORTS BY A47, M46, M48 613 TURN OUT TIME 90% - 2:44 Average - 1:30 Goal - 2:00 RESPONSE TIME EMS 90% - 9:22 Average - 5:58 Goal - 6:00 RESPONSE TIME FIRE 90% - 9:27 Average - 6:47 Goal - 10:00 Times calculated are for priority 1-3 incidents only Our standard is to meet the goal 50% of the time but always strive for 90%. A47 17.5% E46 13.4% M48 11.3% A99 10.3% M46 9.3% A90 8.2% M99 8.2% L48 6.2% A97 5.2% E99 5.2% Skagit Valley Hospital Providence Cascade Valley Hospital Other 0 100 200 300 400 500 600 329 454 528 4 Incidents Unit Responses CALL VOLUME BY STATION 0 500 1,000 1,500 2,000 Station 46 Station 48 Station 90 Station 92 Station 96 Station 97 Station 99 769 1,445 382 9 195 239 907 Q2 2026 NCRFA UNIT HOUR UTILIZATION TRANSPORTS MUTUAL AID GIVEN/RECEIVED TRANSPORT DESTINATIONS 1315131513151315