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HomeMy WebLinkAboutOrdinance No. 2017-021 Relating to Land Use and Zoning and Creating a New Chapter 20.110 of the Arlington Municipal Code ORDINANCE NO. 2017--021 AN ORDINANCE OF THE CITY OF ARLINGTON, WASHINGTON, RELATING TO LAND USE AND ZONING AND CREATING A NEW CHAPTER 20.110 OF THE ARLINGTON MUNICIPAL CODE WHEREAS, this is a non-project proposal adding a new chapter to the Arlington Municipal Code (AMC) to provide for the use of Mixed Use Development Regulations (MXD) in all new development that occurs within the designated overlay areas; and WHEREAS, by adoption of Ordinance No. 2016-022, the City established a Horizontal Mixed Use Overlay District to be applied upon all commercially zoned areas within the city; and WHEREAS, the MXD Overlay District will also be applied to the RMD and RHD residential zones along Smokey Point Boulevard from 174th PL NE to approximately 1941h PL NE; and WHEREAS, the establishment of the overlay districts was twofold, the first being to accommodate population absorption as required by the Growth Management Act in a planned manner. The second was to provide for the efficient use of property by requiring the mixed use of properties in a manner that allows for residential development to co-exist with commercial, retail and specific light manufacturing uses. This promotes the creation of attractive, sustainable neighborhoods which enable walkability and less automobile dependency; and WHEREAS, development typically occurs organically over long periods of time, hence the need for development regulations to ensure that the outcomes are predictable; and WHEREAS, Form Based Code (FBC) requires that "physical form" and not"land use" be the organizing principle as development occurs, thus allowing compatible uses to establish and function within the neighborhoods; and WHEREAS, the City of Arlington Planning Staff and Planning Commission have created Mixed Use Development Regulations (MXD Regulations) utilizing Form Based Code (FBC) as its organizing principle; and WHEREAS, the Development Regulations include a Regulating Plan (map) for each of the place types, and within each place type there are transect designations which regulate the form, type, dimension, height and orientation of the buildings being placed there; and WHEREAS, the MXD Regulations and Regulating Plans will ensure that there is uniformity of both current and future development through the use of Building Form Standards, Regulating Plans, Frontage Type Standards, Block, Street and Right of Way Standards, Civic/Open Space Standards, Parking Space Standards and Architectural and Building Type Standards; and ORDINANCE NO. 2017-021 1 WHEREAS, the Regulating Plan also identifies proposed roadways, alleyways, civic and open spaces; and WHEREAS, the MXD Regulations create "Place Types" and these place types will establish new neighborhoods which promote walkability, livability and the creation of a public realm which replicates the function and form of traditional neighborhoods; and WHEREAS, the Department of Community and Economic Development held six public outreach meetings to both inform the public regarding MXD Regulations and Form Based Code, and seek public input. These meetings were held in three separate locations and occurred on May 9, 23 and 24, 2017 and July 11, 25 and 26, 2017; and WHEREAS, the City of Arlington Planning Staff has reviewed the provisions of the MXD Regulations; and WHEREAS, the Arlington Planning Commission met to consider the staff report regarding the proposed amendment to the Arlington Municipal Code creating a new Chapter 20.110 at a workshop on November 7, 2017 and conducted a public hearing at the regular Planning Commission meeting on December 4 , 2017 ; and WHEREAS, the City Council was presented public comment, findings of fact and the Planning Commission recommendation of the proposed amendment on December 11, 2017 and on December 18, 2017 the City Council considered the entire record of the proposed amendments within this ordinance; and WHEREAS, following the same, the City Council deliberated on the proposed amendment and found that it promoted the health, safety and general welfare of the community and were in the best interest of the City and its citizens; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARLINGTON, WASHINGTON, DOES MAKE THE FOLLOWING FINDINGS: 1. Findings. The Arlington City Council finds that: a. The Mixed Use Development Regulations complies with and implements the following City of Arlington Comprehensive Plan, Goals and Policies: Overall Goals and Policies Goals: GO-1 Ensure City Goals and Policies are consistent with the Growth Management Act. GO-2 Continue to provide effective stewardship over the natural and built environments within the City, ensuring harmony between both environments through application of best ORDINANCE NO. 2017-021 2 practices techniques. GO-3 Work towards promoting and maintaining an urban environment within the City that enhances livability for its residents. GO-6 Preserve and promote Arlington's "small town"character Policies: PO-6.1 Site design and building architecture in residential and commercial development should be human-scaled (i.e. pedestrian friendly) and conducive to social interaction. PO-6.2 Residential plats (subdivisions) should be designed to encourage pedestrian activity through incorporation of amenities such as, but not limited to, sidewalks on both sides of the street, street furniture, street trees, and pedestrian paths connecting the plat to adjacent residential, commercial, educational, or recreational facilities. PO-6.4 Land-use developments should be conducive to social interaction. PO-6.5 Both publicly and privately owned civic spaces should be included in both commercial and residential neighborhoods to ensure adequate gathering places for residents. PO-6.6 Design Guidelines/Standards should be established, maintained, and enforced, in order to ensure that all new development both within the Private and Public Realms are in harmony with the desired character of each respective neighborhood subarea. PO-6.7 All land use decisions and other relevant City decisions will be reviewed against these goals and policies — including Countywide Planning Policies and Multi-County Planning Policies—to ensure internal and external consistency. Housing Goals and Policies Goals: GH-1 Diversify the City's housing stock Policies: PH-1.1 A variety of housing types and densities should be encouraged on lands with a residential land-use designation. PH-1.2 Detached Accessory Dwelling Units should be permissible in residential zones. PH-1.4 Adequate housing opportunities for residents with special housing needs should ORDINANCE NO. 2017-021 3 be provided within the City. PH-1.5 Different classes of group homes should be permissible in residential neighborhoods. PH-1.6 Pre-zoning designations within the City's unincorporated Urban Growth Area greater than fifty acres and slated for residential development should provide for a mix of housing: types and densities. Goals: GH-2 Ensure the development of new multi-family housing and small single-family units occur within close proximity to commercial areas within the City. Policies: PH-2.1 Multi-family housing should be located close to commercial and employment centers, transportation facilities, public services, schools, and park and recreation areas. PH-2.2 Cottage Housing should be incentivized in moderate and high density residential areas within the City. PH-2.3 Utilize Mixed—Use mechanisms to incentivize housing within close proximity to commercial uses. Goals: GH-3 Ensure stable residential neighborhoods through public investment in infrastructure and by preserving existing housing stock. Policies: PH-3.1 Funds should be adequately budgeted for periodic maintenance of existing infrastructure in residential neighborhoods throughout the City. PH-3.2 A long-term plan should be developed for bringing neighborhoods that lack adequate infrastructure up to the City's current streetscape standards. Goals: GH-4 Encourage the development of special needs housing within the City. Policies: ORDINANCE NO. 2017-021 4 PH-4.1 The City should support the development of housing for the elderly, handicapped, and other special needs populations through the allowance of mixed-use housing, group housing, and other housing types. PH-4.2 Senior housing should be located in close proximity to hospitals, public transportation routes, retail/service centers, and parks. Goals: GH-5 Ensure quality housing stock within the City. Policies: PH-5.1 The City should develop and maintain Development Design Guidelines/Standards that address aesthetic and environmental design issues for single-family and multi-family residential development PH-5.3 The City should promote the conservation of housing through investment in the infrastructure serving residential areas (storm drainage, street paving, and recreation). Goals: GH-6 Establish and maintain a streamlined permitting processing to help create predictability for customers. Policies: PH-6.1 The City should maintain streamlined permit processing procedures, centralized counter services, pre-application conferences, printed information summarizing permit approval requirements, standards and specifications, area-wide environmental assessments, concurrent permit and approval processing, permit and approval deadlines, and single hearings. Goals: GH-8 Promote and facilitate the provision of affordable housing in all areas and zoning districts of the City. Policies: PH-8.1 The City should work to ensure that housing options for low and moderate income households are: a) Dispersed throughout the City to discourage a disproportionate concentration of such housing in any one geographical area of the City. b) Are located near amenities such as commercial and employment areas, transportation facilities, and recreational opportunities. ORDINANCE NO. 2017-021 5 c) Are inclusive of a variety of housing types. PH-8.2 The City should continue to support and participate in regional housing cooperatives such as Snohomish County's Affordable Housing and other regional organizations that promote affordable housing. PH-8.3 The City should support and encourage private developers and organizations who seek to provide below-market housing units by utilizing various tools such as a) Allowing alternative development types (e.g. ADU's, Clusters, Cottage Housing, Small Lots, Zero Lot Lines, Bungalow Courts) b) Implementing regulatory tools (e.g., Inclusionary Zoning, SEPA Exemption, Flexible Development Standards, Performance Standards) c) Providing general incentives (e.g. density bonuses, parking reductions, permitting priority) d) Financial help (e.g. reduced permit and utility connection fees) e) Encouraging project level actions that help with affordability (affordability covenants). The City should provide criteria and process for ensuring that those units remain affordable over time. PH-8.4 As part of any rezone that increases residential capacity, the City should consider requiring a portion of units to be affordable to low and moderate income households. Land Use Goals and Policies Goals: GL-1 Work to ensure that the character and location of land uses optimize the economic benefit, enjoyment by residents, and protection of natural resources while minimizing the threat to health, safety and welfare posed by hazards, nuisances, incompatible land uses and environmental degradation through implementation of the following: a) Growth Management: Manage growth so that the delivery of public facilities and services will occur in a fiscally responsible manner to support development and redevelopment within the City. b) Economic Development: Attain the highest level of economic well-being possible for all citizens in Arlington through the achievement of a stable and diversified economy offering a wide variety of employment opportunities. c) Neighborhood Conservation: Achieve a well-balanced and well-organized ORDINANCE NO. 2017-021 6 combination of open space, commercial, industrial, recreation and public uses that are served by an efficient transportation network while protecting the fabric and character of residential neighborhoods. d) Environmental Preservation and Conservation: Through both preservation and conservation ensure the proper management of the natural environment and resources. Goals: GL-2 Preserve and promote a safe, clean and aesthetically pleasing living environment. Policies: PL-2.1 Storage of soil. Yard waste, refuse, machines and other equipment in rights-of- way and building setbacks should be prohibited. PL-2.2 Installation of curbs. Gutters, sidewalks, landscape strips, and vegetated LID facilities for all developments should be installed unless the permit-issuing authority makes specific findings that such improvements would not be consistent with these or other goals or policies. Curb cuts are permitted at bio-retention facilities to allow stormwater runoff to enter the facility. Goals: GL-4 Accommodate new development in a manner that supports a growth rate consistent with the goals of the State Growth Management Act but also preserves and enhances Arlington's quality of life, its natural environment, and its historical and cultural amenities. Policies: PL-4.3 The City should adopt and maintain development regulations that insure that growth is consistent with State laws and Community Vision. PL-4.8 The City should plan for a balanced mix of land uses based on land availability and the capacity to provide public services. GL-7 Encourage a mix of residential densities throughout the City. Policies: PL-7.1 All recommended changes in residential densities should be based on the following: a) The overall impact to surrounding properties; ORDINANCE NO. 2017-021 7 b) The general impact to the existing transportation network: c) The feasibility of the site and its situation for the proposed density: d) The availability/capacity of urban services such as water and sewer to serve the area; e) The vacant land supply within the City at the proposed density. PL-7.2 Higher density residential uses should be located around commercial areas. PL-7.3 Vertical and horizontal mixed use developments with residential components should be permissible in designated zones within the City. Goals: GL-9 Create pedestrian links between commercial and residential developments. Policies: PL-9.1 Where commercial and residential areas abut, new development proposals should include the design and construction of walkways and/or sidewalks to integrate and link commercial activities and other neighborhoods within the City. Goals: GL-10 Promote Neighborhood Commercial uses in appropriate places. GL-20 Minimize storm water runoff and urban drainage impacts by utilizing the natural drainage system where it is possible to do so without significantly altering the natural drainage ways. Policies: PL-20.1 The City should encourage the design of developments to use natural drainage patterns and incorporate means to entrap storm water and water pollutants before they are carried down slope or before they enter wetlands and/or other bodies of water. PL20.4 To minimize impacts on natural resources, the evaluation of Low Impact Development techniques should be evaluated as the preferred approach prior to implementing traditional stormwater treatment and flow controls. Goals: GL-21 Promote energy conservation by developing incentives and/or requirements for energy-saving transportation, land development patterns and practices, and building ORDINANCE NO. 2017-021 8 construction and operation methods and materials. Policies: PL-21.1 The City should encourage the development of paths and easements for non- motorized transportation to encourage pedestrian and bicycle use throughout the City. PL-21.3 Encourage development patterns that are based on a grid system to increase connectivity and reduce utility and transportation costs as well as energy consumption. Goals: GL-24 Promote equality in development between private and public lands. Policies: PL-24.1 Public and semi-public development should be held to the same development standards as private development. PL-24.2 New public/semi-public development proposals should include the design and construction of walkways and/or sidewalks to integrate and link commercial activities and other neighborhoods within the Urban Growth Area. Transportation Goals and Policies Goals: T-1 System Development: Plan, develop, and maintain a balanced transportation system for the efficient movement of people, goods, and services within the City and between the community and other activity centers in the region. Policies: PT-1.3 Ensure that safe, convenient, and efficient transportation facilities are provided for all residents of and visitors to the City. This will include improvements to existing facilities as well as extensions to serve growth areas. PT-1.4 Design the street system to enable walkability, encourage alternative modes of transportation and distribute traffic evenly throughout the City. Explore opportunities to improve the operational and energy efficiency of the existing system through investments in operations and system management. PT-1.9 Require developers to construct those streets directly serving new development and to pay a fair-share fee for specific off-site improvements necessary to mitigate any adverse impacts determined through the review to be created by the development. PT-2.0 Develop and implement a Complete Streets Program to ensure that all ORDINANCE NO. 2017-021 9 transportation projects include safe and appropriate facilities for pedestrians, bicyclists, transit users accommodating persons of all ages and abilities. This plan should also identify locations for park and ride facilities. Goals: T-2 Land Use Coordination: Ensure that road development meets the goals of the Transportation Plan and land-use identified in the City's current GMA Comprehensive Plan. Policies: PT-2.1 Coordinate land use proposals and density of development identified in the Land Use Element of the GMA Comprehensive Plan with transportation centers within the City to support and encourage the use of public transit. PT-2.2 Encourage land use patterns that facilitate multi-purpose trips and reduce the number and length of trips by single-occupancy vehicles. Goals: T-4 Consider the special needs of subarea transportation facilities including appearance and safety. Policies: PT-4.1 Improving the appearance of existing corridors should be a primary objective in designing and maintaining the street system in Arlington. Appropriate design standards, including landscape standards for the construction of new streets shall be maintained. PT-4.3 In order to preserve the character of neighborhoods, City Council may adopt reduced road standards for built neighborhoods, where necessary, for the provision of safer pedestrian or bicycle access. PT-4.7 Design standards should be established to consolidate the number and location of curb cuts on arterial streets. Curb cuts are permitted at bio retention facilities to allow stormwater runoff to enter the facility. PT-4.8 All developments in all zoning districts shall provide a sufficient number of parking spaces to accommodate the number of vehicles that ordinarily are likely to be attracted to the development. PT-4.10 Require new construction to include the construction of sidewalks, bicycle storage/parking facilities, and access to mass transit where possible and in proportion to the need generated by the proposal. ORDINANCE NO. 2017-021 10 PT-4.11 Sidewalks shall be at least five feet in width, on both sides of streets, and constructed according to specifications set forth in administrative policies. This does not apply to areas that are controlled by the Mixed Use Design Regulations and prescribed Frontage Types. PT-4.12 Encourage new development to provide pedestrian access from the development to schools, parks, playgrounds, or other roads or facilities if such access is not conveniently provided by sidewalks adjacent to the streets as required above. In such a case, the developer may be required to reserve an unobstructed easement of at least 10 feet in width to provide this access. PT-4.13 All public streets shall be constructed with curb, gutter, sidewalk, and landscape strips and street trees unless otherwise approved by city engineer due to site constraints or where the use of Low Impact Design(LID) storm water facilities are to be utilized. Non-Motorized Transportation Goals: T-5 Non-Motorized system development: Develop transportation strategies that encourage the use of pedestrian, bicycle, and mass transit facilities that will, among other things, conserve non-renewable energy sources. Policies: PT-5.1 Provide for safe and efficient movement of bicycles and pedestrians along streets and highways by constructing sidewalks and other footpath systems as well as bicycle paths. PT-5.2 Encourage the use of bicycles as a transportation alternative by providing bicycle lanes on arterial and collector streets. PT5.3 Traffic safety design techniques should be integrated into the street design to assist in safeguarding pedestrians, 194 and cyclists, particularly near schools, playgrounds, and at crosswalks. PT-5.5 Sidewalk improvements should be prioritized to first facilitate safe movement for elderly and handicapped persons between residences and shopping/social activity centers, and facilitate safe movement for children to and from school facilities and school bus stops. PT-5.7 Provide street lighting along sidewalks to encourage nighttime use and for safety. PT-5.8 Coordinate bicycle/pedestrian facility improvements, including the Centennial and Airport Trails, with neighboring jurisdictions to connect routes where possible. ORDINANCE NO. 2017-021 11 PT-5.9 Encourage private development to incorporate measures or facilities that encourage alternate modes of transportation, such as showers/dressing rooms, locker, and bike lockers. PT-5.13 Develop a bicycle commuter strategy, involve local users of all levels to define all needs. Update standards to improve bike safety and mobility. Goals: T-6 Transit system development: Support the use of transit and work with transit agencies to improve service in order to help reduce traffic. Policies: PT-6.6 Encourage and plan for "pedestrian scale" neighborhoods and centers to enhance access and mobility for public transportation users. Parks and Recreation Goals and Policies Goals: GP-1 Maintain and support existing and future recreational and cultural activities. Policies: PP-1.4 New residential development should be required to mitigate impacts to park, recreation, and open space through the dedication and improvement of properties for park and recreation uses, or where dedication is not feasible, payment of fee-in-lieu. PP-1.8 The City should identify desirable lands within its Urban Growth Area for parks, trails, or open space and pursue their acquisition through dedication and purchase. PP-1.12 New residential developments should provide adequate on-site park space or pay a fee-in-lieu. Goals: GP-4 Strive for geographic and demographic equity in the provision of parks and recreation facilities. Policies: PP-4.1 Each subarea within the City should have at least one community park. A neighborhood center park should be located within the Smokey Point neighborhood. The ORDINANCE NO. 2017-021 12 City should identify and pursue opportunities for new parks within areas that are added to the City's Urban Growth Area. Goals: GP-6 Provide for a trail system through the City and connecting to regional trails. Policies: PP-6.1 The City should try to achieve a continuous, connected system of parks and open space via trails. PP-6.2 Trails should be developed for the purpose of providing opportunity for non- motorized transportation, recreation, and education. Goals: GP-7 Develop park and trail design and development standards. Policies: PP-7.1 The City should establish park, trail, and open space design standards. PP-7.3 Maintain an up to date map of the local trail system that is easily accessible to the public to help encourage trail use. Economic Development Goals and Policies Goals: GE-I Promote a strong, diversified, and sustainable local and regional economy, while respecting the natural environment and preserving and enhancing the quality of life in the City. Policies: PE-1.1 The City should encourage a diversified and vibrant economy in order to facilitate high and stable rates of employment within the City. PE-1.2 The city should maintain a favorable business climate through consistent implementation of City regulations, a streamlined permit process, excellent customer service, and through other available means and mechanisms. PE-1.3 The City should work to insure there is always a more than adequate employment land base (both commercial and industrial) in order to maintain the City's desired high ORDINANCE NO. 2017-021 13 jobs/to housing ratio. PE-1.4 The City should work to ensure there is always an adequate retail sales base (i.e., commercial land base) in order to provide financial support to the services the City provides. PE-1.7 The City should provide a predictable development atmosphere through consistent application and interpretation of City regulations, and permit processing. PE-1.10 The amount and rate of land consumption for business, commercial and industrial uses should be monitored by the City. PE-1.12 The City should promote the viability of downtown as a commercial and social center with the goal of having other commercial areas dispersed amongst our neighborhoods so as to reduce traffic and air pollution. PE-1.13 The City should develop a strategy for Smokey Point so as to better compete with the potential commercial areas west of Interstate-5. Goals: GE-2 Provide an adequate job-producing land base to ensure an adequate number of jobs for citizens within the community and to aid the community in paying for infrastructure and services. Policies: PE-2.1 The City should work to ensure that the amount of land zoned for business and industrial use is adequate to meet 20-year employment forecast within the planning area boundaries. Goals: GE-4 Encourage active cooperation between the City and local businesses concerning economic development issues, particularly of those businesses that have specialized infrastructure, building design, transportation, and other needs. Policies: PE-4.3 Ensure that new commercial development incorporates site and building design features that accommodate alternate modes of transportation PE-4.6 The City should promote commercial development that facilitates pedestrian activity and is architecturally distinctive. Goals: ORDINANCE NO. 2017-021 14 GS-5 Manage stormwater pursuant to current standards, preserving and supplementing, as necessary, the natural drainage ways and other natural hydrologic systems to maintain runoff impacts from development. Policies: PS-5.7 The City should include Best Available Science/Best Management Practices in its stormwater strategy. PS-5.8 The City should utilize Low Impact Design standards that provide stormwater benefits and support naturally occurring functions simultaneously. NOW, THEREFORE, the City Council of the City of Arlington does hereby ordain as follows: Section 1. New Chapter Added (Mixed Use Development Regulations). Title 20 of the Arlington Municipal Code is hereby amended by the addition of a new chapter to be known and referred to as Chapter 20.110 Mixed Use Development Regulations, and reading as follows: See Attached Exhibit"A". Section 2. Ordinance to be transmitted to Department. Pursuant to RCW 36.70A.106 a copy of this Ordinance shall be transmitted to the Washington Department of Commerce as required by law. Section 3. Severability. If any provision, section, or part of this ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section 4. Effective Date. This ordinance or a summary thereof consisting of the title shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after publication. PASSED BY the City Council and APPROVED by the Mayor this 18 day of December 2017. CITY OF ARLINGTON 7,r)IZN, G� Barbara Tolbert, Mayor ORDINANCE NO. 2017-021 15 Attest: r tin Banfield, City Cl rk Approved as to form: —4 Q�� Steven J. P City A ey ORDINANCE NO. 2017-021 16 Mixed Use Development ulations • � 1 � 14 74 J t • ~� �l� � v- •�1��. • � lip ~ - - � � ��i Arlington Land Use Strategic Planning: A Place-Based Approach to Zoning The City's vision statement,written over twenty-five years ago remains Summary: Because of Arlington's proximity to population centers and the a guide for both our Comprehensive Plan and our Land Use Code: freeway,growth is inevitable, but not necessarily as a bedroom community.Arlington will strive to maintain a small city identity, a high "The City of Arlington is a community of vibrant businesses and a home for jobs-to-housing ratio, thriving commercial districts,safe neighborhoods, families that combines the best of sustainable development with the an expanding airport, a healthy hospital, a beautiful environment,great highest quality of life in the region. It is a place where the natural world is services, ample recreational opportunities, and a pride that most cities honored and respected while high value jobs and businesses are seldom experience. We want our caring community" encouraged to prosper. The City is recognized throughout the State as the best example of how to preserve the past in concert with preparing for the We are required by the State's Growth Management Act to plan for a change inherent in the future.As the vision evolves, the Arlington brand, twenty-year projected population increase.The number of people we or identity, becomes recognized for its unique ability to set the City apart will be welcoming to our City is provided by the State and by Snohomish as a model of civility and community harmony. County. The overall planning for this increase involves a long list of parts and of stakeholders; from transportation to parks and open space The Setting:Arlington is located where the north and south forks of the to housing. The single most impactful element of planning for the future Stillaguamish River join. The City's northern/northwestern edge overlooks lies in how we resolve the complicated issues of land use and the built the Stillaguamish River Valley,its eastern side looks toward the Cascade environment. foothills,and we border 1-5 on the west and Marysville on the south. The citizens of every city,town and community in the country desire a The Economy:Arlington's future depends on its economic base keeping livable environment for themselves and for those that follow. Our Vision pace with other development. Citizens thrive when jobs are available and Statement is a reflection of that desire. the necessary amenities are in place to improve their quality of life. To pay "In 2030,about half of the buildings in which Americans live,work, for this quality of life, our retail base must be secure and growing. It must and shop will have been built after 2000. While these projections also be able to pay for the infrastructure needed to fuel industrial growth. may seem overwhelming,they also demonstrate that nearly half of The Social Fabric: Citizens establish the City's values,sense of place, and what will be the built environment in 2030 doesn't even exist yet, quality of life. In return they need cultural opportunities, recreational giving the current generation a vital opportunity to reshape future activities, educational resources, and entertainment for a full life. development"'. Mobility: Ourgoal must be to provide mobility within the City and access The quality of places in which we live has an impact on all aspects of life. to our county,state and federal transportation systems. How well they are designed will influence how safe we feel,how easy it is to walk around,whether we have shops, community facilities and Housing:Arlington values its neighborhoods and hopes to pass on these schools nearby;whether our children have safe places to play. It will values as new developments are built. We recognize the need to provide also affect whether there is access to public transportation and a good housing for all income ranges. choice of homes in which to live. It is essential that the places we create and improve embody the principles of good urban design. 2 Good urban design is essential to deliver places which are sustainable employment,and recreational opportunities for a growing population across a range of criteria: places that create social,environmental and while at the same time preserving and expanding the unique places of economic value.Ensuring that places are well designed needs to be a Arlington. priority for everyone involved in shaping and maintaining the built environment. Arlington is known for its sense of"place". This sense is a combination 'Arthur C.Nelson; Brookings Institution of the caring nature of its people,and the quality of its downtown built environment. Looking ahead, our challenge will be to provide housing, 3 TABLE OF CONTENTS Chapter 20.110 -Mixed Use 20.110.012: Introduction 20.110.012 (a) Purpose 20.110.014 (g) Parking Standards 20.110.012 (b) Planning with Form Based Code 20.110.014 (h) Civic and Open Space Standards 20.110.012 (c) How to Use the Plan 20.110.014 (i) Landscaping, Fencing,and Screening Standards 20.110.012 (d) Place Types 20.110.014 (j) Low Impact Design Standards 20.110.012 (e) Transect Summary 20.110.014 (k) Outdoor Lighting Standards 20.110.012 (f) Plan Area 20.110.014 (1)Architectural Standards 20.110.012 (g) Overview of Existing Conditions 20.110.014 (m) Administration and Procedures 20.110.012 (h) Plan Preparation and Public Participation 20.110.014 (n)Application and Processing Procedures 20.110.012 (i) Goals 20.110.014 (o) Project Permit Review Procedures 20.110.014: Development Code 20.110.014 (p) Non-Conforming Conditions 20.110.014 (a)Authority and Purpose 20.110.016:Appendix (1) Conflicting Provisions 20.110.016 (a) General Definitions (2) Relationship to Other Regulations 20.110.016 (b) Definitions Specific to Permissible Uses (3) Severability 20.110.016 (c) Comprehensive Plan Goals and Policies 20.110.014 (b)Applicability of Standards versus Guidelines Achieved Through This Land Use Strategic Plan 20.110.014 (c) Place Types 20.110.018:Acknowledgements (1) Mixed Use Neighborhood Corridor 20.110.020: Public Participation Plan (2) Mixed Use Community Center (3) Mixed Use Village Center (4) Mixed Use Urban Center (S) Mixed Use Special District 20.110.014 (d) Frontage Types 20.110.014 (e) Building Types 20.110.014 (f) Block, Rights-of Way, and Thoroughfare Standards (1) Block Standards (2) Rights-of Way Standards (3) Thoroughfare Standards 4 20.110.012 INTRODUCTION 20.110.012(a) PURPOSE 20.110.012(b) PLANNING WITH FORM BASED CODE Under Washington law,local jurisdictions are allowed to define a vision Quality place making is a derivative of the concepts and tools contained for specific areas within their boundaries and apply regulations and in the alternative approach to conventional zoning called"Form Based guidelines for implementation of those visions. It can establish clear Code".These concepts reinforce walkable,sustainable mixed-use policies,implementation strategies,and design standards to guide environments and development that builds upon community character. public and private investment in a coordinated manner. This Strategic Plan uses the Form Based Coding approach to achieve the community's goals of sustainability and context sensitive,high-quality For the foreseeable future,Arlington's urban growth boundary will infill. remain fixed in its current configuration. The immediate effect of an inelastic City edge will be that projected population increases will be "Form-Based Codes foster predictable built results and a high- absorbed by in-filling,rather than expansion.To maintain the high- quality public realm by using physical form (rather than quality City that is described in the Vision Statement and separation of uses) as the organizing principle for the code.These Comprehensive Plan,the community will have to take a new look at codes are adopted into city or county law as regulations,not mere land use patterns and how it intends guide the built environment. guidelines.Form-Based Codes are an alternative to conventional Local development history has shown that conventional (Euclidean) zoning." zoning has not,and likely will not,provide a path from the vision,goals, — Form-Based Codes Institute and policies expressed in the Comprehensive Plan to the creation of Quality Places. An important aspect of this definition that differentiates Form Based Codes from conventional zoning is the phrase "by using physical form.' Mixed Use Development Regulations provides guidance for the creation This does not mean that use is not important,but instead of land use of quality places that will provide interesting,walkable neighborhoods, always being the organizing principle for the overall code,within the while preserving Arlington's small-town feel. It is intended to guide FBC elements of this Plan,the intended physical form,or characteristics initiatives that capitalize on the City's unique assets with the of desired place becomes the primary organizing principle. overarching goal of seamlessly accommodating growth.The Plan is designed to create centers of commercial and residential activity It is also important to note that while FBCs focus on an intended appropriate to local context and use intensities with a predictable built physical form,they also regulate use. FBCs often allow a range of uses form. In addition,the Plan provides options for developers that result that are carefully chosen to maximize compatibility between uses and the intended physical form of the specific neighborhood. in expedited,predictable outcomes. FBC components are integrated throughout this Plan.The following is an explanation of these components and where they are located in this Zoning Code. 5 1. Place Types provide the basic building form standards and list the allowed building types,sustainable features and permitted uses within a specific geographical area.See Section 20.110.014(c) 1-5 (Place Types). 2. Building types provide a fine level of detail about the appropriate massing and form of buildings within a Place Type. See Section 20.110.014(e) (Building Types). 3. Private frontage types provide detail on how a building relates to the street or public realm.See Section 20.110.014(d) (Private Frontage Types). 4.Thoroughfare types provide the components of a thoroughfare that can be used to create walkable streets that balance the needs of vehicles,pedestrians and bicyclists.See Section 20.110.014(0 (Block, Street,and Rights of way). 5. Civic spaces provide standards for a broad range of civic spaces and open space.A significant focus of the City's new and existing civic spaces will be the creative incorporation of public art.See Section 20.110.014(i) (Civic and Open Space). 20.110.012(c) HOW TO USE THE PLAN In graphic form,this Section illustrates the basic steps to follow in using this Form Based Code as a part of the regulations guiding development within the Mixed Use Overlay District.This is illustrative only and is not intended to set forth the administration and procedures which are described more fully in Section 20.110.014(k) (Administration and Procedures). 6 Quick Code Guide: Known; Location Looking For;Allowable Building Type 1 Look in the Regulating Plan for your parcel. Find the standard Building Type that most closely matches yours. Maps Section 20.110.014(e) 2 Note Place Type and Transect. Find the Building Type in the Transect Table. Regulating Plan 2 Table 20.110-1 Find your Place Type and Transect in Place Types. 3 Section 20.110.014(c) Find your Transects in the Place Type summary. 3 Table 20.110-2 4 Verify use in Permissible Use Table for your Place Type. Section 20.110.014(c) /I Locate the Place Type on the Regulating Map. 5 Comply with the standards specific to your Transect. Section 20.110.014(c) (1-5) 5 Verify use in Permissible Use Table for your Place Type. Section 20.110.014(c) 6 Comply with the standards specific to your Frontage Type. Section 20.110.014(d) 6 Comply with the standards specific to your Frontage Type. Comply with the Standards specific to your Building Type Section 20.110.014(d) 7 Section 20.110.014(e) 7 Follow any necessary procedures 8 Follow any necessary procedures Section 20.110.014(m) Section 20.110.014(m) 7 Transect Matrix: Allowed Building Types and Frontage Types Building Type T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2 Carriage House X Cottage Court X X Courtyard Building X X X X X X X X X Duplex-Vertical X X Flex Space X X X X X X X Live/Work X X X X X X Main Street Building X X X X X X Mid-Rise X X X X X Multi-Plex-Medium X X X Multi-Plex- Large X X X X Row House/Townhouse X X X X Stacked Flats X X X X X X 8 Frontage Type T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2 Common Yard X X Door Yard X X X X X Forecourt X X X X X X X X X Gallery X X X X X X Porch: Engaged X X X Porch: Projecting X X X Shop Front and Awning X X X X X X Stoop X X X X X X X Place Types and Transects T4-MS T4-Flex T4N-SV T4N-MV T5-MS T5-Flex T5N-LV T5N-MV SD-1 SD-2 Neighborhood Community Center X X X X Neighborhood Corridor X X X Neighborhood Village Center X X X X Urban Center X X X X Special District X X 9 20.110.012(d) PLACE TYPES Place Types are defined by their location and by their intensity of use. were created.Special District 1 contains primarily freeway oriented They are calibrated by their: commercial development. It is highly unlikely that residential development, other than vertical mixed use,will become a significant • Street Types, element of growth in this area. Special District 2 is located in an area • Block and Street Types, where residential use is prohibited,therefore its mix of uses will • Building Placement and Mass, exclude any residential component. In addition,there are three other • Frontage Types,and areas included in the Mixed Use Overlay,but are geographically too • Architectural Features. small to be assigned a Place Type. Growth in these areas will nonetheless be guided by a regulating plan. In Arlington's urban context, these Place Types and Special Districts articulate in detail the transition from more intense to less concentrated uses. Each Place Type contains its own unique combination of neighborhood use transitions.As a group,these four Place Types contain all of the commercial,residential, and civic space use intensities required for the next twenty years. Because Arlington is a small,urban edge city,the two least intense and c. ,;.t' E the one highest intensity transects are not applicable to our future built m o"N` 70%11 URBAN ro04F�`URBAN cam io form; at least not for now. Zone T3,translates into most of our existing neighborhood and municipal structure. Zone T4 splits into four use This transect describes six use intensities from natural to sub-urban to intensities; T4 Neighborhood Small Volume,T4 Neighborhood Medium urban core. Each level of use,or T-zone,has a unique built form, Volume,T4 Main Street,and T4 Flex.A mix of these four intensities is consistent with its use intensity and context. Some jurisdictions have applied to the Neighborhood Corridor, Neighborhood Community added sub-transects, some have modified their definitions,and some Center and Neighborhood Village Center.The TS Neighborhood Medium have labelled the intensities with their own vocabulary. By whatever Volume,TS Neighborhood Large Volume,TS Main Street and the TS method it is described,intensity of use is at the core of Place definition. Flex contained in the Urban Center provides the relatively high While transects can be used as a regional planning tool,it is uniquely intensities of use the City will need to accommodate our projected suited to describe the more geographically limited and more intense population and commercial growth.The Special Districts reflect areas urban environment. with limited or prohibited residential potential,and therefore will This Mixed Use Development Overlay Plan creates four"Place Type" follow other mixed use patterns,remaining within transect regulated overlay descriptions; Neighborhood Corridor, Neighborhood intensities. Community Center, Neighborhood Village Center and Urban Center. In In Section 20.110.014(c) that follows,the individual Place Types are addition, due to their unique development context,two Special Districts specifically located within the City. In Section 20.110.014(c),are the 10 sub-transects and definitions appropriate to each Place Type.The Pedestrian safety is greatest when vehicle speeds are low. On-street specific distribution of sub-transects within each Place Type is parking,trees,and other design elements are a buffer between accomplished with the Arlington Regulating Plan. The Regulating Plan pedestrians and traffic. Sidewalks are sized appropriately for the is essentially a fine grained zoning map combined with a street plan and number of walkers. Buildings meet the street in such a way to make the an open space plan,keyed to the Development Code's standards and "outdoor rooms"that are the mark of the best urban places. Building guidelines.The regulating plan accomplishes two tasks: facades are human scale,with frequent doorways and windows,and attractive details and ornament. • Based on existing context and projected need and markets,The A well designed neighborhood should be pedestrian friendly,but also Regulating Plan locates Place Type overlays to specific areas of the City,and accommodate bicyclists,transit riders, cars,and appropriate delivery and larger vehicles. Open space and buildings at human scale are an • The Regulating Plan assigns specific transect and sub-transect integral part of overall Place design. Density and land use will generally, intensities to individual streets and blocks within each located but not always,vary from the core to the edge of a neighborhood Place type. walkable area. In most of the Quality Places being created around the country, In the sections that follow,the built environment will be calibrated for walkability and pedestrian friendliness are basic design criteria.The each of the four Place Types,based on their unique physical and four Arlington Place types all share these features,but in different geographical contexts and their projected use intensities. contexts and with different forms.All four have clearly defined centers and edges. Centers are street intersections in some cases,and parks in others. Edges are defined by either a standard walkable 1/4 mile,or an elongated 1/z mile "pedestrian shed".As they grow,some of the smaller Places will overlap others and may at some time in the future become combined to create Places of more intense uses and built forms.Areas that are initially defined as corridors will eventually become a linear series of smaller walkable neighborhoods. A pedestrian shed is the basic building block of walkable neighborhoods.A ped shed is the area encompassed by the walking distance from a neighborhood center. Ped sheds are often defined as the area covered by a 5-minute walk(about 0.25 miles, 1,320 feet, or 400 meters).They may be drawn as perfect circles,but in practice ped sheds have irregular shapes because they cover the actual distance walked, not the linear (aerial) distance.A synonym for ped shed is walkable catchment. 11 20.110.012(e) TRANSECT SUMMARY I LILA' TiS .•S ' - l Zone-T4 Neighborhood Small Volume Zone- T4 Main Street Desired Form Detached or Attached Desired Form Narrow to Medium Lot Widths Detached or Attached Small to Medium Footprint Small to Medium Footprint Build at or Close to ROW Simple Wall Plane along Street Small to No Setbacks Building at or Near the ROW Up to2Stories Small to No Side Setbacks Elevated Ground Floor Primarily with Stoops and Porches Up to 4 Stories Diverse Mix of Frontages General Use Primarily residential with smaller neighborhood-supporting uses in General Use ancillary buildings and existing corner store buildings. Primarily ground floor commercial uses with a mix of commercial and residential uses on the floor above. Intent To provide a variety of urban housing choices, in small to medium Intent footprint, medium to high density building types, which reinforce the To provide a focal point for neighborhoods that accommodates walkable nature of the neighborhood, support local serving retail and primarily local serving retail,service,and residential uses in compact, service uses adjacent to this zone, and support public transportation walkable urban form. alternatives. 12 9 � - ♦ r� � .� I' III y l Zone-T4 Neighborhood Medium Volume Zone-T4 Flex Desired Form Desired Form Detached Attached Small to Medium Lot Width Small to Large Footprint Medium Footprint Simple Wall Plane along Street Small to Medium Front Setback Building at ROW Small to Medium Side Setbacks Small to No Side Setbacks Up to 3 Stories Diverse Mix of Frontages Elevated Ground Floor First Floor Flush with Sidewalk Primarily with Stoops and Porches Up to 3 Stories General Use General Use Primarily residential with smaller local serving uses in ancillary Vertical and horizontal mixed use: retail, commercial, and residential buildings. uses on any floor. Ideal location for live/work conditions. Intent Intent To provide a variety of housing choices, in medium footprint, medium To provide an urban form that can accommodate a very diverse range of density building types, which reinforces the walkable nature of the uses, including some light industrial to reinforce walkable neighborhood, support local serving commercial adjacent to this zone neighborhoods and to provide a mix of uses on the ground floor, and support public transportation. including residential, thus enabling the retail and service sectors to mature over time,while still allowing occupancy. 13 VOL*ONE" m J m - s \ Zone-T5 Neighborhood Large Volume Zone-T5 Flex Desired Form Desired Form Attached Attached Medium to Large Footprint Medium to Large Footprint Simple Wall Plane along Street Simple Wall Plane along Street Building at ROW Building at ROW No Side Setbacks Small to No Side Setbacks Diverse Mix of Frontages Diverse Mix of Frontages Up to 4 Stories First Floor Flush with Sidewalk Up to 4 Stories General Use Vertical and horizontal mixed use; retail, commercial, and residential General Use uses on any floor. Ideal for live/work conditions. Vertical and horizontal mixed use: retail, commercial, and residential uses on any floor. Ideal for live/work conditions. Intent To provide an urban form that can accommodate a very diverse range of Intent uses, including some light industrial to reinforce walkable To provide an urban form that can accommodate a very diverse range of neighborhoods and to provide a mix of uses on the ground floor. uses, including some light industrial to reinforce walkable neighborhoods and to provide a mix of uses on the ground floor, including residential, thus enabling the retail and service sectors to mature over time,while still allowing occupancy. 14 3 � GG ■ GG GG Yd : 1� �*� , .,�, � F Zone-T5 Main Street Zone-T5 Neighborhood Medium Volume Desired Form Desired Form Attached Attached or Detached Small to Large Footprint Small to Large Footprint Simple Wall Plane along Street Simple Wall Plane along Street Building at ROW Building At or Close to ROW Small to No Side Setbacks Small to No Side Setback Diverse Mix of Frontages Up to 4 Stories First Floor Flush with Sidewalk Diverse Mix of Frontages Up to 5 Stories General Use General Use A diverse mix of residential building types, general retail, and small to Vertical and horizontal mixed use: retail, commercial, and residential medium sized local and community supporting services and commercial uses on any floor. Ideal location for live/work conditions. uses. Intent Intent To provide an urban form that can accommodate a very diverse range of To provide a variety of urban housing choices, in small to medium uses, including some light industrial to reinforce walkable footprint, medium to high density building types, which reinforce the neighborhoods and to provide a mix of uses on the ground floor, neighborhood's walkable nature, support local and community serving including residential, thus enabling the retail and service sectors to retail and service uses adjacent to this zone, and support multi-model mature over time,while still allowing occupancy. transportation. 15 1� c Zone-Special District-1 Zone-Special District-2 Desired Form Desired Form Mix of Commercial Style Buildings Mix of Commercial Style Buildings Medium to Large Volume Massing Medium Volume Massing Small to Medium Setbacks Building At or Close to ROW Larger Parking Areas Behind Buildings Small to No Side Setbacks Up to 5 Stories Parking Primarily Behind Buildings Ground Level First Floors Up to 4 Stories Primarily Storefront Entries Ground Level First Floors Primarily Storefront Entries General Use General Use Primarily a mix of freeway related, auto-oriented commercial activity, To provide a mix of non-residential commercial uses compatible with generally fuel sales,restaurants,motels,and travel centers. adjacent mixed use residential to the West and Business Park development to the North and East. Intent To provide for commercial development consistent with existing context. Intent Topography, floodplain and floodway regulations will likely limit Special District-2 is totally contained on Airport property. As such, it is development to larger scale commercial operations which are directly subject to several layers of Federal Regulations.To prevent the potential related to freeway visibility with easy access to interstate and for incompatible land uses adjacent to airports, these regulations international highway networks. prohibit the inclusion of residential units on Airport property. This area is ideally suited for a mix of commercial activity that is appropriate to the intensities of adjoining development. 16 20.110.012(f) THE PLAN AREA The Place Types which are specifically allocated are all contained within the existing Arlington city limits,primarily within highway commercial land use zones.There are four major Mixed Use focus areas,each with its own configuration,size,and unique use intensity combinations. There are also two Special Districts: Special District-1 contains primarily freeway oriented commercial development; Special District-2 is located in an area where residential use is prohibited,therefore its mix of uses will exclude any residential component. In addition,there are three other areas included in the Mixed Use Overlay,but are geographically too small to be assigned a Place Type. Growth in these areas will nonetheless be guided by a regulating plan. Figure 20.110-A (below) shows the location of the Place types,Special Districts,and the areas too small for Place Types. 17 Figure 20.110-A I Cih�of Arlington Regulating Plan J Place Types ,5 Legend r { r 0 Existing Mixed Use Proposed Mixed Use IJ / Mixed Use Place Type J- Community Center Hans Neighborhood Corridor - Special District _ x -Urban Center Pa1w Village Center State Highway 3 State Route 11 msr x 0 Arlington N F Aerial Hawn in 2015 No ann;a, 1u.Li.w date: ' 91212017 Regulating%ces_ttx17_17 kdh 7.rYv�~.ri.�.• 18 20.110.012(g) OVERVIEW OF EXISTING CONDITIONS The regulations that follow reflect planning for a twenty-year economic and population growth molded primarily by the Vision, Goals, and During the 2015 Comprehensive Plan update process,it became policies of the 2015 Arlington Comprehensive Plan. apparent that to accommodate the twenty-year projected population increase, one of two planning regimes had to be followed. The first was to increase residential buildable land by simply expanding the City's 20.110.012(h) PLAN PREPARATION AND PUBLIC PARTICIPATION boundaries.The second involved re-defining commercially zoned By February of 2016,work had begun on adjustments to the 2015 permissible uses to provide for both commercial and residential growth. Comprehensive Plan Update to redraft population absorption strategies The City is required to accommodate approximately 3,000 residential units within the next twenty years. Currently the land zoned for and rework a few sections based on Department of Commerce and residential development will provide just over 300 units.There needed Puget Sound Regional Council feedback on the original document.The to be a plan to account for this shortfall. City was considering an ordinance to extend mixed use zoning from Old Having to meet a variety of conditions,the City selected the second Town to include all commercially zoned property within its UGA. option. Clearly, for this option to be viable,some alternate regulatory Recognizing that community input would play a significant role in the plan for the uses of commercial property needed to be established.To definition of these extended mixed use zones,the Department of enable this option,the City subsequently adopted a mixed use overlay Community Development,along with the Planning Commission formed that included all the commercial property within its UGA. Computer a focus group to provide guidance for the formulation of the standards modeling showed that the application of mixed uses to most of the that would regulate these new areas. commercial areas of the City would adequately accommodate both the The focus group was composed of community leaders from a diverse projected population growth as well as the supporting commercial cross section of the private sector,along with City Council members and activity. Planning Commissioners with support from Community Development The eventual built form of population absorption by in-filling has shown staff. The group was charged with providing guidance and feedback for to be unpredictable without design standards organized around some the regulation regime and the public outreach program that would unifying principle.This Mixed Use Development Regulations ultimately determine the effectiveness and future livability of the mixed incorporates many of the planning and design concepts contained in use areas. Form Based Code. The focus group meet weekly for eighteen months. Initially,each Typically, in the development of a Form Based Code,careful meeting was structured in two parts; on-line planning courses with a consideration is given to existing conditions. Topography,existing focus on Form Based Code,followed by a discussion of the tools and building typology,thoroughfare standards,and civic spaces are thoroughly and systematically analyzed to enable the coding of the processes of FBC and how they might be applied to the new mixed use contextual DIVA of each affected neighborhood.With few exceptions,the areas. commercial areas of Arlington which are contained within the Mixed As sections of the draft Form Based Code were developed,the focus Use Overlay are either undeveloped or significantly underdeveloped. group provided comments and their suggestions for improvements. Lacking essential neighborhood context,the City had to look elsewhere This feedback became an instrumental part of the editing and updating for guidance in the formulation of Arlington's future built environment. process.As this process was nearing its conclusion,the focus group was asked to assist with the development of an outreach program to take the 19 draft FBC regulations out to the community for public feedback. The bicycle,and pedestrian connectivity in our proposed mixed use details of the outreach plan that was formulated with focus group neighborhoods are addressed by this urban form development code. feedback are in the appendix. Three outreach sessions were held in May of 2017 in various locations in the City,and another three sessions were held in July. In each session, 20.110.014 DEVELOPMENT CODE there was a presentation of the plan for mixed use development, followed by discussion with participants.Contact information was 20.110.014(a)AUTHORITY AND PURPOSE obtained for future feedback opportunities. This code protects and promotes the public health,comfort,safety, convenience,and general welfare of the community and implements the 20.110.012(i) GOALS Arlington Comprehensive plan. Parcels that are subject to regulations of both a specific local Place Type Arlington's Comprehensive Plan divides the City into twelve sub-areas. as contained in this Mixed Use Overlay Plan and of its underlying land Each of these sub-areas has a unique built environment,a unique mix of use zone may be developed using the regulations of either set,but not a uses,a unique topography,or a combination of all three.As the City mixture of the two. Examples of areas where the Overlay Plan is an grows and develops,some of these areas will remain relatively stable option include the Village Center at Kent Prairie,the Neighborhood and some will transition into new looks and new uses. Arlington is Corridor along Smokey Point Boulevard,the Urban Center in the going to grow;that's not optional for any Washington city.The City will Smokey Point commercial area,and the Community Center at Highway need to provide a place for young people entering the labor market,in- 9 and 172na. migration of established workers and their families,and homes for a These two sets of regulations represent significantly different rapidly increasing retired population. 7,000 people are coming. The approaches to the challenges presented with population absorption by quality of the Places created for them will directly affect their lives and in-filling.The underlying"by right"regulations are use based and the lives of people already here. Most of the growth,both in people and depend on design guidelines rather than standards to determine the in commerce will happen in the transitional neighborhood sub areas. eventual built form. This combination rarely produces predictable These are the places detailed in the Regulating Plan. outcomes for either the developer or for the City.Applications based on For the purposes of creating a vision of mixed uses within a design the underlying zoning will follow the administrative processes and based context,these transitional neighborhoods need to be the regulations described in the relevant portions of Title 20 of the fundamental unit of city wide planning. Neighborhoods should be places Arlington Municipal Code. In particular,subdivisions will follow the where people can live,work,shop,and recreate.Their buildings,streets, regulations contained in Section 20.16.300 (Major and Short public and private places need to relate well to one another by plan,not Subdivisions). Section 20.16.350 (Binding Site Plans)will not be by accident.These neighborhoods should be sized so that an average available for development governed by the underlying zoning person can walk from its center to its fringe in five to ten minutes. regulations. Thoroughfare network connectivity is perhaps the single most This Overlay Plan is form based,with specific textual and graphic important element of sustainably-built cities. The thoroughfare descriptions for the desired outcome,along with administrative network is simply the system of streets,alleys,walkways and trails in an procedures that represent significant time savings along with a more area. Connectivity refers to the directness of travel routes and the predictable review process.The provisions of this Overlay Plan will number of alternate routes between any two locations.Vehicular, regulate development in the Mixed Use Overlay District when the 20 Overlay Plan option is chosen. In the event of conflict between the 20.110.014(b) APPLICABILITY OF STANDARDS VERSUS Overlay Plan and the underlying zoning,the provisions of the Overlay GUIDELINES Plan shall control.The choice of either the regulations contained in the Overlay Plan or of the underlying zoning shall be made by the owner of 1. Standards are mandatory requirements which are enforced the property,an authorized agent of the owner,a person acting in by terms such as "shall" or"will". compliance with a purchase contract or other written consent and shall 2. Gudelines are suggested or encouraged but are not explicitly mandatory. However,their intent represents an objective follow the land. for development and as such they are intended to be 1. Conflicting Provisions followed in spirit if not literally. Thus guidelines leave If any provision of this Overlay Plan contains an actual,implied, flexibility for design creativity to meet the intent of the or apparent conflict with another provision of this Overlay plan, guideline and are promulgated by terms such as "should" or the more restrictive provision controls. "may". 2. Relationship to Other Regulations 3. The existing development regulations of the City of a.Where conditions,standards,or requirements imposed by any Arlington shall continue to be applicable to areas and/or provision of this Overlay Plan are either more restrictive or less restrictive than the standard imposed by any other statute,law, zones not covered by this Overlay Plan. ordinance,regulation,license,or permit,the most restrictive of 4. Capitalized items used throughout this Plan are defined in any such standards control. sections 3.1 General Definitions,and 3.2 Definitions Specific b.Whenever a provision of this Overly Plan refers to any other to Permitted Uses. part of the Arlington Municipal Code or to other law,the 5. Maps and charts accompanying this Plan are specifically reference applies to any subsequent amendment of that law. incorporated by reference herein. 3. Severability If any section,paragraph,subdivision,clause,sentence,or provision of this Overly Plan is adjudged by any court of competent jurisdiction to be invalid,that judgement does not affect,impair,invalidate, or nullify the remainder of this Overlay Plan.The effect of the judgement is confined to the section, paragraph,subdivision,and clause.Sentence,or provision specifically addressed in the controversy in which the judgement or decree was made. 21 2O.11O.O14(c) (1) Place Types Place Type: Mixed Use Neighborhood Corridor Location: Smokey Point Boulevard- 173rd Street to 200th Street Use Intensity Transects: T4 Main Street(T4-MS),T4 Flex (T4-F),T4 Neighborhood Small Volume (T4N-SV),T4 Neighborhood Medium Volume (T4N-MV) T4-MS T4-F Intent: Intent: To provide a vibrant main street mixed use residential and commercial To provide an appropriate transition from a neighborhood main street environment that serves as the focal point for the surrounding environment into the residential areas,and to provide flexible buildings neighborhood and provides access to day-to-day amenities within that can allow a mix of residential and walkable local serving walking distance in urban form.This Mixed Use Neighborhood Corridor commercial and service uses. will likely develop into a series of smaller,walkable centers along Characteristics: Smokey Point Boulevard which will ultimately provide sustainable Attached or detached Small side setback transit service along the route. Small to medium front setbacks Small to medium lot width Characteristics: Small to medium footprint Up to 3 stories Detached or attached Medium to large lot width Key Features: Buildings at or near the ROW Flush ground floor Mix of medium density building types with a variety of forms which Small to no side setback Up to 4 stories decrease in size and intensity of use toward the outer boundary of the Small to medium footprint Simple wall plane along street center. Key Features: Predominate Land Uses: Primary Street with medium intensity commercial activity,along with medium to high density residential,decreasing in intensity toward the A mix of uses to transition from the higher intensity commercial and adjoining residential neighborhoods. high density residential along the center's main street core to more moderate density and moderate volume residential uses along the edge Predominate Land Uses: of the Neighborhood Corridor Primary Boulevard facing with medium intensity commercial Street Types: Street types: Passage,Mixed Use Street,Alley,Residential Street,and Mixed Use Passage,Alley, Mixed Use Street, Residential Avenue,Mixed Use Avenue, Avenue Mixed Use Boulevard, and Multiway Boulevard. 22 Place Type: Mixed Use Neighborhood Corridor T4N-SV Intent: To provide a variety of housing choices within the Neighborhood Corridor,that integrates appropriate small to medium building volume, medium density building types,such as duplexes,bungalow courts,and small multiplex buildings.This level of intensity reinforces the walkable nature of the neighborhood,supports local serving commercial activity in this mixed use corridor,and encourages public transportation alternatives. Characteristics: Detached or attached Medium to large lot width Small to medium front setback Small to medium side setback Up to 2 stories Primarily stoops or porches Key Features: Linear corridors with high connectivity,providing a mix of housing types contained within a walkable street network,adjacent to local serving commercial activity located along primary streets. Predominate Land Uses: The primary land use focus of the T4N-SV transect areas within Neighborhood Corridors is with small to medium density residential in a variety of medium volume formats. Buildings are set back from ROW's,with the possibility of ancillary buildings behind the primary residence.The variety of housing choices reinforce the walkable nature of this residential area. Street types: Passage,Alley,Mixed Use Street, Residential Street,and Residential Avenue 23 Place Type: Mixed Use Neighborhood Corridor I A A A F E -i� ic w - s D. FRONT �i BUILD TO LINE ROW LINE FRONT Key ROW/Lot Line Build to Line Key ROW/Lot Line Build to Line Allowed Building Types T4-MS T4-17 T4N-SV Lot Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) Carriage House _ _ 30'min. /80'min. 50 max. Cottage Court 30'min. /80'min. 30'min. /80'min. 30'min. /80'min. 50'max. 50'max. 50'max. 75'min. / 100'min. 75'min. / 100'min. _ Courtyard Building 100'max. 100'max. Duplex,Vertical 251 min. /80'min. 25'min. /80'min. 25'min. /80'min. 75'max. 75'max. 60 max. Live/Work 18'min. /80'min. 18'min. /80'min. - 35'max. 35'max. Main Street Building 50'min. /80'min. - 75'max. Multiplex Small 50'min. /80'min. 50'min. /80'min. 50'min. /80'min. 75'max. 75'max. 75'max. Multiplex Medium 50'min. /80'min. 50'min. /80'min. - 75'max. 75'max. 15'min./30'min. 15'min./30'min. _ Row House/Townhouse 35'max. 35'max. 24 Place Type: Mixed Use Neighborhood Corridor ilding Form i,z,snow T4-MS T4-F T4N-SV Height- ; in Building(C) 20'min./3 stories max.4 3 stories max.s 2 stories max. Accessory Structure 1 story max. 1 story max. 1 story max. Ceiling Height; Ground Floor: (D) Residential 10'min.clear 10'min.clear - Retail or Service 12'min.clear 12'min.clear - Ceiling Height Upper Floors (E) 8'min.clear 8'min.clear - Ground Floor Finish Level: Residential< 10'from ROW 18"min. 18"min. - Residential z 10'from ROW 0"min. 0"min. - Retail or Service 6"max. 6"max. - Footprint Depth Ground Floor Space: Residential 40'min. 40'min. - Retail or Service-Front 40'min. 40'min. - Retail or Service-Side Street - - - Accessory Structures : Width 24'max. 24'max. 20'max. Depth 36'max. 36'max. 25'max. Distance Between Front Entries: Entries to Ground Floor 50'max. 50'min 50'min. Entries to Upper Floors 100'max. 100'min. 100'min. i Buildings wider than 75'shall be designed to read as a series of buildings no wider than 50'each. 2 Upper floors shall have a primary entrance to the front. 3 Loading docks,overhead doors and other service entries may not be located on street-facing facades. 4 4 stories maximum allowed for affordable housing developments,LEED certified buildings or if the development provides same square foot,as additional floor,of civic space on-site or pay fee in-lieu towards identified civic space within Place Type(25%of construction cost for additional floor based on IBC Building Valuation Date Table) 5 Within 20'of the rear lot line,buildings may not be more than a half-story taller than the allowed height of adjacent buildings,see 20.110.014(1)(5) Building Heights and Transitions. 25 Place Type: Mixed Use Neighborhood Corridor ru 0--- O w (D F LA o I L � I N FRONT Key ROW/Lot Line ❑ Building Area Build to Line ❑ Facade Zone Buildine Pl T4-MS T4-F T4N-SV Build-to-Lines Front(F) O'min. 10'max.6,7 - - Side Street G O'min. 10'max. - - BTL Defined by a Building: Front 90%min. - - Side Street 75%min. - - Side: Main Building O'min. - - Accessory Building 5'min. - - Setbacks Front - 5'min. 15'max. 5'min. 15'max. Side Street G - 5'min. 10'max. 5'min. 10'max. Side: H Main Building - 5'min.8 5'min.9'max.8 Accessory Structure - 5'min. 5'min. Rear: (I) Main Building - 5'min. 5'min. Accessory Structure - 5'min. 5'min. 6 On corner lots,the BTL must be defined by a building for the first 50'of the corner. 7 Where existing building are in front of the regulated setback,the building may be set to align with the fagade of the most immediate adjacent property. 8 No side setback required along the common lot line between Townhouses or duplex building types. 26 Place Type: Mixed Use Neighborhood Corridor M N � L � K F y 0 N J FRONT Key ROW/Lot Line ❑ Parking Area - Build to Line Pa T4-MS T4-17 T4N-SV Required Spaces to Residential Uses 1/1000 sf min." 1/1000 sf min." No Spaces Required Lodging Uses 1/unit max 1/room max - Retail or Service Uses: 12,13 < 3,500 sf No Spaces Required No Spaces Required No Spaces Required >3,500 sf 1/1000 sf max. 2/1000 sf min. Location Distance from ROW Lot Line Front Setback J 50'from BTL 40'from BTL 40' Side Street Setback K O'min. 10'max. O'min. 10'max. 10, Side Setback L 0' 0' 5' Rear Setback(M) 10, 5' 5' Miscellaneous 1009- Parking Drive Width: N Front<40 spaces 14'max. 14'max. - Front z40 spaces 18'max. 18'max. - Side Street/Alley 20'max. 18'max. %of Frontage along Front - - - 9 All garages shall be screened along the front and the side street by habitable space. 10 See Section 20.110.014(g) Parking for uses not listed,general parking standards,adjustments and alternatives. 11 No parking spaces required for affordable housing developments for the first 2,000 sf. 12 No spaces<3500 sf, 2 spaces/1000 sf above first 3500 sf. 13 Restaurants: 1500 sf,1 space/150 sf, 1501 -5000 sf, 1 space/100 sf 27 Place Type: Mixed Use Neighborhood Corridor I = Ri w w Q' p c~n w rn I FRONT Key ---- ROW/Lot Line F- Encroachment Area --------- Build to Line Encroachments and Frontage Type T4-MS T4-F T4N-SV Allowed Encroachments 14,15 Front(0) 14'max. 10'max. 8'max. Side Street P 14'max. 8'max. 8'max. Side Q 0' 0' 2'-6"max. Rear R 5'max. 2'-6"'max. 2'6"max. Allowed Frontage Types Common Yard X Door and X X Forecourt X X Gallery X X Porch: En a ed X Porch: Projecting X Sho front and Awning X X Stoop X X X 14 Maximum allowed encroachments.See section 20.110.014(d)Frontage Types for further details related to allowed encroachments for frontage elements. is Encroachments into the ROW require the Director's approval.Encroachments are not allowed in an alley ROW or across a lot line. 28 Place Type: Mixed Use Neighborhood Corridor se Table T4-MS T4-F T4N-SV Land Use-Neighborhood Corridor Residential Dwelling: Attached P SUP P Detached SUP SUP P Multi-Family SUP SUP SUP Accessory Dwelling - - P Home Occupation P P P Retail General Retail: Floor Area<10,000 sf P P P Floor Area z10,000 sf P SUP - Eating or Drinking: Floor Area <10,000 sf P P SUP Floor Area z10,000 sf P P - Drive Thru Services SUP SUP - Outdoor Entertainment SUP SUP - Services Animal Services P P P Boarding - SUP - Bank Financial P P P Drive Thru Services SUP SUP - Day Care Center P P P Lodging: Bed and Breakfast P P P Hotel Inn SUP SUP - Medical Clinic P P P Doctor Dentist Office P P P Office-Professional P P P Personal Services P P P Recreation,Education,Public Assembly Meeting Facilities P P - 29 JjJse Table T4-MS T4-F T4N-SV Land Use-Neighborhood Corridor Park,Open Space,Playground SUP P P Public Safety Facility P P P Recreation Facility: Indoor<1,500 sf P P P Indoor z1,500 sf P P - Outdoor SUP SUP Religious Assembly P P P School: Public or Private SUP SUP SUP Studio:Art,Music,Dance P P SUP Agriculture Community Gardens - P P Farmer's Market P P Industry,Manufacturing,and Processing Artisan Production P P SUP Limited Production P P SUP Furniture and Fixture Manufacturing SUP SUP - Media Production P P P Printing and Publishing P P P Transportation,Communication,Infrastructure Parking Facility: Public or Private SUP SUP - utility SUP SUP - Wireless Telecommunications: Antenna<20' SUP SUP - Antenna z20' - SUP - Facility SUP SUP SUP Accessory Accessory Building Structure P P P Key Use Table Notes P Permitted Use SUP Special Use Permit See Appendix Section 20.110.016 (b) Definitions Specific to Permissible Uses for use type definitions. CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form - Prohibited Use Based Code. 30 ` I !� .•� w , _ Cirt,of Arlingron ,p,j;1 �� ► � .,�� Regulating Plan y I -� - d ,HSi HF _ _ .�^ Place T e- 4 >w<9�- - �'�• �•..,'_'0"V, Neighborhood Corridor l 111111\\� i;�I 5mokev Point Blvd/173rd 5t to 188th S INTH////%% %� �1. �-' �!�!�!i►;'� West Arlington Neighborhood } ��►:i��rr 111;� Legend % Mixed Jse Areas .SeaTN.Pl.NE�, -- � �il 0 Existing Mixed Use Proposed Mixed Use S I . - Regulating Code Civic Space T4 F 11/Ip��I - T4 MS r� it ��ei'��•�7�,����1��/ .� / T4N SV J T5N MV ` ` r /i/���lEp1l 1 �l sirs►' �. ®'� •'"'T'1'� /��'/��%��/./�'/./!/ 1■ �jq ,. City Park 'k; �1`::A L, vem nE sT J�; ,�� S Ci-zact! rr T V�. '.I A r j v'/ ;j'II�W/.•, P �` S ��!l�I�g►,',"s'NF 1 /•!v Q.� �� /'�!�ir�� 78TN PC a. Mill;; ,To-•'P�,. ��\I !41%l l�'��j� '���`%i IIIIII irl�O J `��,ta���ili�►mar yii r ►�h� 7 4�A AI '/ 'h�In• k, 1 ` -, �. �� 7 /! i-. . ufil Aerial Flown in 2015 0-4 "I q - �+� �3' •. c%I�/i ,�d�/l .I W= i7sTHVL: r.,i 711[Jlt�k !!q�loi9rifl� L ay[y+R�7w ti rAnE ��! ....._. 1 inch=600 feet Dale: T4F �—I' 'i Q« '<s�i l�!S y�,1 � � 9n112017 F• �f !��61� 19 . lq.3i. * _ - ti• ..i.• !7 H Pl. ';__� � ����•C_`�_�' r RegulatingPlWAr1 11x17_17 +% T5N MV i r = — kd 31 �` Cih,ofdrlington Regulating Plan 4 � . _ N M Place Type: ,�•._;A''? Neighborhood Corridor ,mokev Point Blvd/188th St to 200th St ! r t•' a; ,d ' '+ West Bluff Neighborhood Legend Mixed Use Areas }eµ O Existing Mixed Use Proposed Mixed Use f Regulating Code v, T4 F T4F �1c{ - Yty,• ,��- T4 MS '. -T4NSV 1 .�l •. NE •• -T5 F WT i� Aerial flown in 2015 � � •'�� -_,--�` ��' -1 inch=400 feet g \� 41111f _,- £i. :'� 201201? y`\ - F.egulavng�l'IJes'E31ui_11 xt7_t7 A .3rLO91wre' 32 2O.11O.O14(c) (2) Place Types Place Type: Mixed Use Community Center Location: State Route 9 and 172nd Street, State Route 530 and 211th Street,State Route 531 and 671h Avenue, 1881h Street and 67th Avenue Use Intensity Transects: T4 Main Street(T4-MS),T4 Flex (T4-F),T4 Neighborhood Medium Volume (T4N-MV) T4-MS T4-F Intent: Intent: To provide a vibrant main street mixed use residential and commercial To provide an appropriate transition from a neighborhood main street environment that serves as the focal point for the surrounding environment into the residential areas,and to provide flexible buildings neighborhood and provides access to day-to-day amenities within that can allow a mix of residential and walkable local serving walking distance in urban form. commercial and service uses. Characteristics: Characteristics: Detached or attached Medium to large lot width Attached or detached Small side setback Buildings at or near the ROW Flush ground floor Small to medium front setbacks Small to medium lot width Small to no side setback Up to 4 stories Small to medium footprint Up to 3 stories Small to medium footprint Key Features: Key Features: Mix of medium density building types with a variety of forms which Primary Street with medium intensity commercial activity,along with decrease in size and intensity of use toward the outer boundary of the medium to high density residential, decreasing in intensity toward the center. adjoining residential neighborhoods. Predominate Land Uses: Predominate Land Uses: A mix of uses to transition from the higher intensity commercial and Primary Street facing with medium intensity commercial activity,along high density residential along the center's main street core to more with medium to high density residential, decreasing in intensity toward moderate density and moderate volume residential uses along the edge the adjoining residential neighborhoods. of the Village Center Street types: Street Types: Passage,Alley, Mixed Use Street, Residential Avenue Passage, Mixed Use Street,Alley, Residential Street,and Mixed Use Avenue 33 Place Type: Mixed Use Community Center T4N-MV Intent: To provide an appropriate transition from a neighborhood main street environment into the residential areas,and to provide flexible buildings in a residential form that can allow a mix of residential and walkable local serving commercial and service uses. Characteristics: Attached or detached Small to medium lot width Small to medium front setback Small to medium footprint Small side setback Up to 3 stories Key Features: Mix of medium density building types with a variety of forms,which decrease in size and intensity of use toward the outer boundary of the corridor. Predominate Land Uses: A mix of uses to transition from the higher intensity commercial and high density residential along the corridor's main boulevard core to more moderate density and moderate volume residential uses along the edge of the Neighborhood Corridor. Street types: Passage,Alley, Residential Street,Residential Avenue 34 Place Type: Mixed Use Community Center lI _ .A� LU cn Ci w - 0 w D FRUNI i BUILD TO LINE ROW LINE FRONT Key ROW/Lot Line Build to Line Key ROW/Lot Line - - Build to Line Allowed Building Types T4-MS T4-17 T4N-MV Lot Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) Bungalow Court _ _ 75'min. /80'min. 150'max. Carriage House _ 30'min. /80'min. 50 max. 75'min. / 100'min. 75'min. / 100'min. _ Courtyard Building 100'max. 100'max. Duplex,Stacked 50'min. /80'min. 50'min. /80'min. 40'min. /80'min. 75'max. 75'max. 75'max. Multiplex Small 50'min. /80'min. 50'min. /80'min. 50'min. /80'min. 75'max. 75'max. 75'max. Multiplex Medium 75'min. / 100'min. 75'min./ 100'min. 60'min. / 100'min. 100'max. 100'max. 100'max. Row House/Townhouse 15'min. / 30'min. 15'min. /30'min. 15'min. /30'min. 3 5'max. 3 5'max. 3 5'max. 35 Place Type: Mixed Use Community Center Building Form 1,2,3 T4-MS T4-F T4N-MV Height Main Building(C) 7/3 stories max.4 3 stories max.s 3 stories max. Accessory Structure 1 story max. 1 story max. 1 story max. Ceiling Height; Ground Floor: (D) Residential 9'min.clear 9'min.clear 9'min.clear Retail or Service 12'min.clear 12'min.clear 12'min.clear Ceiling Height Upper Floors E 8'-6"min.clear 8'-6"min.clear 9'min.clear Ground Floor Finish Level: Residential< 10'from ROW 18"min. 24"min. 24"min. Residential z 10'from ROW 0"min. 0"min. 0"min. Retail or Service 6"max. 6"max. 6"max. Footprint Depth Ground Floor Space: Residential 40'min. 30'min. 30'min. Retail or Service-Front 40'min. 30'min. 30'min. Retail or Service-Side Street 30'min. 30'min. 30'min. Accessory Structure(s): Width - - 20'max. Depth - - 25'max. Distance Between Front Entries: Entries to Ground Floor 50'max 50'min. 50'min. Entries to Upper Floor(s) 100'max 100'min. 100'min. i Buildings wider than 75'shall be designed to read as a series of buildings no wider than 50'each. 2 Upper floors shall have a primary entrance to the front. 3 Loading docks,overhead doors and other service entries may not be located on street-facing facades. 4 4 stories maximum allowed for affordable housing developments,LEED certified buildings or if the development provides same square foot,as additional floor,of civic space on-site or pay fee in-lieu towards identified civic space within Place Type(25%of construction cost for additional floor based on IBC Building Valuation Date Table) 5 Within 20'of the rear lot line,buildings may not be more than a half-story taller than the allowed height of adjacent buildings,see 20.110.014(1)(5) Building Heights and Transitions. 36 Place Type: Mixed Use Community Center W LU U3 w Q o FRONT Key ROW/Lot Line ❑ Building Area Build to Line Facade Zone T4-MS T4-F T4N-MV Build-to-Lines Front(F) O'min. 10'max.6,7 O'min. 10'max. O'min. 10'max. BTL Defined by a Building: Front Lots <50'wide 60%min. 100% min. 100%min. Front Lots z50'wide 60%min. 75%min. 75%min. Side Street(G) 30%min. 60%min. 60%min. Setbacks Front F 5'min. 20'max 10'min.20'max 10'min. 20'max. Side Street G 10'min. 20'max 10'min. 20'max 10'min. 20'max. Side: H Main Building 10'min. 10'min.8 10'min. Accessory Structure 5'min. 5'min. 5'min. Rear: I Main Building 20'min. 20'min. 20'min. Accessory Structure 5'min. 5'mm. 5'min. Fa ade within a Fa ade Zone Front 75%min. 75%min. 75%min. Side Street 50%min. 50%min. 50%min. 6 On corner lots,the BTL must be defined by a building for the first 50'of the corner. 7 Where existing building are in front of the regulated setback,the building may be set to align with the facade of the most immediate adjacent property. 8 No side setback required along the common lot line between Townhouses or duplex building types. 37 Place Type:Mixed Use Community Center M N ri Of K F y 0 J O FRONT Key ROW/Lot Line ❑ Parking Area Build to Line arking 9 AL J1 T4-MS T4-F T4N-MV Required Spaces 10 Residential Uses No Spaces Required 1/1500 sf min.11 No Spaces Required Lodging Uses 1/room max. 1/room max. - Retail or Service Uses: 12,13 < 3,500 sf No Spaces Required No S aces Required No Spaces Required >3,500 sf 1 1000 sf max. Z 1000 sf min. 2/1000 sf min. Location Distance from ROW Lot Line Front Setback J 40'min. 40'min. 40'min. Side Street Setback(K) 15'min. 15'min. 15'min. Side Setback L 0' 0' 0' Rear Setback M 0' 0' 0' Miscellaneous Vw- Parking Drive Width: N Front<40 spaces 14'max. 14'max. 14'max. Front>_40 spaces 18'max. 18'max. 18'max. Side Street/Alley 20'max. 20'max. 20'max 9 All garages shall be screened along the front and the side street by habitable space. 10 See Section 20.110.014(g) Parking for uses not listed,general parking standards,adjustments and alternatives. 11 No parking spaces required for affordable housing developments for the first 2,000 sf. 12 No spaces<3500 sf, 2 spaces/1000 sf above first 3500 sf. 13 Restaurants: 1500 sf,1 space/150 sf, 1501 -5000 sf, 1 space/100 sf 38 Place Type: Mixed Use Community Center i i R, F- LU w (6. F PI w w Cn I O; I FRONT Key — - ROW/Lot Line C Encroachment Area ---------- Build to Line Encroachments and Frontage Types T4-MS T4-F T4N-MV Allowed Encroachments 14,15 Front(0) 10'max. 10'max. 8'max. Side Street P 3'max. 3'max. 8'max. Side Q 0' 0' 2'-6"max. Rear R 5'max. 5'max. 2'6"max. Allowed Frontage Types Common Yard X Door and X X X Forecourt X X X Gallery X X Porch: En a ed X Porch: Projecting X Sho front X X Stoop X X X 14 Maximum allowed encroachments.See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements. 15 Encroachments into the ROW require the Director's approval.Encroachments are not allowed in an alley ROW or across a lot line. 39 Place Type: Mixed Use Community Center se Table T4-MS T4-F T4N-MV Land Use-Neighborhood Corridor Residential Dwelling: Attached P P P Detached - - - Multi-Family SUP SUP SUP Accessory Dwelling - - - Home Occupation P P P Retail General Retail: Floor Area<10,000 sf P P P Floor Area z10,000 sf SUP SUP SUP Eating or Drinking: Floor Area<10,000 sf P P P Floor Area z10,000 sf SUP SUP SUP Drive Thru Services SUP SUP SUP Outdoor Entertainment SUP SUP SUP Services Animal Services P P P Boarding - - - Bank Financial P P P Drive Thru Services - - - Day Care Center - SUP SUP Lodging: Bed and Breakfast SUP SUP SUP Hotel Inn SUP SUP - Medical Clinic P P P Doctor/Dentist Office P P P Office-Professional P P P Personal Services P P P Recreation,Education,Public Assembly Meeting Facilities SUP SUP SUP 40 Use Table - Continued T4-MS T4-F T4N-MV Land Use-Neighborhood Corridor Park,Open Space,Playground P P P Public Safety Facility P P P Recreation Facility: Indoor<1,500 sf SUP SUP SUP Indoor z1,500 sf SUP SUP SUP Outdoor P SUP SUP Religious Assembly P P P School: Public or Private SUP SUP SUP Studio:Art,Music,Dance P P P Agriculture Community Gardens - P P Farmer's Market P P SUP Industry,Manufacturing,and Processing Artisan Production P P SUP Limited Production SUP SUP - Furniture and Fixture Manufacturing - SUP - Media Production SUP SUP SUP Printing and Publishing P P SUP Transportation,Communication,Infrastructure Parking Facility: Public or Private - - - Utility SUP SUP SUP Wireless Telecommunications: Antenna<20' SUP SUP SUP Antenna>_20' SUP SUP - Facility SUP SUP SUP Accessory Accessory Building Structure P P P Key Use Table Notes P Permitted Use SUP Special Use Permit See Appendix Section 20.110.016(b) Definitions Specific to Permissible Uses for use type definitions. CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form - Prohibited Use Based Code. 41 A JXTN ST NE 7 • r z,i -� - +, ., City ofA?-hngton Via .1WA . ,1 176Tfoc; _ -- e4 Regulating Plan � ` `r -- �•�►��� Place Type: Community Center `.�• I 7L T H I NJ 1 011 SR 9:'SR 531 .� 17STN Si NE' Hilltop Neighborhood I� :,17 yl -`= Aot Legend L •t Mmed Use Areas Existing Mixed Use Proposed Mixed Use *V e8 8 R ulatn Code bet- T4N MV 72NO ST.NL SR S31 milli \- 1 V La t � -JI••� �' �•ti�» a ••;lip fpLXL _j •. TaN�1V �+. 1uu _+ s1�'*'• Aerial flown in 2015 :��i _ - � ♦�� - r� -� -? � ti T•r'�"'='�a��a�f� :tee: 1 inch=350 feet -53n• I-►..� i •>: ' u::a ./. -e: .'•mot- t �. Regulating Pl4finop_11x17_!7 NA =',.....,..r 42 - Cim of.-lrli»gron Regulating Plan „ r Place Type: Community Center SR 53&211th PI Gateway Neighborhood Legend • Mixed Jse Areas t Existing Mixed Use Proposed Mixed Use Reg ulatng Code s I. T4 MS T4 F {' T4 F ' '' '�"�` T4N MV Conceptual Street Gnd tt wt- r s - � Aerial flown in 2015 4 1 inch-300 feet . _ _ L.`I WM(2017 .:►•. ` .a -��l� i �� � - 20BTN ST NE .•y-. `'.�1� .' - =207TNjiNEE - , i. RegulaungF1Gateway_11x17_17 dy ' fed a ki"��It'�' ``����f a :"1 +"���• kan '4W 1. !.+ *" ~r�.'� a✓ .1� i���t ol���. �)�gr�� .9 a'�� `� - M^.r..��r`:+"i�i.�:�ew`•.: �...wa 43 �� y o � ' t', �: •.� , �1 .. Citl•of_4? i7toll 1 i Regulating Plan I Place Type: Community Center SR 531'67th Ave Edgecomb Neighborhood ! Legend Mixed UseAr as t I!I-l—! ► , 1 0 Existing Mixed Use r Ir � Proposed Mixed Use w 'r -- Regulating Code T4N MV T4N Dal' Sk S]3 -172N' r Aerial flown in 2015 1 inch=200 feet Date: 9t212017 RegulatingPlcdgecomb_7tx17 17 :S kdh 44 Cim ofdrlington �' _kn.�, -_ ..,Z,�—� ► 111 - �e�' ��� +.a '� k Regulating Plan �.4 .1117• '-� '� ' W= '^; �rS +., Place Type: Community Center 67th Ave,%188th St FAM y Woodlands Neighborhood Legend — i. •• . ♦ •�_ I ` Q Existing Mixed Use iea1H s Nj y Proposed Mixed Use 1 h Regulating Code OL Aerial flown in 2015 1 nch-200 fee: FORS:. ` Da[e. f + � •II 1 �1 ��g • s � -i - RegulaungRWoodlards-1'z17 17 kdh 'DOLE DR jai 'ice ►�!�� 45 2O.11O.O14(c) (3) Place Types Place Type: Mixed Use Village Center Location: State Route 9 and 2041h Street, 204th Street and 67th Avenue, 2111h Street and 671h Avenue Use Intensity Transects: T4 Main Street(T4-MS),T4 Flex (T4-F),T4 Neighborhood Medium Volume (T4N-MV),T4 Neighborhood Small Volume (T4N-SV) T4-MS T4-F Intent: Intent: To provide a vibrant main street mixed use residential and commercial To provide an appropriate transition from a neighborhood main street environment that serves as the focal point for the surrounding environment into the residential areas,and to provide flexible buildings neighborhood and provides access to day-to-day amenities within that can allow a mix of residential and walkable local serving walking distance in urban form. commercial and service uses. Characteristics: Characteristics: Attached or detached Medium to large lot width Attached or detached Small side setback Buildings at or near the ROW Flush ground floor Small to medium front setbacks Small to medium lot width Small to no side setback Up to 4 stories Small to medium footprint Up to 4 stories Small to medium footprint Key Features: Key Features: Primary Street with medium intensity commercial activity,along with Mix of medium density building types with a variety of forms which medium to high density residential,decreasing in intensity toward the decrease in size and intensity of use toward the outer boundary of the adjoining residential neighborhoods. center. Predominate Land Uses: Predominate Land Uses: Primary Street facing with medium intensity commercial activity,along A mix of uses to transition from the higher intensity commercial and with medium to high density residential, decreasing in intensity toward high density residential along the center's main street core to more the adjoining residential neighborhoods. moderate density and moderate volume residential uses along the edge Street types: of the Village Center Passage,Alley, Mixed Use Street, Residential Avenue Street Types: Passage, Mixed Use Street,Alley, Residential Street,and Mixed Use Avenue 46 Place Type: Mixed Use Village Center T4N-SV T4N-MV Intent: Intent: To provide a variety of urban housing choices,in small to medium To provide a variety of housing choices within the Village Center,with volume and footprint,medium to high intensity building types which medium building volume,medium density building types which reinforce the walkable nature of the neighborhood,support local reinforce the walkable nature of the neighborhood,support local serving retail and service uses adjacent to this zone,and support public serving commercial activity in this mixed use center,and encourage transportation alternatives. public transportation alternatives. Characteristics: Characteristics: Detached or attached Narrow to medium lot width Detached or attached Medium to large lot width Small to medium footprint Small to no setbacks Medium to large front setback Small to medium side setback Up to 2 stories Elevated ground floor Up to 3 stories Primarily with stoops and porches Key Features: Key Features: Linear corridors with high connectivity,providing a mix of housing Linear corridors with high connectivity,providing a mix of housing types contained within a walkable street network,adjacent to regional types contained within a walkable street network,adjacent to local serving commercial activity located along primary streets. serving commercial activity located along primary streets. Predominate Land Uses: Predominate Land Uses: The primary land use focus of the T4N-MV transect areas within Village A diverse mix of residential building types,and small neighborhood Centers is with medium density residential in a variety of medium supporting services and commercial uses. volume formats. Buildings are set back from ROW's,with the possibility Street types: of ancillary buildings behind the primary residence.The variety of Alley, Residential Street housing choices reinforce the walkable nature of this residential area. Street types: Passage,Alley, Residential Street, Residential Avenue 47 Place Type: Mixed Use Village Center i i E N _ Dom; i FRONT BUILD TO LINE ROW LINE FRONT Key ROW/Lot Line Build to Line Key ROW/Lot Line ........... Build to Line T4-MS T4-F T4N-SV T4N-MV Lot Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) 75'min. /80'min. 75'min. /80'min. Courtyard Building - 100'max. 150'max. Flex Building min./min. min./min. - - Max. Max. Live/Work 18'min. /80'min. 18'min. /80'min. - - 35'max. 35'max. Main Street Building 50'min. / 100'min. 25'min. / 100'min. - - 150'max. 150'max. Mid Rise 100'min. / 100'min. 100'min. / 100'min. - 50'min. /80'min. 200 max. 200 max. 75 max. 50'min. / 100'min. 50'min. / 100'min. 50'min. / 100'min. Multiplex Medium - 100'max. 100'max. 100'max. Multiplex Large 75'min. / 100'min. 75'min. / 100'min. - 75'min. / 100'min. 100'max. 100'max. 100'max. 18'min. /80'min. 18'min. /80'min. 18'min. /80'min. Row House/Townhouse 35'max. 75'max. 45'max. Stacked Flats 100'min./ 100'min. 100'min./ 100'min. - - 150'max. 150'max. 48 Place Type: Mixed Use Village Center 1 T4-MS T4-F T4N-SV T4N-MV Height C 20'min. 20'min. 2 stories max 40'max. Main Building: ( ) 3 stories max.4 3 stories max4 .,5 3 stories Accessory Structure Dwelling 1 story max. 1 story max. 1 story max. 1 story max. Other 1 story max. 2 story max. 1 story max. 1 story max. Ceiling Height; Ground Floors: (E) Residential 10'min.clear 12'min.clear - 10'min.clear Retail or Service 12'min.clear 12'min.clear - 12'min.clear Ceiling Height;Upper Floors (F) 8'min.clear 8'min.clear - 8'min.clear Ground Floor Finish Level: (D) Residential 18"min. 18"min. - 18"min. Retail or Service 6"max. 0"max. - 6"max. Footprint Depth Ground Floor Space: Residential 40'min. 30'min. - 30'min. Retail or Service 40'min. 24'max. - 30'min. Accessory Structure(s): Width 24'max. 24'max. 20'max. 24'max. Depth 36'max. 36'max. 25'max. 36'max. Distance Between Front Entries: Entries to Ground Floor 5O'max 50'min. 50'min. 50'min. Entries to Upper Floor(s) 100'max 100'min. 100'min. 100'min. 1 Buildings wider than 75'shall be designed to read as a series of buildings no wider than 50'each. 2 Upper floors shall have a primary entrance to the front. 3 Loading docks,overhead doors and other service entries may not be located on street-facing facades. 4 4 stories maximum allowed for affordable housing developments,LEED certified buildings or if the development provides same square foot,as additional floor,of civic space on-site or pay fee in-lieu towards identified civic space within Place Type(25%of construction cost for additional floor based on IBC Building Valuation Date Table) 5 Within 20'of the rear lot line,buildings may not be more than a half-story taller than the allowed height of adjacent buildings,see 20.110.014(1)(5) Building Heights and Transitions. 49 Place Type: Mixed Use Village Center w I 1 I I I FRONT Key ROW/Lot Line ❑ Building Area Build to Line ❑ Facade Zone Building Placement T4-MS T4-17 T4N-SV T4N-MV Build-to-Lines Front F O'min. 10'max.6,7 0' - O'min.20'max Side Street G O'min. 10'max. 0' - O'min.20'max BTL Defined by a Building: Front 90% min. 40%min. - 90%min. Side Street 75% min. 50%min. - 80%min. Side: Main Building O'min. O'min.8 - 10'min. Accessory Building 5'min. O'min. - 5'min. Setbacks Front F - - 5'min. 15'max. - Side Street G - - 5'min. 10'max. - Side: H Main Building - - 5'min.9'max. - Accessory Structure - - 5'min. - Rear: Main Building - - 5'min. - Accessory Structure - - 5'min. - 6 On corner lots,the BTL must be defined by a building for the first 50'of the corner. 7 Where existing building are in front of the regulated setback,the building may be set to align with the facade of the most immediate adjacent property. 8 No side setback required along the common lot line between Townhouses or duplex building types. 50 Place Type: Mixed Use Village Center M N F w Q K � N O N J FRONT Key — ROW/Lot Line ❑ Parking Area ------------- Build to Line Parkin 9 T4-MS T4-F T4N-SV T4N-MV Required Spaces to Residential Uses 1/1000 sf min." 1/1500 sf min. No Spaces Required No Spaces Required Lodging Uses 1 room max. 1 room max. - 1 room max. Retail or Service Uses: 12,13 < 3,500 sf No Spaces Required No Spaces Required No Spaces Required No Spaces Required >3,500 sf 1 1000 sf min. 1 1500 sf min. - 2 1000 sf min. Location Distance from ROW Lot Line Front Setback(J) 50'from BTL 40'min. 30'min. 30'min. Side Street Setback K) O'min. 10'max. 6'min 10'min. 10'min. Side Setback(L) 0' 0' 0' 0' Rear Setback(M) 10'min. 5'min. 5'min. 5'min. Miscellaneous Parking Drive Width: (N) Front<40 spaces 14'max. 14'max. 14'max. 14'max. Front>_40 spaces 18'max. 18'max. 18'max. 18'max. Side Street/Alley 20'max. 20'max. 20'max. 20'max. 9 All garages shall be screened along the front and the side street by habitable space. 10 See Section 20.110.014(g) Parking for uses not listed,general parking standards,adjustments and alternatives. 11 No parking spaces required for affordable housing developments for the first 2,000 sf. 12 No spaces<3500 sf; 2 spaces/1000 sf above first 3500 sf. 13 Restaurants: 1500 sf,1 space/150 sf; 1501-5000 sf, 1 space/100 sf 51 Place Type: Mixed Use Village Center I -R H w w ;Q P) w O; I i FRONT Key --- ROW/Lot Line (- Encroachment Area Build to Line Encroachments and Frontage Types T4-MS T4-F T4N-SV T4N-MV Allowed Encroachments 14,15 Front(0) 14'max. 14'max. 8'max. 10'max. Side Street P 14'max. 10'max. 8'max. 8'max. Side Q 0 0' 2'-6"max. 0' Rear fR) 5'max. 5'max. 2'6"max. 2'6"max. Allowed Frontage Types Dooryard X X Forecourt X X X Gallery X X Porch: En a ed X Porch: Projecting X Shopfront X X Stoop X X X X 14 Maximum allowed encroachments.See section 20.110.014(d)Frontage Types for further details related to allowed encroachments for frontage elements. 1s Encroachments into the ROW require the Director's approval.Encroachments are not allowed in an alley ROW or across a lot line. 52 Place Type: Mixed Use Village Center Use Table T4-MS T4-17 T4N-SV T4N-MV Land Use-Neighborhood Corridor Residential 7 Dwelling: Attached SUP SUP P P Detached SUP SUP P SUP Multi-Family SUP SUP SUP SUP Accessory Dwelling - - P - Home Occupation P P P P Retail General Retail: Floor Area<10,000 sf P P - SUP Floor Area>_10,000 sf P SUP - SUP Eating or Drinking: Floor Area<10,000 sf P P - SUP Floor Area z10,000 sf P P - SUP Drive Thru Services - SUP - - Outdoor Entertainment SUP SUP - - Services Animal Services P P - SUP Boarding - - - - Bank/Financial P P P - Drive Thru Services - SUP - - Day Care Center - P - SUP Lodging: Bed and Breakfast P P - SUP Hotel Inn SUP - - - Medical Clinic P P - SUP Doctor Dentist Office P P - P Office-Professional P P - SUP Personal Services P P - SUP Recreation,Education,Public Assembly Meeting Facilities P SUP - SUP 53 Use Table T4-MS T4-17 T4N-SV T4N-MV Land Use-Neighborhood Corridor Park,Open Space,Playground - - P P Public Safety Facility P SUP - SUP Recreation Facility: Indoor<1,500 sf P SUP - SUP Indoor z1,500 sf P SUP - SUP Outdoor P - -Religious Assembly P P SUP SUP School: Public or Private - SUP - - Studio:Art,Music,Dance P SUP SUP SUP Agriculture Community Gardens - - P P Farmer's Market P P -Industry,Manufacturing,and Processing Artisan Production P P - SUP Limited Production P SUP - - Furniture and Fixture Manufacturing P SUP - - Media Production P SUP - SUP Printing and Publishing SUP SUP - SUP Transportation,Communication,Infrastructure Parking Facility: Public or Private SUP SUP - - utility P P - SUP Wireless Telecommunications: Antenna<20' - SUP - SUP Antenna z20' - SUP - - Facility - SUP - SUP Accessory Accessory Building Structure P P P P Key Use Table Notes P Permitted Use SUP Special Use Permit See Appendix Section 20.110.016(b) Definitions Specific to Permissible Uses for use type definitions. CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form Based - Prohibited Use Code. 54 -. . 7�v •-•__.—_.. - _._ � � y: "• .� �'� � C7h'Of.41'1T)1VfOR T4 F "M 1.� r.� �• � _ - �.:r�:� Regulating Plan x, i4 IW �..7 ";..' ' Place Type. Village Center 204th St./SR 9 ••" *�: �" „�' ;;: , - _ e.T) Kent Prairie Neighborhood Legend / T4 Mn' r_' MM2a JSE A'Ed5 ' tr ► i S' a . _ I �-ir_ Exlsbnq Mixed UsE T� .i�' Proposed Mixed use 'I��--- •L. '� �h�.7 fir- w �_'.t r • Regula4np Code , _a:'�r1iir��l. L C �•• T4 F y! T3F [` �k _ !■AIY ay T4F dr !"E• - _ T4 MS &• 7 •♦' ; D~�11:.-E' J. _T4N SV �fs s ,_ ✓�•` Buffer ,$ TS F I � � 1 �•i� ' "• —1 Conceptual Street Gntl r mid T4 IF 17 1 9 w 1 r10/ it / r Aenal flown In 2015 y� �4 �.. •� �•-i � Z 1 inch=550 feet r T4F —'� � � ' .► �• ... 1ptst�-��v� � Ids 55 20.110.014(c) (4) Place Types Place Type: Mixed Use Urban Center Location: State Route 531 from Interstate 5 to 51St Avenue,State Route 531 from 59th Avenue to 671h Avenue, Smokey Point Boulevard from 164th Street to 173rd Street Use Intensity Transects: T5 Main Street(T5-MS),T5 Flex(T5-F),T5 Neighborhood Large Volume (T5N-LV),T5 Neighborhood Medium Volume (T4N-MV) T5-F T5N-LV Intent: Intent: To provide an appropriate transition from a neighborhood main street To provide an urban form that can accommodate a very diverse range of environment into the residential areas,and to provide flexible buildings uses to reinforce walkable neighborhoods and to provide a mix of uses in a residential form that can allow a mix of residential and walkable on the ground floor,including residential thus providing a vibrant mix local serving commercial and service uses. of activities to energize the streets. Characteristics: Characteristics: Attached Medium to large lot width Attached or detached Small side setback Buildings at ROW Medium to large footprint Small to medium front setbacks Small to medium lot width Small to no side setbacks Up to 4 stories Small to medium footprint Up to 4 stories Diverse mix of frontages First floor flush with sidewalk Key Features: Key Features: Mix of medium density building types with a variety of forms which Mix of medium density building types with a variety of forms which decrease in size and intensity of use toward the outer boundary of the provide a variety of horizontal and vertical mixed use. corridor. Predominate Land Uses: Predominate Land Uses: A mix of uses to transition from the higher intensity commercial and A mix of uses to transition from the higher intensity commercial and high density residential along the center's core to more moderate high density residential along the Center's main boulevard core to more density and moderate volume residential uses along the edge of the moderate density and moderate volume residential uses along the edge Urban Center. of the Urban Center. Street types: Street Types: Passage,Alley, Residential Avenue,and Mixed Use Avenue Passage, Mixed Use Street,Alley,and Mixed Use Avenue 56 Place Type: Mixed Use Urban Center TS-MS TSN-MV Intent: Intent: To provide a variety of housing choices within the Urban Center,with To provide a variety of urban housing choices in medium volume, medium to large building volume,medium density building types which medium to high density building types,which reinforce the reinforce the walkable nature of the neighborhood,support regional neighborhood's walkable nature, support community serving retail and serving commercial activity in this mixed use corridor,and encourage service uses adjacent to this zone, and support multi-modal public transportation alternatives. transportation choices. Characteristics: Characteristics: Attached Medium to large lot width Detached or attached Medium to large lot width Small to no primary setbacks Small to no side setbacks Buildings at or near ROW Flush ground floor Up to 5 stories Simple wall plane along street Small to no side setbacks Up to 3 stories Attached housing with higher densities Small to medium footprint Key Features: Key Features: Linear corridors with high connectivity,providing a mix of high density Primary Boulevard with medium intensity commercial activity,along housing types contained within a walkable street network,adjacent to with medium to high density residential, decreasing in intensity toward regional serving commercial activity located along primary streets with the adjoining residential neighborhoods. a diverse mix of frontage types. Predominate Land Uses: Predominate Land Uses: Primary Boulevard facing with medium intensity commercial activity, The primary land use focus of the T5-MS transect areas within Urban along with medium to high density residential,decreasing in intensity Centers is with high density residential in a variety of medium to large toward the adjoining residential neighborhoods. volume formats. Buildings are built to ROW's,with the possibility of Street types: ancillary buildings behind the primary structure.The variety of housing Passage,Alley, Residential Avenue,and Residential Street choices reinforce the walkable nature of this vibrant commercial and residential mixed area,provides the opportunity for affordable housing, and provides critical population densities for Transit development. Street types: Passage,Alley, Mixed Use Street, Mixed Use Boulevard,and Mixed Use Avenue 57 Place Type: Mixed Use Urban Center l E, _ N w (Cj N {`pl; L I FRONT BUILD TO LINE ROW LINE FRONT Key ROW/Lot Line Build to Line Key ROW/Lot Line Build to Line Allowed Building Types T5-MS T5-F T5N-LV T5N-MV Lot Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) Width(A) /Depth (B) Courtyard Building 75'min. /80'min. - - 75'min. / 100'min. 100'max. 200'max. 75'min. /80'min. 75'min. /80'min. 75'min. /80'min. 75'min. / 100'min. Flex Building 100'max. 100'max. 100'max. 200'max. Live/Work 18'min. /80'min. 18'min. /80'min. - - 35'max. 35'max. 25'min. / 100'min. 25'min. / 100'min. Main Street Building 150'max. 150'max. 100'min. / 100'min. _ 100'min. / 180'min. 75'min. / 100'min. Mid Rise 200'max. 200'max. 200'max. Multiplex Medium 50'min. / 100'min. 50'min. / 100'min. 50'min. / 100'min. 50'min. / 100'min. 100'max. 100'max. 100'max. 100'max. 75'min. / 100'min. 75'min. / 100'min. 75'min. / 100'min. 75'min. / 100'min. Multiplex Large 100'max. 100'max. 100'max. 100'max. Row House/Townhouse 18'min. /80'min. 18'min. /80'min. - 18'min. /80'min. 3 5'max. 3 5'max. 3 5'max. 100'min./ 100'min. 100'min./ 100'min. 125'min./ 180'min. 100'min. / 100'min. Stacked Flats 200'max. 150'max. 500'max. 100'max. 58 Place Type: Mixed Use Urban Center Building Form 1,2,3 T5-MS T5-F T5N-LV T5N-MV Height Main Building: (C) 4 stories max.4 3 stories max.4,5 3 stories max.4 3 stories max. Accessory Structure 1 story max. 2 stories max. 1 story max. 1 story max. Ceiling Height; Ground Floors: (E) Residential 8'min.clear 8'min.clear 9'min.clear 10'min.clear Retail or Service 12'min.clear 12'min.clear 14'min.clear 12'min.clear Ceiling Height; Upper Floors (F) Residential 8'min.clear 8'min.clear 8'min.clear 8'min.clear Retail or Service 10'min.clear 10'min.clear 10'min.clear 10'min.clear Ground Floor Finish Level: (D) Residential<10'from ROW 18"min. 18"min. 24"min. 24"min. Residential z10'from ROW 0" 6"max. 0" 0" Retail or Service 6"max. 18"min. 6"max. 6"max. Footprint Depth Ground Floor Space: Residential 50'min. 30'min. 40'min. 40'min. Retail or Service 50'min. 30'min. 40'min. 40'min. Accessory Structure(s): Width 24'max. 24'max. 40'min. 24'max. Depth 36'max. 36'max. 40'min. 36'max. Distance Between Front Entries: Entries to Ground Floor 50'max. 50'min. 50'min. 50'min. Entries to Upper Floor(s) 100'max. 100'min. 100'min. 100'min. i Buildings wider than 75'shall be designed to read as a series of buildings no wider than 50'each. 2 Upper floors shall have a primary entrance to the front. 3 Loading docks,overhead doors and other service entries may not be located on street-facing facades. 4 T5-MS: 5 stories,T5-17 and T4N-LV: 4 stories; maximum allowed for affordable housing developments, LEED certified buildings or if the development provides same square foot, as additional floor, of civic space on-site or pay fee in-lieu towards identified civic space within Place Type (25% of construction cost for additional floor based on IBC Building Valuation Date Table) 5 Within 20'of the rear lot line,buildings may not be more than a half-story taller than the allowed height of adjacent buildings,see 20.110.014(1)(5) Building Heights and Transitions. 59 Place Type: Mixed Use Urban Center 0--- 0--' w � G o O m N FRO Key ROW/Lot Line ❑ Building Area Build to Line ❑ Facade Zone Building Placement T5-MS T5-F T5N-LV T5N-MV Build-to-Lines Front(F) O'min. 10'max.6,7 0' - O'min.20'max Side Street(G) O'min. 10'max. 0' - O'min.20'max BTL Defined by a Building: Front 90%min. 40%min. - 90%min. Side Street 75%min. 50%min. - 80%min. Side: Main Building O'min. O'min. - 10'min. Accessory Building 5'min. O'min. - 5'min. Setbacks Front I, - - 5'min. 15'max. - Side Street(G) - - 5'min. 10'max. - Side: H Main Building - - 5'min. 9'max.8 - Accessory Structure - - 5'min. - Rear: I Main Building - - 5'min. - Accessory Structure - - 5'min. - 6 On corner lots,the BTL must be defined by a building for the first 50'of the corner. 7 Where existing building are in front of the regulated setback,the building may be set to align with the facade of the most immediate adjacent property. e No side setback required along the common lot line between Townhouses or duplex building types. 60 Place Type:Mixed Use Urban Center M N F w L w K � 0 J FRONT Key ROW/Lot Line ❑ Parking Area Build to Line T5-MS T5-F T5N-LV T5N-MV Required Spaces 10 Residential Uses 1/1000 sf max.11 1/1500 sf min. No Spaces Required No Spaces Required Lodging Uses 1 room max. 1/room max. 1/room max. 1 room max. Retail or Service Uses: 12,13 < 3,500 sf No Spaces Required No Spaces Required No Spaces Required No Spaces Required >3,500 sf 1/1000 sf max. 2/1000 sf min. 1/1000 sf min. 1/1000 sf min. Location Distance from ROW Lot Line Front Setback J 50'from BTL 40'min. - 30'min. Side Street Setback(K) O'min. 10'max. 6'min - 10'min. Side Setback L 0' 0' - 0' Rear Setback M 10'min. 5'min. - 5'min. Miscellaneous Parking Drive Width: N Front<40 spaces 14'max. 14'max. - 14'max. Front>_40 spaces 181max. 18'max. - 18'max. Side Street/Alley 20'max. 20'max. - 20'max. 9 All garages shall be screened along the front and the side street by habitable space. 10 See Section 20.110.014(g)Parking for uses not listed,general parking standards,adjustments and alternatives. 11 No parking spaces required for affordable housing developments for the first 2,000 sf. 12 No spaces<3500 sf,2 spaces/1000 sf above first 3500 sf. 13 Restaurants: 1500 sf,1 space/150 sf, 1501-5000 sf,1 space/100 sf 61 Place Type: Mixed Use Urban Center I I I R1 H w w p` n `i' f-O� I I FRONT Key - ROW/Lot Line Encroachment Area ------------ Build to Line Encroachments T5-MS T5-F T5N-LV T5N-MV Allowed Encroachments Front(0) 14'max. 14'max. 8'max. 10'max. Side Street P L5'm ax. 10'max. 8'max. 8'max. Side Q 0' 2'-6"max. 0' Rear (R) x. 5'max. 2'6"max. 2'6"max. Allowed Frontage T es Door and X X Forecourt X X X Gallery X X Porch: En a ed X Porch: Projecting X Sho front X X Stoop X X X X 14 Maximum allowed encroachments.See section 20.110.014(d) Frontage Types for further details related to allowed encroachments for frontage elements. 15 Encroachments into the ROW require the Director's approval.Encroachments are not allowed in an alley ROW or across a lot line. 62 Place Type: Mixed Use Urban Center TableUse T5-MS T5-F T5N-LV T5N-MV Land Use-Neighborhood Corridor Residential Dwelling: Attached SUP SUP P P Detached SUP SUP P SUP Multi-Family SUP SUP SUP SUP Accessory Dwelling - - P - Home Occupation P P P P Retail General Retail: Floor Area<10,000 sf P P SUP SUP Floor Area z10,000 sf P SUP SUP SUP Eating or Drinking: Floor Area<10,000 sf P P SUP SUP Floor Area>_10,000 sf P P SUP SUP Drive Thru Services - SUP - - Outdoor Entertainment SUP SUP - - Services Animal Services P P SUP SUP Boarding - - - - Bank Financial P P P - Drive Thru Services - SUP - - Day Care Center - P SUP SUP Lodging: Bed and Breakfast P P SUP SUP Hotel Inn SUP - SUP - Medical Clinic P P SUP SUP Doctor Dentist Office P P P P Office-Professional P P SUP SUP Personal Services P P SUP SUP Recreation,Education,Public Assembly 63 Meeting Facilities P SUP - SUP TableUse T5-MS T5-F T5N-LV T5N-MV Land Use-Neighborhood Corridor Park,Open Space,Playground - - P P Public Safety Facility P SUP SUP SUP Recreation Facility: Indoor<1,500 sf P SUP SUP SUP Indoor>-1,500 sf P SUP SUP SUP Outdoor P - -Religious Assembly P P SUP SUP School: Public or Private - SUP - - Studio:Art,Music,Dance P SUP SUP SUP Agriculture Community Gardens - - P P Farmer's Market P P -Industry,Manufacturing,and Processing Artisan Production P P SUP SUP Limited Production P SUP - - Furniture and Fixture Manufacturing P SUP - - Media Production P SUP SUP SUP Printing and Publishing SUP SUP SUP SUP Transportation,Communication,Infrastructure Parking Facility: Public or Private SUP SUP - - utility P P - SUP Wireless Telecommunications: Antenna<20' - SUP - SUP Antenna 2:20' - SUP - - Facility - SUP - SUP Accessory Accessory Building Structure P P P P Key Use Table Notes P Permitted Use SUP Special Use Permit See Appendix Section 20.110.016(b) Definitions Specific to Permissible Uses for use type definitions. CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is consistent pursuant to this Form Based - Prohibited Use Code. 64 r . t. 161 1 -'sn I+�rtii� rw t `.P� bpi- • - I78TN Pt NL Vr -4 > •� Regulating Plan al � � r ws�<. �•- .r -.,� Jlti�■�■rfj��I���.Y�`�'*��• v- f All' Place Type: L Urban Center C '` �~r�r- s. ��Or SR 531"Smokey Point Blvd v �qlr�° �.�•";,�'AE� -•-_ _ � � _ Wigren Neighborhood - �rra%jeta, Yr;. 4. .y,�.L ..., hi th 11`- Legend 2 i L v , M -,7 tr•aq; ,��. Mixed Use Areas Existing Mixed Use Proposed Mixed Use ^� t '- -� i .msL �4, r �• Regulating Code Hal 51 NL .. __ - T-� 1 - T5 MS T5N LV -<.. Conceptual Street Grid TSNIS �� '. iZ �.�i11N� L �� i,� 'a��rf+,• Aerial Flown in 2015 7, r a. • ,: ,■� / i" 5,+�rL ;o/ ` i _ 1 inch=600 feet A ws - .... .W. � Date: Fl _ Y u , i�-a2� RegulaOngPlVYgren 1:x17_' ti y kdL c� » :..e..�...�...«.a.;•wr.o..+.,.:...:...."`ems.�+ - ?.rt i• � � ��'°�"��'�.ra�::u..� .ice..,w,�.n....a.. 65 i I 74TH Pt NE - C711'Of.•�Tl7T1 PtO71 Regulating Plan Place Type: Urban Center . I 170D Pl f SR 531/51stAve Smokey Point Neighborhood I. ILi`E j - Q Legend� �w 011 1•si A4izea Jse Areas Existing Mixed Use Proposed Mixed Use L(gr3 Regulatng Cale .a 0., I t< �loe ' Buffer 1 T5 F I _ T5N LV T5N M% f�v�r�M!rlfY{f�/•fir Conceptual Street Grid 1ceTNr1 :E•, 1 1 �� T l. .i ;S► PT � N E Aerial flown in 2315 1 inch=400 feet Daze: It,6TH PI NE 9,2112017 �-,,,,.-�� In="+ram -��V�e "1 •`� . - `{E RegulwjngPICrrokey oint_11xS;_17 WIN /� kdr AW 66 i 'T t�l 1 i w' I �,�,�t7 a ; ! _ -- •� l�' ', Ort,of Arlington Ab _ '�• r Regulating Plan Place Type: Urban Center ,I �_ lyam; �, ' SR 531i59tht67th Ave Croa••rn Park Neighborhood '�*. a j :.;.� 1•ll l _ ` � � Legend I � rrL,..-d 1.se Areas Existing Mixed Use I Proposed Mixed Use Regulating Code T5 F d ♦ 11 ti + Aerial flown in 2015 YIN 1 inch=300 feet I Dd12: .arq--twp vw�.y-, � ---•- - -'--- --- •------- � ,.tom RegulatingPlCrown?k_t1x17_77 kdh 7. N 67 2O.11O.014(c) (5) Place Types Place Type: Special District-1 Place Type: Special District-2 Location: State Route 530 from Interstate 5 to Smokey Point Boulevard Location: North side of State Route 531 from approximately and along Smokey Point Boulevard from 2001h Street to State Route 530. 43rd Avenue to 51st Avenue SD-1 SD-2 Intent: Intent: To provide for commercial development consistent with existing context. Special District 2 is totally contained on Airport property.As such,it is Topography, floodplain and floodway regulations will likely limit subject to several layers of Federal regulations. To prevent the development to larger scale commercial operations which are directly potential for incompatible land uses adjacent to airports,these related to freeway visibility with easy access to interstate and regulations prohibit inclusion of residential units on airport property. international highway networks. However,this area is ideally suited for a mix of highway oriented commercial activity that is appropriate to the intensities of adjoining Characteristics: development. Mix of Commercial Style Buildings Up to 5 Stories Medium to Large Volume Massing Ground Level First Floors Characteristics: Primarily Storefront Entries Small to Medium Setbacks Mix of Commercial Style Buildings Up to 4 Stories Larger Parking Areas Behind Buildings Building At or Close to ROW Ground Level First Floors Primarily Storefront Entries Small to No Side Setbacks Key Features:Primarily a mix of freeway related,auto oriented commercial activity, Larger Parking Areas Behind Buildings Medium Volume Massing generally fuel sales,restaurants,motels,and travel centers. Key Features: To provide a mix of non-residential commercial uses compatible with Street Types: adjacent mixed use residential to the West and Business Park Passage, Mixed Use Street,Alley,and Mixed Use Avenue development to the North and East. Street types: Passage,Alley, Residential Avenue,and Mixed Use Avenue 68 Place Type: Special District .A, A nl m FRONT Key ROW/Lot Line -- Build to Line Allowed Building Types SD-1 SD-2 Lot Width(A) /Depth (B) Width(A) /Depth (B) Courtyard Building 75'min. /80'min. 75'min. /80'min. 100'max. 100'max. 75'min. /80'min. 75'min. /80'min. Flex Building 100'max. 100'max. Live/Work 18'min. /80'min. 35'max. 25'min. / 100'min. 25'min. / 100'min. Main Street Building 200'max. 150'max. 100'min. / 100'min. Mid Rise 200'max. 69 Place Type: Special District E: !pl; BUILD TO LINE ROW LINE FRONT Key ROW/Lot Line ........... Build to Line Building Form SD-1 SD-2 Height Main Building: (C) 5 stories max. 4 stories max.' Accessory Structure 1 story max. 2 stories max.' Ceiling Height; Ground Floors: (E) Residential - - Retail or Service 12'min. clear 12'min. clear Ceiling Height; Upper Floors (F) Retail or Service 10'min. clear - Ground Floor Finish Level: (D) Retail or Service 6"max. - Footprint Depth Ground Floor Space: Retail or Service 50'min. 30'min. Accessory Structure(s): Width - 24'max. Depth - 36'max. 'Subject to the height limitations of the Federal Aviation Regulations Part 77 limitations of the Airport Protection District(AMC 20.38) 70 Place Type: Special District W G o FRONT Key ROW/Lot Line ❑ Building Area Build to Line ❑ Facade Zone Building Placement SD-1 SD-2 Build-to-Lines Front(F) O'min. 10'max. 0' Side Street G O'min. 10'max. 0' BTL Defined by a Building: Front 90%min. 40%min. Side Street 75%min. 50%min. Side: Main Building O'min. O'min. Accessory Building 5'min. O'min. Setbacks Front F - - Side Street G - - Side: (H) - - Main Building - - Accessory Structure - - Rear: I - - Main Building - - Accessory Structure - - 71 Place Type: Special District M N r w L w K � r N w y J FRONT Key ROW/Lot Line ❑ Parking Area ------------- Build to Line Parking F SD-1 SD-2 Required Spaces Residential Uses No Spaced Required Lodging Uses 1/room max. 1/room max. Retail or Service Uses: < 3,500 sf 1 1000 sf min. 1 1000 sf max. >3,500 sf 2 100 sf min. 2 100 sf min. Location Distance from ROW Lot Line Front Setback(J) 50'from BTL 40'min. Side Street Setback K O'min. 10'max. 6'min Side Setback L 0' 0' Rear Setback M 10'min. 5'min. Miscellaneous Parking Drive Width: (N) Front<40 spaces 14'max. 14'max. Front>_40 spaces 18'max. 18'max. Side Street/Alley 20'max. 20'max. 72 Place Type: Special District I R') w pj m w I I I FRONT Key ---- ROW/Lot Line F Encroachment Area ------------ Build to Line Encroachments and Frontage Types SD-1 SD-2 Allowed Encroachments Front(0) 14'max. 14'max. Side Street P 14'max. 10'max. Side (Q) 0' 0' Rear (R) 5'max. 5'max. Allowed Frontage Types Doo and X Forecourt X X Porch• En a ed Porch: Projecting Sho front X X Stoop X 73 Place Type: Special District Use Table SD-1 SD-2 Land Use-Neighborhood Corridor Residential Dwelling: Attached SUP - Detached SUP - Multi-Family SUP - Accessory Dwelling - - Home Occupation P - Retail General Retail: Floor Area<10,000 sf P P Floor Area>_10,000 sf P SUP Eating or Drinking: Floor Area<10,000 sf P P Floor Area z10,000 sf P P Drive Thru Services SUP SUP Outdoor Entertainment SUP SUP Services Animal Services P P Boarding - - Bank/Financial P P Drive Thru Services - SUP Day Care Center - P Lodging: Bed and Breakfast P - Hotel Inn SUP SUP Medical Clinic P P Doctor/Dentist Office P P Office- Professional P P Personal Services P P Recreation,Education,Public Assembly Meeting Facilities P SUP 74 Use Table SD-1 SD-2 Land Use-Neighborhood Corridor Park, Open Space,Playground SUP SUP Public Safety Facility P SUP Recreation Facility: Indoor<1,500 sf P SUP Indoor z1,500 sf P SUP Outdoor P Religious Assembly P - School: Public or Private - SUP Studio:Art,Music,Dance P SUP Agriculture Community Gardens - - Farmer's Market P P Industry,Manufacturing,and Processing Artisan Production P P Limited Production P SUP Furniture and Fixture Manufacturing P SUP Media Production P SUP Printing and Publishing SUP SUP Transportation,Communication,Infrastructure Parking Facility: Public or Private SUP SUP utility P P Wireless Telecommunications: Antenna<20' - SUP Antenna z20' - SUP Facility - SUP Accessory Accessory Building Structure P P Key Use Table Notes P Permitted Use See Appendix Section 20.110.016(b) Definitions Specific to Permissible Uses for use type SUP Special Use Permit definitions. CUP Conditional Use Permit Uses not listed are specifically prohibited unless the Director interprets that a use is - Prohibited Use consistent pursuant to this Form Based Code. 75 L\ Regulating Plan Place Type: Special District T _ SR 530.'Smokey Point Blvd s3o L,.�I. _ Island Crossing — RH__ � 1 Legend Mixed Use Areas - � Existing Mixed Use Proposed Mixed Use Regulating Code F. $D Highway Oriented Commercial � � x IF ,►,�, r. 2WH sT v Aenal flown in 2015 3 1 inch=500 feet 9/Y1l2017 ti. Reg ulatingPl l sland Cmssing__11 x 17_17 kdh 76 di F-77 Cim ofArlington - ,���`, Regulating Plan , •' ;�,.•�"� :1: � :y:,, r; i� Place Type: Special District I7GTH PL NE •� - �-!. a' ��'aF i/', SR 531i51stAve �����t���•��, � �`'� f� � Airport { 17SIH)SL NE_ . Legend Existing Mixed Use Proposed Mixed Use E 1.�. LEGEND ��� • :. Y� • ••. $I) 173RD PL - SD Avpor m Gomercral •� —�--'I71YDST.Ni-SR-i31 .1_ `1701H Renal Nanvn in 2015 1 inch=400 feet :C'1• , ,�- + ifN b�r Date: W2172017 a Regu1ahngPtAirpon_1tx17_17 1, _ a kdh a,.. �- -. .:s..•y+o,�'�ll�t... a..a.,n. .�„b�':':-:::�.e:_ •:Mi.,r'.,.:: 77 2O.11O.O14(d) Private Frontage Types Section Plan Transects ROW Description Allowed ❑ Lot ROW Lot Not Allowed ❑ Common Yard:A frontage wherein the facade is set back substantially from the frontage line.The front yard created remains T4-MS T4-F unfenced and is visually continuous with adjacent yards,supporting T4N-SV T4N-MV a common landscape.The setback can be densely landscaped to T5-MS T5-F buffer from the higher speed thoroughfares. T5N-LV TSN-MV SD-1 SD-2 Dooryard:A frontage wherein the facade is set back from the frontage line with an elevated garden or terrace permitted to T4-MS T4-F encroach.This type can effectively buffer residential quarters from T4N-SV T4N-MV the sidewalk,while removing the private yard from public TS-MS T5-F encroachment.The terrace is also suitable for cafes. TSN-LV T5N-MV ' SD-1 SD-2 Forecourt:A frontage wherein a portion of the facade is close to the frontage line and the central portion is set back.The fore-court with T4-MS T4-F a large tree offers visual and environmental variety to the urban T4N-SV T4N-MV street streetscape.The forecourt may accommodate a vehicular T5-MS T5-F drop-off. T5N-LV T5N-MV ' SD-1 SD-2 Gallery:A frontage wherein the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight T4-MS T4-F colonnade overlapping the sidewalk.This type is conventional for T4N-SV T4N-MV retail use.The gallery shall be no less than 10 feet wide and may TS-MS TS-F overlap the whole width of the sidewalk to within 2 feet of the curb. TSN-LV TSN-MV Notwithstanding the graphic,encroachments will not be permitted. SD-1 SD-2 78 Section Plan Transects ROW Description Allowed Lot ROW Lot Not Allowed I ❑ Porch Engaged: The main facade of the building has a small to medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to rT4N , T4-F • T4N-MV spatially maintain the edge of the street. The engaged porch has twoadjacent sides of the porch that are engaged to the building while the T5-F other two sides are open. T5N-MV SD-2 Porch Projecting: The main facade of the building has a small to medium setback from the frontage line. The resulting front yard is Itypically very small and can be defined by a fence or hedge to T4-MS T4-F spatially maintain the edge of the street. The projecting porch is T - SV T4N- MV open on three sides and all habitable space is located behind the TsS-Ms Ts-F • setback line TSN-LV TSN-MV SD-1 SD-2 Shopfront and Awning:A frontage wherein the facade is aligned close to the frontage line with the building entrance at sidewalk T4 T4-F grade.This type is conventional for retail use. It has substantial glazing on the sidewalk level and an awning that may overlap the T4N-S sv T4N-Mv sidewalk to the maximum extent possible. Ts-Ms Ts-F T5N-LV T5N-MV SD-1 SD-2 Stoop:A frontage wherein the facade is aligned close to the frontage line with the first story elevated from the sidewalk sufficiently to T4-MS T4-F secure privacy for the windows.The entrance is usually an exterior T4N-SV T4N-MV stair and landing.This type is recommended for ground-floor Ts-MS Ts-F residential use. _ TSN-LV TSN-MV SD-1 SD-2 79 Common Yard Section Plan Lot ROW Lot ROW o o ! ° . ° " � 5 f.on.d B.JEInE Row Se... Key ff ----ROW/L.,Lin. F—d Biding A. Description k . In the Common Yard frontage type,the main facade of the building ��� Prop.dine has a large planted setback from the frontage line providing a buffer from the higher speed thoroughfares. The front yard created remains unfenced and is visually continuous with adjacent yards,supporting a common landscape and working in conjunction with the other private frontages. E B. Size Depth (A) 20'min. C. Miscellaneous Fences between front yards or (g) between the sidewalk and front yard are not allowed. Common Yards shall be used in (C) conjunction with another allowed frontage type,such as the Porch Fronta e Type. 80 Dooryard Section Plan Lot ROW Lot ROW i i i �s i I y r' wr --ROW!La Une —Seft kBTL Se.bdBTL ROW , , A. I Description ." The frontage line is defined by a low wall or hedge and the main facade of the building is set back a small distance creating a small dooryard. The dooryard shall not provide public circulation along a 1, Ix ROW.The dooryard may be raised,sunken,or at grade and is ~``.��' Prop. Line intended for ground-floor residential,live/work,and small commercial uses <2500sf. B. I Size Depth,clear (A) 8'min. Length (B) 50' max. Distance between glazing(C) 4'max. Ground floor transparency 50%min.' Depth of recessed entries 5'max Path of Travel (D) 3'wide min. Finish level above sidewalk(E) 3-6"max. Finish level below sidewalk(F) 6'max. C. I Miscellaneous For live/work and Commercial uses,these standards are to be used in conjunction with those for shopfront Frontage Types. In case of conflict between them,the Door and standards shall prevail. Low walls (12"-36") used as seating are encouraged and shall not be used for circulation for more than one ground floor entry. i For Live/Work and Commercial uses only. 81 Forecourt Section Plan ul Lot ROW Lot ROW LL �~ / ,/ •..' 3 x»r saWckftTl ROW sveca - --- setbacWBTL A. DescriptionIC j The main facade of this building is at or near the frontage line and a small percentage is set back,creating a small court space. The space ' Prop. Line could be used as an entry court or shared garden space for apartment %/ buildings, or as an additional shopping or restaurant seating area. B. Size Width, clear (A) 12'min. Depth,clear(B) 12'min. r Ratio,height to width (C) 2:1 max. C. Miscellaneous s; Forecourts should be used sparingly,and should not be repeated along a block frontage. The proportions and orientations of these spaces should be carefully a considered for solar orientation and user comfort. h Q w �i�ui���•if�G%ft-. 82 Gallery Section Plan Lot ROW Lot ROWzz III i en.now ii •n' en.aow sue.. %i --rtow I L-u.. ---sn-uerL A. Description ; j The main fagade of the building is at the frontage line , And the gallery element overlaps the sidewalk. This Type is intended for buildings with ground floor commercial Uses and may be one or two stories. The gallery should Prop. Line Provide the primary circulation along a frontage and Extent far enough from the building to provide adequate Protection and circulation for pedestrians. B. Size t Depth,clear(A) 8'min. Ground floor height,min. (B) 12'min. Upper floor height,clear (C) 9'min. Height(D) 2 stories,max Setback from curb (E) 2'min. _ C. Miscellaneous These standards are to be used in conjunction with those for the - Shopfront Frontage Type. In case of conflict between them,the - gallery standards shall prevail. 83 Porch Engaged Section Plan Lot ROW Lot ROW El s«rk 0.0w Save. 'V- Mr S. k ROW Ae.. --ROW/Lot Une --- SnWck L,ne A. Description The main fagade of the building has a small to medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The engage porch has two adjacent sides of the porch that are engaged to the building while the other two are open. Af .. B. Size • Width,clear(A) 10'min. Depth,clear(B) 8'min. Height,clear (C) 8'min. Height 2 stories,max Furniture area,clear (D) 4'x 6'min. is , Path of travel (E) T wide,min. C. Miscellaneous Up to 40%of the building fagade may project beyond the setback line into the encroachment area for this frontage type. Engaged porches must be open on two sides and have a roof. 84 Porch Projecting Section Plan Lot ROW Lot ROW i - i i i I ' O � RRy --NOW/La U.. ___Se,bck Um Sec W W ROW 5— - I A. Description The main facade of the building has a small to medium setback from the frontage line. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and all habitable space is located behind the setback line. B. Size Width (A) 10'min. Depth,clear (B) 8'min. Height,clear (C) 8'min. Height 2 stories, max Furniture area,clear (D) 4'x 6'min. Path of travel (E) Y wide, min. C. Miscellaneous Projecting porches are open on three sides and must have a roof. 85 Shopfront Section Plan Lot ROW Lot ROW i i BTI.NOW "..a �r m.aon so.e � --RQw L,L­ --semaewerL A. Description The main facade of the building is at or near the frontage line with an at-grade entrance along the public way.This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overhang the sidewalk. It may be used in conjunction with other frontage types. 31 B. I Size (A) min Distance between glazing 2'max. Ground floor transparency 75% min. Section 20.11 Arch. Standards Depth of recessed entries 5'max. C. Awning 2 stories,max Depth (B) 4'min. Setback from curb (C) 2'min. N Height,clear (D) 8'min. D. Miscellaneous Residential windows shall not be used. Doors may be recessed as long as main facade is at BTL. 4 r - Open-ended awnings are encouraged. Rounded and hooped awnings are discouraged. - Shopfronts with accordion-style doors/windows or other operable windows that allow the space too en to the street are encouraged. 86 Stoop Section Plan Lot ROW Lot ROW ' po, I I i I ' IVY ROW I Lot One —- St•tt BTL S. kMn ROW A. Description Prop. Line The main facade of the building is near the frontage line and the -�y elevated stop engages the sidewalk.The Stoop shall be elevated above the sidewalk to ensure privacy within the building. Stairs from the stoop may lead directly to the sidewalk or may be side-loaded. ` This type is appropriate for residential uses with small setbacks. B. Size Width, clear (A) 5'min.-8'max. Depth,clear(B) 5'min.-8'max. Height,clear (C) 8'min. Height 1 story,max l T Depth of recessed entries (D) 6'max. 87 20.110.014(e) Building Types This Subsection provides an overview of the allowed building types.The names of the building types are not intended to limit uses within a building type. For example,a detached house may have non-residential uses within it,such as a restaurant or office.Table 20.110-2 (Building Types General) provides an overview of building types. 1 The lot size standards for each building type is codified in the transect zones. (See 20.110.014(c), Place Types).The lot size designates the range of lot sizes on which the given building type is allowed to be built. If the lot is smaller or larger than the allowed lot size,a different building type shall be selected. 2 Each lot shall only have one building type, except as follows: i.Where allowed by the applicable zone in Section 20.110.014(c) (Place Types) and primary building type,one Carriage House is also allowed; and/or: ii.More than one building type is allowed on a lot if the submitted building permit application includes a site plan that meets all the requirements of Section 20.110.014(c) (Place Types). 3.The Carriage House building type is the only accessory structure in which accessory dwelling units are allowed in transect zones. 4.Secondary wings and accessory structures shall have a smaller footprint,a narrower width, and a depth not greater than the main building. 88 Table 20.110-3 Building Types -Allowed Transect Zones Carriage House.This building type is an accessory structure typically located at the rear of a lot.It typically T4-MS T4-F provides either a small residential unit,home office space,storage,or other small commercial or service use T4N-SV T4N-MV that may be above a garage or at ground level.This type is important for providing affordable housing T5-MS TS-F _ opportunities and incubating small businesses within walkable neighborhoods. TSN-LV T5N-MV SD-1 SD-2 Cottage Court.This building type consists of a series of small,detached structures providing multiple units T4-MS T4-F arranged to define a shared court that is typically perpendicular to the street.The shared court takes the place T4N-sv T4N-Mv of a private rear yard and becomes an important community-enhancing element of this type.This type is T5-MS T5-F appropriately scaled to fit within primarily single-family or medium-density neighborhoods.It enables TSN-LV TSN-MV appropriately scaled,well-designed higher densities and is important for providing a broad choice of housing tVpes and promoting walkabil SD-1 SD-2 Courtyard Building.The Courtyard building type is a medium to large building typically located at the front T4-MS T4-F of a lot.The structure consists of multiple stacked and/or adjacent units accessed primarily from a courtyard T4N-SV T4N-MV defined on three sides by the building and open on one side to the fronting street.The shared courtyard TS-MS TS-F provides a place of common yard or gathering space.The courtyard building would be best suited along a I'` TSN-LV TSN-MV main street or in higher density neighborhoods. SD-1 SD-2 Duplex,Vertical.This building type is a small to medium sized structure that consists of two side-by-side or T4-MS T4-F f: vr�- stacked dwelling units,both facing the street and within a single building massing.This type has the T4N-sv My appearance of a medium to large single-family home and is appropriately scaled to fi t within primarily single- TS-MS TS-F family neighborhoods or medium-density neighborhoods.It enables appropriately-scaled,well-designedTSN-Lv TSN-Mv higher densities and is important for providing a broad choice of housing types and promoting walkability. SD-1 SD-2 Flex.The Flex building type is a medium to large sized structure,1 to 3 stories tall,build of a large lot that T4-MS T4-F incorporates structured parking. It can be used to provide a vertical mix of uses with ground floor light T4N-SV T4N-MV industrial,service,or retail uses and upper floor service or residential uses. The ground floor can be initially TS-MS TS-F buildings that can readily change use over time. used for residential until the commercial market matures at which time the space can be converted to higher MV commercial use.This type is a primary component of an urban flexible neighborhood that provides a mix of TSN- TSN- sD-1 SD-2 Live/Work.This building type is a small to medium-sized attached or detached structure that consists of one T4-MS T4-F dwelling unit above and/or behind a flexible ground floor space that can be used for residential,service,or T4N-SV T4N-MV retail uses.Both the ground-floor flex space and the unit above are owned by one entity.This type is typically TS-MS TS-F located within medium-density neighborhoods or in a location that transitions from a neighborhood into a TSN-LV TSN-MV neighborhood main street.It is especially appropriate for incubating neighborhood-serving retail and service uses and allowing neighborhood main streets to expand as the market demands. SD-1 SD-2 Allowed ■ Not Allowed 89 Main Street Mixed-Use.This building type is a small-to medium-sized structure,typically attached,intended T4-MS T4-F Is to provide a vertical mix of uses with ground-floor retail,or service uses and upper-floor service,or T4N-SV T4N-MV z residential uses.This type makes up the primary component of a neighborhood main street and portions of a downtown main street,therefore being a key component to providing walkability. TS-MS TS-F TSN-LV TSN-MV SD-1 SD-2 Mid-Rise.This building type is medium to a medium-to large-sized structure,built on a large lot that typically T4-MS T4-F incorporates structured parking.It can be used to provide a vertical mix of uses with ground-floor retail,or T4N-SV T4N-MV service uses and upper-floor service,or residential uses; or it may be used as a single-use building,typically TS-Ms TS-F service or residential,where ground floor retail is not appropriate.This type is a primary component of a MV downtown main street and higher densities that promote walkability. SD-TSN-1 TSN-2 Multi-Plex:Medium This building type is a medium structure that consists of 3-8 side-by-side and/or stacked T4-MS T4-F dwelling units typically with one shared entry or individual entries along the front.This type has the T4N-SV T4N-MV '` '® appearance of a medium-sized family home and is appropriately scaled to fit sparingly within primarily single- Ts-MS TS-F i �j family neighborhoods or into medium-density neighborhoods.This type enables appropriately-scaled,well- ��'W E�' designed higher densities and is important for providing a broad choice of housing types and promoting TSN-LV TSN-MV 9 walkability. SD-1 SD-z NNW _ Multi-Plex:Large.This building type is a medium-to large-sized structure that consists of 8-20 side-by-side T4-MS T4-F _ - and/or stacked dwelling units,typically with one shared entry.This type is appropriately scaled to fit in i ■ ;�; T4N-SV T4N-MV `� °°• within medium-density neighborhoods or sparingly within large lot predominantly single-family Iol 'ii, neighborhoods.This e enables appropriately-scaled,well-desi ned higher densities and is important for TS-Ms TS-F g type g g p T5N-LV T5N-MV providing a broad choice of housing types and promoting walkability. SD-1 SD-2 Row House/Townhouse.This building type is a small-to medium sized typically attached structure that T4-MS T4-F consists of 2-8 row houses placed side-by-side.In a feature unique to Cincinnati,this type may also T4N-SV T4N-MV occasionally be detached with minimal separations between the buildings.This type is typically located within { medium-density neighborhoods or in a location that transitions from a primarily single-family neighborhood TS-MS TS-F into a neighborhood main street.This type enables appropriately-scaled,well-designed higher densities and is T5N-LV T5N-MV important for providing a broad choice of housing types and promoting walkability. SD-1 SD-2 Stacked Flats.This building type is a medium-to large-sized structure that consists of multiple dwelling units T4-MS T4-F accessed from a courtyard or series of courtyards.Each unit may have its own individual entry,or may share a T4N-SV T4N-MV ` common entry.This type is appropriately scaled to fi t adjacent to neighborhood serving main streets and x F walkable urban neighborhoods.It enables appropriately-scaled,well-designed higher densities and is !',; �-�► TSN-Lv TSN-Mvim important for providing a broad choice of housing types and promoting walkabil ty•This building tyPa may include a courtyard. SD-1 SD-z Allowed ❑ Not Allowed ❑ 90 Carriage House A.Description H.Private Open Space The carriage House building type is an accessory The private open space requirements for the structure typically located at the rear of a lot.This lot shall be determined by the main building structure typically provides either a small residential o on the lot.No additional private open space is unit,storage space,home office space,or other small loon p required by a carriage house. commercial or service use that may be above a garage 4 or at ground level.This building type is important forAL providing affordable housing opportunities and M, incubating small businesses within walkable WL neighborhoods. _. -._. E.Allowed Frontage Types € i i Stoop i Carriage houses are not required to have is is g q a frontage type. is $ F.Pedestrian Access i i _ Main Entrance Location: Side Street = Alley Internal to the Lot S,Wc V k L- Frontag 6u0 e g The main entrance may not be through a -----Selne ❑ I garage. B.Lot G.Vehicle Access and Parkin Only allowed on lots where the main building has a Parking may be accessed from the alley, residential use and is one of the following building side street or front street. types:Duplex,Row House,and Multi-Plex:Small. C.Number of Units Parking may only be accessed from the Units per Building1 max. front when there are no adjacent alley or Miscellaneous Carriage Houses per Lot I 1 max. side street. Carriage houses shall not be taller or have a D.Building Size and Massing larger footprint than the main building on the lot. Height Per transect zone standards in Section 20.110.014(c). Footnotes Main Body 1 Carriage houses may be connected to the Width(A) 36'max. _ main building by an uninhabitable space such Depth(B) 30'max. as a breezeway. Separation from Main Building(C) 10'min.l 91 Cottage Court A.Description F.Common Open Spa e The cottage court Building Type consists of a series of ' Width(D) 20'min. small,detached structures,providing multiple units arranged to define a shared court that is typically Depth(E) 20'min. perpendicular to the street. The shared court takes the place of a private rear and becomes an important ��� community enhancing element of this type. The type is — - Area 400 sf per unit min. appropriately scaled to fit within primarily single family or medium density neighborhoods. It enables appropriately scaled,well designed higher densities and is important for providing a broad choice of housing types,the potential for affordable housing and the promotion of walkability. AllD.Allowed Frontage Types Y--.._._____._.._ i - _ i Porch: Projecting i Stoop -- L i E.Pedestrian Access Li � _ Main Entrance Location C : i Front Street ` '1 I — i - ! Key Rey --ROW/La line Building --ROW/Lot We ❑ F—p SetWck Line Seth ck Line ❑ P—e Open Sp- B.Number of Units Units per Building 1 max. w Cottage Buildings per Lot 3 min.:9 max. C.Building Size and Massing - T Miscellaneous Height 1-1/2 stories max. Required street setbacks and driveways shall Main Body not be included in the private open space calculation. Width(A) 32'max. Depth(B) 24'max. 92 Courtyard Building A.Description _ F.Private Open Space The Courtyard building type is a medium to large No private open space requirement. building typically located at the front of a lot.The structure consists of multiple stacked and/or adjacent units accessed primarily from a courtyard defined on tILI G.Common Areas three sides by the building and open on one side to the Courtyard area shall be common open space. fronting street. D.Allowed Frontage Types - i I Stoop i I E.Pedestrian Access j Pedestrian connections shall link all i _ buildings to the public right of ways, I = _ _ height J courtyards,and parkingareas .: I -- - = I The primary entry of ground floor units shall be directly off of a courtyard or I I i +a L.._.._.._.._ _.._.._.._..J street. _-- ''- Franf Street • No more than 3 units may enter from one "� IF Key for Diagrams --ROW/Lot Line �Encroachment Q Open Space _ - stoop. B.Courtyard(s On corner lots,units in side street facing Width(A) 20'min.; 50'max. wing may enter from the side street. Width-to-Height Ratio' (B) 1:2 min.;2:1 max. Courtyards shall be accessible from the Depth from front of building(C) 20'min.; 50'max. front street. Miscellaneous Depth-to-Height Ratio' B 1:1 to 3:1 Each unit may have an individual entry. A minimum of three courtyard edges shall be Area Total 400 sf min.; �, i defined by the building. 50 sf unit min. C.Building Size and Massing Minimum 75%of units shall front onto the courtyard. Main Body Footprint Width(D) 100'max. Depth (E) 100'max. Footnotes Wing Footprint 1 Height must also comply with height Width(F) 28'max. standards in each transect. Depth(G) 50'max. 93 Duplex,Vertical A.Description H.Private Open S ace The Duplex Building Type is a small to medium sized Width(D) 15'per unit min. structure that consists of two side by side or stacked dwelling units,both facing the street,and within a Depth(E) 15'per unit min. single building massing. This type has the appearance of a medium to large single family home and is / Area 300 sf per unit min. appropriately scaled to fit within primarily single family neighborhoods or medium density t. neighborhoods. It enables appropriately scaled,well designed higher densities and is important for r providing a broad choice of housing types and promoting neighborhood walkability aa, N., D.Allowed Frontage Types �.._.._.._.._..�.._.._.._.._.._ r._.. ._.. ..�._.. ._.._.._i Porch:Engaged ! ! ! ! Porch: Projecting I Stoop Common Yard Dooryard E.Pedestrian Access =- - - -- =- --- Main Entrance Location(C): -i FrmeSvw. f.aa area - Front Street w, Key ROW!L Each unit shall have an individual entry --- Los Llne � BuIlEing ROW/Loc Line F --- '� rontage -..Setback Line Setback Line Prlvotat Open Space facing the street on or no more than 10' -- behind the fa ade. On corner lots each unit shall front a different street. B.Number of Units Units per Buildin 2 max. Miscellaneous Duplexes per Lot 1 max. Required street setbacks and driveways shall C.Building Size and Massing not be included in the private open space Height area calculations. Per transect zone standards in Section 20.110.014(c). t4 Main Body -- " = Required private open space shall be located Width (A) 48'max. behind the main body of the building. Secondary Wing(S) Width(B) 30'max. 94 Flex Building A.Description F.Private Open Space The Flex building type is a medium to large sized No private open space requirement. structure,1 to 3 stories tall,build of a large lot that incorporates structured parking. It can be used to provide a vertical mix of uses with ground floor light industrial,service,or retail uses and upper floor service or residential uses. The ground floor can be :' 4 initially used for residential until the commercial market matures at which time the space can be converted to higher commercial use.This type is a - primary component of an urban flexible neighborhood that provides a mix of buildings that can readily change use over time. nib ua, D.Allowed Frontage Types ---- ; ---- Forecourt > Shopfront ,>> F Gallery i Stoop E.Pedestrian Access(D): 1 ` - Ground floor units may have individual N entries along the front street or side street. 1 Key MY _ Lor Ln� � BuAding ----ROW/Loy Lina ❑ Fronnge _ ----S,,b.,,k L,­ Seob.&line ❑ Ni..op-Space — - B.Number of Units Unrestricted C.Building Size and Massing Height 12 story min.:4 story max. Height shall also comply with transect zone standards in Section 20.110.014(c). Main Body Width(A) 150'max. Secondary Wing(s) ; s` Width(B) 60'max. �—— Depth(C) 60'max. 95 Live /Work A.Description F.Private Open S ace The Live/Work building type is a small to medium Width(C) 20'min. sized attached or detached structure that consists of one dwelling unit above and/or behind a flexible g ,r_ _®_ Depth(D) 20'min. ground floor space that can be used for residential, ■ ■ ■ ■ W.-:3 l-.�' service,or retail uses.In limited situations,this 111EM„ft� Area 15%of total lot building type can be used for some incubator light industrial applications as well. Both the ground floor 1I flex space and the unit above are owned by one entity. This type is typically located within medium density _ neighborhoods or in a location that transitions from a E neighborhood into a neighborhood main street. It is especially appropriate for incubating neighborhood serving retail and service uses and allowing neighborhood main streets to expand as the commercial market matures. . . D.Allowed Frontage Types ---,--�- -- — -� Forecourt _LIIIIIII'r _ !IIII11. Dooryard M® �I Shopfront Gallery E.Pedestrian Access Main Entrance Location(C): Front Street v., Ground floor space and upper unit shall _.._RO IL dine ■ Building _.._ROW,L.Lina ❑ Fro V have separate entries. ----Setback line ----Setback line ❑ Pr t.Open space B.Number of Units Units per Building 4 max. . - Footnotes Each Live/Work pair of units shall be used by the 1 Height shall also comply with transect zone same owner. standards in Section 20.110.014(c) Live Work Buildings per Lot 1 2 max.C.Building Size and Massing Height 2 stories max. 4 stories max.' Main Body Width(A) 18'min.: 36'max. 96 Main Street Building A.Description F.Private Open Space The Main Street Mixed Use building type is a small to No private open space requirement. medium sized structure,typically attached,intended to provide a vertical mix of uses with ground floor retail or service uses and upper floor service or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street,therefore being a key component to a walkable quality place. D.Allowed Frontage Types �, � Forecourt j Dooryard Shopfront a Gallery � � a E.Pedestrian Access es c ess (D) Upper floor units located in the main building shall be accessed by a Freer kn.r —_ Franr S.r... -- common entry along the front street. Ground floor units may have Rey (E) individual entries along the front --ROW/Loa Line ❑ Budding ---ROW/Lot Line ❑ Frontage --- street or side street. Setback Line --Setback Line Elprince Open Space On corner lots,units in a secondary (F) wing/accessory structure may enter from the side street. B.Number of Units Units per Building 2 min. C.Building Size and Massing Height 2 stories min. 5 stories max.' Footnote Main Bodyi 'Height shall also comply with transect Width (A) 150'max. standards in Section 20.110.014(c) t. Secondary Wing(s) Width(B) 100'max. _ - Depth (C) 65'max. 97 Mid-Rise A.Description F.Private Open Space This building type is medium to a medium-to large- No private open space requirement. sized structure,built on a large lot that typically incorporates structured parking.It can be used to provide a vertical mix of uses with ground-floor retail, or service uses and upper-floor service,or residentialmm uses;or it may be used as a single-use building, m ' �� � tnn n41 typically service or residential,where ground floor m retail is not appropriate.This type is a primary - component of a downtown main street and higher densities that promote walkability. D.Allowed Frontage Types �.. Dooryard .4 Forecourt Gallery Shopfront i Stoop j i E.Pedestrian Access _ Units shall be accessed by a Upper-Floor(D) common entry along �.,« the front street. Units may have Ground-Floor(E) individual entries along the front street or side street. B.Number of Units G.Courtyard s Unrestricted — — Courtyards where provided shall meet the following standards: C.Building Size and Massing Width (F) 20'min.; 50'max. Height r I4 Width-to-Height Ratio 1:2 to 2:1 Per transect zone standards in Section 20.110.014(c). r Depth G 20'min.; 150'max. Main Body Depth-to-Height Ratio 1:1 to 3:1 Floors 1-2 r Width(A) 150'max. Miscellaneous Depth (B) 150'max. The floorplate of any floor may not be larger Floors 3+ than the floor below. Width(C) 65'max. 98 Multi-Plex: Medium A.Description F.Private Open S ace The Multiplex Medium building type is a medium Width(F) 8'min. structure that consists of a maximum of 10 side by side or stacked dwelling units,typically with one shared Depth(G) 8'min. entry or individual entries along the front. This type has the appearance of a medium sized family home and Area 100 sf min. is appropriately scaled to fit sparingly within primarily I �� single family neighborhoods or into medium density neighborhoods. This type enables appropriately Low scaled,well designed higher densities and is important for providing a broad choice of housing types, particularly affordable housing,and promoting local walkability. D.Allowed Frontage Types i Porch:Engaged jPorch: Projecting r Stoop it a E.Pedestrian Access a 1 .,. {p Main Entrance Location E : i i i III I:IL il _ _ J Front Street ® � Each unit may have an individual entry. Key Key - _.. _.. -ROW/Loy Line � Building -ROW/La Line Franrage ---- Setbck Line --- Ssbeck Line ❑ PH—Open Sp- B.Number of Units Units per Building 10 max. Miscellaneous Small Multiplex per Lot 1 max. The footprint area of an accessory structure C.Building Size and Massing may not exceed the footprint of the main Height body of the building. IWI^ �III� Per transect zone standards in Section 20.110.014(c). Main Body j�� 0 g Required street setbacks and driveways shall Width(A) 48'max. loll not be included in the private open space Depth(B) 48'max. calculation. Secondary Wing(s) I Required private open space shall be located Width C 30'max. behind the main body of the building. Depth(D) 30'max. 99 Multi-Plex: Large A.Description F.Private Open Space The Multiplex: Large building type is a medium to large No private open space requirement. size structure that consists of 11 or more side by side and/or stacked dwelling units,typically with one shared entry. This type is appropriately scaled to fit within medium density neighborhoods or sparingly within large lot predominately single family neighborhoods.This type enables appropriately scaled, lift well designed higher densities and is important for providing a broad choice or housing types,including the potential for affordable housing and promoting walkable neighborhoods. D.Allowed Frontage Types ---- - Porch: Projecting Forecourt Stoop E.Pedestrian Access Main Entrance Location(E): Front Street IC Rey Re, Each unit may have an individual entry. --ROW/Lot line RWI&S --ROW/Lot LIM Frontne ---- Setback Line — Setback line ❑ Prm.Open Space B.Number of Units Units per Build in 11 min. Miscellaneous Large Multiplex per Lot 1 max. The footprint area of an accessory structure C.Building Size and Massing may not exceed the footprint of the main Height � body of the building. Per transect zone standards in Section 20.110.014(c). Main Body Nki . Units located in the main body shall be Width(A) 80'max. accessed by a common entry along the front Depth(B) 75'max. street. Secondary Wing(s) On corner lots,units in a secondary wing may Width C 48'max. enter from the side street. Depth (D) 36'max. 100 Row House / Townhouse A.Description F.Private Open Space The Row House/Townhouse building type is a small to Width(C) 8'min.per unit medium sized typically attached structure that consists of 2-8 Row Houses palace side by side.They may also Depth(D) 8'min.per unit be detached with minimal separation between the buildings. This type is typically located within medium 11 Area 100 sf per min. density neighborhoods or in a location that transitions from a primarily single family neighborhood into a neighborhood main street.The type enables appropriately scaled,well designed higher densities - and is important for providing a broad choice of housing types and price ranges as well as promoting walkable neighborhoods. ,y D.Allowed Frontage Types .._..___ u ..._.._.. .._. f. .._.. Porch:Engaged ■ il Porch: Projecting Stoop E.Pedestrian Access o-- Main Entrance Location B : i Jli Front Street 1, �r,.�..K �e, Each unit may have an individual entry ey ROW Line Setback Lor l ROW!L facing a street. -- ot ----- ack Lina -�— / ine R� ootage Shared Lor Lines Building ---- Setback Line ❑ Private Open Space B.Number of Units Units per Row House Townhouse 1 max.per floor r` Miscellaneous The footprint area of an accessory structure Row Houses/Townhouses per Lot 1 min. i. may not exceed the footprint of the main body of the building. Row Houses Townhouses per Run 2 min.: 8 max. Required street setbacks and driveways shall C.Building Size and Massing not be included in the private open space Height area calculation. Per transect zone standards in Section 20.110.014(c). Main Body Required private open space shall be located Width(A) 18'min. behind the main body of the building. 36'max. 101 Stacked Flats A.Description F.Private Open Space A medium to large sized structure that consists of No private open space requirements. multiple dwelling units accessed from a courtyard or series of courtyards. Each unit may shave its own individual entry,or may share a common entry. This type is appropriately scaled to fit adjacent to local serving main streets and walkable urban neighborhoods. It enables appropriately scaled,well designed higher densities and is important for providing a broad choice of housing types,including affordable housing,and promoting neighborhood 1" walkability. This building type may include a courtyard. w D.Allowed Frontage Types A. ----------------------------- --------- -- Forecourt ! ! Porch: Projecting Stoop E.Pedestrian Access(C): O ! it i Units shall enter from a courtyard or a;f77 1 i i street. .e.,.. .=v... Courtyards shall be accessible from the _e1 P F K. ve, front street. --Row/LOI Line Building --0.0W/Loc Line ❑ F,--e - -- Saback line -- Setback Line 8 Open space - Each unit may have an individual entry. B.Number of Units Units per Build in 12 min. Courtyard s Stacked Flats per Lot 2 max. Width 40'min. 160'max. C.Building Size and Massing Width/Height Ratio 1:2 min.; 3:1 max. Height see footnote' Depth 40'min. 150'max. Main Body 2 Depth/Height Ratio 1:2 or 3:1 Width(A) 280'max. Area(Total) 400 sf min. Depth B 220'max. ;�t 50 sf min per unit Footnotes 1 Height shall also comply with transect zone standards in Section 20.110.014 c 102 20.110.014(f) Block, Thoroughfare and Public Rights of Way Standards All new construction,reconstruction,and reconfiguration of blocks, medium to high densities,while ensuring that buildings relate streets,rights-of-way,or public frontages must comply with this section. positively to the public realm.As a general rule,a perimeter depth of 35 feet for fine-grained mixed use or housing and 70 feet for 1. Block Standards retail/commercial development provides a starting point and can General be refined to reflect specific planned building types. iv. Provide continuity of street frontage. Particularly along Main The development block is the land area defined and enclosed by the Streets,a direct frontage to pavement relationship assists street grid. It can vary considerably in shape and size according to the commercial viability and street vitality. Continuous building lines configuration of streets,preferred orientation and topography,as well along a block edge are more successful at providing good enclosure as the nature of individual development projects and the building types to a street or park and generating"active frontage"with frequent that are to be accommodated.The majority of land area contained doors and windows animating the public realm.Use continuous within Arlington's Quality Places is either undeveloped or poised for frontages as far as possible,by adhering to a common building line. redevelopment. The existing street grid in these areas is similarly either Where a looser framework of buildings is required,these are best broadly defined,or undefined. absorbed into the perimeter block,positioned near to the street For this reason,precise, quantitative block sizes and shapes will be with walls,fences,and other landscape features used to close the determined as development progresses in these areas.As this visual gaps. Projections and set-backs from the building line can be development occurs,block sizes,shapes,and orientations will conform used to add emphasis,but the function of the resulting spaces must to the following standards: be clearly defined. i.Face the Street. The most fundamental requirement in v. For walkability and connectivity,smaller blocks are preferred. structuring predictable build form within development blocks is to 1. In considering the optimum size of development blocks,a make a clear distinction between public fronts and private backs. trade-off has to be struck between: Buildings which front streets,squares and parks present their a.Ease of access. public face to the outside world and give life to it. Public fronts and b.The ability to sustain a variety of building types and uses. private backs are made distinct when primary access is from the c.The ability to change and adapt over time. street,the principle frontage. Both Private Frontage types (Section 2. A general guide to block sizes is that blocks widths of 350 feet 20.110.014(d) Frontage Types) and Public frontage types (Section to 450 feet enable this trade-off to be achieved in a variety of 20.110.014(f) (2))will be followed in the design and configuration different urban locations and circumstances,reducing to 200 feet of development blocks. to 250 feet along centers of commercial activity. ii.Respect privacy.The distance between backs of properties needs vi. Block Shape.Square blocks generally offer the most flexible to be considered in terms of privacy. Individual lot depths and basis for accommodating a range of commercial and residential building placement is detailed in Section 20.110.014(c) Place buildings and more options for internal treatment. Types. Rectangular blocks with depths of over 450 feet are more suitable iii. Line the Perimeter. Lining the edges of blocks with a perimeter for larger buildings,such as factories and warehouses,and more of buildings accommodates a diversity of building types and uses at properly belong in industrial and general commercial areas. 103 Rectangular blocks of 250 feet in width and up to 300 feet in depth 2. Public Rights-of Way Standards oriented with their short side onto the main street are beneficial in increasing connectivity with the surrounding neighborhoods and General providing more crossings and intersections,which serve to slow A right-of-way must be designed in relation to topographic and drainage traffic,making it easier and safer for pedestrians and cyclists. conditions,public convenience and safety,and the existing and Residential buildings are able to line the quiet sides of the block. proposed development served by the right-of-way. Irregular blocks can be molded to respond to topography and the i.Accessibility creation of focal points such as parks or trails with building frontages that are not necessarily parallel. 1.All public and private rights-of-way must conform to Public vii.Connectivity: The size and shape of urban blocks exert a Right-of-Way Accessibility Guidelines (PROWAG) set forth by the United States Access Board. defining influence on connectivity. Ideal urban connectivity is a 2.All public and private vehicular rights-of-way must be complete balance of factors influencing ease of travel by automobile,bicycle, streets,designed for safe,comfortable,and convenient movement public transit,and by foot.The City recognizes the importance of both along and across rights-of-way by people of all ages and multi-modal transportation through its Complete Streets abilities,using multiple modes,consistent with the City's complete Program.Although precise measurements of connectivity are streets policy. difficult,there exist a number of urban design elements which, where employed,have demonstrated improvement in multi-modal ii. Right-of-Way Types access.The following block standards (Table 20.110-4)will apply to both new and re-development within the Mixed Use Overlays.In 1. All vehicular rights-of-way,whether publicly dedicated or re-developed areas,if local conditions,such as topography or privately held,must match one of the right-of-way types existing street configuration prevents strict adherence to the described by Section 20.110.014(f) (3),Thoroughfare Standards. standards,alternate methods that provide comparable connectivity 2. A vehicular,pedestrian,transit,or bicycle right-of-way type is a maybe employed with approval of the Director. classification that reflects the general design parameters of the right-of-way,including,but not limited to,target speed,number of travel lanes,travel lane width,medians,and the width of certain Table 20.110-4 elements of the pedestrian way are divided into the following: Mid-Block Break Type a. Passage.A pedestrian connector passing between or through Uninterrupted buildings,providing shortcuts through long blocks and Transect Block Length sometimes connecting rear parking areas with frontages. Primary Street Side Street b. Alley.A vehicular drive located to the rear of lots providing T4N-SV;T4N-MV 500 ft.max. Trail/Passage Alley access to service areas,parking,or accessory structures,and T5N-MV;T5N-LV 400 ft.max. Passage Passage/Alley containing utility easements. T4N-MS;T4-F; 250 ft max Passage Alleyc. Lane.A narrow,slow movement thoroughfare,typically T5-MS;T5- . . g containing one travel lane. d. Street.A local thoroughfare of low speed and capacity. 104 e. Avenue.A thoroughfare of high vehicular capacity and low TABLE 20.110-5: MEDIAN DIMENSIONS speed,which is often a short distance connector between neighborhood centers or an approach to a civic building. WIDTH distance thoroughfare that traverses an MEDIAN TYPE f. Boulevard.A long-distance g (MIN/PREFERRED) urbanized area and is designed for high vehicular capacity and moderate speed. Median for access control 4'/6' g. Multiway Boulevard.A variation of a boulevard characterized Median for pedestrian refuge 6'/8' by a central roadway for through traffic and parallel lanes accessing abutting property,parking,and pedestrian and Median for street trees and lighting 6'/10' Median for single left-turn lane, 10' 14' bicycle facilities. / streets avenues iii. Right-of-Way Context. Rights-of-way must be consistent with Median for single left-turn lane, 12'/16'-18' the transect and the intended form and use of abutting property; boulevards multiwa boulevards i.e.,a mixed-use right-of-way type would be consistent with a Median for multi-use path,double row 20'/24' mixed-use zone,such as the T4-Main Street or T5N-Medium of trees Volume zones. 22'/24',plus 10' for iv. Right-of--Way Parameters.The required parameters for the Median for transit way each side platform,or 30' for center right-of-way types described in Section 20.110.014(f) (3) are platform subject to the following additional considerations: 1. The pedestrian way must be articulated with well-defined frontage,throughway,furnishing,edge,and extension zones,as 4. Where curb parking is required,the curb parking must be applicable,in accordance with Section 20.110.014(f)(3). provided to the maximum extent practicable on both sides of the 2. Where installed,bicycle facilities must be in accordance with vehicular way.Exceptions may be made for drop-off and loading Section 20.110.014(f) (xiii) Bicycle Facilities zones,bus lanes/busways,curb extensions and mid-block plazas, 3. Where installed,medians must be in accordance with Table or enhanced pedestrian or bicycle facilities. 20.110-5: Median Dimensions. 5. Street trees are required in accordance with Section 20.110.014(i) (3) (i),and 20.110.0140) (5) (i) Required Landscaping. 6. Street lighting must be installed in accordance with Section 20.110.0140) (2) Outdoor Lighting Standards v. Right-of-Way Construction.All right-of-way construction and repair must be in accordance with standards and specifications set forth by the Director of Public Works.Any right-of-way work requires a right-of-way work permit per AMC Section 20.60.030. vi. Public Use.All vehicular rights-of-way,whether publicly dedicated or privately held,must be available for public use at all 105 times. Gated rights-of-way and rights-of-way posted as private are 3. Sidewalks must be provided on both sides of all vehicular not permitted.The Director Public Works may waive this rights-of-way,except for alleys or where one side of the right-of- requirement for public safety purposes,to facilitate construction or way is a steep vertical wall,railroad, or other feature to which the events, or for rights-of-way which serve sensitive governmental public does not require access. facilities. 4. Sidewalks must be paved with a fixed, nonslip material. 5. Sidewalks must be as straight and direct as possible, except to vii.Waivers and Modifications.The Director of Public Works may avoid established trees or unavoidable obstacles. waive or adjust the requirements of this section as follows: 6. Where sidewalks cross driveways,the throughway zone must vii. Where a constrained right-of-way width, existing drainage remain level,with no change in cross-slope.The appearance of the patterns, or natural features,such as established trees, do not allow throughway zone,such as scoring pattern or special paving,must for the required dimensions of the right-of-way type,alternative be maintained across the driveway to indicate that,although a dimensions may be approved,so long as the design of the right-of- vehicle may cross,the area traversed by a vehicle remains part of way: the pedestrian way. 1.Accommodates required access for people with disabilities and x. Sidewalk Zones.The pedestrian way, composed of the portion of access to adjacent uses and transit stops. the right-of-way that typically includes the planting area and 2. Ensures the safety,and facilitates the expected levels, of sidewalk and is measured from the curb line to the property line of pedestrian activity. the adjoining properties,must be articulated according to the 3. Provides adequate protection for pedestrians. following sidewalk zones: viii.Where the standards of this section are determined to not 1. Frontage Zone.The area adjacent to the property line that adequately protect the public health,safety,and welfare, provides a transition between the public sidewalk and the alternative or additional standards may be applied. building facade. 2.Throughway Zone.The portion of the sidewalk used for pedestrian travel that is clear of obstacles and provides a smooth Pedestrian Facilities walking surface. 3. Furnishing Zone.The portion of the sidewalk used for street ix. Required Sidewalks trees,landscape,transit stops,street lights,sidewalk cafes,and 1.All development that involves new construction of a principal site furnishings. building, expansion of an existing principal building by 2,500 4. Edge Zone.The area used by people getting in and out of square feet or more,or substantial renovation of an existing vehicles parked at the curbside. principal building,must provide for sidewalks of the minimum S. Extension zone. The area where pedestrian space may be dimensions prescribed by the right-of-way type per Section extended into the parking lane,via features such as bulb-outs or 20.110.014(f) (2) Rights-of Way Standards. Sidewalks must be mid-block plazas. The extension zone is an optional element installed,widened, or modified,as appropriate,prior to the subject to approval of the Director of Public Works. issuance of a certificate of occupancy. 2. Sidewalks must be maintained in a state of good repair by the owner of the property fronting any thoroughfare in accordance with Chapter 12.20.030 of the Municipal Code. Table 20.110-6: Streetscape element Location 106 Pedestrian Way xii. Sidewalk Zone Parameters.The required parameters for Appropriate Elements (General)Zone sidewalk zones for right-of-way types described in Section 20.110.014(f) (2) are subject to the following additional Merchandise displays,cafe seating,furnishings considerations: Frontage Zone aligned with building frontage,planting along 1.At transit stops with shelters,the furnishing and edge zones building frontage should be widened to a minimum of four feet to provide Throughway Special paving wheelchair access to and in front of the shelter. 2.Where sidewalk cafes are anticipated in the frontage zone Trees and plantings,seating,bicycle racks, and/or furnishing zone,the frontage zone and/or furnishing zone Furnishing Zone kiosks,cafe seating,public art,utility boxes, should be at least six feet in width. transit shelters,other site furnishings 3. Where very high pedestrian volumes are expected,such as at Edge Zone Street lights,parking meters,signage poles, transit transfer points,and theater entrances and exits,additional bollards,noncontiguous tree basins sidewalk width and special design attention,particularly at Planting and seating areas in flexible parking crossings,should be provided. Extension Zone zones or on curb extensions,trees in islands, Bicycle Facilities transit shelters xiii.The following bicycle facilities may be considered in right-of- way construction,reconstruction,and reconfiguration projects, taking into consideration the appropriateness of the bicycle facility for the right-of-way type and surrounding context: 1. Sharrow.A marking placed in a vehicular travel lane to indicate :. that a bicyclist may use the full lane.Also called a shared-lane marking. 2. Bike Lane.A portion of the roadway that has been designated by striping,signage,and pavement markings for the preferential or exclusive use of bicyclists,typically located adjacent to motor ti vehicle travel lanes and flowing in the same direction as motor vehicle traffic. l 3. Buffered Bike Lane.A conventional bicycle lane paired with a designated buffer space separating the bicycle lane from the adjacent motor vehicle travel lane and/or parking lane. m Q,L--n 4. Contra-Flow Bike Lane.A bicycle lane designed to allow 3 a bicyclists to ride in the opposite direction of motor vehicle traffic, typically used to convert a one-way traffic street into a two-way Xi. typical street,one direction being for motor vehicles and bikes,and the st] le 120.110-6: other being for bikes only. Streetscape Element Location. 107 S.Left-Side Bike Lane.A conventional bike lane placed on the left at the intersection,high-visibility striping,such as continental side of one-way streets or two-way median divided streets. striping,is preferred. 6.Cycle Track.An exclusive bike facility that combines the user xvi. Curb Extensions experience of a separated path with the on-street infrastructure of 1. Curb extensions (also known as "bump-outs"or"bulb-outs") a conventional bike lane.A cycle track is physically separated extend the sidewalk out into the street,usually to the edge of the from motor traffic and distinct from the sidewalk. on-street parking lane.The feasibility of curb extensions should be 7. Raised Cycle Track.A bicycle facility that is vertically separated evaluated whenever curb ramps are installed or an intersection is from motor vehicle traffic,typically paired with a furnishing zone reconstructed or reconfigured,giving careful consideration to between the cycle track and motor vehicle travel lane and/or potential impacts on delivery access,garbage and snow removal, pedestrian area,and allowing for one-way or two-way travel by and street sweeping. bicyclists. 2.Where installed,a curb extension may extend no greater than 8.Two-Way Cycle Track.A physically separated cycle track that one foot less than the width of the parking lane.A curb extension allows bicycle movement in both directions on one side of the must be at least 15 feet in length or,in the case of a curb extension road. designed to accommodate transit passenger boarding and alighting,long enough to encompass the front and rear doors of Intersection Treatments the transit vehicles that will use the curb extension. 3.The design and placement of street furniture,trees,and xiv.Curb Ramps plantings on a curb extension may not impede pedestrian flow or 1.At intersections,ADA-compliant curb ramps enabling persons interfere with corner visibility.Vertical elements should be used with special mobility needs to safety cross a roadway must be installed. to alert drivers to the presence of a curb extension. xvii. Pedestrian refuge islands 2.Curb ramps that align with the crosswalk,consistent with the 1. Pedestrian refuge islands,which can be used to divide travel direction of pedestrian travel,are preferred. lanes and provide spaces for pedestrians to safely wait while xv.Crosswalks. crossing the vehicular way,should be considered in the following 1.A crosswalk,defined as a lateral extension of a sidewalk circumstances: through an intersection,may be marked or unmarked.Legally, a.Any pedestrian crossing where the vehicular way consists of crosswalks exist at all intersections (including T-intersections) four or more travel lanes. unless specifically prohibited. b.Any intersection where signal timing may not allow 2. Marked crosswalks, delineating preferred crossing routes for pedestrians to cross in one phase. pedestrians and alerting other road users where to expect c.Any intersection with difficult crossing geometry. crossing pedestrians,should generally be installed and 2.Where installed,a pedestrian refuge island should: maintained at high priority intersections where greater a.Have an area of at least 120 square feet with minimum pedestrian visibility is desired,such as at school crossings,where dimensions of six feet in width and 20 feet in length. two or more transit routes cross,where traffic volumes exceed b. Include an ADA-compliant channel of a minimum of five feet 2,000 Vehicles Per Day(VPD). in width and six feet in depth.A channel of six feet in width and 3. A marked crosswalk must align with curb ramps and be at least eight feet in depth is preferred. six feet in width.Where large volumes of pedestrians are expected c.Be designed to discourage vehicles from encroaching into it. 108 xviii. Pedestrian Signals and center island narrowing,may be considered in right-of-way 1.Pedestrian signals,which inform pedestrians when to cross at construction,and reconfiguration projects,subject to approval by signalized intersections,may be required at signalized the Director of Public works. intersections.The inclusion of pedestrian signals that are xxiii. Road Diets accessible to the visually impaired are preferred. Wherever an existing right-of-way is reconstructed or 2.Where pedestrian signals are installed,the pedestrian signal reconfigured,consideration must be given to the appropriateness phase timing must comply with MUTCD standards. of a road diet,defined as a reduction in the number or width of xix.Mid-Block Crossings travel lanes within a right-of-way allowing reallocation of 1.Mid-block crossings provide convenient crossing locations for vehicular space to alternative uses (i.e.,parking lanes,bicycle pedestrians where intersection crossing opportunities are distant, facilities,medians,pedestrian refuge islands,or widened sidewalks and may be considered in accordance to the Department of Public or planting strips).A road diet is typically appropriate on rights-of- Works policy on midblock crossings. way carrying fewer VPD than the right-of-way is designed to 2.Where installed,a mid-block crossing should: accommodate (i.e.,a right-of-way with four travel lanes carrying a. Be placed generally within the middle third of the block side. less than 20,000 VPD may be a prime candidate for a four-lane to b. Be built with curb extensions,wherever advisable,to enhance three-lane conversion). pedestrian crossing visibility and reduce crossing distances. 3. Coincide with mid-block passages,if present. Thoroughfare Standards xx. Roundabouts xxiii. Street Types 1.Roundabouts,which are circular intersections in which This section describes the right-of-way types and their required vehicular traffic is slowed and flows almost continuously in one and preferred parameters,which are derived from the ITE direction around a central island to several exits onto intersecting Walkable Urban Thoroughfares Manual and NACTO Urban Bikeway rights-of-way,may be considered where it is desirable to increase Design Guide. vehicular capacity at intersections,slow traffic,and reduce the severity of collisions. The illustrative examples provided in this section communicate 2. If installed,a roundabout must be in accordance with the one possible configuration of each right-of-way type. By applying FHWA's Roundabouts:An Informational Guide. the requirements outlined and working with the Director of Public xxii.Traffic Control Devices Works,various configurations may be determined acceptable. All traffic control devices,such as right-of-way signs,pavement markings,and traffic signals,must be consistent with the Manual on Uniform Traffic Control Devices (MUTCD). xxii.Traffic Calming Measures 1.Traffic calming measures,such as full closures and half closures, speed tables,lateral shifts and chicanes,knockdowns,chokers, 109 Alley v 1 Traffic Volume Range Less than 1,000 VPD Number of Travel Lanes B 1 Target Speed 5-15 mph Travel Lane Width min max C 8'/20' Travel lane width,plus 2' Curb Parking Not permitted Right-of-Way Width (min) (A) shoulders on either side or 5'shoulder one side Driveway Access Permitted Pedestrian Facility Type Shared Bicycle Facility Type referred Shared Frei ht Movement(generally) Local deliveries only 110 Mixed Use Avenue 4� i h 1 a c - I O � p O O ® ® ® ® ® rJ OO Traffic Volume Range 15,000- 30,000 VPD Edge and furnishing zoned J) 4' 7.5' Target Speed 25-30 mph Extension zone. If provided. max K Width of parking lane Right-of-Way Width (A): (min./preferred) Number of Travel Lanes (C) 2-4 Two travel lanes 58'/73' Travel Lane Width (D) 10'/12' Two travel lanes,plus one turning lane 68'/83' Median Optional Four travel lanes 78' 93' Turning Lane E Optional Four travel lanes,plus one turning lane 88' 103' Curb parking Required Driveway Access Permitted,but not encouraged Parallel curb parking width F 7' 8' Pedestrian Facility Type Sidewalk Bicycle Facility Type referred (B) Shared or bike lane/cycle track Freight Movement(generally) Local truck route Total pedestrian way width G 12' 19.5' Footnotes Frontage Zone H 2' 3' 'Furnishings in furnishing zones allowed only immediately in front of Throughway zone I non-glazed walls. 111 Mixed Use Boulevard Lr 6 ® `J 8 ° o Traffic Volume Range 15,000 - 740,000 VPD Number of Travel Lanes C 4 Target Speed 25-30 mph Travel lane width D 10' 12' Right-of-Way Width (A): (min./preferred) Median Required Four travel lanes 92'/117' Turning Lane (E) Optional Four travel lanes,plus one turning lane 98' 127' Curb parking Required Driveway Access Permitted,but not encouraged Parallel curb parking width F) 7' 8' Pedestrian Facility Type Sidewalk Bicycle Facility Type referred B Shared or bike lane/cycle track Freight Movement(generally) Regional truck route Total pedestrian way width G 12' 21.5' Frontage Zone H 2' 3' Throughway zone I 6' 10' Footnotes Edge and furnishing zoned J 4' 8.5' 'Furnishings in furnishing zones allowed only immediately in front of Extension zone. If provided. (max) (K) Width of parking lane non-glazed walls. 112 Mixed Use Street i S .s� Traffic Volume Range 1,000 - 15,000 VPD Number of Travel Lanes B 2 Target Speed 25 mph Travel lane width C 10' 11' Right-of-Way Width (A): min. referred Median Optional Two travel lanes 58'/66' Turning Lane Not permitted Driveway Access Permitted,but not encouraged Curb parking Required Pedestrian Facility Type Sidewalk Parallel curb parking width D 7' 8' Bicycle Facility Type referred Shared Freight Movement(generally) Local deliveries only Total pedestrian way width (E) 12'/18' Frontage Zone (F) 2' 2.5' Throughway zone G 6 8' Footnotes Edge and furnishing zoned H 4' 7.5' 'Furnishings in furnishing zones allowed only immediately in front of Extension zone.If provided. max I Width of parking lane non-glazed walls. 113 Multiway Boulevard r, t —a O O ® 0 @� � ® T O O t9 Traffic Volume Range 15,000 -40,000 VPD Number of Travel Lanes (C) 4 central lanes; 2 drop lanes Target Speed 25-30 mph Travel lane width D : Right-of-Way Width (A): min. referred Central Lanes 10' 12' Four central lanes,plus two drop lanes 110' 147' Drop Lanes 10' 11' Four central lanes,plus one turning 116'/151' Median Required lane and two drop lanes Turning Lane (E) Optional Not permitted in central lanes; Curb parking Not required in central lanes; Driveway Access permitted in drop lanes required in drop lanes Pedestrian Facility Type Sidewalk Parallel curb parking width F 7' 8' Bicycle Facility Type (B): Central Lanes (optional) Bike lane/cycle track Drop Lanes Shared Median (optional) Multi-Use path Freight Movement(generally) Regional truck route Total pedestrian way width G 12' 21.5' Frontage Zone (H) 2' 3' Throughway zone I 6' 10' Footnotes Edge and furnishing zones' J 4' 8.5' 'Furnishings in furnishing zones allowed only immediately in front of Extension zone.If provided. max K Width of parking lane non-glazed walls. 114 Passage X�--I __7 -t- Im 7,11 r - - _ v CA7C7 Right-of-Way Width min referred A 10' 30 Frontage Zone min referred D 0' 9' Bicycle Facility/Pedestrian Type (B) Shared or Multi-Use Path Throughway Zone (min/preferred) (E) 10'/12' Total Pedestrian Way Width (C) 10'/30' 115 Residential Avenue 1.I El ® O O UB © ® OI O O O O Traffic Volume Range 15,000-20,000 VPD Edge and furnishing zones I 3' 9.5' Target Speed 25-30 mph Extension zone. If provided. (max) (J) Width of parking lane Right-of-Way Width (A): (min./preferred) Number of Travel Lanes (C) 2-4 Two travel lanes 52'/68' Travel Lane Width (D) 10'/12' Two travel lanes,plus one turning lane 52'/78' Median Optional Four travel lanes 72' 88' Turning Lane Optional Four travel lanes,plus one turning lane 82' 98' Curb parking Required Driveway Access Permitted Parallel curb parking width E 7'/8' Pedestrian Facility Type Sidewalk Bicycle Facility Type referred B Shared or bike lane/cycle track Freight Movement(generally) Local truck route Total pedestrian way width F 12' 17' Frontage Zone G 1' 1.5' Throughway zone H 5' 6' 116 Residential Street C--- \H�---- F U -------------------------------------- �J Traffic Volume Range 500 - 5,000 VPD Edge and furnishing zones H T 7.5' Target Speed 25 mph Extension zone. If provided. max I Width of parking lane Right-of-Way Width (A): min. referred Number of Travel Lanes B) 2 Two travel lanes 52' 64' Travel Lane Width C 10' 11' Driveway Access Permitted Median Optional Pedestrian Facility Type Sidewalk Turning Lane Not Permitted Bicycle Facility Type referred B Shared Curb parking Optional Freight Movement(generally) Local Deliveries Parallel curb parking width D 7' 8' Total pedestrian way width E 9' 16' Frontage Zone F 1' 1.5' Throughway zone G 5' 6' 117 20.110.014(G) Parking Standards ii. Larger Vehicle Parking 1. Purpose.This Section regulates and ensures the provision of 1.Trucks,tractors or tractor-trailers having a capacity of more parking spaces and access drives are designed for motor vehicles than a one-and- one-half-ton load,front-and rear-end loaders, and bicycles.The Section also provides options for adjusting or any commercial,industrial,agricultural or transportation parking requirements and providing parking alternatives.These vehicles or equipment shall not be parked or stored within any standards ensure that parking needs of new land uses and T3 or T4 zones for purposes other than short-term unloading, development are met,while ensuring parking spaces and access loading or delivery services, or temporary construction within drives are designed and located in a manner consistent with the the zone. desired character and development patterns of walkable 2.Automobiles,small trucks,vans,vehicle trailers permitted in communities as outlined in the Arlington Comprehensive Plan. conjunction with an approved home occupation (one per home 2. Applicability. On-site parking shall be required in all transect occupation),and recreational vehicles,utilized for personal or zones as set forth in this section and shall apply to the following: business use,are excluded from the provisions of this i. New development; Subsection. ii. Changes in land use; and iii. Storage of Unregistered or Inoperable Motor Vehicles. iii. Changes to a building or structure that cause an increase or Automotive vehicles,trailers, or vehicles of any kind or type, decrease of 25 percent or greater made subsequent to the requiring licenses,but without current plates or inoperable, shall effective date of this Form-Based Code: not be parked in a transect zone unless parked within a 1. Gross floor area; completely enclosed building. 2. Seating capacity; iv. Cargo or Freight Container: portable cargo or freight storage 3. Dwelling Units; or containers in any zone for purposes of loading or unloading,may 4. Parking spaces be parked or stored 3. General Parking Standards v. Commercial Auto Repairs. Commercial repairs or restoration of i. Off-Site Parking. Required off-street parking may be provided if vehicles shall only be conducted in the appropriate transect zones. the following standards are met: vi. Non-Commercial Auto Repairs within T3 and T4 Zones. 1.The required parking is provided in an off-street parking Unlicensed vehicle restoration is permitted within an allowed off- facility on another site within 600 feet of the site proposed for street parking area,provided the vehicles undergoing restoration development,as measured along thoroughfare rights-of-way or used for parts shall either be covered by a commercially that provide access to both sites; manufactured opaque automobile cover in serviceable condition 2. Pedestrian access between the site and the off-site parking or stored in an enclosed building. area shall be via concrete or paved sidewalk or walkway; and 1. Not more than one vehicle per premises for either renovation 3.The owners of the site and the offsite parking area shall or parts may be screened by use of a cover that shall be securely provide a recorded parking agreement or covenant in a form fastened to the vehicle. approved by the City Attorney reflecting the arrangement 2.Vehicles other than the screened vehicle shall be parked in an between the sites. enclosed building. 118 4. Number of Motor Vehicle Parking Spaces Required 5. Parking Adjustments i. Required Spaces.The minimum number of parking spaces i. On-Street Parking. On-street parking spaces adjacent to the lot required are listed in Table 20.110.014-7 (Maximum Parking may count towards the required non-residential use parking Spaces Required). However, if the minimum number of parking standards. space requirements are provided in Section 20.110.014(c) (Place ii. Shared Parking. For two use types,shared parking shall be Types) for the applicable transect zone and use,then those calculated as follows: The sum of the required parking for the two standards take precedence over the standards in Table 20.110-7 use types shall be divided by the factor listed in the table below. (Parking Spaces Required).When calculating the minimum The required number of parking spaces shall be rounded up to the number of parking spaces,numbers shall be rounded up to the closest whole number. If the use is not listed below then the closest whole number. shared parking shall be based on Subsection (iii) below. Table 20.110-7: Maximum Parking Spaces Allowed Table 20.110-7a Use Maximum Spaces Allowed Shared Parking Factor for Two Uses Residential Residential Lodging Office Retail Group Residential: Residential Care 1 per 3 Residential 1.0 1.1 1.4 1.2 beds/residents Lodging 1.1 1.0 1.7 1.3 For other residential uses se Section 20.110.014(c) (Place Types) Office 1.4 1.7 1.0 1.2 Retail Retail 1.2 1.3 1.2 1.0 See Section 20.110.014(c) (Place Types) Recreation,Education,Public Assembly Colleges and Universities 1 per 5 seats plus 1 iii. Shared Parking Study.When three or more use types share per 3 auditorium parking or a use type is not listed in Table 20.110-7a (Shared seats Parking Factor for Two Uses) above,the amount of required Community/Public Safety Facility 1 per 300 gsf parking may be reduced as follows: Schools, Public or Private 1. If the Director determines one of the following circumstances Grades K-8 1 per 30 seats has been established,the Director may grant a reduction in the Grades 9-12 or Trade 1 per 10 seats parking standards set forth in this Subsection: a.Where uses seek to share parking with different peak hour Theaters 1 per 5 seats demands and are in the same or adjoining development,the Other Assembly Uses owner of the parking spaces shall submit to the Director an With Fixed Seats 1 per 5 seats analysis and substantiated projections of peak parking Without Fixed Seats 1 per 300 gsf demand for the entire development to justify the shared use of Services parking spaces for separate uses; See Section 20.110.014(c) (Place Types) b.Where the special nature of a certain development(e.g., special types of housing projects inhabited by persons with 119 low or no automobile ownership) does not require the amount exit a parking space directly from a public thoroughfare. Ingress of parking listed in Subsection D; or to and egress from parking spaces shall be from an on-site aisle c.Where fewer parking spaces are needed due to access to or driveway,except: transit,special designs and traffic mitigation measures a. Parking spaces within lots of up to eight spaces may be incorporated in the parking lot design and circulation plan. designed or located so as to permit a vehicle to enter or exit a d.The Director shall consider all of the following in parking space directly from a public alley or rear lane. determining whether a reduction is warranted: 1.The likelihood that the reduced number of parking spaces can satisfy demand; 2.The amount of time during the year when the number of spaces provided may be insufficient and the amount of \ resulting parking overflow; 3.The impact of periodic overflows upon the public \ thoroughfares and other parking facilities; 4.The nature of surrounding land uses,character of the surrounding road system,and nearby circulation pattern; S.The amount of on-street parking available within one- quarter of a mile of the development; \ 6.Any additional reduction in on-site parking demand by implementing transportation demand management strategies proposed by the applicant; and in all cases,the owner of the lot shall have the burden to demonstrate that a reduction in parking standards is warranted. Table 20.110-8: Minimum Dimensional Requirements 6. Parking Spaces, Lot Design and Layout Drive Aisle Width i.Access.The following standards are applicable to off-street Angle Parking One- Two- Space Space Depth A Wa B Way C Width D Length E parking lot access design and include parking for single-family Parallel 8'1 12' 20' 8' 20' residences unless modified by Section 20.110.014(c) (Place 300 17' 11' 24' 9' 20' types). 450 20' 13' 24' 9' 20' 1. Each required off-street parking space shall open directly 600 21' 18' 24' 9' 20' onto an aisle or driveway as specified in Table 20.110-8 Perpendicular 18, 24' 24' 8' 18' (Minimal Dimensional Requirements for Parking Spaces and Endce 36' 24' 24' 8' 36' Aisles).All off-street parking facilities shall be designed with an on-street parallel parking shall be determined by standards set forth appropriate means of vehicular access to a thoroughfare or to an 20.110.014 3 (Thoroughfares) alley to cause the least interference with traffic flow. 2. Parking spaces in any parking lot or parking structure shall not be designed or located so as to permit a vehicle to enter or 120 7. Driveways 11. Dimensional Standards for Parking Spaces and Aisles i.Access to driveways. i. General. Standard car parking spaces and parking lot aisles shall 1. Developments of two or fewer dwelling units.Access to and comply with the minimum dimension standards established in from driveways onto public thoroughfares shall be where Table C (Minimum Dimensional Requirements) above. practicable by forward motion of the vehicle. ii. Dimensional Adjustments. Parking structures may be subject to 2.All other developments.Access to and from driveways onto dimensional adjustments based on utilization,but in no case shall public thoroughfares shall be by forward motion of the vehicle. the standard parking space width be less than eight feet. ii. Driveways shall extend and include the area between the lot Reduction in design standards shall be subject to approval by the line and the edge of the street pavement. Director. iii.The design and construction of all off-street parking access iii.Vertical Clearance.All parking spaces shall have a minimum drives shall meet the requirements of the Director of Public overhead clearance of six foot,eight inches (6'8"). Works. iv. Reduction for Sidewalk and Planter Overhangs.When a parking 8. Identified as to Purpose and Location. Off-street parking areas of space abuts a sidewalk or planter;the front two feet of the four or more spaces and off-street loading areas shall include required parking space length may overhang the planter or painted lines,wheel stops, curbing or other methods of identifying sidewalk provided that wheel stops or curbing are provided and individual parking spaces and loading areas,while distinguishing the remaining area outside of the overhang meets the minimum such spaces from aisle and other circulation features. width requirements of the sidewalk or planter. 9. Materials v. Spaces near Obstructions.When the side of a parking space i.All off-street parking areas and driveways shall be surfaced with abuts a wall or other structure that is taller than six inches,the materials approved by the City Engineer. width of the parking space shall be increased by two foot,six ii.The use of pervious or semi-pervious parking area surfacing inches (2"6"). materials2including,but not limited to"grasscrete," or recycled 12. Landscaping,Fencing,and Screening materials such as glass,rubber,used asphalt,brick,block and i. Parking lots with more than 8 parking spaces shall provide one concrete-may be approved by the Director for required vehicular tree per every four parking spaces. surface area on a site,provided such areas are properly ii. Screening of parking and loading areas shall meet the following maintained.Where possible,such materials should be used in standards: areas in proximity to and in combination with on-site stormwater control devices. Table 20.10-9: Parking and Loading Area Screening 10.Accessible Parking.All parking facilities that require accessible Zone Adjacent Zone Required Screening' parking spaces shall ensure that a portion of the total number of T4,TS T4,or Residential 6'wall,fence,or required parking spaces shall be specifically designated,located, Non-transect zone evergreen hedge and reserved for use by persons with physical disabilities,in 'Screening is not required when parking and loading is adjacent to an alley accordance with the standards in the Federal Americans with Disabilities Act(ADA). 121 iii.Landscaping areas may be ideal locations to accommodate 3.Racks shall be designed and installed to permit two points of stormwater management features. contact with the frame and allow the frame and one or both 12.Location wheels to be secured; i. Location of required on-site parking in all zones is regulated by setbacks set forth in Section 20.110.014(c) (Place Types) and the Number of Bicycle Parking Spaces and Location Standards following: 1. Parking lots with 20 or fewer spaces shall have all off-street Table 20.110-10;Bicycle Parking Re uirements parking areas separated at least five feet from buildings in order Use Type Required Spaces Location to provide a sidewalk between the building and parking area. Residential: Multi- 1 per 4 bedrooms Either within the 2. Parking lots with more than 20 spaces shall have all off-street Family building or within 25feet of the building parking areas separated at least 10 feet from buildings in order entrance to make room for a sidewalk,landscaping,and other planting Retail,Services or 4 stalls or 20%of Within 50 feet of public between the building and the parking area. Recreation,Education required off-street entrance of the building 3.This separation may be eliminated to the rear of buildings in and Public Assembly' automobile parking and adjacent to a areas designed for unloading and loading of materials. spaces,whichever is bicycle path and/or 13. Size of Parkin Lot greater(up to a pedestrian walks g maximum of 30 bicycle i. Parking lots larger than one-quarter of an acre in size shall be spaces) divided into smaller parking areas with planted landscape areas Industry, 10%of required off- Within 50 feet of public with a minimum width of 15 feet between them to minimize the Manufacturing& street automobile entrance of the building Processing and parking spaces, and adjacent to a perceived scale of the total field of stalls. Transportation, whichever is greater bicycle path and/or 14.Tandem Parking Tandem parking is allowed in all zones for all Communications, (up to a maximum of 30 pedestrian walks. residential uses as follows: Infrastructure' bicycle spaces) i. Both tandem parking spaces satisfy the parking requirement of 'At the discretion of the Director required bicycle parking may be provided within the public ROW. one residential unit; and ii.Neither of the tandem parking spaces shall be for required accessible parking spaces. 4.Areas containing bicycle spaces shall be surfaced with 15.Bicycle Parking Requirements impervious surfaces such as concrete or pavers. Pervious pavements or gravel may be used where appropriate as i. Exempt.Bicycle parking is not required for single-family determined by the Director; residential developments and uses. 5.When located within a parking area: curbs,fences,planter ii. Bicycle Parking Standards. Bicycle spaces shall be provided in areas,bumpers,or similar barriers shall be installed and accordance with the following standards: maintained for the mutual protection of bikes,motor vehicles 1. Bicycle parking shall consist of either a lockable enclosure and pedestrians,unless determined by the Director to be (locker) in which the bicycle is stored or a rack to which the unnecessary; and bicycle can be locked; 6.Bicycle parking shall be placed in a convenient,highly-visible, 2. Lockers and racks shall be securely anchored to the pavement active,and well-lit location. or a structure; 122 iii.Bicycle Parking Space Dimensions.All bicycle parking shall have the front of the lot facing on to the civic space for a meet the following minimum dimensions: minimum of three quarters of the civic space perimeter. In 1. Each bicycle parking space shall include a minimum area of 72 addition,abuilding abutting a park must have an entrance facing inches in length and 24 inches in width that is clear of the park. obstructions; 2. No part of the rack shall be located closer than 30 inches to a wall or other obstruction; Lot adjacent to civic space 3.The front or back of the rack shall be located no less than 48 inches from a sidewalk or pedestrian way; and — — — 0000 Front of Lot 4.A minimum of 30 inches shall be provided between adjoining --- a a racks. Left:Diagram illustrates lot __ Q ■ Q configuration meeting minimum j I 0 a j standards for a civic space with a 20.110.014(h) Civic and Open Space Standards 0 a 1 'Building"frontage.Three quarters ---� 0000 - of the building lots along the civic 1.The standards established in this Section provide the Place _ space,wither attached to or across a Types with a diverse palette of parks and other publicly accessible , thoroughfare from,have the front of civic spaces,publicly or privately owned,that are essential I I I I the lot facing onto the civic space. components of walkable urban environments. 2.There are multiple civic space types defined in Table 20.110-11 (Civic Space Type Standards).Two of the civic space types, 3.Independent. Lots that are attached to or across a Playgrounds and Community Gardens,may be incorporated into thoroughfare from a civic space listed as having an any of the other types or may stand alone. "Independent"frontage may have the front,side street or rear of 3. In Table 20.110-11 (Civic Space Type Standards),the graphic the lot facing on to the civic space. and textual description of each civic space type are illustrative in iv.Disposition of Elements: The placement of objects within the nature and not regulatory. 4.The service area,size,frontage and disposition of elements civic space; 1.Natural.Civic spaces with natural character are designed in a standards of each civic space type are regulatory. natural manner with no formal arrangement of elements. i. Service Area.Describes how the civic space relates to the City as 2.Formal. Civic spaces with a formal character have a more rigid a whole and the area that will be served by the civic space. layout that follows geometric forms and has trees and other ii.Size.The overall range of allowed sizes of the civic space. elements arranged in formal patterns. iii.Frontage.The relationship along property lines of a civic space 3.Informal.Civic spaces with an informal character have a mix to adjacent buildings or lots. of formal and natural characteristics. 1.The front of the lots attached to or across a thoroughfare from S.Typical Facilities.The list of the typical facilities found in Table a civic space should face on to the civic space to the maximum 20.110-11 are not intended to be a complete list of facilities extent possible. allowed nor is it intended that every civic space would contain each 2. Building.Lots that are attached to or across a thoroughfare of the facilities listed. Facilities larger than the indicated gross from a civic space listed as having a"Building"frontage shall square footage (gsf) require review and approval by the Director. 123 6. The civic spaces specified in Table 20.110-11 (Civic Space Type AMC Section 20.08.010 (Definitions of Basic Terms) or of slopes Standards) are allowed by right or by review in the designated greater than five percent of a critical area buffer. Place Types. Civic Spaces allowed by review are allowed if 8.Subdivided residential developments of less than twenty-five approved by the Director. dwelling units are exempt from the requirements of this Section 7. Except as provided in Subsection (8),every residential unless the City agrees that it will accept an offer of dedication of development shall be constructed so that at least five percent of the such open space,and in that case,the offer of dedication shall be total development remains permanently as usable open space. For made. the purposes of this section usable open space shall include,but 9. Additional Standards. not be limited to: i.Accessory Structure Standards.All accessory structures within i.An area unencumbered by any substantial structure or utility civic and open spaces,including,but not limited to,restrooms, easement for distribution lines; open-air pavilions,gazebos,picnic shelters and outdoor theaters, ii.An area not devoted to use as a roadway,parking area,or shall not be subject to the physical standards of the transect zones sidewalk; in Section 20.110.014(c) (Place Types).They shall be designed iii. Is defined as a Low Impact Design (LID) feature as approved by and furnished to be consistent with the character of the transect the Director; zone in which they are located.Such consistency may require iv. Is left(as of the date development began) in its natural or accessory structures to maintain building setbacks,frontage, undisturbed state if wooded,except for the cutting of trails (as massing,disposition and character similar to adjacent defined in Section 20.110.014(f)),or if not wooded at the time of development as determined by the Director. development,is landscaped for ball fields,picnic areas,or similar ii.Lighting Standards. facilities, or is properly vegetated and landscaped with the 1.All athletic field/sport court lighting shall be Dark Sky objective of creating a wooded area or other area that is Compliant and shall require a Special Use Permit(SUP). consistent with the objectives set forth in Subsection (vi); v. Parks and Civic spaces as defined in Table 20.110-11 Civic Space Standards. In the case of Civic spaces and Parks,within the total areas stipulated,the length shall be no more than twice the width. This limitation does not apply to Trails.If topography,existing foliage, or other natural features prevents these proportions, functionally comparable areas can be approved by the Director; vi. Space that is capable of being used and enjoyed for purposes of informal and unstructured recreation and relaxation; vii. Space that is legally and practicably accessible to the residents of the development out of which the required open space is taken, or to the public if dedication of the open space is required pursuant to AMC Section 20.52.040 (Dedication,Ownership,and Maintenance of Recreational Areas and Open Space);and, viii. Consists of land no more than twenty-five percent of which lies within a floodplain or floodway as those terms are defined in 124 Table 20.110-11: Transect Zone Civic Space Community Park Neighborhood Neighborhood Plaza Pocket Plaza Pocket Park Playground Community Garden Type Green Square Illustration S I ®� 'RU u�i II I L � I J L —1 [T L T I u J 0 - u oil --TF &k A NMI m=M 011 17 nnF- -IrMM MMM Mnn Description An open space An open space An open space A formal open space A formal open An open space An open space An open space available for available for available for civic available for civic space available for available for designation and designed as a unstructured unstructured and purposes, purposes and civil purposes and informal activities equipped for the grouping of garden and limited limited amounts of unstructured and commercial commercial in close proximity recreation of children. plots that are amounts of structured limited amounts of activities.Plazas are activities.Plazas are to neighborhood A playground should available to nearby structured recreation. structured typically typically residences. be fenced and may residents for small recreation. recreation. hardscaped. hardscaped. include an open scale cultivation. Commercial Commercial shelter.Playgrounds Community Gardens activities shall be activities shall be may be included within may be included with subordinate to civic subordinate to civic other civic spaces. other civic spaces. uses. uses. Location and Size Location: Service Area Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Neighborhood Size: Minimum 4 acres 1 acre 1/z acre i/z acre 2,000 sf 2,000 sf Maximum 2 acres 1 acre 2'h acres Y2 acre 1 acre Character: Frontage Independent Building Building Building Building Building Independentor Independentor Building Building Disposition of Informal Informal Formal Formal Formal Formal or Informal Formal or Informal Formal or Informal Elements Typical Passive and Passive and active Passive and active Passive and active Passive and active Passive and active Accessory structure, Accessory structure, Facilities active recreation, recreation, recreation, recreation, recreation, drinking fountains, drinking fountains, recreation, structured and structured and accessory structure, accessory structure, accessory structure, paths and trails. paths and trails. accessory unstructured, unstructured, drinking fountains, drinking fountains, drinking fountains, structure, accessory structure, accessory paths and trails. paths and trails. paths and trails. drinking drinking fountains, structure,drinking fountains, community facility fountains, community <5,000 sf,paths and community facility facility<5,000 sf, trails. <5,000 sf,paths paths and trails. I and trails. 125 20.110.014(j) Landscaping,Fencing,and Screening Standards 4.Alternatives to Requirements.The Director may modify the standards of this Division to accommodate alternatives to 1. Purpose. required landscape materials or methods,where the Director The purpose of these regulations is to provide guidelines for first determines that the proposed alternative will be equally or design, construction and maintenance of landscaping,fencing,and more effective in achieving the purposes of this Section. screening within Arlington's Place Types. Landscaping shall be a major component of site design in order to create a city that has a 3. Landscaping and Irrigation Plans strong landscaped character. In addition,Arlington's i. Landscape Plan. Comprehensive Plan calls for proactive application of Low Impact 1.A landscape plan shall be submitted, as determined by the Design principles and methods of ground water treatment to both Director,as part of each application for the following unless one undeveloped and re-developed areas of the City. is not required by Subsection 2 below: a. New development; Standards governing fences are established to promote the public b.The significant expansion (e.g., 25 percent or more of floor health, safety,and welfare, encourage an aesthetic environment area),or and allow for privacy,while maintaining access to light and air. c. Redevelopment of an existing use,as determined by the The provisions of this Section shall apply as a minimum standard Director. for all new projects and existing development with applications 2.A landscape plan shall not be required for residential projects requiring approval of a planning permit under the provisions of less than 4 units or less than 10,000sf. this Form-Based Code. 3.After review of the landscape plan by the Director and any 2.Applicability. required revisions,the landscape plan will be considered final.A i.The provisions of this Division apply to all land uses within the final landscape plan shall be approved by the Director before the Types as follows: start of grading or other construction,and before the issuance of 1. New Projects. Each new project shall provide landscaping in a Building Permit. compliance with this Section. ii. Content and Preparation 2. Existing Development.The approval of an application for 1. Required Information. Landscape plans shall contain the design review for physical alterations and/or a change in use information required for landscape plans by the Community within an existing development may include conditions of Development Department. However,at a minimum,these plans approval requiring compliance with specific requirements of shall include the following information: this Section. a.The locations of proposed materials,including the 3.Timing of Installation.Required landscape and irrigation identification of groundcovers,shrubs,and trees; improvements shall be installed before occupancy permit is b. Detailed drawings and specifications shall clearly issued by the City.The installation of landscaping for a identifying the name,size,and precise location of all materials residential project may be deferred for a maximum of 90 days (including fences and screens); and with the Director's approval due to seasonal requirements c.The precise location and technical description of the (including adverse weather conditions) and similar irrigation system and its individual components. circumstances where it may not be advisable or desirable to 2. Preparation by Qualified Professional. Each landscape plan install all approved landscaping before occupancy of the site. submitted in compliance with this Division shall be prepared by a Washington licensed landscape architect,licensed architect, 126 licensed landscape contractor,certified nurseryman, or other ii.Exceptions: professional determined by the Director to be qualified. 1.The Director of Public Works may grant a waiver to the street iii.Review and Approval.After initial application,the Director tree requirement where: shall review each landscape plan to verify its compliance with the a. Street trees of the minimum required number are already provisions of this Section.The Director's decision may be installed and maintained in a healthy,growing condition. appealed to the Planning Commission and the Planning b.There is already a well-established tree planted on=site and Commission may approve the final submittal,or may deny or adjacent to the outer edge of the property,whose crown require changes to a submittal if it is not in compliance. reaches over the public right-of-way area to be planted,and iv. Statement of Surety.When required by the Director,security in would cause overcrowding of the new street tree,and may the form of cash,performance bond,letter of credit,or instrument result in deforming the symmetry of the street tree crown as it of credit,in an amount equal to 150 percent of the total value of all approaches maturity. plant materials,irrigation,installation,and maintenance shall be c. Landscaping within Civic and Open Spaces shall be required posted with the City for a two-year period.The Director may per the standards in Section 20.110.014(h) (Civic and Open require statements of surety for phased development,a legitimate Spaces). delay in landscape installation. d. Private Landscaping shall be required in compliance with 4. Required Landscaping. Table 20.110-12 (Required Private Landscaping Components) i. Street Trees below. 1. Street Trees Required:Any development that involves e. Required landscaping shall be landscaped and maintained in construction of a new principal building,expansion of an compliance with Section 20.110.014(i) (4) (Landscaping existing principal building by 2500 square feet or more,or a Standards),Section 20.110.014(i) (5) (Parking Lot substantial renovation of an existing principal building,except Landscaping Standards),Section 20.110.014(i) (8) for single unit dwellings,double unit dwellings,and multiple (Maintenance of Landscaped Areas),and Section unit dwellings of six units or less,must include the installation of 20.110.014(i) (9) (Fences and Screening). street trees as follows: a.A minimum of one street tree must be planted on the Lands caping Com onents Frontage Parking Area Automatic adjacent public rights-of-way,excluding alleys,for each 30 feet Zones Landscaping Landscaping Irrigation of right-of-way. T4N-SV - - - b.All Street trees must be installed in accordance with the T4N-MV,T4-MS,T4-F, R R - Street Tree Standards that are on file Community T5N-MV Development. T5-MS,T5N-LV,T5-F R R R c.All required street trees must be installed within nine Key R)Required )Not Required months of the issuance of a certificate of occupancy and maintained in a healthy,growing condition until fully established or replaced as necessary. 127 5. Landscaping Standards 1. Interfere with safe sight distances for bicycle,pedestrian, or i. Minimum dimensions vehicular traffic; 1. Frontage Landscaping and Private Open Space Landscaping 2. Conflict with overhead lights,traffic control signage,utility areas shall meet the dimensional requirements for the transect lines, or walkway lights; or zone in Section 20.110014(c) (Place Types),the Building Type 3. Block bicycle or pedestrian ways. in Section 20.110.014(e) (Building Types),and the Frontage 6. Parking Lot Landscaping Standards. Type in Section 20.110.014(d) (Frontage Types). i. Installation and maintenance of shade trees and landscaping. 2.Thoroughfare and Civic and Open Space Landscaping areas Parking lots shall be improved and permanently maintained by shall meet the dimensional requirements within Section the property owner in accordance with the following standards 20.110.014(f) (3) (Streetscape Standards) and Division and the requirements in Table 20.110-14 (Required Interior 20.110.014(h) (Civic and Open Spaces). Parking Lot Landscaping) and Table 20.110-15 (Tree ii. Materials. Landscaping shall primarily consist of live, drought- Requirements for Parking Lot Landscaping) below.The Director resistant plant material. Food gardens and decorative landscape may grant an exception for small infill parking lots where features such as brick,stone,art,fountains and ponds may be used compliance with these standards is not feasible without within the landscaped area,provided such materials present an significantly reducing the development potential of the zone it is attractive setting consistent with the intent of the landscaping located within. requirements as determined by the Director. iii. Street Trees. 1. Street Trees shall be located per the standards in Section Table 20.11-14: Required Interior Parking Lot Landscaping 20.110.014(f) (Public Rights-of Way). 2. Minimum Size: Number of Parking Spaces Percent of Gross Parking Area a. New Street trees shall have a minimum caliper (trunk in Landscaping diameter) of 2 inches at 8 feet of height. 6 or fewer 0% b. Minimum tree size at planting is a 24-inch box. 7 to 15 4% c. 15-inch box specimens and smaller caliper sizes shall be 16 to 30 8% allowed for volunteer efforts and property owner initiated 31 to 70 12% replacement 71 and over 16% 3.All street trees and/or any other tree plantings within 10 feet of the public right-of-way including sidewalks, curbs and gutters, or street surface shall be installed with approved root barriers and deep water tubes (2 per tree). iv.Additional Material Specifications.The Director may approve the inclusion of areas maintained in a native planting or naturalistic state as green growing ground cover in calculating the landscaped area. v. Safety requirements. Landscape materials and screening shall be located so that at maturity they do not: 128 Table 20.110-15 providing pedestrian access through landscaped areas that Tree Requirements for Parking and Lot Landscaping would otherwise block direct pedestrian routes. 7.Parking lot screening.All surface parking areas shall be screened Landscaping Component Description from streets and adjoining properties,and the open areas between the property line and the public street right-of-way shall be Amount 1 tree per 5 parking spaces landscaped. Can Size 15 gallon i.Adjacent to streets Box Size 20%must be 24 inch 1 Caliper 1"minimum 1.A parking area for anon-residential use adjoining a public Minimum Height at Installation 6'8" street shall be designed to provide a landscaped planting strip Minimum Mature Canopy 40' between the street right-of-way and parking area equal in Characteristics High Branching,Broad Headed, depth to the setback required by the applicable transect zone or Shaded Form 10 feet,whichever is greater. Installation Root barriers and deep root 2.A parking area for a residential use,except for a single family irrigation dwelling,shall be designed to provide a landscaped planting Location Along the line between or at the back of parking bays.At both ends strip between the street right-of-way and parking area equal in of a line of parking spaces.Evenly depth to the setback required by the applicable transect zone. spaced to provide uniform shade. 3.The landscaping shall be designed and maintained to screen Required Border 6"high curb orequivalent cars from view from the street to a minimum height of three Border and Stormwater Curbs shall provide breaks every 4' feet. to provide drainage to retention and 4.Screening materials may include a combination of plant filtration areas. Minimum Tree Well Width 5' materials, earth berms,raised planters,solid decorative Car Overhangs Must be prevented by stops. masonry walls, or other screening devices that meet the intent Any vehicle overhang shall require the minimum planter area width to be of this requirement. expanded by an equivalent dimension. 5.Shade trees shall be provided at a minimum rate of one for every 25 linear feet of landscaped area,or other spacing as ii. Location of landscaping.Landscaping shall be evenly dispersed determined by the Director to be appropriate to the site and throughout the parking area,as follows: surrounding development. 1. Orchard-style planting(the placement of trees in uniformly- ii.Adjacent to side or rear property lines. Parking areas for non- spaced rows) is required for parking areas over 15 cars. residential uses shall provide a perimeter landscape strip at least 2. Parking lots with more than 50 spaces shall provide a five feet wide (inside dimension)where the parking area adjoins a concentration of landscape elements at primary entrances, side or rear property line.A fence,wall,or hedge or combined including,at a minimum,specimen trees,flowering plants, open fence and planter,at least 3.5 feet in height but no higher enhanced paving,and project identification. than the maximum height permitted by Section 20.110.014(i)(7) 3. Landscaping shall be located so that pedestrians are not Parking Lot Screening)is permitted,wherever the parking area is required to cross unpaved landscaped areas to reach building within 20 feet of the side or rear property line. entrances from parked cars.This shall be achieved through proper orientation of the landscaped fingers and islands,and by 129 iii.Adjacent to structures.When a parking area is located adjacent iv.All public landscaped areas shall be watered by automatic to a non-residential structure,a minimum five-foot wide (inside irrigation systems starting at the time landscaping is installed in dimension) landscape strip shall be provided adjacent to the order to establish and maintain plants. structure,exclusive of any building entries,or areas immediately v.All private landscaped areas required to have automatic adjacent to the wall of the structure that serve as pedestrian irrigation systems by Table 20.110-12 (Required Private access ways. Landscaping Components) shall be watered by automatic iv.Adjacent to residential use.A non-residential parking area irrigation systems starting at the time landscaping is installed in abutting a residential use shall provide a landscaped buffer order to establish and maintain plants. setback with a minimum of 10-foot between the parking area and vii.With the exception of access driveways,curbs and sidewalks, the property line of the residential use. the landscaped areas of off-street parking lots; and front and 1.A seven-foot high solid decorative masonry wall or fence, street side yards shall be maintained in a landscaped, decoratively except for approved pedestrian access,and landscape buffer treated condition,largely or wholly covered with living plant shall be provided along the property line to address land use materials.In no case shall more than 75 percent of the required compatibility issues (e.g.,light/glare and nuisance noise) as front yard or street side yard be used for a purpose other than determined by the Director. landscaping as described herein. 2. Trees shall be provided at the rate of one for each 25 linear 9. Fences and Screening. feet of landscaped area,or other spacing as determined by the i.Applicability.The requirements of this Section apply to all fences Director to be appropriate to the site and surrounding and walls in the transect zones unless otherwise stated. development. ii.Height limits. Each fence or wall shall comply with the height v.The required width of the landscape strip may be reduced by limits shown in Table 20.110-16 (Maximum Height of Fences or the Director where it is determined that certain factors would Walls). justify the reduction (e.g.,the overall site area is insufficient to accommodate the allowable structures and required parking Table 20.110-16: Maximum Height of Fences or Walls along with a landscape strip of the otherwise required width or that the otherwise required width would be inconsistent with the Location of Fence or Maximum Basic Maximum Height existing development patterns on adjacent properties).The Wall Height Exceptions requirement for a landscape strip may be satisfied by a setback or Within front or street 6'if non-obscuring side setback 4'1 /o(not in excess of 50 buffer area that is otherwise required. opacity)above 4' 8. Maintenance of Landscaped Areas. Within interior side 6' 812 i.A landscaped area provided in compliance with this Division or rear setback shall be planted with live and healthy plant materials suitable for 'Front and side street fences must meet the Design Requirements of Section screening or ornamenting the site,whichever is appropriate. 20.110.014(i)(9) (v)(fence design).Fences above 4'in height require the ii. Plant materials shall be replaced as needed to screen or approval of the Director. 2The exception is only applicable for side setbacks if both abutting residential ornament the site. structures have at least 10 foot side yard setbacks,or if a residential parcel iii.Landscaped areas shall be watered,weeded,pruned,fertilized, abuts a commercial or industrial use.The exception is only applicable for rear sprayed,kept litter free or otherwise maintained to assure setbacks when rear yard is abutting an interior side yard. compliance with the regulations requiring landscaped areas. 130 iii.Measurement of Fence and Wall Height. Fence height shall be responsible for landscaping and maintaining the area,if any, measured as the vertical distance between the finished grade at between the property line and the owner's fence. the base of the fence and the top edge of the fence material.Where 3.Hazardous and Prohibited Materials. Fences shall not a fence is constructed on top of a retaining wall,the height shall be incorporate electrically charged wire,barbed wire and razor measured from the outside base of the retaining wall,where the wire,spiked tips,chain link(with or without slats or vinyl or yard is on the high side of the retaining wall,and from the top of other coatings),woven wire mesh ("chicken wire"),welded wire the retaining wall,where the yard is on the low side of the mesh,woven wire ("hog wire") rope, cable,railroad ties, retaining wall. landscape timbers,utility poles or any other similar materials or iv.Fencing Permit Requirements materials not specifically manufactured for permanent fencing. 1.A fence permit is required to construct any fence of any 4.Posts and Supporting Members.All fence posts and related height.A building permit is required to construct any fence six supporting members of the fence shall be erected so that the feet or more in height. finished side or sides of the fence shall be facing the adjacent 2.An application for a fence permit may be obtained from the property or public right-of-way. Community Development Department and shall be approved by S.Painting and Staining.All wood fences shall be painted or the Director if it conforms to the provisions of this Section. stained,except when constructed of the heartwood of a decay- v. Fence Design. Fences shall be constructed,designed and resistant species such as redwood or cedar.All ferrous metal maintained as follows: fences,including hot-dipped galvanized steel) shall be painted 1. Permitted Materials. Fences shall be constructed of wood, with a three-coat system consisting of a corrosion resistant metal,masonry or other permanent materials designed for primer and two finish coats,with preparation and application as permanent fencing. Black vinyl coated chain link fence may be recommended by the manufacturer.All other metal fences, used only under the following conditions: including aluminum hot-dipped galvanized steel,shall be a. For demarcation,fences:5 5'. painted with at least a two-coat system intended for that b. For security,> 5',only by review. purpose. No more than two types of related fencing materials shall be 6.Gates used in any fence or wall.Fences constructed of wood shall have a. Entry features over front yard gates (e.g.,open latticed posts in contact with ground of preservative-treated wood arbors and trellises),not exceeding eight feet in height,three conforming to ASTM D1760 treated with waterborne feet in depth or five feet in width are allowed when located preservatives to a minimum retention of 6.4 kilograms per cubic within the required front yard and do not interfere with the meter(0.40 pounds per cubic feet) and components and safety requirements in Section 20.110.014(f)(4)(v) (Safety components not in contact with the ground treated with Requirements). waterborne preservatives to a minimum retention of 4.0 b.When a rear yard abuts an alley,the alley facing side of a kilograms per cubic meter (0.25 pounds per cubic feet) or shall solid fence shall be clearly labeled with the house address be of heartwood of a decay-resistant species such as redwood or number. cedar. 7.Historic Structures.All fences in parcels with historic 2. Fence Maintenance. Every fence shall be kept in good repair, resources shall be consistent with the scale and character of the consistent with the design thereof.The property owner shall be buildings and shall require approval by the Director. Administrative Design Review. 131 20.110.014(j) Low Impact Development: Managing Rainfall at its size of the proposed development or redevelopment. Source Responsibility for stormwater regulation rests with both the I. Purpose Public Works Department and the Department of Community and Low Impact Development(LID) is an approach to stormwater Economic Development.The stormwater documentation and management with a basic principle that is modeled after nature: requirements of the City of Arlington are available either directly manage rainfall at the source using uniformly distributed on-line or by reference from the City's website; decentralized micro-scale controls.The goal of this technique is to www.arlingtonwa.gov. mimic a site's predevelopment hydrology by using design methods ii.Planning techniques,non-structural practices,and design that infiltrate,filter,store,evaporate,and detain runoff close to its methods specified in this Section,the Stormwater Management source. Specific techniques are based on the premise that Manual for Western Washington (SWMMWW),and AMC stormwater management should not be seen solely as stormwater 13.28.150 (Engineering and Design Requirements),and Puget disposal.The methods that follow are consistent with the built Sound Partnership's"A Guidebook for Local Governments"shall environment,civic spaces,street environments,and walkability of be used to implement Low Impact Design (LID) to the Maximum neighborhoods detailed in other sections of this Form Based Code. Extent Practicable (MEP). The provisions of this chapter establish the minimum level of Low iii.The use of LID planning techniques and treatment practices Impact Design facilities which must be met to permit a property to must be exhausted before any structural Best Management be developed or redeveloped within Arlington. It is the specific Practice (BMP) is implemented. Stormwater management design purpose of this section to: plans for development or redevelopment projects subject to this i. Minimize water quality degradation and sedimentation in Section shall be designed using LID sizing criteria,recharge streams,ponds,wetlands,the Stillaguamish River,and other volume,water quality volume,and channel protection storage water bodies; volume criteria according to the SWMMWW and local ii. Minimize the impact of increased runoff,erosion,and requirements.The MEP standard is met when channel stability is sedimentation caused by land development and maintenance maintained, 100%predevelopment groundwater recharge is practices; replicated, non-point source pollution is minimized,and iii.Maintain and protect groundwater resources; structural stormwater management practices are used only if iv. Minimize adverse impacts of alterations to ground and surface determined to be absolutely necessary. water quantities,locations,and flow patterns; iv.Alternative minimum control requirements may be submitted v. Decrease potential landslide,flood,and erosion damage to for approval to the Director.A demonstration that alternative public and private property; requirements will implement LID to the MEP and control flood vi. Promote site planning and construction practices that are damages,accelerated stream erosion,water quality,and consistent with natural,topographical,vegetative and sedimentation will be required by the department. hydrological conditions; 3.Stormwater Management Measures vii. Maintain and protect the City stormwater management The LID planning techniques and practices in this Section,AMC infrastructure and those downstream; 13.28.150,and the SWMMWW shall be used either alone or in 2. General combination in a stormwater management design plan.An i. Required Stormwater processes,permits,and documentation applicant shall demonstrate that LID has been implemented to the will vary significantly depending on specific site conditions and 132 MEP before the use of a structural BMP is considered in developing 4. Low Impact Development Facility Details the stormwater management design plan. i.Typical On-site LID facilities i. Planning techniques and Practices. The following planning techniques shall be applied to the MEP according to the SMMWW and local requirements to satisfy the 4011,o, 100 Fool Maximum Overland Flow of Minimum 1% applicable minimum control requirements established by this I. ,� R°!.�Existing I Section: I� a• Tree Line r- ------ ----------------- � 1. Preserving and protecting natural resources; 10 Feet 0 4 I 2. Conserving natural drainage patterns; E. 3. Minimizing impervious area; 4. Reducing runoff volume; ' I 5. Using LID practices to maintain 100% of the annual average yl lli ` -- I4I B_Bll1 Bloretentlon predevelopment groundwater recharge volume; IINIIIIA�P. 6. Using green roofs,permeable pavement,reinforced turf,and ,ill0'4,1III other alternative surfaces; Q Channel Bottom INIIII1q Swale min. 7. Limiting soil disturbance,mass grading,and compaction; iEIIITNI 8. Clustering development; and Unpaved Shoulder —street- 9.Any alternative practice approved by the Director. ii.The following LID treatment practices shall be designed to MEP PLANVIEW- according to the SWMMWW,and the Puget Sound Partnership:A Guidebook for Local Governments to satisfy the applicable minimum control requirements established by this Section: ,venom-n s^°uiEer Attire PeveU 1. Disconnection of rooftop runoff; Swale R08G 2. Disconnection of non-rooftop runoff, 1% 3. Sheet flow to conversation areas; 4. Rainwater harvesting; - - - - - - 5. Submerged gravel wetlands; ELEVATION 6. Landscape infiltration; LID Development minimum lot grading and 100-year buffer 7. Infiltration berms; requirements. 8. Dry wells; 9. Micro-bio retention; 10. Rain gardens; 11. Swales, 12. Enhanced filters; and 13.Alternative practices approved by the director. 133 M 1 lreeboar4 Too of a I 0.2elt felt rom maximum vegstatatl berm /Limit of M,ta,los a DDntling depth t Grountl carer O-1 Tn°shecrass suer a't°rtlwtn(epeeumShrusabibaaont°Plat soilIIII- -limit � -]a min� 3:1�eia.w,lhIm LGrass filter strip a 4 h nglh zo 1.1 alo.aumion area \ IIJ-SITII Material S.t.:-Nrmeabsity G d er / \Existin tl Greatrthan05lclasper- or mulch layer g e ge i Sheet Ito.. � of pavement -Li Section A-A(not to scale) Plan view(nut to scale) Figure4-3.Typical biorenvuron fidliry ROOF LEADER 'bs— ' SURCHARGE PIPE let __ SPLASH BLOCK -- --CAP WITH SCREW TOP LID r — __ DaM ' aasr.'°�.a FILTER GRAVEL 3' 12' q ..:• FABRIC � 1/' 3 ELm 7 Rfg BOLDING / FOUNDATION -- FOOT OBSERVATION WELL MINIMUM PLATE 19 �°Ye"v"p6°ei'I - fwl M MINIMUM r -ea BEDROCK OR JLS.•.._.._. __ HIGH WATER TABLE T,.e.nvw.. •r r; oarii. ai Figtae 4-4.Typica! t �• �� ' ""' �! dry well Level lip of spreader (mild slope 4'min. 10'min. Q ,qIIIN,�e� �n Irll II II ,. III - E Rock-Filled Trench 2'Stone •S.- - II LEVEL SPREADER-CROSS SECTION N.T.S. FAg—4-6. Typical rods tte-h/esel spreader 134 GrAV6wart SRrFI]• rRcrR•.nt•Flr Ta RD}D RIR••IEII Figure 4-8. Example of wet vaRriAh arnoFLLL DeDCDW ruNDERaRAw navaFt Swale. Wetswalesareideal£or ROpRIDY+L�10R•ai • Y Y • Y • R�r V•V• YY Y Y Y Y ♦♦ V•♦&266 Y • tmatjW highway mnoffin low •y}}1i}i}iii+i aaia• • V lying or Rat terrain areas RRfr11FI11L6FF ai ayReLow FOia.» Y• i► ate • _� 4•�Y , O/TOM1LDmtoY•1 ♦♦ xxii♦!i i 7Ah rM'411,0I, ♦ ti♦Jiit a! ♦i • •>.� � Y Y Y Y Y Ji ♦ ♦ii♦xiJai a • ♦ ♦ • Y Y Y Y Y • • • Y Y Y V 31J Ja JJJa}iiaxx xx • ii#i#i♦xx♦iJii ii ...........4444 Y Y Y Y Y Y Y Y • r Y • #}ixii►►#►►!♦! i++s #Jax"T"Ro 444&& y iliixa}i♦}iiii}# i +#a�MNF•q•iiaaii l•"01J�R a+assiiii}}}asass'ti.s ixxx...e.taaiaiiai � i♦♦aii}♦iiii}i!x#x }♦ixaxxaiaaaaiaa♦as♦ _.ROAdlr, a♦+i♦iii}iiisaxiisJ ►iaaaaaaxa♦isiai�wa V V Y•• • Y • Y•• yIt y y • ♦ • • • Y • • • • • • • • l/R001=% �IIWOWAr-� PLAN VIEW PLAN VIEW r ro r °10"L�'e TrvEAR Levy yt.. Z YfN1 Levu �� z•uoRE oR FurLER r: wa r RORSIRR" la vrw uLvB tvr.Yi�t�e M ann OR MTiF11 n�^� R.n A.nL Rly u`6 T� T M 1P YERYFANE SEfI, I `2�Yp!°R MrIU Figure 4-7 Example of dry MT91 Tl1at NAI\HLE) Swale. Dry swa/es are used ••-�►f�•.r+�. valvlxRwew •'IMOEROMI atlowdensityrmidential "E"•O""`FDFVE projects or for Tray small i perviousamas SECTION PROFILE Figure 4-9. Typical rain Figure 4-13. Greening of a roof with an incline of 15%to 20% barrel _ ® Roof Greening 9F,o ® ve Pre-cultivded taa�tdnc vAo _ VeAelplbfl mat Wx l — �of, D x ' a.- • • • re.. e 'w� � � Ferfillzer ixicArp""` Subslrale=I < nE sx ,�'—KWX R.YN WRELS �- Protective fleece NOTE: Impmlous mertibrane I MN LWTREL TO 9E I M AT HALF-NLLED DURING*MILER NONTNS TO PREVENT BARREL FRpI URENONG IF"TER IS FROZEN Roof construction with bituminous sealing 135 ii.Typical Street LID Facilities Roadside bio retention swale with curb: Roadside bio retention swale without curb: ;`,�•,I ;o� STREET TREE ttP. DEPTH VARIES.REFER ID LMC 2t DEPTH VARIES.REFER TIRE FOR SCUM£ OTTOM OF. POPE BOTTOM O 3.5' S• WALL INLET 5 TO FMC IDLE 21 FOR CURB.0'TITTER. CUR. CLR. GRAN INLET SLOPE OU-BOTTOM OF SEE DETAIL 3 I MULCH 4.5' 5' SNN.E TOWPRpS F 2.0' VPfd6 1' DEWALK UIILOY F/SE:m M CIR. CUR. DRAIN INLET ROM PAVEMENT VARI6 10 TYR. MULCH SECTOR!PER CIVIL -,�j ROM PAVEMENT 3.D. VARIEB 1' 90FWAlH -F F.- AKINFET �2.OA SECTION PER VAM6 10'TP. 2.0 20 --- CNIL ENGINEER 18'MIN.PER CNR MW 18"MIN.PER CML` EHGIHEM OR VNOSCAPE PRCHIIECf I. OPTONf1 SLOTTED wVNINCAPPRE I ylx I F AMmOED SOILS. STORM DRAIN Sam ARCHITECT I�Ik�I REFER M FAM TIRE - PER CIVIL ENGINEER. OPIIOxAL SLOTTED 11- 6'M.N. AMENDED SOILS �b��1 I����I� 6f0YM DR AN SIZED 21 MR AMENDED H I b = ��- REFER TO FMC TITLE T' SOIL W gBJN6. �L- � =��- �TIE 21 FOR AMENDED PER CINL ENGINEER. (YNVEL BICKFlLL - - I.DIMENSIONS ARE MINIMUM AND SOIL W IpELINES 1 I I I FOR IXtAJNS PER SUBJECT TO Cm PUBLIC I - � YISDUT STANDMD _III- =1 WORKS DIRECTOR APPROVAL GRAVEL RACKRLL I.DIMENSIONS ME MIrvIMUM AND SPECIFICATION(4).6__MI, 2 WALK MAYDBE SAMEAN AM FACE OF FOR EIEVATKN MOOTTSTWIDARD .I., I WORINS PER RKS DECT IRECTOR APPROVAL 9-03.12(4).6•MIN. PER PIJBUC WORKS DIRECTOR SPECIH- BACIKFlLL AROUND ppE. 9- 4L fi"MIN. BACNFILL PRWND Roadside bio retention swale curb cut: m Roadside curb extension: INROUCH JONI(iYP.) MODIIED CONCRETE - - - COMPLE CURD k CURB A CUTTER STREET GOTIER OYP) I• IV 5 r 2IKHO(V)y1YR)' 5NA E •° R10'(IYP) A ••••••• B(SEE 21.30.040 GET.5) WLET AT LOW POINT SEE SEANCE TO BBIFS i Y DETAIL 6 •BIMREIENf10N• +BIORETFNiION • INLET VOTES {y(2'-'OV.) • ARIA` AREA' W FOREBAY EXISTING CURB CHECK O4 A.. PLANTING STRIP OURET,SEE A TO REMAIN (SEE 21.30.040 WIDTH VARIES DETAL 6 JV' DETAIL 5) r ,, .. •.SIDEWALK-- .. .. ROM PAVEMENT TOP OF CURB .....� -- NOTES: 1. WIDTH OF CURB EXTENSION:5'MINIMUM FROM INSIDE 5. SIDEWALK ELEVATIONS MUST BE SET ABOVE INLET AND TTOP OF CURB CURBS.DEPTH OF CURB EXTENSOR:6-MINIMUM FROM OUTLET ELEVATIONS TO ALLOW OVERFLOW TO DRAIN TO CUTTER LINE INLET AT GUTTER ELEVATION TO BOTTOM OF FACILITY. STREET BEFORE SIDEWALK. gRECrNIN Of FIaY / "TER ME 2, LONGRUDINAL SLOPE OF PLANTER MATCHES ROAD:FLAT 6. CHECK DAMS MAY BE REQUIRED BASED ON SLOPE OF AS POSSIBLE.3%MAXOI LONGFFUDINN-AND CROSS ROAD. SLOPE OF SOIL WITHIN PLANTER:NONE,FLAT PS 14 POSSIBLE.(TYPICAL CROSS SLOPE OF ROAD 2-6%. PLANNING PER LANDSCAPE ARCHITECT. rtrtR PRgTir CROSS SLOPE OF GUTTER 5.5%.) -TYPICAL GUTTER 8. DEPENDING ON LOCATION.UIILf1Y LINES MY NEED i0 ELEVAipN 1SPECML REDUIREMENTS WY BE NECESSARY ON STEED BE SLEEVED. PAW. t'-6' 2'-0• SLOPES k FOR FACILITIES DESIGNED TO INCLUDE 9. TYPE A CEMENT CONCRETE VIIOICAL CURB AND- 2 _____ DISPOSAL GUTTER. A MN DRAINAGE SWALE 4. INCLUDE ELEVATIONS AND STATIONING AT EVERY INLET 10.WHERE FEASIBLE WIDTH OF STORMWATER FACLITY MAY `\ AND OUI W AIDE ELEVATIONS AND STATIONING FOR COBBLES EXTEND INTO EXISTING RATTING SNdP,IN WHICH \� - SMINr:Y� (2-A OA') AB EUTNNIBDNG AND ENDING OF DEPRESSIIEMION AREA CASE,IX6RTG CURB WOULD BE REMOVED. 11.SEE DETAIL 6 FOR INLET/OUiIET. THE BARS.2 0 B O.C. MOOIF1 D CONCRETE DROP Ai GUTTER/FACE OF CURB CURB 0 CURER MONOLITHIC POUR SECTION A-A' 136 Roadside curb extension sections: Roadside curb extension details: P'YN IXIS71N0 CURD CONCRETEOL� 1'�' l•i• 000RCBREIE ADJACENT - .3:1 SLOE SLOPES LANDSCAPE (SEE NOTE 1) 6 - _ CO CONDITION FINIS.FINIS.GRADE S. w VARIES NO PARKING STREET CTI IN PER NCRETE ° //.-� 4\--'�A - S 1'-J' CONCRETE - CIVN ENGNEER ` PEA AVEL CURB ; _ o 218'-WAS HED. .Y MWIFlED CURB qq _ 2 DEEP CURB PLANTINGS 8' AMENDF0 Sills— II l,, T \.•�•'`• c. JC 1. CEYFIIT CONCRETE 7RA'FIC (SEE CETNL 6.J) -) STANDARD REFIR TO FMC '") I. yl IJI 8-" CURB!GUTTER PER F� - W CONCRETE AMENDED$OlTITLE?I FOR r FJuS•NG SUBI:RIWE 115001 STD PLAN w W CURB 's "IE�T •dLJ -00 oEnul 61 9 - gTRr�3 CUDRWES 6 MIL BLACK PLASTIC NOTES LINER 2'-6'OFFP OR 70 MEF CUTS AND FOREDO MOCIREO INLET OEPI,I Of ROADBED t IFSTORYIMTEN CURB EXTENSION IS CONSTRUCTED NEXT IO AN SECIIO.V A-A ClN2R °.d n FJ6TING SIDEWALK.SOIL ELEVATION MUS!BE BROUCNT TO TOP OF EXTENSION SECTION CURB AND MUST SLOPE AWAY FROM CJRS AT A 21 SLOPE FOR I'. 2. SEF STANDARD WNE7/WTLFT,DETAIL 6 4.-9. F TRINSIDONL SECTION CONCRETE J. RANTING PER LANDSCAPE ARCW EC7. CURB CONCRETE ORM!(NITER CURB 4. UNDERORNN OPT044 PER CM,ENGINEER TOP OF EXISTING CURB 12. 3' CHECK DAT 2"DROP N i� CONCRETE 6' C �FLUN PWf11NG5 I C� COCON CCRETE _ L 12'NOTCH - CURB �. (SEE DETAIL fi./)�3 ON ERELLJ // NOICh / C 6.4 DD7IET _ SIOPF 70 MATCh SKEET OUTLET CURB PLAN YDWRED RtD WHET SEC110N 9--laMH NOTE:SEE DETAILS 4&5 FOR OYERA PIANS AND SECTIONS FX'FNSN)N SECTION Adapted from the City of Portland,Oregon Pervious pavement sections: Bio retention swale at intersections: 5'OEPW OF PERVIOUS CENJI CONCRETE .PREVE GR DINER F RNE. uATERws APPRCNED ar cm aF HFE LAN D..0"PUNTER VARIES PER PIN! 1'MW. 6*DEPTH OBAMCOnto CRUSHEDIIRSE PER WSDOi ' �NE TIE^'4+ILS S1RP.MDTH VARIES. MI 5'MN. STANDARD SPECIRGTIDN 9 9(3) A';-L'CS'Ti'-, 1 A,E? WITH LESS THAN 1%PASSNC US NO. ,f _ ET SECTION v� ��. J,• ,_.1 , — .. ` PER SCIMER FlNSHED,FIDE PER PLAN REF R TO OR TING WEN RE£ON BBY DE AND Slp[5 'ILME 21 FOR WEN flEWIRED BY DESIGN. AMENDED SOIL GLNDELIIQ COMPACTED SUBCRA)E(92%) DIAGq,{MMA"IC SFCHON A 11..DDEEMS SHIMN ARE—I iNF:C.GC,B SIA 6 SrREJ OVREI^10,.Wh N� PfRVICUS CIXJCNEIE SICEtVA1R 6'A MIN i CURB C ECK DAM 6'1 MIN OVD F OW CULVERT EIEVAP II PEW OUS CONCRETE PER—GSP. g Il DEPTH PER CIVIL ENGINEER ;.11 " RVER ROCK CRUSHED SURFACING BASE COURSE PER WSI%IT STANDARD SPECIFlIXTIOH 9-039(3)WITH THAN O)GE 01 1%PASSING US N0.2OG SIEVE ROR:IENTION IAMB D. GEOTEXTIIE ON BOTTOM AND SIDES WHEN DAYLIQIi CUL19F OVERFLOW It OR REWIRED BY DESIGN HIP-HIGH PONT OR CULVERT COMPACTED SUBGRADE(92%) LP-LOW PANT Po(WFIFNININ AT INDA8FC11(IN I EIA"IN.11-E1'E hL 11'y'F,1IN1 137 20.110.014(k) Outdoor Lighting Standards 1. General 2.Lighting Zones i.All outdoor lighting must comply with the requirements of this i.Lighting Zone Descriptions. Each transect is assigned a lighting section,with the following exceptions: zone that describes the level and type of illumination per site. The 1. Lighting for bridges,monuments,statuary flags,and public lighting zones are described as follows: buildings. 1.LZ-0: No Ambient Lighting. Areas where the natural 2. Sign illumination,which is addressed in Section 20.68 Signs. environment will be seriously and adversely affected by lighting. 3. Repairs to existing lighting,where no more than 25%of Impacts include disturbing the biological cycles of flora and existing luminaires are replaced or repaired. Repairs include fauna or detracting from enjoyment and appreciation of the the reconstruction or renewal of any part of an existing natural environment. luminaire,other than replacement of components such as lamps, 2.LZ-1: Low Ambient Lighting:Areas where lighting might capacitors,ballasts,or photocells. adversely affect the flora or fauna or disturb the character of the 4.Temporary special purpose lighting,such as lighting for area. Lighting may be used for safety and convenience but is not special events or construction sites. necessarily uniform or continuous. 5.Underwater lighting in swimming pools and other water 3.LZ-2: Moderate Ambient Lighting:Areas of activity with features. moderate light levels. Lighting is used for safety and 6.Temporary holiday lighting. convenience,but it is not necessarily uniform or continuous. 7. Low intensity lighting used in landscape design and to 4.LZ-3: Moderately High Ambient Lighting. Areas of activity illuminate walkways. with moderately high light levels. Lighting is generally desired 8. Lighting used under emergency conditions. for safety,security,and convenience,and is often uniform and 9. Lighting required by federal,state, or local regulations. continuous. 10.Any lighting approved by a special use permit. 5.LZ-4:Very High Ambient Lighting.Areas of activity with very ii. Lighting Plan. All developments subject to site plan review per high light levels. Lighting is generally considered necessary for Section 20.16.010 must submit a lighting plan,stamped by a safety and convenience and is mostly uniform and continuous. Washington State licensed engineer or other qualified ii. Lighting Zone Assignments. Table 20.110-17: Lighting Zones professional,demonstrating compliance with this section.Single- identifies the lighting zones assigned to each transect. Within unit dwellings,double-unit dwellings,and multi-unit dwellings of each lighting zone,there are separate standards in Section six units or less are exempt from this requirement. 20.110.014(k) (3) for non-residential and residential uses with iii.Airport Influence Area: No lighting structures,devices or other more than six units,and for residential uses with six units or less. objects shall be placed or erected that makes it difficult for pilots 3.Lighting Standards to distinguish between airport lights and other lights,results in i.Lighting for Non-Residential and Residential Uses with More glare in the eyes of pilots using the airport,impair visibility in the than Six Units.For all non-residential properties and for multi- vicinity of the airport, or otherwise endanger the landing,take off, family unit dwellings of more than six dwelling units with or maneuvering of aircraft. common outdoor areas,such as courtyards of parking lots,all outdoor lighting must comply with the following: 138 Table 20.110-17: Lighting Zones T4-MS T4-F T4N-SV T4N-MV T5-MS T5-F T5N-LV T5N-MV HOC AC LZ-1 LZ-2 X LZ-3 X X X LZ-4 X X X X Table 20.110-18: Total Site Lumen Limits LZ-1 LZ-2 LZ-3 LZ-4 Total site lumens allowed per square feet of 1.25 Lumens 2.5 Lumens 5.0 Lumens 7.5 Lumens impervious/semi-pervious surface area Total Site Lumen Limit.The total installed initial luminaire lumens of all outdoor lighting may not exceed the total site lumen limit of Table 20.110-18 Total site Lumen Limits,except as otherwise permitted by this section.The total installed initial luminaire lumens is calculated as the sum of the initial luminaire lumens for all luminaires. For sites with existing outdoor lighting,the existing lighting must be included in the calculation of total installed lumens. Maximum BUG Ratings. All luminaires must be rated and installed according to Table 20.110-19.Maximum BUG Ratings,which describes the maximum backlight(B),up light(U),and glare(G),as rated by the luminaire manufacturer,allowed in each lighting zone.Luminaires equipped with adjustable mounting devices permitting alteration of luminaire aiming are not permitted. 139 Table 20.110-19: Maximum BUG Ratings MAXIMUM ALLOWABLE BACKLIGHT(B) RATING' LZ-1 LZ-2 LZ-3 LZ-4 Greater than two mounting heights from property line B3 B4 B5 B5 1 to less than 2 mounting heights from property line and ideally orientedz B2 B3 B3 B4 0.5 to 1 mounting heights from property line and ideally locatedz B1 B2 B3 B3 Less than 0.5 mounting height to property line and properly orientedz BO BO 131 B2 MAXIMUM ALLOWABLE UPLIGHT(U) RATING Allowed up light rating U1 U2 U3 U4 Allowed%light emission above 90 degrees for street or area lighting 0% 0% 0% 0% MAXIMUM ALLOWABLE GLARE (G) RATING3 Allowed glare rating G1 G2 G3 G4 Any luminaire not ideally oriented4 with 1 to less than 2 mounting GO G1 G1 G2 heights to any property line of concern Any luminaire not ideally oriented4 with 0.5 to 1 mounting heights to any GO GO G1 G1 property line of concern Any luminaire not ideally oriented4 with less than 0.5 mounting heights GO GO GO G1 to any property line of concern 'For property lines that abut public walkways,bikeways,plazas,and parking lots,the property line may be considered to be 5 feet beyond the actual property line for purposes of determining compliance with this section.For property lines that abut public roadways,the property line maybe considered to be the centerline of the public roadway for the purposes of determining compliance with this section. 2 Ideally oriented means the luminaire is mounted with the backlight portion of the light output oriented perpendicular and towards the property line of concern. 3 For property lines that abut public walkways.Bikeways,plazas,and parking lots,the property line may be considered to be 5 feet beyond the actual property line for purposes of determining compliance with this section. For property lines that abut public roadways,the property line may be considered to be the centerline of the roadway for purposes of determining compliance with this section. 4 Any luminaire that cannot be mounted with its backlight perpendicular to any property line within twice the mounting height of the luminaire location must meet the reduced allowed glare. 140 3. Additional Allowable Lumens. Additional lumens are allowed ii.Lighting for Residential Uses with Six Units or Less. For above the total site lumen limits identified in table 2.9 (E) for the residential dwellings of six units or less,all outdoor luminaires following applications: must be fully shielded,with the following exceptions: a. Building Entrances or Exits: An additional 400 lumens in LZ- 1.Up to two partly shielded or un-shielded luminaires at each 0, 1,000 lumens in LZ-1, 2,000 lumens in LZ-2,4,000 lumens in main entrance. LZ-3,and 6,000 lumens in LZ-4 are allowed per door for 2.Low voltage lighting that does not project onto adjacent building entrances or exits,so long as the luminaires are within properties. 20 feet of the door. 3.Shielded directional flood lighting that is aimed so that direct b.Building Facades:An additional eight lumens in LZ-2,sixteen glare is not visible from adjacent properties. lumens in LZ-3,and 24 lumens in LZ-4 are allowed per square 4.Lighting installed with a vacancy sensor,which extinguishes foot of the building fagade that is to be illuminated,so long as the lights no more than 15 minutes after the area is vacated. the luminaires are aimed at the facade. iii. Lighting of Right-of Way. Outdoor lighting of public rights-of- c. Gas Stations: Impervious and Semi-Pervious Surfaces.An way and private easements for vehicular,cyclist,or pedestrian additional eight lumens in LZ-2,sixteen lumens in LZ-3,and ways must comply with the following: twenty-four lumens in LZ-4 are allowed per square foot of total 1.All street lighting luminaires must be designed per the illuminated impervious and semi-pervious surface of a gas specifications of the Director of Public Works. station,not including building footprints or areas under 2.Lighting fixture spacing mist conform to light level and canopies. uniformity requirements per the American National Standard d. Gas Stations: Under Canopies. An additional sixteen lumens in Practice for Roadway Lighting(RP-8) published by the LZ-2 and thirty-two lumens in LZ-3 and LZ-4 are allowed per Illuminating Engineering Society if North America (IESNA). square foot of area within the drip line of a gas station canopy, 3.The suitability of the lighting fixture type for particular right- and must be located under the canopy. of-way and lighting conditions is at the discretion of the Director e. Drive-Through Facilities. An additional 4,000 lumens in LZ-2 of Public Works. Lighting fixtures are divided into two basic and 8,000 lumens in LZ-3 and LZ-4 are allowed per drive- types: through window within 20 feet of the window. a.Vehicular lighting,intended to illuminate areas for vehicular f. Outdoor Dining.An additional five lumens in LZ-2,ten lumens travel and parking,may be no more than 30 feet in height. in LZ-3 and fifteen lumens in LZ-4 are allowed per square foot of b.Pedestrian Lighting. Intended to illuminate areas for total illuminated impervious or semi-pervious surface of an pedestrian travel and seating,must be between 12 and 15 feet outdoor dining area within two mounting heights of the outdoor in height. dining area. g. Outdoor Display: An additional eight lumens in LZ-3,twelve lumens in LZ-3 and eighteen lumens in LZ-4 are allowed per square foot of outdoor display area,not including driveways, parking areas,or other non-sales areas within two mounting heights of the outdoor display area. This includes open-air markets. 141 v. Corner Visibility � L Corner visibility must be provided along all public rights-of-way, except for passages and allies in the T4N-SV,T4-MV,and TS-MV E Transects.Corner visibility is defined as the triangular area E formed by projecting the lines of intersecting curbs,or of street .x n paving edges where there are no curbs,and the line joining these points 30 feet from their point of origin.No structure,including signs and fences,may be erected,and do plan foliage may be maintained between the heights of three and one-half feet and ten feet above the curb level in this area. iN 0 0 iv.Lighting by Special Use Permit A special use permit may be issued for lighting of sites with ..•'�:`' .��a...,, .. =,_ `._._sue' special requirements,such as sports facilities which do not comply with the technical requirements of this section but is consistent with its intent. A special use permit may be granted a•= — — — — — — — — ? CORNER only where the lighting of such a site is found to be consistent with r „S,A,,,r-.....w>�; the general criteria of this section (20.110.0140) and the following criteria: 1. Every reasonable effort will be made to mitigate the effects of light on the environment and surrounding properties. 2.The proposed use or lighting will not create unnecessary flare, sky glow or light trespass. 142 20.110.014(1)Architectural Standards 1.Compatibility with Surrounding Developments Intent: Developments should fit within their community and respond to their context. Context can be construed on different levels.Without defining a specific style, developments should still fit within the architectural context of Arlington and the Puget Sound region as a gill whole.This is especially true when there is no neighborhood context available. Much of this city and regional character comes from colors _ Nag and materials; and building elements that provide protection from the Western Washington climate.When projects are constructed within t a-`" �� - FRI . '. existing neighborhoods,they should be similar or complementary in character to their surroundings. Multi-building developments should also have a cohesive design.A single building should also have a consistent quality of design on all of its sides. Arlington and Regional Compatibility Standard: Buildings shall be finished in muted,natural-hued colors and natural finishes. Bright colors shall be used as accents only. Buildings shall provide protection from the elements at a minimum at public entries.Protection shall be provided by at least one of the following elements: 1.A roof overhang with a minimum depth of(4) feet where the entry is in a one story form; 2. Recessed into the building to minimum depth of(3) feet; 3.An awning or canopy with a minimum depth of(4) feet; and/or 4.A gallery,where allowed in a Transect, construction per section 20.110.104(d). Neighborhood Compatibility Standard: Projects in existing developed areas with an established character shall be compatible with or complement the established architectural character of the neighborhood,specifically in: 1. Material and colors 2. Scale and proportions of forms; - 3. Scale,proportion,pattern,and approximate head heights of doors and windows; and 4.Approximate floor level elevations 143 2. Compatibility within a Multiple Building Development Intent: Multiple building developments shall be designed with size,building massing,and setbacks that are consistent with the Place Types in which they are located. Standard: Similar building materials:All buildings in a multiple- building commercial development,including pad site buildings, shall be constructed of building materials and colors approved as This infill part of the development application.Applications shall include illustrations and examples of building materials and/or colors. building's materials, height, .�' ls, and Similar Architectural Details:All buildings in a multiple- `` setbacks are building development,shall be constructed of building materials . 9 �`�- compatible to the and colors approved as part of the development application. - buildings Applications shall include illustrations and examples of building ' _ surrounding it. materials and/or colors. 3. Four Sided Design Intent: Buildings shall not look like they have a fake facade pasted on the front of them. Buildings shall be designed to ensure that they look like the same building on all sides.Consistent building details and proportions on all sides ensure a "four-sided" quality to a building. These buildings are compatible Standard: The design of the building shall provide consistent with each other; architectural details and avoid monotonous building massing and they use similar design.Architectural details and colors shall be consistent on all heights, setbacks, building walls. and materials. Roof/Equipment Screen: Roof equipment shall be screened from view of pedestrians and vehicles on all sides with a screen that is at a minimum the same height as the equipment.The screen shall be constructed from Visually Light Material. Utilities shall be 100%screened from the view of the public and internal streets. Don't Do This: 144 t r I:I This building has no detailing on one wall. This building has different details on each wall. Do This: This single story commercial building has similar detailing on all visible walls. This street corner building has a similar level of detail on each fa ade. Y These mixed use buildings have different,yet compatible details from one section to the next;all parts of the building are equally well detailed. 145 4.Signage and Design Elements line which has an existing residential or mixed use shall be no higher than twelve (12) feet above the highest point of the closest Intent: A building shall not be dominated by corporate or existing residential or mixed use structure.The closest existing trademark architectural details; a building shall be compatible structure shall be defined as the residential or mixed use structure with other surrounding buildings and should not consist of that is closest to the common property line that the existing building forms that primarily serve as signage and marketing structure(s) and the proposed development share.This does not elements. apply if the existing structure is located across a street from the Standard: Corporate or Trademark Architecture. Individual proposed development. corporate image,trademark,or marketing architectural design elements and colors shall be incorporated only as secondary design elements to the development and not as dominant elements.These architectural design elements shall be compatible with surrounding development and shall not define the character or style of the building or development. Building Signage.All street frontages,signage material shall be integrated into the overall design of the building. Signs shall be located to complement the architectural features of a building such as above the building entrance, storefront opening, or other similar features. Sign Ordinance: See Section 20.68 of the AMC. Standardized Marketing Features:The city reserves the right to require significant departures from standardized architectural "themes"that are intended to market or brand any type of entity that will occupy the structure. S. Building Height and Transition Intent:Abrupt or severe differences in building scale or massing within mixed use developments, or in adjacent developments can dwarf or overwhelm the neighboring areas. Buildings shall be x designed to minimize this difference in scale. . Standard: Building height. Building heights are regulated by Section 20.110.014(c) (Place Types). Height transition to adjacent residential or mixed uses: any portion of a building closer than 50 feet from a common property 146 6. Building Materials Location: Heavy materials shall be located below medium and light materials;medium materials shall be located below light Intent: Buildings shall be attractive and durable. To insure this, materials.Heavy materials shall extend to grade. buildings shall be constructed of high quality materials and require minimal maintenance. Required Exterior Materials:At least 50%of the total exterior wall area of each building elevation,excluding gables,windows, Standard: Building materials. Exterior building materials are doors,and related trim,shall be heavy materials.The balance of classified according to their visual weight; exterior materials shall exterior wall area shall be medium or light materials. include,but shall not be limited to the following: Synthetic Stone: Synthetic stone,such as pre-manufactured Table 20.110-20 Allowed Exterior Materials fiberglass,cultured stone,or glass-fiber reinforced concrete is Heavy Materials Light Materials Roofing Materials permitted,provided it is identical in appearance and of equal or Stone;Natural or Wood Siding; Medium Architectural greater durability to natural stone. cultured matching to narrow exposure or Composition Shingles; Vertical Change of Materials:A vertical change of materials shall the appearance of cut,natural or fiber With varied texture and occur at an interior corner or shall not occur within four(4) feet of natural cement color an exterior corner. Brick;Natural or Shakes;Natural Metal;Standing seam,or Building Rehabilitation: The rehabilitation of existing buildings cultured matching architectural profiles shall comply with the requirements for exterior building the appearance of natural materials.Use of alternate exterior materials for the rehabilitation Concrete Block Board&Batten; Natural Slate;Natural or cultured of existing buildings is subject to approval by the Design Review (CMU);Integrally wood and paneling or matching the appearance Board. colored,split face fiber cement of natural Column Standards: Columns shall be sized so that they have the Concrete; Finish Metal Panels;Phenolic Single-Ply Membranes; visual weight necessary for their purpose.Visually Heavy Material grade cast-in-place core,braked pan-shape, Non-white,used only on columns shall be a minimum of 16"in any direction. Finished concrete with or with integral rigid flat roofs where not reveals,aggregate insulation to minimize visible to pedestrians or wood,or synthetic wood,columns shall be a minimum of 5 Y2"in texture,and/or oil-canning vehicles any direction if not supporting just a roof,or a minimum of 7"in cast texture any direction if supporting upper floors. Exposed structural steel Wood Siding; Metal Siding; Built-Up Roofing;Used columns may be any size necessary for their structural support. Horizontal wide Architectural Profiles only on flat roofs where exposure or board not visible to pedestrians Prohibited materials: unless approved by the Design Review height,real or fiber or vehicles cement Board, exterior building shall not include the following: Steel;Columns or Glass;Thermally Glass; Skylights or Table 20.110-21 Prohibited Materials beams broken curtain wall skylight systems Stucco; Except as an accent used on a maximum of 15%of an Large Engineered Insulated Translucent Insulated Translucent elevation,back-drained system only,may be used as either a Visually Wood Materials Sandwich Panels Sandwich Panels; Heavy or Visually Light Material Skylight specific system Exterior Insulating Finish System(EIFS) Vinyl Siding 147 Don't Do This: Do This: r The brick comprises at least 50%of the wall area;horizontal changes This building has no heavy materials of materials do not occur within 4'of an exterior corner. Intent: Brick,stone,and other types of masonry or masonry veneer shall be detailed as Masonry bearing walls,especially at openings. Proper masonry detailing allows the building to be more pleasing to the eye because masonry openings and corners appear to be structurally supported. „ �r Standard: Exterior Corners.Stone and brick used on exterior walls shall not terminate at exterior corners. Masonry Openings. Openings in a brick or stone facade shall The stucco wall is located above the brick and stone wall;the brick have a stone lintel,a tone or brick arch,or a brick soldier course. and stone comprise at least 50%of the wall area. Window and door openings shall be classified as masonry openings. 515 Vertical Change of Materials.A vertical change of materials from stone or brick to another material shall occur at an interior corner or shall not occur within four(4) feet of an exterior corner. Horizontal Change of Materials. Horizontal changes of material from brick or stone to another material shall include a stone cap or a brick sill;the cap or sill shall project from the face of the building. The stucco wall is located above the stone wall;the stone comprises at least 50%of the wall area. 148 Don't Do This: _-- The masonry opening has no lintel,arch or soldier course. The masonry terminates at an exterior corner on this building. Do This: This building uses an adequate stone cap at its horizontal change in The masonry turns the corner and continues at least four feet on this material; the cap projects from the face of the building. building; the vertical change in material form stone to brick and stucco does not occur within 4 feet of the exterior corner. 149 7.Building Modulation and Articulation Building Top.A recognizable top shall include,but shall not be limited to: Intent: Long,large buildings can be monotonous if they contain large or long expanses of surface area with no detailing or shadow • Cornice treatments, other than just colored "stripes" or lines; recesses and projections in building walls help to proportion "bands,"with integrally textured materials such as stone or and subdivide the massing of large buildings.Tall building walls other masonry or differently colored materials. with little detailing emphasize their height and dwarf human beings.Tall building walls shall have an apparent base,middle, • Sloping roofs with eaves and bracket. and top. Standard: Facade Modulation.Any facade exceeding 30 feet in Don't Do This: length shall include at least one change in wall plane, such as 4W projections or recesses,having a depth of at least three (3) percent of the entire length of the facade;this projection or recess shall extend over at least 20%percent of the entire length of the facade. Roofs. Buildings larger than 50,000 square feet shall include both pitched and flat roofs with parapets. Vertical Building Bays.All building facades shall consist of vertical building bays that are a maximum of 30 feet in width.The edges of each bay shall be defined by a vertical architectural feature that projects or recesses from the wall plane a minimum of eight(8) inches. The building wall exceeds 30'in length without modulation;it also contains no vertical bays or building base and top. Building Base.A recognizable base shall include,but shall not be limited to: • Thicker walls,ledges, or sills. • Integrally textured,colored, or patterned materials such as stone or other masonry. • Raised planters which are integral to the building face. The colors on this building wall do not qualify as a building base;they are merely a change in color. 150 Do This: 8. Building Scale Intent: To ensure a comfortable pedestrian experience,the scale of large buildings shall be visually reduced by elements that divide a large building into smaller proportions. Standard: Building walls shall be subdivided and proportioned using features such as windows, entrances,storefronts,arcades, arbors,awnings,trellises,or other similarly-scaled architectural �1 details.These features shall cover at least 90% of the building front wall length and at least 60% of other building wall lengths. The full width of each vertical building bay that contains the previously-listed details shall be counted towards the minimum length of the building that must contain these details. Example for Front Walls Brick Patterning t � The fagade consists of vertical building bays no wider than 30'. minimum of 90%of Wall Length contains details 100%of Wall Length Display Windows Wall Sconces Brick Patterning minimum of 601/6 of the Wall Faux Windo Length contains details This building has a clear building base and building top. 10(r/6 of Wall Length 151 Don't Do This: This building front contains few features to break up its length or large This building has a painted pattern;which is not enough of a feature proportion;the features do not cover at least 90%of the building front. to break up the large fa ade. Do This: Y CHIC 'S T This building breaks up the front facade into smaller proportions with This building uses windows,arcades,storefronts,awnings and storefronts,windows,awnings, other features;these features cover at building setbacks to break up the long facade;these features cover at least 90% of the building front. least 90%of the building front. 152 9.Pitched Roofs and Eaves Intent: Pitched roofs shall be simple hip,shed, or gable Don't Do This: configurations. Roofline offsets shall be provided to lend architectural interest and variety to the massing of a building and to relieve the effect of a single,long roof.The use of alternating dormers,stepped roofs,gables,or other roof elements can be used The pitched roof lacks any overhanging eaves. to add visual relief and articulation to the overall building form. Standard:Allowed Pitch Roof Configurations. Pitched roofs shall be gable,hip, or shed configurations with overhanging eaves. Visible Roof Standards: Roofs visible from pedestrian and This building is over vehicles shall be sloped and of an approved material in �w 50,000 square feet and section20.110-20. Sloped roofs shall have a pitch of 3:12 rise: run does not contain both to 12:12 rise: run.Any portion of visible sloped roofs exceeding pitched roofs and flat (80) feet in length shall include scaling elements including, but not roofs with parapets. limited to,a change in plate height, dormers, stepped roofs, and/ or gables. Allowed Slope. Pitched roofs shall have a minimum slope of four Do This: (4) feet vertical rise for every twelve (12) feet of horizontal run; the maximum slope is limited to one (1) foot vertical rise for every one (1) foot of horizontal run. 4 Roof Modulation.A pitched roof more than 90 feet in length shall This pitched roof include a change in parapet height or pitched roof height at least modulates. every 90 feet.This change in height shall align with the vertical - building bays. Buildings larger than 50,000 square feet shall include both pitched and flat roofs with parapets. Roof Elements. Continuous pitched rooflines greater than 90 feet in length shall include roof elements that align with the vertical building bays and roof modulation. Roof elements shall include,but shall not be limited to,dormers,stepped roofs,gables, or other roof The pitched roof has elements that add significant visual relief to the roof line. 6_ '=.. is ' = a -.� overhanging eaves. 153 10. Gutters,Downspouts,and Scuppers Don't Do This: Intent: Building devices used to control rainwater shall be These exposed gutters compatible with the roofing system and shall not dominate the should only be used facade of a building. Parapets and cornices shall not be interrupted with a pitched roof;the by stormwater elements. exposed downspouts should be located at Standards: Gutters, downspouts,and scuppers shall be interior corners. constructed of high-quality,commercial grade metal.These elements shall be integrated into the design of the elevation,placed f � in harmony with the forms and openings. Parapets shall be continuous above scuppers. Gutters are prohibited on flat roofs. These downspouts are Gutters, downspouts,and scuppers shall be shown on drawings incorrectly located at submitted for Architectural Standard approval. _ the exterior corners of the building. Do This: Exposed gutters are not used with the flat roof section of the roof. Exposed gutters are allowed to be used with a pitched roof over the entry,but the downspouts would need to be located at an interior corner. i; These downspouts are correctly located at the interior corner of the building. 154 11. Customer and Public Entrances Don't Do This: Intent: Customer and public entrances shall ensure accessibility to the public,create primary focal points for the facade,and provide a comfortable proportion for the pedestrian entry. This large building has - no entrance facing the Standard: Number of Entrances. Buildings larger than 50,000 street. square feet(gross floor area) shall provide at least two (2) customer or public entrances. Buildings smaller than 50,000 square feet(gross floor area) are encouraged to provide multiple customer or public entrances. The customer entrance Location. Buildings larger than 50,000 square feet(gross floor on this building has no area) shall orient customer or public entrances toward a public _ detailing. street or an internal street or drive. ' Prominent Entrances. Each building on a site, regardless of size, Do This: shall have clearly-defined,highly-visible customer entrances featuring no less than three (3) of the following: "Nor., • Awnings or porticosThe customer entrances • Overhangs are prominently defined. • Recesses/projections • Arcades • Raised corniced parapets over the door • Peaked roof forms • Arches L This customer entrance • outdoor patios `"�.:�icontains columns, • Architectural detail such as tile work and moldings integrated display windows,raised into the building structure and design parapet and recesses. • Integral planters or wing walls that incorporate landscaped areas and/or places for sitting r Internal Circulation:All stairwells,corridors,and other \ These customer circulation components of the building shall be completely �— entrances have p g p Y r�� enclosed within the building envelope. adequate details; they - contain awnings,display windows,overhangs and recesses. 155 12. Windows Intent:Windows shall be vertically proportioned; this allows the Do This: window opening to appear to be structurally supported. Window trim is not compatible with masonry construction. Upper story ' windows shall logically align with building bays and windows on the ground floor so the upper floors look like they are part of the These windows have same building as the ground floor. vertical proportions. Standards: Window Proportion.Window panes shall be vertically - - proportioned. Window Trim. Window openings on brick,stone,cast stone,or synthetic stone buildings shall not be trimmed. Lintels,sills,and arches are not considered trim. Window openings without trim or The window has a molding shall have window frames at least two (2) inches wide window and a sill. when looking at the finished facade of the building. Upper Story Windows. Windows located above the ground floor [Lid I shall align with ground floor windows,ground floor doors,and the building modulation. Display Windows. The light source for display windows shall not _ The second story be visible from the exterior of the building. --_- windows align with the vertical bays on the first floor. Don't Do This: CIL a These windows have The window opening in ���i the stone wall has no horizontal window �'��� - nn trim; 1 m; the window frame proportions. is at least 2"wide. 156 13. Glazing Intent: The ground floor of commercial buildings shall be Primary Facades.A primary facade shall be considered any front transparent. Ground floor transparency guarantees a visual facade or facade that fronts onto a street,access way,pedestrian connection to the passers-by and is usually necessary for most walkway,or internal drive; alleys and service drives shall not be retail structures.By exposing the ground floor to the exterior, considered streets,access ways,or internal drives for the there is an invitation to participate with the activity inside. purposes of this requirement. Standard: Required Transparency for Primary Facades. Primary Pedestrian View Plane.The pedestrian view plane shall be facades shall be glazed and transparent according to the following defined as the exterior wall area located between two (2) feet and table: ten (10) feet above the exterior grade. Minimum Glazing Minimum Transparency Transect Required on All Required on All Primary Primary Facades Facades T4-MS;T5-MS 75%of the pedestrian 75%of the pedestrian / view plane view plane T4N-MV;T4-F; 50%of the pedestrian 25%of the pedestrian T5N-LV;T5-F view plane view plane T4N-SV Residential Minimums Pedestrian View Plane The remaining window area that is not transparent may be spandrel,display windows, frosted windows,etc. • Between 25%and 60%of the second floor facade and above 3' ' shall be transparent glazing. • Transparent glass shall possess a minimum 60%light transmittance factor. • Areas of the building that are functionally restricted from Exclusions.This standard shall not apply if the Director providing vision glass may be exempted provided other determines that the required transparency is inconsistent with the architectural scaling techniques are employed. operational requirements of the building. • No highly reflective glazing shall be permitted within the lower 80% of the building facade (maximum reflectance factor of.20) No first floor reflective coating is permitted. 157 Don't Do This: The primary facade of this commercial building is not adequately glazed These windows are reflective or opaque because they are not or transparent.At least 75% of the pedestrian view plane should be glazed transparent from the exterior or interior of the building.They meet and at least 25% of the pedestrian view plan should be transparent. the glazing requirement,but cannot be classified as transparent Do This: i. r , i r The primary facade of this mixed use building is correctly glazed and The primary facade of this commercial building is correctly glazed transparent; at least 75%of the pedestrian view plane is glazed and at and transparent; at least 75%of the pedestrian view plane is least 75% of the pedestrian view plane is transparent. glazed and at least 75%of the pedestrian view plan is transparent. 158 20.110.014(m) Administration and Procedures 20.110.014(n)Application and Processing Procedures 1.Purpose and Applicability 1. Purpose: i. Purpose: This Section establishes procedures and requirements for the preparation,filing,and processing of the land use permit The purpose of this Section is to set forth permit procedures and applications required by this Mixed Use Code. requirements for the preparation,filing, and processing of ii.Applicability: The standards,permits,procedures,and other development applications required by this Mixed Use Code. requirements of this Mixed Use Code shall be administered and 2.Authority for Land Use and Zoning Decisions: enforced per this Article,unless specifically stated otherwise in this Mixed Use Code.All applicable provisions of Title 20 of the Table 20.110-22,below,identifies the Review Authority Arlington Municipal Code (AMC) that are not specifically replaced responsible for review, approval, and appeal of all applications for or identified as not applicable shall continue to apply. property located within the Mixed Use Regulating Plan boundaries. iii. Effect of Existing and Proposed Development and Land Use Permits and procedures specific to this Mixed Use Code are in 1. Requirements for new structures or land uses, or changes to Division 20.110.014(o) (Permit Review Procedures). structures or land uses.No permit shall be issued by the City unless the proposed project complies with all applicable provisions of this Mixed Use Code and Title 20 of the AMC, including the applicable findings, conditions of approval,and all other applicable provisions of law. 2. Legal Parcel.The site of a proposed land use, development, modification or other improvement subject to this Mixed Use Code shall be on a parcel(s) legally created in compliance with the City's Subdivision or Binding Site Plan Regulations. Parcels created after the adoption of this Form-Based Code are subject to the requirements in Section 20.110.014(c) (Place Types) for the applicable Transect Zone. 3. Minimum requirements.The provisions of this Mixed Use Code are minimum requirements for the protection and promotion of the public health,safety,and general welfare. When this Mixed Use Code provides for discretion on the part of a City official or body,that discretion may be exercised to impose conditions on the approval of any project proposed in the area subject to this Mixed Use. 4. Effect on Existing Development and Land Uses.Development and/or use(s) legally existing as of the adoption of this Mixed Use Code shall comply with Section 20.110.014(m) (4) (Nonconforming Provisions). 159 Table 20.110-22: Review Authority Review Authority Type of Actionl,z Director Hearing Planning City Council Examiner Commission e Comp. Plan Amendment Recommend Decision Zoning Map Amendment Recommend Decision Land Use Code Amendment Recommend Decision Certificate of Home Occupation Decision Conditional Use Permit Recommend Decision Special Use Permit Decision Appeal3 Use Permit Decision Appeal Permit Review-Mixed Use Overlay Decision Appeal Design Review-Underlying Zoning Appeal Decision Lot Line Adjustment Decision Variance4 Decision Appeal 1 Appeals from the final decision of the hearing examiner,or other city board or body involving the city's land use code and for which all other appeals specifically authorized have been timely exhausted,shall be made to Snohomish County Superior Court pursuant to the Land Use Petition Act,Chapter 36.70C RCW,within twenty-one days of the date the decision or action became final,unless another applicable appeal process or time period is established by state law or local ordinance. 2 Notwithstanding any other provisions of this chapter,whenever a Place Type Use Table or other provisions of this Section provides that a use in a Mixed Use Zone is permissible with a zoning permit,a special use permit shall nevertheless be required if the community development director finds that the proposed use would have an extraordinary impact on neighboring properties or the general public.In making this determination,the community development director shall consider,among other factors,whether the use is proposed for an undeveloped or previously developed lot,whether the proposed use constitutes a change from one principal use classification to another,whether the use is proposed for a site that poses peculiar traffic or other hazards or difficulties,and whether the proposed use is substantially unique or is likely to have impacts that differ substantially from those presented by other uses that are permissible in the Transect in question. 3Appeal to the Design Review Board shall be at the discretion of the Director. 4The process for variances shall follow the provisions contained in AMC Section 20.20.30(Variances). 160 3. Application Preparation and Filing: 2O.11O.014(o) Project Permit Review Procedures i.Application content.All development applications shall be filed with the Community Development Department on a City 1. Purpose: application form,together with all required fees and/or deposits This Section establishes review procedures for project permits and all other information and materials specified by the required by this Mixed Use Code. Other permit review Sections of Community Development Department for the specific type of AMC Title 20 may be included in this Section by reference when an application. exception or modification requires additional clarification in order ii. Eligibility.An application may only be filed by the owner of the 2. Permits and Procedures: implement this Mixed Used Code. property,an authorized agent of the owner,a person acting in 2. compliance with a purchase contractor other written consent, or i.Project Permit Review. the 1.Purpose.The purpose of this Section is to provide the the Director on behalf of the City Council.Application Fees: appropriate level of review for specified development projects 1. Fee Schedule in the Mixed Use Regulating Plan area.As applied to the Mixed a.The City maintains a schedule of fees for processing Use Overlay District,these requirements replace the Design applications required by this Mixed Use Code,hereafter Review procedures in Section 20.46.010 of the AMC. referred to as the Community Development Fee Schedule. 2.Intent.The intent of this Section is to ensure that all approved b.The Community Development Fee Schedule is adopted by development: resolution of the City Council.This Fee Schedule may be a. Promotes the orderly development of the City in compliance evaluated and/or amended as often as determined to be with the goals,objectives,and policies of the Comprehensive necessary by the City Council. Plan,and the Land Use Code; 2.Timing of Payment. b.Protects and enhances property values by encouraging high a.Applications shall not be deemed complete and processing quality and aesthetically pleasing development; shall not commence on any application until all required fees c. Respects the physical and environmental characteristics of or deposits have been paid. the site; b. Failure to pay supplemental requests for payment of d. Ensures safe and convenient access and circulation for required fees and/or deposits in a timely fashion shall be a pedestrians,bicycles,and motor vehicles; basis for postponement or automatic withdrawal of any e. Exemplifies the best professional high quality materials and permit or other requested entitlement,notwithstanding any design practices; other provisions of this Mixed Use Code. f.Allows for and encourages individual identity for specific 3. Refunds and Withdrawals. structures and uses; and a.No refund due to denial shall be allowed. g. Encourages the maintenance of distinct neighborhoods b. In the case of a withdrawal,the Director shall authorize a and/or community identity. partial refund based upon the pro-rated costs to-date and the 3.Applicability status of the application at the time of withdrawal. a.Permit Review Required. No Building Permit shall be issued for any structure or improvement identified in Table 20.110- 22 (Review Authority for Permit Review),in any Mixed Use Transect until the permit review is complete for any 161 construction that is not specified as exempt in compliance b.Any exterior development of a structure or specific site with Section 4 (Exemptions),below. feature listed on the National Register of Historic Places,the b. Other permits and approvals. Project Review may be Washington Heritage Register,or the Heritage Barn Register required in compliance with this Section in connection with or identified as a contributing structure to a historic district the granting of other permits (e.g.Conditional Use Permit, identified in other state or county historic registries or as Special Use Permit). determined by a qualified architectural historian or state or 4.Exemptions federal historic preservation organization as having a.The following types of construction are exempt from the significant historic contribution to an area shall not be Project Review provisions of this Section but shall comply exempt. with all other applicable requirements of the Land Use Code: S.Applicable Review Authority.An application for Project i.All painting,siding,roofing,and other maintenance and Review shall be reviewed and approved or denied by the Review replacement items with like or compatible materials or Authority specified in Table 20.110-23 (Review Authority for colors. Project Review),below,unless the application is being ii. Decks of no higher than four feet from grade at any point processed concurrently with another discretionary application, (excluding railings). Replacement of existing decks where the in which case the decision shall be made by the review authority structure is similar in size,design,and appearance to the responsible for reviewing any other application (e.g., deck replaced. Conditional Use Permit,Variance etc.) in compliance with Table iii. Residences and residential additions of less than 250 20.110-23 (Review Authority) and the provisions of this Mixed square feet total floor area and less than 15 feet in height Use Code. above the existing grade,except exempt residences and 6.Application Filing,Processing,and Noticing. residential additions,including but not limited to minor a.All applicants for Project Review are strongly encouraged to window,door,and roof modifications.Exception status may work with their neighborhood Home Owners Association not be granted from Project Review for more than one prior to submitting a formal application for Project Review addition in any twelve-month time frame. with the City of Arlington. iv.Accessory structure of less than 250 square feet total floor b.An application for a Project Review shall be filed and area and less than nine feet in height from the existing grade. processed in compliance with Section 20.110.014(o) (Permit v. Commercial additions or improvements of less than 500 Review Procedures).It is the responsibility of the applicant to square feet to building or site surfaces,not abutting provide evidence in support of the findings required by Transects,T4-SV,or T4N-MV. Replacement or reconstruction Section 7 (Findings and Decision),below. of existing equipment and appurtenant facilities where the c. Notice and Hearings.Public notice and hearings shall be new equipment and facilities are similar in size,design,and conducted in compliance with Section 20.16.120 (Notices). appearance to the equipment or facility replaced. 7.Findings/Conditions of Approval. vi. For temporary structures of less than 500 square feet total a. In granting Project Review approval,the Review Authority floor area on commercial or industrially zoned property,not shall first make all of the following findings.All findings shall abutting Transects T4N-SV,or T4N- MV,Project Review shall be based upon the factual data presented to the Review not be required unless determined necessary by the Director Authority. If all findings cannot be made,the Project Review or his/her designee. 162 application shall be denied with or without prejudice at the Review Authority's discretion: i.The proposed project is suitable for its purpose,is harmonious with and relates properly to,the surrounding neighborhood,contiguous parcels,and the site itself; ii.The location,size, design,and characteristics of the proposed project will be compatible with and will not be detrimental to the public health,safety,or welfare of persons residing in or working in or adjacent to the proposed project: iii.The overall design will be of a quality that will preserve the integrity of,and upgrade,the existing neighborhood; iv.The design of the proposed project complies with the Arlington Comprehensive Plan and all applicable provisions of AMC Title 20 (Zoning Code). v.Any projects requiring a SEPA review and where the Project Review Authority is the final discretionary review prior to issuance of building permits may not be approved unless there has been a determination of non-significance by the lead agency(as defined in Section 20.98.250),or the conditions stipulated in the determination of significance have been met. If the City has completed a SEPA review for the specific Mixed Use Overlay area,the provisions if this Section do not apply. b.The Review Authority shall have the authority to impose reasonable conditions related to design impacts caused by the project when approving the Project Review application in order to: i.Achieve the specific purposes of the Transect Zone in which the project is to be located,the general purposes of the Zoning Code,and consistency with the Comprehensive Plan; ii. Protect the public health,safety,and welfare of the citizens of the City. iii. Ensure that the design of the proposed project will be compatible with the area surrounding where it will be located. B. Decision and Appeals. 163 Table 20.110.23 (A) Review Authority for Project Review Role of Review Authority Type of Construction Director' Design Review Board Residential Development New residential construction located on one or more contiguous Decision parcels under the same ownership that does not require a discretionary approval by the Planning Commission or City Council Additions to the existing single-family dwelling units that exceed 500 Decision square feet or 25 per cent of existing floor area and that exceed 15 feet in height above the existing grade. Accessory structures of more than 250 square feet of floor area that Decision exceed 9 feet in height above the existing grade when visible from a public right-of-way. Non-Residential and Mixed Use Development All new commercial, industrial, institutional, and mixed use structures Decision Appea13 Including accessory structures of up to a maximum of 10,000 square Feet of gross floor area, except as otherwise provided in this Section Additions to existing structure(s) in all non-residential zones that are Decision Appea13 30 percent of less of existing floor area and do not exceed 10,000 square feet when visible from a public right-of-way or alley. Additions to existing structure(s) in all non-residential zones of 10,001 Recommendation Decision square feet or more of existing gross floor area, when visible from a public right-of-way or alley. Other New fences and walls located along street and public right-of-way Decision frontages. New public or private parking lots or structures and restriping of Decision existing lots of up to a maximum of 10,000 square feet. New public or private parking lots of structures and restriping of Decision existing lots of up to a maximum of 10,001 square feet or more. Notes: 'The Director may, at his/her discretion, defer action and refer the request to the Design Review Board for decision. 2Decisions of the Design Review Board may be appealed to Hearing Examiner. 3Applicant appeal to the Design Review Board shall be at the discretion of the Director. 164 a.The Review Authority shall render its decision on a Project 3. Special Use Permit Review application within 30 days of the date an application is i.Purpose.The purpose of a Special Use Permit(SUP) is to provide deemed complete. sufficient flexibility in the permitted use regulations in order to b.The decision of the Review Authority shall become final 10 further the objectives of this Mixed Use Code.A SUP provides a calendar days after the decision is rendered unless an appeal process for reviewing uses that may be appropriate in the is filed in compliance with Section 20.110.014)n) (Application applicable Transect Zone,but whose effects on a site and Processing Procedures). surroundings cannot be determined before being proposed for a 9. Miscellaneous. specific site.A special use permit allows uses that have increased a.The approval of a Project Review application shall lapse two potential for incompatibility in a Transect to be carefully reviewed years after its date of approval,or at an alternate time to determine,against fixed standards,whether their specified as a condition of approval,unless: establishment on any given site should be allowed. These uses i.A building permit has been issued and construction may or may not be appropriate in a particular location depending diligently pursued, or; on a weighing,in each case,of the public need and benefit against ii.A certificate of occupancy has been issued; or the local impact and effect.There may be additional conditions iii.The Land Use Permit has been extended. placed on the proposed development to better insure b.A Project Review approval is not affected by a change of compatibility with existing development within the Transect. ownership and shall run with the land. Such conditions may include,but are not limited to,the following: c.A Project Review approval that is exercised in violation of 1.Regulate the location,extent,business hours,and intensity of a condition of approval or a provision of this Subsection, proposed use(s). may be revoked or modified as set forth in Section 2.Require additional landscaping or screening of such uses by 20.110.014 (o) (Revocation/Modification Provisions). means of fences,walls,and vegetation; d.A request for minor changes in the exterior design of 3.Stipulate required minimum lot sizes,minimum yards,and projects approved by the Review Authority may be maximum height of buildings and structures; approved by the Director,although such changes shall be 4.Regulate vehicular access and traffic volume,and the design limited to changes in window orientation and scale, and location of parking and loading areas and structures; landscaping materials and placement,and detailing. 5.Regulate signs,architectural features,and outdoor lighting to e.The Director may renew Project Review approvals for a be more compatible with the surrounding neighborhood; single one-year period If a request is received at least 30 6.Require that certain covenants or dedications for public calendar days before approval lapses and the Land Use streets be designed and recorded in accordance with regulations permit has been likewise extended. in the Subdivision Ordinance,and/or the Binding Site Plan f. If an application for Project Review is denied,then no new Ordinance; application for the same,or substantially the same design 7.Any other conditions deemed necessary to effect the purposes shall be filed within six months of the date of the denial of of the Mixed Use Overly code. the initial application,unless that denial was made without ii. Review Authority.Special Use Permits shall be approved or prejudice. denied by the Director.The Director may choose to refer any Special Use Permit application to the Planning Commission for review and final decision. 165 iii.Application Filing, Processing,and Noticing. 1.The Director shall render his/her decision on a Special Use 1. Filing.An application for a Special Use Permit shall be filed application within 30 days of the date an application is and processed in compliance with Section 2.10.2 deemed complete. (Application Processing Procedures). It is the responsibility of 2.The decision of the Director shall become final 10 calendar the applicant to provide evidence in support of the findings days after the decision is rendered unless an appeal is filed in required by Section 5 (Findings and Decision),below. compliance with Section 2.10.2 (Application Processing 2. Notice and Hearings. Public notice and hearings shall be Procedures). conducted in compliance with Section 20.16.120 (Notices). 3. If the Director forwards the Project Review to the Planning 3. Required findings.The Review Authority may approve a Commission for decision,the Planning Commission's decision Special Use Permit only after first making all of the following is appealable to the Hearing Examiner in compliance with findings: Section 20.20.010. a.The proposed use is consistent with Comprehensive Plan; iv. Permit to run with the Land.A Special Permit approved in b.The proposed use is allowable within the applicable compliance with the provisions of this Section shall continue Transect Zone and complies with all other applicable to be valid upon a change of ownership of the business,parcel, provisions of this Mixed Use Code and the Municipal Code; service,structure, or use that was the subject of the permit c.The design,location,size,and operating characteristics of application in the same area, configuration,and manner as it the proposed activity will be compatible with the existing and was originally approved in compliance with this Section and future land uses in the vicinity; the provisions of Section 20.110.0140(p) Nonconforming d.The subject site is: Provisions. i. Physically suitable in terms of design,location, operating characteristics,shape,size,topography,and the provision of public and emergency vehicles (e.g.fire and medical) access Section 20.110.014(p) Nonconforming Conditions and public services and utilities; and ii.Served by thoroughfares adequate to accommodate vehicle 1.Purpose.This Division provides regulations for nonconforming and other modes of transportation that the proposed use would land uses,structures, and parcels that were lawful before the likely generate. adoption, or amendment of this Mixed Use Code,but which would iii.The site's suitability ensures that the type,density,and be prohibited,regulated,or restricted differently under this Code. intensity of use being proposed will not endanger,jeopardize, 2. Intent. or otherwise constitute a hazard to the public interest,health, i. In order to limit the number and extent of nonconforming uses, safety,convenience,or welfare,or be materially detrimental to structures,and parcels created by adoption of this Mixed Use the improvements,persons,property, or uses in the vicinity Code,it is the City's intent to generally allow nonconformities to and Transect Zone in which the property is located; and continue until they are removed,but not to encourage their long- iv.The applicant agrees in writing to comply with any and all of term survival. the conditions imposed by the Review Authority in the ii. It is further the intent of this Section that nonconformities shall approval of the Special Use Permit. not be altered,enlarged, expanded,extended,moved, iii. Decisions and Appeals. reconstructed,or reestablished after abandonment or 166 discontinuance or restored after involuntary destruction,except nor shall any nonconforming use be expanded or changed, in compliance with this Section. except as provided in this Section. iii.This Section shall not apply to any use or structure established S. A vacant property or building in which the last use was in violation of Title 20 of the AMC,unless the use or structure nonconforming may be occupied by the same use if occupied presently conforms to the provisions of this Mixed Use Code. within a period of 180 days after the building became vacant. 3. Proof of Legal Nonconformity. After this time period,the building/property must comply with The property owner has the burden to prove the claim of legal the requirements of this Mixed Use Code,except as noted in nonconformity and the related protected status that comes with Subsection (0 below. that claim as specified in this Section. 6.Nonconforming uses within a commercial or industrial i. Property owner's responsibility.The property owner shall development.A nonconforming use located within a commercial provide sufficient evidence to the satisfaction of the Director that or industrial development may be replaced by another similar the subject property is a legal nonconformity as specified in this nonconforming use only after the Director first finds all of the Section. following: ii.Appeal of determination.The Director's determination of legal a.The nonconforming use is similar to or less intensive than nonconformity shall be appealable to the Hearing Examiner. the use originally allowed; 4. Nonconforming Uses. b.The nonconforming use generally adheres to the intent of the A legal nonconforming land use may be continued,including Comprehensive Plan. transfers of ownership,provided that their continuation shall c.The nonconforming use will not adversely affect or be comply with the requirements of this Section. materially detrimental to adjoining properties; and i. Continuance of a legal nonconforming use.The continuance of a d.The non-conforming use has not been vacant or discontinued legal nonconforming use shall be allowed subject to all of the for a period of 180 or more consecutive calendar days. following provisions: 7.Use of lands without structures: 1. Change of ownership. Change of ownership,management,or a.If any lands with no structure of any kind is used for a tenancy of a nonconforming use shall not affect its purpose which is not in compliance with the regulations of this nonconforming status,provided that the use and intensity of Mixed Use Code,the use may continue for a period of up to five use,as determined by the Director,does not change. years from the date of the adoption of this Code. 2.Additional development.Additional development(e.g., b.After the expiration of the five-year period,the property alteration,enlargement,extension,or reconstruction) of any owner will be required,in consultation with the Community property on which a nonconforming use exists shall require that Development Department,to develop a phased development all new development be in compliance with the applicable plan. provisions of this Mixed Use Code. 3. Conversion of a nonconforming use.If a nonconforming use is 5.Nonconforming Structures. converted to a conforming use,no nonconforming use may be The use of a legal nonconforming structure maybe continued, resumed. 4. Changes to a nonconforming use.A nonconforming use shall including transfers of ownership,provided that their continuation not be established or replaced by another nonconforming use, shall comply with the requirements of this Section. i.Enlargement or moving.Nonconforming structures shall not be enlarged, extended,moved, or reconstructed unless the new 167 location or enlargement,extension,or reconstruction conforms to 7. Effect of Conditional/Special Use Permit Requirements. the current development standards for the Transect Zone in which i.Absence of Conditional/Special Use Permit.A use lawfully the structure is located. existing without the approval of a Conditional Use Permit or ii. Ordinary maintenance,repairs,and replacements; Special Use Permit that would be required by this Mixed Use Code a. Ordinary maintenance and repairs. Nonconforming structures shall be deemed conforming only to the extent of its previous may undergo ordinary maintenance and repairs. lawful use (e.g.,maintaining the same site area boundaries,hours b. Partial replacements. of operation, etc.).Any change in use would require the approval i. Limited portions of nonconforming structures may be replaced of a new Conditional Use Permit or Special Use Permit. so long as the cost of replacement does not exceed 25 percent of ii. Previous Conditional Use Permit in Effect.A use that was the structure's appraised valuation. authorized by a Conditional Use Permit but is not allowed by this ii. Successive replacements in any 24-month period cannot exceed Mixed Use Code in its current location may continue, subject to the 25 percent of the structure's appraised value.The appraised value requirements of this Section and in compliance with the original shall be set on the date of the oldest building permit pulled within Conditional Use Permit and conditions of approval. the 24-month period. iii. The restrictions specified in this Subsection shall not apply to affordable housing developments if their application would 8. Residential Exemptions. decrease the number of low- income rental housing units available An involuntarily damaged or destroyed nonconforming single- or in the City. multifamily dwelling unit maybe reconstructed or replaced with a multifamily structure with the same footprint(including pre- existing nonconforming setbacks),height,and number of dwelling 6. Nonconforming Parcels. units,in compliance with current Building and Fire Code i. Legal building site.A nonconforming parcel that does not requirements. comply with the applicable area, depth,or width, requirements of this Mixed Use Code shall be considered a legal building site if it 9. Loss of Nonconforming Status of a Legal Nonconforming meets at least one of the following criteria,as documented to the Structure. satisfaction of the Director by evidence furnished by the applicant: i.Termination by discontinuance. a.The parcel was created by a recorded subdivision; 1. If the use of a nonconforming structure is discontinued for a b.The parcel is under one ownership and was legally created by continuous period of 180 days,the structure shall lose its legal a recorded deed before the effective date of the amendment that nonconforming status, and shall be removed or altered to made the parcel nonconforming; or conform to the applicable provisions of this Form-Based Code. c.The parcel was made nonconforming when a portion was 2.The use of a nonconforming structure shall be considered acquired by a governmental entity so that the parcel discontinued when any of the following apply: size is decreased not more than 20 percent and the yard facing a a.The: intent of the owner to discontinue use of the public right-of-way was decreased not more than 50 percent. nonconforming structure is apparent,as determined by the ii.Subdivision of a nonconforming parcel. No nonconforming Director(for example the owner has not renewed the business parcel shall be subdivided or granted a lot line adjustment unless license or utility bills are unpaid); the subdivision or lot line adjustment eliminates the b.Where characteristic furnishings and equipment associated nonconforming status. with the use have been removed and not replaced with 168 equivalent furnishings and equipment during this time,and 3.That granting an exception will not absolve or excuse an where normal occupancy and/or use has been discontinued; applicant for a permit from the full provisions of the Building or Code and the requirements for compliance thereto. c.Where there are no expense or sales receipts available for the discontinued period. ii.Termination by destruction. 1. Nonconforming status shall terminate if a nonconforming structure is involuntarily damaged or destroyed as a result of an accident or by earthquake,fire,flood,or other acts of nature, except as follows: a. If the cost of repairing or replacing the damaged portion of the structure is 50 percent or less of the appraised value of the structure immediately before the damage,the structure may be restored to no more than the same size,building envelope,and use,and the use continued,if the restoration is started within 12 months of the date of damage and is completed within two years following initiation of restoration: i.Appraised values shall be determined by a State licensed appraiser and confirmed by the Building Official. ii. Estimates of repairing or replacing the damaged portion of the structure shall be made by or shall be reviewed and approved by the Building Official and shall be based on the minimum cost of construction in compliance with the Building Code. 10.Exceptions. i. Following a public hearing,the Planning Commission may approve or deny an exception to this Section including any conditions of approval deemed necessary,so long as an applicant can provide evidence of the following: 1.That the building or structure was erected in compliance with the existing codes of the City which were in effect at the time that the building or structure was erected, 2.That the granting of an exception will not substantially alter the intention of the Transect Zone within which the building or structure is located,and 169 20.110.016 APPENDIX 20.110.016(a) Definitions, General 20.110.016(b) Definitions Specific to Permissible Uses 20.110.016(c) Comprehensive Plan Goals and Policies achieved through this land use plan. 20.110.016(d) Acknowledgements 170 20.110.016(a) Definitions, General Accessory Unit: (see definition in 3.2 Definitions Specific to Amenity Zone:the band between the back of curb and the Permissible Uses) sidewalk which contains such things as street trees,pedestrian Activity Centers -mixed-use centers that vary by scale and scale lighting,street furnishings and bicycle parking. activity mix depending on location.They include commercial, Appropriate Locations (for land uses) - areas that are retail,offices,residential,shared parking,and public spaces. determined to be appropriate for a particular type of land use or This plan identifies existing and potentially new activity centers activity,as typically measured by compatibility of land use; throughout the planning area. appropriate levels of impact,such as may result from noise, ADA-Americans with Disabilities Act. lighting, or other environmental effects. Arterial Street-larger road or highway purposed to carry Adaptive Re-use-fixing up and remodeling a building or space, longer trips across the region and to other regions. adapting the building or space to fit a new use. Attached Green: a public open space which is located between Adequate Public Facilities -the public facilities and services a residential property and a street with adjacent homes facing necessary to maintain an adopted level of service standards in the open space.An attached green is less than a block in length. specific geographic areas for various facilities,including but not limited to streets,park and recreation facilities,water and Avenue (AV): a thoroughfare of high vehicular capacity and low sewer service,storm drainage,and fire and police protection. speed.Avenues are short distance connectors between urban centers.Avenues may be equipped with a landscaped median. Administrative Facilities -typically thought of office space, Avenues become collectors upon exiting urban areas. housing offices,conference rooms,training rooms,reception areas, copy and break areas,filing,storage,and workstations. Best Management Practice (BMP) -Schedules of activities, Administrative space is approximately 60 to 70 percent prohibitions of practices,maintenance procedures,and offices/workstations and 30 to 40 percent common/support structural and/or managerial practices,that when used singly space. or in combination,prevent or reduce the release of pollutants to Agricultural Lands - are lands used primarily for raising crops, waters of Washington State. forage and livestock,and community gardens. "Big Box"Development-developments over 50,000 square Airport-An area of land or water that is designed or set aside feet; usually national chain commercial retail stores with large parking lots. for the landing and taking off of aircraft,including those for private use and those used by ultra-light and light sport aircraft. Block Face:the aggregate of all the building facades on one side of a block.The Block Face provides the context for establishing Alley: a vehicular passageway usually located to the rear of lots architectural harmony. providing access to service areas and parking,and containing utility easements.Alleys will generally be paved with drainage by inverted crown at the center or with roll curbs at the edges. 171 Block:the aggregate of private lots,passages,rear lanes and facade line on a street. It is distinguished from a setback line in alleys,circumscribed by thoroughfares. that it is an absolute dimension (minimum and maximum), not a setback minimum dimension. Bonding-approved municipal bonds are interest-bearing securities that are issued for the purpose of financing local Capped Blocks (or End-Capped Blocks): are blocks where infrastructure improvements. Repayment periods from a few along the short side,homes are turned 90 degrees and front on months to 40 years allows the issuer to pay for capital projects what is usually called a side street.This provides attractive it cannot pay for immediately with funds on hand. block faces in all directions. Boulevard (BV): a thoroughfare designed for high vehicular Casing: Casing is the trim/molding around a door or window. It capacity and moderate speed. Boulevards are long-distance may be either flat or molded. It can also be used to cover or thoroughfares traversing urbanized areas. Boulevards are encase a structural member,such as a post or beam. usually equipped with slip roads buffering sidewalks and buildings. Boulevards become arterials upon exiting urban Civic Activities- Not-for-profit or governmental activities dedicated to arts,culture,education,recreation,government, areas. transit,and municipal parking. Building- a roofed structure built, maintained,or intended to be used for the shelter or enclosure of persons,animals,or Civic Building: a building designed specifically for a civic property of any kind.The term is inclusive of any part thereof. function. Civic Buildings include buildings for not-for-profit Where independent units with separate entrances are dived by organizations dedicated to arts, culture, education,recreation, party walls, each unit is a building. government and transit.These buildings are encouraged to be high image buildings and may exceed the standards set out in Building Face: an exterior building wall. For the purposes of the FB District. this Chapter, it is one which is visible from a public street alley, or public trail or open space and subject to the standards Commercial:the term collectively defining workplace,office, retail and light manufacturing/industrial functions. herein. Building Type: a structure category determined by function, Civic Space- an outdoor area dedicated for public activities. position on the lot,and configuration,including frontage and Cluster Development-a practice of low-impact development height. For example,a townhome is a type, not a style. that groups residential properties closer together,which can be Building Type Categories: are categories of building types that a means of preserving rural resources and minimizing service can represent different market sector demands,and are an and utility costs as well as maximizing protection of natural important part of creating intergenerational neighborhoods. resources and open space. Build-to Line.The line at which construction of a building Collector Street- a street purposed with collecting traffic from facade is to occur on a lot.A build-to line runs parallel to,and is surrounding local roads,often within a neighborhood or measured generally from the front property line and is district,and delivering to an arterial street. established to create an even (more or less even) building 172 Commercial Cores -the center of every activity center has a and environmentally sensitive areas.A CSS project commercial core,allowing and encouraging commercial, complements its physical and natural setting while maintaining institutional,high-density residential and mixed-use safety and mobility. development,transit opportunities and encouraging pedestrian- oriented design. Conventional Zoning-a practice of urban planning where every day uses are separated from each other and where land Community Facilities-public or privately owned facilities uses of the same type are grouped together. It is also referred to used by the public (e.g., streets,schools,libraries,parks) and as Euclidean zoning. facilities owned by nonprofit private agencies (e.g.,churches, Cultural Resources-aspects of a cultural system that are safe houses,and neighborhood associations). valued by or significantly representative or informative of a Commuter [Bus] Route-a fixed bus route running only during culture, and generally referring to archaeological resources and peak commute times,usually in the morning and evening. the histories surrounding these cultures. Compact Development-development that uses land efficiently Density-the amount of development within a given area, through creative and intensive site,neighborhood,and district usually expressed in dwelling units,population, or employment design. per acre or square mile. Complete Streets -streets,roadways, and highways that are Design Standards-standards and regulations pertaining to the designed to safely and attractively accommodate all physical development of a site including requirements transportation users (drivers,bus riders, pedestrians, and pertaining to yards,heights,lot area,fences,walls,landscaping bicyclists).Travelers of all ages and abilities can safely move area, access,parking, signs, setbacks,and other physical along and across a complete street. requirements. Context(or Contextual Development) - refers to the Development-the carrying out of any building activity,the significant development,or resources,of the property itself,the making of any material change in the use or appearance of any surrounding properties,and the neighborhood. Development is structure or land,or the dividing of land into parcels by any contextual if it is designed to complement the surrounding property owner.When appropriate to the context, development significant visual and physical characteristics; is cohesive and refers to the act of development or to the result of development visually unobtrusive in terms of scale,texture,and continuity; within the City. and if it maintains the overall patterns of development. Compatibility utilizes the basic design principles of Disaster Preparedness Shelter-structure(s) used during such composition,rhythm,emphasis,transition,simplicity,and instances where there is an imminent loss to sleeping areas balance of the design with the surrounding environment. identified through a declaration of threat, disaster,or emergency by means of a natural disaster,or other identified Context Sensitive Solution (CSS) -a way of designing and community threat.The shelter may or may not have food building transportation facilities and infrastructure to preparation or shower facilities. seamlessly reflect and minimize impacts on adjacent land uses 173 Diverse Neighborhoods-include a mix of uses,with various Euclidean Zoning-a practice of urban planning where every housing types near or mixed in with restaurants,shops,grocers, day uses are separated from each other and where land uses of banks,hair salons,coffee shops,day care centers,fitness the same type are grouped together.It is also referred to as studios,and law,dental,and insurance offices. In these type of conventional zoning. neighborhoods,residents can find more products and services close by,and it creates potential for employment,walking, Financial System-how public revenues and expenditures are biking,and less driving.A mix of housing types means more managed,including planning for future needs. people can work close to home Flex Space: Floor area built to provide for flexibility of use over Effluent-wastewater(treated or untreated)that flows out of a time,and which is constructed in a manner that can treatment plant,sewer,or industrial outfall. In the context of accommodate residential,office or retail use. It will conform to wastewater treatment plants,effluent that has been treated is commercial Building Code standards and ADA accessibility,and sometimes called secondary effluent,or treated effluent. have at least a 12-foot clear ceiling height. Emergency Services-services to the public for emergencies Floodplain-any areas in a watercourse that have been or may and related buildings or garages (e.g.,ambulance,fire,police, be covered partially or wholly by floodwater from a 100-year and rescue). flood as located on the most current FEMA flood map. Emergency Shelter-a type of homeless shelter that provides Form Based Code (FBC): Refers to development standards that temporary housing on a first-come,first-served basis where focus primarily on the public realm such as street corridors, clients must leave in the morning and have no guaranteed bed open space and civic areas.Such standards utilize timeless for the next night or provide beds for a specific period of time, principles of"place making". regardless of whether or not clients leave the building.Facilities Gentrification-is a shift in an urban community towards that provide temporary shelter during extremely cold weather wealthier residents and/or businesses and increasing property (such as churches) are also included. values,often at the expense of the poorer residents of the Employment Center-an activity center with mixed-use; community.This is a result of the process of renewal and research and development offices; medical offices; office space; rebuilding. business park; retail,restaurant,and tourism center; light- GIS-a Geographic Information System (GIS) designed to industrial;heavy-industrial;live-work spaces; and home-based capture,store,manipulate,analyze,manage,and present businesses. geographical data to reveal relationships,patterns,and trends. Environmentally Sensitive Lands-include floodplains, Government Offices -include governmental office buildings and riparian areas,wetlands,seeps and springs,and steep slopes. grounds. These areas contain critical resources and require special Governmental Service and Maintenance Facilities - support consideration in the development design and review process. the maintenance and servicing activities of government- owned land,property,and buildings. 174 Great Streets-streets designed to take into account their Home Occupation: (see definition in 3.2 Definitions Specific to entire three-dimensional visual corridor,including the public Permissible Uses) realm and adjacent land uses.Great streets are"complete" streets,meaning they service and take into account all users — Human-Caused Hazards-hazards resulting from human not just motor vehicles,and serve as interesting,lively,and developments or activities such as attractive community spaces. faulty construction; poor site layout; improper location of land Greenfield Development-when previously undeveloped land uses; airport approaches or high noise areas; over-pumping of is developed,this is known as a greenfield development, and it groundwater; or use,storage,or disposal of explosive, can often be the best examples of sustainability principles in flammable,toxic,or other dangerous materials or crime.These action.Across the country,there are new Greenfield hazards may pose a threat to life and property and may developments that incorporate sustainable programs and necessitate costly public improvements. technologies,including lifecycle housing, complete streets, Infill-occurs when new buildings are built on vacant parcels parks and open spaces,integrated retail and office,energy- within city service boundaries and surrounded by existing efficient buildings,innovative rainwater and stormwater development. facilities,sidewalks and trails,and other features.Private lands within the city and county hold entitlements for development. Infrastructure-includes but is not limited to sewer lines, water lines,reclaimed water lines,roads,intersections, Green Infrastructure-An interconnected network of sidewalks,landscaping in the right-of-way,gateways,housing, waterways,wetlands,woodlands,wildlife habitats,and other green infrastructure,public art,and in some cases may include natural areas of county-wide significance. utilities such as electric power,data,natural gas,cable Heritage Resources-an inclusive term of cultural and historic television,and telephone. resources,enveloping historic buildings,a historic building's Invasive Species-a species that spreads and establishes over setting,as well as paleontological and archaeological resources, large areas and persists.Some native plants can be considered including all of the cultures of native peoples and western invasive in certain circumstances.The national Invasive Species civilization,and including natural features and landscapes of Council defines invasive species as a species that is: (1) non- significant uniqueness to an area.The term is more consistent native (or alien)to the ecosystem under consideration; and (2) with international standards and definitions.In the United whose introduction causes or is likely to cause economic or States,the term"Heritage Resource"is technically environmental harm or harm to human health. interchangeable with the term"Cultural Resource. Livability Index-a means to quantitatively measure"quality of Historic and Cultural Areas-are lands that contain significant life"in a particular city.The number is based upon various historic or cultural resources factors,such as average wage,cost of living,pollution,social Historic Development-includes buildings,roads,signage, services,cultural opportunities,and diversity. lighting,and landscaping. Liner Building: a building specifically designed to mask a parking lot or a parking garage from a street or open space.A 175 Liner Building, must be at least 30 feet deep and accommodate Mixed-Use Development- any urban,suburban,or rural any allowed use but parking. development, or even a single building,that blends a combination of residential, commercial,cultural,institutional, Live-Work: afee-simple dwelling unit that contains,to a limited or industrial uses,where those functions are physically and extent, a separate commercial component.There will be functionally integrated,and that provides multi-modal separate entries to the commercial and residential components. There may also be an internal connection between the uses.At connectivity.. least one resident must be actively involved in the business. Mobility-the degree to which people and goods may move Loft: a flexible residential space which maybe partially used for safely,efficiently,and effectively between origins anddestinations. an artist or design studio,or other allowed creative or commercial activity,and which is characterized by higher than Mode-a means of travel such as pedestrian,bicycle,transit, or normal ceilings, open floor plans and often,exposed duct work. truck. Mews Alley: and alley that serves residents or businesses Multi-modal-travel or transportation systems characterized which face directly on to public open space or a Green Street by more than one means or mode of transport. and is commonly used for addressing,fire protection,mail delivery and access to parking. Native American - a member of any of the indigenous peoples of the Americas. Local Streets- serve immediate access to property and are designed to discourage longer trips through a neighborhood. Natural Areas- are open lands left in a primarily natural state that contain significant natural, cultural,aesthetic, or LOS- Level of Service. recreational features that warrant protection. Low-Impact Development(LID) -a site planning and Natural-Caused Hazards-hazards resulting from natural engineering design approach to managing stormwater runoff. events,such as flooding, subsidence,earth faults,unstable Unlike traditional methods of stormwater design, LID slopes or soils,or severe climatic conditions (e.g., drought, emphasizes conservation and use of on-site natural features to snow,rain,wind) that present a threat to life and property and protect water quality. This approach implements engineered may necessitate costly public improvements. small-scale hydrologic controls to replicate the pre- development hydrologic features of watersheds through Neighborhood- includes both geographic (place-oriented) and infiltration,filtering,sorting, evaporation,and detaining. social (people-oriented) components, and maybe an area with similar housing types and market values,or an area Maximum Extent Practicable (MEP) - Designing stormwater surrounding a local institution patronized by residents,such as management systems so that all reasonable opportunities for a church,school, or social agency. using Low Impact Design planning techniques and treatment practices are exhausted and only where absolutely necessary,a Noxious Weeds- a legal term applied to plants regulated by structural Best Management Practice is implemented. state and federal laws,defined as any species of plant that is detrimental or destructive and difficult to control or eradicate 176 and includes plant organisms found injurious to any Plaza-a civic space type designed for civic purposes and domesticated, cultivated,native or wild plant." commercial activities in the more urban areas,generally paved Obstruction-any structure or tree that exceeds permissible and spatially defined by building frontages. height limitations or is otherwise hazardous to the landing or Preservation-an endeavor that seeks to preserve, conserve, taking off of aircraft. and protect buildings, objects,landscapes,or other artifacts of Offices (see definition in 3.2 Definitions Specific to Permissible historical significance. Uses) Public Buildings-include civic and community centers,public Open Space-undeveloped or minimally developed lands that schools,libraries,police and fire stations and other public buildings. have been designated to remain undeveloped,be preserved to protect natural resources,serve as a buffer,and provide Public Parks or Recreation Facilities - outdoor recreation opportunities for recreation that requires no facilities. Such facilities that are open to the public for passive and active recreational uses include walking,trail running,biking, recreational activity,such as pedestrian activities,hiking,and photography,and sitting quietly. Open spaces differ from parks jogging; or serve as an historical, cultural or archaeological in that open spaces do not have the developed facilities that are attraction; playgrounds; ball parks; and allowing organized traditionally associated with city parks,such as stadium-style competitive activities. lighting,bleachers,playground equipment,and competitive Public Realm: the area generally used by the public- streets, sports fields. sidewalks,trails and open space.The quality of the public realm Parks and Recreation Areas (see definition in 3.2 Definitions is greatly impacted by the design of elements within it,and by Specific to Permissible Uses) the land uses and architecture adjacent to it.A successful public realm creates value for the larger neighborhood and contributes Pedestrian Shed-the basic building block of walkable to a positive regional image of the City. neighborhoods.A pedestrian shed is the area encompassed by the walking distance from a town or neighborhood center. Public Sanitary Sewer-includes sanitary sewer systems other Pedestrian sheds are often defined as the area covered by a 5- than individual on-site systems approved by the State or County minute walk(about 0.25 mile or 1,320 feet).They may be and maintained by a public or private agency authorized to drawn as perfect circles,but in practice pedestrian sheds have operate such systems. irregular shapes because they cover the actual distance walked, not the linear (crow flies) distance. Public Services and Facilities -include police,fire,emergency services, sewage,refuse disposal, drainage,local utilities,rights- Phasing Plan: a plan that establishes the order of development of-way, easements,and facilities for them. of a large project. It will address such things as required Building Type Categories,parks and open space,trails,roadway Redevelopment- occurs when new development replaces connections and other items as necessary. outdated and underutilized development. 177 Revitalization-to repair what is already in place,adding new Services-are anything from a fire station to a fleet shop vigor by remodeling and preserving. because of the large equipment and storage involved. Facilities in this category typically have larger space requirements Rural- describes areas within the region with a low density of because there is large equipment and/or storage involved. people,residences,jobs and activities and characterized with Heating and cooling,interior finishes,and circulation areas large lot development,paved and unpaved two-lane roads with required for services are unique and must be addressed to be natural edges,minimal services and goods available to functional. Service space is defined as 15 to 25 percent residents, and abundant open spaces and agricultural uses. offices/workstations and 75 to 85 percent common and support Public transit commuting opportunities may exist. areas. Rural Floodplains- delineated floodplain areas that are Setback: Is the distance from a property line, curb, or structure essentially open space and natural land uses and are unsuitable within which building is prohibited. It is expressed as a single for urban development purposes due to poor natural soil dimension or as a range of dimensions. It is distinguished from conditions and periodic flood inundation. a Build-to line by the fact that it is a minimum distance,not an Rural Growth Boundary-the line on a map that is used to absolute line. mark lands in unincorporated areas of the county that are Shared Parking Policy: an accounting for parking spaces that suitable for rural development,as well as lands to be preserved are available to more than one use or property.The as open lands. requirement is reduced by a factor,shown as a calculation.The Safety-the protection of our community from natural and Shared Parking ratio varies according to multiple functions in artificial hazards, evacuation routes,peak load water supply close proximity which are unlikely to require the spaces at the requirements,minimum road widths according to function, same time. clearances around structures,and geologic hazard mapping. Streetscape: the urban element that establishes a major part of Scenic Views,View sheds,and Vistas - include open hillsides the public realm.The streetscape is composed of thoroughfares and natural watercourses (travel lanes for vehicles and bicycles,parking lanes for cars, and sidewalks or paths for pedestrians) as well as the visible School,Charter-a public school established by contract with a private frontages (building facades and elevations,porches, district governing board,the state board of education, or the yards,fences, awnings, etc.),and the amenities of the public state board for charter schools to provide learning that will frontages (street trees and plantings,benches, streetlights,etc.). improve pupil achievement. Social vitality-the invigoration or continued and increased School,Private. (see definition in 3.2 Definitions Specific to activity of citizens,cultural activities,and civic engagement Permissible Uses) (such as voting). School,Public (see definition in 3.2 Definitions Specific to Suburban- describes areas within the City in which a person is Permissible Uses) mostly dependent on the automobile to travel to work or other destinations (sometimes referred to as Drivable Suburban),and 178 to accomplish most shopping and recreation needs.These and sidewalks are in a grid pattern of relatively small blocks; environments may have areas where it is possible to walk or the area is walkable and a variety of services and goods are ride a bike for recreational purposes,but due to the lack of available; served by public transportation. connectivity or nearby amenities,are not favorable for walking or biking as a primary mode of transportation on a day-to-day Urban Floodplains- delineated floodplain areas that are basis. Suburban areas have medium to low densities of people, located in developed urban areas of the City. residences,jobs and activities with some services and goods Urban Growth Boundary-the line on a map that is used to available to residents,the streets and sidewalks vary in their mark the separation of urbanized land from rural land and design, and access to public transportation may be available. within which urban growth should be encouraged and Sustainability-living and managing activities in a manner that contained and outside of which urban development should not balances social, economic,and environmental considerations to occur. meet Arlington's current needs and those of future generations. Vacant Land- is publicly-or privately-owned undeveloped A sustainable Arlington is a community where the social land that is not currently protected from development. wellbeing of current and future citizens is supported by a vibrant economy and a self-renewing healthy environment. Verge-A paved or planted area along the edge of a road or sidewalk Substantial Modification: alterations to a building that is valued at more than 50% of the replacement cost of the entire Vernacular Development-refers to the tradition of design building. resulting in simple small structures or borrowed architectural design,such as mid-western style storefronts and craftsman Terminated Vista: a location at the axial conclusion of a bungalows,built with local materials. thoroughfare.A building located at a Terminated Vista designated on a Regulating Plan/Phased Development Plan is View Shed- an area of land that is visible to the human eye required to be designed in response to the axis. from a vantage point with particular scenic value that may be deemed worthy of preservation against development or other Transit-Oriented Development (TOD): development which is change. oriented to and in close proximity,generally one quarter to one half mile from a transit station.These developments are Walkable- describes areas of the City within which a person characterized by higher density and have a higher level of can walk,bike or ride transit to work,and to fulfill most pedestrian activity and transit use than other forms and shopping and recreation needs.These environments, location of development. sometimes referred to as Drivable Urban,allow for the use of automobiles but do not require the use of a vehicle to Trails -pathways for all forms of non-motorized transportation accommodate most daily needs.These areas are characterized and recreation. by a variety of destinations within walking distance,such as Urban-areas with a higher density of people,residences,jobs commercial establishments (such as everyday retail or office), and activities; buildings are taller and close to the street; streets civic establishments (such as religious, nonprofit, or government),civic spaces, or transit stops. On-street parking, 179 trees, and other design elements are typical and sidewalks are sized appropriately for the number of walkers. Buildings meet the street in such a way to make the"outdoor rooms"that define the best urban places,and building facades are human scale,with frequent doorways and windows,and attractive details and ornament. WSDOT-Washington State Department of Transportation. Zoning Ordinance -A set of legally binding provisions adopted by the City Council consistent with state law regulating the use of land or structures, or both,used to implement the goals and policies of the Comprehensive Plan. 180 20.110.016(b) Definitions Specific to Permissible Uses Automatic Teller Machine (ATM).A type of banking and financial services with automated or self-service banking features with no Accessory Structure.A structure physically detached from, staff or personnel provided. secondary and incidental to,and commonly associated with a primary structure and/or use on the same site.Accessory structures Bank/Financial Services. Financial institutions, including,but not normally associated with a residential use include,but are not limited to: banks and trust companies; credit agencies; holding(but limited to: garages (unenclosed or enclosed) for the storage of not primarily operating) companies; lending and thrift institutions; automobiles (including incidental restoration and repair); personal other investment companies; securities/commodity contract recreational vehicles and other personal property; studios; brokers and dealers; security and commodity exchanges; and vehicle workshops; greenhouses (noncommercial); enclosed cabanas and finance (equity) leasing agencies. Does not include check-cashing pool houses; and storage sheds. stores. Accessory structures normally associated with a non- residential use include,but are not limited to: garages Cemetery.A burial ground for the interment of the human dead, (unenclosed or enclosed) for the storage of automobiles and including columbaria and mausoleums,but excluding crematories or work related vehicles and equipment(including incidental mortuaries classified as undertaking,funeral and interment services. restoration and repair); storage structures; workshops; and studios. Community Garden.A site used for growing plants for food,fiber, Accessory Uses.A use subordinate,customarily incidental and herbs,and flowers and shared and maintained by communityresidents. exclusive to the principal use of a building or lot and located on the same lot as the principal building or use, except as otherwise Conditional Use Permit. See"Permit: Conditional Use" specified. Cultural Institution.A nonprofit institution engaged primarily in Alcoholic Beverage Sales.The retail sale of beer,wine and/or the performing arts or in the display or preservation of objects of spirits for on-site or off-site consumption,either as part of another interest in the arts or sciences that are open to the public on a retail use or as a primary business activity. regular basis.This classification includes performing arts centers for theater, dance and events,museums,historical sites,art galleries, Animal Services.An establishment where animals are treated. libraries,aquariums and observatories. 1.Animal Services, Boarding.A commercial facility for the grooming, keeping,boarding or maintaining of five or more animals (four Day Care Center.An establishment, other than a Day Care Home, months of age or older),except for dogs or cats for sale in pet shops licensed by the State of Washington when required and providing or in animal hospitals,but includes pet day care. care and supervision for seven or more persons on a less than 24- hour basis.This classification includes nursery schools,preschools, Artisan Production. See "Production,Artisan." day care centers for children or adults and any other day care facility licensed by the State of Washington. 181 Day Care Home,Adult.A day care facility located in a permanent drapery hardware,window blinds and shades. Includes furniture re- residence where an occupant of the residence provides care and upholstering businesses,and wood and cabinet shops,but not supervision for three or fewer adults at one time with no outside sawmills or planning mills. employees. General Retail.Stores and shops intended to serve the city as Day Care Home,Child.A child care facility located in a permanent destination retail rather than convenience shopping. Examples of residence where an occupant of the residence provides care and these stores and lines of merchandise include: supervision for seven to twelve children at one time,including Art galleries; retail; art supplies,including framing services; children under the age of 6 related to the provider. books,magazines,and newspapers; cameras and The provider must be licensed by the State of Washington and can photographic supplies; clothing,shoes,and accessories; have no more than one employee assisting. collectibles (cards,coins,comics,stamps,etc.); drug stores and pharmacies; dry goods; fabrics and sewing supplies; Drive-Through Services. Facilities where food or other products furniture and appliance stores;hobby materials;home and may be purchased or services may be obtained by motorists without office electronics;jewelry; luggage and leather goods; leaving their vehicles. Examples of drive-through sales facilities musical instruments; parts; accessories; small wares; include fast-food restaurants,drive-through coffee,photo stores, specialty grocery store; specialty shops; sporting goods and pharmacies,bank teller windows and ATMs,dry cleaners,etc.,but do equipment; stationery;toys and games;variety stores; not include gas station or other vehicle services. videos, DVD's,records,and CD's,including rental stores. Does not include Sexually Oriented Businesses. Dwelling.A room or group of internally connected rooms that have Home Occupation.A commercial activity that: (i) is conducted by a sleeping, cooking,eating,and sanitation facilities,but not more than person on the same lot(in a residential district)where such person one kitchen,which constitute an independent housekeeping unit, resides,and (ii) is not so insubstantial or incidental or is not so occupied by or intended for one household on a long term basis. commonly associated with the residential use as to be regarded as an accessory use (see Section 20.40.050 (Accessory Uses),but that can Dwelling,Accessory.An auxiliary dwelling unit located within an be conducted without any significantly adverse impact on the accessory structure of a primary dwelling unit on the lot.Includes, surrounding neighborhood.The following is a non-exhaustive list of but is not limited to, dwelling units in guest houses,pool houses and examples of enterprises that may not be home occupations (see carriage houses,above or beside a garage. Section 20.08.010): • Veterinarians Eating or Drinking Establishment.A business selling ready to eat • Clinics food and/or beverages for on or off-premise consumption. • Auto repair • Auto sales Furniture and Fixture Manufacturing.A business that • Real estate offices manufactures wood and metal household furniture and appliances; • Any use that would cause similar impacts. bedsprings and mattresses; all types of office furniture and partitions,shelving,lockers and store furniture; and miscellaneous 182 Lodging,Bed&Breakfast.The use of a single residential structure Counseling services by other than medical doctors or psychiatrists for commercial lodging purposes,with up to five bedrooms used for are included under"Office-Professional/Administrative." the purpose of lodging transient guests and in which meals may be prepared for them,provided that no meals may be sold to persons Meeting Facilities.A facility for public or private meetings, other than such guests. including,but not limited to: community centers; civic and private Lodging,Hotel.A lodging establishment of 25 or more rooms in a auditoriums; grange halls; union halls; meeting halls for clubs and building or group of buildings offering transient lodging other membership organizations,etc.Also includes functionally accommodations on a daily rate to the general public.Additional related internal facilities such as kitchens,multi-purpose rooms and services may include a restaurant,meeting rooms,and recreational storage.Does not include conference and meeting rooms'accessory facilities. and incidental to another primary use and which are typically used Lodging,Inn.A building or group of buildings used as a lodging only by on-site employees and clients and occupy less floor area on establishment having 6 to 24 guest rooms providing overnight the site than the offices they support. Does not include: cinemas; accommodations and breakfast to transient guests. performing arts theaters; indoor commercial sports assembly or other commercial entertainment facilities. Related on-site facilities Media Production. Facilities for motion picture,television,video, such as day care centers and schools are separately defined and sound, computer,and other communications media production. regulated. Medical Services,Clinic.A facility other than a hospital where Office: Professional.Office-type facilities occupied by businesses medical,mental health,surgical and other personal health services that provide professional services or are engaged in the production are provided on an outpatient basis.Examples of these uses include: of intellectual property.Examples of these uses include,but are not medical offices with five or more licensed practitioners and/or limited to: accounting; auditing and bookkeeping services; medical specialties; outpatient care facilities;urgent care facilities; advertising agencies; attorneys; business associations; chambers of and other allied health services.These facilities may also include commerce; commercial art and design services; construction incidental medical laboratories. Counseling services by other than contractors (office facilities only); counseling services; court medical doctors or psychiatrists are included under"Offices - reporting services; design services including architecture; Professional/Administrative." engineering; landscape architecture; urban planning; detective agencies and similar services; doctors; educational; scientific and Medical Services,Doctor Office.A facility other than a hospital research organizations; financial management and investment where medical, dental,mental health,surgical,and/or other counseling; literary and talent agencies; management and public personal health care services are provided on an outpatient basis relations services; media postproduction services; news services; and that accommodates no more than four licensed primary photographers and photography studios; political campaign practitioners (for example,chiropractors,medical doctors, headquarters; psychologists; secretarial; stenographic;word psychiatrists,etc.,other than nursing staff)within an individual processing; and temporary clerical employee services; security and office suite.A facility with five or more licensed practitioners is commodity brokers; and writers'and artists' offices. instead classified under"Medical Services - Clinic,Urgent Care." 183 Outdoor Entertainment.The provision of television or musical, insure compatibility with existing development within the Transect. theatrical,dance,cabaret,or comedy act performed by one or more A Special Use Permit may be initiated by either an applicant or the persons either electronically amplified or not and/or any form of Director. dancing by patrons and guests outside of the principal building on a deck or patio. Permitted Use.Any use allowed in a transect zone without a requirement for approval of a discretionary use permit,but subject Park,Open Space,Playground. Facilities which include community to any restrictions applicable to that transect. centers,playing fields,courts,gymnasiums,swimming pools,wave pools,spray grounds,picnic facilities,golf courses and country clubs, Personal Services. Establishments that provide non-medical zoos and botanical gardens,as well as related food concessions. services to individuals as a primary use.Examples of these uses include,but are not limited to:barber and beauty shops; clothing Parking Facility,Public or Private. Parking lots or structures rental; dry cleaning pick-up stores with limited equipment;home operated by the City or a private entity providing parking either for electronics and small appliance repair;laundromats (self-service free or for a fee.Does not include towing and impound facilities. laundries); locksmiths; massage (licensed,therapeutic,non-sexual); nail salons; pet grooming with no boarding; shoe repair shops; Permit; Conditional Use.A permit issued by the Hearing Examiner tailors; and tanning salons.These uses may also include accessory that authorizes the recipient to make use of property in accordance retail sales of products related to the services provided. with the requirements of this title as well as any additional requirements imposed by the Council. A Conditional Use Permit Primary Structure.The main structure on a lot,containing a allows the City to consider uses that may be essential or desirable, residential,commercial,office or industrial use. but are not allowed as a matter of right within a transect or zoning district.It also allows the City to control certain uses which could Production,Artisan. On-site production of goods by hand have detrimental effects on the community.The Table of Permissible manufacturing which involve the use of hand tools and small-scale Uses assigned to each Place Type specifies those uses for which a equipment. Conditional Use Permit may be requested. Production,General. Manufacturing of products from extracted or Permit; Special Use The purpose of a Special Use Permit(SUP) is to raw materials,recycled or secondary materials,or bulk storage and provide sufficient flexibility in the permitted use regulations in order handling of such products and materials.This classification includes, to further the objectives of this Mixed Use Code. A Special Use but is not limited to: food,beverage and tobacco product Permit allows uses that have increased potential for incompatibility manufacturing;textile mills;textile product mills; apparel in a Transect to be carefully reviewed to determine,against fixed manufacturing; leather and allied product manufacturing;wood standards,whether their establishment on any given site should be product manufacturing; paper manufacturing; chemical allowed. These uses may or may not be appropriate in a particular manufacturing; plastics and rubber products manufacturing; location depending on a weighing,in each case,of the public need nonmetallic mineral product manufacturing;transportation and benefit against the local impact and effect.There may be equipment manufacturing; primary metal manufacturing; and additional conditions placed on the proposed development to better fabricated metal product manufacturing. 184 Any establishment with four or more electronic games or Production,Intensive High Impact. Manufacturing of acetylene, amusement devices (e.g.,pool or billiard tables,pinball cement,lime,gypsum or plaster-of-Paris,chlorine,corrosive acid or machines,etc.) or a premises where 50 percent or more of fertilizer,insecticides,disinfectants,poisons,explosives,paint, the floor area is occupied by electronic games or amusement lacquer,varnish,petroleum products,coal products,plastic and devices is considered a commercial recreation facility.Three synthetic resins and radioactive materials.This group also includes or fewer machines or devices are not considered a use smelting,animal slaughtering and oil refining. separate from the primary use of the site. Does not include Sexually Oriented Businesses. Production,Limited. Manufacturing of finished parts or products, primarily from previously prepared materials.This classification Recreational Facility,Outdoor.A facility for outdoor recreational includes,but is not limited to: food manufacturing; computer and activities where a fee is charged for use. Examples include,but are electronic product manufacturing; electrical equipment; appliance; not limited to: amusement and theme parks; camping and picnicking component manufacturing; and other uses as determined by the areas; go-cart tracks; golf driving ranges; miniature golf courses; and Director. water slides.May also include commercial facilities customarily associated with the above outdoor commercial recreational uses, Printing and Publishing. Printing by letterpress,lithography, including bars and restaurants,and video game arcades.Does not gravure,screen,offset,or electrostatic (xerographic) copying and include golf courses and country clubs. other establishments serving the printing trade such as bookbinding, typesetting,engraving,photoengraving and electrotyping.This use Religious Assembly.An establishment for religious worship and also includes establishments that publish newspapers,books and other religious ceremonies including religious education,rectories periodicals and establishments manufacturing business forms and and parsonages,offices,social services,columbaria and community binding devices."Quick printing"services are included in the programs. definition of"Business Support Services." Research and Development.An establishment primarily engaged Public Safety Facility.A facility operated by a public agency in the research,development and controlled production of high including fire stations,other fire preventive and fire-fighting technology electronic,industrial or scientific products or facilities,EMF,police and sheriff substations and headquarters, commodities for sale.This classification includes biotechnology including interim incarceration facilities. May include ambulance firms and manufacturers of nontoxic computer components. dispatch on the same site. Sexually Oriented Business.Sexually oriented business means an Recreational Facility,Indoor.An establishment providing indoor adult arcade,adult bookstore,adult novelty store,adult video store, amusement and entertainment services for a fee or admission adult cabaret,adult motel or adult entertainment out-call service in charge,including: the form of semi-nude dancing or exhibition,adult motion picture Bowling alleys; coin-operated amusement arcades; electronic theater,adult theater,semi-nude model studio or sexual game arcades (video games,pinball,etc.); ice skating and establishment as further defined in Chapter 20.08.010 of the roller skating; and pool and billiard rooms as primary uses. Municipal Code. 185 dispensed,sold,or offered for sale at retail only;where deliveries are Special Use Permit. See"Permit: Special Use". made directly into motor vehicles,including greasing and oiling on the premises and car washing; and where repair services is Studio:Art,Music,Dance.Small-scale facilities,typically incidental to the use. Incidental accommodating no more than two groups of students at a time in no more than two instructional spaces.Examples of these facilities Wholesaling and Distribution.An establishment engaged in selling include: individual and group instruction and training in the arts; merchandise to retailers,to contractors,industrial,commercial, production rehearsal; photography,and the processing of institutional,farm,or professional business users;to other photographs produced only by users of the studio facilities;martial wholesalers; or acting as agents or brokers in buying merchandise arts training studios; gymnastics instruction,and aerobics and for or selling merchandise to such persons or companies. Examples gymnastics studios with no other fitness facilities or equipment.Also of these establishments include,but are not limited to: agents; includes production studios for individual musicians,painters, merchandise or commodity brokers; and commission merchants; sculptors,photographers,and other artists. assemblers;buyers and associations engaged in the cooperative marketing of farm products,merchant wholesalers,stores primarily Utility. Installations or facilities or means for furnishing to the selling electrical,plumbing,heating and air conditioning supplies public,electricity,gas,steam,communications,water,drainage, and equipment. sewage disposal,or flood control,irrespective of whether such facilities or means are underground or above ground; utilities may Wireless Telecommunications Facility. Public,commercial and be owned and operated by any person,firm,corporation,municipal private electromagnetic and photoelectric transmission,broadcast, department or board,duly appointed by state or municipal repeater and receiving stations for radio,television,telegraph, regulations.Utility or utilities as used herein may also refer to such telephone,data network,and wireless communications,including persons,firms,corporations,departments,or boards. commercial earth stations for satellite-based communications. Includes antennas,commercial satellite dish antennas,and Vehicle Services,Minor Maintenance and Repair.Incidental equipment buildings. Does not include telephone,telegraph and minor repairs to include replacement of parts and service to cable television transmission facilities utilizing hard-wired or direct passenger cars,but not including any operation defined as cable connections. "automobile repair,major,"or any other operation similar thereto. Vehicle Services,Major Maintenance and Repair. General repair, rebuilding or reconditioning of engines,motor vehicles or trailers; collision service including body or frame,straightening or repair, overall painting,or paint shop. Vehicle Services,Service Station.A building and/or lot or use having pumps and storage tanks where motor vehicle fuels or lubricating oil or grease or accessories for motor vehicles are 186 20.110.016(c) Comprehensive Plan Goals and Policies achieved PO-6.2 Residential plats (subdivisions) should be designed to through this land use plan. encourage pedestrian activity through incorporation of amenities such as, but not limited to, sidewalks on The following Goals and Policies of the 2015 Arlington both sides of the street, street furniture, street trees, Comprehensive Plan are articulated in detail in this Land Use Plan. and pedestrian paths connecting the plat to adjacent Throughout the process of Code development,the Comprehensive residential, commercial, educational, or recreational Plan consistently informed the decisions regarding both residential facilities. and commercial development contained herein. Most elements of the Comprehensive Plan relate directly to the elements of this Land Use PO-6.4 Land-use developments should be conducive to social Plan; listed below are those that most directly impact the decision- interaction. making process. PO-6.S Both publicly and privately owned civic spaces should Overall Goals and Policies be included in both commercial and residential Goals: neighborhoods to ensure adequate gathering places for residents. GO-1 Ensure City Goals and Policies are consistent with PO=6.6 Design Guidelines/Standards should be established, the Growth Management Act. maintained, and enforced, in order to ensure that all GO-2 Continue to provide effective stewardship over the new development both within the Private and Public natural and build environments within the City, Realms are in harmony with the desired character of ensuring harmony between both environments each respective neighborhood subarea. through application of best practices techniques. PO-6.7 All land use decisions and other relevant City GO-3 Work towards promoting and maintaining an decisions will be reviewed against these goals and urban environment within the City that enhances policies-including Countywide Planning Policies and livability for its residents. Multi-County Planning Policies - to ensure internal GO-6 Preserve and promote Arlington's "small town" and external consistency. character Policies: PO-6.1 Site design and building architecture in residential and commercial developments should be human- scaled (i.e., pedestrian friendly) and conducive to social interaction. 187 Housing Goals and Policies Goals: Policies: GH-1 Diversify the City's housing stock. PH-2.1 Multi-family housing should be located close to commercial Policies: and employment centers, transportation facilities, public services, schools, and park and recreation areas. PH-1.1 A variety of housing types and densities should be encouraged on lands with a residential land-use PH-2.2 Cottage Housing should be incentivized in moderate and high density residential areas within the City. designation. Goals: PH-1.2 Detached Accessory Dwelling Units should be GH-3 Ensure stable residential neighborhoods through permissible in residential zones. public investment in infrastructure and by PH-1.3 Mobile and manufactured home parks should be Policies: preserving existing housing stock. permissible in the City subject to specific site plan requirements. PH-3.1 Funds should be adequately budgeted for periodic maintenance of existing infrastructure in residential PH-1.4 Adequate housing opportunities for residents with neighborhoods throughout the City. special housing needs should be provided within the PH-3.2 A long-term plan should be developed for bringing City. neighborhoods that lack adequate infrastructure up to the City's current streetscape standards. PH-1.5 Different classes of group homes should be Goals: permissible in residential neighborhoods. PH-1.6 Pre-zoning designations within the City's GH-4 Encourage the development of special needs unincorporated Urban Growth Area greater than fifty housing within the City. acres and slated for residential development should Policies: provide for a nix of housing: types and densities. PH-4.1 The City should support the development of housing Goals: for the elderly, handicapped, and other special needs GH-2 Ensure the development of new multi-family populations through the allowance of mixed-use housing and small single-family units occur within housing,group housing,and other housing types. close proximity to commercial areas within the City. 188 PH-4.2 Senior housing should be located in close proximity to Policies: hospitals, public transportation routes, retail/service PH-8.1 The City should work to ensure that housing options centers,and parks. for low and moderate income households are: Goals: a) Dispersed throughout the City to discourage a GH-5 Ensure quality housing stock within the City. disproportionate concentration of such housing in any one geographical area of the City. Policies: b) Are located near amenities such as commercial PH-5.1 The City should develop and maintain Development and employment areas, transportation facilities, Design Guidelines/Standards that address aesthetic and recreational opportunities,and; and environmental design issues for single-family and c) Are inclusive of a variety of housing types. multi-family residential development PH-8.3 The City should support and encourage private PH-5.3 The City should promote the conservation of housing developers and organizations who seed to provide through investment in the infrastructure serving below-market housing units by utilizing various tools residential areas (storm drainage, street paving, and such as a) allowing alternative development types recreation). (e.g.ADU's,Clusters,Cottage Housing,Small Lots,Zero Goals: Lot Lines, Bungalow Courts), b) implementing GH-6 Establish and maintain a streamlined permitting regulatory tools (e.g., Inclusionary Zoning, SEPA processing to help create predictability for Exemption, Flexible Development Standards, customers. Performance Standards),providing general incentives Policies: (e.g. density bonuses, parking reductions, permitting priority), d) financial help (e.g. reduced permit and PH-6.1 The City should maintain streamlined permit utility connection fees), e) encouraging project level processing procedures, centralized counter se3rvices, actions that help with affordability (affordability pre-application conferences, printed information covenants). The City should provide criteria and summarizing permit approval requirements, process for ensuring that those units remain standards and specifications, area-wide affordable over time. environmental assessments, concurrent permit and approval processing, permit and approval deadlines, PH-8.4 As part of any rezone that increases residential and single hearings. capacity,the City should consider requiring a portion Goals: of units to be affordable to low and moderate income GH-8 Promote and facilitate the provision of affordable households. housing in all areas and zoning districts of the City. 189 Land Use Goals and Policies Goals: Policies: GL-1 Work to ensure that the character and location of land PL-2.1 Storage of soil. Yard waste, refuse, machines uses optimize the economic benefit,enjoyment by residents,and and other equipment in rights-of-way and protection of natural resources while minimizing the threat to building setbacks should be prohibited. health, safety and welfare posed by hazards, nuisances, incompatible land uses and environmental degradation through PL-2.2 Installation of curbs. Gutters, sidewalks, implementation of the following: landscape strips, and vegetated LID facilities for all developments should be installed Growth Management: Manage growth so that the delivery of unless the permit-issuing authority makes public facilities and services will occur in a fiscally specific findings that such improvements responsible manner to support development and would not be consistent with these or other redevelopment within the City. goals or policies. Curb cuts are permitted at bio-retention facilities to allow stormwater Economic Development:Attain the highest level of economic runoff to enter the facility. well-being possible for all citizens in Arlington through the Goals: achievement of a stable and diversified economy offering a GL-4 Accommodate new development in a wide variety of employment opportunities. manner that supports a growth rate consistent with the goals of the State Neighborhood Conservation: Achieve a well-balanced and Growth Management Act but also well-organized combination of open space, commercial, preserves and enhances Arlington's quality industrial, recreation and public uses that are served by an of life, its natural environment, and its efficient transportation network while protecting the fabric historical and cultural amenities. and character of residential neighborhoods. Policies: PL-4.3 The City should adopt and maintain Environmental Preservation and Conservation: Through development regulations that insure that both preservation and conservation ensure the proper growth is consistent with State laws and management of the natural environment and resources. Community Vision. Goals: PL-4.8 The City should plan for a balanced mix of GL-2 Preserve and promote a safe,clean and aesthetically land uses based on land availability and the pleasing living environment. capacity to provide public services. 190 Policies: GL-7 Encourage a mix of residential densities throughout the PL-9.1 Where commercial and residential areas abut, new City. development proposals should include the design and construction of walkways and/or sidewalks to Policies: integrate and link commercial activities and other PL-7.1 All recommended changes in residential densities neighborhoods within the City. should be based on the following: Goals: a) The overall impact to surrounding properties; and GL-10 Promote Neighborhood Commercial uses in b) The general impact to the existing transportation appropriate places. network: and c) The feasibility of the site and its situation for the GL-20 Minimize storm water runoff and urban drainage proposed density: and impacts by utilizing the natural drainage system d) The availability/capacity of urban services such as where it is possible to do so without significantly water and sewer to serve the area; and altering the natural drainage ways. e) The vacant land supply within the City at the policies: proposed density. PL-20.1 The City should encourage the design of developments PL-7.2 Higher density residential uses should be located to use natural drainage patterns and incorporate around commercial areas. means to entrap storm water and water pollutants before they are carried down slope PL-7.3 Vertical and horizontal mixed use developments with PL20.4 To minimize impacts on natural resources, the residential components should be permissible within evaluation of Low Impact Development techniques commercial zones within the City. should be evaluated as the preferred approach prior Goals: to implementing traditional stormwater treatment GL-9 Create pedestrian links between commercial and and flow controls. residential developments. Before they enter wetlands and/or other bodies of water. 191 Goals: encourage pedestrian and bicycle use throughout the GL-21 Promote energy conservation by developing City. incentives and/or requirements for energy-saving transportation, land development patterns and PL-21.3 Encourage development patterns that are based on a practices, and building construction and grid system to increase connectivity and reduce utility and transportation costs as well as energy operation methods and materials. Policies: consumption. Goals: PL-21.1 The City should encourage the development of paths and easements for non-motorized transportation to GL-25 Promote equality in development between private and public lands Policies: Goals: PL-25.1 Public and semi-public development should be held to the GT-2 Ensure that road development meets the goals of the same development standards as private development. transportation element and land-use element of the comprehensive plan. PL-25.2 New public/semi-public development proposals should Policies: include the design and construction of walkways and/or sidewalks to integrate and link commercial activities and PT-2.1 A motorized and non-motorized transportation plan other neighborhoods within the Urban Growth Area. should be developed by the City to ensure adequate transportation routes are created concurrent with new development. Evaluate minimizing impervious surfaces Transportation Goals and Policies and incorporating LID facilities into these plans where Goals: feasible. GT-1 Plan, develop, and maintain a balanced Goals: transportation system for the efficient movement of GT-4 Consider the special needs of subarea transportation people, goods, and services within the City and facilities including appearance and safety. between the community and other activity centers in the region. Policies: Policies: PT-4.1 Improving the appearance of existing corridors should PT-1.1 The City's motorized and non-motorized transportation be a primary objective in designing and maintaining the network should be designed to distribute traffic evenly street system in Arlington. Appropriate design throughout the City. standards,including landscape standards for the construction of new streets shall be maintained. 192 PT-4.4 Residential lots should only take vehicular access from an need generated by the proposal. Sidewalks should be Alley, local Access Street, or Collector Street. Only in included on at least one side of a street and wide enough instances where the City Engineer determines there is no to meet Americans with Disabilities Act (ADA) other feasible alternative should a residential lot take reqluirements. access from an arterial (or higher classified) street. PT-4.12 New residential developments should provide pedestrian PT-4.5 Block standards should be developed to ensure that the access between the development and adjacent schools, development and subdivision of land results in greater parks, playgrounds, commercial areas or other roads or connectivity both within the new facilities in such access is not conveniently provided by development/subdivision and to the existing street sidewalks adjacent to the streets as required above. In network. such as case,the developer may be required to reserve an unobstructed easement of at least ten feet in width to PT-4.6 Cul-de-sac should be prohibited to the extent feasible. provide this access. Streets that must terminate in a cul-de-sac should be limited to one block in length (330ft). Where cul-de-sac PT-4.13 All streetscapes should be designed and constructed to are used, evaluate the installation of LID facilities in the include at a minimum the following:gutters,sidewalks or center of the cul-de-sac. trail,and landscape strips with street trees. PT-4.7 Whenever a cul-de-sac is utilized,pedestrian connectivity Non-Motorized Transportation should be maintained by providing a pathway that connects from the bulb of a cul-de-sac the nearest Goals: roadway (whether existing or proposed) outside the GT-5 Develop transportation strategies that encourage the use of development. pedestrian, bicycle, and mass transit facilities that will, PT-4.8 Design standards should be established to consolidate the among other things, conserve non-renewable energy sources. number and location of curb cuts on arterial streets. Curb cuts are permitted at bio retention facilities to allow Policies: stormwater runoff to enter the facility. PT-5.1 The City should develop a paved non-motorized PT-4.9 On-site parking requirements should be established to transportation network that results in connectivity ensure land uses can adequately accommodate parking between all subareas of the City. demand. PT-5.2 Bicycle lanes should be included with motor vehicle lanes PT-4.10 Streets should be designed to accommodate multi-modal on all streets with a speed limit greater than 25mph transportation options such as motor vehicles (including unless a paved, non-motorized trail exists or is planned buses),bicycles,and pedestrians. within the right-of-way. PT-4.11 New construction should include the construction of PT5.3 Traffic safety design techniques should be integrated into sidewalks, bicycle storage/parking facilities, and access the street design to assist in safeguarding pedestrians, to mass transit where possible and in proportion to the 193 and cyclists, particularly near schools, playgrounds, and Goals: at crosswalks. GT-8 Develop transportation and safety policies that PT-5.4 Sidewalk improvements should be prioritized to first encourage the use of non-motorized transportation facilitate safe movement for elderly and handicapped (i.e.,walking and biking) persons between residences and shopping/social activity Policies: centers, and facilitate safe movement for children to and from school facilities and school bus stops. PT-8.1 Streetscapes for new and improved roads should be designed to accommodate multi-modal transportation PT-5.5 Existing sidewalks,including curb cuts and ramps should options, such as motor vehicles (including bus), bicycles, be brought into compliance with the American's with and foot traffic (pedestrians). Disabilities Act(ADA). PT-8.2 Priority should be given to sidewalk and shoulder PT-5.6 Street lighting should be designed to take into improvements in areas of high traffic volumes or consideration the needs of motorists, cyclists, and pedestrian activity to improve safety of pedestrians and pedestrians. drivers. PT-5.7 The City's non-motorized transportation network should Parks and Recreation Goals and Policies connect with regional networks and with networks of neighboring jurisdictions. Goals: PT-5.8 Multi-family Residential, Commercial, and Industrial GP-1 Maintain and support existing and future developments should provide bike racks to accommodate recreational and cultural activities. bicycle use by residents, employees,and customers. Policies: Goal, PP-1.4 New residential development should be required to GT-6 Support the use of transit and work with transit mitigate impacts to park, recreation, and open space agencies to improve service in order to help reduce through the dedication and improvement of properties traffic. for park and recreation uses, or where dedication is not feasible,payment of fee-in-lieu. Policies: PP-1.8 The City should identify desirable lands within its Urban PT-602 Encourage and plan for"pedestrian scale"neighborhoods Growth Area for parks, trails, or open space and pursue and centers to enhance access and mobility for public their acquisition through dedication and purchase. transportation users. PP-1.12 New residential developments should provide adequate on-site park space or pay a fee-in-lieu. 194 Goals: Economic Development Goals and Policies GP-4 Strive for geographic and demographic equity in the Goals: provision of parks and recreation facilities. GE-1 Promote a strong, diversified, and sustainable local Policies: and regional economy, while respecting the natural PP-4.1 Each subarea within the City should have at least one environment and preserving and enhancing the community park. A neighborhood center park should be quality of life in the City. located within the Smokey Point neighborhood. The City Policies: should identify and pursue opportunities for new parks within areas that are added to the City's Urban Growth PE-1.1 The City should encourage a diversified and vibrant economy in order to facilitate high and stable rates of Area. employment within the City. Goals: PE-1.2 The city should maintain a favorable business climate GP-6 Provide for a trail system through the City and through consistent implementation of City regulations, a connecting to regional trails. streamlined permit process, excellent customer service, Policies: and through other available means and mechanisms. PP-6.1 The City should try to achieve a continuous, connected PE-1.3 The City should work to insure there is always a more system of parks and open space via trails. than adequate employment land base (both commercial and industrial) in order to maintain the City's desired PP-6.2 Trails should be developed for the purpose of providing high jobs/to housing ratio. opportunity for non-motorized transportation, PE-1.4 The City should work to ensure there is always an recreation,and education. adequate retail sales base (i.e., commercial land base) in Goals: order to provide financial support to the services the City GP-8 Develop park and trail design and development provides. standards. PE-1.7 The City should provide a predictable development Policies: atmosphere through consistent application and interpretation of City regulations,and permit processing. PP-7.1 The City should establish park, trail, and open space design standards. PE-1.10 The amount and rate of land consumption for business, commercial and industrial uses should be monitored by PP-7.3 Maintain an up to date map of the local trail system that the City. is easily accessible to the public to help encourage trail use. PE-1.12 The City should promote the viability of downtown as a commercial and social center with the goal of having other commercial areas dispersed amongst our neighborhoods so as to reduce traffic and air pollution. 195 PE-1.13 The City should develop a strategy for Smokey Point so as systems to maintain runoff impacts from to better compete with the potential commercial areas development. west of Interstate-5. Policies: PS-5.37 The City should include Best Available Science/Best GE-2 Provide an adequate job-producing land base to Management Practices in its stormwater strategy. ensure an adequate number of jobs for citizens within the community and to aid the community in PS-5.8 The City should utilize Low Impact Design standards that paying for infrastructure and services. provide stormwater benefits and support naturally occurring functions simultaneously. Policies: PE-2.1 The City should work to ensure that the amount of land zoned for business and industrial use is adequate to meet 20-year employment forecast within the planning area boundaries. Goals: GE-4 Encourage active cooperation between the City and local businesses concerning economic development issues, particularly of those businesses that have specialized infrastructure, building design, transportation,and other needs. Policies: PE-4.3 Ensure that new commercial development incorporates site and building design features that accommodate alternate modes of transportation PE-4.6 The City should promote commercial development that facilitates pedestrian activity and is architecturally distinctive. Goals: GS-5 Manage stormwater pursuant to current standards, preserving and supplementing, as necessary, the natural drainage ways and other natural hydrologic 196 20.110.018 ACKNOWLEDGEMENTS Transect images courtesy of Duaney Plater/Zyberk Transect and Building Type photo images courtesy of Sandy Sorlien: www.Transect-Collection.oEg Background urban design material from the Urban Design Compendium: https://udc.homesandcommunities.co.uk/ City of Cincinnati Form Based Code www.cincinnati-oh.gov 197 CERTIFICATION OF ORDINANCE I, Kristin Banfield, being the duly appointed and acting Clerk of the City of Arlington, Washington, a municipal corporation, do hereby certify that the following Ordinance No. 2017-021 was approved at the December 18, 2017 City Council meeting. ORDINANCE NO. 2017-021 "AN ORDINANCE OF THE CITY OF ARLINGTON,WASHINGTON RELATING TO LAND USE AND ZONING AND CREATING A NEW CHAPTER 20.110 OF THE ARLINGTON MUNICIPAL CODE" A true and correct copy of the original ordinance is attached. Dated this 28th day of December, 2017. Kristi Banfield City Clerk for the City of Arlington