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HomeMy WebLinkAbout20260102_PLNA25-055_BLA_Decision_Signed i Community and Economic Development Planning Division 18204 59th Avenue NE,Arlington,WA 98223 ZONING PERMIT - BOUNDARY LINE ADJUSTMENT STAFF REPORT AND PERMIT DECISION GENERAL INFORMATION File Number: PLN #A25-055 Project Title: Northsound Logistics Center BLA Owner/Applicant: JP Harlow, RG Northsound Logistics LLC Contact: JP Harlow Description: Boundary Line Adjustment with Lot Line Elimination. Location: 16512 51st Ave NE,Arlington,WA 98223 Tax Parcel ID: Parcel A: 31052800101700 Parcel B : 31052800101000 Lot Size: Before: Parcel A: 423,478sq ft/Parcel B: 40,506 sq ft After: Parcel A: 463,984 sq ft/Parcel B: 0 sq ft. Topographical Description: The site is generally flat Zoning Classification: Light Industrial Land Use Designation: Light Industrial Proposed Use Classification: Boundary Line Adjustment City Approvals Required: Zoning Permit for Boundary Line Adjustment Date of Decision: January 2, 2026 Decision: APPROVED,with Conditions Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 1 of 10 I. NATURE OF APPLICATION A. Request The Applicant, RG Northsound Logstics, LLC, is proposing a Boundary Line Adjustment Lot Line Elimination between the two subject parcels. The boundary line adjustment proposes a lot line elimination merging Parcel B with Parcel A for the approved Northsound Logistics Center warehouse building,permitted under PLN#1276, Special Use Permit. B. Project Chronology/Background A formal application for the boundary line adjustment was submitted to the Community & Economic Development Department on November 5, 2025, with resubmittals on November 26, 2025, and December 12, 2025.Staff routed the material to City review staff and consultants same day. C. Site Location/Description 1 �Ix IF $or � I - i, 1. w .,I• The proposal is located on two parcels: Parcel A and Parcel B.The boundary line adjustment lot line elimination merges Parcel B with Parcel A. Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 2 of 10 D. Site and Adjacent Zoning/Use -:i r ,r 'S Area Zoning Existing Use Subject Site Light Industrial Vacant/Industrial/Manufacturing West General Commercial/Mixed-Use Overlay Industrial/Manufacturing South General Commercial/Mixed-Use Overlay RV Park North General Commercial/Mixed-Use Overlay Mixed-Use Development East Light Industrial Vacant/City of Marysville Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 3of10 II. PROJECT CONSISTENCY WITH TITLE 20 AMC,ZONING A. Applicable Review Criteria and Process The boundary line adjustment request is subject to review for conformity with the Arlington Municipal Code (AMC),including but not limited to the following: Regulation Analysis Meets Chapter 20.16 AMC,Permits and Final Plat Approval 20.16.100 (b) Zoning Permits are issued The applicant submitted for a zoning under this title only when a review of the permit review for the Boundary Line application submitted,including plans Adjustment.The Community Development contained therein,indicates that the Director is responsible for the permit development will comply with the decision and the decision is appealable to Yes provisions of this title if completed as the Hearing Examiner. proposed.All development shall occur strictly in accordance with such approved plans and applications. 20.16.110 Who May Submit Permit The owner of the properties,RG Applications. (a)Applications for zoning, Northsound Logistics,LLC,designated JP special use,conditional use, or Harlow to sign the Zoning Permit administrative conditional use permits or application for site plan review that was Yes subdivision plat approval will be accepted submitted to the city. only from persons having the legal authority to take action in accordance with the permit or the subdivision plat approval. 20.16.120 Official Representative of the The applicant,RG Northsound Logistics, Applicant.The applicant for each land use LLC,has designated JP Harlow of RG permit shall designate an official Northsound Logistics,LLC,as the official representative,which may be himself,to representative for the subject permit. Yes receive all correspondence,determinations, and notices regarding the application. 20.16.140 Submittal of Application. The project applicant scheduled a (a) To minimize development planning submittal intake appointment with the costs,avoid misunderstanding or Community and Economic Development misinterpretations,and ensure compliance Department and submitted the application with the requirements of this title,a on November 26, 2025. Yes submittal intake appointment is required between the developer and the Community Development staff as provided in this section. Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 4of10 Regulation Analysis Meets 20.16.150 Vesting of Permits. The proposed application for the (1) Land use permit applications shall be Northsound Logistics Center Boundary considered vested on the date that an Line Adjustment was vested on December application is deemed complete pursuant to 5, 2025,with the issuance of the complete 20.16.205 and applications shall be application. processed under the land use regulations in effect on that date. However,subsequent permits on the same property are not vested Yes on this date. (2) Filing of a permit application does not vest the payment of fees. Fees due,including impact mitigation fees,application fees,or other charges,shall be those fees in effect on the date the fee is paid in accordance with the most current city council fee resolution. 20.16.200 Applications to Be Complete. The applicant submitted a complete (a)All applications for zoning,special use, application for Northsound Logistics conditional use,or sign permits must be Center Boundary Line Adjustment on Yes complete before the permit-issuing November 26, 2025. authority is required to consider the application. 20.16.205 (c) Complete Application.Within The application was submitted on 28 days of receiving the permit application, November 26, 2025.The City issued a the Community Development Director shall Notice of Complete Application to the Yes mail or provide in person a written applicant on December 5,2025,within the determination to the applicant. 28-day timeframe. 20.16.215 Distribution of Application.Upon The application was routed to all affected receipt of a zoning,special use or city departments on November 26, 2025, conditional use permit application,the and December 12, 2025. Planning Official shall, in addition to all interested City Departments,send a copy of Yes the application to the authorities and agencies reviewing or furnishing water,fire, school,and sanitary sewer service to the proposed project. 20.16.270 Time Limitations for Permit The proposed zoning permit was Processing. reviewed and issued within the 65-day (a)(2) A notice of final decision for zoning timeframe per the following dates: permits shall be issued within 65 days of the determination of complete application. Action Date (b) The number of days an application is in Date of Application 10/10/2025 review with the city shall be calculated from Notice of Complete 11/7/2025 the day completeness is determined under Application Yes RCW 36.70B.070 to the date a final decision Review Comments 11/7/2025 is issued on the project permit application. 1st Resubmittal 12/5/2025 (1)Any period during which the applicant 2 d Review Comments 12/26/2025 has been requested to correct plans, Consultant Approval 12/31/2025 perform required studies,or provide Decision 1/2/2026 additional required information. Total Process Days: 23 65 Days Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 5 of 10 Regulation Analysis Meets 20.16.344 (c)Application for a boundary The boundary line adjustment application line adjustment is made by submitting to the was submitted and signed.The applicant community development director a master submittal all required documentation that permit application,a standard affidavit of included a survey,title report and fees. boundary line adjustment,a survey of the Yes subject property,a current title report(no older than thirty days),and the appropriate processing fee as set by resolution. 20.16.344 (d) The survey for a boundary The boundary line adjustment map line adjustment must be conducted by or indicates the survey was conducted by or under the supervision of a registered state- under the supervision of a registered licensed land surveyor.The surveyor shall state-licensed land surveyor in October certify on the boundary line adjustment 2024,in conformance with the survey map that it is a true and correct requirements of the Survey Record Act. representation of the lands surveyed in The boundary line adjustment as surveyed accordance with City and State law.The does not result in a violation of City code Yes survey must indicate that all lot corners are or State law. found and staked; show existing and The boundary line adjustment map proposed lot lines and all encroachment(s), indicates that all lot corners were found buildings,and setbacks from property lines; and staked; shows existing and proposed and provide the legal descriptions of the lots lot lines,encroachments and provides the being adjusted before and after the required legal descriptions. boundary line adjustment. 20.16.440 Boundary Line Adjustments. (a) The proposed boundary line adjustment Minor lot line adjustments are exempt from does not result in the creation of an the subdivision regulations.Minor lot line additional lot,tract,or parcel.The adjustments to existing legal lots are proposal eliminates two property lines, permitted when no new lots,tracts,or merging Parcel B with Parcel A.The parcels are created through the process,and boundary line adjustment meets all zoning Yes the adjusted lots either meet all zoning requirements of AMC Title 20 per this staff requirements of this Title,or,in the case report and does not create any non- where any of the existing legal lots are non- conformities on the properties. conforming,the adjustment would not create a greater non-conformity. 20.16.440(b) Boundary lines may not be The proposed boundary line adjustment adjusted which will result in directional does not create any directional changes in changes in the orientation of the lot(s), the primary orientation of the lots,tracts, tract(s),parcel(s), or building site(s),such or parcels.The boundary line adjustment as the changing of front yards into side lot line elimination will not result in the Yes yards or vice versa; or when the adjustment inability to provide adequate utilities. will result in the City being unable to provide adequate utilities. Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 6of10 Regulation Analysis Meets 20.16.344 (e)When the applicant has A condition of the proposed boundary line complied with all of the requirements of this adjustment is that the signed map is section and state law and the community recorded at Snohomish County Auditor's development director has signed the Office by the applicant and a copy boundary line adjustment,then the record returned to the City. Yes of survey and the original affidavit of ownership shall be filed with the County Auditor in accordance with RCW Chapter 58.09. Chapter 20.36 AMC,Zoning Districts and Zoning Map 20.36.030 The General Industrial (GI) and The subject property for the proposed Light Industrial (LI) districts are hereby Boundary Line Adjustment falls within the established primarily to accommodate Light Industrial Zone. Boundary Line enterprises engaged in the manufacturing, Adjustments are allowed within this zone. processing, creating, repairing,renovating, painting, cleaning, or assembling of goods, merchandise,or equipment.The performance standards set forth in Chapter 20.44 place limitations on the characteristics of uses located in these districts.The Light Industrial district is Yes distinguished from the General Industrial district in that the Light Industrial district is intended to be a cleaner,more business park-like area,whereas the General Industrial district allows more resource- based manufacturing has a greater tolerance of the nuisances that typically accompany such manufacturing. Furthermore,the limitations in the Light Industrial district are more restrictive than those in the General Industrial district Chapter 20.40 AMC,Permissible Uses 20.40.010 Table of Permissible Uses. The proposed boundary line adjustment is The Tables of Permissible Uses sets forth the within the Light Industrial zone.The permissible uses within the respective boundary line adjustment does not zoning classifications in the city, subject to propose to change any exterior property other applicable provisions in this title. It lines and only changes the internal shared Yes should be read in close conjunction with the boundary line. definitions of terms set forth in section 20.08 and the other interpretative provisions set forth in this article. Chapter 20.40.140 Industrial Zones Permissible Use Table Use LI GI Boundary Line Adjustment Z Z • Z=Zoning Permit Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 7 of 10 Regulation Analysis Meets Chapter 20.48 AMC,Density and Dimensional Regulations 20.48.040 Building Setback Requirements. The proposed boundary line adjustment is No portion of any building or any within the Light Industrial zone.The freestanding sign may be located on any lot boundary line adjustment does not closer to any lot line than is authorized in propose to change any exterior property Yes Table 20.48-1 Density and Dimensional lines and only changes the internal shared Standards for the Light Industrial zone. lines creating one larger lot. Table 20.48-1 Density and Dimensional Standards Table 20.48-1 Density and Dimensional Standards Minimum Lot Size: 10,000 square feet Parcel A:463,984 square feet Yes Minimum Lot Width: 70 feet Parcel A: Exceeds Yes Front Lot Boundary Setback: 25 feet Parcel A: Exceeds Yes Rear Lot Boundary Line-Primary: 20 feet/ Parcel A: Exceeds Yes Accessory: 5 feet Side Lot Line or Alley Building Setback: 5 Parcel A: Exceeds Yes feet Building Height Limitation: 50 feet Parcel A:unchanged Yes Maximum Lot Coverage: 100% Parcel A: <1% Yes Chapter 20.56 AMC,Streets-Sidewalks 20.56.030 Access to Lots. Every lot shall Parcel A will retain the current access have access to it that is sufficient to afford a point to the site from 51St Avenue NE. reasonable means of ingress and egress for emergency vehicles as well as for all those Yes likely to need or desire access to the property in its intended use.Access includes vehicular,pedestrian,bicycle,and other common forms of transportation. Chapter 20.93 AMC,Critical Area Ordinance 20.93.230 Compliance.All land uses or The City of Arlington concludes that the development applications shall be reviewed subject property does not contain to determine whether an environmentally environmentally critical areas and does critical area exists on the property for which not impact nearby critical areas. Yes the application is filed,what the action's impact to any existing environmentally critical area would be,and what actions are required for compliance with this chapter. Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 8 of 10 Chapter 20.98 AMC,State Environmental Policy Act SEPA 20.98.110 Environmental Checklist.A Per WAC 197-11-800,boundary line completed environmental checklist shall be adjustments are categorically exempt filed at the same time as an application for a from a SEPA threshold determination and permit,license,certificate,or other approval EIS requirement. Yes not specifically exempted in this ordinance, SEPA compliance has been completed,or SEPA compliance had been initiated by another agency. III. CONCLUSIONS (a) The applicant has applied for a Zoning Permit as required under AMC 20.16. (b) Under AMC 20.16.225 (c), subject to subsection (d), the community and economic development director shall issue the requested zoning permit unless it concludes,based on upon the information submitted,that: Regulation Analysis Meets Chapter 20.16.220(d) (1) The requested permit is not within its The requested site plan review is within jurisdiction according to the table of permissible the City of Arlington's jurisdiction per Yes uses. the above zoning map and permissible use table. (2) The application is incomplete. The application for the subject site plan review was deemed complete on Yes November 7,2025. (3) If completed as proposed in the application,the The proposed site plan review complies development will not comply with one or more of the with all required sections of AMC Title Yes requirements of this title. 20 per the above staff analysis. Per WAC 197-11-800 boundary line (4) The proposed project has not complied with adjustments are categorically exempt Yes SEPA from a SEPA threshold determination and EIS requirement. (5) The proposed project is not in conformance with The proposed site plan review complies the Comprehensive Plan,Transportation Plan,or with the Arlington Municipal Code, Yes other adopted plans,regulations,or policies. Comprehensive Plan,and Transportation Plan. IV. ADMINISTRATIVE DECISION The proposed project was found to be consistent with and meets the intent of the Arlington Zoning Code,Comprehensive Plan,and the Arlington Municipal Code,and RCW 58.17.040,therefore the Northsound Logistics Center Boundary Line Adjustment(PLN #A25-055) is hereby APPROVED, subject to the following conditions. V. CONDITIONS Boundary Line Adjustment: Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 9 of 10 • Approval of the BLA is subject to the applicant and all property owners and interested parties signing the BLA, and the applicant submitting the BLA for recording at the Snohomish County Auditor's Office (NOTE: SHB 1158, which became effective May 17, 2005, requires current full year tax and any delinquent tax to be paid prior to recording the paperwork for boundary line adjustments). • The applicant shall meet the following required conditions for the Boundary Line Adjustment to be recorded. o Once the Community and Economic Development Director has signed the boundary line adjustment,then the record of survey and the original affidavit of ownership shall be filed with the Snohomish County Auditor in accordance with RCW Chapter 58.09. o The applicant is required to submit the boundary line adjustment documents with all required notarized and official signatures to the city for review and signature within thirty(30) days of the boundary line adjustment approval. o Once the city has signed the boundary line adjustment documents the applicant is required to record the boundary line adjustment documents with the Snohomish County Auditor within thirty(30) days of the date signed by the city. o A conformed copy of the recorded documents shall be returned to the City of Arlington. • The applicant shall clear all outstanding Planning Division permit-processing accounts with the City within 60 days of issuance of this permit. • For the actual transfer of property, the applicant or his representative shall prepare a deed of trust for recordation with the BLA. • If the boundary line adjustment documents are not recorded and a conformed copy is not returned to the city within the time period specified above, the city may expire the boundary line adjustment decision. VI. EXPIRATION Per AMC 20.16.280,this permit shall expire within two (2) years after date of issuance if the BLA is not recorded with the County. VII. APPEAL This decision may be appealed pursuant to AMC 20.20.010,which provides for a hearing of the zoning permit decision before the Hearing Examiner.Any aggrieved party of record may file an appeal within 14 days of the permit decision.An appeal shall be considered filed when a written notice of appeal, specifying the grounds and arguments,therefore,is delivered to the Department of Community and Economic Development by 5:00 PM on January 16, 2026 and the appeal fee as set by resolution is paid. Prepared by:Jen Haugen, Planning Manager Date: January 5, 2026 ORDERED THIS ON THE 2nd DAY OF January , 2026 /rL Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: JP Harlow,Rockefeller Group Zoning Permit-Boundary Line Adjustment Northsound Logistics Center BLA-PLN#A25-055 Page 10 of 10