HomeMy WebLinkAbout20260209_PJ25-0059_PJ25-0060_Decision Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington, WA 98223
ZONING PERMIT - SITE PLAN REVIEW
ADMINISTRATIVE DESIGN REVIEW
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PJ25-0059/PJ25-0060
Project Title: Thunderbird Hangar
Owner: City of Arlington (Airport)
Applicant/Contact: Steve Hansen
Thunderbird Hangar,LLC
Description: Construction of a new 11,250 square foot metal hangar
Location: West of 591h Drive NE
Address: 18210 59th Ave NE
Tax Parcel ID: 00448200002301
Lot Size: 48,805 sq ft(1.1204 acres)
Topographical Description: Generally flat
Zoning Classification: Aviation Flightline
Land Use Designation: Aviation Flightline
Proposed Use Classification: Aircraft Storage
City Approvals Required: Zoning Permit,Design Review,Civil Permit,Building Permit
Date of Decision: February 9, 2026
Decision: APPROVED,with Conditions
Zoning Permit-Site Plan Review
Administrative Design Review
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I. NATURE OF APPLICATION
A. Request
The applicant is proposing the construction of a new 11,250sf aircraft hangar.The project site is a 1.1-
acre lease lot on Airport Property currently zoned Aviation Flightline within the Cascade Industrial
Center.The parcel is located to the west of 59th Drive.The hangar is intended for Aircraft Storage.
There will be a driveway off 591h Drive NE as well as access from the property to the north.
B. Project Chronology/Background
A formal application for the Zoning Permit- Site Plan Review and Design Review was submitted to the
Community & Economic Development Department on November 5, 2025, and routed for review. The
applicant was deemed incomplete on November 13, 2025.After payment was received,the application
was deemed complete on November 19, 2025. Resubmittals were received and routed for review on
December 11, 2025,and January 15, 2026.
C. Site Location/Description
Ft
The site is r 01
located west of
591h Drive NE
and North of the
t' �F
Airport Office
r
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D. Site and Adjacent Zoning/ Uses
18
18228
The site is located 18218
west of 591h Drive
NE and North of
the Airport Office
18204
LI=Light Industrial
AF=Aviation Flightline GI=General Industrial
Area Zoning Existing Use
Subject Site Aviation Flightline Vacant
North Aviation Flightline Aircraft Hangars
South Aviation Flightline Airport Office
East General Industrial Warehouse
West Aviation Flightline Airport
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II. PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
A. Applicable Review Criteria and Process
The Zoning Permit-Site Plan Review request is subject to review for conformity with the Arlington
Municipal Code (AMC),including but not limited to the following:
Regulation I Analysis Meets
Chapter 20.16 AMC,Permits and Final Plat Approval
20.16.100 (b) Zoning Permits are issued under The applicant submitted a zoning
this title only when a review of the application permit for site plan review and design
submitted, including plans contained therein, review.The Community&Economic
indicates that the development will comply with Development Department is
the provisions of this title if completed as responsible for the permit decision, Yes
proposed.All development shall occur strictly in and the decision is appealable to the
accordance with such approved plans and Hearing Examiner.
applications.
20.16.110 Who May Submit Permit The lessee of the property,
Applications. (a)Applications for zoning will be Thunderbird Hangar, LLC signed the
accepted only from persons having the legal zoning application for site plan review
authority to take action in accordance with the and design review that was submitted
permit or the subdivision plat approval. By way to the city.
of illustration,in general this means that Yes
applications should be made by the owners or
lessees of property, or their agents, or persons
who have contracted to purchase property
contingent upon their ability to acquire the
necessary permits under this title.
20.16.120 Official Representative of the The lessee of the property,
Applicant.The applicant for each land use Thunderbird Hangar, LLC,have
permit shall designate an official representative, designated Steve Hansen with JSH
which may be himself,to receive all Properties as the official Yes
correspondence, determinations,and notices representative for the subject permit.
regarding the application.
20.16.130 Staff Consultation Before Formal The City held a General Information
Application.To minimize development planning Meeting with the project applicant on
costs, avoid misunderstanding or May 28, 2025.
misinterpretation,and ensure compliance with
the requirements of this title,a general Yes
information meeting between the developer and
the planning staff is encouraged as provided in
this section.
20.16.140 Submittal of Application. The project applicant scheduled a
(a) To minimize development planning costs, submittal intake appointment with the
avoid misunderstanding or misinterpretations, Community and Economic
and ensure compliance with the requirements Development Department and
of this title,a submittal intake appointment is submitted the application on Yes
required between the developer and the November 5, 2 02 5.
Community Development staff as provided in
this section.
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Regulation Analysis Meets
20.16.150 Vesting of Permits. The proposed application for
(1) Land use permit applications shall be Thunderbird Hangar site plan
considered vested on the date that an review vested on November 19, 2025,
application is deemed complete pursuant to with the issuance of the complete
20.16.205 and applications shall be processed application.The required impact fees
under the land use regulations in effect on that for the proposal do not vest with the
date.However,subsequent permits on the same project and the fee in place at the time Yes
property are not vested on this date. Filing of a of payment is the amount due.
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.
20.16.200 Applications to Be Complete. The applicant submitted a complete
(a)All applications for zoning,special use, application for the Thunderbird Hangar
conditional use,or sign permits must be Zoning Permit and Design Review. Yes
complete before the permit-issuing authority is
required to consider the application.
20.16.205 (c) Complete Application. The application was submitted on
Within 28 days of receiving the permit November 5, 2025.The City issued a
application,the Community Development Notice of Incomplete Application on Yes
Director shall mail or provide in person a November 13, 2025.The Notice was
written determination to the applicant. issued within the 28-day timeframe.
20.16.205 (g)Within fourteen (14) days after an The applicant provided payment,and
applicant has submitted to the Community and the application was deemed completed
Economic Development Director the additional on November 19, 2025,within the 14-
information identified as being necessary for a day timeline.
complete application,the Community and
Economic Development Director shall notify the
applicant whether the application is complete or
what additional information is necessary.
20.16.215 Distribution of Application. The application was routed to all
Upon receipt of a zoning,special use or effected city departments on November
conditional use permit application,the Planning 5, 2025,December 11, 2025,and
Official shall,in addition to all interested City January 15, 2026. Yes
Departments,send a copy of the application to
the authorities and agencies reviewing or
furnishing water,fire,school,and sanitary
sewer service to the proposed project.
20.16.220 Zoning Permits. The Zoning Permit was submitted to city
(a)A completed application form for a zoning staff on November 5, 2025,The
permit shall be submitted to the community and project was reviewed for compliance Yes
economic development director by filing a copy with the Arlington Municipal Code.
of the application with the planning department.
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Regulation Analysis Meets
20.16.270 Time Limitations for Permit The proposed Zoning Permit was
Processing. (a) The City shall issue its notice of reviewed and issued within the 65 day
final decision on a permit application within timeframe per the following dates:
120 days after the Community and Economic Action Date
Development Director notifies the applicant that Date of Application 11/5/2025
the application is complete,as provided in Notice of Incomplete Application 11/13/2025
20.16.205.In determining the number of days Resubmittal 11/14/2025
that have elapsed,the following periods shall be Notice of Complete Application 11/19/2025 Yes
Review Comments 11/19/2025
excluded: Resubmittal 12/11/2025
(1)Any period during which the applicant has Review Comments 12/11/2025
been requested to correct plans,perform 2nd Resubmittal 1/15/2025
required studies,or provide additional required Permit Decision 2/9/2025
information. 25/65 Days Used
Chapter 20.36 AMC,Zoning Districts and Zoning Map
20.36.034 Aviation Flightline District The subject property for the proposed
Established.This district is created to allow Zoning Permit is zoned Aviation
only aviation related uses proximate to airport Flightline and is for aviation related
runways and taxiways.Aviation related uses use.The proposal is also located within Yes
include any uses related to supporting aviation the Cascade Industrial Center.
that require direct taxiway access as a necessary
part of their business operations,such as
aviation services,manufacturing of aviation-
related goods,general services whose primary
customers would be those engaged in aviation-
related activities (e.g.,restaurants primarily
catering to pilots,employees,or passengers),or
other uses that are clearly related to aviation.
Chapter 20.38 AMC,Airport Protection District
20.38.060 Airport Protection District The property is located under
Boundaries. Subdistrict A,within Sideline Safety
(a)Airport Protection Subdistrict A Zone (SSZ) Zone 5.
(b)Airport Protection Subdistrict B Yes
(c)Airport Protection Subdistrict C
(d)Airport Protection Subdistrict D
20.38.070 Restrictions on Certain Use The proposed use of Aircraft Hangars
Classifications of Arlington Airport Property. is an appropriate use within this
Certain uses,though allowed in particular location due to direct access to the
zoning districts as identified in§20.40, runway and approved by Arlington Yes
Permissible Uses,are herein deemed non- Airport.
permissible within that zoning district where
applied to property owned by the Arlington
Airport,even when leased to private parties.
These use classifications are denoted by
footnote conditions.
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Regulation Analysis Meets
20.38.080 Performance Standards and All proposed lighting is down shielded.
Miscellaneous Restrictions
(a) Subdistrict A-The following rules shall be
applied within the boundaries of the AP Yes
Subdistrict A:
(1) No structures, devices or other objects shall
be placed or erected that makes it difficult for
pilots to distinguish between airport lights and
other lights,results in glare in the eyes of pilots
using the airport,impair visibility in the
vicinity of the airport,or otherwise endanger
the landing,take off, or maneuvering of aircraft.
20.38.080 (a)(2) No bulk above ground storage Storage is not proposed with this
greater than 6,000 gallons of flammable or development. Yes
hazardous substance will be permitted unless it
is associated with an aviation business.
20.38.080 (a)(3) Except for aeronautical events No events are proposed at this site nor
such as the Arlington Fly-In,the public an expected result from the
assembly of people and other uses or activities, development of an airport hangar.
whether permanent(such as multi-family, Yes
hospitals,schools,churches,etc.) or temporary
(such as circuses,carnivals or other outdoor
entertainment events or religious assembly not
exceeding five days in duration),that allow
public concentrations of people shall be
prohibited within Subdistrict A,but allowed in
all other parts of the AP District so long as such
uses do not adversely affect airport operations,
safety in air navigation or penetrate the FAR
Part 77 Surfaces.
20.38.080 (a)(5) Densities,both residential and Zone 5 allows for 80 average people
non-residential,shall not exceed those listed in per gross acre. No more than (3)
Table 20.38-1: Density Limits within the APD, employees are expected to work at this Yes
location at any given time.
20.38.080(b) The following rules shall be No special functions are proposed.
applied within the boundaries of the AP
Subdistrict A and B: (1) Special function uses Yes
shall be prohibited under the airport traffic
pattern.
20.38.080(c) The following rules shall be This proposal is not expected to
applied within the boundaries of the AP increase the bird population or
Subdistricts A, B,and C: (1) No use shall be increase the bird impact problem. Yes
permitted that would foster an increase in bird
population and thereby increase the likelihood
of a bird impact problem.
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Regulation -Analysis Meets
Chapter 20.40 AMC,Permissible Uses
20.40.010 Table of Permissible Uses.The Tables The proposed project is an allowed use
of Permissible Uses sets forth the permissible per the permissible use table within the
uses within the respective zoning classifications Aviation Flightline Zone,as shown
in the city,subject to other applicable provisions below,with a Zoning Permit.
in this title. It should be read in close Yes
conjunction with the definitions of terms set
forth in section 20.08 and the other
interpretative provisions set forth in this article.
Chapter 20.40.150 Special Zones Permissible Use Table
Use BP AF123 MS
Parking or storage of aircraft,either inside or outside Z
completely enclosed structures
Z=Zoning Permit
1 Such uses allowed only for aviation related uses in compliance with the intent of the zone as established by
Section 20.36.034 Aviation Flightline District Established and at the discretion of the Arlington Municipal
Airport.
2 Subject to Section 20.38.070-Restrictions on Certain Use Classifications on Arlington Airport Property
3 Subject to Section 20.38.080-Performance Standards and Miscellaneous Restrictions
Chapter 20.46 AMC,Design
20.46.010 (a) Conformance with Design The Design Review application was
Standards. Structures within the following submitted to the city and is reviewed
zones are subject to the relevant design concurrently with the Zoning Permit.
standards adopted in this chapter. No building The design of this structure is in
or land use permit shall be issued for structures compliance with the design regulations Yes
or uses that do not conform to the applicable listed within the Development Design
standards. Standards for the Aviation Flightline
(1) Zones zone.
i Aviation Flightline
20.46.030(a) The following developments or Ordinance 2026-003 repealed the
projects that are over 12 units or more,new Design Review Board.As a result,
mixed-use although the project would previously
developments (not part of the mixed-use have been subject to Design Review
development regulations),new commercial,or Board review, design review is now Yes
new industrial structures are subject to design processed as an administrative
review board: (6) Industrial decision as the provisions enabling the
Board have been repealed.
Development Design Standards
1.0 Street Character and Liveliness Landscaping,windows,lighting and
doors provided facing the primary Yes
road.
2.0 Pedestrian Environment Entry canopies,doors,windows and
clear walkways provided.Large areas
of blank walls are broken up with the Yes
use of murals and color changes.
Conditions added to ensure proper
screening of service elements.
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Regulation Analysis Meets
3.0 Landscape Design Landscape screening is provided along the
frontage as well as plantings throughout the site. Yes
4.0 Transition Between Occupied This proposal does not include residential units.
Spaces and Street Yes
5.0 Neighborhood Character The design of this building is common for this
area and similar uses nearby. Landscaping and
design are provided to provide focus towards the Yes
public road.
6.0 Adjacent Properties The proposed building's siting does not impact
the use of adjacent properties. Yes
7.0 Siting The primary use of this building is to utilize the
airport to the west.Additional landscaping is
provided to screen the parking.Conditions have Yes
been added to ensure proper screening of service
elements.
8.0 Transit Facilitation Transit is not accessible from this location. Yes
9.Architectural Character The proposed building keeps within the
industrial look of the surrounding area but
provide for character and detail through the use Yes
of different colors of metal siding and the use of
art to breakup the design.
10. Character and Massing In keeping with the look of the neighborhood
character in this industrial area,the proposed
building has the main facades broken up by Yes
awnings,colors,art and landscaping.A condition
for roof mounted equipment has been included.
11.Architectural Elements Elements such as windows and awnings have
been provided to give a pedestrian scale, Yes
however,this is not primary as the intended use
does not have access for the general public.
12. Exterior Finish Materials Metal cladding is proposed in colors common to
the area. Concrete block used for the trash Yes
enclosure have been enhanced with color and
texture.
13. Parking Garages No parking garages are proposed with this
development. Yes
14. Mixed-Use Buildings This proposal does not include mixed-use. Yes
15. Old Town Business District This proposal is not within the Old Town Yes
Business District.
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Regulation I Analysis Meets
Chapter 20.48 AMC,Density and Dimensional Regulations
20.48.040 Building Setback Requirements. No The proposed project is within the
portion of any building or any freestanding sign aviation flightline zone and complies
may be located on any lot closer to any lot line with the below regulations.
than is authorized in Table 20.48-1 Density and Yes
Dimensional Standards for the Aviation Flightline
zone.
20.48.042 Sight Visibility Areas at Intersections. The proposed project takes access to
At the intersection of two streets, either public or the site from 59th Drive NE.The site
private,no structure,sign,vegetation, or anything plan shows there are no
else that obscures sight shall exceed 30 inches in improvements that will obscure sight
height in the area described by a triangle having at the entrance or exit from the site. Yes
two 25-foot legs along the curb faces of the streets
from the streets'point of intersection,and a
diagonal line connecting the
ends of these lines.
Table 20.48-1 Density and Dimensional Standards
Minimum Lot Size: 10,000 square feet 48,805sf Yes
Minimum Lot Width: 70 feet 161' Yes
Front Lot Boundary Line: 25 feet 158'4.5" Yes
Rear Lot Boundary Line-Primary: 20 feet 20' Yes
Side Lot Line or Alley Building Setback: 5 feet 8'6" &35'2.5" Yes
Building Height Limitation: 50 feet > 50' Yes
Maximum Lot Coverage: 100% 64.8% Yes
Chapter 20.56 AMC,Streets and Sidewalks
20.56.030 Access to Lots.Every lot shall have The proposed project provides a
access to it that is sufficient to afford a reasonable driveway access point from
means of ingress and egress for emergency 59th Drive NE.This driveway access
vehicles as well as for all those likely to need or provides a public means of ingress
desire access to the property in its intended use. and egress for emergency vehicles,
Access includes vehicular,pedestrian,bicycle,and passenger vehicles,pedestrian,and Yes
other common forms of transportation. bicycle transportation.
20.56.050 Entrances to Streets. (a)All driveway The proposed project complies
entrances and other openings onto streets within with the following City of
the city's planning jurisdiction shall be Arlington Standards and
constructed so that: Specifications:
1.Vehicles can enter and exit from the lot in 1.The proposed driveway
question without posing any substantial danger entrance provides safe access to
to themselves,pedestrians,or vehicles traveling the site and do not impede
in abutting streets,and vehicle or pedestrian travel.
2. Interference with the free and convenient flow 2.Access to the site does not
of traffic in abutting or surrounding streets is interfere with the flow of
minimized. traffic on 59th Drive NE.
3. Driveway cuts shall be limited so the 3.The driveway cut is 38 feet in Yes
narrowest width necessary to provide safe width to provide two way vehicular
ingress and egress onto and from the property. and truck movement to and from.
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Regulation Analysis Meets
4.Driveways shall not be located adjacent to one 4.There is only one driveway proposed. Yes
another in such a manner as to create a"double
width" driveway without any landscaping
between the driveways.
20.56.120 Street Intersections. (a) Streets shall The proposed project provides 90'
intersect at 80'to 90'.Not more than two driveway intersection. Yes
streets shall intersect at any one point or vary
from the
above angle of connections.
20.56.130 Construction Standards and The proposed project is subject to a
Specifications. Construction and design Site Civil Construction Permit.
standards and specifications for streets,
sidewalks,and curbs and gutters are contained Yes
in the "Public Works Construction Standards
and Specifications,"and all such facilities shall
be completed in accordance with these
standards.
Chapter 20.60 AMC,Utilities
20.60.100 Sewage Disposal Facilities Required. The proposed project shall connect to
Every principal use and every lot within a the City of Arlington Sanitary Sewer as
subdivision shall be served by a sewage disposal approved in the Water/Sewer
system that is adequate to accommodate the Availability Letter on January 30, 2026.
reasonable needs of such use or subdivision lot The construction of utilities will take Yes
and that complies with all applicable health place after Civil Permit approval and
regulations. shall meet all requirements of the
Public Works Construction Standards
and Specifications.
20.60.300 Water Supply System Required.Every The proposed project shall connect to
principal use and every lot within a subdivision the City of Arlington water as approved
shall be served by a water supply system that is in the Water/Sewer Availability Letter
adequate to accommodate the reasonable needs on January 30, 2026.The construction
of such use or subdivision lot and that complies of utilities will take place after Civil Yes
with all applicable health regulations. Permit approval and shall meet all
requirements of the Public Works
Construction Standards and
Specifications.
20.60.400 Lighting Requirements. Lighting on the building is provided.
(a)All public streets,sidewalks,and other Final lighting plans to be reviewed and
common areas or facilities shall be sufficiently approved with the Civil permit.
illuminated to ensure security of property and Yes
the safety of persons using such streets,
sidewalks and other common areas or facilities.
(d)All outdoor lights shall be low sodium or The proposed project provides LED
similar lamp type and be down shielded to lighting that is down shielded. Final Yes
prevent light pollution. lighting plans to be reviewed and
approved with the Civil permit.
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Regulation Analysis Meets
20.60.410 Excessive Illumination.Lighting within The proposed project provides
any lot that unnecessarily illuminates any other lot adequate lighting throughout the site
or public right-of-way and substantially interferes that does not unnecessarily illuminate
with the use or enjoyment of such other lot or to neighboring properties. Final Yes
public right-of-way is prohibited. lighting plans to be reviewed and
approved with the Civil permit.
20.60.450 Underground Utilities.All existing, All proposed utilities to and on the site
extended,new electrical power lines,telephone, shall be located underground.All
gas distribution,cable television,and other utility lines are required to be shown
communication and utility lines shall be placed on the site civil plans and shall be
underground in accordance with the specifications approved by the City of Arlington prior Yesconstruction activities on the site. Yes
and policies of the respective utility service
providers and located in accordance with the
Public Works Construction
Standards and Specifications.
Chapter 20.72 AMC,Parking
20.72.010 Number of Parking Spaces Required. The proposed project has shown on
(a)All developments in all zoning districts shall the approved site plan that it meets
provide a sufficient number of parking spaces to the required parking for the site with
accommodate the number of vehicles that (14) stalls proposed. Yes
ordinarily are likely to be attracted to the
development in question.
Aircraft Storage: 1 space for every two hangars
20.72.030 Parking Space Dimensions. The site plan shows that the parking
(a) Except accessible parking spaces,each spaces proposed are 9 feet wide by 19 Yes
parking space shall contain a rectangular area of at feet long,meeting the dimensional
least 19 feet long and 9 feet wide. regulations.
20.72.060 Parking Area Surface. The proposed project has shown
(a)All parking areas shall be graded and surfaced concrete for the parking and vehicle
with asphalt, concrete or other material that will drive aisle areas throughout the site.
provide equivalent protection against potholes, All parking spaces are painted with
erosion,and dust.Specifications for surfaces lines and other required markings.
meeting the standard set forth in this subsection Yes
are contained in the Public Works Construction
Standards and Specifications.
(b) Parking spaces shall be appropriately
demarcated with painted lines or other markings.
(c) Parking areas shall be properly maintained in
all respects.
20.72.064 Accessible Parking Spaces. The proposed project has provided
(b)The number of handicapped parking spaces to one accessible parking spaces on the
be provided in any lot or facility shall be in site that is sized to accommodate van
accordance with the current state standard and dimensions.
International Building Code.Accessible parking
spaces are to be calculated in addition to the
required off-street parking spaces required and
not included in the parking calculations in Table Yes
20.72-1.
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Regulation Analysis Meets
Chapter 20.76 AMC,Screening and Trees
20.76.020 General Screening Standard. The project is in the general aviation
Developments shall provide sufficient screening so flightline zone surrounded by other
that: aviation uses
1. Neighboring properties are shielded from any
Yes
adverse external effects of that development.
2.The development is shielded from the negative
impacts of adjacent uses such as streets and
railroads.
20.76.030 Compliance with Screening Standard. The proposed project has provided a
The table set forth in 20.76.050,in conjunction type B screening along 591h Ave NE
with the explanations in 20.76.040 concerning the with additional landscape screening
types of screens,establishes screening between the property line and the
requirements that presumptively satisfy the parking lot. Yes
general standards established in 20.76.020.The
table uses the permissible use designation to
determine the type of screening that is required
between two uses.
20.76.060(b) Without limiting the generality of No screening is proposed on the
Subsection (a),the permit-issuing authority may sides as the only uses allowed within
modify the presumptive requirements for: (2) this area are aviation related uses,
Non-residential uses located adjacent to other primarily as hangars.
similar uses within the same zoning
Yes
district
Table 20.76-1 Screening Requirements
Use Frontage Landscaping Side and Rear Property Lines
Aircraft Storage Type A Type B -All Other Neighboring Properties
20.76.110 Required Trees Along Dedicated Streets. The proposed project is not required
The developer shall either plant or retain sufficient to plant additional trees within the
trees so that within the landscape strip there is for public right-of-way of 59th Drive NE.
every 30 feet of street frontage at least an average Trees are proposed along the
of one deciduous tree of two inches dbh at the time frontage of this site on private
of planting and with a canopy that starts at least property and part of the
Yes
eight feet above finished grade and has or will have Type B landscaping.
when fully mature a trunk at least 8 inches in
diameter. Root barriers shall be provided for all
street trees and the landscape strip shall be
planted per the Department of Public Works
Standards and Specifications.
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Regulation Analysis Meets
20.76.130 Shade Trees in Parking Areas. The project provides shading of the
(a)Vehicle accommodation areas that are required parking lot area on the site.
to be paved must be shaded by deciduous trees
that have or will have when fully mature a trunk at The total parking area is calculated at
least 8 inches in diameter. 10,618 square feet,requiring
(b) Landscaping within vehicle accommodation 2,123.60 square feet of required
areas shall meet the requirements of 20.46 and the shading at 20% of the total.
Development Design Standards. Yes
(c) Each tree of the type described in subsection The applicant has provided 2,457
(a) shall be presumed to shade a circular area square feet,which equates to 23%.
having a radius of 15 feet with the trunk of the tree
as the center,and there must be sufficient trees so
that,using this standard, 20 percent of the vehicle
accommodation area will be shaded.
20.76.140 Maintenance of Screening and Shading The property owner(s) shall
Elements.All screening and shading elements maintain the landscaping on the
required by this Chapter shall be maintained by the property and within the right-of-way
owner for the life of the project to the following per AMC 20.76.
standards:
1.All plant material shall be maintained with
respect to pruning,trimming,mowing,watering,
insect control,and fertilizing to maintain a healthy
growing condition,create an attractive
appearance, and to accomplish the purpose for Yes
which it was required.
2. Dead,diseased,stolen,vandalized,or damaged
plants shall be replaced within three months of the
plants indicated on the approved landscape plans.
3.All screening and shading elements shall be
maintained reasonably free of weeds and trash.
4.All screening and shading elements located
within the public right-of-way shall be maintained
by the abutting property owner.
Chapter 20.90 AMC,Concurrency&Impact Fees
20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic
Development Activity.All development projects Impact Analysis Memo prepared by
within the City shall be assessed a transportation lake Traffic Engineering with traffic
impact fee,at the rate of$3,355.00,based on peak counts updated in October 2025.The
p.m.trips,as computed in accordance with the most traffic memo concluded that the Yes
current edition of the Institute of Transportation proposal would produce less than (1)
Engineers Trip Generation Manual,as applied to the PM peak-hour-trips to the site.A traffic
City's transportation element of the adopted impact fee shall be for paid with the
Comprehensive Plan. building permit for (1) trip.
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Regulation Analysis Meets
20.90.045 (a) All development projects within the The applicant provided a Traffic
Cascade Industrial Center shall be assessed an Impact Analysis Memo prepared by
additional transportation impact fee,at the rate of Jake Traffic Engineering with traffic
$5,841.39,based on peak p.m.trips,as computed in counts updated in October 2025.The Yes
accordance with the most current edition of the traffic memo concluded that the
Institute of Transportation Engineers Trip proposal would produce less than (1)
Generation Manual. PM peak-hour-trips to the site.A traffic
impact fee for the CIC shall be for paid
,with the building permit for (1) trip.
Chapter 20.98 AMC,State Environmental Policy Act(SEPA)
20.98.110 (d) Environmental Checklist. For The applicant provided a modified
projects submitted as planned actions under WAC environmental checklist with the
197-11-164,the City shall use its existing application and the city has
environmental checklist form or may modify the approved the proposed project per Yes
environmental checklist form as provided in WAC the requirements of the checklist.
197-11-315.The modified checklist form may be
prepared and adopted along with or as part of a
planned action ordinance.
Chapter 13.28 AMC,Stormwater
13.28.070 Applicability of the Utility.The following The proposed project is subject to
actions or applications for the following permit meeting the required stormwater
and/or approvals will require submittal for regulations for the site.A Site Civil
approval by the utility: site plans,design drawings, Permit shall be required for all site
and operations and maintenance plans. Submittals improvements.The approval of the
shall be consistent with the provisions of this Code, stormwater system takes place
and shall comply with the stormwater manual and during
engineering standards: this review process.All stormwater Yes
(3) New Development systems shall comply with the City of
Arlington Public Works Standards
and
Specifications and the most recent
Department of Ecology Stormwater
Manual for Western Washington.
This has
been added as a permit condition.
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III. CONCULUSIONS
(a) The applicant has applied for a Zoning Permit as required under AMC 20.16.
(b) Under AMC 20.16.220 (b),the community and economic development director shall issue the zoning
permit unless he finds,after reviewing the application and consulting with the applicant as provided
in section 20.16.130,that:
Regulation Analysis Meets
Chapter 20.16.220(b)
(1) The requested permit is not within its The requested site plan review is within
jurisdiction according to the table of the City of Arlington's jurisdiction per the Yes
permissible uses. above zoning map and permissible use
table.
(2)The application is incomplete. The application for the subject site plan
review was deemed complete on Yes
November 19, 2024.
(3) If completed as proposed in the The proposed site plan review complies
application,the development will not comply with all required sections of AMC Title 20 Yes
with one or more of the requirements of this per the above staff analysis.
title.
(4)The proposed project has not complied The proposed project has complied with
with SEPA SEPA through the modified environmental
checklist and complies with the Yes
regulations of the Cascade Industrial
Center Planned Action EIS.
(5) The proposed project is not in The proposed site plan review complies
conformance with the Comprehensive Plan, with the Arlington Municipal Code, Yes
Transportation Plan,or other adopted plans, Comprehensive Plan,and Transportation
regulations, or policies. Plan.
IV. ADMINISTRATIVE DECISION
The proposed project was found to be consistent with and meets the intent of the Arlington Zoning Code,
Comprehensive Plan,and the Arlington Municipal Code,therefore the Zoning Permit- Site Plan Review
for Thunderbird Hangars (PJ25-0059) and Administrative Design Review (PJ25-0060) for Thunderbird
Hangars is hereby APPROVED,subject to the following conditions.
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V. CONDITIONS
Zoning Permit:
1. All development shall be in substantial conformance with the approved Site Plans, Landscape
Plans, and Supplemental Drawings received on January 15, 2026, subject to any conditions or
modifications that may be required as part of the permit review.
2. The building shall be constructed per the design review elevations received on January 15,
2026.
3. The applicant shall comply with the approved Modified SEPA Decision and Complete Streets
Checklist.
4. The applicant shall meet all local, state, or federal code requirements. Please refer to the
Arlington Municipal Code for a complete list of code requirements for your project type.
S. The applicant shall comply with all permits and conditions thereof from the City of Arlington
and other government agencies with jurisdiction.
Design Review:
1. The building permit elevations and constructed site shall be consistent with the design elevations,
materials,colors,and details provided on January 15, 2026.
2. All service elements, electrical meters, and mechanical equipment shall be screened from the public
street and view per 2.3.3.1, 2.3.3.3, 2.3.3.4, 2.7.3.1., 2.7.3.2, 2.7.3.3, 2.7.3.4, 2.7.3.5, 7.3.3.1, 7.3.3.2,
7.3.3.4, 7.3.3.5, 7.3.3.6,and 10.3.3.2.
3. All service elements, electrical meters, and mechanical equipment shall be incorporated into the
overall design of the building per 7.3.3.E,11.1.4.2(g)
4. Lighting fixtures to be reviewed at the time of building permit and shall be consistent with the
Design Review Standards including 10'-12'pole heights throughout parking areas. Lighting bollards
3-4'in height can illuminate paths and walkways and is required to be down shielded per 2.7.3.2,
2.7.3.3, 2.7.3.5.
5. The design review decision shall be approved for a maximum of two years with a valid land use
permit or shall expire at the time of the land use permit, if not extended.
Civil Permit:
6. A Site Civil construction permit shall be applied for and approved prior to any land disturbance
on the subject property.
7. The project is subject to submit a Right-of-Way Permit for all work with public rights-of-way.
8. Prior to any construction activities, the applicant shall file and receive approval of site civil
construction plans, which comply with all requirements of the Arlington Municipal Code,
International Building Code(s), International Fire Code and Public Works Construction
Standards and Specifications. Said plans shall address all site improvements.
9. The applicant shall comply with AMC Chapter 13.28, Stormwater Management, and the most
current City-adopted edition of the Department of Ecology Stormwater Management Manual for
Western Washington.
10. The applicant shall construct all existing, extended, and new electrical power lines (not to
include transformers or enclosures containing electrical equipment including but not limited to,
switches, meters, or capacitors which may be pad mounted), telephone, gas distribution, cable
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television, and other communication and utility lines in or adjacent to any land use or building
permit approved after the effective date of this chapter shall be placed underground in
accordance with the specifications and policies of the respective utility service providers and
located in accordance with the administrative guideline entitled "Public Works Construction
Standards and Specification." Even in the event the distribution line originates from a point
opposite any public roadway from the new construction the service lines shall be placed beneath
said roadway by means of boring or surface excavation across said roadway.
Building:
11. A building permit application shall be reviewed and approved prior to building construction on
the site.
12. All building permits shall meet the most current edition of the International Building Code.
13. The project is subject to applicable water and sewer utility fees.These fees are collected at the
time of building permit issuance.
14. City of Arlington traffic Impact fee&CIC Traffic Impact Fee shall be paid prior to issuance of
the building permit for(1) PM Peak Hour Trip.
Other:
15. All contractors working on the site are required to obtain a Washington State Business License
and a City of Arlington Endorsement.
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VI. EXPIRATION
Per AMC 20.16.220,a Zoning Permit shall expire automatically if,within two(2)years after the issuance
of such permits:
1. The use authorized by such permits has not commenced,in circumstances where no substantial
construction, erection, alteration, excavation, demolition, or similar work is necessary before
commencement of such use,or
2. Less than 10 percent of the total cost of all construction, erection, alteration, excavation,
demolition,or similar work on any development authorized by such permits has been completed
on the site.
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 February 24, 2026, and the appeal fee as set by resolution is
paid.
Prepared By:Ameresia Lawlis
Date: February 9,2026
ORDERED THIS ON THE 9th DAY OF February , 2026
Amy Rusko, Community&Economic Development Director
Distributed to the Following Parties:
Steve Hansen
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ATTACHMENT B
CODE REQUIREMENTS
NOTE: The following items are not conditions of permit approval but rather certain local,state,or
federal code requirements that the developer needs to be aware of.This is in no way intended to be a
complete list of code requirements but is a general checklist of major steps and issues. Please refer to
the Arlington Municipal Code for a complete list of code requirements for your particular project type.
1. Code Applicability.This permit is subject to the applicable requirements contained in
the Arlington Municipal Code, Land Use Code, Building Code, and COA Public Works
Design, Construction Standards and Specifications. It is the responsibility of the
developer to ensure compliance with the various provisions contained in these
ordinances.
2. Pre-Construction Phase. Prior to commencing any site work, including installing any
easement or right-of-way improvements,utility systems,drainage systems,streetlights,
mailbox structures, emergency facilities, storm water control systems, or any other
improvements,the developer shall submit site civil construction improvement plans for
review and approval by the Public Works Director. Said plans shall be in conformance
with applicable code and below listed conditions.
a. The developer shall survey and mark all property corners prior to review of any
submitted construction plans.
b. The developer shall design and install erosion control measures deemed
necessary by the City. These measures shall be implemented and inspected by
the City prior to the issuance of any permits.
C. The developer shall undertake no site preparation or other disturbances within
environmentally sensitive areas or their required buffers.
d. The developer shall submit to the Community & Economic Development Department
and receive approval of a storm-water run-off and detention plan in conformance with
the AMC Chapter 13.28, Stormwater Management, and the most current City-adopted
edition of the Department of Ecology's Stormwater Management Manual for the Puget
Sound Basin (The Technical Manual) for both the construction phase and a permanent
system.All site drainage must be directed through bio filtration swales prior to discharge
into wetlands.
e. The developer shall place all new utility lines underground.
f. The developer shall provide a temporary rock pad at all points of ingress and egress to
the site throughout the construction phase.
g. The developer shall show locations of all required streetlights on the construction plans
and install them as designed.
h. The developer shall obtain a right-of-way permit prior to any work done in a public right-
of-way. (NOTE: City departments are exempt from right-of-way permits.)
i. The developer shall install all low sodium or similar low intensity illumination lighting
and it shall be placed in a way as to not cause glare on an adjoining property or right-of-
way.
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3. Construction Phase.The following conditions shall apply during construction.
a. The developer shall follow all applicable noise and other nuisance codes.
b. The developer shall not track mud and dirt onto public rights-of-way,but if tracked by
accident,the developer shall clean it up immediately.
C. During any site grading or clearing activity,the developer and contractor shall use all
available means of controlling air pollution (dust,ash,and smoke).
d. The restrictions of the AMC shall apply to any and all grading.
4. Installation of Improvements. Prior to receiving a Certificate of Occupancy, the developer
shall:
a. Install all rights-of-way and access easement improvements on all proposed
streets internal and existing streets adjacent to the project in accordance with
the requirements of AMC Chapter 20.56 and per COA Public Works Design,
Construction Standards and Specifications. The developer shall coordinate with
all adjacent developments the final design of the street improvements and/or
include the appropriate transition tapers for the street pavement from the
property.
b. Install a potable water system to serve the project per the COA Public Works
Design, Construction Standards and Specifications. Water is to be served by the
City of Arlington. This system cannot be deferred if a performance bond is
secured. Both water and sanitary sewer must be completely installed and
approved before either a temporary or permanent Certificate of Occupancy is
issued.
C. Relocate any existing water facilities and/or install water services/fire hydrants
at the expense of the developer.
d. Install a sanitary sewer system per COA Public Works Design, Construction
Standards and Specifications. This system cannot be deferred if a performance
bond is secured.Both water and sanitary sewer must be completely installed and
approved before either a temporary or permanent Certificate of Occupancy is
issued.
e. Install a permanent storm water control system per AMC Chapter 13.28.
f. Prior to issuance of a Certificate of Occupancy, the applicant shall complete all
required or voluntary improvements unless otherwise secured by the developer
and authorized by the City Engineer.
(NOTE: Code requirements for infrastructure improvements are based on conceptual information as
submitted by the applicant for the land use permit. Additional specific requirements may be required
upon review of the engineered construction drawings submitted by the developer. All improvements
are subject to review and approval by the City of Arlington Inspectors.All utilities shall be constructed
underground.
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I