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Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington,WA 98223
ADMINISTRATIVE CONDITIONAL USE PERMIT
MOBILE SALES AND DELIVERY
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PJ25-0072
Project Title: Brat Bros LLC
Owner/Applicant: Isael Lopez
Contact: Isael Lopez
Description: Mobile Food Truck
Location: 5002 172nd Street NE (Amazon Fulfillment Center)
Zoning Classification: Light Industrial
Land Use Designation: Light Industrial
Proposed Use Classification: Mobile Sales and Delivery
City Approvals Required: Administrative Conditional Use Permit
Date of Decision: December 11, 2025
Decision: APPROVED,with Conditions
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
I. NATURE OF APPLICATION
A. Request
The applicant is proposing to operate a food truck at the Amazon Fulfillment Center located at 4620
172nd Street NE. Hours are scheduled for morning shift from 11:45am-2pm and evening shifts from
10:45pm-12am but may vary due to Amazon directed monthly schedule. Parking will be located north
of the fulfillment center, in the first row of parking stalls across from the building entrance delineated
as sections 1-4.Designated pedestrian crosswalks throughout the parking area provides safe pedestrian
access.
B. Project Chronology/Background
A formal Administrative Conditional Use Permit application was submitted to the Community&
Economic Development Department and routed to the appropriate review staff on November 19,
2025,November 21, 2025,and December 8, 2025.
C. Site Location/Description
The Amazon —
Fulfillment Center
food truck parking
is located at
4620 172nd Street NE
r
4620 172nd Street NE
D. Site and Adjacent Zoning/Uses
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
HC
The Amazon
Fulfillment Center is
located at
4620 172nd Street NE
111111111 HC= Highway Commercial U .
M GC=General Commercial J
BP= Business Park .` 1' NN t0 i1M 1 Ilfl` K ~
LI= Light Industrial
Mixed Use Overlay
Area Zoning Proposed Use Current Use
Proposed Location Light Industrial Mobile Sales and
Deliver Warehouse
North Business Park/General Athletic Center (Airport Property)
Commercial
East Highway Commercial/Light Commercial- Retail
Industrial
South General Commercial Mixed Use
West Highway Commercial Commercial - Retail
II. PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
A. Applicable Review Criteria and Process
The Administrative Conditional Use Permit 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
20.16.010 (a) Permits Required.The use of a The applicant submitted an
property may not be substantially changed,land Administrative Conditional Use
clearing,grading,filling,or excavation may not be Permit application for site plan
commenced,and buildings or other substantial review.The Community&Economic
structures may not be constructed, erected,moved, Development Director is responsible
or substantially altered except in accordance with for the permit decision and the Yes
and pursuant to one of the city's permits. decision is appealable to the Hearing
Examiner.
(4)An administrative conditional use permit issued
by the Community and Economic Development
Director or his/her designee.
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
Regulation Analysis Meets
20.16.110 Who May Submit Permit Applications. The owner,Isael Lopez,submitted
(a)Applications for Administrative Conditional Use the application for Brat Bros LLC.
Permits will be accepted only from persons having
the legal authority to take action in accordance with
the permit or the subdivision plat approval.By way
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 Applicant. The owner,Isael Lopez,designated
The applicant for each land use permit shall herself as the official representative
designate an official representative,which may be for the subject permit.
themselves,to receive all correspondence, Yes
determinations,and notices regarding the
application.
20.16.150 Vesting of Permits. This proposal was deemed complete
(1) Land use permit applications shall be on December 11, 2025,and thus
considered vested on the date that an application is vested to the code at that time for
deemed complete pursuant to 20.16.205 and the Administrative Conditional Use
applications shall be processed under the land use Permit.
regulations in effect on that date.However,
subsequent permits on the same property are not
vested on this date. Yes
(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 application was deemed
(a)All applications for zoning,special use, complete on December 11,2025.
conditional use,or sign permits must be complete Yes
before the permit-issuing authority is required to
consider the application.
20.16.205 Complete Application. A Notice of Complete application
(a)Upon receipt of a formal application for a Zoning, was issued on December 11, 2025.
Special Use,or Conditional Use Permit,or plat
approval,the Community and Economic
Development Director shall review the application
and,at his discretion,confer with the applicant to
ensure that the planning staff s interpretation of the Yes
applicable requirements of this title is understood,
that he has submitted all of the information that he
intends to submit,and that the application
represents precisely and completely what he
proposes to do.
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
Regulation Analysis Meets
20.16.215 Distribution of Application. The application was routed to all
Upon receipt of a Zoning,Special Use or Conditional effected city departments on
Use Permit application,the Planning Official shall, in November 19, 2025,November 21,
addition to all interested City Departments,send a 2025,and December 8, 2025. Yes
copy of the application to the authorities and
agencies reviewing or furnishing water,fire,school,
and sanitary sewer service to the proposed project.
20.16.270 Time Limitations for Permit Processing. The proposed administrative
(a) The City shall issue its notice of final decision on conditional use permit was reviewed
a permit application within 120 days after the and issued within the 65-day
Community and Economic Development Director timeframe per the following dates:
notifies the applicant that the application is Action Date
complete,as provided in 20.16.205. In determining Date of Application 11/19/2025
the number of days that have elapsed,the following
periods shall be excluded: Notice of Incomplete 11/20/2025
(1)Any period during which the applicant has been Application Yes
requested to correct plans,perform required Resubmittal 11/21/2025
studies, or provide additional required information. Notice of Incomplete 12/4/2025
Application
Resubmittal 12/8/2025
Notice of Complete 12/11/2025
Application
Decision 12/11/2025
Total Process Days: 1 of 65 Days
Chapter 20.36 AMC,Zoning Districts and Zoning Map
20.36.030 The Administrative Conditional Use
The General Industrial (GI) and Light Industrial (LI) Permit will operate within the Light
districts are hereby established primarily to Industrial zone.The Mobile Sales
accommodate enterprises engaged in the and Delivery are allowed within the
manufacturing,processing, creating, repairing, Light Industrial zone. Yes
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.
Chapter 20.40.140 AMC,Industrial Zones Permissible Use Table
20.40.010 Table of Permissible Uses. The proposed Mobile and Delivery
The Tables of Permissible Uses sets forth the Sales is an allowed use per the
permissible uses within the respective zoning permissible use table within the
classifications in the city,subject to other applicable Light Industrial zones. Yes
provisions in this title. It should be read in close
conjunction with the definitions of terms set forth in
section 20.08 and the other interpretive provisions
set forth in this article.
Use LI1,23 G11,23
Retail Trade- Outside Storage of Goods and Dis lay Allowed
Mobile Sales and Delivery 4,13 1ACUP ACUP
1 Subject to the permissible uses of the Cascade Industrial Center Planned Action.
2 Subject to Sectio20.38.080-Performance Standards and Miscellaneous Restrictions.
3 Subject to Section 20.38.070-Restrictions on Certain Use Classifications on Arlington Airport Property.
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
Regulation Analysis Meets
Chapter 20.44 AMC,Supplemental Use Regulations
20.44.80 Administrative Conditional Use Permits for Mobile Sales and Delivery
(a) Requirements for all Administrative The proposed food truck is allowed in the
Conditional Use Permits for Mobile Sales Light Industrial zones per the Permissible
and Delivery(i) This section establishes a Use Table shown above.
mechanism for whereby the City may issue a
Yes
permit to allow for mobile sales and
deliveries allowed in zones consistent with
the uses found in Chapter 20.40 Table of
Permissible Uses
(ii) Mobile sales and deliveries are intended The Amazon site is an accessory use to the
as an accessory use to a primary use on a primary warehouse to provide services to
specific parcel.The mobile sales and the employees onsite and is required to
deliveries use shall not be a standalone use leave the site when not in operation. Yes
on a vacant parcel. Mobile sales and
deliveries shall not be permanent fixtures
on a site.
(iii)An application and all submittal The applicant submitted for an
requirements for an administrative Administrative Conditional Use Permit.The
conditional use permit Community and Economic Development Yes
will be reviewed and approved by the Director is responsible for the permit
Community and Economic Development decision and the decision is appealable to
Director. the Hearing Examiner.
(iv)The proposed narrative is required to The food truck is required to schedule days
provide the following: proposed use,hours and times with amazon for operation and
of operation,duration of stay,strategies to may only be on the site during their
minimize traffic congestion and pedestrian scheduled timeframes.Parking will be
hazards, located north of the fulfillment center,in the Yes
first row of parking stalls across from the
building entrance. Designated pedestrian
crosswalks throughout the parking area
provides safe pedestrian access.
(v) The proposed site plan is required to Site plan provided site plans showing
show the following: proposed location on parking,ingress and egress to the site,and
the property with setbacks from property safe pedestrian access.The food trucks do
lines,ingress/egress on the property, not propose drive-thru access. Yes
parking stalls,ADA parking stalls,on-site
traffic flow,pedestrian access/crosswalks,
and drive-thru stacking,along with
landscaping screening if needed).
(vi) The proposed use is required to include Snohomish County Health District approval,
the following with the application: Restroom facilities,hand washing,and
Snohomish County Health District approval refuse receptables are provided on-site
letter,commissary kitchen agreement, through an agreement with Amazon.The
restroom facility agreement,hand washing food truck is self-contained for water and
stations,water use,grey water disposal, grey water and is required to fill water tanks
refuse receptacles,and proof of vehicle and dispose of grey water through the
registration, Commissary Kitchen agreement with Botan
Ramen n Bar at 2803 Colby Ave,Everett,WA
98201
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
(vii) The mobile sales and deliveries use A Washington State Business License and
shall obtain a Washington State Business City of Arlington Endorsement License were
License and City Endorsement License prior issued on July 26,2026. Yes
to opening for business. Business licenses
require annual renewal.
(b) Mobile Sales and Deliveries and Food All requirements of section (a)were
Truck Sales and Deliveries-All City Limits: provided with the submittals received on
(i) The proposed mobile sales and deliveries November 19, 2025,November 21, 2025, Yes
use proposed shall meet the requirements of and December 8, 2025.
a above; and
(b) Mobile Sales and Deliveries and Food The proposed project locations fall within
Truck Sales and Deliveries-All City Limits: the Cascade Industrial Center and provides
(ii) The proposed use and site plan will not for a variety of food options for nearby
be materially detrimental to the public employees and citizens in an area that lacks
welfare or injurious to the property or these services,therefore is not materially
improvements in the immediate vicinity; detrimental to the public welfare.The Yes
and intention of this proposal is to provide a
place for food trucks to serve employees
onsite and is designed with this in mind,
therefore the proposal would not be
injurious to the property as well.
(iii) The proposed use and site plan will be The use is consistent with the intent of the
consistent with the intent of the underlying Light Industrial zones by allowing for food
zone,including the Airport Projection services.The use is located in Arlington
District and Critical Areas; and Municipal Airport Subdistrict B and does not
have an effect on the airport or aircraft.The
project does not have critical areas on the
site.
(iv) The proposed use may be conditioned Additional conditions have been provided as
on hours of operation,duration of stay, follows:
strategies to minimize traffic congestion or 1. The proposed use shall not obstruct the
pedestrian hazards,or any other concern; public sidewalk.
and 2. The proposed use shall not interfere
with public convenience and no
permanent structures are allowed to be
built within the public right-of-way.
3. Parking spaces along public roads shall
not be reserved.
4. Business related vehicles shall not
obstruct areas designated as public
parking on approved site plan.
5. The food truck shall be parked at one
location for the duration of one (1) day
and shall be removed at the end of each
day.
6. If at any point the proposed business
becomes an issue with the existing
parking, other vehicles,neighboring
businesses,or if the city receives
unresolvable complaints from the public
then the business license and the
Administrative Conditional Use Permit
may be revoked.
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
Regulation Analysis Meets
(v) Proposed food truck sales and deliveries A Food Truck Fire Inspection was completed
shall obtain an Arlington Food Truck Fire and approved on August 11, 2025.
Inspection Program Checklist or provide an
approved Washington State Association of
Fire Marshals Food Truck Inspection
Checklist or Regional Fire Marshals Mobile
Food Preparation Vehicle Inspection
Checklist. Fire inspections require annual
renewal.
III. CONCULUSIONS
Under AMC 20.16.220,the Community and Economic Development Director shall issue the
requested Administrative Conditional Use Permit for Mobile Sales and Delivery permit only if
he finds that:
Regulation Analysis Meets
(1) The requested permit is not within his The requested Administrative Conditional
jurisdiction according to the Table of Use Permit review is within the City of
Permissible Uses Arlington's jurisdiction per the above Yes
zoning map and permissible use table.
(2) The application is incomplete The application for the proposal was
deemed complete on November 11, 2025. Yes
(3) If completed as proposed in the The proposed food truck complies with all
application,the development will not comply required sections of AMC Title 20 per the
with one or more requirements of this title above staff analysis.
(not including those requirements concerning
which a variance has been granted or those Yes
the applicant is not required to comply with
under the circumstances specified in§20.32,
Nonconforming Situations).
(4) The proposed project has not complied The proposed food truck is exempt from
with SEPA SEPA review per 20.98.090 (5):
Commercial facilities up to 4,000 sf with Yes
up to 20 parking spaces.
(5) The proposed project is not in The proposed food truck complies with
conformance with the Comprehensive Plan or 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,therefore the Administrative
Conditional Use Permit for Brat Bros LLC (PJ25-0072) is hereby APPROVED,subject to the following
conditions.
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
V. CONDITIONS
Administrative Conditional Use Permit:
1. The proposed use shall be in substantial conformance with the approved Administrative
Conditional Use Permit application received November 19, 2025,with the additional documents
submitted on November 21, 2025 and December 8, 2025,subject to any conditions or
modifications that may be required as part of the permit plan review.
2. The proposed use shall be allowed at the location as depicted within the approved site plans
attached with the Administrative Conditional Use Permit.
3. The proposed use shall not obstruct the public sidewalk.
4. The proposed use shall not interfere with public convenience and no permanent structures are
allowed to be built within the public right-of-way.
S. Parking spaces along public roads shall not be reserved.
6. Business related vehicles shall not obstruct areas designated as public parking on approved site
plan.
7. The food truck shall be parked at one location for the duration of one (1) day and shall be removed
at the end of each day.
8. If at any point the proposed business becomes an issue with the existing parking, other vehicles,
neighboring businesses, or if the city receives unresolvable complaints from the public then the
business license and the Administrative Conditional Use Permit may be revoked.
9. The Administrative Conditional Use Permit is required to be renewed on an annual basis in
conjunction with a Business License for Mobile Sales and Delivery and Food Truck Fire Inspection.
10. A current Business License and Food Truck Fire Inspection approval are required to operate a
business within the city.The Administrative Conditional Use Permit is only valid with an approved
business license.
VI. EXPIRATION
Per AMC 20.44.080 the permit shall expire automatically if,within one year after the issuance of the
permit,a renewal has not been issued.The permit shall be renewed annually for continued use.
VII. APPEAL
This decision may be appealed pursuant to AMC 20.20.010,which provides for a hearing of the
Administrative Conditional Use 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 Friday. December 26, 2025,and
the appeal fee as set by resolution is paid.
Prepared by: Ameresia Lawlis,Associate Planner
Date: December 11, 2025
ORDERED THIS ON THE 11th DAY OF December — 2025.
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Isael Lopez
Administrative Conditional Use Permit-Site Plan Review
Brat Bros LLC PJ25-0072
20251211 PJ25-0072 ACUP Decision
Final Audit Report 2025-12-11
Created: 2025-12-11
By: Ameresia Lawlis(alawlis@arlingtonwa.gov)
Status: Signed
Transaction ID: CBJCHBCAABAAT6w5eUDKwBA-b9ZZmTtNHcE3YIpHkVpN
"20251211_PJ25-0072_ACUP Decision" History
Document created by Ameresia Lawlis (alawlis@arlingtonwa.gov)
2025-12-11 -7:11:58 PM GMT
Document emailed to Amy Rusko (arusko@arlingtonwa.gov)for signature
2025-12-11 -7:12:02 PM GMT
Email viewed by Amy Rusko (arusko@arlingtonwa.gov)
2025-12-11 -7:47:31 PM GMT
Document e-signed by Amy Rusko (arusko@arlingtonwa.gov)
Signature Date:2025-12-11 -7:54:04 PM GMT-Time Source:server
Agreement completed.
2025-12-11 -7:54:04 PM GMT
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