HomeMy WebLinkAbout20260223_PJ26-0097_ACUP Decision i
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: PJ26-0097
Project Title: Buzzy Bee Coffee
Owner/Applicant: Stephanie Leoso
Contact: Stephanie Leoso
Description: Mobile Food Truck
Location: 17202 51st Avenue NE (Arlington Food Truck Court)
Zoning Classification: General Commercial
Land Use Designation: General Commercial
Proposed Use Classification: Mobile Sales and Delivery
City Approvals Required: Administrative Conditional Use Permit
Date of Decision: February 23, 2026
Decision: APPROVED,with Conditions
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
I. NATURE OF APPLICATION
A. Request
The applicant is proposing to operate within the Arlington Food Truck Court Pilot Project located on the
northwest corner of 172nd Street NE & 515t Avenue NE. The food truck court is open from 8:00am -
9:00pm. Specific operating hours will be scheduled with the Community and Economic Development
Department. Parking will be located north of the food trucks, delineated by ecology blocks to allow for
safe pedestrian access from both the parking area as well as the public sidewalk to the east.
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 February 10, 2026,
with additional docuemnts routed to the appropriate review staff on February 19, 2026
C. Site Location/Description
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The Arlington Food a'
Truck Court is
located at 17202
51St Ave NE
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. 172nd=St NE
A :
Northwest corner of 51St Ave NE & 172nd St NE
D. Site and Adjacent Zoning/Uses
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
The Food Truck
Court is located at
17202 515t Ave NE
M HC= Highway Commercial
M GC=General Commercial
BP=Business Park
LI=Light Industrial
Mixed Use Overlay
HE
Area Zoning Proposed Use Current Use
Proposed Location General Commercial Mobile Sales and Delivery/City of
Arlington Food Truck Court
North Business Park Manufacturing
East General Commercial Vacant (Airport Property)
South I Light Industrial Warehouse
West General Commercial Athletic Center
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
20.16.100 (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
Buzzy Bee Coffee PJ26-0097
Regulation Analysis Meets
20.16.110 Who May Submit Permit Applications. The owner,Stephanie Leoso,
(a)Applications for Administrative Conditional Use submitted the application for Buzzy
Permits will be accepted only from persons having Bee Coffee.
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,Stephanie Leoso,
The applicant for each land use permit shall designated herself as the official
designate an official representative,which may be representative for the subject
themselves,to receive all correspondence, permit. Yes
determinations,and notices regarding the
application.
20.16.140 Submittal of Application. The project applicant scheduled a
(a) To minimize development planning costs,avoid submittal intake appointment with
misunderstanding or misinterpretations,and the Community and Economic
ensure compliance with the requirements of this Development Department and
title,a submittal intake appointment is required submitted the application on
between the developer and the Community February 10,2026.
Development staff as provided in this section.
20.16.150 Vesting of Permits. This proposal was deemed complete
(1) Land use permit applications shall be on February 13, 2026,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 Yes
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.
20.16.200 Applications to Be Complete. The application was deemed
(a)All applications for zoning,special use, complete on February 13,2026.
conditional use,or sign permits must be complete Yes
before the permit-issuing authority is required to
consider the application.
20.16.205 (c) Complete Application.Within 28 days The application was submitted on
of receiving the permit application,the Community February 10, 2026.The City issued a
Development Director shall mail or provide in Notice of Incomplete Application on Yes
person a written determination to the applicant. February 12, 2026.The Notice was
issued within the 28-daytimeframe.
20.16.205 (g)Within fourteen (14) days after an The applicant made payment on
applicant has submitted to the Community and February 12,2026.The City issued a
Economic Development Director the additional Notice of Complete Application on
information identified as being necessary for a February 13, 2026.The Notice was
complete application,the Community and Economic issued within the 14-day timeline.
Development Director shall notify the applicant
whether the application is complete or what
additional information is necessary
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
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 February 10, 2026 and February 19,
addition to all interested City Departments,send a 2026. 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 2/10/2026
the number of days that have elapsed,the following
Notice of Incomplete
periods shall be excluded: 2/12/2026
(1)Any period during which the applicant has been Application Yes
Resubmittal 2/12/2026
requested to correct plans,perform required
studies,or provide additional required information. Notice Complete
Application 2/13/2026
11t Comments Sent 2/13/2026
1st Resubmittal 2/19/2026
Decision 2/23/2026
Total Process Days: 5 of 65 Days
Chapter 2 0.3 6 AMC,Zoning Districts and Zoning Map
20.36.020 (d) The Administrative Conditional Use
The General Commercial (GC) zone is established to Permit will operate within the
accommodate commercial uses generally similar, General Commercial zone.The
though more intensive,to the types permissible in Mobile Sales and Delivery are
an Old Town Business District. However,it is allowed within the General Yes
intended that this zone be placed along arterials to Commercial zone.
cater to commuters or as a transition in some areas
between a Highway Commercial zone and a
residential zone.
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
Regulation I Analysis Meets
Chapter 20.40.130 AMC,Commercial and Mixed-Use 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 General Commercial zone. 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 NC I OTBD-1 I OTBD-2 I OTBD-3 I GC1 I CCz I HC1
Retail Trade- Outside Storage of Goods and Display Allowed
Mobile Sales and Delivery 16 ACUP JACUP ACUP ACUP ACUP ACUP ACUP
1 Residential Uses are only allowed in the general commercial and highway commercial zones when regulated by the mixed-
use development regulations,Section 20.110.All permissible uses shall meet the Use Table Requirements of the specific
Place type and transect of the property of the intended use.
2 Commercial Corridor uses are regulated by the mixed-use development regulations,Chapter 20.110.All permissible uses
shall meet the Use Table Requirements of the specific place type and transect of the property of the intended use.
16 Subject to Section 20.44.080-Administrative Conditional Use Permit for Mobile Sales and Delivery
Chapter 20.44 AMC,Supplemental Use Regulations
20.44.080 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 General Commercial zones per the
and Delivery(i) This section establishes a Permissible 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 city has established a food truck court
as an accessory use to a primary use on a pilot project at this location,which is the
specific parcel.The mobile sales and primary use of the property. Each individual
deliveries use shall not be a standalone use food truck is accessory to the overall court. Yes
on a vacant parcel.Mobile sales and The food truck is required to arrive and
deliveries shall not be permanent fixtures leave the site each day.
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 will be reviewed and Community and Economic Development Yes
approved by the Community and Economic Director is responsible for the permit
Development Director. decision and the decision is appealable to
the Hearing Examiner.
(iv)The proposed narrative is required to The food truck is required to schedule
provide the following:proposed use,hours days and times with the city for operation
of operation,duration of stay,strategies to within the food truck court and may only be
minimize traffic congestion and pedestrian on the site during their scheduled Yes
hazards, timeframes.The food truck court is open for
operation Sunday through Saturday from
8:00 am to 9:00 pm.
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
Regulation Analysis Meets
(v) The proposed site plan is required to The designated food truck court
show the following: proposed location on provides parking and visitor parking for
the property with setbacks from property ingress and egress to the site,along with
lines,ingress/egress on the property, ecology blocks to ensure proper usage of Yes
parking stalls,ADA parking stalls,on-site space and traffic flow.The food truck does
traffic flow,pedestrian access/crosswalks, not propose a drive-thru and no landscaping
and drive-thru stacking,along with is required for each individual food truck.
landscaping screening if needed).
(vi) The proposed use is required to include Restroom facilities,hand washing,and
the following with the application: refuse receptables are provided on-site.The
Snohomish County Health District approval food truck is self-contained for water and
letter,commissary kitchen agreement, grey water.The food truck is required to fill Yes
restroom facility agreement,hand washing water tanks and dispose of grey water
stations,water use,grey water disposal, through the Commissary Kitchen agreement
refuse receptacles,and proof of vehicle with Marysville Kitchen,9414 State Ave STE
registration, H, Marysville,WA.
(vii)The mobile sales and deliveries use A Washington State Business License was
shall obtain a Washington State Business issued on March 31, 2025.The City of
License and City Endorsement License prior Arlington endorsement was issued on
to opening for business. Business licenses February 6,2026. Yes
require annual renewal.
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
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 February 13, 2026. 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 Buzzy Bee Coffee (PJ26-0097) is hereby APPROVED,subject to the
following conditions.
V. CONDITIONS
Administrative Conditional Use Permit:
1. The proposed use shall be in substantial conformance with the approved Administrative
Conditional Use Permit application received February 10, 2026,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.
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097
5. 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.
11. A Certificate of Insurance with the City of Arlington named as Additional Insured shall be on file
with the Community and Economic Development Department for all uses allowed on-site and in
the public right-of-way.The certificate of insurance shall remain in affect effect at all times
while utilizing the food truck court.
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 Monday.March 9. 2026,and the
appeal fee as set by resolution is paid.
Prepared By: Ameresia Lawlis
Date: February 20, 2026
ORDERED THIS ON THE 23rd DAY OF February _ 2026.
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Stephanie Leoso, Owner
Administrative Conditional Use Permit-Site Plan Review
Buzzy Bee Coffee PJ26-0097