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HomeMy WebLinkAbout20260527_PJ26-0257_ACUPDecision 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: PJ26-0257 Project Title: She's Got Bowls Owner/Applicant: Susan Jensen Contact: Susan Jensen 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: May 27, 2026 Decision: APPROVED,with Conditions Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257 I. NATURE OF APPLICATION A. Request The applicant is proposing to operate at the Amazon Fulfillment Center located at 5002 172nd Street NE. Specific operating hours will be scheduled with the Amazon Fulfillment Center for no more than 4 hours at a time. Parking will be located north of the fulfillment center, in the first row of parking stalls across from the building entrance as shown on Amazon Site Agreement. Designated pedestrian crosswalks throughout the parking area provide safe pedestrian access and circulation. 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 May 19, 2026. C. Site Location/Description The Amazon Fulfillment Center food truck parking is located at 4620 172nd Street NE r 1 � Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257 D. Site and Adjacent Zoning/Uses c'C The Amazon Fulfillment Center is located at 4620 172nd Street NE HC= Highway Commercial U _ • M GC=General Commercial BP= Business Park I NM it, 10 IF LI= Light Industrial Mixed Use Overlay GC 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 She's Got Bowls PJ26-0257 Regulation Analysis Meets 20.16.110 Who May Submit Permit Applications. The owner,Susan Jensen,submitted (a)Applications for Administrative Conditional Use the application for She's Got Bowls. 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,Susan Jensen,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 May 26, 2026,and thus vested to considered vested on the date that an application is the code at that time for the deemed complete pursuant to 20.16.205 and 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 May 26, 2026. 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 was issued on May 26, 2 02 6. Zoning,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 they intend to submit,and that the application represents precisely and completely what they propose to do. Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257 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 May 26, Use Permit application,the Planning Official shall, in 2026 addition to all interested City Departments,send a 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 65 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 5/19/2026 Yes the number of days that have elapsed,the following periods shall be excluded: Notice li Complete A 5/26/2026 Decision(1)Any period during which the applicant has been ision requested to correct plans,perform required 5/z7/zo26 studies,or provide additional required information. 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 where Mobile Sales accommodate enterprises engaged in the and Delivery are an allowed use. manufacturing,processing, creating,repairing, renovating,painting,cleaning,or assembling of Yes 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 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 LI1,2,3 G11,2,3 Retail Trade- Outside Storage of Goods and Display Allowed Mobile Sales and Delivery 4,13 1ACUP T 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 She's Got Bowls PJ26-0257 Regulation Analysis Meets 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 Light Industrial zone 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 primary use onsite is a Warehouse.The as an accessory use to a primary use on a proposed food truck is temporary and specific parcel.The mobile sales and intended as an accessory use. deliveries use shall not be a standalone use 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 an application for requirements for an administrative an Administrative Conditional Use Permit. conditional use permit The Community and Economic Development will be reviewed and approved by the Director is responsible for the permit Yes 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 the city 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.All food trucks onsite Yes hazards, are required to follow the previously approved site plan for the Amazon Facility. (v) The proposed site plan is required to Site plan provided shows parking,ingress show the following: proposed location on and egress to the site,and safe pedestrian the property with setbacks from property access. lines,ingress/egress on the property, parking stalls,ADA parking stalls,on-site Yes traffic flow,pedestrian access/crosswalks, and drive-thru stacking,along with landscaping screening if needed). (vi) The proposed use is required to include A facilities agreement was provided,signed the following with the application: by the property owner,stating the Snohomish County Health District approval employees of the mobile business may use letter,commissary kitchen agreement, their facilities while onsite. restroom facility agreement,hand washing Yes A commissary kitchen agreement was stations,water use,grey water disposal, provided and signed by the property owner. refuse receptacles,and proof of vehicle registration, Vehicle registration was confirmed. (vii)The mobile sales and deliveries use A Washington State Business License was shall obtain a Washington State Business issued on May 18,2 02 6,with a City of License and City Endorsement License prior Arlington Endorsement. Yes to opening for business. Business licenses require annual renewal. Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257 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 unless she 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 May 26, 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 She's Got Bowls (PJ26-0257) 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 May 19, 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 plan 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. Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257 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 Wednesday, iune 10, 2026 and the appeal fee as set by resolution is paid. Prepared By:Ameresia Lawlis Date: May 26, 2026 ORDERED THIS ON THE 27 DAY OF May 2026. Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: Susan Jensen Administrative Conditional Use Permit-Site Plan Review She's Got Bowls PJ26-0257