HomeMy WebLinkAboutShes Got Bowls ACUP Decision - signed 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
s
The Amazon =_
Fulfillment Center
food truck parking
is located at _
4620 172nd Street NE
w
r � r .
Administrative Conditional Use Permit-Site Plan Review
She's Got Bowls PJ26-0257
D. Site and Adjacent Zoning/Uses
GL
The Amazon
Fulfillment Center is was
located at
4620 172nd Street NE
M HC= Highway Commercial U
•
M GC=General Commercial
BP=Business Park NN tN fNl/ IN1111111
_
LI= Light Industrial
Mixed Use Overlay
I`
GE
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, 2026.
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 5/27/2026
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 18,2026,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. Lune 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
Shes Got Bowls ACUP Decision
Final Audit Report 2026-05-27
Created: 2026-05-27
By: Ameresia Lawlis(alawlis@arlingtonwa.gov)
Status: Signed
Transaction ID: CBJCHBCAABAAxFxFFL4bnsKmPh11ahDPUrOA8kUTXnTL
"Shes Got Bowls ACUP Decision" History
Document created by Ameresia Lawlis (alawlis@arlingtonwa.gov)
2026-05-27-3:21:14 PM GMT
Document emailed to Amy Rusko (arusko@arlingtonwa.gov)for signature
2026-05-27-3:21:23 PM GMT
Email viewed by Amy Rusko (arusko@arlingtonwa.gov)
2026-05-27-3:26:34 PM GMT
Document e-signed by Amy Rusko (arusko@arlingtonwa.gov)
Signature Date:2026-05-27-3:26:48 PM GMT-Time Source:server-Signature Appearance Selected: IMAGE
Agreement completed.
2026-05-27-3:26:48 PM GMT
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