Loading...
HomeMy WebLinkAbout20260422_PJ26-0201_Decision i Community and Economic Development Planning Division 18204 59th Avenue NE,Arlington, WA 98223 ZONING PERMIT - SITE PLAN REVIEW STAFF REPORT AND PERMIT DECISION GENERAL INFORMATION File Number: PJ26-0201 Project Title: Reece Debris Sorting Facility Owner: Andrew Reece Reece Construction Applicant/Contact: 2812 Architecture, Lydia Hansen Description: Construction of a new debris sorting facility Location: Southeast of 515t Drive and Cemetery Road Intersection Address: 5802 Cemetery Rd Tax Parcel ID: 31051500200700 Lot Size: 8.98 acres/ 391,169 sf Topographical Description: Generally flat Zoning Classification: General Industrial Land Use Designation: General Industrial Proposed Use Classification: Equipment Storage City Approvals Required: Zoning Permit, Civil Permit, Building Permits Date of Decision: April 22, 2026 Decision: APPROVED,with Conditions Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 1 of 15 I. NATURE OF APPLICATION A. Request The applicant is proposing the construction of a new 33,025 SF construction debris sorting facility located within the Cascade Industrial Center.The project site is zoned General Industrial,with primary site access provided via Cemetery Road. The site currently operates as an existing Reece Construction office building, material recycling, and construction equipment storage facility. The proposed facility will be an open-sided roofed structure with a maximum building height of 50'-0". The open-sided configuration has been designed to facilitate the efficient egress of construction debris, heavy equipment, and sorting operations throughout the facility. Site improvements associated with the proposed development include the addition of new asphalt paving to accommodate on-site circulation. No new parking stalls are proposed as part of this project; the existing on-site parking supply will be retained in its current configuration. A new 5-foot Type A landscape buffer is proposed in accordance with applicable zoning and site development standards. B. Project Chronology/Background A formal application for the Zoning Permit was submitted to the Community&Economic Development Department on April 10, 2026. Staff routed the material to City review staff on April 13, 2026. Staff determined that the application was complete on April 16, 2026. C. Site Location/Description A. 1 Subject Site 47, low.. Ilk •P j_ .� Nip- ar f The site is located Southeast of 515t Drive NE and Cemetery Road Intersection Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 2 of 15 D. Site and Adjacent Zoning/Uses Portage Creek Wlldirfe Reserve Subject Site ��roQ �, ff GI-General Industrial F 4 W AF-Aviation Flighffine RLC-Residential,Low Capacity P/SP-Public/Semi-Public Area Zoning Existing Use Subject Site General Industrial Existing Storage Yard North General Industrial Existing Industrial Business &Offices South Airport Flightline Airport East General Industrial Existing Storage Yard West Airport Fli htline Airport 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 Zoning permits are issued under this The applicant submitted a Zoning title only when a review of the application Permit for Site Plan Review.The submitted,including plans contained therein, Community Development Director is indicates that the development will comply with responsible for the permit decision and the provisions of this title if completed as the decision is appealable to the Yes proposed.All development shall occur strictly in Hearing Examiner. accordance with such approved plans and applications. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 3 of 15 Regulation Analysis Meets 20.16.110 Who May Submit Permit The owner of the property,Andy Reece Applications approved the zoning permit application (a)Applications for zoning will be accepted for site plan review that was submitted to only from persons having the legal authority the city. to take action in accordance with the permit or the subdivision plat approval. By way of Yes illustration,in general this means that 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 owner,Andrew Reece of Reece Applicant.The applicant for each land use Construction,has designated Lydia permit shall designate an official Hansen of 2812 Architecture,as the Yes representative,which may be himself,to official representative for the subject receive all correspondence,determinations, permit. and notices regarding the application. 20.16.130 Staff Consultation Before Formal The City held a General Information Application.To minimize development Meeting with the project applicant on planning costs,avoid misunderstanding or November 9,2023. 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 Community and Economic misinterpretations,and ensure compliance Development Department and with the requirements of this title,a submittal submitted the application on April 10) Yes intake appointment is required between the 2026. developer and the Community Development staff as provided in this section. 20.16.150 Vesting of Permits. The proposed application for Reece (1) Land use permit applications shall be Debris Recycling Facility site plan review considered vested on the date that an vested on April 16, 2026,with the application is deemed complete pursuant to issuance of the complete application.The 20.16.205 and applications shall be processed required impact fees for the proposal do under the land use regulations in effect on not vest with the project and the fee in that date. However,subsequent permits on place at the time of payment is the Yes the same property are not vested on this date. amount due. (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. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 4of15 Regulation Analysis Meets 20.16.200 Applications to Be Complete. The applicant submitted a complete (a)All applications for zoning,special use, application for Reece Debris Recycling conditional use,or sign permits must be Facility zoning permit. Yes complete before the permit-issuing authority is required to consider the application. 20.16.205 Complete Application.Within 28 The application was submitted on April days of after receiving the permit application, 10,2026.The City issued a Notice of the Community Development Director shall Complete Application on April 16, 2026 mail or provide in person a written within the 28-day timeframe. determination to the applicant,stating either: Yes 1.That the application is complete; or, 2.That the application is incomplete and what is necessary to make the application complete. 20.16.215 Distribution of Application.Upon The application was routed to all receipt of a zoning,special use or conditional effected city departments on April 13, use permit application,the Planning Official 2026. shall,in addition to all interested City Department,send a copy of the application to Yes the authorities and agencies reviewing or furnishing water,fire, school,and sanitary sewer service to the proposed project. 20.16.220 Zoning Permits. (a)A completed The zoning permit was submitted to application form for a zoning permit shall be city staff on April 10,2026.The submitted to the community and economic project was reviewed for compliance Yes development director by filing a copy of the with the Arlington Municipal Code. application with the planning department. 20.16.270 Time Limitations for Permit The proposed zoning permit was Processing. (a) The City shall issue its notice reviewed and issued within the 65 day of final decision on a permit application timeframe per the following dates: within 65 days after the Community and Action Date Economic Development Director notifies the Date of Application 4-10-2026 applicant that the application is complete,as Notice of Complete provided in 20.16.205. In determining the Application 4-16-2026 Yes number of days that have elapsed,the Decision 4-22-2026 following periods shall be excluded: (1)Any Total Process Days: 6 Days period during which the applicant has been requested to correct plans,perform required studies, or provide additional required information. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 5of15 Regulation Analysis Meets Chapter 20.36 AMC,Zoning Districts and Zoning Map 20.36.030 The General Industrial (GI) and The subject property for the proposed Light Industrial (LI) districts are hereby zoning permit is zoned General established primarily to accommodate Industrial.The proposed building will enterprises engaged in the manufacturing, provide a covered structure for existing processing, creating, repairing,renovating, material recycling onsite within the painting, cleaning, or assembling of goods, General Industrial district. merchandise,or equipment.The performance standards set forth in Chapter 20.44 place limitations on the characteristics of uses located in these districts.The Light Industrial district is distinguished from the General Yes Industrial district in that the Light Industrial district is intended to be a cleaner,more business park-like area,whereas the General Industrial district allows more resource-based manufacturing has a greater tolerance of the nuisances that typically accompany such manufacturing. Furthermore,the limitations in the Light Industrial district are more restrictive than those in the General Industrial district. Chapter 20.38 AMC,Airport Protection District 20.38.080 Performance Standards and The property is located under Subdistrict Miscellaneous Restrictions. Restrictions of the A (RPZ).The applicant has an existing following zones are required of all business on the site and an Avigation development under the Airport Protection Easement on file with the Arlington District Boundaries: Municipal Airport. Yes (a) Subdistrict A (b) Subdistrict B (c) Subdistrict A, B,and C (d) Subdistrict A, B, C,and D Chapter 20.40.140 Industrial Zones Permissible Use Table Use LI 1,2,3 GI 1,2,3 Solid Waste Recycling Center14 ZS • ZS=Zoning or Special Use Permit(Zoning=Less than 4 acres and Special Use=4 acres or more) 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 14 Subject to Section 20.44.010-Solid Waste,Quarrying,Mining,and Similar Uses Chapter 20.44 AMC,Supplemental Uses 20.44.010 Solid Waste, Quarrying,Mining and This is an existing use on the site and the Similar Uses proposal Yes (a)All permits for this use shall be subject to this section. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 6 of 15 Regulation Analysis Meets Chapter 20.46 AMC,Design 20.46.010 (a) Conformance with Design The proposed building of this Land use Standards. Structures within the following permit is not fronting or visible from any zones are subject to the relevant design public streets.Thus, design review is not standards adopted in this chapter. No building applicable to this project. or land use permit shall be issued for structures or uses that do not conform to the Yes applicable standards. (1) Zones (I) General Industrial (those sides of buildings fronting on and noticeably visible from public streets only) 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 General Industrial zone and complies sign may be located on any lot closer to any lot with the following regulations. Yes line than is authorized in Table 20.48-1 Density and Dimensional Standards for the General Industrial zone. Table 20.48-1 Density and Dimensional Standards General Industrial Project Area Minimum Lot Size: 10,000 sf 170,300sf Yes Minimum Lot Width: 70 ft N/A Yes Non-Arterial Building Setback: 25 ft N/A Yes Lot Line Building Setback: 5 ft 20'&29' Yes Building Height: 50 ft >50' Yes Maximum Lot Coverage: 100% >20% Yes *Note:This is a new building on a developed site to cover an existing use. Chapter 20.56 AMC,Streets and Sidewalks 20.56.030 Access to Lots. Every lot shall have The proposed site has two existing main access to it that is sufficient to afford a access points to the property from reasonable means of ingress and egress for Cemetery Rd.These access points are not emergency vehicles as well as for all those proposed to change. likely to need or desire access to the property Yes in its intended use.Access includes vehicular, pedestrian,bicycle,and other common forms of transportation. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 7 of 15 Regulation Analysis Meets Chapter 20.60 AMC,Utilities 20.60.300 Water Supply System Required. The proposed project shall connect to the Every principal use and every lot within a City of Arlington water.The construction subdivision shall be served by a water supply of utilities will take place after Civil system that is adequate to accommodate the Permit approval and shall meet all Yes reasonable needs of such use or subdivision requirements of the Public Works lot and that complies with all applicable Construction Standards and health regulations. Specifications. 20.60.410 Excessive Illumination.Lighting Any new lighting on the site is required within any lot that unnecessarily illuminates to be down-shielded lighting so that it any other lot or public right-of-way and illuminates the site but does not shine Yes substantially interferes with the use or onto neighboring properties or public enjoyment of such other lot or public right-of- rights-of-way. way is prohibited. 20.60.450 Underground Utilities.All existing, All proposed utilities on the site shall be extended,new electrical power lines, located underground. telephone,gas distribution,cable television, and other communication and utility lines shall be placed underground in accordance Yes with the specifications 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 The proposed project is located within Required. the General Industrial zone and the (a)All developments in all zoning districts proposed use is an additional building to shall provide a sufficient number of parking an existing industrial business.All spaces to accommodate the number of required parking spaces have been met vehicles that ordinarily are likely to be for this use. Yes attracted to the development in question. Existing Uses Parking Space 1 space per 4 employees on minimum shift Requirements: 34 Current Spaces On Site:40 Proposed Use: 1 space (2 employees) Chapter 20.76 AMC,Screening and Trees 20.76.020 General Screening Standard. The project is in the general industrial Developments shall provide sufficient zone.This property is abutting other screening so that: industrial zoned properties and the 1. Neighboring properties are shielded from proposed project has provided Type A any adverse external effects of that screening along the eastern and southern Yes development. property lines to provide additional 2.The development is shielded from the shielding for neighboring properties. negative impacts of adjacent uses such as streets and railroads. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 8of15 Regulation Analysis Meets 20.76.030 Compliance with Screening The proposed project has provided Type Standard.The table set forth in 20.76.050,in A screening along the eastern and conjunction with the explanations in southern property lines where the new 20.76.040 concerning the types of screens, building will be close in proximity to establishes screening requirements that other properties. Yes presumptively satisfy the 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. Table 20.76-1 Screening Requirements Use Frontage Landscaping Side and Rear Property Lines Solid Waste Rec clip Center Type A Type A-All Other Neighboring Properties Chapter 20.90 AMC,Concurrency&Impact Fees 20.90.032 Interlocal Agreements Allowed. Pursuant to state law,the council may enter No Snohomish County Traffic Impact Fees into an interlocal agreement with any were requested or required. jurisdiction that requires reciprocal traffic No WSDOT Traffic Impact Fees were Yes mitigation for extraterritorial impacts to one another's transportation systems. requested or required. 1. Snohomish County 2. WSDOT 20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic Impact Development Activity.All development Analysis prepared by Kimley Horn in projects within the City shall be assessed a February 2026.The traffic analysis transportation impact fee,at the rate of concluded that the proposed use would $3,355.00,based on peak p.m.trips,as produce 16 new PM peak-hour trips.The Yes computed in accordance with the most applicant shall pay City Traffic Impact current edition of the Institute of Fees for 16 trip. Transportation Engineers Trip Generation Manual,as applied to the City's transportation element of the adopted Comprehensive Plan. 20.90.045 Imposition of Impact Fees on The applicant provided a Traffic Impact Cascade Industrial Center Development Analysis prepared by Kimley Horn in Activity February 2026.The traffic analysis (a)All development projects within the concluded that the proposed use would Cascade Industrial Center shall be assessed an produce 16 new PM peak-hour trips.The additional transportation impact fee,at the applicant shall pay CIC Traffic Impact Fees Yes rate of$5,841.39,based on peak p.m.trips,as for 16 trip. computed in accordance with the most current edition of the Institute of Transportation Engineers Trip Generation Manual,as applied to the City's transportation element of the adopted Comprehensive Plan. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 9 of 15 Regulation Analysis Meets Chapter 20.98 AMC,State Environmental Policy Act(SEPA) 20.98.110 (d) Environmental Checklist. For Under WAC 197-11-164 and WAC 197-11- projects submitted as planned actions under 315 the City of Arlington has adopted a WAC 197-11-164,the City shall use its modified environmental checklist through existing environmental checklist form or may Ordinance 2021-002 for projects that are modify the environmental checklist form as located within the Cascade Industrial provided in WAC 197-11-315.The modified Center. Yes checklist form may be prepared and adopted along with or as part of a planned action The applicant has provided the modified ordinance. environmental checklist and the city has approved the proposed project per the requirements of the checklist. Chapter 13.28 AMC,Stormwater 13.28.070 Applicability of the Utility.The The proposed project is subject to meeting following actions or applications for the the required stormwater regulations for following permit and/or approvals will the site.A Site Civil Permit shall be require submittal for approval by the utility: required for stormwater improvements. site plans, design drawings,and operations The approval of the stormwater system and maintenance plans.Submittals shall be takes place during this review process.All consistent with the provisions of this Code, stormwater systems shall comply with the Yes and shall comply with the stormwater manual City of Arlington Public Works Standards and engineering standards: and Specifications and the most recent (8) Commercial, Industrial, or Multi-Family Department of Ecology Stormwater Site Plan Approval Manual for Western Washington.This has been added as a permit condition. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 10 of 15 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 she 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 (a) 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 permissible uses. above zoning map and permissible use Yes table. (b) The application is incomplete. The application for the subject site plan review was deemed complete on April 16, Yes 2026. (c) 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. (d) 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,and the Arlington Comprehensive Plan,and Transportation Municipal Code. 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 Reece Debris Sorting Facility (PJ26-0168) is hereby APPROVED, subject to the following conditions. V. CONDITIONS Zoning Permit: 1. All development shall be in substantial conformance with the approved site plan received on April 10, 2026 subject to any conditions or modifications that may be required as part of the permit review. 2. 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. 3. The applicant shall comply with all permits and conditions thereof from the City of Arlington and other government agencies with jurisdiction. 4. No permits and/or construction pursuant to the Zoning Permit shall begin or be authorized until 14 days from the date of the decision. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 11 of 15 S. The developer shall meet all local, state, or federal code requirements.Attached is a list of code requirements that are specifically called to the developer's attention. It is in no way intended to be a complete list of code requirements,but a general checklist of major steps and issues. Please refer to the Arlington Municipal Code for a complete list of code requirements for your project type. Site Civil Permit: 6. A Site Civil construction permit shall be applied for and approved prior to any land disturbance on the subject property. 7. 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, either required or voluntarily provided. 8. The developer 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. 9. 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 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: 10. A building permit application shall be reviewed and approved prior to building construction on the site. 11. All building permits shall meet the most current edition of the International Building Code. Other: 12. Construction hours of operations are limited to 7:00 am to 7:00 pm Monday through Saturday. No construction activity or use of heavy equipment may occur on Sundays or holidays observed by the city. 13. All contractors working on the subject site shall obtain a City of Arlington Business License through the Washington State Department of Licensing. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 12 of 15 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 May 6. 2026,and the appeal fee as set by resolution is paid. Prepared by:Ameresia Lawlis,Associate Planner Date:April 21, 2026 ORDERED THIS ON THE 22nd DAY OF April 2026 Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: Lydia Hansen- 2812 Architecture Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 13 of 15 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. Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 14 of 15 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.) Zoning Permit-Site Plan Review Reece Debris Sorting Facility-PJ26-0201 Page 15 of 15