HomeMy WebLinkAbout20260423_PJ26-0201_NOD CITY OF ARLINGTON
NOTICE OF DECISION
REECE DEBRIS SORTING FACILITY
ZONING PERIT
The City of Arlington has issued a Notice of Decision for a Zoning Permit as required by Arlington
Municipal Code. The following project has been APPROVED, with the conditions listed in the
attached permit decision.
Project Name: Reece Debris Sorting Facility
Proponent: Lydia Hansen, 2812 Architecture
Project Number: PJ26-020
Description of Proposal: Construction of a new debris sorting facility
Location: 5802 Cemetery Rd
Permit Decision:Approved,with Conditions
Notice of Decision Date: April 23, 2026
End of Appeal Period: May 6, 2026
Zoning Permit Expiration Date: April 22, 2028
Appeals: A Party of Record may file an appeal of this decision within twenty-one (21) or fourteen
(14) calendar days from issuance of this Notice of Decision.Appeals shall be delivered to the City of
Arlington, pursuant the Land Use Petition Act, Chapter 36.70 RCW, by May 6. 2026.
Staff Contact: Ameresia Lawlis,Associate Planner alawlisParlingtonwa.gov 360-403-3432
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
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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
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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.
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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
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