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HomeMy WebLinkAboutUpdated Taco Bell Decision - signed i Community and Economic Development Planning Division 18204 59th Avenue NE,Arlington,WA 98223 ZONING PERMIT - SITE PLAN REVIEW ADMINISTRATIVE DESIGN REVIEW STAFF REPORT AND PERMIT DECISION GENERAL INFORMATION File Number: PJ26-0017/PJ26-0025 Project Title: Taco Bell Owner: Dean A Jensen Apple Rentals, LLC Applicant/Contact: Fletcher Boll, Northwest Restaurants,Inc Description: Drive-thru Restaurant Location: North of 204th St NE between Olympic PI&79th Dr Tax Parcel ID: 00847300000200 Lot Size: 0.63 acres /27,645sf Topographical Description: Generally flat Zoning Classification: General Commercial/Mixed-Use Overlay Land Use Designation: General Commercial/ Mixed-Use Overlay Proposed Use Classification: Restaurant; Drive-thru Service City Approvals Required: Zoning Permit,Design Review, Civil Permit, Building Permits Date of Decision: March 26, 2026 Decision: APPROVED,with Conditions Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 1 of 23 I. NATURE OF APPLICATION A. Request The applicant is proposing to construction a 2,240 square foot restaurant with a single drive-thru lane. The site is located north of 204th St NE between Olympic PI NE&79th Dr,NE in the General Commercial (GC) zone and in Airport Protection District C.The project site is located on one parcel located between two existing commercial stores. Grading will include site preparation for hardscapes, landscaping, the building, and retaining walls. Approximate quantities of grading activities are 1,500 cubic yards of cut and fill, with a total affected area of 0.66 acres. Site improvements will include two (2) accessible parking stalls,and nineteen (19) parking stalls,along with landscaping elements that include trees, shrubs, grasses, and groundcovers to increase plant diversity and habitat throughout the entire site. The proposal will use the existing shared access driveway to 2041h St NE as well as the shared access easement along the north side of the property. The building will be primarily fiber cement siding with integral color. A parapet tower element with panels designed to imitate wood will face the southwest corner of the site. Canopies are intended to provide both articulation as well as a sense of pedestrian scale on all sides of the building while also providing protection from the elements for both pedestrian access and vehicular service. The main pedestrian access points to the building will face the parking lot with a pedestrian walkway to 2041h St NE and the primary road along the south. Each pedestrian entrance provides large windows and additional design features to provide a clear entrance. B. Project Chronology/Background A formal application for the Zoning Permit and Design Review was submitted to the Community & Economic Development Department on January 16, 2026, and staff routed the material to City review staff.Staff determined that the application was incomplete on January 23,2026.The applicant submitted additional documents on January 26, 2026, and staff routed the material to City review staff. Staff determined that the application was complete on January 28,2026.Additional submittals were received on March 17,2026 and March 25,2026 and routed to city review staff.A Notice of Application and SEPA Determination of Non-significance was issued on April 5, 2026. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 2 of 23 C. Site Location/Description ' 14 The site is located north of F - •, i. - 1 204th St NE,west of 79th Dr NE 204th:'St NE �. . _ ; _ _ � L 2 I S Z ..A._ A.- D. Site and Adjacent Zoning/Uses 20512 20511 20505 20503 GC Subject Site 76, .7gr-�,,, ZS15 20330 20318 203r3 20312 20315 7530 20304 20 20305 20300 `0227 20301 GC-General Commercial CC-Commercial Corridor MXD-Mixed Use Overlay RHC-Residential High Capacity Area Zoning Existing Use Subject Site General Commercial with Mixed-Use Overlay Vacant North General Commercial with Mixed-Use Overlay Mixed Use South General Commercial with Mixed-Use Overlay Retail East General Commercial with Mixed-Use Overlay Retail Business and Residential High Capacity West General Commercial with Mixed-Use Overlay Commercial Business/Single and Residential Low Capacity Family Residence Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 3 of 23 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 Analysis Meets Chapter 20.16 AMC,Permits and Final Plat Approval 20.16.100 (b) Zoning Permits are issued under The applicant submitted a zoning this title only when a review of the application permit for site plan review.The submitted,including plans contained therein, Community&Economic Development indicates that the development will comply with Department is responsible for the Yes the provisions of this title if completed as permit decision and the decision is proposed.All development shall occur strictly in appealable to the Hearing Examiner. accordance with such approved plans and applications. 20.16.110 Who May Submit Permit Applications. The owners of the property,Jensen (a)Applications for zoning will be accepted only Dean,and Apple Builders,LLC from persons having the legal authority to take approved the zoning permit application action in accordance with the permit or the for site plan review that was submitted subdivision plat approval.By way of illustration, to the city. in general this means that applications should be Yes 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 owners,Dean Jensen and Apple Applicant.The applicant for each land use permit Rentals,have designated Fletcher Boll shall designate an official representative,which of Northwest Restaurants,LLC,as the Yes may be himself,to receive all correspondence, official representative for the subject determinations,and notices regarding the permit. application. 20.16.130 Staff Consultation Before Formal The City held a General Information Application.To minimize development planning Meeting with the project applicant on costs,avoid misunderstanding or October 1,2025. misinterpretation,and ensure compliance with Yes the requirements of this title,a general 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 misinterpretations, Community and Economic and ensure compliance with the requirements of Development Department and this title,a submittal intake appointment is submitted the application on January Yes required between the developer and the 16, 2026. Community Development staff as provided in this section. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 4 of 23 Regulation Analysis Meets 20.16.150 Vesting of Permits. The proposed application for Taco Bell (1) Land use permit applications shall be site plan review vested on January 28, considered vested on the date that an application 2026 with the issuance of the complete is deemed complete pursuant to 20.16.205 and application.The required impact fees applications shall be processed under the land for the proposal do not vest with the use regulations in effect on that date. However, project and the fee in place at the time subsequent permits on the same property are of payment is the amount due. Yes not vested on this date. (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. 20.16.160 Processing Multiple Permits. The applicant has submitted a Zoning (a)Whenever a proposed project requires more Permit and Design Review for Taco than one permit,multiple permits,by this title, Bell. Both applications have gone the entire application will be linked and through the entire process following Yes processed simultaneously using the process the Zoning Permit requirements. specified for the permit requiring the highest degree of review and decision-making. 20.16.200 Applications to Be Complete. The applicant submitted a complete (a)All applications for zoning,special use, application for Taco Bell zoning permit. conditional use,or sign permits must be Yes complete before the permit-issuing authority is required to consider the application. 20.16.205 (c) Complete Application.Within 28 The application was submitted on days of receiving the permit application,the January 16, 2026.The City issued a Community Development Director shall mail or Notice of Incomplete Application on Yes provide in person a written determination to the January 23, 2026.The Notice was applicant. issued within the 28-day timeframe. 20.16.205 (g)Within fourteen (14) days after an The applicant submitted the required applicant has submitted to the Community and documents and made payment on Economic Development Director the additional January 26, 2026.The City issued a information identified as being necessary for a Notice of Complete Application on Yes complete application,the Community and January 28, 2026.The Notice was Economic Development Director shall notify the issued within the 14-day timeline. applicant whether the application is complete or what additional information is necessary 20.16.215 Distribution of Application.Upon The application was routed to all receipt of a zoning,special use or conditional use effected city departments on January permit application,the Planning Official shall,in 16, 2026,January 26,2026, March 17, addition to all interested City Department,send a 2026 and March 25,2026. Yes copy of the application to the authorities and agencies reviewing or furnishing water,fire, school,and sanitary sewer service to the proposed project. 20.16.220 Zoning Permits. (a)A completed The zoning permit was submitted to application form for a zoning permit shall be city staff on January 16,2026.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. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 5 of 23 Regulation Analysis Meets 20.16.270 Time Limitations for Permit The proposed zoning permit was Processing. (a) The City shall issue its notice of reviewed and issued within the 65 day final decision on a permit application within 120 timeframe per the following dates: days after the Community and Economic Development Director notifies the applicant that Action Date the application is complete,as provided in Date of Application 1-16-2026 20.16.205.In determining the number of days that have elapsed,the following periods shall be Notice of Incomplete 1-23-2026 Application excluded: NOICA Resubmittal 1-26-2026 Yes (1)Any period during which the applicant has Notice of Complete been requested to correct plans,perform Application 1 28 2026 required studies,or provide additional required Review Comments 1-28-2026 information. 1st Resubmittal 3-17-2026 2°d Review Comments 3-24-2026 2°d Resubmittal 3-25-2026 Decision 3-26-2026 Total Process Days: 8 Days Chapter 20.36 AMC,Zoning Districts and Zoning Ma 20.36.020 Commercial Districts Established. The subject property for the proposed (e) The highway commercial (HC) zone is zoning permit is zoned General established to accommodate the widest range of Commercial with Mixed-Use Overlay. commercial activities.Uses allowed here include The proposal does not include Yes those allowed in other commercial districts,but residential uses,the proposed also those that require highway access or that restaurant is to follow the General should be separated from residential uses. Commercial zone requirements. Chapter 20.38 AMC,Airport Protection District 20.38.060 Airport Protection District The property is located under Boundaries. Subdistrict C. (a)Airport Protection Subdistrict A (b)Airport Protection Subdistrict B Yes (c)Airport Protection Subdistrict C (d)Airport Protection Subdistrict D 20.38.090 Notice to Future Owners. In order to The applicant is required to submit and mitigate impacts to the Arlington Airport,and to record an avigation easement with the provide notice to future property owners,all Arlington Municipal Airport prior to property owners within the Airport Protection final occupancy of the building permit. Subdistricts A,B,and C seeking a land use or building permit or undertaking substantial reconstruction shall dedicate an avigation Yes easement over their property to the City of Arlington.The language of the easement and notice shall be as provided by the airport,as approved by the city attorney and recorded with Snohomish County. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 6 of 23 Regulation Analysis Meets Chapter 20.40 AMC,Permissible Uses 20.40.010 Table of Permissible Uses.The Tables The proposed Drive-thru restaurant is of Permissible Uses sets forth the permissible an allowed use per the permissible use uses within the respective zoning classifications table within the General Commercial in the city,subject to other applicable provisions zone, as shown below,with a zoning in this title. It should be read in close conjunction permit. Yes with the definitions of terms set forth in section 20.08 and the other interpretative provisions set forth in this article. Chapter 20.40.130 Commercial and Mixed-Use Zones Permissible Use Table Use NC OTBD-1 OTBD-2 OTBD-3 GC CC HC Carry-Out and Delivery Service; Drive-Thru Service; Service or ZS ZS ZS ZS ZS Consumption Outside Fully Enclosed Building Service or Consumption Inside or Outside Fully Enclosed ZS ZS ZS ZS ZS ZS Building • ZS=Zoning or Special Use Permit(Zoning=Less than 4 acres and Special Use=4 acres or more) Chapter 20.46 AMC,Design 20.46.010 (a) Conformance with Design Standards. The Design Review application was Structures within the following zones are subject submitted to the city and is reviewed to the relevant design standards adopted in this concurrently with the Zoning Permit. chapter. No building or land use permit shall be The design of this structure is in issued for structures or uses that do not conform compliance with the design Yes to the applicable standards. regulations listed within the (1) Zones Development Design Standards. (e) General Commercial 20.46.060 Drive-Thru Windows The proposed configuration provides (a)All drive-through windows and their driveways the maximum screening from the shall be designed to not pose a hazard to public right-of-way with the drive- pedestrians or other vehicles. In particular, thru ordering kiosk and queue on the driveways and approaches to drive-through backside of the building.The drive- windows shall be designed to minimize the thru window will not be visible from crossing of pedestrian-ways or vehicular-ways, the street. Locating the drive through except to cross a public sidewalk adjacent to a queue lane behind the building hides public right-of-way.Where drive-through the cars from the street supporting driveways and approaches cross pedestrian-ways, pedestrian connection to 204th NE. the pedestrian-way shall be clearly demarcated. (b)All drive-through windows and their driveways shall be screened so as to minimize visual impacts from public rights-of-way. Development Design Standards 1.1 Street Character and Liveliness—Inhabited Landscaping, windows, lighting and Yes Streets doors provided facing the primary road. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 7 of 23 Regulation Analysis Meets 2.1 Pedestrian Environment-Access to Buildings Covered entry element at the east from the Street entrance and storefront entrance on Yes the south facade are clearly visible from the street. 2.2 Pedestrian Environment-Screening Blank 60%of south facade is 7-foot-high Walls and Retaining Walls storefront glazing. 2'x 7'-6" composite wall panels in a stack bond pattern enhance the north facade. Corporate Yes murals with frames applied to both east and west walls.Varying materials are provided on all facades. 2.3 Pedestrian Environment-Service Element Landscaping provided in front of Screening CMU screen wall around trash enclosure and faces away from the right-of-way.Utility meters to be Yes oriented away from the frontage. Gutters and downspouts to be inte rated into the design. 2.4 Pedestrian Environment-Screening Parking Landscaping provided to screen Lots parking,where located near the Yes ublic ri ht-of-way. 2.5 Pedestrian Environment-Screening Parking Not applicable,no parking garages Yes Garages are proposed. 2.6 Pedestrian Environment-Parking Garage Consolidated entry is utilized.An Entries and Driveways easement is provided with the Yes proper t owner to the west. 2.7 Pedestrian Environment-Lighting Design Architectural accent light applied to all facades. Condition of pedestrian Yes scale li tin to be added. 3.1 Landscape Design- Continuity Along the Street Landscaping proposed includes street trees every 30'within the city right- Yes of-way. 3.2 Landscape Design- Parking Lots Interior landscape areas provide throughout the parking area. Yes Irri ation is proposed as well. 4.1 Transition Between Occupied Spaces and Street This proposal does not include Yes - Buffering Private Space residential units. 5.1 Neighborhood Character-Creating Streetscape The front fagade is approximately the Capability same distance from the right-of-way Yes as the neighboring buildings. 5.2 Neighborhood Character-Orienting the The main entrance to the building is Building to the Street prominent and covered. Design includes vertical tower element on the southwest corner of the south facade, covered pedestrian entry element and varying materials on the Yes east facade,varying materials and corporate murals and frame on the east and west facades. Horizontal canopies are provided over all storefronts. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 8 of 23 Regulation Analysis Meets 5.3 Neighborhood Character-Compatibility within Not applicable,proposal is not within Yes Emerging Centers an Emerging Center. 6.1 Adjacent Properties - Retaining Privacy and The proposed building's siting does Solar Access not impact the use of adjacent Yes ro erties. 6.2 Adjacent Properties -Parking Adjacent to The proposed building's siting does Residences not impact the use of adjacent Yes ro erties. 7.1 Siting-Creating Usable Open Space Not applicable,this proposal does not Yes include multi-family residential units. 7.2 Siting-Siting Parking Areas The existing parcel shares a curb cut with the neighbor to the west.The new restaurant is being built to maximize its prominence to 204th Street NE and minimize the vehicle Yes circulation required for parking on the side and access to the drive through at the rear. Parking is located to the east and screened. 7.3 Siting-Siting Service Elements Trash enclosure faces away from the right-of-way. Utility meters to be oriented away from the frontage. Yes Gutters and downspouts to be inte rated into the design. 8.1 Transit Facilitation- Integrating Transit into Crosswalks and sidewalks are Site Planning provided from the building entrance to the nearest transit stop.No transit Yes stops are located on adjacent right-of- way. 8.2 Transit Facilitation-Pedestrian Circulation to Not applicable,no multi-family Multi-Family Complexes complex is proposed with this Yes development. 9.1 Architectural Character-Consideration of Site Ground level restaurant is proposed, Conditions which provides easy access for Yes pedestrians and is consistent with the neighboring developments. 9.2 Architectural Character-Unifying Design Design elements from nearby newer Yes Concept developments included. 9.3 Architectural Character-Compatibility with Architecture within this area is Neighbors poorly defined,however the proposed restaurant provides similar Yes design concepts to other newer developments nearby. 10.1 Character and Massing-Articulation and Total length on east and west facades Modulation is 72 feet.The building is to human scale without modulation,but we have added a covered entry element on the east facade to both define the Yes main entry and provide building modulation.The north and south facade length is 28 feet. Building height is 20 feet. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 9 of 23 Regulation Analysis Meets 10.2 Character and Massing-Architectural Scale The proposed development is of a similar height to the neighboring Yes developments. 10.3 Character and Massing- Rooflines 8-inch cornice provided at the top of walls. Building parapet walls screen Yes roof top mechanical units. 11.1 Architectural Elements- Human Scale Covered entry that projects from the facade over main pedestrian walkway. Human scale storefronts, Yes wall materials with human scale patterns. Storefront glazing with horizontal mullions over knee walls. 11.2 Architectural Elements- Building Features All facades have a combination of composite wall panels with proportioned reveals,horizontal Yes siding with a rough sawn texture and anodized aluminum storefronts with horizontal canopies. 11.3 Architectural Elements- Entries The principal entrance is visible from the street and directly connected by sidewalk to the right of way. Yes Covered entry that projects over the main walkway.Wall sconce lighting rovided. 12.1 Exterior Finish Materials-Appropriate All facades have a combination of Materials composite wall panels with proportioned reveals,horizontal siding with a rough sawn texture and anodized aluminum storefronts with Yes horizontal canopies. Proposed siding is 7 Inch wide with a rough sawn texture.Trash enclosure walls to be ainted s lit-face CMU. 13. Parking Garages No parking garages are proposed Yes with this development. 14. Mixed-Use Buildings This proposal does not include Yes mixed-use. 15. Old Town Business District This proposal is not within the Old Yes Town Business District. Chapter 20.48 AMC,Density and Dimensional Re ulations 20.48.040 Building Setback Requirements. No The proposed project is within the portion of any building or any freestanding sign general commercial zone and may be located on any lot closer to any lot line than complies with the below regulations. Yes is authorized in Table 20.48-1 Density and Dimensional Standards for the general industrial zone. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 10 of 23 Regulation Analysis Meets 20.48.042 Sight Visibility Areas at Intersections.At The proposed project's main access the intersection of two streets,either public or to the site is from 204th Street NE. private,no structure,sign,vegetation,or anything There is also access to the site on the else that obscures sight shall exceed 30 inches in southeast through a new shared Yes height in the area described by a triangle having private access from 77th Avenue NE. two 25-foot legs along the curb faces of the streets The site plan shows that the from the streets'point of intersection,and a improvements will not obscure sight diagonal line connecting the ends of these lines. at any entrance or exit from the site. Table 20.48-1 Density and Dimensional Standards Minimum Lot Size: 0 square feet 27,645 sf Yes Minimum Lot Width: 70 feet 125+ft Yes Front Lot Boundary Line: 25 feet 61 ft Yes Rear Lot Boundary Line-Primary: 20 feet 59 ft Accessory: 5 feet Yes Side Lot Line or Alley Building Setback: 5 feet 17.5 ft- 72.1 ft Yes Building Height Limitation: 45 feet 23 ft Yes Maximum Lot Coverage: 100% 8%Total Impervious Yes Chapter 20.56 AMC,Streets and Sidewalks 20.56.030 Access to Lots. Every lot shall have The proposed project provides one access to it that is sufficient to afford a reasonable driveway access point 204th Street means of ingress and egress for emergency NE.This driveway access provides a vehicles as well as for all those likely to need or public means of ingress and egress desire access to the property in its intended use. for emergency vehicles,passenger Yes Access includes vehicular,pedestrian,bicycle,and vehicles,pedestrian,and bicycle other common forms of transportation. transportation.There is also access to north of the site through a new shared rivate access. 20.56.050 Entrances to Streets. (a)All driveway The proposed project provides one entrances and other openings onto streets within main driveway access point to the the city's planning jurisdiction shall be constructed building lot,along with a secondary so that: private drive access to the north and 1.Vehicles can enter and exit from the lot in internal private drive aisles that have question without posing any substantial danger to access to the site.The proposed themselves,pedestrians,or vehicles traveling in project complies with the following abutting streets,and City of Arlington Standards and 2.Interference with the free and convenient flow of Specifications: traffic in abutting or surrounding streets is . The driveway entrance provides Yes minimized. safe access to the site and does 3.Driveway cuts shall be limited so the narrowest not propose to impede vehicle or width necessary to provide safe ingress and egress pedestrian travel. onto and from the property. • Access to the site is not proposed 4.Driveways shall not be located adjacent to one to interfere with 204th Street NE. another in such a manner as to create a"double . The driveway width on both 204th width"driveway without any landscaping between Street is 40 feet in width to the driveways. provide two way vehicular movement to and from the site. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 11 of 23 Regulation Analysis Meets 20.56.120 Street Intersections. (a) Streets shall The proposed project provides 90' intersect at 80°to 90°.Not more than two streets driveway intersections at all access shall intersect at any one point or vary from the points. Yes above angle of connections. 20.56.130 Construction Standards and The proposed project is subject to a Specifications.Construction and design standards site civil construction permit. and specifications for streets,sidewalks,and curbs and gutters are contained in the"Public Works Yes Construction Standards and Specifications,"and all such facilities shall be completed in accordance with these standards. Chapter 20.60 AMC,Utilities 20.60.100 Sewage Disposal Facilities Required. The proposed project shall connect to Every principal use and every lot within a the City of Arlington Sanitary Sewer. subdivision shall be served by a sewage disposal The construction of utilities will take system that is adequate to accommodate the place after Civil Permit approval and Yes reasonable needs of such use or subdivision lot and shall meet all requirements of the that complies with all applicable health Public Works Construction Standards regulations. and Specifications. 20.60.300 Water Supply System Required. Every The proposed project shall connect to principal use and every lot within a subdivision the City of Arlington water.The shall be served by a water supply system that is construction of utilities will take adequate to accommodate the reasonable needs of place after Civil Permit approval and Yes such use or subdivision lot and that complies with shall meet all requirements of the all applicable health regulations. Public Works Construction Standards and Specifications. 20.60.400 Lighting Requirements. The proposed project provides (a)All public streets,sidewalks,and other common adequate lighting throughout the site. areas or facilities shall be sufficiently illuminated to ensure security of property and the safety of Yes persons using such streets,sidewalks and other common areas or facilities. (d)All outdoor lights shall be low sodium or The proposed project provides LED similar lamp type and be down shielded to prevent lighting that is down shielded light pollution. throughout the site. Yes 20.60.410 Excessive Illumination.Lighting within The proposed project provides any lot that unnecessarily illuminates any other lot adequate lighting throughout the site or public right-of-way and substantially interferes that does not unnecessarily with the use or enjoyment of such other lot or illuminate to neighboring properties Yes public right-of-way is prohibited. and final design shall be approved with Civil. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 12 of 23 Regulation Analysis Meets 20.60.450 Underground Utilities.All existing, All proposed utilities to and on the extended,new electrical power lines,telephone, site shall be located underground.All gas distribution,cable television,and other utility lines are required to be shown communication and utility lines shall be placed on the site civil plans and shall be underground in accordance with the specifications approved by the City of Arlington Yes and policies of the respective utility service prior to construction activities on the providers and located in accordance with the site. Public Works Construction Standards and Specifications. 20.60.490 Sites for and Screening of Dumpsters. Dumpster is located away from the (a) Every development that,under the City's solid public right-of-way and properly waste collection policies,is or will be required screened from the parking lot and to provide one or more dumpsters for solid waste neighboring properties.Final location collection shall provide sites for such shall be approved with the Civil dumpsters that are: Permit. (1) Located so as to facilitate collection and Yes minimize any negative impact on persons occupying the development site,neighboring properties,or public rights-of-way,and (2) Constructed according to specifications established by the Public Works Director to allow for collection without damage to the development site or the collection vehicle. Chapter 20.72 AMC,Parking 20.72.010 Number of Parking Spaces Required. The proposed project has shown on (a)All developments in all zoning districts shall the approved site plan that it meets provide a sufficient number of parking spaces to the required parking for the site. accommodate the number of vehicles that Required Parking Spaces ordinarily are likely to be attracted to the 1 per 200sq ft 13 Spaces development in question. Reservoir lane 5 Reservoir Drive-Thru Restaurant: 1 space per 200 square capacity equal to 5 Spaces feet of gross floor area plus reservoir lane capacity spaces per window Yes equal to 5 spaces per drive-in window Provided Parking Spaces Parking Spaces 18 Spaces Reservoir Spaces 7 Reservoir Spaces TOTAL 25 Spaces 20.72.030 Parking Space Dimensions. The site plan shows that the parking (a) Except accessible parking spaces,each parking spaces proposed are 9 feet wide by space shall contain a rectangular area of at least 19 19 feet long,meeting the dimension Yes feet long and 9 feet wide. regulations. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 13 of 23 Regulation Analysis Meets 20.72.060 Parking Area Surface. The proposed project has shown (a)All parking areas shall be graded and surfaced asphalt for the parking and vehicle with asphalt,concrete or other material that will drive aisle areas throughout the site. provide equivalent protection against potholes, All parking spaces are painted with erosion,and dust.Specifications for surfaces lines and other required markings. meeting the standard set forth in this subsection Yes are contained in the Public Works Construction Standards and Specifications. (b) Parking spaces shall be appropriately demarcated with painted lines or other markings. (c) Parking areas shall be properly maintained in all respects. 20.72.064 Accessible Parking Spaces. The proposed project has provided (b) The number of handicapped parking spaces to one accessible parking space on the be provided in any lot or facility shall be in site that is sized to accommodate van accordance with the current state standard and dimensions. International Building Code.Accessible parking Total Standard Vehicle and ADA spaces are to be calculated in addition to the Parking Requirements for the Site required off-street parking spaces required and Required not included in the parking calculations in Table Total Standard Vehicle 1 Yes 20.72-1. Total ADA Standard&Van 1 Table 20.72-3 Total Required On Site 2 Parking Facility Minimum Number of Accessible Spaces Proposed Total Standard Van Total Total Standard Vehicle 1 26-50 1 1 2 Total ADA Standard&Van 1 Total Proposed On Site 2 20.72.110 Bicycle Parking Facilities. (13) parking spaces are required and (b) all commercial and public uses shall provide (2)bike stalls have been added "stalls"for bicycles at a ratio of ten percent of the within a bike rack. Yes required automobile parking spaces required for a business or group of businesses. Chapter 20.76 AMC,Screening and Trees 20.76.020 General Screening Standard. The project is in the general Developments shall provide sufficient screening so commercial zone surrounded by that: commercial retail businesses,mixed- 1.Neighboring properties are shielded from any use apartments. Yes adverse external effects of that development. 2.The development is shielded from the negative impacts of adjacent uses such as streets and railroads. 20.76.030 Compliance with Screening Standard. The proposed project has provided The table set forth in 20.76.050,in conjunction Type A screening along the northern with the explanations in 20.76.040 concerning the property line,abutting a residential types of screens,establishes screening development.Type B landscaping is requirements that presumptively satisfy the proposed on the east and west Yes general standards established in 20.76.020.The property lines.A screening hedge is table uses the permissible use designation to provided along the southern property determine the type of screening that is required line to provide additional screening between two uses. of the parking stalls. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 14 of 23 Regulation I Analysis Meets Table 20.76-1 Screening Requirements Use Frontage Landscaping Side and Rear Property Lines Restaurant Type C Type B-All Other Neighboring Properties 20.76.110 Required Trees Along Dedicated Streets. Street trees have been provided as The developer shall either plant or retain sufficient required by this section.Final review trees so that within the landscape strip there is for of the street trees will be completed every 30 feet of street frontage at least an average with the Civil Permit. of one deciduous tree of two inches dbh at the time of planting and with a canopy that starts at least eight feet above finished grade and has or will have Yes when fully mature a trunk at least 8 inches in diameter.Root barriers shall be provided for all street trees and the landscape strip shall be planted per the Department of Public Works Standards and Specifications. 20.76.130 Shade Trees in Parking Areas. The project provides shading of the (a)Vehicle accommodation areas that are required parking lot area on the site. to be paved must be shaded by deciduous trees that have or will have when fully mature a trunk at The total parking area is calculated at least 8 inches in diameter. 6,955 square feet,requiring 1,391 (b) Landscaping within vehicle accommodation square feet of required shading at areas shall meet the requirements of 20.46 and the 20%of the total. Development Design Standards. Yes (c) Each tree of the type described in subsection The applicant has provided 1,409 (a) shall be presumed to shade a circular area square feet,which equates to 20.3%. having a radius of 15 feet with the trunk of the tree as the center,and there must be sufficient trees so that,using this standard,20 percent of the vehicle accommodation area will be shaded. 20.76.140 Maintenance of Screening and Shading The property owner(s) shall maintain Elements.All screening and shading elements the landscaping on the property and required by this Chapter shall be maintained by the within the right-of-way per AMC owner for the life of the project to the following 20.76. standards: 1.All plant material shall be maintained with respect to pruning,trimming,mowing,watering, insect control,and fertilizing to maintain a healthy growing condition,create an attractive appearance,and to accomplish the purpose for Yes which it was required. 2.Dead,diseased,stolen,vandalized,or damaged plants shall be replaced within three months of the plants indicated on the approved landscape plans. 3.All screening and shading elements shall be maintained reasonably free of weeds and trash. 4.All screening and shading elements located within the public right-of-way shall be maintained by the abutting property owner. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 15 of 23 Regulation I Analysis Meets 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 into an interlocal agreement with any Fees were requested or required. jurisdiction that requires reciprocal traffic mitigation for extraterritorial impacts to one another's transportation systems. No WSDOT Traffic Impact Fees were requested or required. 1. Snohomish County Yes 2. WSDOT 20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic Impact Development Activity.All development Analysis prepared by Heath&Associates projects within the City shall be assessed a in October 2025.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 33 new PM peak-hour trips. Yes 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. 20.93.230 Compliance.All land uses or The City of Arlington concludes that the development applications shall be reviewed to subject property does not contain determine whether an environmentally critical environmentally critical areas and does area exists on the property for which the not impact nearby critical areas. application is filed,what the action's impact to Yes any existing environmentally critical area would be,and what actions are required for compliance with this chapter. Chapter 20.98 AMC,State Environmental Policy Act(SEPA) 20.98.110 (a) Environmental Checklist. A The applicant provided an environmental completed environmental checklist in the form checklist with the application and a provided in WAC 197-11-960, shall be filed at revised checklist with the resubmittal. the same time as an application for a permit, The City of Arlington was determined to license,certificate, or other approval not be the lead agency.A Mitigated specifically exempted in this ordinance.The Determination of Non-Significance was Yes City shall use the environmental checklist to issued for the proposal on February 5, determine the lead agency and for determining 2026 The comment period for the MDNS the responsible official and for making the was from February 5, 2026 to February threshold determination. 19, 2026. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 16 of 23 Regulation Analysis Meets Chapter 13.28 AMC,Stormwater 13.28.070 Applicability of the Utility.The The proposed project is subject to following actions or applications for the meeting the required stormwater following permit and/or approvals will require regulations for the site.A Civil Permit submittal for approval by the utility: site plans, shall be required for all site design drawings,and operations and improvements.The approval of the maintenance plans. Submittals shall be stormwater system takes place during Yes consistent with the provisions of this Code,and this review process.All stormwater shall comply with the stormwater manual and systems shall comply with the City of engineering standards: Arlington Public Works Standards and (3) New Development Specifications and the most recent Department of Ecology Stormwater Manual for Western Washington. Chapter 20.114 Alternative Energy Systems and Technologies 20.114.445 Off-Street Electric Vehicle Charging a) The proposed project provides more Station Spaces- than 10 percent of the parking spaces on a) The number of electric vehicles charging the site as electric vehicle parking stalls spaces shall be required per Table as required per Table 20.114.425T. 20.114.425T. b) Location and Design Criteria.The provisions b) Location and Design Criteria Provided: of electric vehicle parking will vary based on the design and use of the primary parking lot. The following required and additional locational and design criteria are provided in recognition of the various parking lot layout options. (1) Signage. Signage,as required under (1) The project narrative states EV §20.114.455 for each charging station space, parking signage will be provided as shall be posted indicating the space is only for required in AMC 20.114.455. electric vehicle charging purposes. Days and hours of operations shall be included if time limits or tow away provisions are enforced. Yes (2) Maintenance. Charging station equipment (2) Project narrative indicates charging shall be maintained in all respects,including station equipment will be maintained the functioning of the charging equipment.A on site with contact information phone number or other contact information provided. shall be provided on the charging station equipment for reporting when the equipment is not functioning,or other problems are encountered. (3)Accessibility.Where charging equipment is (3) EV charging equipment is proposed provided within an adjacent pedestrian fronting the EV stalls.The ADA EV circulation area,such as a sidewalk or charging equipment will be positioned to accessible route to the interfere with accommodate the accessibility accessibility requirements of WAC 51-50-005. requirements within the walkway. (4.) Lighting.Where charging station equipment is installed,adequate site lighting (4) The site plan shows lot lighting shall exist,unless charging is for daytime proposed within the parking areas are purposes only. adequate to provide lighting for the EV stalls. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 17 of 23 Regulation Analysis Meets c) Parking for electric vehicles should also A condition has been added to this consider the following: permit for compliance with signage, (1) Notification. Information on the charging maintenance, accessibility and station, identifying voltage and amperage lighting in compliance with levels and any time of use,fees,or safety 20.114.445, accordingly. Yes information. (2) Signage. Installation of directional signs at the parking lot for entrance and at appropriate decision points to effectively guide motorists to the charging stations aces . III. PUBLIC COMMENTS Public Comment Response DAHP provided the following comment: Based A condition of archaeological permitting has been on this review,an archaeological permit will added to the land use decision. be required for the project.Archaeological site 45SN766 was encountered during the archaeological survey of the project area. The Stillaguamish Tribe requested Archeological A condition for monitoring has been added to the monitoring. land use decision. IV. 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 he 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) (1) 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 Yes permissible uses. above zoning map and permissible use table. (2) The application is incomplete. The application for the subject site plan review was deemed complete on January Yes 28, 2026. (3) 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. (4) The proposed project has not complied The proposed project has complied with with SEPA SEPA through the Determination of Non- Yes Significance decision issued on January 5, 2026. (5) 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,or other adopted plans, Comprehensive Plan, and Transportation regulations,or policies. Plan. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 18 of 23 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 and Administrative Design Review for Taco Bell (PJ26-0017/PJ26-0025) is hereby APPROVED, subject to the following conditions. V. CONDITIONS Zoning Permit: 1. All development shall be in substantial conformance with the approved Site Plans, Landscape Plans, and Supplemental Drawings received on March 25, 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. The applicant shall be in contact with Department of Archeology and Historic Preservation and submit for any necessary archeological permitting. 5. The applicant shall contact the Stillaguamish Tribe of Indians prior to any ground disturbance of the site for Tribal Monitoring. 6. The applicant shall submit and record an avigation easement with the Arlington Municipal Airport prior to final occupancy of the building permit. 7. No permits and/or construction pursuant to the Zoning Permit shall begin or be authorized until 14 days from the date of the decision. 8. The applicant is required to maintain the electric vehicle charging equipment in a functioning order.The applicant is required to provide contact information on the electric vehicle charging equipment for reporting non-functioning equipment or for other issues that arise per AMC 20.114.445. 9. The property owner is required to maintain the landscaping on the property and within the right-of-way per AMC 20.76.The final landscape plan shall be approved with the Site Civil Permit. 10. Any future signage proposed shall comply with AMC 20.68,and a Sign Permit Application shall be submitted for review. Design Review: 11. The building permit elevations and constructed site shall be consistent with the design elevations,materials,colors,and details submitted on January 20, 2026. 12. All service elements, electrical meters, and mechanical equipment shall be screened from the public street and view per 2.3.3.1, 2.3.3.3, 2.3.3.4, 2.7.3.1., 2.7.3.2,2.7.3.3,2.7.3.4, 2.7.3.5, 7.3.3.1, 7.3.3.2, 7.3.3.4, 7.3.3.5, 7.3.3.6,and 10.3.3.2. 13. All service elements,electrical meters,and mechanical equipment shall be incorporated into the overall design of the building per 7.3.3.E,11.1.4.2(g) 14. Lighting fixtures to be reviewed at the time of building permit and shall be consistent with the Design Review Standards including 10'-12' pole heights throughout parking areas. Lighting bollards 3-4' in height can illuminate paths and walkways and is required to be down shielded per 2.7.3.2, 2.7.3.3, 2.7.3.5. Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 19 of 23 15. Any proposed electrical transformer on the site shall be sufficiently screened or wrapped per the Development Design Standards and receive approval by the City of Arlington prior to installation. Civil Permit: 16. A Site Civil construction permit shall be applied for and approved prior to any land disturbance on the subject property. 17. The project is subject to submit a Right-of-Way Permit for any work within public rights-of-way. 18. 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. 19. The applicant 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. 20. 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: 21. A building permit application shall be reviewed and approved prior to building construction on the site. 22. All building permits shall meet the most current edition of the International Building Code. 23. The project is subject to applicable water and sewer utility fees. These fees are collected at the time of building permit issuance. 24. Prior to issuance of building permits,traffic impact fees shall be paid for 33 trips. Other: 25. All contractors working on the site are required to obtain a Washington State Business License and a City of Arlington Endorsement. VI. EXPIRATION Per AMC 20.16.220,a Zoning Permit shall expire automatically if,within two (2)years after the issuance of such permits: Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 20 of 23 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 April 9, 2026,and the appeal fee as set by resolution is paid. Prepared by:Ameresia Lawlis,Associate Planner Date: March 26, 2026 ORDERED THIS ON THE 26t" DAY OF March , 2026 Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: Fletcher Boll,Applicant Pedro DeGuzman, Project Engineer Zoning Permit-Site Plan Review Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 21 of 23 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 Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 22 of 23 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 Administrative Design Review Taco Bell-PJ26-00171PJ26-0025 Page 23 of 23 Updated Taco Bell Decision Final Audit Report 2026-03-26 Created: 2026-03-26 By: Ameresia Lawlis(alawlis@arlingtonwa.gov) Status: Signed Transaction ID: CBJCH BCAABAAB31 bag LDgoMOcd 1 V-JtrMrU EfN LDVThV "Updated Taco Bell Decision" History Document created by Ameresia Lawlis (alawlis@arlingtonwa.gov) 2026-03-26-10:25:28 PM GMT Document emailed to Amy Rusko (arusko@arlingtonwa.gov)for signature 2026-03-26-10:25:35 PM GMT Email viewed by Amy Rusko (arusko@arlingtonwa.gov) 2026-03-26-10:26:59 PM GMT Document e-signed by Amy Rusko (arusko@arlingtonwa.gov) Signature Date:2026-03-26-10:27:14 PM GMT-Time Source:server Agreement completed. 2026-03-26-10:27:14 PM GMT Q Adobe Acrobat Sign