HomeMy WebLinkAbout20260713_PLN1301_ACUPRenewal i
Community and Economic Development
Planning Division
18204 591h Avenue NE,Arlington,WA 98223
ADMINISTRATIVE CONDITIONAL USE PERMIT RENEWAL
TEMPORARY/ SEASONAL USE
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PLN #1301/PJ26-0112
Project Title: Pupusas Ana Food Truck
Owner/Applicant: Ana Chavaz
Contact: Ana Chavez
Description: Mobile Sales and Delivery
Location: 17202 51St Avenue NE
Arlington Food Truck Court
Zoning Classification: General Commercial
Land Use Designation: General Commercial
Proposed Use Classification: Mobile Sales and Delivery
City Approvals Required: Administrative Conditional Use Permit
Date of Decision: July 13, 2026
Decision: APPROVED,with Conditions
I. NATURE OF APPLICATION
Administrative Conditional Use Permit-Site Plan Review
Pupusas Ana ACUP Renewal-PLN#1301/PJ26-0112
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A. Request
The applicant is requesting the renewal of an Administrative Conditional Use Permit (ACUP) for Food
Truck to operate at the Food Truck Court. The original decision was issued February 6, 2025. The food
truck court is open from 8:00am - 9:00pm. Specific operating hours will be scheduled with the
Community and Economic Development Department. Parking will be located north of the food trucks,
delineated by ecology blocks to allow for safe pedestrian access from both the parking area as well as
the public sidewalk to the east.
B. Project Chronology/Background
A formal Administrative Conditional Use Permit application was submitted to the Community&
Economic Development Department on January 28, 2025,and issued on February 6, 2025.
The request for renewal of the Administrative Conditional Use Permit was submitted February 19,
2026. Staff routed the material to City review staff on February 19, 2026 with additional information
received and routed on April 7, 2026 and July 8, 2026.
C. Site Location/Description
A
Z
The property is a'
located at 17202 `
51st Ave NE 4�
i
SMNE
W
Northwest corner of 51st Ave NE & 179nd St NE
Administrative Conditional Use Permit-Site Plan Review
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D. Site and Adjacent Zoning/Uses
The property is
located at 17202 51st
Ave NE
M HC= Highway Commercial
M GC=General Commercial
BP= Business Park
LI=Light Industrial
Mixed Ilse Luray
Area Zoning Proposed Use Current Use
Proposed Location General Commercial Mobile Sales and Delivery
North Business Park Manufacturing
East General Commercial Vacant(Airport Property)
South Li ht Industrial Warehouse
West General Commercial Athletic Center
II. PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
A. Applicable Review Criteria and Process
The Administrative Conditional Use Permit request is subject to review for conformity with the
Arlington Municipal Code (AMC),including but not limited to the following:
Regulation Analysis Meets
Chapter 20.16 AMC, Permits and Final Plat Approval
20.16.100 (a) Permits Required.The use of a The applicant submitted an
property may not be substantially changed,land Administrative Conditional Use
clearing,grading,filling, or excavation may not be Permit application for site plan
commenced,and buildings or other substantial review.The Community&Economic
structures may not be constructed, erected,moved, Development Director is responsible
or substantially altered except in accordance with for the permit decision and the Yes
and pursuant to one of the city's permits. decision is appealable to the Hearing
Examiner.
(4)An administrative conditional use permit issued
by the Community and Economic Development
Director or his/her designee.
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Regulation Analysis Meets
20.16.110 Who May Submit Permit Applications. The owner,Ana Chavez,submitted
(a)Applications for administrative conditional use the application for Pupusas Ana.
permits will be accepted only from persons having
the legal authority to take action in accordance with
the permit or the subdivision plat approval.By way
of illustration,in general this means that Yes
applications should be made by the owners or
lessees of property,or their agents,or persons who
have contracted to purchase property contingent
upon their ability to acquire the necessary permits
under this title.
20.16.120 Official Representative of the Applicant. The owner,Ana Chavez,designated
The applicant for each land use permit shall herself as the official representative
designate an official representative,which may be for the subject permit.
themselves,to receive all correspondence, Yes
determinations,and notices regarding the
application.
20.16.140 Submittal of Application. The project applicant scheduled a
(a)To minimize development planning costs,avoid submittal intake appointment with
misunderstanding or misinterpretations,and the Community and Economic
ensure compliance with the requirements of this Development Department and Yes
title,a submittal intake appointment is required submitted the application on
between the developer and the Community February 19, 2026.
Development staff as provided in this section.
20.16.150 Vesting of Permits. This proposal was deemed complete
(1) Land use permit applications shall be on February 20, 2026,and thus
considered vested on the date that an application is vested to the code at that time for
deemed complete pursuant to 20.16.205 and the Administrative Conditional Use
applications shall be processed under the land use Permit.
regulations in effect on that date. However,
subsequent permits on the same property are not
vested on this date. Yes
(2) Filing of a permit application does not vest the
payment of fees. Fees due,including impact
mitigation fees,application fees,or other charges,
shall be those fees in effect on the date the fee is
paid in accordance with the most current city
council fee resolution.
20.16.200 Applications to Be Complete. The application was deemed
(a)All applications for zoning,special use, complete on February 20, 2026.
conditional use,or sign permits must be complete Yes
before the permit-issuing authority is required to
consider the application.
Administrative Conditional Use Permit-Site Plan Review
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Regulation Analysis Meets
20.16.205 (c) Complete Application.Within 28 days A Notice of Complete application
of receiving the permit application,the Community was issued on February 20,2026. Yes
Development Director shall mail or provide in
person a written determination to the applicant.
20.16.215 Distribution of Application. The application was routed to all
Upon receipt of a zoning,special use or conditional effected city departments on
use permit application,the Planning Official shall,in February 19, 2026.
addition to all interested City Departments,send a Yes
copy of the application to the authorities and
agencies reviewing or furnishing water,fire,school,
and sanitary sewer service to the proposed project.
20.16.220 Administrative Conditional Use Permits. The ACUP was submitted to city staff
(a)A completed application form for an on February 19, 2026.The
administrative conditional use permit shall be project was reviewed for compliance Yes
submitted to the community and economic with the Arlington Municipal Code.
development director by filing a copy of the
application with the planning department.
20.16.270 Time Limitations for Permit Processing. The proposed administrative
(a)The City shall issue its notice of final decision on conditional use permit was reviewed
a permit application within 120 days after the and issued within the 120-day
Community and Economic Development Director timeframe per the following dates:
notifies the applicant that the application is
complete,as provided in 20.16.205. In determining Action Date
the number of days that have elapsed,the following Date of Application 2/19/2026
periods shall be excluded: Notice of Complete
2/20/2026
(1)Any period during which the applicant has been Application
Yes
requested to correct plans,perform required 1st Review Comments 2/20/2026
studies,or provide additional required information. 1st Resubmittal 4/7/2026
2nd Review Comments 4/7/2026
Extension 6/1/2026
2°d Resubmittal 7/8/2026
Decision 7/13/2026
Total Process Days: 6 of 65 Days
Chapter 20.36 AMC,Zoning Districts and Zoning Ma
20.36.020 (d) The Administrative Conditional Use
The General Commercial (GC) zone is established to Permit will operate within the
accommodate commercial uses generally similar, General Commercial zone.The
though more intensive,to the types permissible in a Mobile Sales and Delivery are Yes
Old Town Business District. However,it is intended allowed within the General
that this zone be placed along arterials to cater to Commercial zone.
commuters or as a transition in some areas between
a Highway Commercial zone and a residential zone.
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Regulation I Analysis Meets
Chapter 20.40.130 AMC,Commercial and Mixed-Use Zones Permissible Use Table
20.40.010 Table of Permissible Uses. The proposed Mobile and Delivery
The Tables of Permissible Uses sets forth the Sales is allowed per the permissible
permissible uses within the respective zoning use table within the General
classifications in the city,subject to other applicable Commercial zone. Yes
provisions in this title.It should be read in close
conjunction with the definitions of terms set forth in
section 20.08 and the other interpretive provisions
set forth in this article.
Use NC I OTBD-1 I OTBD-2 I OTBD-3 I GC1J CCz I HC1
Retail Trade- Outside Storage of Goods and Display Allowed
Mobile Sales and Delivery 16 ACUP ACUP ACUP ACUP ACUP ACUP ACUP
1 Residential Uses are only allowed in the general commercial and highway commercial zones when regulated by the mixed-
use development regulations,Section 20.110.All permissible uses shall meet the Use Table Requirements of the specific
Place type and transect of the property of the intended use.
2 Commercial Corridor uses are regulated by the mixed-use development regulations,Chapter 20.110.All permissible uses
shall meet the Use Table Requirements of the specific place type and transect of the property of the intended use.
16 Subject to Section 20.44.080-Administrative Conditional Use Permit for Mobile Sales and Delivery
Chapter 20.44 AMC,Supplemental Use Regulations
20.44.080 Administrative Conditional Use Permits for Mobile Sales and Delivery
(a) Requirements for all Administrative The proposed food truck is allowed in the
Conditional Use Permits for Mobile Sales General Commercial zones per the
and Delivery(i) This section establishes a Permissible Use Table shown above.
mechanism for whereby the City may issue
Yes
a permit to allow for mobile sales and
deliveries allowed in zones consistent with
the uses found in Chapter 20.40 Table of
Permissible Uses
(ii) Mobile sales and deliveries are intended The city has established a food truck court
as an accessory use to a primary use on a pilot project at this location,which is the
specific parcel.The mobile sales and primary use of the property.Each individual
deliveries use shall not be a standalone use food truck is accessory to the overall court. Yes
on a vacant parcel.Mobile sales and The food truck is required to arrive and
deliveries shall not be permanent fixtures leave the site each day.
on a site.
(iii)An application and all submittal The applicant submitted for an
requirements for an administrative Administrative Conditional Use Permit.The
conditional use permit will be reviewed and Community and Economic Development Yes
approved by the Community and Economic Director is responsible for the permit
Development Director. decision and the decision is appealable to
the Hearing Examiner.
(iv)The proposed narrative is required to The food truck is required to schedule
provide the following: proposed use,hours days and times with the city for operation
of operation,duration of stay,strategies to within the food truck court and may only be
minimize traffic congestion and pedestrian on the site during their scheduled Yes
hazards, timeframes.The food truck court is open for
operation Sunday through Saturday from
8:00 am to 9:00 pm.
Administrative Conditional Use Permit-Site Plan Review
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Regulation Analysis Meets
(v) The proposed site plan is required to The designated food truck court
show the following: proposed location on provides parking and visitor parking for
the property with setbacks from property ingress and egress to the site,along with
lines,ingress/egress on the property, ecology blocks to ensure proper usage of
Yes
parking stalls,ADA parking stalls,on-site space and traffic flow.The food truck does
traffic flow,pedestrian access/crosswalks, not propose a drive-thru and no landscaping
and drive-thru stacking,along with is required for each individual food truck.
landscaping screening if needed).
(vi) The proposed use is required to include Restroom facilities,hand washing,and
the following with the application: refuse receptables are provided on-site.The
Snohomish County Health District approval food truck is self-contained for water and
letter, commissary kitchen agreement, grey water.The food truck is required to fill Yes
restroom facility agreement,hand washing water tanks and dispose of grey water
stations,water use,grey water disposal, through the Commissary Kitchen agreement
refuse receptacles,and proof of vehicle with Pupusas Ana at 6025 51st Ave NE,
registration, Marysville,WA.
(vii) The mobile sales and deliveries use A Washington State Business License was
shall obtain a Washington State Business issued on October 17, 2025.The City of
License and City Endorsement License prior Arlington endorsement was issued on Yes
to opening for business. Business licenses February 4, 2026.
require annual renewal.
III. CONCULUSIONS
Under AMC 20.16.220,the Community and Economic Development Director shall issue the
requested Administrative Conditional Use Permit for Mobile Sales and Delivery permit only if
he finds that:
Regulation Analysis Meets
Administrative Conditional Use Permit-Site Plan Review
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(1)The requested permit is not within his The requested Administrative Conditional
jurisdiction according to the Table of Use Permit review is within the City of Yes
Permissible Uses Arlington's jurisdiction per the above
zoning map and permissible use table.
(2)The application is incomplete The application for the proposal was Yes
deemed complete on February 20, 2026.
(3) If completed as proposed in the The proposed food truck complies with all
application,the development will not comply required sections of AMC Title 20 per the
with one or more requirements of this title above staff analysis.
(not including those requirements concerning Yes
which a variance has been granted or those
the applicant is not required to comply with
under the circumstances specified in§20.32,
Nonconforming Situations).
(4)The proposed project has not complied The proposed food truck is exempt from
with SEPA SEPA review per 20.98.090 (5):
Yes
Commercial facilities up to 4,000 sf with
up to 20 parking spaces.
(5)The proposed project is not in The proposed food truck complies with
conformance with the Comprehensive Plan or the Arlington Municipal Code, Yes
other adopted plans,regulations,or policies. Comprehensive Plan,and Transportation
Plan.
IV. ADMINISTRATIVE DECISION
The proposed project was found to be consistent with and meets the intent of the Arlington Zoning
Code,Comprehensive Plan,and the Arlington Municipal Code,therefore the Administrative
Conditional Use Permit for Pupusas Ana Food Truck Renewal (PJ26-0112) is hereby APPROVED,
subject to the following conditions.
V. CONDITIONS
Administrative Conditional Use Permit:
1. The proposed use shall be in substantial conformance with the approved Administrative
Conditional Use Permit application received February 19, 2026,subject to any conditions or
modifications that may be required as part of the permit plan review.
2. The proposed use shall be allowed at the locations as depicted within the approved site plans
attached with the Administrative Conditional Use Permit.
3. The proposed use shall not obstruct the public sidewalk.
4. The proposed use shall not interfere with public convenience and no permanent structures are
allowed to be built within the public right-of-way.
5. Parking spaces along public roads shall not be reserved.
6. Business related vehicles shall not obstruct areas designated as public parking on approved
site plan.
7. The food truck shall be parked at one location for the duration of one (1) day and shall be
removed at the end of each day.
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8. If at any point the proposed business becomes an issue with the existing parking,other
vehicles,neighboring businesses, or if the city receives unresolvable complaints from the
public then the business license and the Administrative Conditional Use Permit may be
revoked.
9. The Administrative Conditional Use Permit is required to be renewed on an annual basis in
conjunction with a Business License for Mobile Sales and Delivery and Food Truck Fire
Inspection.
10. A current Business License and Food Truck Fire Inspection approval are required to operate a
11. business within the city.The Administrative Conditional Use Permit is only valid with an
approved business license.
12. A Certificate of Insurance with the City of Arlington named as Additional Insured shall be on
file with the Community and Economic Development Department for all uses allowed on-site
and in the public right-of-way.The certificate of insurance shall remain in affect at all times
while utilizing the food truck court.
VI. EXPIRATION
Per AMC 20.44.080 the permit shall expire automatically if,within a year after the issuance of the
permit,a renewal has not been issued.The permit shall be renewed annually for continued use.
VII. APPEAL
This decision may be appealed pursuant to AMC 20.20.010,which provides for a hearing of the
Administrative Conditional Use Permit decision before the Hearing Examiner.Any aggrieved party of
record may file an appeal within 10 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 Thursday, July 23. 2026,and
the appeal fee as set by resolution is paid.
Prepared By:Ameresia Lawlis
Date:July 13, 2026
ORDERED THIS ON THE 13th DAY OF July 2026.
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Ana Chavez, Owner
Administrative Conditional Use Permit-Site Plan Review
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Pupusas Ana ACUP Renewal
Final Audit Report 2026-07-13
Created: 2026-07-13
By: Ameresia Lawlis(alawlis@arlingtonwa.gov)
Status: Signed
Transaction ID: CBJCHBCAABAAj_POWUph22Sib4zNkrWgWhZgZxV7-Rfu
"Pupusas Ana ACUP Renewal" History
Document created by Ameresia Lawlis (alawlis@arlingtonwa.gov)
2026-07-13-6:16:25 PM GMT
Document emailed to Amy Rusko (arusko@arlingtonwa.gov)for signature
2026-07-13-6:16:31 PM GMT
Email viewed by Amy Rusko (arusko@arlingtonwa.gov)
2026-07-13-6:25:19 PM GMT
Document e-signed by Amy Rusko (arusko@arlingtonwa.gov)
Signature Date:2026-07-13-6:28:07 PM GMT-Time Source:server-Signature Appearance Selected: IMAGE
Agreement completed.
2026-07-13-6:28:07 PM GMT
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