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HomeMy WebLinkAbout20260422_PJ25-0143_PJ25-0144_Decision 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: PJ25-0143/PJ25-0144 Project Title: Holman Recovery II Owner: Scott Wammack, Grandview Inc Applicant/Contact: Justin Pedersen, Harmsen LLC Description: Construction of a new 26,845sf Health Care Facility. Location: Southwest of Airport Blvd and west of the proposed 43rd Ave reconstruction Address: 4200 Block 51st Ave NE Tax Parcel ID: 31052100202000 (Airport Lease Lot) Lot Size: 156,612sf Topographical Description: Generally flat Zoning Classification: Business Park Land Use Designation: Business Park Proposed Use Classification: Health Care Facility City Approvals Required: Zoning Permit,Design Review,Civil Permit,Building Permits Date of Decision: April 22,2026 Decision: APPROVED,with Conditions Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 1 of 22 I. NATURE OF APPLICATION A. Request The applicant is proposing the construction of a new 26,845 square foot Health Care Facility.The project site is a 3.71-acre Airport Lease Lot currently zoned Business Park within the Cascade Industrial Center.The parcel is located to the southwest of Airport Blvd and west of the proposed 43rd Ave reconstruction.There will be a driveway off 43rd Ave NE as well as access from Airport Blvd. B. Project Chronology/Background A formal application for the Zoning Permit was submitted to the Community&Economic Development Department on September 12, 2025, with additional details submitted on October 22, 2025, and payment received on December 31, 2025. Staff routed the material to City review staff on September 12, 2025, with revisions submitted on October 22, 2025. Staff determined that the application was complete on November 18, 2025. The city issued review comments on November 18, 2025, and January 1, 2026. The applicant submitted revised plans and requested information on December 31, 2025, February 5, 2026 and April 22, 2026. C. Site Location/Description The parcel is ' > •-� located to the ♦'`.,� \ � southwest of Airport Blvd and west of the ♦ �` proposed 43rd Ave reconstruction. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 2 of 22 D. Site and Adjacent Zoning/ Uses The parcel is located to the southwest of 1 Airport Blvd and west of the proposed 43rd Ave reconstruction. 17932 17926 RLC= Residential Low Capacity BP=Busincs- FD4. AF=A-�i,a , F ghtline Area Zoning Existing Use Subject Site Business Park Vacant North Aviation Flightline Airport South Residential Low Capacity Single Family Residential East Business Park Vacant West Business Park Fire Station Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 3 of 22 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 20.04 AMC,Definitions Health Care Facility means an institution providing The applicant is proposing to construct health care services.This can include hospital or and operate a health care services other licensed inpatient center; an ambulatory including facility including inpatient surgical or treatment center;a skilled nursing treatment and rehabilitation. center; a diagnostic,laboratory,or imaging center; Yes and a rehabilitation or other therapeutic health setting. 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 and design submitted,including plans contained therein, review.The Community&Economic indicates that the development will comply with Development Department is the provisions of this title if completed as responsible for the permit decision and Yes proposed.All development shall occur strictly in the decision is appealable to the accordance with such approved plans and Hearing Examiner. applications. 20.16.110 Who May Submit Permit The lessee of the property, Scott Applications. (a)Applications for zoning will be Wammack signed the zoning accepted only from persons having the legal application for site plan review and authority to take action in accordance with the design review application that was permit or the subdivision plat approval. By way submitted to the city. 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 The lessee, Scott Wammack,has Applicant.The applicant for each land use designated Justin Pedersen, Harmsen permit shall designate an official representative, LLC,as the official representative for which may be himself,to receive all the subject permit. Yes correspondence, determinations,and notices regarding the 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 May 1, 2024. 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. 00flifly Put mid Site Mull Revie Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 4 of 22 Regulation Analysis Meets 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 Development Department and of this title,a submittal intake appointment is submitted the application on Yes required between the developer and the September 12,2025 Community Development staff as provided in this section. 20.16.150 Vesting of Permits. The proposed application for Holman (1) Land use permit applications shall be Recovery Center II site plan considered vested on the date that an review vested on November 18, 2025, application is deemed complete pursuant to with the issuance of the complete 20.16.205 and applications shall be processed application.The required impact fees under the land use regulations in effect on that for the proposal do not vest with the date.However,subsequent permits on the same project and the fee in place at the time Yes property are not vested on this date. Filing of a of payment is the amount due. 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. 20.16.200 Applications to Be Complete. The applicant submitted a complete (a)All applications for zoning,special use, application for the Holman Recovery conditional use, or sign permits must be Center II Zoning Permit. Yes complete before the permit-issuing authority is required to consider the application. 20.16.205 (c) Complete Application. The application was submitted on Within 28 days of receiving the permit September 12, 2025.The City issued a application,the Community Development Notice of Incomplete Application on Yes Director shall mail or provide in person a October 2,2025.The Notice was issued written determination to the applicant. within the 28-day timeframe. 20.16.205(g)Within fourteen (14) days The applicant resubmitted on September after an applicant has submitted to the 12, 2025.The City issued a Notice of Community and Economic Development Incomplete Application on November Director the additional information 14, 2025.The Notice was issued within Yes identified as being necessary for a the 14-day timeframe. complete application,the Community and Economic Development Director shall The applicant resubmitted on November notify the applicant whether the 17, 2025.The City issued a Notice of Complete Application on November 18, application is complete or what additional 2025.The Notice was issued within the information is necessary 14-daytimeframe. 20.16.215 Distribution of Application. The application was routed to all Upon receipt of a zoning,special use or effected city departments on conditional use permit application,the Planning September 12, 2025, October 22, 2025, Official shall,in addition to all interested City November 17, 2025,December 31, Yes Departments,send a copy of the application to 2025, February 5, 2026 and March 17, the authorities and agencies reviewing or 2026. furnishing water,fire,school,and sanitary sewer service to the proposed project. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 5 of 22 Regulation Analysis Meets 20.16.220 Zoning Permits. The complete Zoning Permit application (a)A completed application form for a zoning was submitted to city staff on November permit shall be submitted to the community and 17, 2025.The project was reviewed for Yes economic development director by filing a copy compliance with the Arlington Municipal of the application with the planning department. Code. 20.16.270 Time Limitations for Permit The proposed zoning permit was reviewed Processing. (a) The City shall issue its notice of and issued within the 65-day timeframe final decision on a permit application within per the following dates: 120 days after the Community and Economic Development Director notifies the applicant that Action Date the application is complete,as provided in Date of Application 9/12/2025 20.16.205. In determining the number of days Notice of Incomplete 10/2/2025 Yes that have elapsed,the following periods shall be Resubmittal 10/22/2025 excluded: (1)Any period during which the applicant has Notice of Incomplete 11/14/2025 been requested to correct plans,perform Resubmittal 11/17/2025 required studies,or provide additional required information. Notice Complete 11/18/2025 Application lication (5)An extension of time mutually agreed upon by Review Comments 11/18/2025 the applicant and the city. 1st Resubmittal 12/31/2025 2nd Comments 1/5/2026 2nd Resubmittal 2/5/2026 3rd Comments 2/11/2026 3rd Resubmittal 3/12/2026 Extension of time 3/17/2026 Additional documents 4/17/2026 Decision 4/22/2026 Total Process Days: 21 65 Days Chapter 20.36 AMC,Zoning Districts and Zoning Map 20.36.020 Commercial Districts Established. The subject property for the proposed (f) The Business Park(BP) zone is established to Zoning Permit is zoned Business Park promote and accommodate office,certain and is for a Healthcare Facility.The manufacturing and light industrial uses, proposal is also located within the Yes training/educational facilities,high technology Cascade Industrial Center. research and developments, and related uses in a park-like,master-planned setting.The Business Park also allows for Public/Semi-Public uses within this zone. Chapter 20.38 AMC,Airport Protection District 20.38.060 Airport Protection District The property is located under Boundaries. Subdistrict B. (a)Airport Protection Subdistrict (b)Airport Protection Subdistrict B Yes (c)Airport Protection Subdistrict C (d)Airport Protection Subdistrict D Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 6 of 22 Regulation Analysis Meets 20.38.090 Notice to Future Owners. In order to The proposal is located on leased mitigate impacts to the Arlington Airport,and to Airport Property. provide notice to future property owners,all property owners within the Airport Protection 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. Chapter 20.40 AMC,Permissible Uses 20.40.010 Table of Permissible Uses.The Tables The proposed project is an allowed use of Permissible Uses sets forth the permissible per the permissible use table within the uses within the respective zoning classifications Business Park Zone,as shown below, in the city,subject to other applicable provisions with a Zoning Permit. in this title. It should be read in close Yes conjunction with the definitions of terms set forth in section 20.08 and the other interpretative provisions set forth in this article. Chapter 20.44 AMC,Supplemental Uses 20.44.070 Homes Emphasizing Special Services, 1.The proposed Health Care Facility has Treatment, or Supervision. been designed to meet the intended (a) General Requirements: character of Business Park zone. (1) Facilities shall be maintained to conform to the character of its neighborhood.This applies 2.A condition of approval shall be Yes to design, density,lot size,landscaping, or other added to require proper licensing prior factors affecting the neighborhood character. to operation. (2) Uses shall be licensed pursuant to any and all state requirements. 3.A condition of approval shall be (3) Uses shall comply with any and all local, added to require compliance with any state,or federal requirements. and all local,state or federal (4) Uses that may pose a potential threat to requirements. minors (e.g., sex offender housing of any use type listed in this section) shall be located no 4.The proposed use does not include closer than twelve hundred feet,measured from sex offender housing and is located property lines,from a school,park,or other more than 1,200ft from any parks, place where children can reasonably be schools or other child oriented areas. expected to congregate. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 7 of 22 (b) Specific Use Type Requirement: (2) Halfway i. Section (a)AMC 20.40 and AMC 20.16 Houses and Health Care Facilities (providing have been addressed and the proposal drug,alcohol or similar rehabilitation) adheres to the requirements. uses: i. Shall follow section (a) and all the applicable ii.A condition of approval shall be Yes permit type requirements of§20.40 added to state that no other Health Care Permissible Uses and§20.16 Permits and Land facility shall be within 1,200ft of the Division Approval. property boundary. ii. Shall not be located closer than one-thousand two-hundred feet,measured from property line,from another such use.This provision is intended to prevent the creation of a de facto social service district. Chapter 20.40.150 Special Zones Permissible Use Table Use BP2,3 AF1,2,3 MS Health Care Facility ZS Z ZS • 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 The Design Review application was Standards. Structures within the following submitted to the city and is reviewed zones are subject to the relevant design concurrently with the Zoning Permit. standards adopted in this chapter. No building The design of this structure is in or land use permit shall be issued for structures compliance with the design regulations Yes or uses that do not conform to the applicable listed within the Development Design standards. Standards. 1 Zones i Business Park 20.46.030(a) The following developments or Ordinance 2026-003 repealed the projects that are over 12 units or more,new Design Review Board.As a result, mixed-use developments (not part of the mixed- although the project would previously use development regulations),new commercial, have been subject to Design Review or new industrial structures are subject to Board review, design review is now Yes design review board: (6) Industrial processed as an administrative decision as the provisions enabling the Board have been repealed. Development Design Standards 1.0 Street Character and Liveliness The proposed facility has been designed so that its street-facing facades appear active and inhabited.The project provides a visible and welcoming Yes presence at the street edge and activates the pedestrian realm using landscaping, walkways nd clear pedestrian entries. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 8 of 22 Regulation Analysis Meets 2.0 Pedestrian Environment Entry canopies, doors,windows and clear walkways provided. Large areas of blank walls are broken up with the use of murals and color Yes changes. Conditions added to ensure proper screening of service elements. 3.0 Landscape Design Landscape screening is provided along the frontage as well as plantings throughout the site. es 4.0 Transition Between Occupied Residential units are not proposed. Yes Spaces and Street 5.0 Neighborhood Character The design of this building is complementary to the neighboring Fire Station and the intended design for this area. Landscaping and design are Yes provided to provide focus towards the public road. 6.0 Adjacent Properties The proposed building's siting does not impact Yes the use of adjacent properties. 7.0 Siting Driveways are limited and positioned so that parking and vehicular areas do not dominate the street frontage.Alley access is not available for this site.Although parking was proposed between the road and building due to site Yes constraints,additional landscaping is provided to screen the parking lot. Conditions have been added to ensure proper screening of service elements. 8.0 Transit Facilitation Transit is not accessible. Yes 9.Architectural Character The design uses multiple materials,colors and windows along with a modulated facade to achieve an attractive modern building Yes appearance and provide similarities to nearby new developments. 10. Character and Massing In keeping with the look of the neighborhood character the proposed building has the main facades broken up by modulation,awnings, Yes colors,art and landscaping.A condition for roof mounted equipment has been included. 11.Architectural Elements Elements such as awnings and modulation have been provided to give a pedestrian scale. Yes Additional features including lighting and walkways have also been provided. 12. Exterior Finish Materials All building materials meet requirements and are Yes standard for this type of structure. 13. Parking Garages No parking garages are proposed with this Yes development. 14. Mixed-Use Buildings This proposal does not include mixed-use. Yes 15. Old Town Business District This proposal is not within the Old Town Yes Business District. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 9 of 22 Regulation I Analysis Imeets 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 sign business park zone and complies with may be located on any lot closer to any lot line the below regulations. than Yes is authorized in Table 20.48-1 Density and Dimensional Standards for the general industrial zone. 20.48.042 Sight Visibility Areas at Intersections. The proposed project takes access to the At the intersection of two streets,either public site from 43rd Ave NE.The site plan or private,no structure,sign,vegetation,or shows there are no improvements that anything else that obscures sight shall exceed will obscure sight at the entrance or exit 30 inches in height in the area described by a from the site. Yes triangle having two 25-foot legs along the curb faces of the streets from the streets'point of intersection,and a diagonal line connecting the ends of these lines. Table 20.48-1 Density and Dimensional Standards Minimum Lot Size: 10,000 square feet 161,455sf Yes Minimum Lot Width: 70 feet > 187' Yes Front Lot Boundary Line: 25 feet 140' Yes Rear Lot Boundary Line-Primary: 20 feet 35'+ Yes Side Lot Line or Alley Building Setback: 5 feet 30' + Yes Building Height Limitation: 50 feet > 50' Yes Maximum Lot Coverage: 100% 17% Yes Chapter 20.56 AMC,Streets and Sidewalks 20.56.030 Access to Lots. Every lot shall have The proposed project provides a access to it that is sufficient to afford a driveway access point from the reasonable means of ingress and egress for reconstructed 43rd Ave NE.This emergency vehicles as well as for all those likely driveway access provides a public Yes to need or desire access to the property in its means of ingress and egress for intended use.Access includes vehicular, emergency vehicles,passenger vehicles, pedestrian,bicycle,and other common forms of pedestrian,and bicycle transportation. transportation. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 10 of 22 Regulation I Analysis Meets Chapter 2 0.5 6 AMC,Streets and Sidewalks 20.56.050 Entrances to Streets. (a)All driveway The proposed project provides two entrances and other openings onto streets within access points to the building lot.The the city's planning jurisdiction shall be proposed project complies with the constructed so that: following City of Arlington Standards 1.Vehicles can enter and exit from the lot in and Specifications: question without posing any substantial danger 1.The proposed driveway to themselves,pedestrians,or vehicles traveling entrances provide safe access to the in abutting streets,and site and do not impede vehicle or 2. Interference with the free and convenient flow pedestrian travel. of traffic in abutting or surrounding streets is 2.Access to the site does not Yes minimized. interfere with the flow of traffic on 3. Driveway cuts shall be limited so the 43rd Ave NE. narrowest width necessary to provide safe 3. The driveway cuts are 26 feet in ingress and egress onto and from the property. width to provide two-way vehicle and 4. Driveways shall not be located adjacent to one truck movement to and from the site. another in such a manner as to create a"double 4. The driveways are located on width" driveway without any landscaping opposite sides of the property. between the driveways. 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 both access Yes shall intersect at any one point or vary from the points. above angle of connections. 20.56.130 Construction Standards and The proposed project is subject to a Specifications. Construction and design Site Civil Construction Permit. standards and specifications for streets, sidewalks,and curbs and gutters are contained in Yes the"Public Works 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 as subdivision shall be served by a sewage disposal approved in the Water/Sewer system that is adequate to accommodate the Availability Letter on September 17, reasonable needs of such use or subdivision lot 2025.The construction of utilities will Yes and that complies with all applicable health take place after Civil Permit approval regulations. and shall meet all requirements of the Public Works Construction Standards and Specifications. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 11 of 22 Regulation Analysis Meets 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 as approved shall be served by a water supply system that is in the Water/Sewer Availability Letter adequate to accommodate the reasonable needs on September 17, 2025.The of such use or subdivision lot and that complies construction of utilities will take place Yes with all applicable health regulations. after Civil Permit approval and shall meet all requirements of the Public Works Construction Standards and Specifications. 20.60.400 Lighting Requirements. The proposed project provides (a)All public streets,sidewalks,and other adequate lighting throughout the site common areas or facilities shall be sufficiently and will be reviewed and approved illuminated to ensure security of property and with the Civil Permit. Yes the safety of 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 lighting that is down shielded prevent light pollution. throughout the site and will be reviewed Yes and approved with the Civil Permit. 20.60.410 Excessive Illumination.Lighting within The proposed project provides adequate any lot that unnecessarily illuminates any other lighting throughout the site that does not lot or public right-of-way and substantially unnecessarily illuminate to neighboring interferes with the use or enjoyment of such properties.It will be reviewed and Yes other lot or public right-of-way is prohibited. approved with the Civil Permit. 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 approved by the City of Arlington Yes specifications and policies of the respective prior to construction activities on the utility service providers and located in site. accordance with the Public Works Construction Standards and Specifications. Chapter 20.72 AMC,Parkin 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 ordinarily are likely to be attracted to the Required Parking Spaces Yes development in question. Health Care Facility 168 Healthcare Facility: 1 space/400 sf of gross Provided Parking Spaces floor area Health Care Facility 68 Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 12 of 22 Regulation Analysis Meets 20.72.030 Parking Space Dimensions. The site plan shows that the parking (a) Except accessible parking spaces,each spaces proposed are 9 feet wide by 19 Yes parking space shall contain a rectangular area of feet long,meeting the dimensional at least 19 feet long and 9 feet wide. regulations. 20.72.060 Parking Area Surface. The proposed project has shown (a)All parking areas shall be graded and concrete for the parking and vehicle surfaced with asphalt, concrete or other drive aisle areas throughout the site. material that will provide equivalent All parking spaces are painted with protection against potholes, erosion,and dust. lines and other required markings. Specifications for surfaces meeting the Yes standard set forth in this subsection 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 three accessible parking spaces on the to be provided in any lot or facility shall be in site that are sized to accommodate accordance with the current state standard and both standard and van dimensions. International Building Code.Accessible parking spaces are to be calculated in addition to the Total Standard Vehicle and ADA required off-street parking spaces required and Parking Requirements for the Site not included in the parking calculations in Required Yes Table 20.72-1. Total ADA Standard&Van 2 Proposed Table 20.72-3 Total Proposed On Site 3 Parking Facility Minimum Number of Accessible Spaces Total Standard Van Total 26-50 1 1 2 Chapter 20.76 AMC,Screening and Trees 20.76.020 General Screening Standard. The project is in the business park Developments shall provide sufficient screening so zone surrounded by business park, that: aviation flightline and residential. 1. Neighboring properties are shielded from Additional screening is provided along Yes any adverse external effects of that the side abutting residential. development. 2. The development is shielded from the negative impacts of adjacent uses such as streets and railroads. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 13 of 22 Regulation Analysis Meets 20.76.030 Compliance with Screening Standard. The proposed project has provided a The table set forth in 20.76.050,in conjunction 30" screening wall and a landscape with the explanations in 20.76.040 concerning buffer along Airport Blvd to screen the the types of screens, establishes screening parking lot. Type C landscaping as requirements that presumptively satisfy the been provided on all other sides where Yes general standards established in 20.76.020.The not abutting residential.Type A table uses the permissible use designation to screening and fence provided where determine the type of screening that is required the proposal abuts residential between two uses. property. Table 20.76-1 Screening Requirements Use Frontage Landscaping Side and Rear Property Lines Healthcare Facility Type C Type A-All Neighboring Residential Type C-All Other Neighboring Properties 20.76.110 Required Trees Along Dedicated Streets. Street trees are existing along The developer shall either plant or retain sufficient Airport Blvd and street trees are trees so that within the landscape strip there is for proposed along the new 43rd Ave NE. every 30 feet of street frontage at least an average of one deciduous tree of two inches dbh at the time of planting and with a canopy that starts at least Yes eight feet above finished grade and has or will have 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. 11,629 square feet,requiring 2,326 (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. The applicant has provided 3,219 es (c) Each tree of the type described in subsection square feet,which equates to 28%. shall be presumed to shade a circular area 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. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 14 of 22 Regulation Analysis Meets 20.76.140 Maintenance of Screening and Shading The property owner(s) shall Elements.All screening and shading elements maintain the landscaping on the required by this Chapter shall be maintained by the property and within the right-of-way owner for the life of the project to the following per AMC 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. Chapter 20.90 AMC,Concurrency&Impact Fees 20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic Development Activity.All development projects Impact Analysis prepared by Kimley within the City shall be assessed a transportation Horn in August 2025.The traffic impact fee,at the rate of$3,355.00,based on peak analysis concluded that the proposed p.m.trips,as computed in accordance with the most use would produce 14 new PM peak- Yes current edition of the Institute of Transportation hour-trips to the site. Engineers Trip Generation Manual,as applied to the City's transportation element of the adopted Comprehensive Plan. 20.90.045 (a)All development projects within the The applicant provided a Traffic Cascade Industrial Center shall be assessed an Impact Analysis prepared by Kimley additional transportation impact fee,at the rate of Horn in August 2025.The traffic $5,841.39,based on peak p.m.trips,as computed in analysis concluded that the proposed Yes accordance with the most current edition of the use would produce 14 new PM peak- Institute of Transportation Engineers Trip hour-trips to the site. Generation Manual. Chapter 20.98 AMC,State Environmental Policy Act SEPA 20.98.110 (d) Environmental Checklist. For The applicant provided a modified projects submitted as planned actions under WAC environmental checklist with the 197-11-164,the City shall use its existing application and the city has approved environmental checklist form or may modify the the proposed project per the Yes environmental checklist form as provided in WAC requirements of the checklist. 197-11-315.The modified checklist form may be prepared and adopted along with or as part of a Tanned action ordinance. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 15 of 22 Regulation nalysis Meets Chapter 13.28 AMC,Stormwater 13.28.070 Applicability of the Utility.The following The proposed project is subject to actions or applications for the following permit meeting the required stormwater and/or approvals will require submittal for regulations for the site.A Site Civil approval by the utility: site plans,design drawings, Permit shall be required for all site and operations and maintenance plans.Submittals improvements.The approval of the shall be consistent with the provisions of this Code, stormwater system takes place and shall comply with the stormwater manual and during this review process.All engineering standards: stormwater systems shall comply yes (3) New Development with the City of Arlington Public Works Standards and Specifications and the most recent Department of Ecology Stormwater Manual for Western Washington.This has been added as a permit condition. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 16 of 22 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 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 Yes November 18, 2025. (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 modified environmental checklist and complies with the Yes regulations of the Cascade Industrial Center Planned Action EIS. (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. 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 Design Review for Holman Recovery II (PJ26-0143 / PJ25-0144) is hereby APPROVED, subject to the following conditions. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 17 of 22 V. CONDITIONS Zoning Permit• 1. All development shall be in substantial conformance with the approved Site Plans, Landscape Plans, and Supplemental Drawings received on February 5, 2026, subject to any conditions or modifications that may be required as part of the permit review. 2. The applicant shall comply with the approved Modified SEPA Decision and Complete Streets Checklist 3. The Health Care Facility shall be properly licensed pursuant to any and all state requirements. 4. 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. 5. The applicant shall comply with all permits and conditions thereof from the City of Arlington and other government agencies with jurisdiction. 6. No other Health Care Facility shall be sited within 1,200ft of the property boundary of this use. Design Review• 1. The building permit elevations and constructed site shall be consistent with the design elevations, materials, colors, and details provided on October 22,2025. 2. 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. 3. 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) 4. 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. S. A design review decision shall be approved for a maximum of two years with a valid land use permit or shall expire at the time of the land use permit,if not extended. Civil Permit: 1. A Site Civil construction permit shall be applied for and approved prior to any land disturbance on the subject property. 2. The project is subject to submit a Right-of-Way Permit for all work with public rights-of-way. 3. 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. 4. 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. 5. 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 Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-0143/PJ25-0144 Page 18 of 22 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: 1. A building permit application shall be reviewed and approved prior to building construction on the site. 2. All building permits shall meet the most current edition of the International Building Code. 3. The project is subject to applicable water and sewer utility fees.These fees are collected at the time of building permit issuance. 4. Prior to issuance of building permits,all associated traffic impact fees shall be paid. Other: 1. All contractors working on the site are required to obtain a Washington State Business License and a City of Arlington Endorsement. Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery H PJ25-01431PJ25-0144 Page 19 of 22 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. A design review decision shall be approved for a maximum of two years with a valid land use permit or shall expire at the time of the land use permit,if not extended. I. 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 Wednesday May 6y 6.2026,and the appeal fee as set by resolution is paid. Prepared by:Ameresia Lawlis,Associate Planner Date:April 22, 2026 ORDERED THIS ON THE 22nd DAY OF April , 2026 Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: Justin Pedersen, Harmsen LLC Zoning Permit-Site Plan Review Administrative Design Review Holman Recovery 11 PJ25-01431PJ25-0144 Page 20 of 22 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 Holman Recovery H PJ25-0143/PJ25-0144 Page 21 of 22 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 Holman Recovery H PJ25-01431PJ25-0144 Page 22 of 22