HomeMy WebLinkAbout20260721_PLN1429_Decision i
Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington,WA 98223
ADULT FAMILY HOME CONVERSION - TYPE I PERMIT
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PLN1429
Project Title: Seid Adult Family Home
Owner/Applicant: Abyot Seid
Description: Convert the home into a 6-bedroom adult family home
Location: 1972147th Ave NE
Tax Parcel ID: 00564600000401
Lot Size: 0.23 acres
Topographical Description: Generally flat
Zoning Classification: Residential Moderate Capacity
Land Use Designation: Residential Moderate Capacity
Proposed Use Classification: Adult Family Home (6 or fewer adults)
City Approvals Required: Zoning Permit and Building Permit
Date of Decision: July 21, 2026
Decision: APPROVED,with Conditions
Zoning Permit-Site Plan Review
Seid Adult Family Home-PLN1429
Page 1 of 11
NATURE OF APPLICATION
A. Request
The project proposes to retain the existing three bedrooms,convert the garage into two additional
bedrooms,and construct one additional bedroom,for a total of six bedrooms. Exterior changes include
accessibility improvements for ADA compliance.Project Chronology/Background
A formal application for an Adult Family Home Conversion was submitted to the Community & Economic
Development Department on June 29, 2026, and routed for review. The application was deemed complete
on July 8, 2026.
B. Site Location/Description
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Site and Adjacent Zoning/Uses
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RLC=Residential Low Capacity C.P..
Area Zoning Existing Use
Subject Site Residential Moderate Capacity Single Family Residence
North Residential Moderate Capacity Single Family Residence
South Residential Moderate Capacity Single Family Residence
East Residential Low Capacity Single Family Residence
West Residential Low Capacity Single Family Residence
PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 2 of 11
A. Applicable Review Criteria and Process
The Type I 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 Permits Required. The applicant submitted a Type I
(a) Subject to this chapter,the use made of property Permit- Site Plan Review.The
may not be substantially changed (see§20.40.070, Community and Economic
Change in Use),and buildings or other substantial Development Director is responsible
structures may not be constructed, erected,moved,or for the permit decision and the Yes
substantially altered except in accordance with and decision is appealable to the Hearing
pursuant to one of the following permits: Examiner.
(1)A Type I permit issued by the Community and
Economic Development Director or his/her designee.
20.16.110 Who May Submit Permit Applications. The owner,Abyot Seid submitted the
(a)Applications for project permits will be accepted application for Seid Adult Family
only from persons having the legal authority to take Home.
action in accordance with the permit or the
subdivision plat approval. By way of illustration,in
general this means that applications should be made Yes
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,or the agents of such persons
(who may make application in the name of such
owners,lessees, or contract vendees).
20.16.120 Official Representative of the Applicant. The owner,Abyot Seid is the official
The applicant for each land use permit shall designate representative for the subject permit.
an official representative,which may be himself,to Yes
receive all correspondence,determinations,and
notices regarding the application.
20.16.150 Vesting of Permits. The application was deemed complete
(a) Land use permit applications shall be considered on July 8, 2026,and thus vested to the
vested on the date that an application is deemed code at the time for the Adult Family
complete pursuant to§20.16.205 (Complete Home Conversion. Yes
Application) and applications shall be processed
under the land use regulations in effect on that date.
However,subsequent permits on the same property
are not vested on this date.
20.16.200 Applications to Be Complete. The applicant submitted a complete
(a)All applications for project permits must be application for the adult family home Yes
complete before the permit-issuing authority is conversion on June 29, 2026.
required to consider the application.
Adult Family Home Conversion-Type 1 Permit
Seid Adult Family Home-PLN#1429
Page 3of11
Regulation Analysis Meets
20.16.205 (c) Complete Application.Within 28 days The application was submitted on June
of receiving the permit application,the Community 29, 2026.The City issued a Notice of
Economic Development Director shall mail or Complete Application on July 8, 2026,
provide in person a written determination to the within the 28-day timeframe. Yes
applicant,stating either:
1.That the application is complete; or,
2.That the application is incomplete and what is
necessary to make the application complete.
20.16.215 Distribution of Application.Upon receipt The application was routed to all
of a zoning,special use or conditional use permit effected city departments on June 29,
application,the Planning Official shall, in addition to 2026,July 8, 2026,and July 14, 2026.
all interested City Departments,send a copy of the Yes
application to the authorities and agencies
reviewing or furnishing water,fire,school,and
sanitary sewer service to the proposed project.
20.16.220 Project Permits. The permit was submitted to city staff on
(a)A completed application form for a project June 29, 2026.The project was reviewed
permit shall be submitted to the Community and for compliance with the Arlington Yes
Economic Development Director by filing a copy of Municipal Code and found complete on
the application with the planning department. July 8, 2026.
20.16.270 Time Limitations for Permit Processing. The proposed zoning permit was
(a) The City shall issue its notice of final decision on reviewed and issued within the 65-day
a permit application within 65 days after the timeframe per the following dates:
Community and Economic Development Director
notifies the applicant that the application is Action Date
complete,as provided in 20.16.205. In determining Date of Application 6-29-2026
the number of days that have elapsed,the following Notice of Complete 7-8-2026
periods shall be excluded: Application Yes
(1)Any period during which the applicant has been 1st Review Comments 7-8-2026
requested to correct plans,perform required 1st Resubmittal 7-8-2026
studies, or provide additional required information. 2nd Review Comments 7-14-2026
2nd Resubmittal 7-14-2026
Decision 7-21-2026
Total Process Days: 13 of 65 Days
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 4 of 11
Regulation I Analysis Meets
Chapter 20.36 AMC,Zoning Districts and Zoning Ma
20.36.010 Residential Districts Established. (c) The The subject property is zoned
Residential Low Capacity(RLC) district is established Residential Low Capacity.The existing
primarily to accommodate detached single-family single-family residence is proposed to
residential uses at lower capacity levels typically on be converted into an adult family
7200 -9600 square foot parcels,but also allows for home.The adult family home is Yes
recreational,quasi-public,and public uses that considered residential per Washington
customarily serve residential development. Some State regulations and is allowed within
types of two-family residences are allowed in this the Residential Low-Capacity Zoning.
district on larger lots.
Chapter 20.40.120 AMC,Residential Zones Permissible Use Table
20.40.010 Table of Permissible Uses.The Tables of The proposed Adult Family Home is an
Permissible Uses sets forth the permissible uses allowed use per the permissible use
within the respective zoning classifications in the city, table within the Residential Low-
subject to other applicable provisions in this title. It Capacity. Yes
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 Zone: RLC
Adult Family Home Permit Type: I
Chapter 20.44 AMC,Supplemental Use Regulations
20.44.068 Adult Family Home The applicant has submitted an adult
(a)A new adult family home is required by Chapter family home conversion permit and is
20.40 to obtain a zoning permit. required to meet all Washington State
(b) The adult family home shall comply with all regulations prior to operating.
Washington State regulations.
(c) The adult family home shall comply with the The applicant is required to obtain all
International Building Code, International Residential required building permits and
Code,and International Fire Code. (d) The adult business licenses prior to operating.
family home shall obtain a business license from
Washington State DOR and the City. The applicant has submitted a site
(e) The applicant shall provide the following for plan showing the existing structure,
compliance: proposed updates to the residential
(1) Zoning Permit application form and checklist. home,provided ADA accessibility,
Type of permit determined above in section interior layout of bedrooms, common Yes
20.44.068 (a) and (b). areas,kitchen,living room, dining
(2) Site Plan showing all changes within the structure, room, restroom,and laundry room.
including the layout,ADA accessibility,the number of The proposal has provided a site plan
proposed bedrooms,number of proposed beds, and showing compliance with all
access to all common areas,including but not limited applicable code sections and
to kitchen,living room, dining room,restrooms,and regulations for all changes within the
laundry room.
structure.
(3) Site Plan showing all changes outside the
structure, including parking spaces per the required The site plan shows updates to the
parking listed in Chapter 20.72,ADA access and existing residence for ADA
improvements,emergency vehicle access,along with compliance. Final ADA compliance to
general ingress and egress to and from the site. be reviewed with the building permit.
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 5 of 11
Regulation Analysis Meets
Chapter 20.46 AMC,Design
20.46.010 Conformance with Design Standards. (a) Proposed exterior alterations and
Structures within the following subsection (1) are additions shall comply with the
subject to the relevant design standards adopted in regulations set by the
this chapter and the Development Design Standards. Development Design Standards.
No building or land use permit shall be issued for Final elevations shall be reviewed Yes
structures or uses that do not conform to the and approved administratively at
applicable guidelines or standards except as allowed the time of building permit.
under Subsection (b).
(1) Zones
(L) Residential Low Capacity
Chapter 20.48 AMC,Density and Dimensional Regulations
20.48.040 Building Setback Requirements.No portion The proposed project is within
of any building or any freestanding sign may be the Residential Low-Capacity
located on any lot closer to any lot line than is zone.The proposed addition Yes
authorized in Table 20.48-1 Density and Dimensional meets the setback requirements.
Standards for the Residential Low-Capacity zone.
Table 20.48-1 Density and Dimensional Standards
Minimum Lot Size: 7,200-9,600 square feet 9,999sf(Existing) Yes
Minimum Lot Width: 50 feet 62.50 feet(Existing) Yes
Front Lot Boundary Line Setback: 20 feet 20+feet(Existing) Yes
Rear Lot Boundary Line Setback: 20+feet(Existing)
Primary: 20 feet Yes
Accessory: 5 feet
Side Lot Line or Alley Building Setback: 5 feet 5+feet(Existing) Yes
Building Height Limitation: 35 feet Existing single-story home. Yes
Maximum Lot Coverage: 35% 25%Total Impervious Yes
20.48.044 Garage Setbacks/Minimum Driveway The proposal includes vehicle
Length. access to the lot from 47th Ave NE
(a) Driveway Length onto an existing paved driveway.
(1)All residential driveways taking access from a
public road (not including alleys) shall be a minimum
of twenty-two feet in length from the front property
line or right-of-way.
(2)All residential driveways taking access from a Yes
public alley or private drive shall either be five feet or
less or be between twenty to twenty-two feet in
length from the property line or right-of-way.
(3) Driveways shall be impervious surface (concrete
and or asphalt) and utilize LID drainage when
feasible.
Adult Family Home Conversion-Type 1 Permit
Seid Adult Family Home-PLN#1429
Page 6 of 11
Regulation Analysis Meets
Chapter 20.56 AMC,Streets and Sidewalks
20.56.030 Access to Lots. The proposed project provides
Every lot shall have access to it,that is sufficient to driveway access from 47th Ave NE.
afford a reasonable means of ingress and egress for This access point provides a public
emergency vehicles as well as for all those likely to means of ingress and egress for Yes
need or desire access to the property and its intended emergency vehicles,passenger
use.Access includes vehicular,pedestrian,bicycle, vehicles,pedestrian,and bicycle
and other common forms of transportation. transportation.
20.56.050 Entrances to Streets. The proposed project provides one
(a)All driveway entrances and other openings onto main driveway access point to the
streets within the city's planning jurisdiction shall be building.The proposed project
constructed so that: complies with the following City of
1.Vehicles can enter and exit from the lot in question Arlington Standards and
without posing any substantial danger to themselves, Specifications:
pedestrians,or vehicles traveling in abutting streets, • The driveway entrance provides
and safe access to the site and does not
2. Interference with the free and convenient flow of propose to impede vehicle or Yes
traffic in abutting or surrounding streets is pedestrian travel.
minimized. • Access to the site is not proposed to
3. Driveway cuts shall be limited so the narrowest interfere with the flow of traffic
width necessary to provide safe ingress and egress along 47th Ave NE.
onto and from the property. • One driveway cut exists along 47th
4. Driveways shall not be located adjacent to one Ave NE and no additional cuts are
another in such a manner as to create a"double proposed.
width"driveway without any landscaping between
the driveways.
Chapter 20.60 AMC,Utilities
20.60.400 Lighting Requirements. The existing lighting should be
(a)All public streets,sidewalks,and other common sufficient to light the area. If new
areas or facilities shall be sufficiently illuminated to lighting is necessary,the applicant
ensure security of property and the safety of persons shall meet all applicable lighting Yes
using such streets,sidewalks and other common areas requirements.
or facilities.
(d)All outdoor lights shall be low sodium or similar The adult family home does not
lamp type and be down shielded to prevent light propose new lighting with the project. Yes
pollution.
20.60.410 Excessive Illumination. Lighting within any The proposed adult family home is
lot that unnecessarily illuminates any other lot or within an existing subdivision. No new
public right-of-way and substantially interferes with lighting is proposed. Yes
the use or enjoyment of such other lot or public right-
of-way is prohibited.
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 7 of 11
Regulation Analysis Meets
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 site plans that it meets the
provide a sufficient number of parking spaces to required parking for the site with four
accommodate the number of vehicles that ordinarily onsite parking spaces.
are likely to be attracted to the development in Yes
question.
Adult Family Home: 3 spaces for every six beds within
the home or facility.
20.72.030 Parking Space Dimensions. The site plan shows the standard
(a) Except accessible parking spaces,each parking parking spaces provided on site are
space shall contain a rectangular area of at least 19 shown as 19'x 9'. Yes
feet long and 9 feet wide.
0.72.060 Parking Area Surface. The site plan shows that the proposed
(a)All parking areas shall be graded and surfaced parking areas are within the existing
with asphalt,concrete or other material that will concrete driveway,in compliance with
provide equivalent protection against potholes, the Public Works Standards.
erosion,and dust.Specifications for surfaces meeting
the standard set forth in this subsection are contained
in the Public Works Construction Standards and Yes
Specifications.
(b) Parking spaces shall be appropriately demarcated
with painted lines or other markings.
(c) Parking areas shall be properly maintained in all
respects.
Chapter 20.98 AMC,State Environmental Policy Act SEPA
20.98.090 Flexible Thresholds for Categorical The Adult Family Home falls under the
Exemptions. exemption thresholds for minor
(a) The City establishes the following maximum construction within a single family
exempt levels for minor new construction under residential unit. Yes
WAC 197-11-800 (1)(b) based on local conditions:
(1) For single family residential detached units in
WAC 197-11-800 1 b i : Up to 30 dwelling units.
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 8 of 11
III. CONCLUSIONS
(a) The applicant has applied for a Type I Permit as required under AMC 20.16.
(b) Under AMC 20.16.220 (c), the Community and Economic Development Director shall issue
the requested permit unless it concludes that:
Regulation Analysis Meets
(a) The requested permit is not within its jurisdiction The requested site plan review is
according to the table of permissible uses. within the City of Arlington's Yes
jurisdiction per the above zoning map
and permissible use table.
(b) The application is incomplete. The application for the subject site
plan review was deemed complete on Yes
July 8, 2026.
(c) If completed as proposed in the application,the The proposed site plan review
development will not comply with one or more of the complies with all required sections of Yes
requirements of this title. AMC Title 20 per the above staff
analysis.
(d) The proposed project is not in conformance with The proposed site plan review
the Comprehensive Plan,Transportation Plan, and the complies with the Arlington Municipal Yes
Arlington Municipal Code. Code,Comprehensive Plan, and
Transportation Plan.
(c) Under AMC 20.16.260 (a) in granting a zoning, special, conditional use, or administrative
conditional use permit,the Community and Economic Development Director or Hearing
Examiner, respectively, may attach to the permit such reasonable requirements in addition to
those specified in this title as will ensure that the development in its proposed location:
Regulation Analysis Meets
(1) Will not endanger the public health or safety. The proposed adult family home will
not endanger the public health or Yes
safety of Arlington residences.
(2) Will not materially harm adjoining or abutting The proposed adult family home will
property. not materially harm abutting Yes
properties.
(3) In terms of design and use will be compatible The proposed adult family home is
with the area in which it is located. compatible with the existing Yes
neighborhood.
(4) Will be in conformity with the land-use plan, The adult family home complies with
transportation plan or other plan officially adopted by the land-use plan,transportation plan Yes
council. and other plans adopted by council.
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 9 of 11
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 Adult Family Home Conversion-
Type I Permit,Seid Adult Family Home (PLN#1429) is hereby APPROVED,subject to the following
conditions.
V. CONDITIONS
Zoning Permit:
1. All development shall be in substantial conformance with the approved site plan received on July 14,
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.
3. All parking areas shall be graded and surfaced with asphalt, concrete or other material that will
provide equivalent protection against potholes,erosion,and dust and meet the requirements of the
Public Works Construction Standards and Specifications.
4. The applicant is required to meet all Washington State requirements prior to operating the adult
family home.
Building:
5. A building permit application shall be reviewed and approved prior to building construction on the
site.
6. A Fire Sprinkler Permit application shall be reviewed and approved prior to building construction on
the site.
7. All building permits shall meet the most current edition of the International Building Code or
International Residential Code.Attached is a list of code requirements that are specifically called to
the developer's attention. It is in no way intended to be a complete list of code requirements,but a
general checklist of major steps and issues. Please refer to the Arlington Municipal Code for a
complete list of code requirements for your project type.
8. All required improvements shall be installed prior to receiving the Certificate of Occupancy to
operate the adult family home.
Other:
9. Construction hours of operations are limited to 7:00 am to 7:00 pm Monday through Saturday. No
construction activity or use of heavy equipment may occur on Sundays or holidays observed by the
city.
10. All contractors working on the subject site shall obtain a City of Arlington Business License through
the Washington State Department of Licensing.
11. The existing business shall obtain a City of Arlington Business License through the Washington State
Department of Licensing.
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 10 of 11
VI. EXPIRATION
Per AMC 20.16.280,a Type I Permit shall expire automatically if,within two (2) years after the issuance of
such permits:
1. The use authorized by such permits has not commenced,in circumstances where no substantial
construction,erection,alteration,excavation, demolition, or similar work is necessary before
commencement of such use, or
2. Less than 10 percent of the total cost of all construction,erection,alteration,excavation, demolition,
or similar work on any development authorized by such permits has been completed on the site.
VII. APPEAL
This decision may be appealed pursuant to AMC 20.20.010,which provides for a hearing of the zoning
permit decision before the Hearing Examiner.Any aggrieved party of record may file an appeal within 14
days of the permit decision.An appeal shall be considered filed when a written notice of appeal,specifying
the grounds and arguments,therefore,is delivered to the Department of Community and Economic
Development by 5:00 PM on Tuesday.August 4. 2026,and the appeal fee as set by resolution is paid.
Prepared by:Ameresia Lawlis,Associate Planner
Date:July 21, 2026
ORDERED THIS 21st DAY OF July, 2026.
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Abyot Seid, Owner
ATTACHMENT B
Adult Family Home Conversion-Type I Permit
Seid Adult Family Home-PLN#1429
Page 11 of 11