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HomeMy WebLinkAbout20260224_26-0057_ULS_Final_Decision i Community and Economic Development Planning Division 18204 591h Avenue NE,Arlington,WA 98223 FINAL MINOR PLAT STAFF REPORT AND PERMIT DECISION GENERAL INFORMATION File Number: PLN#1388/ PJ#26-0057 Project Title: Jensen 4 Owner/Applicant: Corstone Contractors, LLC Contact: Ali Tapert Description: 4-lot Final Minor Unit Lot Subdivision Location: 7917 Jensen Farm Lane Tax Parcel ID: 00893800000500 Lot Size: 0.31 acres (13,674 square feet) Zoning Classification: Residential High Capacity Land Use Designation: Residential High Capacity City Approvals Required: Final Minor Plat, Right of Way Permit, Civil Major Permit, Building Permits Date of Decision: February 24, 2026 Decision: APPROVED,with conditions Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 1 of 9 I. NATURE OF APPLICATION A. Request The applicant is proposing a 4-lot final minor plat dividing the subject parcel into four (4) fee simple townhome lots utilizing the AMC 20.44 Unit Lot Subdivision process. Access to the site is via private access tract off Jensen Farm Lane.Two (2) open space/stormwater tracts are proposed for the required open space and drainage requirements for the site. An existing gas line easement runs parallel to the north line of the project at the rear yard of lots 1-4 and tract 997, within the rear yard setback. The preliminary minor unit lot subdivision was approved by the Community and Economic Development Department on October 14, 2024 and has subsequently completed all required improvements and met all required conditions. B. Project Chronology/Background A formal application for the final minor plat was submitted to the Community&Economic Development Department on August 22, 2025, 2025. Staff routed the material to City review staff the same day. Additional information and documentation was provided on December 3, 2025, December 30, 2025, January 20, 2026,January 27, 2026 and February 24, 2026. C. Site Location/Description c y Proposed Site The project is located on the north side of Jensen Farm Lane, east of the intersection of Jensen Farm Lane and Anna Lane. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 2of9 D. Site and Adjacent Zoning/Uses Proposed Site =Residential High Capacity =Public Semi Public Area Zoning Existing Use Subject Site Residential High Capacity Single-Family Residence North Public/Semi Public Community Park South Residential High Capacity Single-Family Residence East Residential High Capacity Single-Family Residence West Residential High Capacity Community Park II. COMPLIANCE WITH CONDITIONS OF THE PRELIMINARY MINOR PLAT 1. All development shall be in substantial conformance with the approved Preliminary Unit Lot Subdivision and Landscape Plans received on August 15, 2024, subject to any conditions or modifications that may be required as part of the permit review. The final minor plat site plan is in compliance with the approved preliminary plat site plan. The signed digital copy was received on January 24,2026. 2. The applicant shall meet all local, state, or federal code requirements. Please refer to the Arlington Municipal Code for a complete list of code requirements for your project type. This condition is on-going until the single-family residences receive final occupancy approval. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 3of9 3. The Preliminary Unit Lot Subdivision shall comply with all permits and conditions thereof from the City of Arlington and other government agencies with jurisdiction. This condition is on-going until the single-family residences receive final occupancy approval. 4. The development is subject to the following traffic impact fees for 4 new PM peak-hour trips for 4 new dwelling units: o City of Arlington Traffic Impact Fees: $13,420.00 ($3,355.00 for each unit). Payment of Traffic Impact Fees is required at the time of building permit issuance of the single-family residence. S. The development is subject to the following school mitigation fees for 4 new dwelling units: o Arlington School District Mitigation Fees: $16,008.00 ($4,002.00 for each unit). Proof of payment to the Arlington School District is required at or prior to the building permit issuance of each single-family residence. 6. The development is subject to the following neighborhood and community park impact fees for 4 new single-family dwelling units: o Community Park Impact Fees: $6,648.00 ($1,662.00 for each unit) Payment of Park Impact Fees is required at the time of building permit issuance of each single-family residence. 7. Impact fees do not vest and are based off the fees in pace at the time of payment or building permit issuance. This condition is on-going until the single-family residences receive final occupancy approval. 8. The applicant is required to apply for a Civil Construction Permit and receive approval prior to any land disturbance or work commencing to the site. The city issued approval of Civil Major permit#3841 on May 28,2025 for site civil work for the townhome project. 9. The applicant shall submit a lighting plan meeting requirements of 20.60 with the Civil construction Permit. No street lighting is proposed with this application as Jensen Farm Lane is adequately lit. Building lighting is to be reviewed and approved at building permit per condition of Administrative Design Review approval dated January 22,2025. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 4of9 10. The project is subject to submit a Right-of-Way Permit for all work within the public rights-of- way. This condition is on-going. Any work, use, or occupancy within City right-of-way shall require a separate right-of-way permit issued by the city prior to commencement of such work. Compliance will be verified through the City's right-of-way permitting and inspection process. 11. The project is required to meet the most current version of the Department of Ecology Stormwater Manual for Western Washington and the City of Arlington Engineering Standards for the specific details of the project. The city issued approval of Civil Major Permit#3841 on May 28,2025 for site civil work for the townhome project,satisfying this condition. 12. The applicant shall submit a copy of the incorporation of the Homeowner's Association and the Covenants,Conditions,and Restrictions with the final minor unit lot subdivision application.The CC&Rs shall include the following: o No storage of inoperable motor vehicles. o Maintenances of private lots,buildings and abutting right-of-way for the site. The applicant provided the required documents demonstrating compliance with this condition. This condition has been satisfied. 13. The proposed townhouse structure is required to meet the Development Design Standards. Per AMC 20.44.020A(c) prior to submittal of the final plat,the design of all buildings shall meet the design standards and shall have received design review approval. The design of all buildings was reviewed for conformance with the Development Design Standards and received design review approval on January 22,2025. 14. The applicant shall complete all required Civil Construction improvements on the site. All required Civil Construction improvements on the site have been completed, satisfying this condition. 15. The applicant shall submit as-builts, acquire all required bonds, and complete the civil construction punch list for the project. As-builts, bonds, and civil construction punch list for the project have been approved with Civil Major Permit#3841,satisfying this condition. 16. The applicant shall provide the conditions found in AMC 20.44.020N on the face of the final plat document. The required conditions are shown as items 1-4 under the Conditions, Covenants and Restrictions on sheet 2 of the final plat document. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 5of9 17. The applicant shall provide language to be placed on the final unit lot subdivision that notifies future property owners of possible effects from aviation activities and the proximity of the Arlington Municipal Airport. The required notification is shown as item #5 under the Conditions, Covenants and Restrictions on sheet 2 of the final plat document. This condition has been met. 18. The proposed townhome garages shall be recessed from the face of the primary structure a minimum of four (4) feet and approved with Design Review prior to final minor unit lot subdivision submittal. The design of all buildings was reviewed for conformance with the Development Design Standards and received design review approval on January 22,2025. 19. The proposed project shall provide sufficient lighting throughout the site that will illuminate the public road,private drive,parking areas and residences.The final lighting plan shall be approved with the Civil Permit. No street lighting is provided with this application as Jensen Farm Lane is adequately lit. Building lighting is to be reviewed and approved at building permit per condition of Design Review approval. 20. A condition of final minor unit lot subdivision approval shall be specification of ownership of the common areas within the subdivision.The applicant shall provide a condition on the face of the final minor unit lot subdivision that the ownership of the common areas is the responsibility of the homeowners association. Declaration on the face of the final minor unit lot subdivision designates the Jensen Farm Townhomes Association (HOA) as having ownership of the common areas in perpetuity, satisfying this condition. 21. The applicant shall provide a condition on the face of the final minor unit lot subdivision that no parking is allowed along the private drive. This condition has been met via Condition, Covenants and Restrictions number 9 on sheet 2 of the final minor unit lot subdivision. 22. The utilities proposed with the preliminary minor unit lot subdivision are required to be installed per the Public Works Construction Standards and Specifications. The final approval of all utilities is completed with the civil permit. All utility installation shall be approved prior to final unit lot subdivision approval. The city issued approval of Civil Major permit#3841 on May 28,2025 for site civil work for the townhome project and as-builts were approved on February 6,2026. 23. The final unit lot subdivision shall be recorded at Snohomish County Auditor's Office and the recorded document returned to the City of Arlington prior to issuance of any Building Permits. If a conformed copy of the recorded documents are not returned to the City of Arlington within 30 days of the date signed by the city, the city may expire the final plat decision and withhold building permits. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 6of9 24. The proposed building plans shall be incompliance with the approved Design Review Board Decision issued on February 23, 2024. This condition is on-going until the single-family residences receive final occupancy approval. 25. The project is subject to applicable water and sewer utility fees. These fees are collected at the time of building permit issuance. This condition is on-going until the single-family residences receive final occupancy approval. 26. Prior to issuance of building permits, all associated impact fees shall be paid. This condition is on-going until the single-family residences receive final occupancy approval. 27. All contractors working on the site are required to obtain a Washington State Business License and a City of Arlington Endorsement. This condition is on-going until the single-family residences receive final occupancy approval. 28. The placement of Snohomish County PUD transformer cases shall be reviewed and approved by the city.All cases that abut public right-of-way are required to be decoratively wrapped. This condition is on-going until the single-family residences receive final occupancy approval. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 7 of 9 III. CONCLUSIONS Under AMC 20.16.220(b),the Community Development Director shall issue the requested zoning permit unless he concludes after reviewing the application that: Regulation Analysis Meets (1)The requested permit is not within its The requested final minor plat is within jurisdiction according to the table of the City of Arlington's jurisdiction per the Yes permissible uses. zoning map and permissible use table. (2)The application is incomplete. The application for the subject final minor plat was deemed complete on December 8, Yes 2025. (3) If completed as proposed in the The proposed final minor plat 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 WAC 197-11-800(1) allows exemptions with SE PA. from review under the State Environmental Policy Act for minor new Yes construction resulting in 4 multi-family residential units. (5)The proposed project is not in The proposed final minor plat divides the conformance with the Comprehensive Plan, property into four parcels,which complies Transportation Plan,and the Arlington with the Arlington Municipal Code, Yes Municipal Code. Comprehensive Plan,and Transportation Plan. IV. 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.March 10,2026,and the appeal fee as set by resolution is paid. Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 8of9 V. DECISION The zoning permit is hereby APPROVED, subject to the conditions specified above. VI. EXHIBITS 1. Jensen 4 Final Minor Plat-Zoning Permit- PLN #1388/PJ#26-0057 (on file at CED Office) 2. Jensen 4 Preliminary Minor Plat-Zoning Permit- PLN #1228 (on file at CED Office) Prepared by: Jen Haugen, Planning Manager Date: February 24, 2026 ORDERED THIS ON THE 24th DAY OF February 2026 /YL- Amy Rusko, Community and Economic Development Department Director Distributed to the Following Parties: Ali Tapert,Corstone Contractors,LLC Zoning Permit Jensen 4 Final Minor Plat-PLN#1388/PJ#26-0057 Page 9 of 9