HomeMy WebLinkAbout20260731_PLN1308_Decision i
Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington, WA 98223
ZONING PERMIT - PRELIMINARY MINOR PLAT
STAFF REPORT AND PERMIT DECISION
GENERAL INFORMATION
File Number: PLN #1308/ PJ26-0011
Project Title: Quail Ridge Tract 999 Re-Plat
Owner: KJR Family LLC
Applicant/ Contact: Ry McDuffy, Orca Land Surveying
Description: Divide Tract 999 into (2) developable lots and (1) tract
Location: Along 196th Place NE within Quail Ridge Plat
Address: xxx 196th Place NE
Tax Parcel ID: 01052300099900
Lot Size: 13.08 acres
Topographical Description: Generally flat
Zoning Classification: Residential Low Capacity
Land Use Designation: Residential Low Capacity
Proposed Use Classification: Preliminary Minor Plat
City Approvals Required: Preliminary Minor Plat,Civil Permit,
Final Minor Plat, Building Permits
Date of Decision: July 31, 2026
Decision: APPROVED,with Conditions
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 1 of 15
I. NATURE OF APPLICATION
A. Request
The applicant is proposing a preliminary short (minor) plat to divide the existing 13.08 acre Tract 999
into two single-family residential lots, while the remaining portions of Tract 999 will be reserved as
Tract 999. The two residential lots are proposed as infill development within the existing subdivision
and will take access from 196th Place NE.
B. Project Chronology/Background
A formal application for the preliminary plat was submitted to the Community&Economic Development
Department on January 31, 2025 and staff routed the material to City review staff. The applicant
provided additional information on May 21, 2025, and August 5, 2026 and staff routed the material to
city review staff. A Notice of Complete Application was issued on August 22, 2025. The applicant
submitted revised information on November 6, 2025,January 13, 2026 and July 9, 2026.
C. Site Location/Description
xY Diu i ' y1';
The site is located :
along 196th Place
NE within Quail y �'
- a
Ridge Plat
196th PI NE
D. Site and Adjacent Zoning/Uses
Proposed Site
RLC
u RI C—Residential I nw Canarity a RULC—Residential Ultra Low Capacity
Area Zoning Existing Use
Subject RLC Single-Family Residences
Site
North RULC Single-Family Residence
South County Single-Family Residence
East RLC Single-Family Residence
West RULC Single-Family Residence
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 2 of 15
II. PROJECT CONSISTENCY WITH TITLE 20 AMC, ZONING
A. Applicable Review Criteria and Process
The Zoning Permit- Preliminary Minor Plat request is subject to review for conformity with the
Arlington Municipal Code (AMC),including but not limited to the following:
Regulation I Analysis Meets
Chapter 20.16 AMC,Permits and Land Division Approval
20.16.100 Permits Required The applicant submitted a zoning
(c) Physical improvements to land to be permit for Preliminary Minor Plat.The
subdivided may not be commenced except in Community and Economic
accordance with a zoning permit issued by the Development Director is responsible Yes
Community and Economic Development Director for the permit decision and the decision
for minor subdivisions. is appealable to the Hearing Examiner.
20.16.110 Who May Submit Permit Applications. The representative of KJR Family LLC,
(a)Applications for zoning will be accepted only John Robinett,signed the zoning permit
from persons having the legal authority to take application for site plan review that
action in accordance with the permit or the was submitted to the City.
subdivision plat approval.By way of illustration, Yes
in general this means that 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 representative of KJR Family LLC,
Applicant. John Robinett designated Ry McDuffy,
The applicant for each land use permit shall ORCA Land Surveying,as the official
designate an official representative,which may representative for the subject permit. Yes
be himself,to receive all 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 October 23, 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.
20.16.140 Submittal of Application. The project applicant scheduled a
(a) To minimize development planning costs, submittal intake appointment with the
avoid misunderstanding or misinterpretations, Community and Economic
and ensure compliance with the requirements of Development Department and
this title,a submittal intake appointment is submitted the application on January Yes
required between the developer and the 31, 2025.
Community Development staff as provided in
this section.
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 3of15
Regulation Analysis Meets
20.16.150 Vesting of Permits. The proposed application for Quail
(1) Land use permit applications shall be Ridge Tract 999 Re-Plat Preliminary
considered vested on the date that an application Minor Plat review vested on August 22,
is deemed complete pursuant to 20.16.205 and 2026,with the issuance of the complete
applications shall be processed under the land application.The required impact fees
use regulations in effect on that date. However, for the proposal do not vest with the
subsequent permits on the same property are project and the fee in place at the time Yes
not vested on this date. of payment is the amount due.
(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 applicant submitted a complete
(a)All applications for zoning permits must be application for Quail Ridge Tract 999 Yes
complete before the permit-issuing authority is Re-Plat Preliminary Minor Plat
required to consider the application.
20.16.205 (c) Complete Application.Within 28 The application was submitted on
days of receiving the permit application,the January 31, 2025.The City issued a
Community Development Director shall mail or Notice of Incomplete Application on Yes
provide in person a written determination to the February 19, 2025.The notice was
applicant. issued within the 28-daytimeframe.
20.16.205 (g)Within fourteen (14) days after an Additional information was submitted
applicant has submitted to the Community and on May 21, 2025,with an additional
Economic Development Director the additional Notice of Incomplete Application was
information identified as being necessary for a issued on June 12, 2025.
complete application,the Community and Additional information was submitted Yes
Economic Development Director shall notify the on August 5, 2 02 5,with an additional
applicant whether the application is complete or Notice of Complete Application was
what additional information is necessary issued on August 22, 2025,within the
14-daytimeframe.
20.16.215 Distribution of Application.Upon The application was routed to all
receipt of a zoning,special use or conditional use effected city departments on January
permit application,the Planning Official shall,in 31, 2025, May 21,2025,August 5,2025,
addition to all interested City Department,send a November 6,2025,January 13, 2026, Yes
copy of the application to the authorities and and July 9, 2026.
agencies reviewing or furnishing water,fire,
school,and sanitary sewer service to the
proposed project.
20.16.220 Zoning Permits. (a)A completed The zoning permit was submitted to
application form for a zoning permit shall be city staff on January 31, 2025.The
submitted to the community and economic project was reviewed for compliance Yes
development director by filing a copy of the with the Arlington Municipal Code.
application with the planning department.
20.16.230 Notice of Application. A Notice of Application was issued on
(a) The Community and Economic Development August 27,2025.
Director shall give public notice of any
application filed for a land division permit,Type Yes
lI or Type III permit or other permits at the
director's discretion by issuing,distributing,and
advertising a"Notice of Application"
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 4of15
Regulation Analysis Meets
20.16.270 Time Limitations for Permit The proposed zoning permit was
Processing. (a) The City shall issue its notice of reviewed and issued within the 120 day
final decision on a permit application within 120 timeframe per the following dates:
days after the Community and Economic
Development Director notifies the applicant that Action Date
the application is complete,as provided in Date of Application 1-31-2025
20.16.205. In determining the number of days Notice of Incomplete 2-19-2025
that have elapsed,the following periods shall be Application
excluded: Resubmittal 5-21-2025
(1)Any period during which the applicant has Notice of Incomplete 6-12-2025
been requested to correct plans,perform Application
required studies,or provide additional required Resubmittal 8-5-2025
information. Notice of Complete 8 22 2025 Yes
Application
Review Comments Sent 8-26-2025
Revisions Received 11-6-2025
2nd Review Comments 11-14-2025
Sent
2nd Revisions Received 1-13-2026
3rd Review Comments 1-16-2026
Sent
3rd Revisions Received 7-9-2026
Decision 7-31-2026
Total Process Days: 37 Days
Chapter 20.36 AMC,Zoning Districts and Zoning Map
20.36.010 Residential Districts Established. The subject property for the proposed
(c) The Residential Low Capacity(RLC) district is zoning permit is zoned Residential Low
established primarily to accommodate detached Capacity.The proposal does not include
single-family residential uses at lower capacity recreational,quasi-public or public
levels typically on 7200 -9600 square foot uses.
parcels,but also allows for recreational,quasi- Yes
public,and public uses that customarily serve
residential development.Some types of two-
family residences are allowed in this district on
larger lots.
Chapter 20.38 AMC,Airport Protection District
20.38.060 Airport Protection District The property is located under
Boundaries. Subdistrict D.
(a)Airport Protection Subdistrict A
(b)Airport Protection Subdistrict B Yes
(c)Airport Protection Subdistrict C
(d)Airport Protection Subdistrict D
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 5of15
Regulation Analysis Meets
Chapter 20.40 AMC,Permissible Uses
20.40.010 Table of Permissible Uses.The Tables The proposed Single Family Residence
of Permissible Uses sets forth the permissible are allowed uses per the permissible
uses within the respective zoning classifications use table within the Residential Low
in the city,subject to other applicable provisions Capacity Zone through the subdivision
in this title. It should be read in close conjunction processed. Yes
with the definitions of terms set forth in section
20.08 and the other interpretative provisions set
forth in this article.
Chapter 20.40.120 Residential Use Zones Permissible Use Table
Use RULC RLC RMOD RMC RHC OTR
Subdivision Minor Z Z Z Z Z Z
Single Family Residence,Detached ZV ZV ZV
• Z=Zoning Permit
• ZV=Zoning Verification Approval after Final Plat
Chapter 20.46 AMC,Design
20.46.010 (a) Conformance with Design Standards. The proposed Single-Family
Structures within the following zones are subject Residential structures are required to
to the relevant design standards adopted in this meet the Development Design
chapter. No building or land use permit shall be standards and will be required to yes
issued for structures or uses that do not conform receive Design Review approval prior
to the applicable standards. to the issuance of building permits.
(1) Zones
(M) Residential Low Capacity
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 6 of 15
Regulation Analysis Meets
Chapter 20.48 AMC,Density and Dimensional Regulations
20.48.030 Lot Shape and Minimum Lot Width The lots created from the preliminary
(a) No lot may be created that is so narrow or minor plat are shaped in a way that
otherwise so irregularly shaped that is would be allows existing and future development
impracticable to construct on it a building that: and buildings to be able to meet all Yes
(1) Could be used for purposes that are setbacks.
permissible in that zoning district,and
(2) Could satisfy any applicable setback
requirements for that district
20.48.040 Building Setback Requirements. No The proposed project is within the
portion of any building or any freestanding sign residential low capacity zone and
may be located on any lot closer to any lot line complies with the below regulations.
than is authorized in Table 20.48-1 Density and Yes
Dimensional Standards for the residential low-
capacity zone.
20.48.042 Sight Visibility Areas at Intersections. The proposed project's main access to
At the intersection of two streets,either public the site is from the existing 1961h Place
or private,no structure,sign,vegetation,or NE.
anything else that obscures sight shall exceed
30 inches in height in the area described by a 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
Building Setback Requirements: Lot 1 Lot 2
Minimum Lot Size: 7,200sf-9,600sf 35,923sf 24,189sf Yes
Minimum Lot Width: 50ft 100.96ft 91.99ft Yes
Front Lot Boundary Line:
Non-Arterial: 20ft 76.98ft4 79.15ft4 Yes
Arterial: 40ft
Rear Lot Boundary Line: 20ft 20ft Yes
Primary: 20ft
Side Lot Line or Alley Building Setback: 5ft 5ft/10ft3 5ft Yes
Building Height Limitation: 35ft TBDz TBDz Yes
Maximum Lot Coverage: 35% 35% 35% Yes
Chapter 20.56 AMC,Streets and Sidewalks
20.56.030 Access to Lots.Every lot shall have The proposed project provides
access to it that is sufficient to afford a vehicular,pedestrian,and bicycle access
reasonable means of ingress and egress for to the property through the public
emergency vehicles as well as for all those likely streets of 196th PI NE. Yes
to need or desire access to the property in its
intended use.Access includes vehicular,
pedestrian,bicycle,and other common forms of
transportation.
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 7 of 15
Regulation Analysis Meets
20.56.050 Entrances to Streets. (a)All driveway The proposed development provides
entrances and other openings onto streets within driveway access to each residence.
the city's planning jurisdiction shall be constructed The proposed project complies with
so that: the following City of Arlington
1.Vehicles can enter and exit from the lot in Standards and Specifications:
question without posing any substantial danger to The proposed driveway
themselves,pedestrians,or vehicles traveling in entrances are located in the areas
abutting streets,and that would have the least
2. Interference with the free and convenient flow of interference with surrounding Yes
traffic in abutting or surrounding streets is streets.
minimized. • The proposed driveway cuts
3. Driveway cuts shall be limited so the narrowest are over 100'from the
width necessary to provide safe ingress and egress intersection and provide safe
onto and from the property. access in and out of each
4. Driveways shall not be located adjacent to one property.
another in such a manner as to create a"double • The proposed driveways are
width"driveway without any landscaping between not"double width".
the driveways.
20.56.080 Street Width,Sidewalk,and Drainage 196th PI NE is an existing street.The
Requirements in Subdivisions. (d)All public streets development of these two lots shall
shall be constructed with curb,gutter,sidewalk, not require any additional Yes
and,as provided in 20.76.110,landscape strips and improvements.
street trees.
20.56.120 Street Intersections. (a) Streets shall The proposed project provides 90-
intersect at 80'to 90°. Not more than two streets degree driveway intersection at all
shall intersect at any one point or vary from the access points and 90-degree street Yes
above angle of connections. intersection.
20.56.130 Construction Standards and The proposed project shall repair any
Specifications. Construction and design standards public infrastructure damaged during
and specifications for streets,sidewalks,and curbs site development.
and gutters are contained in the"Public Works Yes
Construction Standards and Specifications,"and all
such facilities shall be completed in accordance
with these standards.
Chapter 20.60 AMC,Utilities
20.60.100 Sewage Disposal Facilities Required. The project is unable to connect the
Every principal use and every lot within a City of Arlington public sewage
subdivision shall be served by a sewage disposal system due to the distance from the
system that is adequate to accommodate the closest sewer line and was denied on
reasonable needs of such use or subdivision lot and July 30,2026 for sewer hookup.
that complies with all applicable health Snohomish County Health District Yes
regulations.Such uses or subdivision lots shall be Approval is required for the private
connected to a public sewage disposal system sanitary sewer(septic tanks)
before the completion of the construction of such proposed prior to approval of final
building or structure or,under special plat.
circumstances and with the Public Works Director
authorization,before any occupancy or use thereof.
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 8of15
Regulation Analysis Meets
20.60.300 Water Supply System Required. Every The proposed project is required to
principal use and every lot within a subdivision connect to City of Arlington water.
shall be served by a water supply system that is Water is available from the City of
adequate to accommodate the reasonable needs of Arlington per the Water/Sewer
such use or subdivision lot and that complies with Availability application that was
all applicable health regulations. approved by Public Works on July 30,
2026.Any existing on-site water Yes
wells located on the property are
required to be decommissioned.
The construction of utilities shall
meet all requirements of the Public
Works Construction Standards and
Specifications.
20.60.450 Underground Utilities.All existing, All new utilities to the properties and
extended,new electrical power lines,telephone, within the preliminary minor plat are
gas distribution,cable television,and other required to be installed underground
communication and utility lines shall be placed and shall be shown on Building
underground in accordance with the specifications Permit plans.Utility improvements Yes
and policies of the respective utility service are required to be installed prior to
providers and located in accordance with the final plat approval.
Public Works Construction Standards and
Specifications.
Chapter 20.72 AMC,Parking
20.72.010 Number of Parking Spaces Required. The proposed project has shown on
(a)All developments in all zoning districts shall the approved site plan that it meets
provide a sufficient number of parking spaces to the required parking for the site.
accommodate the number of vehicles that Required Parking Spaces
ordinarily are likely to be attracted to the
development in question. Single Family Residence 2 Spaces Yes
Single Family Residence: 2 spaces for each Provided Parking Spaces
dwelling unit,except that one-bedroom (2) Single Family 4 Spaces
units require only one space Residences
20.72.060 Parking Area Surface. All parking areas shall be graded and
(a)All parking areas shall be graded and surfaced surfaced with asphalt,concrete or
with asphalt,concrete or other material that will other material that will provide
provide equivalent protection against potholes, equivalent to service the residences.
erosion,and dust.Specifications for surfaces
meeting the standard set forth in this subsection Yes
are contained in the Public Works Construction
Standards and Specifications.
(b) Parking spaces shall be appropriately
demarcated with painted lines or other markings.
(c) Parking areas shall be properly maintained in
all respects.
Regulation Analysis Meets
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 9 of 15
Chapter 20.76 AMC,Screening and Trees
20.76.020 General Screening Standard. The project is zoned Residential Low
Developments shall provide sufficient Capacity and surrounded by single-family
screening so that: residences.
1. Neighboring properties are shielded from
any adverse external effects of that Yes
development.
2.The development is shielded from the
negative impacts of adjacent uses such as
streets and railroads.
20.76.030 Compliance with Screening Proposed lots are for single family
Standard.The table set forth in 20.76.050,in residences,requiring a tree in the front
conjunction with the explanations in 20.76.040 and rear of each lot.
concerning the types of screens,establishes
screening requirements that presumptively Yes
satisfy the general standards established in
20.76.020.The table uses the permissible use
designation to determine the type of screening
that is required between two uses.
Table 20.76-1 Screening Requirements
Use Frontage Landscaping Side and Rear Property Lines
Single Family 1 Tree in the Front Yard and/or
Residence Street Trees and 1 Tree in the N/A-All Other Neighboring Properties
Rear Yard
20.76.124 Shade Trees on Lots. The proposed preliminary minor plat
(a) Each new or existing lot within the City shows that trees are planted in the
shall maintain a minimum number of trees on- planter strip in front and rear yard of
site,as specified in Subsection (b). each residential dwelling units.
(b) The minimum number of required trees Yes
depends on the Zoning District in which the
site falls,as follows:
1. Residential Low Capacity-2 trees per lot.
Chapter 20.90 AMC,Concurrency&Impact Fees
20.90.040 (a) Imposition of Impact Fees on The proposal includes (2) single-family
Development Activity.All development residences,which results in this project
projects within the City shall be assessed a creating 2 new PM peak-hour trips to the
transportation impact fee,at the rate of site.
$3,355.00,based on peak p.m.trips,as Yes
computed in accordance with the most current Traffic Fee #Of Trips Total
edition of the Institute of Transportation Amount
Engineers Trip Generation Manual,as applied $3,355.00 2 $6710.00
to the City's transportation element of the
adopted Comprehensive Plan.
20.90.040 (b) For subdivisions,short plats,and A building permit is required for each
all other development activities,impact fees building proposed with this project.
shall be assessed prior to the issuance of the Traffic Impact Fees are required to be Yes
building permit. paid at that time.
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 10 of 15
Regulation Analysis Meets
20.93.230 School Fees Required.Each The preliminary minor plat is subject to
residential development shall be subject to the Arlington School District Mitigation Fees.
school impact fee as adopted by Ordinance The school district has determined they
2020-031. will not give credit for existing Yes
residences.
Arlington School District Mitigation Fee: Dwelling units Traffic Fee Total Fee
$544 per single family dwelling unit 2 X$544 $1088
20.90.400 Community and Neighborhood/Mini The preliminary minor plat is subject to
Parks Impact Fee. the current Community Park Impact Fee
(a) Residential developments shall pay a at the time of payment.Currently,the fee
Community Park Impact Fee of$1,662 for each is as follows:
single family dwelling unit and$1,497 for each
multi-family dwelling unit prior to issuance of Dwelling Units Park Fee Total Fee
a building permit. (b) Residential 2 X$2,536.16 $5,072.32 Yes
developments which do not set aside for a
Neighborhood/Mini-Park per§20.52.010
(Mini-Parks Required) or existing lots shall pay
a Neighborhood/Mini Park In Lieu Fee of$484
per single family dwelling unit and$436 per
multi-family dwelling unit,prior to issuance of
a building permit.
Chapter 20.93 AMC,Critical Area Ordinance
20.93.230 Compliance.All land uses or The City concurs with the critical areas
development applications shall be reviewed to report submitted by the applicant,that
determine whether an environmentally critical the subject development does not impact
area exists on the property for which the nearby critical areas,as all work will take Yes
application is filed,what the action's impact to place outside the buffers.
any existing environmentally critical area
would be,and what actions are required for
compliance with this chapter.
Chapter 20.98 AMC,State Environmental Policy Act(SEPA)
20.98.090 Flexible Thresholds for Categorical The proposal meets the exemption
Exemptions. (a) The City establishes the thresholds for this development with
following maximum exempt levels for minor only 2 single family residences proposed.
new construction under WAC 197-11-800 Yes
(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.
Chapter 13.28 AMC,Stormwater
13.28.070 Applicability of the Utility.The The proposed minor plat will divide the
following actions or applications for the property to allow for(2) single-family
following permit and/or approvals will require residential lots.
submittal for approval by the utility: site plans,
design drawings,and operations and Stormwater for this proposal is
maintenance plans.Submittals shall be considered feasible through infiltration. Yes
consistent with the provisions of this Code,and
shall comply with the stormwater manual and
engineering standards:
3 New Development
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 11 of 15
III. PUBLIC COMMENTS
Public Comment Response
During the Notice of Application comment These comments were provided to the applicant.A
period,additional comments were made memo was received in response providing an
regarding an Archaeological Survey for the explanation of previous development within this
site by the Stillaguamish Tribe. plat.
IV. CONCLUSIONS
(a) The applicant has applied for a Preliminary Minor Plat 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 preliminary minor plat is
jurisdiction according to the table of within the City of Arlington's jurisdiction Yes
permissible uses. per the above zoning map and permissible
use table.
(2) The application is incomplete. The application for the subject
preliminary minor plat was deemed Yes
complete on August 22, 2025.
(3) If completed as proposed in the The proposed preliminary minor plat
application,the development will not comply complies with all required sections of AMC Yes
with one or more of the requirements of this Title 20 per the above staff analysis.
title.
(4) The proposed project has not complied The proposed project has complied with
with SEPA SEPA through the use of the flexible
Yes
thresholds for exemption.
(5) The proposed project is not in The proposed preliminary minor plat
conformance with the Comprehensive Plan, divides the property into two parcels and
Transportation Plan, or other adopted plans, one tract,which complies with the Yes
regulations, or policies. Arlington Municipal Code, 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 Preliminary Minor Plat - Quail
Ridge Tract 999 Re-Plat(PLN#1308) is hereby APPROVED,subject to the following conditions.
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 12 of 15
V. CONDITIONS
Preliminary Minor Plat:
1. All development shall be in substantial conformance with the approved site plan received on
January 13, 2026,subject to any conditions or modifications that may be required as part of the
permit review.
2. The developer shall meet all local,state, or federal code requirements.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.
3. The applicant shall comply with all permits and conditions thereof from the City of Arlington
and other government agencies with jurisdiction.
4. Applicant shall coordinate with Snohomish County PUD for utility capabilities and hookup
requirements.
5. Boring under the critical areas and associated buffers is proposed for the septic drainfields,
proposing all work outside the critical areas and associated buffers.No work is approved within
critical areas or associated buffers under this decision. If work is proposed in critical areas or
buffers,a critical areas report and permit will be required.
6. The proposed residential development of two single family residences shall pay the Community
Park Impact Fees for (2) units. The applicant shall pay all community park impact fees and
neighborhood/mini-park in-lieu fees prior to building permit issuance.
7. The applicant submitted an Unanticipated Discovery Plan. If historical, cultural, or
archaeological sites or artifacts are discovered in the process of development, work on that
portion of the site shall be stopped immediately,the site secured,and the find reported as soon
as possible to the planning director.The property owner also shall notify the Washington State
Department of Archaeology and Historic Preservation and affected tribes. The applicant shall
provide ground disturbance notification to the Stillaguamish Tribe of Indians and allow for
monitoring on the site.
8. The proposal is for two single-family residences. Each residence is calculated with 1 PM Peak
Hour Trip.
• 2 residential units
The applicant shall pay the required fees prior to building permit issuance.
9. The proposal is within the Arlington School District and is required to pay$544 for every single-
family dwelling unit. For the proposed 2 units the total is $1088 in school mitigation fees. The
applicant shall provide the City a copy of payment/receipt to Arlington School District prior to
building permit issuance.
10.The applicant shall remove any existing wells on the property and receive approval for
connection to the City of Arlington water, extend utility lines as necessary, and pay water
connection fees.
Prior to Final Minor Plat Approval:
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 13 of 15
11. The applicant shall provide the conditions found in AMC 20.16.450 Endorsements on Final
Subdivisions and Short Subdivisions.
12. The applicant shall provide language to be placed on the final minor plat that notifies future
property owners of possible effects from aviation activities and the proximity of the Arlington
Municipal Airport.
13. The applicant shall adhere to all requirements of AMC 20.16.425(c).
14. Snohomish County Health Department Approval is required for the private sanitary sewer
(septic tanks and drainfields) proposed prior to approval of final plat.
15. Any outstanding fees from the preliminary plat and final plat shall be paid prior to final plat
approval.
Building:
16. A building permit application shall be reviewed and approved prior to building construction on
the site.
17. All building permits shall meet the most current edition of the International Building Code.
18. The project is subject to applicable utility fees. These fees are collected at the time of building
permit issuance.
19. Prior to issuance of building permits,all associated impact fees shall be paid.
20. Each residences shall provide 1 tree in the front yard and 1 tree in the back yard.
21. Future development on lots created by this minor plat shall construct all existing,extended,
and new electrical power lines (not to include transformers or enclosures containing electrical
equipment including but not limited to,switches,meters,or capacitors which may be pad
mounted),telephone,gas distribution,cable television,and other communication and utility
lines in or adjacent to any land use or building permit approved after the effective date of this
chapter shall be placed underground in accordance with the specifications and policies of the
respective utility service providers and located in accordance with the administrative guideline
entitled"Public Works Construction Standards and Specification." Even in the event the
distribution line originates from a point opposite any public roadway from the new
construction the service lines shall be placed beneath said roadway by means of boring or
surface excavation across said roadway.
Other:
22. All contractors working on the site are required to obtain a Washington State Business License
and a City of Arlington Endorsement.
VI. EXPIRATION
Per AMC 20.16.280 (b), a Preliminary Minor Plat - Zoning Permit shall expire automatically if, within
five (5)years after the issuance of such permits:
1. 1.The plat has not been submitted for final plat,or
2. 2.A one-year extension has not been granted per 20.16.280 (e).
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 14 of 15
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 August 13,2026,and the appeal fee as set by resolution is paid.
Prepared by:Ameresia Lawlis,Associate Planner
Date:July 30, 2026
ORDERED THIS ON THE 31st DAY OF July . 2026
Amy Rusko, Community and Economic Development Department Director
Distributed to the Following Parties:
Ry McDuffy,ORCA Land Surveying
John Robinett,Owner
Zoning Permit-Preliminary Minor Plat
Quail Ridge Tract 999 Re-Plat
Page 15 of 15