HomeMy WebLinkAbout20260303_26-0104_Linday Project 1_Review Comments 18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
1. AR Narrative Please update the following:
• List all addresses associated with the project.
8014,8118,8210 and 8326 172nd Street NE
• Zoning:Residential Ultra Low Capacity with Master
Planned Neighborhood Overlay.The overlay is the tool
that produced the subarea plan and the density allowed on
the subject parcels
• Designation: Single Family Residential—Detached
• States 1,000 trees are to be planted,not shown on Plans
2. AR Complete Please update the following:
Streets • Page 1:West Road: 791 Avenue NE
Checklist • Page 2: Channelization:In the future this will be planned
but currently there are no designs or construction plans for
172nd Street from 671 Avenue to State Route 9 and is not
on the State's project list.
• Page 2:Pavement Conditions:WSDOT is not currently
preparing a widening project between 671 Avenue and
State Route 9.The current widening project is only from
431 Avenue to 591 Avenue.The project for widening in
front of the project area is not slated for construction in
2026.
• Page 3:Pedestrian Infrastructure: The city is not just
focusing on the Downtown and Smokey Point Boulevard
corridor.The streets listed in this section are not in the
City of Arlington.New sidewalks are proposed along
172nd Street(see pedestrian plan project#28).
• Page 5:Bicycle Infrastructure:Protected bicycle lanes are
proposed with the future widening project along 1721
Street NE 671 Avenue and State Route 9(see bicycle plan
project#12). The city is also planning a multi-use trail on
the north side of 172"d Street. This proposed development
will have access to this trail.The trail section connects the
development to the Centennial Trail,along 671 Avenue.
Page 1 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
3. AR Complete Complete Streets Continued:
Streets • Page 5:Transit Infrastructure:The project is adjacent to a
Checklist Transit Improvement Area and on a proposed hourly
transit route with proposed transit stop locations along
172nd Street.This will likely occur with the future
widening of 172"Street between 67'Avenue and State
Route 9(see transit improvement expansion plan).If there
is no transit stop proposed then it cannot be ADA
accessible.Mark"No"and then explain that there are none
proposed with the project.
• Page 6:Freight Infrastructure:The project abuts 172nd
Street NE which is a Minor Arterial on Figure 5-3 Freight
Route Plan and L1 WB-67 or Smaller on Figure 5-4
Freight Route Classifications identified in the City's
Comprehensive Plan Appendix H—Draft Transportation
Master Plan(pages 56 and 57). The first question needs to
be marked as"Yes".
• Page 6:Trees and Landscaping:Please see AMC
20.76.140(4),this section states,"All screening and
shading elements located within public rights-of-way shall
be maintained by the abutting property owner". The city
will not be maintaining landscape strips or street trees that
are part of the development.
4. AR Transportation The City assesses 1 PM Peak Hour Trip per Single-Family
Impact Residence—Detached.The PM Peak Trips for the project is
Analysis therefore 171.This was commented on in the Modified
SEPA Decision and will be part of the Staff Report sent to
the Hearing Examiner.This should not matter much,as the
project will likely receive credit for all transportation impact
fees with the proposed improvements to 172nd Street NE.
Page 2 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
5. AR Subdivision All File Number:26-0104
Plat Map Pages Title Block(right side of page):
PI -P5 • Provide Date of Application and Job Number
Lots and Tracts:
• Please confirm that Phase 1 includes Lot 1-Lot 12,Lot
58-Lot 99,RUOS 989,RUOS 987,RUOS 983,OS 967,
OS 974,OS 975,CAPA 997,Tract 959
• Please confirm that Phase 2 includes Lot 13-57,Lot 100
-Lot 171,RUOS 984,RUOS 985,RUOS 986,RUOS
988,OS 969,OS 970,OS 971,OS 972,OS 973,OS 977,
OS 978,CAPA 998,Tract 996,Tract 999
• Missing Tract Numbers: 995,994,993,992,991,990,
982,981,980,979,976,968,966,965,964,963,962,
961,960.Tract numbers should not have gaps.
• Public Roads and ROW Dedication Areas need to be listed
as Tracts and labeled as"future dedication area"to define
the area
• Private Roads need to be listed as Tracts and need to be
documented as being maintained by the HOA
6. AR Subdivision P1 Project Information:
Plat Map • What is GPP Designation?It was left blank
• Existing Zoning:RULC and add MPN Overlay(zoning
and comprehensive plan are the same)
• Use Classification: Single Family Residence,Detached
Local Services:
• Water District: City of Arlington Water Services
• Fire District:North County Regional Fire Authority
Site Address:
• Update with all addresses 8014,8118,8210 and 8326
172"d Street NE
Page 3 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
7. AR Subdivision P5 The Zoning listed in Red in the middle of the sheet needs to
Plat Map also include MPN Overlay.The overlay is the tool that
produced the subarea plan and the density allowed on the
subject parcels.
8. AR Planning All Can these pages be identified differently than the
Plans Pages Subdivision Plat Map?They are both labeled as P+Page
P1—P12 Number which could be confusing later in the process with
the Hearing Examiner.For purposes of these comments,I
will reference the current page numbers.
Lots and Tracts:
• Please see Comment#5.The Tracts need to be shown the
same on the Subdivision Plat Map and Planning Plans.
Zoning listed in Red,please include the MPN Overlay.
9. AR Planning P1 Project Information:
Plans • GPP Designation: The Subarea Plan is a governing plan
but does not replace the Comprehensive Plan.
• Existing Zoning:RULC and add MPN Overlay(zoning
and comprehensive plan are the same)
• Net Density is listed but no information is provided.
Local Services:
• Water District: City of Arlington Water Services
• Fire District:North County Regional Fire Authority
Site Address:
• Update with all addresses 8014, 8118,8210 and 8326
172°1 Street NE
Phase Lines
• Please provide a more detailed phasing line on the plans.
The street can be clearly seen but the lots included in
Phase 1 and Phase 2 are not clear with overlapping lines.
Page 4 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
10. AR Planning P2 Please provide the location of all existing well and septic for
Plans all properties and label(to be decommissioned).This
information is provided on some properties but not all.
11. AR Planning P3 Please see comment#5 regarding the Tract List and Order
Plans
12. AR Planning P4 Please see comment#5 regarding the Tract List and Order
Plans The Corridor Open Space and Park areas need to provide
detailed information on what is to be provided.Conceptual
was fine for the subarea plan but now at the project level,
specifics need to be provided.
13. AR Landscape L l—L8 Title Block(right side of page):
Plans • Provide Date of Application and Job Number
Landscape Planting Schedule:
• The Groundcover information is not provided(quantity,
size and condition).
• There are 512 trees listed in the planting schedule.The
tree survey indicates that 927 trees are required to be
planted.Please provide additional information on the
remaining 415 trees to be planted or mitigated for.
Additional trees could be planted on the east property line.
Landscape Areas:
• Provide the dimensions and square footage for each
landscape area,including frontage,lot boundary,and
vehicle accommodation landscaping per the Land Division
Site Plan Checklist.
• Provide the percentage of total lot landscaping.
• Please provide Irrigation Plans.What is the plan for
irrigation on the site for open spaces and recreation areas.
Tracts: If tract numbers change per Plat Maps,they need to
be updated on the Landscape Plans as well.
All Recreation/Open Space amenities need to be shown and
details provided.
Page 5 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
14. AR Preliminary C1—C46 Title Block(right side of page):
Civil Plans • Provide Date of Application and Job Number
Zoning listed in Red,please include the MPN Overlay.
15. AR Preliminary C1 Project Information:
Civil Plans • GPP Designation: The Subarea Plan is a governing plan
but does not replace the Comprehensive Plan.
• Existing Zoning:RULC and add MPN Overlay(zoning
and comprehensive plan are the same)
Local Services:
• Water District: City of Arlington Water Services
• Fire District:North County Regional Fire Authority
• Post Office:Not filled out
• Electric:Not filled out
• Phone:Not filled out
• Cable:Not filled out
• Gas:Not filled out
Site Address:
• Update with all addresses 8014,8118,8210 and 8326
172°d Street NE
Lots and Tracts:
• Please see Comment#5.The Tracts need to be shown the
same on the Subdivision Plat Map and Planning Plans.
16. AR Preliminary C3 Please provide the location of all existing well and septic for
Civil Plans all properties and label(to be decommissioned).This
information is provided on some properties but not all.
17. AR Preliminary General Please include the street lighting plan with details.
Civil Plans
Page 6 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@Iandtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
18. TN Preliminary General Per City standards(4-1.04)watermains should be located on
Civil Plans north and east sides of street centerlines and approximately
6ft from street centerlines. See also detail R-060.Valve
boxes shall be located outside the normal wheel track
whenever possible.
19. TN Preliminary General Upsize watermain in 791 AVE NE to 12-inches to support
Civil Plans future subarea development.
20. TN Preliminary General Show fire hydrant locations on plans. The maximum spacing
Civil Plans of fire hydrants serving single-family dwellings or duplex
dwellings on individual lots shall be 600 feet and not more
than 300 feet from the front property line of the main body
of a lot.Required distances shall be measured along the
normal fire department hose laying route.
21. TN Preliminary General Each dead-end main shall be provided with a fire hydrant if
Civil Plans flow and pressure are sufficient or with an approved flushing
hydrant or a blow-off assembly shown in Standard Detail W-
180 for flushing purposes.Flushing devices shall be sized to
provide flows that will give a velocity of at least 2.5 feet per
second in the water main being flushed.No flushing device
shall be directly connected to any sewer.Blow-off
assemblies shall be located outside the traveled portion of the
roadway,behind the curb or sidewalk,and within the public
right-of-way or public utility easement.
22. TN Preliminary General Sanitary sewer manholes shall be located so that the center
Civil Plans of the frames and covers shall be in the middle of the
traveled lanes on the west or south side of the street center
lines,or as directed by the City to make sure frames and
covers are not located in the tire track of a traveled lane.
Page 7 of 8
18204 591h Avenue NE
REVIEW COMMENT FORM Arlington,WA98223
360-403-3551
Project Name:Lindsay Project 1 Preliminary Major Subdivision Permit No.: 26-0104 Review Date:3-3-2026
Contact: Merle Ash Phone No.: 360-652-9727 Land Use Review Phase: 15T Review Report Date:Varies
Email:merle(@landtechway.com Reviewing Dept.: CED Applicant:MJS Investors DWG Issue Date:No Dates Provided
# Rev. Dwg.or Add'1 Comment Response/Resolution City
ec.Ref.S Ref. Approved
23. TN Preliminary General Provide Postmaster approved locations of mailbox units and
Civil Plans ensure adequate pedestrian accessible route around NDCBU
units.
24. AR Phasing Plan General Please provide a detailed phasing plan and timeline for
Project 1.
25. AR Resubmittal All permit timelines and resubmittals are required to meet
Requirements the regulations of AMC Chapter 20.16 Permits and Land
Division Approval.Per AMC 20.16.240,an applicant has 60
days to submit the requested information. The resubmittal
deadline is May 4,2026.When you are ready to submit,
please send all documents to ced(iDarlin tog nwa.gov for
prompt processing.
26. JH Resubmittal Per AMC 20.16.270(d),if the applicant informs the city,in
FYI writing,that the applicant would like to temporarily suspend
the review of the project for more than 60 days,or if an
applicant is nonresponsive for more than 60 consecutive
days after the city has notified the applicant additional,an
additional 30 days may be added to the time periods for the
city to issue a final decision for each type of permit that is
subject to this chapter
Page 8 of 8