HomeMy WebLinkAboutExhibit 1 - Lindsay Project 1 City Staff Report i
Community and Economic Development
Planning Division
18204 59th Avenue NE,Arlington,WA 98223
STAFF REPORT & RECOMMENDATION
Lindsay Project 1
Preliminary Major Subdivision
Conditional Use Permit - PJ 26-0104
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Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 1 of 43
A. PROJECT DESCRIPTION AND REQUEST
The applicant is proposing to construct a residential subdivision known as Lindsay Project 1
on 32.26 acres of the 80-acre Lindsay Subarea, on five existing parcels located at 8014, 8118,
8210 and 8326 172nd Street NE,Arlington,Washington, on parcel numbers 31052500200600,
31052600100100, 31052600100200, 31052600102200, and 31052600102300. The project
will be constructed in conformance with the Lindsay Subarea Plan, Lindsay Subarea FEIS,
Lindsay Subarea Planned Action Ordinance, MJS Investors Acquisition, LLC Development
Agreement and vested Title 20 Zoning of the Arlington Municipal Code, as set forth in the
Development Agreement.
The Lindsay Project 1 community consists of 171 residential, small lot detached single-family
homes on 3,600 to 4,500 square foot lots. The project improvements include a total of 342
parking stalls, located in garages and driveways of each home. Additional improvements and
amenities include 124,320 square feet of Active Open Space,40,855 square feet of Passive Open
Space, swing set, gazebo, picnic tables, benches, BBQ grills, trash receptacle, 335,374 square
feet of critical area protection within a Native Growth Protection Area including direct and
indirect wetland, stream and buffer impacts, as well as creation, restoration and enhancement
of stream, wetlands and buffers, landscaping, stormwater combination system that includes
full dispersion, bioretention, downspout dispersion, sidewalks, trail, new street system, street
trees, right-of-way improvements and dedication, installation of a roundabout at the 80tb
Avenue NE and 172nd Street intersection, and the project will be served by City of Arlington
utilities improvements extended to the site.
The existing project site consists of four residential single-family residential homes on five
parcels that are zoned Residential Ultra Low Capacity (RULC) with Master Planned
Neighborhood (MPN) Overlay.The development is proposing a Preliminary Major Subdivision
that splits the property into 171 residential lots and 27 Tracts for residential useable space,
open space, landscaping, NGPA, public and private streets, and dedication areas listed under
Tracts 973 to 999 as shown on the subdivision maps.
Development of this project area is subject to the City of Arlington Comprehensive Plan and
Zoning Code that requires a subarea plan to be adopted prior to development, meeting the
requirements of AMC 20.44.032. The proposed development shall meet the requirements and
regulations approved within the Lindsay Subarea Plan, Lindsay Subarea FEIS and Planned
Action Ordinance that were adopted by the Arlington City Council on February 2, 2026, under
Ordinance No. 2026-004.The development is also subject to compliance with the Development
Agreement between the City of Arlington and MJS Investors Acquisition, LLC approved by
Arlington City Council on December 1, 2025, and recorded under AFN 202512110493. The
proposed residential uses are allowed in the subject zone with the adopted Subarea Plan
documents and Development Agreement. As such, the site and buildings will be reviewed
utilizing AMC Title 20 Zoning, the Lindsay Subarea Plan, Lindsay Subarea FEIS, Lindsay
Planned Action Ordinance and Development Agreement. This ensures that the building form,
position, and site configuration are designed to integrate the elements of Subarea Plan to
ensure a predictable outcome for future development.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 2 of 43
B. PROJECT HISTORY
The application for a Preliminary Major Subdivision Conditional Use Permit was received on
February 10, 2026. The application was deemed complete on February 11, 2026. The City
issued a review comment letter on March 3, 2026. The applicant submitted revised plans and
documents on March 17, 2026.
The Notice of Application was issued on February 12, 2026, and was published in the City's
official newspaper (The Herald), posted on site, emailed to required agencies, mailed to
required parties, and posted on the City's website on February 17, 2026.
A Neighborhood Meeting was held on March 4,2026. Notice for the Neighborhood Meeting was
published in The Herald, posted on site, emailed to required agencies, mailed to required
parties, and posted on the City's website on February 17, 2026.
The City issued a Modified SEPA Decision confirming the project is within the scope of the
Lindsay Subarea Plan and Planned Action EIS Ordinance on February 17, 2026, such that
additional SEPA review was not warranted. The Modified SEPA Decision was posted on the
City's website and emailed to required agencies on February 17, 2026.
A Public Hearing is scheduled before the Hearing Examiner on April 28, 2026. The Notice of
Public Hearing was posted on the site, emailed and mailed to required parties, posted on the
City's website, and published in The Herald on April 10, 2026.
C. GENERAL INFORMATION
1. Property Owners: John &Kelly Markenzinis,Joe & Patricia Matthias,
Diana Basim and Cris Ewell
2. Applicant: MJS Investors
3. Contact: Land Technologies, Inc.
4. General Location: Southeast of the 79th Avenue NE and 172nd Street Intersection
S. Address of Property: 8014, 8118, 8210 and 8326 172nd Street NE,Arlington,WA
6. Property Legal Description (Abbreviated): LOTS 1, 5, 6, AND 7, LARGE TRACT
SEGRECATION NO. LTS (14-86) RECORDED UNDER RECORDING NO. 9003160385, BEING
A PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION
26,TOWNSHIP 31 NORTH, RANGE 5 EAST,W.M., IN SNOHOMISH COUNTY,WASHINGTON.
TOGETHER WITH THE WEST HALF OF THE WEST HALF OF THE NORTHWEST QUARTER
OF THE NORTHWEST QUARTER OF SECTION 25, TOWNSHIP 31 NORTH, RANGE 5 EAST,
W.M., IN SNOHOMISH COUNTY,WASHINGTON
EXCEPT THEREFROM ANY PORTION WITHIN 172ND STREET NE (SISCO HEIGHTS ROAD).
7. Property Tax ID Numbers: 31052500200600, 31052600100100, 310526001002000,
31052600102200, 31052600102300
8. Topographical Description: The existing site is relatively flat.
9. Soil Type: Tokul gravelly medial loam, 0 to 8 percent slopes.
10. Acreage: 32.26 acres
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 3 of 43
11. Comprehensive Plan Land Use Designations, Zoning Designation and Existing Land
Uses of the Site and Surrounding Area:
Area Land Use Designation Zoning Existing Use
Residential Ultra Low Single-Family
Project Site Capacity and Master Planned RULC & MPN Residential
Neighborhood Overlay
North of Site Residential Low Capacity RLC Single-Family
Residential
South of Site Snohomish County R 5 Commercial Use
Rural 5-Acres and Vacant
Residential Ultra Low
East of Site Capacity and Master Planned RULC & MPN Vacant
Neighborhood Overlay
Residential Ultra Low Single-Family
West of Site Capacity and Master Planned RULC & MPN Residential
Neighborhood Overlay
12. Public Utilities and Services:
Water: City of Arlington Gas: Cascade Natural Gas
Sewer: City of Arlington supplies to Puget Sound
Police: City of Arlington Energy service area
Fire: North County Regional Storm On-Site Infiltration &
Fire Authority Water: Dispersion
Electricity: Snohomish County PUD #1 Cable: Xfinity/ Comcast
School: Arlington School District Telephone: Xfinity/ Comcast
Hospital: Cascade Valley Garbage: Waste Management NW
13.Applicable Land Use Code Regulations:
■ AMC Chapter 20.16 Permits and Land Division Approval
■ AMC Chapter 20.24 Hearing and Pre-Hearing Procedures for Appeals and Applications
■ AMC Chapter 20.36 Zoning Districts and Zoning Map
■ AMC Chapter 20.38 Airport Protection District
■ AMC Chapter 20.40 Permissible Uses
■ AMC Chapter 20.44 Supplemental Uses
■ AMC Chapter 20.46 Design
■ AMC Chapter 20.56 Streets and Sidewalks
■ AMC Chapter 20.60 Utilities
■ AMC Chapter 20.72 Parking
■ AMC Chapter 20.76 Screening and Trees
■ AMC Chapter 20.90 Concurrency and Impact Fees
■ AMC Chapter 20.93 Critical Areas Ordinance
■ AMC Chapter 20.98 State Environmental Policy Act
■ AMC Chapter 13.28 Stormwater Utility
■ Lindsay Subarea Plan
■ Lindsay Subarea Final Environmental Impact Statement
■ Lindsay Subarea Planned Action Ordinance
■ MJS Investors Development Agreement
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 4 of 43
14.Proposed Use:The proposed project is a preliminary major subdivision for residential,small
lot detached single-family homes following the Lindsay Subarea Plan and Planned Action EIS
adopted under Ordinance No. 2026-004. The property is zoned Residential Ultra Low
Capacity with Master Planned Neighborhood Overlay. A Conditional Use Permit is required
for this project per AMC 20.40.120 Residential Zones Permissible Use Table.
15.Surrounding Land Uses and Land Use Permits: Surrounding properties of the subject
parcel are zoned Residential Ultra Low Capacity with Master Planned Neighborhood to the
east and west, Residential Low Capacity to the north, and Snohomish County Rural - 5 to the
south. The property abuts 172nd Street/SR531 to the north and 79th Avenue to the west.
Vr
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Subject Site
1 f
RLC=Residential Low Capacity RULC=Residential Ultra Low Capacity r___ Master Planned Neighborhood
hk GC=General Commercial / Mixed Use Overlay
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 5 of 43
16.Compatibility and Impacts on Existing Development: The proposed development meets
the required densities for the City of Arlington as required by the Comprehensive Plan and
the Washington State Growth Management Act.The Neighboring properties to the west, east
and portion of the south within the city limits are zoned Residential Ultra Low Capacity with
Master Planned Neighborhood Overlay and are part of the overall Lindsay Subarea Plan,
except for the east property that is vacant Tribal Land. The properties to the north of the site
consist of single-family residences zoned Residential Low Capacity. These properties are
separated by 172nd Street/SR531. The properties to the south consist of a commercial use
and vacant property within Snohomish County's jurisdiction zoned Rural 5-acres. A stream
and wetland buffer encompasses the southern property line and off-site along the western
edge of the proposed project that will be enhanced and protected. The proposed
development will add additional vehicular trips to the local roads; however, the applicant
constructing a new roundabout at 801h Avenue NE and 172nd Street/SR530 and improving a
portion of 791h Avenue to public road standards on the east side of the street. Pedestrian and
bicycle access will be provided to the site from new public road connections for non-
motorized travel options that provide connection points to a future public trail on the north
side of 172nd Street/SR531 connects that will connect to the Centennial Trail to the west and
SR9 to the east. Minor light pollution may be visible from adjacent properties.
17. Compatibility with Lindsay Subarea Plan 2.3 Goals and Policies:
Development and Goal/Objectives Description Summary
Design Objectives
Goal 1 Accommodate planned housing growth within the subarea that aligns
with citywide goals.
Goal 2 Encourage high-quality, pedestrian-oriented design that prioritizes
walkability,safety,accessibility, and opportunities for social connection.
Goal 3 Advance Arlington's tree canopy goals and climate resilience strategies.
Objectives 1 Update development and design standards to support a mix of housing
types that meet the evolving needs of Arlington's households.
Objectives 2 Protect the privacy of individual properties while encouraging shared
spaces that promote social interaction.
Integrate parks and common open spaces into neighborhoods to create
Objectives 3 accessible areas for informal gathering, recreation,and neighborly
interaction.
Objectives 4 Preserve existing mature trees where feasible and require tree retention
and tree planting.
Objectives 5 Require landscaping to minimize impervious surface area,increase
green space, and enhance aesthetics.
Transportation Goal/Objectives Description Summary
Develop a safe,comfortable,and accessible transportation network for
Goal 1 people of all ages and abilities-whether walking,biking,rolling (e.g.,
wheelchairs and mobility devices),or driving.
Goal 2 Design the transportation network with the capacity and flexibility to
support future growth and evolving travel needs.
Goal 3 Use complete street design to improve connectivity,support multimodal
travel,and strengthen neighborhood identity.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 6 of 43
Transportation Goal/Objectives Description Summary
Goal 4 Reduce reliance on single-occupancy vehicles by promoting active
transportation.
Goal 5 Integrate sustainable design in transportation infrastructure to
minimize environmental impacts.
Coordinate with WSDOT to improve SR531 (172nd Street NE)to enhance
Objectives 1 safety,expand capacity for increased traffic volumes,and provide safe
access for all users.
Develop a cohesive network of sidewalks,shared paths,and trails to
Objectives 2 ensure safe and comfortable multimodal connections throughout the
neighborhood.
Prioritize safety of children and other vulnerable people by separating
Objectives 3 paths for people from fast-moving vehicles- encouraging play and
independent neighborhood travel.
Objectives 4 Connect to regional trail systems,expanding recreational access and
mobility options.
Objectives 5 Implement traffic calming measures on internal roadways to slow traffic
and enhance pedestrian comfort.
Parks and Trails Goal/Objectives Description Summary
Goal 1 Create a cohesive green space and trail network
Goal 2 Improve access to nature and promote opportunities for both active and
passive recreation.
Goal 3 Encourage environmental stewardship and habitat preservation
through thoughtful park and trail design.
Goal 4 Design parks and trails as community gathering spaces that foster social
interaction and inclusion.
Objectives 1 Dedicate at least 10% or more of the total land area (minus NGPA)to
recreation facilities,parks,and trails.
Objectives 2 Integrate the trails with the broader green space system to provide
continuous,accessible pathways throughout the neighborhood.
Objectives 3 Create flexible,multi-functional active green spaces that accommodate a
variety of activities such as play,events,and quiet reflection.
Objectives 4 Design parks to respond to the site's natural features,incorporating
native vegetation,stormwater features,and topography.
Natural Goal/Objectives Description Summary
Environment
Goal 1 Protect and enhance wetlands,critical areas,and their buffers to
maintain ecosystem services.
Goal 2 Restore the health of Edgecomb Creek and its tributaries.
Goal 3 Protect fish and wildlife habitat in the subarea.
Objectives 1 Preserve the Native Growth Protection Area (NGPA) and critical areas
and their associated buffers.
Objectives 2 Implement wetland mitigation plan and protect the wooded wetland.
Objectives 3 Partner with the Tulalip Tribes to restore fish passage and ecological
functions of Edgecomb Creek.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 7 of 43
Utilities Goal/Objectives Description Summary
Goal 1 Manage stormwater through integrated systems that support healthy
natural environment.
Goal 2 Serve the area with adequate infrastructure.
Objectives 1 Manage stormwater with green stormwater infrastructure where
feasible to filter and reduce runoff and support wetland health.
Objectives 2 Coordinate with utilities to meet future capacity needs and support
long-term development.
Objectives 3 Integrate utility corridors with multifunctional uses (e.g.,trails,habitat
corridors,or greenways) where appropriate.
18. Compatibility with the Comprehensive Plan:
Goal/Policy Goal/Policy Description Summary
E-1 Preserve and enhance open space,natural,and cultural resources and strive for
equitable geographic and demographic distribution.
E-1.1 Protect and enhance the natural environment while planning for and
accommodating growth.
Locate development in a manner that minimizes impacts to natural features.
E-1.5 Promote the use of innovative environmentally sensitive development practices,
including design,materials,construction,and on-going maintenance.
E 2 Promote environmental justice by not creating or worsening environmental
health disparities and ensuring equal access to environmental resources.
E-2.1 Ensure that all residents,regardless of race,social,or economic status,have
clean air,clean water,and other elements of a healthy environment.
E-5 Identify,protect,and enhance natural areas to foster resiliency to climate
impacts,as well as areas of vital habitat for safe passage and species migration.
Designate and protect fish and wildlife habitat corridors and restrict the
E-5.1 fragmentation of large natural plant communities that provide essential and
significant wildlife habitat.
Manage open space lands comprised of critical areas as native growth areas and
E-5.3 kept in a natural state to maintain existing habitat value. In the case of degraded
or impacted lands,these areas may be enhanced to provide a higher value.
E-5.4 Preserve existing and native vegetation as much as possible to support wildlife
systems,increase groundwater infiltration,and prevent stormwater runoff.
E-5.9 Use the best information available at all levels of planning,especially scientific
information,when establishing and implementing environmental standards.
Reduce stormwater impacts from transportation and development through
E-5.13 watershed planning,redevelopment and retrofit projects,and low impact
development.
Protect and restore wetlands and corridors between wetlands to provide
E-5.16 biological and hydrological connectivity that fosters resilience to climate
impacts.
Ensure no net loss of ecosystem composition,structure,and functions,especially
E-5.21 in Priority Habitats and Critical Areas,and strive for net ecological gain to
enhance climate resilience.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 8 of 43
Goal/Policy Goal/Policy Description Summary
E-10 Work towards and maintain an aesthetically pleasing environment that
enhances livability for residents.
E-10.1 Incorporate and preserve street trees in the streetscape where they don't
adversely affect roadway capacity,safety,or structural integrity.
LU-1 Provide unique places and context for growth of social capital and community
resiliency.
LU-1.4 Encourage development patterns that provide safe and welcoming
environments for walking and bicycling.
Identify,protect,and enhance community resiliency to climate change impacts,
LU-6 including social,economic,and built environment factors,that support
adaptation to climate impacts consistent with environmental justice.
Development patterns shall be responsive to critical areas and other
LU-6.3 environmental factors,while minimizing the fragmentation of the built
environment.
Promote energy conservation by developing incentives and/or requirements for
LU-7 energy saving transportation,land development patterns and practices,and
building construction and operation methods and materials.
Use innovative development standards,design guidelines,regulatory incentives,
LU-7.3 and applicable low-impact development measures to provide compact,high-
quality communities.
LU-9 Encourage a mix of residential densities throughout the city.
All recommended changes in residential densities shall be evaluated on the
following:
a) The overall impact to surrounding properties;
LU-9.1 b) The general impact to the existing transportation network;
c) The availability and capacity of urban services and utilities in the area;
d) Consistency with Growth Management Act's growth targets and
buildable land supply.
LU-9.2 Develop design standards and land use regulations to ensure compatibility of
residential densities and surrounding non-residential uses.
H-1 Encourage quality and diverse housing stock within the city.
H-1.1 Maintain a supply of land zoned to accommodate a variety of housing types and
densities.
H-1.2 Allow and encourage the development of moderate density and middle housing
in single-family residential zones to increase the variety in housing types.
H-10 Work towards ensuring all Arlington residents have access to a healthy active
lifestyle.
H-10.1 Encourage new residential development to include community gardens and
green spaces to promote outdoor recreation.
H-10.2 Encourage new residential developments to include fitness and recreational
amenities,such as gyms,pools,and sports facilities,for residents'use.
P-3 Thoroughly mitigate impacts to the parks,recreation,and open space system.
Require new residential development to mitigate impacts through payment of
P-3.1 GMA parks impact fees,dedication of properties,and improvements for public
use to serve the growing demand on the parks,recreation,and open space
system citywide.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 9 of 43
Goal/Policy Goal/Policy Description Summary
Utilize the parks and recreation system to protect unique environmental
P-5 qualities,natural amenities,wildlife habitats, forest lands,and scenic areas
within the city.
P 5 2 Locate,plan,and manage parks and recreation facilities so they enhance wildlife
habitat,minimize erosion impacts,and complement the natural site features.
P-5.3 Encourage passive recreation activities on non-critical area (usable) open space
lands.
Ensure the equity and availability of potential funding streams and provide
transportation improvements consistent with the Capital Improvement Plan in
T-2 prioritizing and financing.Prioritize programs and projects that provide access
to opportunities while preventing or mitigating negative impacts to people of
color,people with low incomes,and people with special transportation needs.
Require developers to construct those streets directly serving new development
T-2.3 and to pay a proportionate share of the costs for specific off-site improvements
necessary to mitigate any adverse impacts determined through the review to be
created by the development.
T-6 Implement Travel Demand Management and Transit Oriented Design to create a
more walkable city.
T-6.5 Encourage and plan for"pedestrian-scale"neighborhoods and centers to
enhance access and mobility for active transportation users.
Create a resilient transportation system,minimize environmental impacts
caused by the transportation system,and promote energy conservation by
T-7 development incentives and/or requirements for energy saving transportation,
land development patterns and practices,and building construction and
operation methods and materials.
Provide for the efficient movement of traffic through advanced traffic control
measures,intelligent transportation systems (ITS)technologies,speed
management,access management,channelization improvements and
T-7.9 multimodal design features.Use advanced technologies to better manage traffic
volumes on major arterials and improve the efficiency and coordination of
traffic signals.Aggressively pursue improvements to the state highways through
or near Arlington.
Plan,develop,and maintain a balanced multimodal transportation system for
T-8 the efficient movement of people,goods,and services within the city and
between the community and other activity centers in the region.
Ensure that safe,convenient,and efficient multimodal transportation facilities
T-8.1 are provided for all residents and visitors to the city,including accessibility
improvements to existing facilities as well as improvements to serve growth
areas.
Implement the adopted Complete Streets Program to ensure that all
T-8.4 transportation projects include safe and appropriate facilities for pedestrians,
bicyclists,transit users accommodating persons of all ages and abilities.
Ensure concurrency by providing an effective multimodal transportation
T-9 network with adequate capacity to meet the demand for travel within the city at
the adopted Level of Service (LOS) standard.
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Goal/Policy Goal/Policy Description Summary
Ensure that all development permits require transportation improvements in
accordance with Arlington's ability to provide and/or maintain the adopted
levels of service.
Transportation dedications and improvements for projects that exceed the
T-9.1 existing level of service shall be in place with the final approval of a subdivision
or short plat or at the time of final building inspection for non-subdivision
projects. In lieu of immediate installation of such improvements,and as a
condition of permit approval by the city,a performance bond or other security
mechanism may be provided by the developer guaranteeing installation within
six years of final approval.
T-13 Consider the special needs of subarea transportation facilities including
appearance and safety.
Improving the appearance of existing corridors shall be a priority and primary
T-13.2 objective in designing and maintaining the street system in Arlington.
Appropriate design standards,including landscape requirements,for the
construction of new streets shall be maintained.
Ensure capital facilities and utilities are provided consistent with Growth
CFU-3 Management Act provisions and the concurrency management system provides
public facilities through public and private development activities in a manner
that is compatible with the fiscal resources of the city.
Condition development permits on facilities being in place as the impacts of the
development occur,or within six years (or sooner, depending on the facility),
CFU-3.1 whichever is to the greatest benefit to the city.A development permit includes
any official city action that affects the permitting of land and the city is not
obligated to approve per city regulations.The city should consider the variation
in the different types of development permits and be flexible in adherence.
CFU-3.2 Any infrastructure improvements needed to serve a proposed development
should be installed prior to the issuance of the related building permit.
The City of Arlington should not issue any development permits that result in a
CFU-3.3 reduction of the transportation level-of-service standards for the public facilities
identified in the Capital Facilities Book without mitigation.
Require that new developments mitigate traffic impacts through at least two of
the following methods as deemed acceptable by the city or as many as are
CFU-3.4 deemed necessary through the permitting process and supporting traffic
analysis: dedication of right-of-way,frontage improvements,or traffic mitigation
fees.
Plan for growth and development to be consistent with the city's most recently
CFU-3.5 adopted Capital Facilities Plan for providing public facilities including streets,
sidewalks,lighting systems,traffic signals,water,storm and sanitary sewer,and
parks and recreation facilities.
CFU-3.12 Any costs associated with water extensions or system requirements necessary
to provide that water,shall be borne by the person(s) requesting such service.
Manage stormwater pursuant to the Stormwater Management Manual for
CFU-7 Western Washington as adopted by Arlington,preserving and supplementing,as
necessary,the natural drainage ways and other natural hydraulic systems to
minimize runoff impacts from development.
CFU-7.5 Utilize Low Impact Development standards that provide stormwater benefits
and support naturally occurring functions simultaneously.
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19.Public Notification:
Issuance Meeting
Notice Type Date Date Distribution
Notice of Complete 2/11/2026 N/A Property Owner/Applicant
Application
Property Owner/Applicant
Notice of Application Property Owners (within 500ft)
&Neighborhood
Meeting 2/17/2026 3/4/2026 On-Site&Website
Affected Agencies
The Herald-published- 12/4/2025
Modified SEPA Property Owner/Applicant
2/17/2026 N/A Affected Agencies
Decision Website
Property Owner/Applicant
Property Owners (within 500ft)
Notice of Public Hearing 4/10/2026 4/28/2026 On-Site&Website
Party of Record
The Herald-published-4/10/2026
20.Public Comments: The City received one (1) comment during the Notice of Application and
Modified SEPA Decision public comment period for the subject project. After reviewing the
comments, City staff forwarded the comments to the applicant for their review.
The public comment received was from Washington State Department of Transportation
(WSDOT) and stated that their department has been working with the City of Arlington and
the project applicant on this project. See Exhibit32.
D. ENVIRONMENTAL REVIEW
The City issued a Modified SEPA Decision per the Lindsay Subarea Plan and Planned Action EIS
Ordinance on February 17, 2026, confirming the project is within the scope of the Planned
Action EIS Ordinance such that no further SEPA review is warranted. The Modified SEPA
Decision was posted on the City's website and emailed to required agencies on February 17,
2026.
E. FINDINGS OF FACT
Sections "A"through"D" are incorporated into the Findings of Fact.Applicable Review Criteria
and Process for the Preliminary Major Subdivision Conditional Use Permit request is subject
to review for conformity with the Arlington Municipal Code (AMC), including but not limited
to the following:
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Regulation I Analysis Meets
Chapter 20.16 AMC,Permits and Final Plat Approval
20.16.100 (b) Conditional Use Permits are issued The applicant submitted a preliminary
under this title only when a review of the major subdivision conditional use permit.
application submitted,including plans contained The city provides a staff report to the
therein,indicates that the development will Hearing Examiner,and the Hearing
comply with the provisions of this title if Examiner is responsible for the permit Yes
completed as proposed.All developments shall decision.The decision is appealable to
occur strictly in accordance with such approved Snohomish County Superior Court.
plans and applications.
20.16.110 Who May Submit Permit Applications. The project applicant and contract
(a)Applications for zoning,special use, purchaser,MJS Investors,and the owners
conditional use,or sign permits or subdivision of the subject parcels:John&Kelly
plat approval will be accepted only from persons Markenzinis,Joe&Patricia Matthias,
having the legal authority to act in accordance Diana Basim and Cris Ewell each signed
with the permit or the subdivision plat approval. the permit application submitted to the
By way of illustration,in general this means that city. 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 project applicant, MJS Investors,has
Applicant.The applicant for each land use permit designated Merle Ash of Land
shall designate an official representative,which Technologies,as the official
may be himself,to receive all correspondence, representative for the subject permits. Yes
determinations,and notices regarding the
application.
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 Development
and ensure compliance with the requirements of Department and submitted the
this title,a submittal intake appointment is applications on February 10, 2026. Yes
required between the developer and the
Community Development staff as provided in
this section.
20.16.150 Vesting of Permits. The project is vested to the specific
(1) Land use permit applications shall be provisions of the Development
considered vested on the date that an application Agreement and the Code in effect as of
is deemed complete pursuant to 20.16.205 and the date of the Development Agreement,
applications shall be processed under the land December 15,2025,per Section II(C) of
use regulations in effect on that date. However, the Development Agreement recorded
subsequent permits on the same property are under AFN202512110493.
not vested on this date. The required impact fees for the proposal Yes
(2) Filing of a permit application does not vest do not vest with the project and the fee in
the payment of fees. Fees due,including impact place at the time of payment is the
mitigation fees,application fees,or other amount due.
charges,shall be those fees in effect on the date
the fee is paid in accordance with the most
current city council fee resolution.
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20.16.170 Completing Developments in Phases The applicant provides subdivision plans
(a) If a development is constructed in phases,the that show Project 1 (lots 1-167) split into
provisions of 20.16.320 and 20.16.340 shall Phase 1 and Phase 2,along with the
apply to each phase as if it were the entire infrastructure required to complete this
development. project in two phases.The Developer
(b)As a prerequisite to subsection (a),the Agreement under 11. L.addresses Yes
developer shall submit plans that clearly show Development in Multiple Phases.
the various phases or stages of the proposed
development and the requirements of this title
that will be satisfied with respect to each phase
or stage.
20.16.200 Applications to Be Complete. The applicant submitted a complete
(a)All applications for zoning,special use, application for the Lindsay Project 1
conditional use,or sign permits must be preliminary major subdivision Yes
complete before the permit-issuing authority is conditional use permit.
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 February 10, 2026.The City issued a
Community Development Director shall mail or Notice of Complete Applications on Yes
provide in person a written determination to the February 11, 2026.The Notice was issued
applicant. within the 28-day timeframe.
20.16.210 Burden of Presenting Evidence. The submittal materials prepared and
(c) The burden of persuasion on the issue of provided by the applicant have
whether the development,if completed as adequately demonstrated compliance Yes
proposed,will comply with the requirements of with applicable zoning regulations and
this title remains at all times on the applicant. the Lindsay Subarea Plan.
20.16.215 Distribution of Application.Upon The applications were routed to all
receipt of a conditional use permit application, effected city departments on February
the Planning Official shall,in addition to all 10,2026 and the resubmittal on March
interested City Department,send a copy of the 17,2026. Yes
application to the authorities and agencies
reviewing or furnishing water,fire,school,and
sanitary sewer service to the proposed project.
20.16.225 Conditional Use Permits. (a)An The preliminary major subdivision
application for a conditional use permit shall be conditional use permit was submitted to
submitted to the Hearing Examiner by filing a city staff and reviewed for compliance
copy of the application with the Community and with the Arlington Municipal Code.The
Economic Development Director in the planning project application documents were sent Yes
department. to the Hearing Examiner on April 10,
2026,for review prior to the public
hearing.
20.16.230 Notice of Application Filed.The The city issued a Notice of Application on
Community and Economic Development Director February 12, 2026.The notice was
shall give public notice of any application filed published in the Everett Herald,posted
for a conditional use permit by issuing, on the site,city website,post office,city
distributing,and advertising a"Notice of hall,Arlington library,and mailed to all Yes
Application Filed". property owners within 500 feet of the
property on February 17, 2026.The
comment period ran until March 3, 2026.
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Page 14 of 43
Regulation Analysis Meets
20.16.235 Neighborhood Meetings for The city issued a Notice of Neighborhood
Conditional Use Permits Required.All Meeting on February 12, 2026.The notice
applications for conditional use permits shall be was advertised in the Everett Herald,
publicly scoped through a public neighborhood posted on the site,city website,post
meeting. office,city hall,Arlington library,and Yes
mailed to all property owners within 500
feet of the property on February 17,
2026.The Neighborhood Meeting was
held on March 4, 2026.
20.16.265 Fire Code Official Approval Prior to The proposed project provides
Issuance of Permits.No zoning,special use,or compliance with AMC Title 15.The
conditional use permit shall receive final proposed single-family residences are
approval until the Fire Code Official has verified required to comply with Section
that the provisions of AMC Title 15 are satisfied. 15.24.040(7) with the installation of Yes
automatic fire sprinkler systems per the
International Residential Code and
International Fire Code at the time of
Building Permit submittal.
20.16.270 Time Limitations for Permit The proposed Lindsay Project 1
Processing. Preliminary Major Subdivision
(a)(3)A notice of final decision for conditional Conditional Use Permit followed the
use permits,major (ten lots or more) timeline below:
plats/subdivisions,binding site plans,and unit
lot subdivisions (permits that require public Action Date
notice and public hearings) shall be issued within Application Submitted 2-10-2026
170 days of the determination of complete
application. Notice of Complete 2-11-2026
(b) The number of days an application is in Application
review with the city shall be calculated from the 1st Comments Issued 3-3-2026
day completeness is determined under RCW
36.70B.070 to the date a final decision is issued 2nd Submittal 3-17-2026
on the project permit application.The number of Yes
days shall be calculated by counting every Public Hearing 4-28-2026
calendar day and excluding the following time
periods: The public hearing is scheduled on day
(1)Any period between the day that the city has 62 of the project review timeline.
notified the application that additional
information is required and the day when
information is resubmitted by the applicant.
(2)Any period after the applicant would like to
suspend the project permit application.
(3)Any period after an administrative appeal.
(4)Any period during an EIS is being prepared
following a DS.
(5)Any extension of time mutually agreed upon.
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Page 15 of 43
Regulation Analysis Meets
20.16.320 No Occupancy,Use,or Sale of Lots The proposed project is required to
Until Requirements Fulfilled.Issuance of a complete Civil improvements,As-Builts,
conditional use permit authorizes the recipient and Final Subdivision prior to lots within
to commence the activity resulting in a change in the subdivision sold and buildings are
use of the land or to commence work designed to occupied with the following exceptions:
construct,erect,move,or substantially alter (a) The applicant may construct and
buildings or other substantial structures or to occupy residential homes for the first
make necessary improvements to a subdivision. 55 lots prior to completion of the
However,except as provided in§20.16.330, roundabout at 80th Avenue and 172nd
§20.16.340,§20.16.170,the intended use may Street/SR531 and the frontage
not be commenced,no building may be occupied, improvements along 172nd
and in the case of subdivisions,no lots may be Street/SR531 per the analysis
sold until all of the requirements of this title and completed by Transpo,dated March
all additional requirements imposed pursuant to 7, 2026,showing the project's traffic
the issuance of a conditional use permit have impact to the existing intersection.
been complied with. (b) The applicant may bond certain Yes
improvements within the project,
such as Landscaping,Streetlights,and
Final Lift.
(c) Five Model homes,representing the
five original parcels,are allowed to be
constructed at the sole risk of the
applicant within Phase 1 or Phase 2 of
the Lindsay Project 1 Subdivision.
Model home construction may
commence with the following
completed improvements: roads
constructed to final subgrade,fire
protection via charged hydrant
serving models and storm facilities
serving model lots in place.
20.16.400 Regulation of Major,Minor and Unit The proposed major unit lot subdivision
Lot Subdivisions. Major and minor subdivisions conditional use permit is the first step in
are subject to a two-step approval process. the subdivision process.After the civil
Physical improvements to the land to be construction permit is issued and all
subdivided are authorized by a conditional use correlating improvements have been Yes
permit or zoning permit,respectively as made the site,the applicant may apply for
provided in Part I through Part III of 20.16 of this final major unit lot subdivision.
article,and sale of lots is permitted after final
plat approval as provided in 20.16.425.
20.16.410 No Subdivision without Plat Approval. The proposed project is required to
(a) No person may subdivide his land except in receive Final Subdivision approval per
accordance with all the provisions of this §20.16.425 prior to recording.A Final
Title.No person may subdivide his land Subdivision may be recorded for Phase I
unless and until a final plat of the subdivision and Phase 2 separately,if all required
has been approved in accordance with the improvements for each of the phases
provisions of§20.16.425 and recorded with have been completed. Yes
Snohomish County Auditor.
(b)The Snohomish County Auditor may not
record a plat of any subdivision within the
city's planning jurisdiction unless the plat has
been approved in accordance with the
provisions of this Title.
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Page 16 of 43
Regulation Analysis Meets
Chapter 20.24 AMC,Hearing and Pre-Hearing Procedures for Appeals and Applications
20.24.010 Hearing Required on Appeals and The proposed Lindsay Project 1
Applications. (a) Before making a decision on an Preliminary Major Subdivision is subject
application for a conditional use permit,a to a Public Hearing before the Hearing Yes
hearing shall be held on the matter by the Examiner for the proposed permit.
appropriate hearing body.
20.24.020 Public Notice.The Community and The city issued a Notice of Public Hearing
Economic Development Director shall give public on April 10, 2026.The notice was
notice of any hearing required by§20.24.010 or advertised in the Everett Herald,posted
§20.16.230 for special use permits,conditional on the site,city website,post office,city
use permits or variances,or any other required hall,Arlington library,mailed to all Yes
public notices. property owners within 500 feet of the
property,and emailed Party's of Record
on April 10, 2026.The Public Hearing is
scheduled for April 28, 2026.
Chapter 20.36 AMC,Zoning Districts and Zoning Map
20.36.010 Residential Districts Established. The subject property for the proposed
(b) The Residential Ultra Low Capacity(RULC) preliminary major subdivision
district is established primarily to accommodate conditional use permit is zone Residential
detached single-family residential development Ultra Low Capacity.The project is located
in areas not currently serviced by public sewer within the Lindsay Subarea Plan adopted Yes
and water facilities. Larger lots are required to by City Council under Ordinance No.
accommodate a septic system and reserve area 2026-004,which allows for the proposed
as required by the Snohomish Health District. residential housing types and density.
23.36.054 Master Planned Neighborhood The subject property for the proposed
Overlay District Established. preliminary major subdivision
The Master Planned Neighborhood (MPN) conditional use permit is under the
district is hereby established as an"overlay" Master Planned Neighborhood,which
district,meaning that this district is overlaid requires all development to follow
upon other districts and the land so encumbered §20.44.032,which requires a subarea
may be used in a planner permitting in the plan to be approved prior to project Yes
underlying district only if and to the extent such permits.The project is subject to the
use complies with the requirements of Lindsay Subarea Plan and Planned Action
§20.44.032 Subarea Plan.Thereafter,this overlay EIS adopted by City Council under
district shall be removed from the property for Ordinance No. 2026-004.
which the master plan is approved by the City
Council.
Chapter 20.38 AMC,Airport Protection District
20.38.060 Airport Protection District The property is located under Airport
Boundaries. Protection District-Subdistrict C.
(a)Airport Protection Subdistrict A
(b)Airport Protection Subdistrict B Yes
(c)Airport Protection Subdistrict C
(d)Airport Protection Subdistrict D
Staff Report&Recommendation
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Page 17 of 43
Regulation Analysis Meets
20.38.090 Notice to Future Owners.To mitigate The applicant is required to place the
impacts to the Arlington Airport,and to provide Arlington Municipal Airport Avigation
notice to future property owners,all property Easement on the face of the Final
owners within the Airport Protection Subdivision.A separate avigation
Subdistricts A, B,and C seeking a land use or easement is not required to be recorded
building permit or undertaking substantial for the subject development proposal.
reconstruction shall dedicate an avigation Yes
easement over their property to the City of
Arlington.The language of the easement and
notice shall be 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 major subdivision is
of Permissible Uses sets forth the permissible allowed use per the permissible use table
uses within the respective zoning classifications within the Residential Ultra Low Capacity
in the city,subject to other applicable provisions (RULC) zone,as shown below,with a
in this title. It should be read in close conjunction conditional use permit. 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 AMC,Residential Zones Permissible Use Table
Use RULC RLC RMOD RMC RHC OTR1
Subdivision Major C C C C C C
Single-Family Residence,Detached ZV ZV ZV ZV
• C=Conditional Use Permit per requirements of 20.40.020.
• ZV=Zoning Verification per requirements of 20.40.020.
• 1=Subject to the old town residential design standards.
Chapter 20.46 AMC,Design
20.46.010 Conformance with Design Standards. The preliminary major subdivision shall
(a) Structures within the following zones are meet the requirements of the
subject to the relevant design standards adopted Development Design Standards and the
in this chapter. No building or land use permit deviations approved in Lindsay Subarea
shall be issued for structures or uses that do not Plan in Chapter 3 Development and
conform to the applicable standards. Design Standards at the time of Yes
(1) Zones Administrative Design Review
(M) Residential Ultra Low Capacity application.The design is required to be
approved prior to the submittal of
building permit applications.
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Page 18 of 43
Regulation Analysis Meets
Chapter 20.56 AMC,Streets and Sidewalks
20.56.015 Complete Streets. The applicant submitted a Complete
(a) The city will,to the maximum extent Streets Checklist.The checklist was
practical,implement complete streets.For this reviewed,and city staff agrees that the
section,"complete streets"means streets that intent of the complete streets policy has
provide appropriate facilities to meet the been met.
mobility needs of people of all ages and abilities The proposed development includes the
who are walking,bicycling,riding transit, following improvements:
driving,and transporting goods. . Construction of an interim
(b) The application of complete streets may roundabout at the 80th Avenue and
require the property owner or developer to 172nd Street/SR531 intersection.
install additional improvements for the • Curb,gutter,sidewalk,and
installation of certain street types or provide landscape planter strip along the
additional right-of-way dedication depending on south side of 172nd Street/SR531.
the location of a proposed project and the . Curb,gutter,sidewalk,and Yes
surrounding areas level of street improvements. landscape planter strip along the
The applicant is required to work with the east side of 79th Avenue.
community and economic development . New public right-of-way and private
department regarding the specific type of street streets within the subdivision are
required. proposed to have curb,gutter,
(c) Complete streets will be implemented sidewalk and planter strips where
through the scoping,planning, designing, applicable per the type of street
building,operating,and maintaining an constructed.
integrated and connected transportation system. • The proposed project includes both
public roads listed on the site plans
(d)All development projects shall submit a as 1715Y Street NE, Road A, Road B,
complete streets checklist with permit Road C,and subdivision entrances
application and follow the complete streets from 172nd Street and a private road
policy. listed as Road D.
20.56.020 Costs of Right-of-Way Installation and The applicant or developer of the
Improvements Borne by Applicant.When rights- proposed project is financially
of-way improvements are required or volunteer responsible for the construction of all
in conjunction with permit approval,all costs, improvements on 172nd Street/SR531,a
and expenses incident to the installation of the section of 79th Avenue per the Yes
improvement to be dedicated to the public shall Development Agreement,and all roads
be borne by the applicant. within the proposed subdivision.These
improvements are required to be
approved and constructed through a Civil
Permit.
20.56.030 Access to Lots. Every lot shall have The proposed project provides vehicular,
access to it that is sufficient to afford a pedestrian,and bicycle access to the
reasonable means of ingress and egress for property from the existing public street
emergency vehicles as well as for all those likely of 172nd Street/SR531 to 79th Avenue NE
to need or desire access to the property in its and to new public and private internal
intended use.Access includes vehicular, street system throughout the site. Yes
pedestrian,bicycle,and other common forms of
transportation. The proposed project is constructing
infrastructure that will connect to a
future trail system on the north side of
172nd Street/SR531.
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Page 19 of 43
Regulation Analysis Meets
20.56.050 Entrances to Streets. (a)All driveway The proposed preliminary major
entrances and other openings onto streets within the subdivision provides driveway access
city's planning jurisdiction shall be constructed so to each building lot from the new
that: public road system or the internal
1.Vehicles can enter and exit from the lot in question private drive aisle.The proposed
without posing any substantial danger to themselves, project complies with the following
pedestrians,or vehicles traveling in abutting streets, City of Arlington Standards and
and Specifications:
2. Interference with the free and convenient flow of . The vehicles entry/exit from each
traffic in abutting or surrounding streets is individual lot does not pose a
minimized. danger to themselves, Yes
3. Driveway cuts shall be limited so the narrowest pedestrians,or vehicles.
width necessary to provide safe ingress and egress . The proposed driveways will not
onto and from the property. interfere with the flow of traffic.
4. Driveways shall not be located adjacent to one . The proposed entrances are
another in such a manner as to create a"double within the required width and
width"driveway without any landscaping between provide safe access to the site.
the driveways. . The driveways shall not be
located adjacent to one another to
create a double driveway width,
unless landscaping is provided.
20.56.060 Neighborhood Access and Coordination The development consists of 171
with Surrounding Streets. small lot single-family residences and
(a)All developments which shall create or cause to is required to have a minimum of two
exist more than forty-nine dwelling units or more or access points that do not result in a
non-residential developments that may attract one dead-end. The proposal includes
hundred fifty or more people shall have more than three access points from 172nd
one point of access to the surrounding public streets. Street/SR 530.
For the purposes of this section,an emergency
access (crash gate) shall not be considered a The applicant has provided a future
vehicular access point,and a boulevard shall be access point at the northeast portion
considered one access point. of the property to connect to the
(c) The street system of a subdivision shall be property to the east.
coordinated with existing,proposed,and anticipated
streets outside the subdivision or outside the portion The internal street layout of the
of a single tract that is being divided into lots as subdivision provides multiple access
provided in this section. points from all homes. Yes
(d) Collector streets shall intersect with surrounding
collector or arterial streets at safe and convenient
locations.
(e) Local collectors and local access streets shall
connect with surrounding streets where necessary to
permit the convenient movement of traffic between
residential neighborhoods or to facilitate access to
neighborhoods by emergency service vehicles or for
other sufficient reasons.
(0 Whenever connections to anticipated or proposed
surrounding streets are required by this section,the
street right-of-way shall be extended and the street
developed to the far property line of the subdivided
property at the point where the connection to the
anticipated or proposed street is expected.
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Page 20 of 43
Regulation Analysis Meets
20.56.080 Street Width,Sidewalk,and Drainage The proposed project is located on
Requirements in Subdivisions. the south side of a minor arterial
(a) Street rights-of-way are designed and developed known as 172nd Street/SR531.The
to serve several functions: (i)to carry motor vehicle applicant is constructing a
traffic,and in come cases,allow on-street parking; roundabout at the 80th Avenue and
(ii)to provide a safe and convenient passageway for 172nd Street/SR531 intersection.
pedestrian traffic; and (iii) to serve as an important
link in the City's drainage system. The project has complied with the
(b)All existing and planned arterial or larger streets Transportation Plan and is dedicating
which the city deems necessary for the completion of all public streets after construction is
the City's transportation system are shown and completed.
classified in the City's Transportation Plan. However,
that list is non-exhaustive,and a permit applicant The proposed improvements to
may propose other streets. existing and new public streets
(c)Any permit application shall be reviewed for include curb,gutter,sidewalk,
conformance with the Transportation Plan.If a landscape strips and street trees.
planned street is shown to run through or adjacent
to a property proposed for development,the The proposed improvements to new
proposal must include a roadway system in general private streets include a sidewalk on
conformance to this plan,including the dedication of one side and no planter strips.
appropriate full or half-street right of way for the
street. All proposed sidewalks are shown as
(d)All public streets shall be constructed with curb, 5 feet in width. Yes
gutter,sidewalk,landscape strips and street trees.
Only standard vertical curb may be used. Street
pavement width shall be measured from curb face to
curb face.
(e) Private roads may construct sidewalks through
one of the following options and at the discretion of
the community and economic development director:
(1) Vertical curb,sidewalk,and gutter; or
(2) Rolled curb to sidewalk; or
(3) At grade concrete sidewalk abutting asphalt
drive aisle for visual separation; or
(4) At grade asphalt sidewalk with painted line for
separation; or
(5) At grade alternative sidewalk treatment
approved by the Community and Economic
Development Director.
(f) Sidewalks required by this section shall be at least
5 feet in width,on both sides of streets,and
constructed according to the specifications set forth
in the"Public Works Construction Standards and
Specifications."
20.56.100 Dead End Streets/Cul-De-Sacs. The proposed project shows two
(a) Dead-end streets shall be avoided.Cul-de-sacs dead-end streets.The one at the
may be used only when conditions warrant their use. northeast corner is a temporary
Maximizing the number of lots in a project does not dead-end that provides for a future Yes
warrant their use.Where roads have a potential for connection to the property on the
extending to adjacent properties and creating east and one at the southeast portion
connections (either current or future) they should do of the lot that ends in a cul-de-sac.
SO.
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Page 21 of 43
Regulation Analysis Meets
20.56.100 Dead End Streets/Cul-De-Sacs. The cul-de-sac could potentially
(b)When allowed under subsection (a),all connect to the property on the east if
permanent dead-end streets shall be developed as feasible in the future.
cul-de-sacs in accordance with the standards set The cul-de-sac dimensions as shown
forth in subsection (d). on the preliminary civil plans meet
(c) Except for where no other practicable alternative the requirements of Table 20.56-1
is available, such street may not extend more than but only provides a sidewalk on a
600 feet(measured to the center of the turnaround). portion of the south side of the cul-
(d) The right of way of a cul-de-sac shall be that
identified in Table 20.56-1 and shown below. de-sac that terminates at Lot 41.The Yes
remaining sides of the cul-de-sac
• ROW Width: 60' borders residential open space and
• Pavement Width: 49' NGPA.
• Inside Radius: 27.8'
• Number of Lanes: 2
• Vertical Curb/Gutter: 6"
• Planting Strip: 5'
• Sidewalk: 5'
20.56.120 Street Intersections. (a) Streets shall The proposed preliminary major unit
intersect at 80'to 90°.Not more than two streets lot subdivision provides 90'
shall intersect at any one point or vary from the intersections at all access points. Yes
above angle of connections.
20.56.130 Construction Standards and The proposed project is subject to a
Specifications. Construction and design standards Civil permit prior to the installation
and specifications for streets,sidewalks,and curbs of improvements on the site and a
and gutters are contained in the"Public Works Right-of-Way permit prior to the Yes
Construction Standards and Specifications,"and all installation of improvement within
such facilities shall be completed in accordance with the public right-of-way.
these standards.
20.56.155 Private Roads. The proposed preliminary major
(a) Private Roads shall be contained in an easement subdivision provides a private road
or tract and will be allowed when: on the site and shown on the site
(1)A covenant that provides for maintenance and plans as Road D.
repair of the private road by property owners has
been approved by the city and recorded with All maintenance of the private road
Snohomish County; and system is the responsibility of the
(2) The covenant includes a condition that the property owner and/or Homeowners
private road will remain open at all times for Association.
emergency and public service vehicles; and
(3) The private road would not hinder public street The private roads within the
circulation; and development do not hinder public
(4)All of the following conditions must be met: street circulation. Yes
(A) The Community and Economic Development
Director determines that due to physical site
constraints or preexisting development no other
reasonable access is available.The proposed private
road would be adequate for transportation and fire
access needs,and the private road would be
compatible with the surrounding neighborhood
character; and
(C)Adequate looped road is proposed.
(5)Absent any of the above conditions,public streets
are required.
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Page 22 of 43
Regulation Analysis Meets
20.56.160 Public Streets and Private Roads in The project proposes one private
Subdivisions. road,shown as Road D within the
(a)All lots created after the effective date of this subdivision.The private road meets
section shall abut a public street at least to the extent all requirements of§20.56.155 as
necessary to comply with the access requirements described under the regulation above.
set forth in§20.56.030.For purposes of this
subsection,the term"public street"includes a
preexisting public street as well as a striate created Yes
by the subdivider that meets the public street
standards of this title and is dedicated for public use.
The recordation of a plat shall constitute an offer of
dedication of such street.
(b) Private roads shall not be allowed in subdivided
residential developments unless the requirements of
§20.56.155 are met.
20.56.200 Attention to Disabled Persons in Street The applicant shall ensure that all
and Sidewalk Construction. wheelchair ramps on all streets and
Whenever curb and gutter construction is used on intersections are ADA compliant and
public streets,wheelchair ramps for disabled shown on the Civil Plans.
persons shall be provided at intersections and other
major points of pedestrian flow. Yes
(a) Wheelchair ramps and depressed curbs shall be
constructed in accordance with the standards of
the"Public Works Construction Standards and
Specifications"addressing accessibility.
20.56.260 Street Assessment Reimbursement The proposed project may be eligible
Agreements. for a street assessment
Street assessment reimbursement agreements reimbursement agreement for the
(latecomer's agreements) are governed by AMC roundabout at the intersection of 80tn
12.32,Street Assessment Reimbursement Avenue and 172nd Street/SR531. If
Agreements. the applicant would like to pursue
this potential option,the criteria and
regulations within AMC 12.32 are Yes
required to be followed and
completed prior to final sign off for
the completion of the Civil and/or
ROW improvements.The amount
received in traffic impact fee credit
shall be subtracted from the amount
eligible for reimbursement.
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
subdivision shall be served by a sewage disposal at the cost of the applicant.The
system that is adequate to accommodate the construction of utilities shall take
reasonable needs of such use or subdivision lot and place after Civil Permit approval and
that complies with all applicable health regulations. meet all requirements of the Public Yes
Works Construction Standards and
Specifications and comply with the
sewer availability approved by the
Public Works Director on April 2,
2026.
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Page 23 of 43
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 shall the City of Arlington Water at the cost
be served by a water supply system that is adequate of the applicant.The construction of
to accommodate the reasonable needs of such use or utilities shall take place after Civil
subdivision lot and that complies with all applicable Permit approval and meet all
health regulations. requirements of the Public Works Yes
Construction Standards and
Specifications and comply with the
sewer availability approved by the
Public Works Director on April 2,
2026.
20.60.400 Lighting Requirements. The proposed project shall provide
(a)All public streets,sidewalks,and other common sufficient lighting throughout the site
areas or facilities shall be sufficiently illuminated to that will illuminate the public streets,
ensure security of property and the safety of persons private drives,parking areas,and
using such streets,sidewalks and other common residences.The street lighting is
areas or facilities. required to comply with the
(d)All outdoor lights shall be low sodium or similar Complete Streets Lighting Guide. Yes
lamp type and be down shielded to prevent light The final lighting plan shall include
pollution. proposed lighting on all public streets
and provide specification details for
approval with the Civil permit.
20.60.410 Excessive Illumination.Lighting within The proposed project is required to
any lot that unnecessarily illuminates any other lot provide building lighting that is
or public right-of-way and substantially interferes down-shielded lighting and
with the use or enjoyment of such other lot or public illuminates the site but does not shine Yes
right-of-way is prohibited. onto neighboring properties or public
rights-of-way
20.60.450 Underground Utilities.All existing, All proposed utilities to and on the
extended,new electrical power lines,telephone,gas site shall be located underground.All
distribution,cable television,and other utility lines are required to be shown
communication and utility lines shall be placed on the Civil plans and shall be
underground in accordance with the specifications approved by the City of Arlington Yes
and policies of the respective utility service prior to construction activities on the
providers and located in accordance with the Public site.
Works Construction Standards and Specifications.
20.60.455 Utility Transformer Boxes. The applicant is required to receive
(a)All above ground utility transformer boxes approval of transformer box locations
abutting or seen form the public right of way shall be and the design of the vinyl wrap prior
vinyl wrapped.The vinyl wrap shall meet the to installation on the site. Yes
correlating subarea design theme and be approved
by the community and economic development
director.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 24 of 43
Regulation Analysis Meets
Chapter 20.72 AMC,Parking
20.72.010 Number of Parking Spaces Required. The proposed project provides two
(a)All developments in all zoning districts shall off-street parking spaces for each
provide a sufficient number of parking spaces to dwelling unit as shown within the site
accommodate the number of vehicles that plans for a total of 342 parking spaces
ordinarily are likely to be attracted to the throughout the subdivision. Yes
development in question.
(f)Table of Parking Requirements-Table 20.72-1
Single-Family Residence,Detached: 2 spaces for
each dwelling unit.
20.72.030 Parking Space Dimensions. The proposed off-street parking
(a) Subject to subsection (b),each parking space spaces are located within the
shall contain a rectangular area at least nineteen feet driveway of each single-family
long and nine feet wide. residence and meet the required
(b)Wherever parking areas consist of spaces set parking space dimensions. Yes
aside for parallel parking,the dimensions of such
parking spaces shall not be less than twenty-two feet
long and eight feet wide.
20.72.060 Parking Area Surface. The project site plan shows paving
(a)All parking areas shall be graded and surfaced throughout all drive aisles and all
with asphalt,concrete or other material that will driveways are required to have one of
provide equivalent protection against potholes, the approved surfaces.These
erosion,and dust. Specifications for surfaces meeting requirements shall be reviewed and
the standard set forth in this subsection are approved through the Building
contained in the Public Works Construction permit. Yes
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.
20.72.082 Tandem Parking. Shall be interpreted to The applicant may utilize tandem
mean having two or more vehicles,one in front of or parking for the single-family
behind the others with a single means of ingress and residences,if they choose.If this
egress. route is chosen then the applicant
(a)All residential uses may utilize tandem parking. will need to provide this information
Tandem parking may use a driveway,garage, or prior to the submittal of the final Yes
carport to accomplish the required parking. subdivision and be listed within the
(b) Residential tandem parking counts towards conditions on the face of the final
meeting minimum parking requirements at a rate of subdivision and be included in the
one space for every twenty linear feet with any CC&Rs.
necessary provision for turning radius.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 25 of 43
Regulation Analysis Meets
Chapter 20.76 AMC,Screening and Trees
20.76.120 Retention and Protection of Significant The proposed project removes the
Trees. majority of the trees on the site in
(a) Every development shall retain all existing order to obtain the required density
significant trees and significant stands of trees,with on the site as approved through the
a diameter at breast height(dbh) of at least eight Lindsay Subarea and expected through
inches for deciduous trees and at least twelve the 2024 Comprehensive Plan.The
inches dbh for evergreen trees,unless the retention impacts to the site were identified in
of such trees would unreasonably burden the the Lindsay Subarea Final EIS.The
development or in the opinion of the permit-issuing project plans to remove 309 trees
authority cause a significant safety problem. from the site.The applicant proposes
(d)When significant trees or significant stands of 512 trees to be planted within the
trees are present on a site for which a land use development area and 1,289 trees to
permit is submitted,the applicant shall provide a be planted in the NGPA for mitigation Yes
tree survey,showing size,type,and location of all of the wetland/stream areas.
significant trees and stands of trees.Any significant
trees removed because their retention would Mitigation Total
unreasonably burden the development shall be Removed Amount Required
replaced with five-gallon-sized native species at a Replacement
ratio of three to one. If the replacement trees are to 309 X 3 927
be planned on building lots,the developer shall
provide adequate protection from damage during
construction,or planting shall occur after Proposed Tree Replacement
construction,in which case a planting plan and Development NGPA Total
security shall be provided to ensure their planting.
512 1,289 1,801
20.76.140 Maintenance of Screening and Shading The maintenance of all screening and
Elements.All screening and shading elements shading elements required for
required by this Chapter shall be maintained by the approval of the subdivision shall be
owner for the life of the project to the following maintained by the property owner
standards: and/or Homeowners Association.This
1.All plant material shall be maintained with includes all common spaces withing
respect to pruning,trimming,mowing,watering, the development and within the right-
insect control,and fertilizing to maintain a healthy of-way.This requirement shall be
growing condition, create an attractive appearance, added to the face of the final
and to accomplish the purpose for which it was subdivision and written into the
required. CC&Rs. Yes
2. Dead,diseased,stolen,vandalized,or damaged
plants shall be replaced within three months with
the plants indicated on the approved landscape
plan.
3.All screening and shading elements shall be
maintained reasonably free of weeds and trash.
4.All screening and shading elements located
within public rights of way shall be maintained by
the abutting property owner.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 26 of 43
Regulation Analysis Meets
Chapter 20.90 AMC,Concurrency&Impact Fees
20.90.032 Interlocal Agreements Allowed. The applicant has provided Snohomish
Pursuant to state law,the council may enter into an County and WSDOT traffic offers with
interlocal agreement with any jurisdiction that the project application submittal.
requires reciprocal traffic mitigation for Snohomish County fees are listed
extraterritorial impacts to one another's below and no WSDOT fees are
transportation systems. proposed.The applicant is required to
1. Snohomish County show proof of payment to Snohomish
2. WSDOT County prior to building permit Yes
issuance.
Snohomish #Of ADT Total
County Trips Amount
Traffic Fee
$242.00 1,654 $280,187.60
20.90.040 (a) Imposition of Impact Fees on The applicant provided a Traffic
Development Activity.All development projects Impact Analysis prepared by Transpo.
within the City shall be assessed a transportation The city evaluates 1 PM Peak Hour
impact fee,at the rate of$3,355.00,based on peak Trip to each single-family residence,
p.m.trips,as computed in accordance with the most therefore the proposal would produce
current edition of the Institute of Transportation 171 new PM Peak Hour Trips. Yes
Engineers Trip Generation Manual,as applied to the #Of PM Total
City's transportation element of the adopted Traffic Fee Trips Amount
Comprehensive Plan and per Ordinance No. 1469. $3,355.00 171 $573,705.00
20.90.230 School Impact Fees. Each development The applicant is required to pay the
activity,as a condition of approval,shall be subject following Arlington School District
to the school impact fee of$544 for each single- Impact Fees.
family dwelling unit for the Arlington School Yes
District per Ordinance No.2024-025. School Single-Family Total
Fee Dwelling Unit Amount
$544.00 171 $93,024.00
20.90.400 Community Parks Impact Fee. The applicant is required to pay the
(a) Residential developments shall pay a following Community Parks Impact
community park impact fee of$2,536.16 for each Fees.
single-family dwelling unit prior to the issuance of a Community #of Total Yes
building permit per Ordinance No.2025-023 Park Fee units Amount
$2,536.16 171 $433,683.36
20.90.410 Credit of Impact Fee Amount. The applicant is eligible to receive City
(a) Impact fees shall be credited for the value of of Arlington traffic impact fee credit
dedicated land,and for improvement to or new through the construction of the
construction of facilities provided by the developer roundabout at the 80th Avenue and
if such facilities area listed in the City's current 172nd Street/SR531 intersection,
adopted Capital Facilities or Comprehensive Plan frontage improvements and Yes
and required as a condition of the development dedication along 172nd Street/SR531
approval,all in accordance with RCW 82.02.060(3). and improvements and dedication of
The determination of the value of the dedicated 79th Avenue NE.
land and/or improvements will be made by the
Public Works Director.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 27 of 43
Regulation Analysis Meets
Chapter 20.93 AMC,Critical Area Ordinance
Part I-Purpose and Intent
20.93.010 Purpose and Intent. The Wetland and Fish and Wildlife Habitat
This chapter establishes regulations for the Assessment Report,Revised June 2025
protection of environmentally critical areas completed by Soundview Consultants
including critical areas,natural resource provides documentation that the subject site
lands,and protective buffers. contains two Type III Wetlands,two Type IV
Wetlands,an off-site Type III Wetland,and an
on-and-off site Type Ns Stream.The critical
areas within the Lindsay Subarea were fully Yes
analyzed for impacts and mitigation during
the Subarea Plan and Final EIS that was
approved by City Council.The Stream and
Wetland buffers consistent with these
approvals were further documented and
approved in the Development Agreement.
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Part III-General Provisions
20.93.200 Applicability. The proposed project is required to
This chapter applies to environmentally critical follow Part III -General Provisions,Part
areas within the city's jurisdiction.No action VI-Streams, Creeks,Rivers,Lakes,and
shall be taken by any person that results in any Other Surface Waters,and Part VII- Yes
alteration of any environmentally critical area or Wetlands of the Critical Area Ordinance.
their buffers except as consistent with the
purposes,objectives,and goals of this chapter.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 28 of 43
Regulation Analysis Meets
20.93.230 Compliance. The City of Arlington concludes that the
All land uses or development applications shall subject property does contain two
be reviewed to determine whether an Category III Wetlands,two Category IV
environmentally critical area exists on the Wetlands,on-site and off-site Stream,
property for which the application is filed,what along with associated Buffers and an off- Yes
the action's impact to any existing site Category III Wetland Buffer.
environmentally critical area would be,and what
actions are required for compliance with this
chapter.
20.93.250 Procedures. The City has determined that the
The City of Arlington shall not grant any approval applicant has provided a critical area
or permission to conduct development or use in report and mitigation plan following best
an environmentally critical area prior to the available science while working closely
applicant's fulfillment of the requirements of this with the Tulalip Tribes on impacts and Yes
chapter. mitigation for the proposed project.The
project has met all applicable regulations
of the Critical Area Ordinance.
20.93.260 Submittal Requirements. The applicant submitted a Modified SEPA
To enable the city to determine compliance with Checklist,critical area report,mitigation
this chapter,at the time of application submittal plan,geotechnical report,and site plans
the applicant shall file a SEPA environmental that provide the information needed to
checklist,site/resource specific reports as review the wetlands and stream that Yes
specified in 20.93.270,and any other pertinent impact the subject property.The project
information requested by the department of complies with the adopted Lindsay
community development. Subarea Plan, Lindsay Subarea Planned
Action and Lindsay Subarea FEIS.
20.93.270 Site/Resource Specific Reports. The applicant submitted a Wetland and
All applications for land use or development Fish and Wildlife Habitat Assessment
permits proposed on properties containing or Report and Final Mitigation Plan
adjacent to environmentally critical areas or completed by Soundview Consultants Yes
their defined buffers shall include site/resource that provides the information required to
specific reports prepared to describe the assess the site.
environmental limitations of the site.
20.93.340 Building Setbacks from Buffers.A The proposed site plan layout shows a
building setback of fifteen feet is required from building setback of 15 feet or more from
the edge of any critical area buffer,as defined in all paved areas and/or buffers from the Yes
subsequent sections of this chapter. critical areas.
20.93.390 Mitigation Plan Requirements. In the The applicant has submitted a Final
event that mitigation is required,the applicant Mitigation Plan prepared by Soundview
shall be required to provide a mitigation plan for Consultants that provides the required
approval by the community development information for construction,
director.The plan shall provide information on maintenance and monitoring of the
land acquisition,construction,maintenance and critical areas affected by the project.
monitoring of the replaced critical area. The applicant shall provide performance
Yes
security to assure that all actions
approved under the mitigation plan are
satisfactorily completed in accordance
with the mitigation plan,performance
standards,and regulatory conditions of
approval.Prior to final inspection,a
maintenance bond shall be obtained.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 29 of 43
Regulation I Analysis Meets
Part VI-Streams,Creeks,Rivers,Lakes,and Other Surface Water
20.93.700 Classifications. The Wetland and Fish and Wildlife
(d) Type Ns water shall be segments of natural Habitat Assessment Report provide
waters within the bankfull width of the defined analysis of determining the stream on-
channels that are not Type S, F,or Np waters. site and off-site being classified as Type
These are seasonal,nonfish habitat streams in Ns.Stream Z is a seasonal,non-fish
which surface flow is not present for at least bearing stream.
some portion of a year of normal rainfall and are Yes
not located downstream from any stream reach
that is a Type Np water. Ns waters must be
physically connected by an above-ground
channel system to Type S, F,or Np waters.
20.93.710 Determination of Boundary. The Wetland and Fish and Wildlife
The Community and Economic Development Habitat Assessment Report provide maps
Director,relying on delineation by a licensed of the site showing the location of the
engineer or other comparable expert,shall stream and established buffers.Stream Z
determine the boundary of the creek,stream, is a tributary to Edgecomb Creek,which
river,lake,or other surface water.Where there is connects into Middle Fork Quilceda Yes
no ravine or the bank is less than ten feet in Creek,a tributary to the main stem of
depth,the boundary shall be contiguous with the Quilceda Creek which directly outlets
ordinary high-water mark. directly to the Puget Sound,a regulated
Water of the United States.
20.93.730 Requirements. The proposed project site plans show and
(a) To retain the natural functions of streams and the Wetland and Fish and Wildlife Habitat
stream corridors,the streamside buffers listed in Assessment Report shows the standard
Table 20.93-3: Stream Buffer Widths shall be 50-foot buffer on the south and
maintained on both sides of the environmentally northwest portion of the site where the
critical area.All existing native vegetation within stream is located on the site. Yes
these buffers shall be preserved.
Table 20.93-3: Stream Buffer Widths
Stream Type Standard Buffer
Z Ns 50 feet
20.93.740 Mitigation. The proposed project requires necessary,
(a) In order to avoid significant environmental unavoidable permanent impacts to the
impacts for those activities not regulated by the buffer of Stream Z to support the
Shoreline Master Program and allowed pursuant construction of a pedestrian trail and
to Section 20.93.720,the applicant for a land use stormwater dispersion outfalls/trenches
or development permit will select one or more of at a location that will maintain existing
the following mitigation actions,listed in order of site drainage patterns and hydrology.
preference. Additionally temporary impacts are also
(1) On-site environmentally critical area necessary for site grading and the
restoration/improvement(2:1 ratio). construction of these facilities.The Yes
(2) On-site ECA/Creation (2:1 ratio). portions of the Stream Z buffer proposed
(3) On-site ECA buffer restoration (6:1 ratio). to be impacted consist entirely of
(b)All ECA restoration,creation and/or herbaceous areas degraded by moving
enhancement projects required pursuant to this and the encroachment of non-native
chapter shall follow a mitigation plan prepared invasive species. Overall,approximately
in conformance to the requirements of Section 2,467 sf of buffer impacts are anticipated,
20.93.390. which will be offset through 9,164 sf of
buffer creation,exceeding a 2:1 ratio.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 30 of 43
Regulation Analysis Meets
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Part VII-Wetlands
20.93.800 Classifications. The Wetland and Fish and Wildlife
(b)(3) Category I1I.Category III wetlands are Habitat Assessment Report provide
(1)Wetlands with a moderate level of functions, analysis of determining Category III and
(2) Can often be adequately replaced with a well- Category IV Wetlands on the subject
planned mitigation project,and property.The property is incumbered by
(3) interdunal wetlands between one-tenth and two Category III Wetlands and two
one acre in size. Category IV Wetlands on the site and one
Category III wetlands generally have been Category III Wetland that is off site with a
disturbed in some ways and are often less portion of the buffer on this site.
diverse or more isolated from other natural
resources in the landscape than Category II
wetlands. Yes
(b)(4) Category IV.Category IV wetlands have
the lowest levels of functions and are often
heavily disturbed.These are wetlands that
should be able to replace,and in some cases be
able to improve.However,experience has shown
that replacement cannot be guaranteed in any
specific case.These wetlands may provide some
important functions and also need to be
protected.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 31 of 43
Regulation Analysis Meets
20.93.810 Determination of Boundary. The proposed project site plans and the
The Community and Economic Development Wetland and Fish and Wildlife Habitat
Director,relying on a field investigation supplied Assessment Report provide maps of the
by the applicant,and applying the wetland site showing the location of the wetlands.
delineation provided in this chapter shall The site plans for the project show the Yes
determine the location of the wetland boundary. wetland areas,along with the buffers
Qualified professionals and technical scientists associated with each of the wetlands.
shall perform wetland delineations.
20.93.830 Buffer Requirements. The Wetland and Fish and Wildlife
(a) The following buffer widths have been Habitat Assessment Report delineates the
established in accordance with the best available Wetland with Habitat Scores and
science.They are based on the category of required buffers.
wetland and the habitat score as determined by a Habitat Buffer
qualified wetland professional using the Wetland Category Score Width
Washington State Wetland Rating System for A IV 6 40
Western Washington.The adjacent land use
intensity is assumed to be high. B III 7 110
(1) For wetlands that score 6 points or more for C III 0
5 4
D IV 0
5 4
habitat function,the buffers in Table 20.93-4.
(A)A relatively undisturbed,vegetated corridor 1 1II 6 110
at least 100 feet wide is protected. The applicant was allowed to utilize
(B) The corridor is permanently protected for Table 20.93-4 because the measures of
the entire distance between the wetland and the Table 20.93-5 have been implemented on
legally protected are by a conservation easement, the site.
deed restriction,or other legal site protection • Lights: Due to the location of the
mechanisms. wetlands,lights from cars/streets will
(C) Presence or absence of the shoreline or not reach the wetland areas.
priority habitat must be confirmed by a qualified . Noise: The wetland areas are proposed
biologist or shoreline administer. to be vegetated and are located
beyond the property lines of the
Buffer Width (in feet) individual residences. Yes
Based on Habitat Score • Toxic Runoff:All stormwater is treated
Wetland Category 3-5 6-7 8-9 through filtering prior to being
exposed to the wetland areas.
Category III:All 60 110 225 • Stormwater Runoff:All stormwater is
Category IV:All 40 40 40 treated through filtering prior to being
exposed to the wetland areas.
(D) The measures in Table 20.93-5 are • Change in Water Regime: On-site
implemented,as applicable,to minimize the water will be substantially infiltrated
impact of the adjacent land uses. as in the existing condition.
Required Measures to Minimize Impacts: • Pets and Human Disturbance: The
• Lights wetlands and associated buffers
• Noise require NGPA fencing and plantings
• Toxic Runoff are proposed in the buffer between the
• Stormwater Runoff pedestrian trail and the wetland.
• Change in Water Regime • Dust: Best Management Practice
• Pets and Human Disturbance during construction are required and
• Dust will be monitored through the Civil
• Disruption of Corridors or Connections permit.
• Disruption of Corridors or
Connections:A stream and wetland
corridor is being created on the site.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 32 of 43
Regulation Analysis Meets
20.93.840 Mitigation The Final Mitigation Plan provides
(a) In order to avoid significant environmental information and a site plan that shows
impacts,the applicant for a land use or the proposed mitigation on the site for
development permit shall compensate for the wetlands and buffers.
unavoidable wetland impacts,listed in order of
preference.What is considered adequate Impact Type Total Impact Area
Direct Permanent 11,399 sf
mitigation will depend on the nature and Wetland Fill
magnitude of the potential impact. Indirect Permanent
(1) On-site wetlands restoration/improvements Wetland Impacts
12,003 sf
(2) On-site wetlands creation Permanent Buffer 2,467 sf
(3) On-site wetlands restoration Impacts
Temporary Buffer 61,374 sf
(4) Off-site wetlands protection Impacts
o Mitigation Type Mitigation Area
c •° Wetland Mitigation
o �"
Categoryu Wetland Creation 47,347 sf
.4.1
wWetland Restoration 20,455 sf
Category III 2:1 4:1 8:1 15:1 Wetland Enhancement 8,626 sf
Wetland as Buffer 12,003 sf Yes
Category IV 1.5:1 3:1 6:1 10:1 Enhancement
Buffer Mitigation
Buffer Creation 9,164 sf
Buffer Enhancement 61,329 sf
Buffer Restoration 63,216 sf
Impact Creation Area
Wetland Area Ratio (acre)
acre
A-IV 0.034 1.5:1 0.051
A-IV 0.016 0.75:1 0.012
C-III 0.225 2:1 0.450
C-III j 0.260 1:1 0.260
D-III 0.003 1.5:1 0.004
Total Required 0.777
Total Proposed 1.087
The proposed project meets the code
requirements of mitigation for the
wetlands located on the site.
20.93.850 Monitoring. The applicant has proposed monitoring
(a) For projects that include native vegetation,a and Final Mitigation Plan to ensure the
detailed five-year or ten-year vegetation mitigation actions are successful for a
maintenance and monitoring program is period of ten years with formal
required. inspections by a qualified Project
Scientist. Monitoring events will be Yes
scheduled at the time of construction, 30
days after planting,and minimally on an
annual basis during Years 1, 2, 3, 5, 7 and
10. Closeout of monitoring occurs in Year
10.
Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 33 of 43
Wetland and Buffer Impacts
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Staff Report&Recommendation
Lindsay Project 1-Preliminary Major Subdivision Conditional Use Permit-PJ 26-0104
Page 34 of 43
Regulation I Analysis Meets
Chapter 20.98 AMC,State Environmental Policy Act(SEPA)
20.98.110 (d) Environmental Checklist. For The applicant completed a modified
projects submitted as planned actions under environmental checklist with the project
WAC 197-11-164,the City shall use its application and the city approved the
existing environmental checklist form or may proposed project per the requirements of
modify the environmental checklist form as Lindsay Subarea Planned Action Yes
provided in WAC 197-11-315.The modified Ordinance and Lindsay Subarea Plan FEIS
checklist form may be prepared and adopted on February 17,2026.
along with or as part of a planned action
ordinance.
Chapter 13.28 AMC,Stormwater
13.28.070 Applicability of the Utility. The The proposed project is subject to
following actions or applications for the following meeting the required stormwater
permit and/or approvals will require submittal regulations for the site.The project has
for approval by the utility: site plans,design received conceptual approval for the
drawings,and operations and maintenance plans. stormwater design.A Civil Permit shall
Submittals shall be consistent with the provisions be required for all site improvements.
of this Code,and shall comply with the All stormwater systems shall comply Yes
stormwater manual and engineering standards: with the City of Arlington Public Works
(3) New Development Standards and Specifications and the
most recent Department of Ecology
Stormwater Manual for Western
Washington.
Lindsay Subarea Plan- Chapter 3 Development and Design Standards
DS-2: Residential Density. The proposed project is for 171
Residential density shall not exceed 436 units per residential units on 32.26 acres and as Yes
87.5 acres. the first project in the Lindsay Subarea it
does not exceed the proposed density.
DS-3: Dimensional Standards: Single-Family
Minimum Lot Size: 3,600 sf All lots a minimum of 3,600 sf Yes
Maximum Lot Size: 4,500 sf No lots exceed 4,500 sf Yes
Minimum Lot Width: 30 ft All lots provide a minimum 30 ft width Yes
Maximum Height: 35 ft No structure may be taller than 35 ft Yes
Building Setbacks: The setbacks for the residential homes
• Front- Minimum: 10 ft shall be evaluated with the building
• Front- Maximum: 15 ft permit applications for each lot.The
• Front Porches: 5ft applicant is required to submit a site
• Side-Minimum: 5 ft plan with the building permit showing
• Rear Loaded Rear Setback from sidewalk or how the required setbacks have been
drive aisle paving edge if no sidewalk: met. Yes
o Garage: 2-5 ft or 20-22 ft
o Surface Parking Only Minimum:
■ Perpendicular: 20 ft
■ Parallel: 10 ft
• Front Loaded Rear Setback: 10 ft
Projections: Roof overhangs,fireplace projections, All proposed projections on the homes
and bay and box windows are allowed to project shall be evaluated with the building Yes
up to 18 inches into the setback. permit applications for each lot.
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Regulation Analysis Meets
DS-7: Lighting Design. The applicant is required to provide
Provide appropriate exterior lighting: lighting meeting the details and
expectations of the Lindsay Subarea
7.1 Provide appropriate average lighting levels for Plan,Lindsay Subarea Planned Action
all publicly accessible paths: Ordinance,and the Lindsay Subarea
7.1.1 Low or non-pedestrian and vehicular traffic FEIS.
areas,which include drive aisles and trails- The applicant shall provide lighting
minimum 0.2 foot-candles average,maximum 4 plans and details meeting these
foot-candles average, except when adjacent to requirements for approval with the Civil
natural areas,trails may be unlit. Permit.
7.1.2 Moderate-or high-volume pedestrian areas, The applicant is required to provide
which include access and neighborhood streets lighting meeting the details and
and building entries-minimum 0.9 foot-candle expectations of the Lindsay Subarea
average,maximum 5 foot-candles average, Plan, Lindsay Subarea Planned Action
preferred average 2 foot-candles Ordinance,and the Lindsay Subarea
7.1.3 Parking lot lighting.Use fully shielded FEIS.
parking lighting fixtures; dark sky rated and The applicant shall provide lighting
mounted no more than 20 feet above the ground, plans and details meeting these
with lower fixtures preferable so as to maintain a requirements for approval with the Civil
human scale. Public parking lots-minimum 0.5 Permit.
foot-candle average,maximum 4 foot-candles Yes
average.
7.2 Maintain consistent lighting levels with a
minimum lighting level uniformity ratio no
greater than 4:1 to create gradual transitions
between varying levels of lighting between lit
areas and unlit areas.Avoid highly contrasting
pools of light and dark areas.
7.3 Pedestrian lighting maximum height: 15 feet,
or 3-4-foot bollards.
7.4 Parking area lighting maximum height: 20
feet,with lower fixtures preferred to maintain a
human scale.
7.5 Use only fully shielded, dark sky-rated lighting
fixtures.
7.6 Steady,non-flashing lighting of building
features,artwork,and special landscaping
elements may be allowed,subject to the finding of
the Director that the light causes no significant
adverse impact.
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Regulation Analysis Meets
DS-8:Trees. The applicant is removing most of the
Provide trees along streets and paths and in trees on the site and replanting more
parking lots,and preserve existing trees,in the trees than the required 3:1 ratio. See
following manner: section 20.76.120 for the required tree
mitigation and replacement numbers.
8.1 Preserve existing trees in the Native Growth
Protection Area and designated open spaces.To The applicant shall select and plant tree
the extent possible,preserve existing trees in the species provided on the city's approved
designated parks. species list.
8.2 Select tree species per Arlington's approved
species list. The applicant is required to plant street
trees in landscape strips for every 40
8.3 Along all streets,plant or preserve street trees feet of street frontage.The street trees
in landscape strips at least every 40 feet on shall be deciduous trees 2-inch diameter
average.Note,trees are encouraged but not at breast height(dbh) at time of planting
required in the landscape areas along drive aisles. with a canopy that starts at least eight
8.4 Where development faces parks or common feet above finished grade and will have a Yes
open spaces,plant or preserve trees at least every fully mature trunk at least 8 inches in
40 feet on average along the path running roughly diameter.
parallel with the front lot lines. (Trees may be on Non-street trees required per this
either side of the path and may alternate sides). section shall be a native species,have a
minimum 1.5-inch (dbh),and attain a
8.6 Phased development must meet tree minimum height of 25 feet at maturity.
requirements for the portion of the site being
developed,including conditions of approval. Root barriers shall be provided for all
8.7 See root barrier requirements in City of street trees,all trees planted adjacent to
Arlington Tree List. sidewalks,paved driving areas,and
paved parking areas. Root barrier shall
be 18 inches deep and 6 feet wide.
The landscape strips shall be planted
per the Department of Public Works
Standards and Specifications.
F. CONCLUSION&RECOMMENDATION
(a) The applicant has applied for a Conditional Use Permit as required under AMC 20.16.
(b) Under AMC 20.16.225(c), subject to Subsection (d) the designated decision-maker shall issue the
requested permit unless it concludes,based upon the information submitted at a hearing if there is a
hearing or by signed letter if there is not,that:
Regulation Analysis Meets
Chapter 20.16.225(c)
(1) The requested permit is not within its The property is within the city limits and the
jurisdiction according to the table of City of Arlington Zoning Map identifies the
permissible uses. subject property as Residential Ultra Low
Capacity with Master Plan Neighborhood
Overlay.The proposed subdivision is allowed Yes
by meeting the regulations of the Lindsay
Subarea Plan,Lindsay Subarea Planned Action
Ordinance,Lindsay Subarea Final EIS,and MJS
Investors Developer Agreement.
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Regulation Analysis Meets
(2)The application is incomplete. The City determined the subject application yes
complete on February 11, 2026.
(3) If completed as proposed in the The proposed preliminary major subdivision
application,the development will not project complies with all required sections of yes
comply with one or more of the AMC Title 20 per the staff analysis.
requirements of this title.
(4)The proposed project had not complied The City issued a Modified SEPA Decision
with SEPA. meeting the Lindsay Subarea requirements on
February 17, 2026. No parties appealed the
original Lindsay Subarea Plan Final EIS,which Yes
established the regulations and requirements
set forth in the Lindsay Subarea Planned
Action Ordinance.
(5) The proposed project is not in The requested Conditional Use Permit,as
conformance with the Comprehensive conditioned,is consistent with all AMC Title
Plan,Transportation Plan,or other 20 requirements:permit processing Yes
adopted plans,regulations,or policies. procedures,and all other applicable plans,
regulations,and policies.
Chapter 2O.16.225(d)
Even if the permit-issuing authority finds that the application complies with all other provisions of this
title, it may still deny the permit if it concludes, based upon the information submitted at the hearing,
that if completed as proposed,the development more probably than not:
(1) Will materially endanger the public The project will not materially endanger the
health or safety. public health or safety of the existing and No
future residents.
(2)Will materially harm adjoining or abutting The project will not materially harm adjoining No
property. or abutting property.
(3) In terms of design and use will be The use is compatible in terms of design and
compatible with the area in which it is use with the Lindsay Subarea Plan and Yes
located. Planned Action Ordinance and the area in
which it is located.
(c) Under AMC 20.16.260(a),subject to Subsection (b),in granting a zoning,special use,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
Chapter 2O.16.26O(a)
(1) Will not materially endanger the public The City concludes that the proposed
health or safety. development will not materially endanger the
public health or safety of the City of Arlington. yes
The proposed development has met the intent
of the zoning,and Lindsay Subarea
regulations.
(2) Will not materially harm adjoining or The City concludes that the proposed
abutting property. development,as mitigated and conditioned, yes
will not materially harm adjoining or abutting
property.
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Regulation Analysis Meets
(3) In terms of design and use will be The City concludes that,in terms of the site
compatible with the area in which it is design/layout and proposed residential use,
located. the proposed development will be compatible yes
with the surrounding land uses in the area in
which it is located in accordance with the
Lindsay Subarea Plan.
(4)Will be in conformity with the land-use The City concludes that the proposed
plan,transportation plan,or other plan development is in conformity with the land-
officially adopted by the council. use plan,transportation plan, Lindsay yes
Subarea Plan,Lindsay Subarea Planned Action
Ordinance,Lindsay Subarea Final EIS,and MJS
Investors Developer Agreement.
(d) The City of Arlington recommends approval of the Conditional Use Permit, subject to conditions
specified in Section G below.
G. CONDITIONS
Preliminary Major Subdivision Approval
1. All development shall be in substantial conformance with the Subdivision Site Plans,Planning Plans,
Landscape Plans,and Preliminary Civil Plans received on March 17,2026,subject to any conditions
or modifications that may be required as part of the permit and construction plan review.
2. All development shall be in substantial conformance with all Exhibits of the Hearing Examiner
Public Hearing held on April 28, 2026.
3. The development shall be in conformance with the Lindsay Subarea Plan,Lindsay Subarea Planned
Action Ordinance,Lindsay Subarea Final EIS and MJS Investors Development Agreement.
4. No permits and/or construction pursuant to the Conditional Use Permit shall begin or be authorized
until 21 days from the date of the decision.
S. The developer shall clear any outstanding Planning Division permit-processing accounts with the
City within 60 days of issuance of this permit.
6. The preliminary subdivision is split into two phases. All infrastructure to support Phase 1 of the
project is required to be completed prior to final subdivision approval and recordation. Phase 2
may be completed in a separate final subdivision after infrastructure is completed.
7. All public improvements along 172nd Street/SR 531, 791h Avenue,and proposed new public streets
within the subdivision shall be dedicated to the City of Arlington upon completion and acceptance
of the improvements with the recording of the Final Subdivision.
8. All proposed stream and wetland buffer mitigation and monitoring requirements from the Final
Mitigation Plan completed by Soundview Consultants shall be implemented.
9. The construction and final development shall meet all Title 20 AMC regulation requirements,along
with all local,state,or federal code requirements.
Civil Construction:
10. Prior to any construction activities,the applicant shall file and receive approval of civil construction
plans which comply with all requirements of the Land Use Code, International Building Code,
International Fire Code and Public Works Construction Standards and Specifications. Said plans
shall address all site improvements,either required or voluntarily provided.
11. All stormwater is required to meet the most current adopted version of the Department of Ecology
Stormwater Management Manual for Western Washington. The final drainage plan shall be
approved with the Civil permit.
12. The applicant is required to provide sufficient lighting throughout the site that will illuminate the
public streets, private drives, parking areas, and residences. The street lighting is required to
comply with the Complete Streets Lighting Guide.A final lighting plan is required to be submitted
for review and approval with the Civil Permit.
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13. The Applicant is required to obtain utility permits from the City of Arlington for water and sanitary
sewer connections.
14. 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 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.
15. 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.
16. The Applicant shall follow the Unanticipated Discovery Plan submitted on February 10, 2026.The
Unanticipated Discovery Plan is required to be on-site and followed should archaeological
resources or human remains be encountered.
17. The applicant is eligible to receive City of Arlington traffic impact fee credit through the
construction of the roundabout at the 80th Avenue and 172nd Street/SR 531 intersection, frontage
improvement and dedication along 172nd Street/SR 531 and improvements and dedication of 79th
Avenue NE.
18. The applicant may be eligible for a street assessment reimbursement agreement for the roundabout
at the intersection of 80th Avenue NE and 172nd Street/SR 531. If this is pursued the criteria and
regulations within AMC 12.32 are required to be followed and completed prior to the final sign-off
for the completion of the Civil and/or ROW improvements. The amount received in traffic impact
fee credit shall be subtracted from the amount eligible for reimbursement.
Prior to Final Subdivision:
19. The applicant shall complete all required Civil Construction improvements on the subject site;
however,the applicant may bond certain improvements,such as Landscaping, Streetlights,and
Final Lift of Asphalt.
20. The preliminary subdivision is split into two phases. All infrastructure to support Phase 1 of the
project is required to be completed prior to final subdivision approval and recordation. Phase 2
may be completed in a separate final subdivision after infrastructure is completed.
21. The applicant shall receive all street names and addresses from the city prior to submittal for
incorporation within the Final Subdivision documents.
22. The applicant shall submit a copy of the incorporation of the Homeowner's Association and the
proposed Covenants, Conditions,and Restrictions with the final subdivision application.The
CC&Rs shall include the maintenance of the private road system and the maintenance of private
lots,buildings,and abutting right-of-way for the site.
Recording Final Subdivision:
23. The applicant shall submit as-builts,acquire all required bonds,and complete the civil
construction punch list for the project.
24. The applicant shall provide language to be placed on the final subdivision that notifies future
property owners of possible effects from aviation activities and the proximity of the Arlington
Municipal Airport.
25. The applicant shall record the Final Subdivision within 30 days of city signature with the
Snohomish County Auditor's Office and provide the City of Arlington with an electronic copy.
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Building:
26. Prior to issuance of the building permit, excluding model home permits, the applicant shall
complete all required or voluntary improvements approved with the Civil Permit,unless otherwise
secured and authorized by the City Engineer.
27. The applicant shall meet the requirements of the International Residential Code for all structures
proposed within the subdivision.
28. The applicant is required to obtain Design Review approval for all structures proposed on the site
prior to the submittal of building permits.The applicant shall meet the requirements of the City
Development Design Standards, Lindsay Subarea Plan,and Lindsay Subarea Planned Action
Ordinance.
29. The applicant shall meet the required lot size,lot width,building height,building setbacks,and
building projections as regulated by the Lindsay Subarea Plan and Lindsay Subarea Planned
Action Ordinance.
30. The proposed single-family residences are required to comply with AMC 15.24.040(7) with the
installation of automatic fire sprinkler systems per the International Residential Code and the
International Fire Code at the time of Building Permit submittal.
31. Issuance of Certificate of Occupancy shall be limited to 55 residential housing units prior to the
completion of the roundabout located at the 80th Avenue and 172nd Street/SR 531 intersection and
required 172nd Street/SR 531 frontage improvements.
32. The Final 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, with the
exception of up to 5 model homes that may be constructed prior to final subdivision.
33. The project is subject to applicable water and sewer utility fees.These fees are collected at the time
of building permit issuance.
34. The project is subject to applicable impact fees, such as Traffic, Parks, Schools. These fees are
collected at the time of building permit issuance.
35. Building signage for the subdivision is required to be permitted through a sign permit application.
All signage requires city approval prior to installation.
Other:
36. Business Licenses for all contractors working on the site shall be required to obtain a City of Arlington
Business License.
H. DECISION
(a) The decision whether to approve or deny this proposal shall be made by the Hearing Examiner.
(b) Per AMC 20.16.280 (c),Conditional Use Permits for major plats shall expire automatically if,within five
(5)years after the issuance of such permits:
1. The plat has not been submitted for final plat, or
2. A one-year extension has not been granted.
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I. RECONSIDERATION OF PERMIT-ISSUING AUTHORITY'S ACTION
Reconsideration of permits shall follow the requirements of AMC 20.16.300.
(a) Except as pursuant to Subsection (b),whenever (i) the hearing examiner disapproves a conditional
use permit application, or (ii) the community and economic development director or hearing
examiner disapproves an application for a special use permit or a variance, on any basis other than
the failure of the application to submit a complete application, such action may not be reconsidered
by the respective permit-issuing authority at a later time unless the applicant clearly demonstrates
that:
(1) Circumstances affecting the property that is the subject of the application have substantially
changed, or
(2) New information is available that could not with reasonable diligence have been presented at
a previous hearing.
(b) Whenever the permit-issuing authority approves or disapproves a permit application or variance
the respective permit-issuing authority may reconsider such action if either the applicant or a party
of record clearly demonstrates that in the written decision for the permit or variance either a finding
of fact or testimony has been incorrectly recorded.
(c) A request to be heard for reconsideration on this basis must be filed with the Community and
Economic Development Director within the time period for an appeal to superior court(see section
20.28.060, judicial review). However, such a request does not extend the period within which an
appeal must be taken.
(d) Notwithstanding Subsection (a), the hearing examiner or community and economic development
director may at any time consider a new application affecting the same property as an application
previously denied. A new application is one that differs in some substantial way from the one
previously considered.
J. APPEALS
Per AMC 20.20.020, the Hearing Examiner's decision is appealable to Snohomish County Superior Court
within twenty-one (21) days of the Hearing Examiner's final decision.
AMC 20.16.310 Appeals of Permits and Final Plats.
(b) The action of the hearing examiner in granting or denying a special use or conditional use permit
may be reviewed for unlawful,arbitrary,capricious,or corrupt action to Snohomish County Superior
Court. The petition for review must be filed within twenty-one calendar days of the notice of final
decision issued by the city.
AMC 20.20.020 Appeals of Hearing Examiner Decisions.
(a) Appeals from the final decision of the hearing examiner, or other city board or body involving the
city's land use code and for which all other appeals specifically authorized have been timely
exhausted,shall be made to Snohomish County Superior Court pursuant to the Land Use Petition Act,
Chapter 36.70C RCW,within twenty-one days of the date the decision or action became final,unless
another applicable appeal process or time period is established by state law or local ordinance.
(b) Upon motion for reconsideration,the date of the decision is the date of entry of the decision on the
reconsideration motion by the hearing examiner and not the original decision date by the city.
(c) Notice of the appeal and any other pleadings required to be filed with the court shall be served as
required by law within the applicable time period.This requirement is jurisdictional.
(d) The cost of transcribing and preparing all records ordered certified by the court or desired by the
appellant for such appeal shall be borne by the appellant. The record of proceedings shall be
prepared by the city or such qualified person as it selects.Prior to the preparation of any records the
appellant shall post with the city community and economic development department an advance fee
deposit in the amount specified by the city's planning division. Any overage will be promptly
returned to the appellant.
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K. EXHIBITS
Lindsay Project 1 Hearing Examiner documents are on file at the Community Development Office under
Preliminary Major Subdivision Conditional Use Permit- PJ 26-0104 and are available online on the City of
Arlington's public notice webpage.
Distributed to the Following Parties:
• Peregrin Sorter, Hearing Examiner
• Yoshi Kumara,Attorney
• Rob Risinger,Applicant
• Merle Ash,Contact
• Nicole DeLeon,Applicant Attorney
• Emily Romanenko,City Attorney
• James Kelly,PW Director
• Thad Newport,Development Services Engineering Manager
• Ameresia Lawlis,Associate Planner
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