HomeMy WebLinkAboutExhibit 11 - Lindsay Subarea Modified SEPA Checklist - Decision Lindsay Subarea Planned Action
Modified SEPA Checklist
Lindsay Subarea Planned Action Area
Exhibit A: Linday Subarea Map
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Source. mAKERS, 2025.
SEPA Checklist and Mitigation Measures
Exhibit B: Example Environmental Checklist and Required Mitigation Document
INTRODUCTION
The State Environmental Policy Act(SEPA) requires environmental review for project and non-project proposals that are likely to
have adverse impacts upon the environment. In order to meet SEPA requirements, the City of Arlington issued the Lindsay
Subarea Planned Action Draft Environmental Impact Statement (EIS) on September 26, 2025, and the Final EIS was issued on
November 25, 2025. The Draft and the Final EIS together are referenced herein as the "EIS'. The EIS has identified significant
beneficial and adverse impacts that are anticipated to occur with future development, along with measures to mitigate those
significant adverse impacts in the Planned Action Area.
On January 20, 2026 the City of Arlington adopted Ordinance No. 2026-004 establishing a planned action designation for
the Lindsay Subarea studied as Planned Action in the EIS (see Exhibit A). SEPA Rules indicates review of a project proposed as
a planned action is intended to be simpler and more focused than for other projects (WAC 1 97-1 1-172). In addition, SEPA
allows an agency to utilize a modified checklist form that is designated within the planned action ordinance (see RCW
43.21 c.440). This Exhibit B-1 provides a modified checklist form adopted in the Lindsay Subarea Planned Action Ordinance.
MITIGATION MEASURES
The Mitigation Measures are provided in Exhibit B-2,and also summarized in the environmental checklist.The mitigation measures
shall apply to future development proposals which are consistent with the Planned Action scenarios reviewed in the EIS, and
which are located within the Lindsay Subarea Planned Action Area (see Exhibit A).
APPLICABLE PLANS AND REGULATIONS
The EIS identifies specific regulations that act as mitigation measures. These are summarized in Exhibit B-3 by EIS topic, and
are advisory to applicants. All applicable federal, state, and local regulations shall apply to Planned Actions, including the
regulations that are adopted with the Preferred Alternative. Planned Action applicants shall comply with all adopted regulations
where applicable including those listed in the EIS and those not included in the EIS.
INSTRUCTIONS TO APPLICANTS
This environmental checklist asks you to describe some basic information about your proposal. The City of Arlington will use this
checklist to determine whether the project is consistent with the analysis in the Lindsay Subarea Planned Action EIS and qualifies
as a planned action or would otherwise require additional environmental review under SEPA.Answer the questions briefly,with
the most precise information known,or give the best description you can.You must answer each question accurately and carefully,
to the best of your knowledge. The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its
environmental effects.The City may ask you to explain your answers or provide additional information. In most cases,you should
be able to answer the questions from your own project plans and the Planned Action EIS without the need to hire experts.
City of Arlington Lindsay Subarea Planned Action Page 2
Exhibit B- 1 Modified SEPA Checklist
A. PROPOSAL DESCRIPTION
Date: February 9,2025
Applicant: MJS Investors
John James and Kelly Markezinis 8118 172 St NE,Arlington,WA 98223: PN 310526-001-023-00,
310526-001-022-00
Property Owner: Joe Matthias an Patricia Trust 12212 240th St NE Arlington WA 9822:PN 310526-001-001-00
Lindsay Investments LLC 242 Burke Dr,Camano Island 98282: PN 310525-002-006-00
Virl and Dianna M Basim 8014172nd St NE,Arlington,WA 98223 PN 310526-001-002-00
Street: City, State, Zip Code:
Property Address
8326172nd St.NE Arlington,WA 98223
Assessor Parcel Number: Property Size in Acres:32.26 ac
310525-002-006-00,
Parcel 310526-001-001-00,
Information 310526-001-002-00,
310526-001-022-00,
310526-001-023-00
Give a brief, The proposed Project 1 is located within the Lindsay Subarea and is part of the "Pending Project
complete Area" identified in the Lindsay Subarea Plan and EIS. Project 1 is consistent with the Lindsay
description of Subarea Plan, adopted in February 2026.
your proposal.
Project 1 includes the development of 171 single-family residential homes,along with parks, open
space, and trail connections (total provided: 210, 467 sf or 20% of area of development). The
proposal also includes enhancement of degraded wetland areas and existing culverts to improve
environmental function,water quality,and overall ecological health.
Property Zoning District Name: Lindsay Subarea Building Type:Single family homes
Land Use: Preliminary Plat,Modified SEPA, Engineering: Civil Permit,NPDES, Right of Way
Forest Practice,Army Corps wetland fill,Final Permits,As-Builts
Plat
Other: Utility Permits
Building:Building Permits,Structural Retaining
Wall Permits,Structural Detention Vault
Permits Permit.
Requested (list
all that apply) All Applications Deemed Complete? Yes_✓_No
Explain: All application checklist documents were submitted.
Are there pending governmental approvals of other proposals directly affecting the property covered
by your proposal? Yes No--,I—
Explain: No current pending approvals.
Describe Existing Uses on the Site:Single family homes
Existing Land Use
City of Arlington Lindsay Subarea Planned Action Page 3
Proposed Land ❑X Residential ❑X Recreational facilities, parks,open space,trails (i.e.,
Use (check all ❑ Commercial active green space)
that apply) ❑ Other:
Existing (sq ft):0 Proposed (sq ft):0
Non-residential Net Change Employment in Ordinance: 20 Job Remainder as of Feb 6,2026:20 jobs
Uses: Building
Square Feet Total Employment in Ordinance: 20
Jobs:0
# Existing Dwelling Units: # Proposed Dwelling Combined (Existing plus Proposed Gross
#4 Small lot Units: Proposed) % of Total Density (du/ac):
detached single family #_171_Small lot Planned Dwelling Units: 5 du/acre
#0 Attached detached single family _39% Small lot Proposed Gross
residential #_0_Attached detached single family Buildable Land
#_0_Multifamily residential _0% Attached Area Density -
apartments #_0_Multifamily residential area excluding
apartments _0%_Multifamily critical areas,
#_0_Accessory buffers,and
dwelling units # 0_Accessory apartments accessory easements
Dwellings
dwelling units dwelling unitiss (du/acre
)
8 du/acre
Dwelling Units Thresholds in Ordinance Dwelling Units Bank Remainder as of
Total:436 _Feb 6, 2026_
Small lot detached single family: 305 Total:_265
Attached residential: 87 Small lot detached single family:_134
Multifamily apartments or accessory dwelling Attached residential:_87_
units: 44
Multifamily apartments or accessory dwelling units:
44
Existing Stories: 1-2 Proposed Stories: 3
Building Height
Existing Height in Feet: 15-40 Proposed Height in Feet:35
Parking Spaces Existing: Undefined Proposed:342
Impervious Existing Square Feet:Undefined Proposed Square Feet: 529,941 sf
Surfaces
Existing Estimated Trips Future Estimated Trips Net New Trips:
Total: Total: 413 Total Subarea
4 417 Total Subarea 167 Proposed Project
PM Peak Hour 171 Proposed Project
Weekday
Vehicle Trips Source of Trip Rate: ITE Manual Transportation Impacts Determined Consistent with
1 1 th Edition
AMC 20.04.120 and Chapter 20.56.
Other Yes_✓_ No
Proposed timing Construction start Summer 2026
or schedule
(including
phasing).
City of Arlington Lindsay Subarea Planned Action Page 4
Describe plans None at this time.
for future
additions,
expansion,or
further activity
related to this
proposal.
List any • SEPA Checklist
available or • Geotechnical report
pending . Drainage study and SWPPP
environmental . Critical Areas Report
information
directly related • Traffic Study
to this proposal. . Archeological Investigation/Report
• Arborist Tree Survey
• Subarea Plan and Planned Action EIS
City of Arlington Lindsay Subarea Planned Action Page 5
B. ENVIRONMENTAL CHECKLIST AND MITIGATION MEASURES
Earth Checklist and Mitigation Measures
Find help answering earth questions I
a. General description of the site:
Staff Comments:
Circle or highlight one: Flat,rolling, hilly,steep slopes, mountainous,other:
No Comments. All information
b. What is the steepest slope on the site(approximate percent slope)? has been reviewed and
Most of the site is about 1%,with the north west portion at about 8%with a very verified.
small area at 28%.
c. What general types of soils are found on the site (for example,clay,sand,gravel,
peat, muck)?
NRCS maps for Snohomish County indicate that the site is identified as Tokul
Gravelly Loam(up to 15 percent slope). This label is consistent throughout the
site but there are obvious areas of silty soils in the lower drainage basins and
wetlands.There has been some"hobby farm"activity on these parcels
historically but the terrain and soils are not typical of Agricultural Land of long-
term significance.
d. Are there surface indications or history of unstable soils in the immediate vicinity?
If so,describe.
No
e. Describe the purpose,type,total area, and approximate quantities and total
affected area of any filling,excavation,and grading proposed. Indicate source of
fill.
The cut of structural material is expected to be approximately 6,000 bank cubic
yards (BCY); fill of structural material around 32,000 compact cubic yards (CCY);
and strip of organic soils around 29,000 BCY. The sitework required will come
from the site;there is no intention to import fill.
To manage soils when building the site, some of the organic soils from the
stripping will be used as part of the 32,000 CCYs of fill.There will be some over-
excavation of structural soils in the creation of the wetland and backfilled with
the organic soils to make better wetlands and balance the site.
f. Could erosion occur because of clearing,construction,or use? If so,generally
describe.
The Tokul Soils on areas with less than 25%slopes are not real sensitive to erosion
if the sitework adheres to reasonable measures to protect exposed surfaces.
Properly managed there is low risk for erosion. Without proper TESC measures
and with heavy rains,rivulets could form and wash areas of bare surface soils off
into surrounding lands.
g. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
About 38%of the project site will become impervious with combination
pavement and roof tops.
https://ecology.wa.gov/regulations-permits/sepa/envi ronmenta l-review/sepa-guidance/sepa-checklist-guidance/sepa-
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City of Arlington Lindsay Subarea Planned Action Page 6
h. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding Staff Comments:
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply): No Comments. All information
has been reviewed and
❑X Temporary erosion and sediment controls verified.
❑X Compliance with grading and fill standards
❑X Compliance with critical area regulations
Explain:
DOE Best Management Practices will be employed with Construction. TESC plan
and SWPPP will prepared for any project action.Certified Erosion and Sediment
Control Lead (CESCL)will monitor the site.
Air Checklist and Mitigation Measures
Find help answering air questions2
a. What types of emissions to the air would result from the proposal during Staff Comments:
construction,operation,and maintenance when the project is completed?If any,
generally describe and give approximate quantities if known. No Comments. All information
has been reviewed and
Minor dust is possible,if grading during dry weather. Construction Equipment verified.
Exhaust during construction and emissions from autos after the project is built.
b. Are there any off-site sources of emissions or odor that may affect your proposal?
If so,generally describe.
No. There is a Commercial Chicken Facility about 400 feet south of the site that
could potentially generate offensive odors but currently and typically the facility
manages any odors emissions well.
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
Water will be used to control fugitive dust emissions during dry weather
construction. Equipment will have in good operating order all vehicle emission
control devices. Licensed vehicles do have exhaust emission standards that need
to be met.
The Chicken Facility has not been a problem for odor as far as is known.They are
in Snohomish County and would have to comply with Title 10 and nuisance
ordinances.
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City of Arlington Lindsay Subarea Planned Action Page 7
Water Checklist and Mitigation Measures
Find help answering water questions3
a. Surface(Find help answering surface water questions'):
1. Is there any surface water body on or in the immediate vicinity of the site Staff Comments:
(including year-round and seasonal streams,saltwater, lakes, ponds, No wetlands)? If yes, describe type and provide names. If appropriate,state what Comments. All information
has been reviewed and
stream or river it flows into. has
verified.
Soundview Consultants LLC investigated the subject property and publicly accessible
areas within 300 feet of the project area for potentially-regulated wetlands,
waterbodies, fish and wildlife habitat, and/or priority species in December of 2022
and April of 2024. Using current methodology,the site
identified four potentially-regulated wetlands onsite(Wetlands A—D)and one stream
(Stream Z)on the subject property.Additionally,one offsite wetland(Wetland 1)was
identified offsite to the west of the subject property.Arlington Municipal Code(AMC)
20.93.800 establishes wetland buffers based on wetland rating, and wetland water
quality and/or habitat score.Wetlands A and D are classified as Category IV wetlands
and are subject to a standard 40-foot buffer regardless of habitat score per AMC
20.93.830 Table 20.93-4 with the required use of minimization measures outlined in
AMC Table 20.93-5. Wetlands B, C, and 1 are Category III wetlands with moderate
habitat scores of (6 or 7) and are subject to a standard 110-foot buffer per AMC
20.93.830 Table 20.93-4 with the required implementation of a relatively undisturbed,
100-foot wide protected corridor between the wetlands and other areas specified in
AMC 20.93.830(1)(A) and use of minimization measures. Stream Z is a Type Ns (non-
fish habitat, seasonal)water per AMC 20.93.700 and is subject to a standard 50-foot
buffer per AMC 20.93.730 Table 20.93-3.Stream Z flows offsite to the northwest and
eventually connects into Edgecomb Creek which connects into Quilceda Creek.
Wetland A is a Category IV weltand that is approximately 22,644 square feet (0.52
acre) in size and is located on the southern portion of the subject property.
Wetland B is a Category III wetland that is approximately 45,715 square feet (1.05
acres) in size and is located in the southeast portion of the property within the
forested area.
Wetland C is a Category III wtland that is approximately 29,723 square feet(0.68 acre)
in size and is located on the southwest edge of the site.
Wetland D is a Category IV wetland that is approximately 117 square feet in size and
is located in the central eastern area of the property.
Wetland 1 is a Category III wetland that is located approximately 80 feet offsite to the
west of the subject property and is associated with Stream Z.
See Lindsay's Planned Action FEIS,Appendix B Wetland and Fish and Wildlife Habitat
Assessment Report June 2024,for more details.
3 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist-guidance/SEPA-
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City of Arlington Lindsay Subarea Planned Action Page 8
2. Will the project require any work over, in,or adjacent to(within 200 feet)the
described waters? If yes, please describe and attach available plans. Staff Comments:
The project was carefully designed to minimize impacts to critical areas to the No Comments. All information
greatest extent feasible by fully utilizing all developable upland areas onsite. has been reviewed and
However,due to the odd shape of the subject property which constrains the verified.
orientation of development,the spatial requirements needed to provide a
high-density residential development and associated infrastructure consistent
with City development standards and the high capacity residential zoning
designation of the site,the extent of encumbrance by the identified critical
areas and associated buffers throughout the site,complete avoidance is not
feasible. In order to meet density requirements and standards for open space,
site access, utilities,and stormwater facilities associated with the proposed
residential development,the proposed project requires the necessary,
unavoidable complete fill of Wetland D,as well as the partial fill of Wetlands
A and C.Additionally,permanent and temporary impacts to the buffers of
Wetlands A,B,and C,offsite Wetland 1,and Stream Z are necessary and
unavoidable in order to provide pedestrian walking trails and stormwater
dispersion outfalls/trenches necessary to maintain existing site
drainage patterns and hydrology.All temporary impacts will be fully
restored immediately after construction is complete.
See Lindsay's Planned Action FEIS,Appendix C Conceptual Mitigation Plan June
2025,for more details.
3. Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
All fill material for site preparation and road surfacing will be sourced from
upland areas onsite or from approved suppliers and will need to be free of
pollutants and hazardous materials.Approximately 212 to 423 cubic yards
will be used to fill Wetlands A,C,and D.
It is a complex plan that will be more clearly presented in the Mitigation Plans
and Reports. This effort will require approvals from the City of Arlington,
Tulalip Tribes, Department of Ecology,and the Army Corp.
See Wetland Mitigation Report and Plans for detailed information.
4. Will the proposal require surface water withdrawals or diversions?Give a
general description, purpose, and approximate quantities if known.
No
S. Does the proposal involve any discharges of waste materials to surface waters?
If so, describe the type of waste and anticipated volume of discharge.
No
City of Arlington Lindsay Subarea Planned Action Page 9
b. Ground (Find help answering ground water questions'): Staff Comments:
1. Will groundwater be withdrawn from a well for drinking water or other
purposes? If so,give a general description of the well, proposed uses and No Comments. All information
has been reviewed and
approximate quantities withdrawn from the well. verified.
No groundwater will be withdrawn from the ground for any purpose.
2. Will water be discharged to groundwater?Give a general description,
purpose, and approximate quantities if known.
Wastewater will be discharged to the Public Sanitary Sewer System.No wastes
to ground
c. Water Runoff(including stormwater):
1. Describe the source of runoff(including storm water) and method of
collection and disposal, if any(include quantities, if known).Where will this
water flow?Will this water flow into other waters? If so, describe.
Most, if not all,stormwater runoff will come from roads,access aisles,
driveways,parking areas and rooftops.Some may come from yards and
landscape areas primarily as interflow.All runoff from pollutant generating
surfaces will be directed or conveyed to Bio-cells for enhanced treatment before
entering detention facilities.The bio-cells will provide treatment primarily by
filtration through compost amended soils and secondarily by Phytoremediation.
Rooftops will go directly to rock chambers or other detention facilities.
From detention facilities,discharges will be flow-controlled before discharging
to Dispersion Trenches, Level Spreaders,or existing offsite stormwater
conveyances.
The Project 1 does have 3 Threshold Discharge Areas(TDAs).Two of the TDAs do
drain to the Edgecomb Creek Basin.All discharge from these basins will be Flow
controlled and dispersed to the existing wetlands that feed the drainage
corridor.Some of the features for homes on lots are individual rock chambers on
each lot backing up to the critical areas(see detailed plans and reports).
Outflow from these chambers,will be to a level spreader designed to distribute
runoff through the buffers and to the wetlands or the drainage channel itself.
The third TDA in the Pending Project is a small basin along the east side that
currently discharges to the NE into the 172nd St Conveyance.There will be a
small detention facility in the NE corner of the property that will discharge
metered flows to that same conveyance on 172nd St NE.
See Stormwater Management Reports and Plans for details on the SWM plans
for the Pending Project Area.
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City of Arlington Lindsay Subarea Planned Action Page 10
2. Could waste materials enter ground or surface waters?If so,generally Staff Comments:
describe.
No Comments. All information
Hydrocarbons from automobiles,herbicides, pesticides,and fertilizer excess has been reviewed and
from landscape areas. verified.
3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of
the site? If so,describe.
Very specific onsite drainage will be altered due to the development but the
discharges from the site will be designed to mimic the existing natural flows
form the site.The developed site has stormwater management features that
will distribute outflows that mimic the forested condition.
d. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply):
N Compliance with critical areas regulations
N Compliance with construction-related stormwater requirements, including
temporary erosion and sediment control,and development and implementation
of a stormwater pollution and spill prevention plan
N Determination of necessary permanent, long-term water quality treatment
requirements
N Implementation of on-site or street frontage green infrastructure
N Low Impact Development(LID)techniques employed,consistent with AMC
13.28
N Impact fee and fair share of capital improvements
❑ Other:
Explain:
Stormwater Management will be designed per the requirements in DOE
Stormwater Management Manual for Western Washington.
Detailed reports and plans specific to Project 1 are available.
Lindsay Subarea Plan notable policies,NE-2,NE-3,NE-5-NE-10,and NE-14
City of Arlington Lindsay Subarea Planned Action Page 11
Plants Checklist and Mitigation Measures
Find help answering plants questions6
See the Lindsay Subarea Planned Action FEIS Section 3.2.7 Affected Environment for information about species and vegetation
found in the Lindsay Subarea.
a. Check the types of vegetation found on the site: Staff Comments:
❑ deciduous tree: alder, maple, aspen,other
No Comments. All information
N evergreen tree:fir,cedar, pine,other has been reviewed and
verified.
N shrubs
N grass
N pasture
❑crop or grain
❑ orchards,vineyards,or other permanent crops.
N wet soil plants:cattail, buttercup, bullrush,skunk cabbage,other
❑water plants:water lily,eelgrass, milfoil,other
N other types of vegetation: Himalayan blackberries,Scotch Broom,colonial
bentgrass,Canada thistle.
b. What kind and amount of vegetation will be removed or altered?
Project 1 has been investigated by on the ground Critical Area Studies an
Arborist Report,and Significant Tree Survey. Of the 32 acres,about 3 acres has
significant tree coverage. The remaining prominent vegetation is landscape
areas around the existing homes,scrub/shrub areas,or open fields with various
types of grasses. Most all vegetation will be removed or altered from 29 acres.
About 4 acres will be altering mostly grass fields for the reconstruction of a more
functional wetland system. The 25 acres remaining will have all vegetation
temporally removed for roads,homes,and parks.
c. List threatened and endangered species known to be on or near the site.
According to the USFWS IPaC mapping database, marbled murrelet
(Brachyramphus marmoratus),yellow-billed cuckoo(Coccyzus americanus),and
bull trout(Salvelinus confluentus),have the potential to occur within the vicinity
of the proposed project.Additionally,Stream Z is a tributary to Edgecomb Creek,
and is identified as gradient accessible for Chinook salmon (Oncorhynchus
tshawytscha),and Steelhead trout(Oncorhynchus mykiss).However,no suitable
habitat for these species is present on or within 300 feet of the subject property,
and the proposed project will detain and treat stormwater prior to discharging
to vegetated wetland and stream buffers to avoid adverse impacts to water
quality downstream of the site.As such,the proposed project will have No Effect
on ESA-listed species. See the Biological Evaluation (SVC, 2025) under separate
cover for further details.
The WDFW PHS map identifies Stream Z as having potential occurrences of Dolly
varden/bull trout and coho salmon. However,portions of Stream Z on and within
300 feet of the subject property are classified as a Type Ns (non-fish habitat,
seasonal)water and do not support the presence of these species.
City of Arlington Lindsay Subarea Planned Action Page 12
d. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding Staff Comments:
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply): No Comments. All information
has been reviewed and
® Compliance with Critical Areas Ordinance verified.
® Compliance with Shoreline Master Program
® Implementation of on-site or street frontage green infrastructure
❑ Other:
Explain:
Refer to Surface a.2 for potential impacts to nearby wetlands, streams, and
buffers.
The proposed project was carefully designed to limit critical area impacts to the
minimum necessary while providing the space necessary to support a high-
density residential development and associated infrastructure and maintain
existing site drainage patterns and hydrology. Direct wetland impacts are limited
to the fill of one small (<200 square feet), isolated Category IV wetland (Wetland
D), a portion of the lower functioning, Category IV wetland (Wetland A), and a
portion of Wetland C that is degraded due mowing and the encroachment of non-
native invasive species. Permanent impacts to the critical area buffers onsite are
situated within the outer 25 percent of the buffers and are limited to the footprint
of the proposed pedestrian trail. Remaining buffer impacts are limited to
temporary impacts necessary for grading during trail construction and the
installation of stormwater outfalls/dispersion trenches necessary to retain
existing site drainage patterns and hydrology. All buffer impacts are located in
portions of the critical areas buffers degraded by prior land clearing,mowing,and
the encroachment of non-native invasive species. In addition to limiting all
permanent and temporary impacts to low-functioning, degraded areas onsite,
minimization measures outlined in AMC 20.93.830(a) Table 20.93-5 will be
implemented. Furthermore, all appropriate best management practices (BMPs)
and temporary erosion and sediment control (TESC) measures consisting of silt
fencing,seeding of disturbed soils,and items outlined in the project's erosion and
stormwater control plans,to be prepared by a Project Engineer prior to clearing
and grading activities, will be implemented throughout the duration of project
construction.
e. List all noxious weeds and invasive species known to be on or near the site.
Himalayan blackberries,Scotch broom,Canada thistle,reed canarygrass
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City of Arlington Lindsay Subarea Planned Action Page 13
Animals Checklist and Mitigation Measures
Find help answering animal questions?
See the Lindsay Subarea Planned Action FEIS Section 3.2.7 Affected Environment for information about species and vegetation
found in Lindsay.
a. List any birds and other animals that have been observed on or near the site or are Staff Comments:
known to be on or near the site.
No Comments. All information
Examples include: has been reviewed and
• Birds: hawk, heron,eagle,songbirds,other: Red tailed hawk verified.
• Mammals:deer, bear, elk, beaver,other: Coyotes
• Fish: bass,salmon,trout, herring,shellfish,other:No fish habitat is
located on the subject property thus no fish as present onsite.
b. List any threatened and endangered species known to be on or near the site.
The WDFW PHS map identifies Stream Z as having potential occurrences of Dolly
varden/bull trout and coho salmon. However,portions of Stream Z on and
within 300 feet of the subject property are classified as a Type Ns(non-fish
habitat,seasonal)water and do not support the presence of these species.
c. Is the site part of a migration route? If so,explain.
The Puget Sound basin is part of the Pacific Flyway.
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City of Arlington Lindsay Subarea Planned Action Page 14
d. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding Staff Comments:
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply): No Comments. All information
has been reviewed and
® Compliance with Critical Areas Ordinance verified.
® Compliance with Shoreline Master Program
❑ Other:
Explain:
All temporary buffer impacts will be fully restored immediately following the
completion of site grading to prevent erosion and sedimentation. Permanent
direct impacts to Wetlands A, C, and D and permanent impacts to wetland and
stream buffers cannot be rectified. Indirect impacts to Wetlands A and C will
ultimately transition to function as wetland buffer. Areas indirectly impacted by
the proposed development consist of degraded areas impacted by prior land
clearing, mowing, and the encroachment of non-native invasive species. These
wetland areas will be enhanced with native vegetation to improve habitat and
screening between the remainder of the wetlands and the proposed
development,improving existing onsite wetland functions.
The proposed direct and indirect wetland impacts are the result of permanent
actions that cannot be reduced or eliminated over time. However, additional
potential impacts to critical areas will be reduced over time through a
combination of buffer and wetland enhancement activities which will include
densely planting targeted,degraded areas with appropriate native vegetation.
Furthermore, appropriate fencing and critical areas signs will be posted to
discourage intrusion into the critical areas and associated buffers consistent
with the requirements of AMC 20.93.290.
Direct impacts to Wetlands A, C, and D, indirect impacts to Wetlands A and C,
and permanent impacts to the onsite wetland and stream buffer areas will be
compensated through a combination of onsite, in-kind wetland creation and
enhancement and buffer creation and enhancement actions. The proposed
onsite mitigation actions aim to establish higher functioning wetland habitat,
improve screening and habitat between the identified critical areas and the
proposed development, and, where feasible, establish protected corridors
maintaining connectivity accessibility between onsite critical areas. It is
anticipated that these measures will achieve a net positive ecological benefit
onsite and in the greater Snohomish River watershed,and exceed the mitigation
ratios establish in AMC 20.93.840(d) Table 20.93-7 to ensure no net loss of
wetland or critical area buffer functions onsite.
The wetland creation and enhancement areas and buffer creation and restoration
areas will be maintained and monitored for a period of 10 years to ensure the
success of mitigation actions,consistent with the requirements of AMC 20.93.850
and interagency guidance (WSDOE et al., 2021). Appropriate contingency
measures will be implemented if monitoring indicates that the goals and
performance standard of the mitigation plan are not being met.
e. List any invasive animal species known to be on or near the site.
None known
City of Arlington Lindsay Subarea Planned Action Page 15
Energy and Natural Resources Checklist and Mitigation Measures
Find help answering energy nergy and natural resource question
a. What kinds of energy(electric, natural gas,oil,wood stove,solar)will be used to Staff Comments:
meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc. No Comments. All information
has been reviewed and
Electricity will be the primary energy source for single-family residences. verified.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so,generally describe.
No
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any.
Homes will be energy efficient and highly insulated.
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City of Arlington Lindsay Subarea Planned Action Page 16
Environmental Health Checklist and Mitigation Measures
Health Find help with answering environmental health questions9
a. Are there any environmental health hazards, including exposure to toxic Staff Comments:
chemicals, risk of fire and explosion, spill, or hazardous waste,that could occur
because of this proposal? If so,describe. No Comments. All information
has been reviewed and
An accidental fuel or oil spill from construction equipment is possible,though verified.
highly unlikely.
1. Describe any known or possible contamination at the site from present
or past uses.
None known
2. Describe existing hazardous chemicals/conditions that might affect
project development and design.This includes underground hazardous
liquid and gas transmission pipelines located within the project area and
in the vicinity.
None known
3. Describe any toxic or hazardous chemicals that might be stored, used, or
produced during the project's development or construction,or at any
time during the operating life of the project.
No Toxic or Hazardous chemicals other than Hydrocarbons used by
construction equipment
4. Describe special emergency services that might be required.
Only that associated with any single-family home construction and
construction of the proposed infrastructure.
5. Proposed measures to reduce or control environmental health hazards, if
any.
NA Think safety and operate per OSHA
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City of Arlington Lindsay Subarea Planned Action Page 17
b. Noise
Staff Comments:
1. What types of noise exist in the area which may affect your project(for
No Comments. All information
example:traffic,equipment,operation, other)? has been reviewed and
None that will really impact the project. There would be some road noise verified.
from 172 St NE.
2. What types and levels of noise would be created by or associated with
the project on a short-term or a long-term basis(for example:traffic,
construction,operation,other)?Indicate what hours noise would come
from the site)?
During permitted hours of work only,noise will be created by grading and
excavation equipment during development and saws and hammers from
carpenters when building homes.
There will be increased noise from the residential community by the increase
in density,at a level that is common within residential zones.
3. Proposed measures to reduce or control noise impacts, if any:
Construction work will be performed during allowed hours of operation and
equipment will have noise suppression equipment in good working order.
Background noise from the increased density of the residential community Is
regulated by AMC Chapter 9 Peace, Morals,and Safety and AMC Chapter 7
Nuisances
City of Arlington Lindsay Subarea Planned Action Page 18
Land and shoreline use Checklist and Mitigation Measures
Find help answering land and shoreline use questions 10
a. What is the current use of the site and adjacent properties?Will the proposal Staff Comments:
affect current land uses on nearby or adjacent properties? If so, describe.
There are 5 parcels included in Project 1 with most parcels being plus or minus 5- No Comments. All information
has been reviewed and
acres. There are homes on 4 parcels. verified.
To the south is rural development regulated by Snohomish County,to the west
is rural development within the Lindsay Subarea,and to the east is open Trust
Land with a commercial shooting range on one of the parcels.
Along the north boundary is 172nd St NE and north of that are residential
subdivisions.
The site is being developed to accommodate anticipated growth identified by
the City of Arlington and Snohomish County,consistent with the Growth
Management Act.Its location near the Cascade Industrial Center and proximity
to state routes makes it well suited to accommodate planned growth and
development.
Development activities may result in temporary construction-related impacts to
adjacent property owners,such as noise and traffic. Upon full buildout,the
project is expected to contribute to long-term neighborhood functionality and
access through enhanced transportations connectivity, recreational
opportunities,and improvements to environmental health.
b. Will the proposal affect or be affected by surrounding working farm land normal
business operations, such as oversize equipment access,the application of
pesticides,tilling, and harvesting? If so, how?
No.The site has not been used for commercial agriculture,and the soils and
terrain do not support productive working farms.There has been some hobby
type farming but even that seems to have disappeared.
c. Describe any structures on the site.
There are 4 homes and some out buildings on the site.
d. Will any structures be demolished?If so,what?
Eventually,all the structures will be demolished.
e. What is the current comprehensive plan designation of the site?
Lindsay Subarea
f. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
See wetlands discussion under the Water section. No other part of the site has
been specifically classified as a critical area by the City or County.
g. Proposed measures to avoid or reduce displacement impacts, if any.
The homeowners will be well compensated for their existing homes and land.
They will be moving out on their own terms
City of Arlington Lindsay Subarea Planned Action Page 19
h. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding Staff Comments:
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply): No Comments. All information
has been reviewed and
❑X Compliance with Lindsay Subarea Plan. verified.
❑X Compliance with other Lindsay Subarea Plan applicable land use and
shoreline policies and development regulations.
❑ Other
Explain:
Aesthetics Checklist and Mitigation Measures
Find help answering aesthetics questions 1 I
See the Lindsay Subarea Plan Chapter 3 Development and Design Standard.
a. What is the tallest height of any proposed structure(s), not including antennas; Staff Comments:
what is the principal exterior building material(s) proposed?
No Comments. All information
35 feet high with wood like exteriors has been reviewed and
verified.
b. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply):
❑X Compliance with Lindsay Subarea Plan
❑ Other
Explain:
Architectural Design and facades will be per Lindsay Subarea Plan Ch.3
Development and Design Standards and landscaping to be provided that will
provide more aesthetic views of the area.
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City of Arlington Lindsay Subarea Planned Action Page 20
Light and Glare Checklist and Mitigation Measures
Find help answering light and glare questions 12
a. What type of light or glare will the proposal produce?What time of day would it Staff Comments:
mainly occur?
No Comments. All information
There could be some glare from car mirrors and windows.Glare could come has been reviewed and
from windows on homes. verified.
Night lights on homes and from windows in homes at night would be increased.
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
There could be some inconveniences from light and glare coming from cars on
172"d but not likely to the point of being hazardous.These are issues and
possible annoyances associated with the Urban environment.
c. What existing off-site sources of light or glare may affect your proposal?
The biggest source of annoyances from light and glare would be auto traffic on
172nd St NE. More so at the intersection of 80th Dr NE to 172nd where
headlights will be pointed directly into the Subarea
d. Proposed measures to reduce or control light and glare impacts, if any:
The types glare and lights produced are typical to the Urban Environment.
Impacts are anticipated and accounted for by GMA or are very marginal.
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City of Arlington Lindsay Subarea Planned Action Page 21
Recreation Checklist and Mitigation Measures
Find help answering recreation questions 13
a. What designated and informal recreational opportunities are in the immediate Staff Comments:
vicinity?
No Comments. All information
Walking or cycling on the area roads provide informal recreational opportunities has been reviewed and
in the immediate area. The Centennial Trail Park is located about%mile to the verified.
west and Y.mile south of the site. There is a Private Indoor Gun Range open to
the public just east of the subarea. There is Gleneagle Golf Course about 1/3
mile to the north.
b. Would the proposed project displace any existing recreational uses? If so,
describe.
No,there will be no displacement of recreational opportunities.
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
No impacts. 190,353 sf(4.37 ac)of the site is designated as Open Space(outside
of wetland buffers)with three community parks included:
• Between Road C and Road A:63,155 sf park
• Between 171st St NE and Road C: 19,081 linear park
• At 79th Ave NE/171st St NE intersection: 12,567 SF park
Additional small open spaces are along the eastern boundary and interspersed
throughout the development.
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City of Arlington Lindsay Subarea Planned Action Page 22
Historic and Cultural Preservation Checklist and Mitigation Measures
Find help answering historic and cultural preservation questions"
a. Are there any buildings,structures,or sites, located on or near the site that are Staff Comments:
over 45 years old listed in or eligible for listing in national,state,or local
preservation registers? If so,specifically describe. No Comments. All information
has been reviewed and
None seen,and none shown on the Washington Information System for verified.
Architectural&Archaeological Records Data(WISAARD)website.
b. Are there any landmarks,features,or other evidence of Indian or historic use or
occupation?This may include human burials or old cemeteries.Are there any
material evidence,artifacts,or areas of cultural importance on or near the site?
Please list any professional studies conducted at the site to identify such
resources.
No landmarks or features that would indicate anything in the way of historic
use.A 2024 Archaeological Report is provided that found no evidence of use or
occupation.
c. Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes
and the department of archeology and historic preservation,archaeological
surveys, historic maps, GIS data, etc.
Consulted DAHP WISAARD website. Archaeological investigation has been done
on the site. No protected cultural resources or historic properties were
identified during the archaeological investigation
d. Proposed measures to avoid, minimize,or compensate for loss, changes to,and
disturbance to resources. Please include plans for the above and any permits that
may be required.
If during excavation or any onsite work,some artifact is found,work will be
halted and tribes contacted to make full assessment of finds.Any finds will be
categorized and saved per ordinances and rules.
Tribes will be allowed to have a monitor onsite to observe site disturbances if
they so choose.
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City of Arlington Lindsay Subarea Planned Action Page 23
Transportation Checklist and Mitigation Measures
Find help with answering transportation questions Is
a. Identify public streets and highways serving the site or affected geographic area Staff Comments:
and describe proposed access to the existing street system.Show on site plans,if No Comments for a-c.
any.
Comments for d:
The primary access will be from 172nd St NE that runs along the north boundary Single Family Residential homes
of the Subarea.Three access points are proposed from 172nd St NE,one at 79th are applied a 1 PM Peak Hour
Ave NE,a main entrance at 80th Dr NE,and a third access point at about 80th Dr Trip rate per home. The total
PM Peak Hour Trips that are
NE. evaluated with this project is
A two-lane roundabout will be installed at 80th Dr NE. 171. There are four existing
homes on the properties, which
There will be a connection at 79th Ave NE for later phases of development results in a credit for a total of
within the Subarea. 167 new PM Peak Hour Trips
with the proposed project.
Connections are shown on Site Plans and refer to the Lindsay Subarea Plan Ch.4 Traffic Impact Fee credit may
Transportation for more details. be applied to the project
improvements along public
b. Is the site or affected geographic area currently served by public transit? If so, streets and rights-of-way.The
credit will be evaluated during
generally describe. If not,what is the approximate distance to the nearest transit the Civil Construction phase of
stop? the project.
The nearest Public Transit appears to be about 2.5 miles to the west at Smokey
Point Blvd.
c. Will the proposal require any new or improvements to existing roads,streets,
pedestrian, bicycle,or state transportation facilities, not including driveways? If
so,generally describe(indicate whether public or private).
There will be frontage improvement on 172nd St NE,and the development
accommodates planned improvements to 172nd St NE,including widening and a
roundabout at 80th Dr SE and 172"d St NE. Project 1 will construct the 172"d St
NE/80th Dr SE roundabout frontage to the final build-out condition of the future
RAB. Project 1 will construct the remainder of the RAB using an interim
design.The full final build-out of the RAB will occur once the city secures the
necessary right-of-way north of SR 531.The full final build-out will be
constructed by the City and WSDOT.
Proposed new streets are aligned with the street types described in Subarea Plan
Ch 4 Transportation.Primary throughfares will be public,subject to City
approval,and localized streets like drive aisles will be privately owned.
d. How many vehicular trips per day would be generated by the completed project
or proposal? If known, indicate when peak volumes would occur and what
percentage of the volume would be trucks(such as commercial and non-
passenger vehicles).What data or transportation models were used to make
these estimates?
Trip generation calculations are based on data published by the Institute of
Transportation Engineers(ITE)in Trip Generation Manual,11th Edition(2021).
As an estimate,there will be about 101 inbound and 59 outbound for a total of
160 proposed trips.
City of Arlington Lindsay Subarea Planned Action Page 24
e. Will the proposal interfere with,affect,or be affected by the movement of Staff Comments:
agricultural and forest products on roads or streets in the area? If so,generally
describe. No Comments. All information
has been reviewed and
No verified.
f. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply):
❑X Evaluate and mitigate roadways consistent with Planned Action Ordinance
Section 3.1)(3).
❑X Street frontage standards
❑X Impact fee for fair share of capital improvements
❑X Other:
Explain:See responses to a-d above.
Public Services Checklist and Mitigation Measures
Find help answering public service questions16
a. Would the project result in an increased need for public services(for example:fire
protection, police protection, public transit, health care,schools,other)? If so, Staff Comments:
generally describe. No Comments. All information
Yes,the needs for these basic public services would increase over what is on the has been reviewed and
property now. It would be commensurate with like urban communities in the verified.
City of Arlington or Snohomish County.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Increase in Public Services is anticipated per the density allotments per GMA.
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City of Arlington Lindsay Subarea Planned Action Page 25
Utilities Checklist and Mitigation Measures
Find help answering utilities questions
a. Circle utilities currently available at the site:electricity, natural gas,water, refuse Staff Comments:
service,telephone,sanitary sewer,septic system, other: Natural Gas may be
available to the site but not sure of the legal status on it being useable for new No Comments. All information
construction has been reviewed and
verified.
b. Describe the utilities that are proposed for the project,the utility providing the
service,and the general construction activities on the site or in the immediate
vicinity which might be needed.See the Lindsay Subarea Plan Chapter 7 Utilities.
Electricity—Snohomish County PUD;Telephone—Ziply Fiber;Sanitary Sewer&
Water—City of Arlington
c. Proposed Measures to control impacts including Exhibit B-2 and B-3 regarding
Mitigation Measures and Applicable Regulations and Notes, respectively(check all
that apply):
❑x Capital Facility Plan has been considered,and development provides its fair
share of the cost of improvements consistent with applicable local
government plans and codes.
❑X Developer has coordinated with City to ensure that sewer lines,water lines,
or stormwater facilities will be extended to provide service to proposed
development site where required.
❑X General facility charges have been determined to ensure cumulative impacts
to utilities are addressed.
❑ Other Measures to reduce or control public services and utilities impacts:
Explain:
C. APPLICANT SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them
to make its decision. nn
Signature:
Date: February 9,2026 (/
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City of Arlington Lindsay Subarea Planned Action Page 26
D. REVIEW CRITERIA
Review Criteria
The City's SEPA Responsible Official may designate "planned actions"consistent with criteria in Ordinance No. 2026-004
Subsection 3.E.
Criteria Discussion
(a)the proposal is located within the Planned Action The subject property is located within the Planned Action Area
area identified in Exhibit A of this Ordinance; and located at 8014,8118,8210 and 8326 172"d Street NE.
(b)the proposed uses and densities are consistent The proposed use of Single Family Detached Residences is
with those described in the Planned Action EIS and consistent and in compliance with the Planned Action EIS and
Section 3.D of this Ordinance; Section 3.1)of the Ordinance.
(c)the proposal is within the Planned Action The proposed project provides 171 of the total allowed 305
thresholds and other criteria of Section 3.D of this Single Family Detached Residential homes within the total
Ordinance; subarea.
(d)the proposal is consistent with the City of The proposed subdivision is consistent and compliant with the
Arlington Comprehensive Plan and the Lindsay City of Arlington Comprehensive Plan and Lindsay Subarea Plan.
Subarea Plan; The proposed development has met the requirements for the
future growth in the area.
(e)the proposal's significant adverse environmental The proposed project does not cause any significant or adverse
impacts have been identified in the Planned Action environmental impacts that have not already been listed and
EIS; addressed in the Lindsay Subarea Planned Action Final EIS.
(f)the proposal's significant impacts have been The proposed project impacts were addressed in the Lindsay
mitigated by application of the measures identified in Subarea Planned Action Final EIS.The applicant submitted a
Exhibit B,and other applicable City regulations, mitigation plan to address all impacts to Wetlands,Streams,and
together with any modifications or variances or Wildlife& Habitat on the site.The city and the project applicant
special permits that may be required; entered into a Developers Agreement recorded under AFN
202512110493 that vested Critical Areas.
(g)the proposal complies with all applicable local, The proposed project complies with all applicable local,state,
state and/or federal laws and regulations,and the and/or Federal laws and regulations.All applicable permit are
SEPA Responsible Official determines that these required to be obtained.All required mitigation measures are
constitute adequate mitigation; listed in Section (f) above.All conditions of the Preliminary
Major Subdivision shall be met.
(h)the proposal is not an essential public facility as The proposed project is not an essential facility.
defined by RCW 36.70A.200(1), unless the essential
public facility is accessory to or part of a
development that is designated as a planned action
under this ordinance.
Determination Criteria
Applications for planned actions shall be reviewed pursuant to the process in Ordinance No. 2026-004 Section 3.G.
Requirement Discussion
Applications for planned actions were made on forms The project owners and applicant filed the Lindsay Planned
provided by the City including this Lindsay Subarea Action Modified SEPA Checklist with the Community and
Checklist and Mitigation Document. Economic Development Department on February 10, 2026.
The application has been deemed complete in The project application was deemed complete on February 11,
accordance with AMC Chapter 20.16. 2026.
The proposal is located within Planned Action Area The subject property is located within the Planned Action Area
pursuant to Exhibit A of this Ordinance and located at 8014,8118,8210 and 8326 172"d Street NE.
The proposed use(s)are listed in Section 3.D of the The proposed use of Single-Family Detached Residences qualify
Ordinance and qualify as a Planned Action. within the Planned Action Ordinance.
City of Arlington Lindsay Subarea Planned Action Page 27
E. SEPA RESPONSIBLE OFFICIAL DETERMINATION
A.Qualifies as a Planned Action:The application is consistent with the criteria of Ordinance No. 2026-004 and thereby
qualifies as a Planned Action project.
It shall proceed in accordance with the applicable permit review procedures specified in AMC 20.16,except that no SEPA
threshold determination, EIS or additional SEPA review shall be required.
Notice shall be made pursuant to AMC Chapter 20.98.as part of notice of the underlying permits and shall include the
results of the Planned Action determination. If notice is not otherwise required for the underlying permit, no special
notice is required. See Section 3.G(3)(a) regarding notice of the zoning permit decision.
The review process for the underlying permit shall be as provided in AMC Chapter 20.16.
NOTE: If it is determined during subsequent detailed permit review that a project does not qualify as a planned action,
this determination shall be amended.
Signature: �ts
Date: February 17,2026
B.Does not Qualify as Planned Action:The application is not consistent with the criteria of Ordinance No.2026-004, and
does not qualify as a Planned Action project for the following reasons:
Not Applicable.
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Projects that fail to qualify as Planned Actions may incorporate or otherwise use relevant elements of the Planned Action
EIS,as well as other relevant SEPA documents,to meet their SEPA requirements. The SEPA Responsible Official may limit
the scope of SEPA review for the non-qualifying project to those issues and environmental impacts not previously
addressed in the Planned Action EIS.
SEPA Process Prescribed:
Not Applicable.
C.Responsible Official Signature
Signature: �it5
Date: February 17, 2026
City of Arlington Lindsay Subarea Planned Action Page 28