HomeMy WebLinkAboutOrdinance 4378ORDINANCE NO. 4378
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING THE CITY OF EDMONDS' 2024
PERIODIC UPDATE TO ITS COMPREHENSIVE PLAN
UNDER THE WASHING TON STATE GROWTH
MANAGEMENT ACT.
WHEREAS , the Washington State Growth Management Act (under RCW 36.70A.130)
requires that all cities and counties periodically take legislative action to review and, if needed,
revise its comprehensive land use plan and development regulations, including critical areas
ordinance, to ensure the plan and regulations comply with the requirements of the Washington
State Growth Management Act; and
WHEREAS, the City of Edmonds is required to complete this process by December 31,
2024;and
WHEREAS, this ordinance demonstrates completion of the comprehensive plan portion
of the update process required under RCW 36. 70A. I 30; and
WHEREAS, the City of Edmonds will adopt necessary updates to its development
regulations to implement the comprehensive plan by separate ordinance; and
WHEREAS, the City of Edmonds will make substantial progress toward updating its
regulations that protect critical areas, and, pursuant to RCW 36.70A. I 30(7)(b ), intends to update
those regulations no later than December 31, 2025; and
WHEREAS, on September 29, 2024, the city published a draft environmental impact
statement related to the city's periodic update; and
WHEREAS, on October 3, 2024, the initial Draft Comprehensive Plan was published and
public comments were invited; and
WHEREAS, a summary of the submitted public comments, arranged by relevant
Comprehensive Plan element, was posted online; and
WHEREAS, common themes from the comments were identified and responses gathered
into a "FAQ" document and also posted on line ; and
WHEREAS, a detailed description of the process and documents that guided this periodic
update can be found on the "Everyone's Edmonds" website, which has the following URL:
h ttps://www .ed m ond swa. Q.OV /Q.o vernm ent/d1.:partm enL._/devcl opm ent services /pl ann ing di v i si on/
ev ervone s edmond s
WHEREAS, a revised draft Plan was developed and posted online on November 22,
2024;and
WHEREAS, on November 25 and December 3, 2024, the City Council reviewed the
revised draft Comprehensive Plan; and
WHEREAS, on November 25 and December 4, 2024, the Planning Board considered the
revised draft Plan; and
WHEREAS, the Planning Board voted to recommend adoption of the draft Plan at its
December 4, 2024 meeting; and
WHEREAS, the city published its final environmental impact statement related to the
periodic update on December 9, 2024; and
WHEREAS, the city council held a public hearing on the draft Plan on December 10,
2024;and
WHEREAS, the city submitted the comprehensive plan to the Washington State
Department of Commerce and other state agencies on October 9, 2024 to provide required 60-
day state notification (under RCW 36. 70A. l 06) and solicit agency comments;
NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHING TON, DO ORDAIN
AS FOLLOWS:
Section 1. The 2024 periodic update to the City of Edmonds Comprehensive Plan is
hereby adopted to read as set forth in Attachment A, which is attached hereto and incorporated
herein by this reference as if set forth in full.
2
Section 2. Severability. If any section, subsection, clause, sentence, or phrase of this
ordinance should be held invalid or unconstitutional, such decision shall not affect the validity of
the remaining portions of this ordinance.
Section 3. Effective Date. This ordinance, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum and shall take effect five (5)
days after passage and publication of an approved summary thereof consisting of the title.
ATTEST/AUTHENTICATED:
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY ~
JEFF TARADAY ---
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DA TE:
ORDINANCE NO.
APPR:;:p_
MAYOR MIKE ROSEN
December 12, 2024
December 17, 2024
December 20, 2024
December 25, 2024
4378
3
SUMMARY OF ORDINANCE NO. 4378
of the City of Edmonds, Washington
On the 17th day of December, 2024, the City Council of the City of Edmonds, passed
Ordinance No. 4378. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING THE CITY OF
EDMONDS' 2024 PERIODIC UPDATE TO ITS
COMPREHENSIVE PLAN UNDER THE
WASHING TON STA TE GROWTH MANAGEMENT
ACT.
The full text of this Ordinance will be mailed upon request.
DATED thisl 7th day of December, 2024.
4
Everett Daily Herald
Affidavit of Publication
State of Washington}
County of Snohomish } ss
Michael Gates being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomi sh County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
2 13, Laws of 1941, and appro ve d as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Wasl1ingtoo by
order dated June 16, 1941, and that the annexed
is a true copy of EDH10068S8 ORD 4376-4378 as
it was published in the regular and entire issue
of said paper and not as a supplement form
thereof for a period of 1 issue(s), such
publication comm enc ing on 12/20/2024 and
ending on 12/20/2024 and that said newspaper
was re g ulal'iy distribut ed to its subscribers
during all of said period .
The amount
$39 .S6.
the fee for s h publication is
Subscribed and sworn before me on this
"L-'&fR dayof \.)~~
{/4)'.lv1.
-~-------=-----2---=L.,.....,,,~D
Notary Public in and for the State of
Washington.
Ciry orl3dmonds-LEGAL ADS I 14101416
SCOTT PASSEY
-c1a~sified Proof
~el~AN~ ~MMAf!r, oflh• I o e' n Wosh ngton
on the 17th Da y or Decem0tr, 2024. ilt. Clly council or ine City of
Edmond•. possed Iha foUow log O<di~an,u, lho summary of said
ordinances con•!S llng or ntJu ore p,ovldea as foijows:
ORDINANCE NO . 4:g6
AN ORDINANCE Of1'HE CITY OF EDM NOS . W/\SHING'r'ON .
SUSPENDING FOR TWO YEARS THE REGULI\R MEETINGS
OF CITY BOARDS ANO coM,-ilSSIONS THAT ARE NOT
REQUIRED TO OPERATE UNDER S ATE LAWANOMAKJNG
REl ATED PROVISIONS FOR SPECIAL MEETINGS ANO
TOLLING/ EXTENDING OF TERMS.
ORDINANCE NO. on
/IN ORDINANCE AOOP TfNG THE BUDGE T FOR THE CITY OF
EOMONOS , WASHINGTON, FOR THE 202$-2026 BI ENNIUM, !f DINANC~ N~. 4378
AN ORDINANCE OF HE CITYFOMONDS. WASHINGTON,
ADOPTING THE CITY OF EDMONDS' 202.• PERIODIC UPDAT E
TO ITS COt~PAEHl:NSIVE PLAN UNDER THE WASH INGTON
STATE GROWT H MANAGEMENT ACT .
. OI\TEO llllt~1~f:Att~-:n~:i~}
Pubttshed: Oecember ·20 , 2024 . EO H 1006858
Proofed by Pospical, Randie, 12/23/2024 09:18:30 am Page: 2
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Comprehensive Plan
City of Edmonds
DECEMBER 2024
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2 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
ACKNOWLEDGEMENTS
The City of Edmonds wishes to acknowledge the contributions made by the community to the
Everyone’s Edmonds Comprehensive Plan and its participation in a series of events, surveys, and
meetings.
Mayor: Mike Rosen
City Council:
Chris Eck
Will Chen
Neil Tibbott
Michelle Dotsch
Vivian Olson, Council President
Susan Paine
Jenna Nand
Planning Board:
Jon Milkey
Lauren Golembiewski, Vice Chair
Jeremy Mitchell, Chair
Steven Li
Judi Gladstone
Lee Hankins
Nick Maxwell
George Bennett (Alternate)
Isaac Fortin (Student Rep)
Others:
Economic Development Commission
Architectural Design Board
Transportation Advisory Commission
Community Champions
City Staff:
Shane Hope, Planning & Development Director
Phil Williams, Public Works Director
Angie Feser, Parks, Recreation & Human Services Director
Todd Tatum, Community Services, Culture and Economic
Development Director
Mike Clugston, Planning Manager
Brad Shipley, Senior Planner
Navyusha Pentakota, Urban Design Planner
Robert English, City Engineer
Bertrand Hauss, Traffic Engineer
Mike DeLilla, Senior Utilities Engineer
Consultants
Perkins Eastman
Stepherson and Associates
Forum Placemaking
Herrera Environmental Consultants
Transpo Group
EVERYONE’S EDMONDS: INTRODUCTION 3
Contents
INTRODUCTION 11
Introduction 13
Vision 13
Guiding Principles 14
Planning Area 15
Planning History 16
Planning Framework 18
City Profile 22
Growth Projection 28
Community Engagement Framework 30
How to use the Plan? 32
LANDUSE 35
Introduction 37
Edmonds Today 38
Edmonds 2044 40
Opportunity for Edmonds 41
Growth Strategy 42
Citywide Goals 51
Neighborhood Centers and Hubs 53
Downtown 55
Waterfront 56
Highway 99 Activity Center and Subarea 59
Residential Neighborhoods 61
Commercial Areas 62
Industrial Areas 62
Open Space 62
The Natural Environment 65
Priority Action Steps 70
HOUSING 71
Introduction 73
Edmonds Housing Today 74
Barriers and Actions for Housing Availability 75
Edmonds Housing Targets 76
Housing Diversity 79
Housing Affordability and Equity 80
Addressing Racial Equity and Displacement 82
People’s Policies 87
Supportive Housing 88
Regulatory Framework 89
Adapting to Climate Change 90
Priority Action Steps 90
4 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
ECONOMIC DEVELOPMENT 91
Introduction 93
Edmonds Today 94
Edmonds 2044 98
Public Revenues 101
Edmonds’ Economic Development Vision 102
Priority Action Steps 105
CLIMATE 107
Introduction 109
City of Edmonds- Mission to lead in environmental stewardship 110
Climate Resilience Sub Element 113
GHG Emissions Reduction Sub-element 114
Implementation Actions 116
CULTURE, HISTORY AND URBAN DEISGN 117
Introduction 119
Arts and Culture 120
Celebrating our Heritage 122
Urban Design 123
Priority Action Steps 125
CAPITAL FACILITIES 127
Introduction 129
Essential Public Facilities 130
Future needs 134
Level of Service (LOS) 136
Strategic Planning and Investment Prioritization 137
Sustainability goals for Capital facility projects 139
Public Works 2025-2030 Capital Facilities Plan & Capital Improvement Program 141
Parks, Recreation & Human Services 2025-2030 Capital Facilities Plan
& Capital Improvement Program 288
UTILITIES 329
Introduction 331
Edmonds’ Utilities today 332
Future Projections and Challenges 340
Overall Goals and Policies 341
Storm and Surface Water Management 342
Solid Waste 343
EVERYONE’S EDMONDS: INTRODUCTION 5
TRANSPORTATION 345
Introduction to the Plan 347
Existing Transportation Facilities and Conditions 352
Forecasts and Evaluation 380
Goals and Policies 405
Plan Implementation 412
Transportation Project List Prioritization Scores 421
Appendix A: Methodology and Assumptions for City of Edmonds Land Use Capacity Analysis 425
Appendix B: Growth Targets 436
Appendix C: Growth Alternatives 444
Appendix D: Community Engagement Summary 460
Appendix E: Potential Actions to Consider as Recommended by the Planning Board 466
Appendix F: Potential Action Items based on Draft Plan 470
6 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
List of Figures
Figure 1.1 1. Edmonds Downtown 2. Brackett’s Landing North (Source: Edmonds Downtown
Alliance) 3. View of Edmonds Marsh and Unocal property 12
Figure 1.2 Draft Vision Graphic with recurring themes generated using community’s feedback 12
Figure 1.3 Regional Map 15
Figure 1.4 Coast Salish Peoples Most Associated with Edmonds (Source: City of Edmonds
Mayor’s office, Resources on Indigenous Peoples) 16
Figure 1.5 Shingle Mills on the Edmonds Waterfront (Source: Edmonds Historical Museum) 17
Figure 1.6 City of Edmonds Ferry (Source: Edmonds Historical Museum) 17
Figure 1.7 GMA Planning Framework 18
Figure 1.8 VISION 2050 plan overview flyer 20
Figure 1.9 City of Edmonds Annexation History 22
Figure 1.10 City of Edmonds Age Pyramid 23
Figure 1.11 City of Edmonds racial distribution trends 24
Figure 1.12 City of Edmonds Population Change in Youth, 2013-2017 vs. 2018-2022 24
Figure 1.13 City of Edmonds Existing Land Use Plan 27
Figure 1.14 Community Engagement, Summer 2022-2024 30
Figure 2.1 Area by zoning classfication (2020) 38
Figure 2.2 City of Edmonds Zoning Map 39
Figure 2.3 City of Edmonds Existing Activity Centers (2015 update to Comprehensive Plan) 43
Figure 2.4 City of Edmonds: Locations of Neighborhood Centers and Hubs 45
Figure 2.5 Detailed figures of each neighborhood center and hub locations showing the area
boundaries and proposed building heights for each location 46
Figure 2.6 Future Land Use Map 50
Figure 2.7 Key locations within the Edmonds Waterfront 56
Figure 2.8 Distinct districts within Highway 99 Subarea Plan 59
Figure 2.9 Existing Parks and Open Spaces (Source: Edmonds Parks, Recreation & Open Space
Plan 2022-2027) 6 4
Figure 2.10 Critical Areas (Source: City of Edmonds) 66
Figure 2.11 Existing tree canopy percentage summarized using 20-acre hexagons for the year
2020 (Source: Tree Canopy Assessment Report 2022) 69
Figure 3.1 Housing Typology Mix (Source: Census 2020) 74
Figure 3.2 No of bedrooms distribution (Source: Census 2020) 75
Figure 3.3 Existing Mix of housing types (Census 2020) and potential mix of housing types as
per House Bills compliance (2044) 77
Figure 3.4 Home Sales Affordability 80
Figure 3.5 Age of housing stock (Source: AHA) 81
Figure 3.6 Selected Monthly Owner Costs as a Percentage of Household Income (SMOCAPI)
and Gross Rent as a Percentage of Household Income (GRAPI) (Source: Census 2020)
81
Figure 3.7 Cost burdened households, by race. (Source: Census 2020) 82
Figure 3.8 Social Vulnerability Index (Source: Washington State Department of Health Disparities
Map) 8 3
Figure 3.9 Environmental Health Disparities Map; Source: Washington State Department of
Health Disparities Map 84
EVERYONE’S EDMONDS: INTRODUCTION 7
Figure 3.10 PSRC displacement risk map (Source: PSRC) 85
Figure 4.1 Employed Edmonds Residents by Industry, 2020 94
Figure 4.2 Key Export Industries and Comparison of Edmonds to Nearby Cities 95
Figure 4.3 Where Edmonds Residents Work, 2019 96
Figure 4.4 Commute Direction and Distance for Employed Edmonds Residents, 2019 (Source:
Longitudinal Employer-Household Dynamics (LEHD) program, U.S. Census Bureau,
2019) 9 6
Figure 4.5 Downtown Edmonds (Source: City of Edmonds) 100
Figure 4.6 Percentage Revenue by Type – All Funds, 2023 101
Figure 4.7 Percentage Revenue by Type – General Fund, 2023 101
Figure 4.8 Edmonds’ Economic Development Vision “Mantra” 102
Figure 5.1 Regional and local climate change projections. (Source: Edmonds Climate Action Plan)
110
Figure 5.2 Frontline Communities in Edmonds (Source: CAP Document) 112
Figure 6.1 “AOSAGI” installed in September 2021 by Shogo Ota with Urban Artworks 121
Figure 6.2 “THE SALISH SEA” installed in November 2018 by Nick Goettling 121
Figure 6.3 Honoring the land and the Coast Salish tribes, ‘Marsh Life’ is an artistic depiction and
window into what life may have been like for Coast Salish communities living in the
area. (Source: Edmonds Historical Museum) 122
Figure 6.4 12 urban quality criteria as developed by the Gehl Institute. 124
Figure 7.1 City of Edmonds Public Capital Facilities Map 131
Figure 7.2 City of Edmonds City Hall 135
Figure 8.1 Service area extents for City of Edmonds Water Utility and Olympic View Water Sewer
District. (Source: City of Edmonds) 333
Figure 8.2 View of Spada Reservoir near Sultan Source: The Herald 334
Figure 8.3 Service area extents for City of Edmonds Sewer Utility and Olympic View Water
Sewer District. (Source: City of Edmonds) 335
Figure 8.4 Service area extents for various garbage collection services. (Source: City of
Edmonds) 338
8 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
List of Tables
Table 1.1 Growth Targets for the City of Edmonds for 2044 as set by Snohomish County CPP. 28
Table 2.1 Growth Targets for the City of Edmonds for 2044 as set by Snohomish County CPP. 40
Table 2.2 Future Land Use Designations Reference Table 48
Table 3.1 Edmonds future land supply 76
Table 3.2 Required allocation of housing units as per affordability levels
designated House Bill 1220 76
Table 3.3 Translating housing type to affordability level (for high cost communities) 77
Table 3.4 Summary of housing units capacity 78
Table 4.1 Employment growth by demographic trends
(Source: Labor Participation Rate: Federal Reserve Bank of St. Louis) 98
Table 4.2 Employment capacity for 2044 98
Table 7.1 Publicly owned facilities in City of Edmonds 132
Table 7.2 Capital Facilities and Service Providers for City of Edmonds
and Relevant Plans and Documents 133
Table 7.3 Level of Service standards for public facilities 136
Table 8.1 Utility providers in City of Edmonds and Functional Plans 332
EVERYONE’S EDMONDS: INTRODUCTION 9 EVERYONE’S EDMONDS: TRANSPORTATION iii
List of Tables
Table 1-1 Edmonds Vehicular LOS Standards ........................................................................ 360
Table 1-2 Roadway Level of Service Overview ....................................................................... 360
Table 1-3 - Pedestrian Level of Service Overview ................................................................... 361
Table 1-4 Bicycle Level of Service Overview ........................................................................... 362
Table 1-5 Transit Level of Service Overview ........................................................................... 363
Table 1-6 Existing (Spring 2024) Roadway Level of Service Overview ................................... 364
Table 1-7 Intersections with Elevated Collision Rates ............................................................. 369
Table 1-8 September 2024 Community Transit Routes and Daily Ridership ........................... 372
Table 1-9 Edmonds Park and Rides ........................................................................................ 374
Table 2-1 City of Edmonds Land Use Growth ......................................................................... 381
Table 2-2 Pedestrian Transportation Plan Network Definitions ................................................ 384
Table 2-3 Project Prioritization Scoring Methodology .............................................................. 394
Table 2-4 Roadway and Intersection Projects ......................................................................... 395
Table 2-5 2044 Transportation Improvement Project List: Active Transportation ..................... 398
Table 2-6 Transportation Planning Studies ............................................................................. 403
Table 4-1 Transportation Project and Program Costs (2024 – 2044) ....................................... 413
Table 4-2 2024-2044 Transportation Revenues ..................................................................... 415
Table 4-3 Forecasted Revenues and Costs ............................................................................ 418
List of Figures
Figure 0-1 Transportation Plan Approach ................................................................................ 349
Figure 1-1 Edmonds Roadway Network .................................................................................. 353
Figure 1-2 Roadway Functional Classification ......................................................................... 355
Figure 1-3 Existing (2023) Roadway Average Daily Traffic (ADT) ........................................... 358
Figure 1-4 Existing (2024) Roadway Level of Service ............................................................. 366
Figure 1-5 Citywide Collision Rates (2018-2022) .................................................................... 367
Figure 1-6 Citywide Collisions Map (2018 – 2022) .................................................................. 368
Figure 1-7 WSDOT Freight and Goods Transportation System (FGTS) Map .......................... 370
Figure 1-8 Edmonds Truck Haul Map ...................................................................................... 371
Figure 1-9 Community Transit Fixed Routes in Edmonds ....................................................... 373
Figure 1-10 Existing Pedestrian Facilities ................................................................................ 377
Figure 1-11 Existing Bicycle Facilities ..................................................................................... 379
Figure 2-1 Forecast 2044 Roadway Level of Service .............................................................. 382
Figure 2-2 Planned Pedestrian Network .................................................................................. 385
Figure 2-3 Planned Bicycle Network ....................................................................................... 387
Figure 2-4 Pedestrian LOS...................................................................................................... 389
Figure 2-5 Bicycle LOS ........................................................................................................... 390
Figure 2-6 Forecast 2044 Transit LOS .................................................................................... 392
Figure 2-7 Roadway and Intersection Projects ........................................................................ 397
Figure 2-8 Active Transportation Projects ............................................................................... 402
for Transportation Element
for Transportation Element
10 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
INTRODUCTION
EVERYONE’S EDMONDS: INTRODUCTION 11
INTRODUCTIONINTRODUCTION
INTRODUCTION
12 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Figure 1.1 1. Edmonds Downtown 2. Brackett’s Landing North (Source: Edmonds Downtown Alliance)
3. View of Edmonds Marsh and Unocal property
Figure 1.2 Draft Vision Graphic with recurring themes generated using community’s feedback
1 2
3
EVERYONE’S EDMONDS: INTRODUCTION 13
Introduction
Edmonds is a vibrant city renowned for its scenic beauty, rich cultural heritage, and strong community
spirit. Situated along the shores of Puget Sound, Edmonds blends small-town charm with modern
amenities, offering residents and visitors alike a unique blend of coastal living and urban convenience.
As a hub of creativity and innovation, Edmonds is home to a thriving arts scene, diverse local
businesses, and a deep commitment to sustainability. With its picturesque downtown, bustling
waterfront, and abundant parks and recreational areas, the city attracts individuals and families
seeking a high quality of life in a welcoming and inclusive environment. Edmonds prides itself on its
strong sense of community, where neighbors come together to celebrate local traditions, support local
initiatives, and shape the future through active civic engagement.
Everyone’s Edmonds is Edmonds’ 2044 Comprehensive Plan, the City’s primary policy document that
outlines a long-term vision and provides direction for future growth and development over the next 20
years. As Edmonds continues to evolve, the plan will provide clear direction on critical issues such as
housing, job creation, transportation improvements, and capital investments in essential infrastructure
like utilities, sidewalks, and parks.
The plan serves as the cornerstone for the City’s major decisions on growth and development, helping
preserve the unique charm while embracing opportunities for progress and innovation. It outlines how
the City will look, feel, and function in the years to come. It prepares Edmonds to face present and
future challenges with resilience and adaptability, fostering a thriving, inclusive, and environmentally
sustainable community. By aligning with the values and vision of Edmonds’ residents, this plan aims to
create a future where everyone can prosper and enjoy an exceptional quality of life.
Vision
The vision statement was crafted through an
inclusive community visioning process that
encouraged broad participation and input from
Edmonds residents. Following this collaborative
effort, the statement underwent review and
refinement by both the Edmonds Planning Board
and the City Council. This process ensured that
the vision reflected the aspirations and priorities
of the community while aligning with strategic
goals for the city’s future.
“Edmonds is a charming
and welcoming city offering
outstanding quality of life for
all with vibrant and diverse
neighborhoods, safe streets,
parks, and a thriving arts scene
shaped in a way to promote
healthy lifestyles, climate
resiliency, and access to the
natural beauty of our community.”
14 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Guiding Principles
The Vision ties directly to the guiding principles. Guiding Principles create the framework for decision-
making and actions in each of the plan’s “elements” that provide the City’s long-range policy direction.
They pull forward the core values, goals, and aspirations embedded within the vision, guiding how
each element’s strategies and policies can contribute to a desired future.
Land use
Grow mindfully with a place-driven approach that integrates all aspects of the built
environment- housing, transportation, economic development, infrastructure, and social
amenities to foster well-designed and livable environments for all.
Housing
Edmonds is an inclusive community where every resident, regardless of their income,
background, or ability, has access to safe, affordable, and dignified housing.
Economic Development
Edmonds’ economy is resilient and celebrates its unique identity, and provides support
and opportunities to the community and businesses to flourish.
Climate
Edmonds is committed to strengthening our resilience to climate change while balancing
growth and protecting and expanding our environmental assets. It will prioritize creating
a sustainable, and low-carbon Edmonds that can enhance quality of life for residents.
Culture, History, and Urban Design
Community quality of life in Edmonds is enhanced by weaving culture, arts, historic
preservation, and thoughtful urban design into community activities and placemaking.
Transportation
Edmonds will create well-designed streets that are safe, welcoming, and accessible for
all residents, regardless of age, ability, or mode of transportation
Public Utilities and Capital Facilities
Edmonds will provide access to reliable, efficient, and sustainable delivery of essential
public utilities, including water, sewer, electricity, gas, and telecommunications, to all
residents and businesses.
EVERYONE’S EDMONDS: INTRODUCTION 15
Planning Area
The City of Edmonds is in south Snohomish County on the western shores of Puget Sound
approximately 14 miles north of Seattle. Situated within the urbanized Puget Sound region, the city
encompasses approximately 8.9 square miles (5,700 acres) in area, including 5 linear miles (26,240
feet) of marine shoreline. Roughly triangular in shape, the city is bounded by Puget Sound on the west;
Lynnwood and Mountlake Terrace on the east; unincorporated Snohomish County on the north; and
the town of Woodway and the City of Shoreline on the south.
The 2044 Plan update focuses on creating compact efficient land use patterns to accommodate
growth with integrated place-making as an approach to urban planning and development that
considers the interconnectedness of social, economic, environmental, and cultural elements. This
method emphasizes the active involvement of community members in designing and maintaining
spaces that reflect their identity and meet their diverse needs.
Puget Sound
EsperanceTown of
Woodway
City of
Mountlake
Terrace
City of Brier
City of
Bothell
I-5
SH-99/
Aurora Ave.
SH-104
I-405
City of
Shoreline
City of
Lynnwood
CITY OF
EDMONDS
Figure 1.3 Regional Map
16 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Planning History
The earliest documented inhabitants of the area
were Native American tribes. The Edmonds area
was an integral part of the Coast Salish tribes’ way
of life for thousands of years before the settlers
arrived. The area was rich in natural resources
harvested by Coast Salish tribes. The marsh
provided bark and cattails, the Puget Sound
provided ample fishing, and berries, roots and
other resources could be found on trails stretching
to Lake Ballinger.
Although there is no archaeological evidence
of an established village in Edmonds, the area
— especially the marsh — was an important
summer destination for the Coast Salish tribes,
which helped sustain them during the winter
months. While they came to harvest fish, shellfish,
reeds, medicinal plants and other resources,
they also spent weeks sharing the marsh bounty
and socializing, and held marriage ceremonies
connecting different tribes. Before settlement,
the marsh stretched nearly 100 acres. Continued
development over the years has reduced the area
to its current 22.5 acres.
"We acknowledge the original inhabitants of this place, the Sdohobsh
(Snohomish) people and their successors the Tulalip Tribes, who
since time immemorial have hunted, fished, gathered, and taken
care of these lands. We respect their sovereignty, their right to self-
determination, and we honor their sacred spiritual connection with the
land and water."
Edmonds City Council Land Acknowledgment
Figure 1.4 Coast Salish Peoples Most Associated with
Edmonds (Source: City of Edmonds Mayor’s
office, Resources on Indigenous Peoples)
Suquamish Tribe - Place of the Clear Salt Water
EVERYONE’S EDMONDS: INTRODUCTION 17
Figure 1.5 Shingle Mills on the Edmonds Waterfront
(Source: Edmonds Historical Museum)
Figure 1.6 City of Edmonds Ferry
(Source: Edmonds Historical Museum)
As European exploration and settlement
in the Pacific Northwest increased, settlers
began homesteading and logging activities in
the general area of the present-day city. The
community that became the City of Edmonds
grew out of a homestead and logging operation
started by George Brackett in 1876. Logging and
shingle-splitting were the dominant economic
activities in the community during the 1880s and
1890s. The town continued to grow as other
industries including box making, pulp mill, a
cigar factory, and increased waterfront activities
developed.
The Great North Railroad reached the town in
1891 and for many years provided access for
goods and passenger travel to Everett and
Seattle as well as to the eastern part of the state.
Although fires destroyed many of the waterfront
mills, shingle production continued to be the
primary industry in the City into the 1940s. Ferry
service to Kingston began in 1923 when a ferry
terminal was built near the location of the existing
ferry dock. The present ferry terminal was built
in the early 1950s after acquisition of the ferry
system by the State of Washington.
The City continued to grow during the 1940s and 50s, resulting in a more active role of the municipality
in providing water, sewer, and streets for the residential and commercial expansion. The Port District
was formed in 1948 and began waterfront improvements. Commercial and retail businesses within
the downtown provided a wide range of services to the community. Completion of Interstate 5 and
increased growth in the Puget Sound region led to a gradual change in the character of the City with
more emphasis on residential development and a decline in the retail importance of the downtown.
Although the City is now primarily a residential community, it also provides many amenities for
residents and visitors, including restaurants and specialized shopping as well as a long list of festivals
and cultural events.
The City of Edmonds was incorporated in 1890 with the original town site encompassing approximately
550 acres. The original town site is now occupied primarily by the downtown and adjacent residential
areas. The City has expanded in area through annexations to a land area of approximately 8.9
square miles or approximately 9.2 square miles including portions of Lake Ballinger and Puget Sound
tidelands.
18 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Planning Framework
Adopted state and regional goals provide the
framework for local comprehensive plans and
implementation strategies. Through these
goals, local governments are assured that
important issues facing the state and other local
governments in the Puget Sound region can be
comprehensively addressed.
State and Regional Planning Framework
Growth Management Act
The Washington Growth Management Act (GMA)
establishes a framework for jurisdictions to
manage and accommodate growth. The GMA sets
Figure 1.7 GMA Planning Framework
requirements for comprehensive planning to guide future growth towards shared goals and ensure
consistency and coordination between jurisdictions. State, regional and local jurisdictions undertaking
growth management planning are required to adopt plans and implementation strategies that form a
coordinated approach to actively plan for the future. The purpose of the GMA is to manage growth to
support a high quality of life, sustainability, economic development, and environmental conservation
(RCW 36.70A.010).
The Growth Management Act (GMA) provides guidance for locally adopted comprehensive plans and
development regulations across cities and counties. The GMA establishes the comprehensive plan as
the centerpiece of local long-range planning, which contains a vision, goals, objectives, policies, and
implementation actions that are intended to guide day-to-day decisions by elected officials and local
government staff. Comprehensive plans encompass a future land use map (FLUM) which provides
guidance for zoning and other development regulations. GMA requires comprehensive plans to
include mandatory elements such as land use, housing, capital facilities, utilities, transportation, parks
and recreation, and climate change resilience (RCW 36.70A.070).
Local governments have the flexibility to include additional elements as desired. Development
regulations, including zoning, must align with the objectives outlined in each jurisdiction’s
comprehensive plan. Compliance with the GMA, including periodic updates, is crucial for counties
and cities to qualify for grants and loans from specific state infrastructure programs, ensuring their
readiness to support sustainable growth and development.
In recent years, amendments to the GMA have mandated jurisdictions to plan for and facilitate housing
that meets the needs of all economic segments of the population (HB 1220). Additionally, these
amendments require jurisdictions to identify and mitigate racially disparate impacts (HB 1220), simplify
regulations to expand accessory dwelling unit (ADU) options (HB 1337), and enhance opportunities for
middle housing (HB 1110).
EVERYONE’S EDMONDS: INTRODUCTION 19
Under RCW 36.70A.020, the GMA establishes a series of 15 goals that should act
as the basis of all comprehensive plans.
• Urban growth. Encourage development in urban areas where adequate public facilities and services exist
or can be provided in an efficient manner.
• Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low-density
development.
• Transportation. Encourage efficient multimodal transportation systems that are based on regional
priorities and coordinated with county and city comprehensive plans.
• Housing. Encourage the availability of affordable housing to all economic segments of the population of
this state, promote a variety of residential densities and housing types, and encourage preservation of
existing housing stock.
• Economic development. Encourage economic development throughout the state that is consistent with
adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for
unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses
and recruitment of new businesses, recognize regional differences impacting economic development
opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the
capacities of the state’s natural resources, public services, and public facilities
• Property rights. Private property shall not be taken for public use without just compensation having been
made. The property rights of landowners shall be protected from arbitrary and discriminatory actions.
• Permits. Applications for both state and local government permits should be processed in a timely and fair
manner to ensure predictability.
• Natural resource industries. Maintain and enhance natural resource-based industries, including
productive timber, agricultural, and fisheries industries. Encourage the conservation of productive
forestlands and productive agricultural lands, and discourage incompatible uses.
• Open space and recreation. Retain open space, enhance recreational opportunities, conserve fish and
wildlife habitat, increase access to natural resource lands and water, and develop parks and recreation
facilities.
• Environment. Protect the environment and enhance the state’s high quality of life, including air and water
quality, and the availability of water.
• Citizen participation and coordination. Encourage the involvement of citizens in the planning process and
ensure coordination between communities and jurisdictions to reconcile conflicts.
• Public facilities and services. Ensure that those public facilities and services necessary to support
development shall be adequate to serve the development at the time the development is available
for occupancy and use without decreasing current service levels below locally established minimum
standards.
• Historic preservation. Identify and encourage the preservation of lands, sites, and structures, that have
historical or archaeological significance.
• Climate change and resiliency. Ensure that comprehensive plans, development regulations, and regional
policies, plans, and strategies under RCW 36.70A.210 and chapter 47.80 RCW adapt to and mitigate the
effects of a changing climate; support reductions in greenhouse gas emissions and per capita vehicle
miles traveled; prepare for climate impact scenarios; foster resiliency to climate impacts and natural
hazards; protect and enhance environmental, economic, and human health and safety; and advance
environmental justice.
• Shorelines of the state. For shorelines of the state, the goals and policies of the shoreline management
act as set forth in RCW 90.58.020 shall be considered an element of the county’s or city’s comprehensive
plan.
20 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Regional Goals
The Puget Sound Regional Council (PSRC) is a
regional transportation planning organization
under chapter 47.80 RCW. In its major planning
document, Vision 2040, the PSRC is described as:
“…an association of cities, towns, counties, ports,
and state agencies that serves as a forum for
developing policies and making decisions about
regional growth management, environmental,
economic, and transportation issues in the four-
county central Puget Sound region of Washington
state.”
The City of Edmonds is a member of PSRC.
PSRC’s VISION 2050
VISION 2050 is the region’s plan for growth.
By 2050, the region’s population will reach 5.8
million people. The region’s cities, counties,
Tribes, ports, agencies, businesses, and
communities have worked together to develop
VISION 2050 to prepare for this growth and serve
as a guide for sustaining a healthy environment,
thriving communities and a strong economy.
VISION 2050 is a plan for the long-term that can
be adjusted as the region changes.
Vision 2050, provides a framework to guide
sustainable growth across the region through
integrated transportation, land use, and
economic strategies. It envisions a future
where communities thrive with affordable
housing, efficient transportation systems, and
equitable access to jobs and amenities. The
plan emphasizes environmental stewardship,
promoting compact urban growth while
preserving natural resources and open
spaces. Vision 2050 aims to enhance regional
connectivity, resilience to climate change, and
social equity by fostering vibrant, inclusive
communities where residents enjoy a high quality
of life and economic opportunities, ensuring a
sustainable and prosperous future for generations
to come.
Over the next 30 years, the central Puget Sound region will add another million and a half people,
reaching a population of 5.8 million. How can we ensure that all residents benefit from the region’s
thriving communities, strong economy and healthy environment as population grows? Local
counties, cities, Tribes and other partners have worked together with PSRC to develop VISION 2050.
The region’s vision for 2050
VISION 2050 is the region’s plan to provide an exceptional quality of
life, opportunity for all, connected communities, a spectacular natural
environment, and an innovative, thriving economy.
A plan for how and where we grow
The plan includes a Regional Growth Strategy that focuses growth
in centers and near transit, with the goal of sustaining and creating
different types of urban communities, while preserving the region’s
working resource lands and open spaces.
Beyond just the numbers, the Growth Strategy has policies and
actions to help cities and counties plan for coming population and
employment growth.
VISION 2050 will help us…
Provide opportunities for all
Increase housing choices and affordability
Sustain a strong economy
Significantly reduce greenhouse gas emissions
Keep the region moving
Restore the health of the Puget Sound
Protect a network of open spaces
Grow in centers and near transit
Act collaboratively and support local efforts
$$
VISION 2050 was adopted
in 2020 and includes the
region’s multicounty planning
policies, local and regional
actions, and a strategy for
how and where we grow
through 2050.
Figure 1.8 VISION 2050 plan overview flyer
The City of Edmonds is identified as
a High-Capacity Transit Community.
As the regional transit system grows,
Edmonds will play a key role in
accommodating employment and
population growth by supporting
mobility and reducing vehicle trips.
Edmonds’ Comprehensive Plan is
consistent with and helps implement
Vision 2050. It supports the role of
Edmonds as a high-capacity transit
hub within the larger regional system
and is in alignment with the goals,
policies, and actions established at the
regional level.
EVERYONE’S EDMONDS: INTRODUCTION 21
To implement the vision, VISION 2050 contains the following overarching
Goals:
• Regional Collaboration: The region plans collaboratively for a healthy environment, thriving
communities, and opportunities for all.
• Regional Growth Strategy - The region accommodates growth in urban areas, focused in
designated centers and near transit stations, to create healthy, equitable, vibrant communities
well-served by infrastructure and services. Rural and resource lands continue to be vital parts
of the region that retain important cultural, economic, and rural lifestyle opportunities over the
long term.
• Environment - The region cares for the natural environment by protecting and restoring natural
systems, conserving habitat, improving water quality, and reducing air pollutants. The health
of all residents and the economy is connected to the health of the environment. Planning at all
levels considers the impacts of land use, development, and transportation on the ecosystem.
• Climate Change - The region substantially reduces emissions of greenhouse gases that
contribute to climate change in accordance with the goals of the Puget Sound Clean Air
Agency (50% below 1990 levels by 2030 and 80% below 1990 levels by 2050) and prepares for
climate change impacts.
• Development Patterns - The region creates healthy, walkable, compact, and equitable transit-
oriented communities that maintain unique character and local culture, while conserving rural
areas and creating and preserving open space and natural areas
• Housing - The region will preserve, improve, and expand its housing stock to provide a range
of affordable, healthy, and safe housing choices to every resident. The region will continue to
promote fair and equal access to housing for all people.
• Economy - The region will have a prospering and sustainable regional economy by supporting
businesses and job creation, investing in all people and their health, sustaining environmental
quality, and creating great central places, diverse communities, and high quality of life.
• Transportation - The region has a sustainable, equitable, affordable, safe, and efficient
multimodal transportation system, with specific emphasis on an integrated regional transit
network that supports the Regional Growth Strategy and promotes vitality of the economy,
environment, and health.
• Public Services - The region will support development with adequate public facilities and
services in a coordinated, efficient, and cost-effective manner that supports local and regional
growth planning objectives.
Regional collaboration is a foundational component of Vision 2050. It responds to the
coordinated planning component of the GMA, recognizing the interdependency of jurisdictions and the
imperative nature of consistency across systems. The document focuses on coordination in planning
development with related entities, and emphasizes equity and health requirements for the region.
VISION 2050, focuses greater amounts of growth within regional growth centers and high-capacity
transit station areas. High-capacity transit station areas are areas within ½ a mile of existing or planned
light rail and streetcar stations, commuter rail stations, ferry terminals, and within ¼ mile of all bus rapid
transit stations.
22 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Multicounty Planning Policies (MPPs) are included as a part of Vision 2050, are included
as a part of Vision 2050, adopted under the state’s GMA, to provide an integrated framework for
addressing land use, economic development, transportation, other infrastructure, environmental, and
climate change planning. Their role is to implement the Regional Growth Strategy, create a planning
framework to ensure consistency across local plans, and provide the policy structure for other regional
plans. MPPs inform Countywide Planning Policies and local jurisdiction Comprehensive Plans.
County’s Planning Framework
Snohomish County Countywide Planning Policies (CPPs) provide a framework for developing and
adopting comprehensive plans for all jurisdictions within the county. CPPs ensure countywide
consistency in growth management in compliance with MPPs and the GMA. This framework addresses
issues at the regional level and establishes a shared vision for the county. General and joint framework
are provided to guide and coordinate the development of plans at the county and city level. Topic
specific policies are provided for the following subject areas: land use, housing, capital facilities,
utilities, transportation, economic development, and parks and recreation.
City Profile
Edmonds has a history of annexation that has expanded its boundaries over the years. The original
incorporation in 1890 included about 600 acres along the waterfront and up the hill to the east. Major
annexations occurred in the 1950s and 1960s as Edmonds expanded into the surrounding suburban
areas. By 1963, Edmonds had completed its largest annexations, growing to a population of around
19,000. The city reached its present eastern boundary along State Route 99 in May 1959.
Edmonds gradually annexed portions of the unincorporated area of Esperance. This process occurred
over several decades, with Edmonds annexing pieces of Esperance for industrial development and
to increase its tax base. By the early 2000s, only 5 precincts of Esperance remain unincorporated,
completely surrounded by Edmonds. These annexations have contributed to Edmonds’ growth from its
original 600 acres to its current size of about 8.9 square miles, making it the third most populous city in
Snohomish County.
Figure 1.9 City of Edmonds Annexation History
EVERYONE’S EDMONDS: INTRODUCTION 23
Demographics
The rate of population growth has been relatively stable over the years with major increases occurring
primarily as a result of annexations during the 1950s, 1960s, and 1990s. The population growth during
these decades was 289.7 percent, 195.5 percent, and 28.5 percent respectively. Maps detailing the
annexation timeline for Edmonds are shown below.
The city has experienced moderate population growth and demographic shifts between 2000 and
2024. The growth rate was marginal between 2000- 2010 at 0.5 percent. The city’s population
increased from 39,709 in the 2010 census to an estimated 42,658 in 2024, representing a growth of
about 7.4%. Edmonds has an older population compared to state and national averages, with a median
age of 45.8 years in 2024. The average household size in Edmonds has slightly decreased from 2.262
in 2010 to 2.0 in 2020. The city is relatively affluent, with a median household income of $96,775
and a low poverty rate of 4.19%. Edmonds also boasts a well-educated population, with high rates of
educational attainment.
Figure 1.10 City of Edmonds Age Pyramid
Population 2022 (ACS Data)
FEMALE MALE
Population 2017 (ACS Data)
24 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Figure 1.11 City of Edmonds racial distribution trends
Figure 1.12 City of Edmonds Population Change in Youth, 2013-2017 vs. 2018-2022
ACS Data 2010
ACS Data 2020
The racial composition has become slightly more diverse, with the White population decreasing from
87% in 2010 to 78% in 2024, while the Asian population increased from 6% to 9%.
The data suggests that while Edmonds experienced overall population growth from 2013 to 2022, the
proportion of youth in the population has decreased. This trend aligns with the city’s increasing median
age and growing percentage of residents over 65, indicating that Edmonds is becoming a more
mature community with a smaller proportion of young families and children. However, it’s important to
note that these are current trends and may evolve in the future as demographic patterns shift and new
development or policy changes potentially attract younger residents and families to the area.
EVERYONE’S EDMONDS: INTRODUCTION 25
Demographic analysis for Audience Prioritization
Source: Equitable Engagement Framework, City of Edmonds
21
Audience prioritization
Knowing the audience helps prioritize which
audiences to engage, and how to reach them. See
Appendix 1 for a thorough demographic analysis.
Using information gathered from interviews, best
practices for engaging specific populations, and
demographic information by census tract, the
following is a list of suggested priority audiences
along with recommendations for engaging
community members in each geographic area.
A demographic analysis identified priority audiences,
neighborhoods, and groups of people that have
been underrepresented in prior engagement efforts.
The demographic analysis summarizes population
characteristics within ten identified geographic locations,
including Census Tracts 502 (Area 1), 503 (Area 2), 504.02
(Area 3), 504.03 (Area 4), 504.04 (Area 5), 505.01 (Area 6),
505.02 (Area 7), 507 (Area 8), 508 (Area 9), and 509 (Area
10). See the map at right.
Appendix 1: Demographic Analysis includes details on
individual-level and household level demographics.
Recommended priority audiences include:
Audience Criteria Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10
People who are older than 60 years of age and
living alone
x
Females older than 65 years of age x
Households with incomes less than $50,000 x x x
Families with children younger than 18 years of age x x
People who speak languages other than English x x x
People who are BIPOC x x x x
People who are not citizens x x x
People who have disabilities x x x x
People who rent their homes x x x x
People without reliable computer and/or internet
access
x x x
People who are LGBTQIA+x x x x x x x
People who rely on public transit x
1
2
3
4 56
7
8
9
10 Lake Ballinger
212th St. SW
76
t
h
A
v
e
W
9t
h
A
v
e
S
9t
h
A
v
e
N
S
R
-
1
0
4
Hw
y
9
9
Main St.
196th St. SW
Olympic Vi
e
w
D
r
220th St. SW
The map shown here corresponds to the recommended
priority audiences in the table below
21
Audience prioritization
Knowing the audience helps prioritize which
audiences to engage, and how to reach them. See
Appendix 1 for a thorough demographic analysis.
Using information gathered from interviews, best
practices for engaging specific populations, and
demographic information by census tract, the
following is a list of suggested priority audiences
along with recommendations for engaging
community members in each geographic area.
A demographic analysis identified priority audiences,
neighborhoods, and groups of people that have
been underrepresented in prior engagement efforts.
The demographic analysis summarizes population
characteristics within ten identified geographic locations,
including Census Tracts 502 (Area 1), 503 (Area 2), 504.02
(Area 3), 504.03 (Area 4), 504.04 (Area 5), 505.01 (Area 6),
505.02 (Area 7), 507 (Area 8), 508 (Area 9), and 509 (Area
10). See the map at right.
Appendix 1: Demographic Analysis includes details on
individual-level and household level demographics.
Recommended priority audiences include:
Audience Criteria Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10
People who are older than 60 years of age and
living alone
x
Females older than 65 years of age x
Households with incomes less than $50,000 x x x
Families with children younger than 18 years of age x x
People who speak languages other than English x x x
People who are BIPOC x x x x
People who are not citizens x x x
People who have disabilities x x x x
People who rent their homes x x x x
People without reliable computer and/or internet
access
x x x
People who are LGBTQIA+x x x x x x x
People who rely on public transit x
1
2
3
4 56
7
8
9
10 Lake Ballinger
212th St. SW
76
t
h
A
v
e
W
9t
h
A
v
e
S
9t
h
A
v
e
N
S
R
-
1
0
4
Hw
y
9
9
Main St.
196th St. SW
Olympic Vi
e
w
D
r
220th St. SW
The map shown here corresponds to the recommended
priority audiences in the table below
Knowing the audience helps prioritize
which audiences to engage, and how to
reach them. Using information gathered
from interviews, best practices for engaging
specific populations, and demographic
information by census tract, the following is a
list of suggested priority audiences along with
recommendations for engaging community
members in each geographic area.
26 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Land Use Pattern
Single-family residential uses are relatively evenly dispersed throughout the city and occupy the
majority of the city’s land use base. Approximately 3,460 acres, or 58.5 percent of the city’s area,
is developed for single-family residential uses. Higher density residential development (including
apartments and condominiums) is primarily located south and north of the downtown; in the vicinity
of the Edmonds-Woodway High School site and Swedish-Edmonds Hospital; and adjacent to 196th
Street, 76th Avenue and Highway 99. Together, single-family and multi-family residential units comprise
approximately 3,959.9 acres (just over 64 percent of the total developed land within the city).
Commercial activity is concentrated in two principal areas -- the Downtown/Waterfront and the
Highway 99 corridor (which includes the retail and medical development in the vicinity of Swedish
Edmonds Hospital). These two areas were designated as Activity Centers in the 2015 Comprehensive
Plan, and over the years, various strategies and actions have been implemented to establish them as
key hubs of economic activity within the city.
There are several smaller commercial nodes of varying sizes that help to serve adjacent
neighborhoods, such as Westgate, Five Corners, Firdale, Perrinville, and Puget Drive.
The Port of Edmonds is located in the southern portion of the City’s waterfront. The Port owns and
manages 33 upland acres as well as a small boat harbor and marina, with space for 1,000 boats
(approximately 11 acres). A variety of services and marine-related businesses are located on the Port’s
properties. Waterfront area revitalization is one of the key considerations of the 2024 plan update.
With the revocation of ‘Edmonds Crossing’ project, waterfront has created new set of opportunities
and challenges to address to accommodate growth and maintain its status as a unique destination of
the Puget Sound region.
Regional parks and beaches figure prominently in the City, including Brackett’s Landing North and
South, the Edmonds Fishing Pier, Edmonds Memorial Cemetery, Edmonds Underwater Park, Marina
Beach Park, Olympic Beach Park, local tidelands, and the Edmonds Waterfront Center. The Edmonds
Marsh is a significant City-owned open space (23 acres), while Yost Memorial Park is the largest
community park owned by the City (44 acres). The largest County resources are Southwest County
Park (118 acres) and Meadowdale Beach County Park (144 acres). All together, parks, recreation, and
open space lands account for 5.8 percent of City land.
EVERYONE’S EDMONDS: INTRODUCTION 27
Figure 1.13 City of Edmonds Existing Land Use Plan
Existing Land Use
Detached Residential
Accessory/Attached -8 -Plex Residenti al•
9+ Units Residential•
General Commercia l & Office
-Parks and Open Space
Pub l ic Services
-Healthcare
Education
Utilities and Industrial
-Hotel
• vacant
§§2 Historic
*Including ground
floor mixed use
I -
28 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
2020 Estimate 2044 Target Proposed Growth
Population 42,853 55,966 13,113
Housing 19,005 28,073 9,068*
Jobs 14,174 17,232 3,058
Table 1.1 Growth Targets for the City of Edmonds for 2044 as set by Snohomish County CPP.
Growth Projection
The Growth Management Act requires the state Office of Financial Management (OFM) to set
demographic projections for each county, from which counties, in coordination with the Puget Sound
Regional Council, select a growth target and allocate it among their cities.
In the 2020 Census, Edmonds had a population of 42,853. Its 2044 population target, set by the
Snohomish County Tomorrow Steering Committee, is 55,966, reflecting a projected increase of 13,113
residents. This target aligns with the Countywide Planning Policies’ General Framework Policy GF-5,
which advises allocating growth according to each community’s vision, infrastructure, and role in the
region.
Edmonds’ projected 30% population increase by 2044 is below the countywide average of 37% and
the 43% increase projected for the Urban Growth Area (UGA). This reflects Edmonds’ more limited
capacity for growth compared to areas along major transit corridors, though it still plays a role in
supporting countywide growth targets.
Translating Population Growth to Housing Targets
Snohomish County’s approach to setting housing targets based on population growth uses the
Department of Commerce’s Housing For All Planning Tool (HAPT), with an exception for cost-burdened
owner-occupied housing, which the county excludes from increased housing needs. This results in a
housing target for 9,068 new housing units, with assumptions on household size consistent with the
Snohomish County H0-5 Report.
Table 1.1 summarizes the adopted housing and employment growth targets as set in the Snohomish
County CPPs.
This total of 9068 housing units is further defined by various income levels and capacity needed to
achieve under each of the income band. Table 3.3 in the Housing Element summarizes Edmonds’
adopted housing targets by income band and emergency housing required. Similarly, Economic
Development element summarizes the adopted employment targets as set by the Snohomish County.
EVERYONE’S EDMONDS: INTRODUCTION 29
To meet growth targets, the City must identify key areas and implement strategies to accommodate
projected growth over the next 20 years. Based on previous planning efforts, the City already has
some capacity for housing and job growth, carried over from the last plan update. This available
capacity is detailed in the 2021 Snohomish County Buildable Lands Report and further explained in the
Land Use Element.
For a detailed break down and explanation of county adopted growth targets, refer to Appendix B
Growth Alternatives
To accommodate the growth, two growth scenarios were proposed as growth alternatives to create
vibrant neighborhoods with suitable and affordable housing for all income levels, enhancing quality
of life and promoting social equity. Both the Growth Alternatives proposed focused on the 2024–
2044 planning period and will plan to accommodate new housing and employment growth targets,
be compliant with the state legislative house bills and stay consistent with the Snohomish County
Countywide Planning Policies (CPPs).
The State Environmental Policy Act (SEPA) provides an environmental analysis opportunity for both
specific development projects and broader planning efforts. An environmental analysis at the
“development project” level requires more detailed analysis of the site conditions, including proximity
to critical areas and other factors. An environmental analysis at the planning (“non-project” level) is
a higher-level look at potential impacts of implementing the proposed plan and identifies mitigation
measures for the potential significant impacts. For example, an Environmental Impact Statement
(EIS) for a long-range citywide comprehensive plan would identify general issues (such as increased
population and the need for more housing) and recognize mitigation measures (such as application of
critical area and stormwater regulations) that would be required for future development.
Under SEPA, as part of the City’s evaluation of the growth alternatives for the draft comprehensive
plan, Edmonds considered not only potential impacts and mitigation measures for the two Growth
Alternatives, but also for the “No Action” alternative, whereby the City would continue to follow the
2015 Comprehensive Plan, as amended in 2020, and current zoning regulations. The “No-Action”
alternative would also maintain the existing land use designations without modifications and would
not include meeting the requirements of House Bill (HB) 1110, HB 1220, and HB 1337. Both action
alternatives assume minimum compliance with recently adopted House Bills 1110, 1337 and 1220.
A final decision was made by the City Council seeking recommendations from the Planning Board
to choose the extents and heights of the potential areas of change. The approved growth scenario
defined significant changes in future land use designations within the Comprehensive Plan’s Land Use
element. The housing element address the distribution and types of housing needed to meet various
income levels.
To read more about the proposed alternatives, refer to the Appendix C
30 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Community Engagement Framework
The City of Edmonds aims to ensure timely and consistent public notification regarding proposed
comprehensive plan amendments. This includes providing advance notice of all opportunities for
public comment on the proposals and enabling interested parties to monitor their progress throughout
the legislative decision-making process.
Equitable Engagement Framework
The City of Edmonds’ Equitable Engagement Framework is a guiding document for inclusive and
equitable community engagement. Its key principles include fostering mutual respect, prioritizing
engagement with overlooked communities, being responsive to community input, investing in
resources for engagement, and building lasting relationships with community representatives. The
framework outlines specific roles and responsibilities for engagement, tailored approaches for different
projects, and methods to measure success.
The demographic analysis within the framework identifies key population characteristics within
ten geographic locations in Edmonds using data from the 2020 American Community Survey. The
analysis focused on individual-level demographics (age, sex, race, ethnicity, poverty level, citizenship
status, disability status, language spoken at home) and household-level demographics (age groups of
household members, rented units, transit dependency, computer use, internet subscription, household
income).
The Framework recommends the city make use of practices such as
• Prioritizing appropriate outreach for specific audiences, including households with incomes less than $50,000,
families with children, non-citizens, and those who speak languages other than English.
• Providing childcare, scheduling meetings at convenient times, and using local media and social media
platforms to reach these communities.
• Ensuring broad participation and mutual benefit by working with Community Based Organizations (CBOs)
organizations and compensating them for time, vision, input, and expertise.
Figure 1.14 Community Engagement, Summer 2022-2024
EVERYONE’S EDMONDS: INTRODUCTION 31
Community Champions
The Community Champions pilot program is a
strategic part of the city’s Equitable Engagement
Framework. It seeks to serve the communities
who identify as:
• Black, indigenous, or as a person of color
• Speak a language other than English at home
• Immigrants or refugees
• Having disabilities
• LGBTQIA+
• Low-income households
• Youth who may be future Edmonds residents, voters,
and business owners
• Social service agencies
• Small business owners
Community Champions Network brings
underrepresented and historically marginalized
voices into the process. Their involvement is
helping to ensure Edmonds’ planning efforts
reflect their needs and priorities.
Appendix D summarizes community engagement activities undertaken by the City of Edmonds team
from 2022- 24.
32 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
How to use the Plan?
Intended Use & Document Organization
The Everyone’s Edmonds Comprehensive Plan is intended for use by all members of the community
and is a tool to assist City Council, City staff, and others involved in making land use and public
infrastructure decisions. The Plan is organized into elements or chapters. Each topic-specific element
contains a summary of existing conditions and goals and policies.
Elements are organized as follows:
1. Introduction and Context
2. Land Use
3. Housing
4. Economic Development
5. Community Culture, History, and Urban Design
6. Climate
7. Capital Facilities
8. Utilities
9. Transportation
Guiding Principles are derived from the Vision statement and provide a foundational framework for
achieving the Vision. They are broad, enduring statements that set the tone for decision-making and
planning processes. These principles embody the core values and priorities of the community.
Goals translate the Vision and Guiding Principles into specific, and achievable outcomes. Each Goal
outlines the desired results that the city seeks to achieve, providing a clear direction for policy. Goals
are ambitious yet attainable, reflecting both the aspirations and practical realities of the community.
Policies are the actionable steps and strategies that will be implemented to achieve the Goals. They
provide detailed guidance on how the city will manage growth, allocate resources, and address
specific issues. Policies are designed to offer concrete actions that can be taken by the city’s staff,
leaders, and community partners.
Goals and policies work together to support the community’s vision and guiding principles. System
plans and other city plans—such as the Parks, Recreation, and Open Space (PROS) Plan—further
reinforce the Comprehensive Plan with infrastructure, programs, and detailed strategies. The
Comprehensive Plan and its supporting plans are implemented through regulations and permits,
including the City’s development regulations (e.g., zoning code) and other ordinances.
EVERYONE’S EDMONDS: INTRODUCTION 33
Appendices
A. Methodology and Assumptions for City of Edmonds Land Use Capacity Analysis
B. Growth Targets
C. Growth Alternatives
D. Community Engagement Summary
E. Potential Actions to Consider as Recommended by the Planning Board
F. Potential Action Items based on Draft Plan
Implementation
Edmonds’ Comprehensive Plan is implemented through numerous actions, including day-to-day
operations, capital investments, review of new development projects, and related system plans.
Implementation actions are steps that are intended to be taken within a specified time frame to
address high priority sustainability goals. GMA requires larger counties and cities to submit an
implementation progress report detailing the progress they have achieved in implementing their
plans five years after they been updated. This report should include regulations, zoning and land use
changes, and other legislative and administrative actions needed for implementation.
Performance measures, as identified in the Comprehensive Plan, are specific, meaningful, and easily
obtainable data points that relate to sustainability and can be reported on an annual basis. They
are intended to help assess progress toward achieving the goals and policy direction of each major
Comprehensive Plan element.
The City staff will annually report on the progress and effectiveness of implementation actions and
performance measures to City Council and Planning Board.
Documents Incorporated into the Comprehensive Plan:
• Shoreline Master Program
• Highway 99 Sub Area Plan
• 2022-2027 Parks, Recreation, and open Space Plan
Documents Adopted into the Comprehensive Plan by reference:
• Comprehensive Water System Plan (2017)
• Comprehensive Sanitary Sewer Plan (2013)
• Storm & Surface Water Management Comprehensive Plan (2010)
34 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
LANDUSELANDUSE
LAND USE
2024 COMPREHENSIVE PLAN
CITY OF EDMONDS
36 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Vision Statement
Edmonds is a charming and welcoming city
offering outstanding quality of life for all with
vibrant and diverse neighborhoods, safe streets,
parks, and a thriving arts scene shaped in a way to
promote healthy lifestyles, climate resiliency, and
access to the natural beauty of our community
Guiding Principle
Grow mindfully with a place-driven approach that integrates
all aspects of the built environment- housing, transportation,
economic development, infrastructure, and social amenities to
foster well-designed and livable environments for all.
EVERYONE’S EDMONDS: LAND USE 37
Introduction
The Land Use Element for the City of Edmonds outlines the vision and policies for land use to guide
future development and environmental conservation, taking into account community needs, along
with state and federal laws. Key objectives include preserving and enhancing community quality of
life, providing diverse housing opportunities, enhancing economic vitality, and ensuring adequate
infrastructure. The element offers guidance on how development regulations can contribute to a
high quality of life and achieve environmental justice, including efforts to avoid creating or worsening
environmental health disparities.
The Land Use Element includes an assessment of current land use patterns, zoning regulations, and
future land needs. It establishes goals and policies to steer the development of desired land use
patterns within the community.
The Natural Environment section focuses on protecting and enhancing a community’s ecological
resources. It includes strategies for conserving critical areas like wetlands and wildlife habitats,
maintaining water quality, managing stormwater, and preserving open spaces. By balancing
development with environmental stewardship, it aims to ensure the long-term health of natural
resources, support ecological functions, and maintain quality of life while accommodating growth.
The Future Land Use Map (FLUM) delineates general land use designations, serving as the basis
for more specific zoning districts and development regulations that set parameters for residential,
commercial, recreational, and other uses within Edmonds, as well as parks, open spaces, and
protected natural areas.
The FLUM and the policies outlined in this element identify areas for focused growth and investment.
These strategic decisions aim to support equitable and sustainable expansion over the next two
decades, ensuring Edmonds continues to thrive, creating a welcoming environment that promotes a
sense of belonging among residents, businesses, and visitors alike.
38 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Edmonds Today
Edmonds is a historic waterfront city, providing housing, retail and restaurants, medical facilities,
services, regional cultural attractions, parks, and much more. As of 2020, the city has a population of
42,853 residents, residing in 19,005 housing units, with approximately 14,174 jobs available locally.
The existing land use map indicates generally how these residents and jobs are distributed in homes
and businesses throughout the city, as well as supportive functions such as healthcare, education, and
parks. Most of the city’s land area is characterized by single-unit residential lots, representing about
75% of the total area. Currently, future growth is focused in two defined “activity centers”, including the
Medical/Highway 99 Activity Center and the Downtown/Waterfront Activity Center. The vast majority of
Edmonds’ existing growth capacity in both housing and jobs is along the Highway 99 corridor.
Existing Zoning
The comprehensive plan identifies land areas for future types of uses and has broad policies that
provide general direction for the implementation of specific development regulations, programs,
and investments. An example of a more specific regulation is the zoning regulations that apply to
one or more zoning districts and prescribe height limits and other dimensional requirements for
development. Through the zoning regulations, three-story heights are allowed for much of the city
with few exceptions. The largest exception is the allowance of 75 feet in height along the Highway 99
corridor (as defined in the Highway 99 Subarea Plan). For some zoning districts, the regulations also
prescribe minimum square footage for a legal lot and/or the number of units allowed per acre. Other
development and environmental regulations, including for stormwater and environmentally critical
areas, further affect development options.
Figure 2.1 Area by zoning classfication (2020)
EVERYONE’S EDMONDS: LAND USE 39
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219THSTSW
68TH
AVEW
PINEST
92NDAVEW
92NDPLW
95THPLW
BOWDOINWAY
96THAVEW
E
D
MONDSWAY
ELM WAY
8THAVES
ED
M
O
N
D
S
W
A
Y
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14THWAY
106THPL
W
E
D
M
O
N
D
S
W
AY
100THAVEW
231STSTSW
J O HN CT
232NDSTSW
ROBINHOODDR
HUMBERLN
WEST
GREYSTONELN
17 0TH PLSW
94THPLW
95THPLW
97THPLW
209THST SW
68THAVEW
190THSTSW
236THSTSW
77THPLW
189THPLSW
240TH PLSW
77THAVE
223RDSTSW
83RDPLW
213THSTSW
72NDAVEW
242NDPLSW
80THAVEW
228THSTSW
160THSTSW
FRIAR
T
U
CK
LN
RO
BIN
HOODDR
237THPLSW
101STPLW
10
1
S
T
AV
E
W
100THAV
E
W
102NDPLW
100THAVEW
244THSTSW 1
0
1STAVEW
104THAVEW
244THSTSW/205THSTNW
EASTGREYSTONELN
TOTEM POLE LNEAGEL LN / 242ND ST SW
BERRY LN/243RD PL
TIM
B
E
R
L
N
11
4
T
H
A
V
E
W
IVY RD/240TH ST SW
239TH PL SW
WESTWOODWAYLN
239TH PL SW
78THAVEW
71STAVEW
84THPLW
85THPLW
204TH STSW
ALOHAST
192ND
PL
SW
78THPLW
BROOKMEREDR
75
T
H
P
L
W
106THPLW
78TH
AVEW
83RDAVEW
74THAVEW
78
T
H
A
V
E
W
82NDPLW
SPRUCEST
79THAVEW
92NDAVEW
2ND
AVE
S
238TH ST SW
236TH PL SW
11
1
T
H
P
L
W
110
T
H
P
L W
113
T
H
P
L
W
11
5
T
H
P
L
W
11
2
T
H
P
L
W
236TH PL SW
WOODHAVEN PL 110TH
P
L
S
W
WO
O
D
W
A
Y
P
A
R
K
R
D
TIM
B
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R
L
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BUR
L
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11
6
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A
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BU
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T
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N
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R
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WACHUSETT ROAD
WA
C
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T
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W
A
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P
A
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D
W
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NORTH DEE R DR
SO UTH DE E R DR
108
T
H
A
V
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DO
G
W
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O
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P
L
SOU T H D O GW OOD LN
NO
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T
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D
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DO
G
W
O
O
D
L
N
DOGWO
O
D
L
N
ALGONQUINRD
WOODWAYPARKRD
KUSHAN RD
NORTH DOGWOOD LN
N
O
RTH
DOGWOODLN
M
A
K
A
H
R
D WHITCOMPL
WOODWAYPARKRD
3RD
AVE
S
73RDPLW
191STST
181STPLSW
99THAVEW
236THPLSW
185THPLSW
225T
H
PLSW
ELMWAY
78THPLW
222NDSTSW
194THSTSW
79THPLW
85
T
H
P
L
W
217THSTSW
180THSTSW
ADMIRAL WAY
SEA
VISTA PL
ELMST
BELLA COOLARD
CHINOOKPL/
117THPLW
NOOTKARD
MAKAHRD
MAKAH RD
POINTEDWARDSPL
216THSTSW
3RDAVES
4TH
AVE
S
7THAVES
6THAVES
6THAVES
9TH
AVES
8THAVES
2NDAVES
3RDAVES
4TH
AVE
S
82NDPLW
230TH ST SW
PIONEERWY
235THST SW
69THPLW
107THPLW
78THPLW
81STAVEW
232NDPLSW
77THPLW
229THSTSW
82ND
AVE
W
185THSTSW
193RD PLSW
88THAVEW
86THPLW
240TH STSW
BIRCHST
183R D PL SW
97THAVE
W
207THPL
86THAVEW
94THAVEW
236TH ST SW
185THPLSW
80THPLW
QUAIL LN
164THPLSW 164THPLSW
64THAVEW
63RDAVEW
63RDAVEW
66THAVEW
168THSTSW
68TH
AVEW
225THPL
156THSTSW
82ND
AVEW
93RDAVEW
87THAVEW
242ND ST SW
67THAVEW
77
T
H
P
L
W
206TH STSW
230THSTSW
74
T
H
A
V
E
W
91ST
A
VE
W
2 27TH PLSW
90THPLW
80THPL
W
75TH
PLW
244THSTSW/205THSTNW
226THPLSW
PINE ST
208THSTSW
170TH PL SW
171ST PL SW
172ND PL SW172ND PL SW
MEADOWDALEDR
173RD ST SW
172ND ST SW
M E AD O WDALEDR
165THPLSW
OLYMPICVIEWDR
169TH PLW
170THPLW
175THSTSW
173RD PL SW
88THAVEW
86THAVEW
204THSTSW
86THPLW
182NDPL
236THPL
89THPLW
76THPLW
EDMONDSST
19 8 T HSTSW
V ISTAWAY
186THSTSW
217TH STSW
95THPLW
233RDPL
101STPLW
87THAVEW
173RDSTSW
70
T
H
A
V
E
W
71
S
T
A
V
E
W
185TH ST SW
185TH PL SW
187TH PL SW
186TH
188THSTSW
79THPL
W
226THSTSW
79THAVEW
240THPL
202NDSTSW
83RDPL
74THPLW
72NDAVEW
14THWAY
215TH ST S W
175TH STSW
77THAVE
182NDPLSW
98THPLW
86THAVEW
10
6
T
H
P
L
W
241STST
214THPL SW
90
T
H
A
V
E
W
80THAVEW
82NDAVEW
2 21S T ST SW
174THSTSW
215THSTSW
83RDPL
225THPLSW
69
T
H
P
L
W
68
T
H
P
L
W
70
T
H
A
V
E
W
75
T
H
A
V
E
W
191STSTSW
74T
H
A
V
E
W
192ND PL SW
192ND PL SW
69T
H
P
L
W
70
T
H
A
V
E
W
71S
T
P
L
W
72N
D
P
L
W
73
R
D
A
V
E
W
107THPLW
78THPLW
82
N
D
P
L
W
228THSTSW
71STPLW
168THSTSW
173RD ST SW
174TH ST SW
176TH ST SW
66TH
P
L
W
175TH
P
L
232NDSTSW
82NDPLW
214THPLSW
222NDSTSW
176THSTSW
242NDPLSW
243RDPL SW
235THPL
OLYMPICVIE
W
DR
74THAVEW
204THPLSW
70THPLW
SPRAGUEST
83RDAVEW
229THPLSW
80TH
PLW
FIRPL
M AP L EW O O D L N
172NDP LSW
13THWAY
64
T
H
A
V
E
W
65
T
H
P
L
W
65T
H
A
V
E
W
66
T
H
P
L
W
67
T
H
P
L
W
64
T
H
A
V
E
W
65
T
H
A
V
E
W
62N
D
P
L
W
177TH PL SW
178TH PLSW178TH PL SW
180TH ST SW
225THPLSW
83RD
AVEW
83RDAVEW
192NDPLSW
OLYMPIC
V
IEWDR
89
T
H
A
V
E
W
79THAVEW
178THPLSW
PUGET WAY
81STPLW
172NDSTSW
215TH STSW
10
5
T
H
P
L
W
91STAVEW
85THPLW
89THPL
77THAVEW
VISTA PL
7TH PLS
86THPLW
188TH ST SW
185TH PL SW
PENNY LN
64
T
H
A
V
E
W
66
T
H
A
V
E
W
67
T
H
A
V
E
W
189TH PL SW
190TH ST SW
191ST PL SW
171STSTSW
184THSTSW
95THPLW
86THPLW
194THPL
85
T
H
P
L
W
185THSTSW
218THST SW
198THPLSW
82NDAVEW
229THPL
224THSTSW
240THPLSW
81STPLW
227THST S W
81STPLW
4THAVES
180THSTSW
90THAVEW
81STAVEW
VIEWLANDWAY
94THAVEW
187THPLSW
8THAVEN
228THSTSW
65T
H
P
L
W
64
T
H
A
V
E
W
62
N
D
P
L
W
186THSTSW
66
T
H
P
L
185TH ST SW185TH ST SW
183RD PL SW
182ND ST SW
181ST PL SW
183RD PL SW
182ND PL SW
183RD ST SW
182ND ST SW
63
R
D
C
T
62N
D
P
L
W
67T
H
A
V
E
W
181ST ST SW181ST ST SW
63
R
D
P
L
67THAVE
FIR
E
R
D
69TH P
L
W
71S
T
A
V
E
W
192ND ST SW
191ST PL SW 191ST ST SW
72
N
D
A
V
E
W
92NDAVEW
86THAVEW
86THPLW
215THPLSW
97TH
AVE
W
200THSTSW
78
T
H
A
V
E
W
226THPLSW
8THAVEN
PUGETDR
205THPLSW
82NDAVEW
164THSTSW
226THSTSW
77THPL
W
202NDSTSW
96THAVEW
239TH PL S W
160THSTSW
82
N
D
A
V
E
W
229THSTSW
68T
H
A
V
E
W
68
T
H
A
V
E
W
BL
U
E
R
I
D
G
E
D
R
193RD PL SW
194TH PL SW
194TH PL SW
1 93RDPLSW
7
3
R
D
P
L
194TH ST SW
72N
D
P
L
190TH ST SW
191ST ST SW
192ND PL SW
66T
H
P
L
W
102NDPL
W
77THAVEW
216TH ST SW
84TH
AVE
W
72NDAVE
W
EDMONDS
WAY/SR
104
12THAVEN
182NDSTSW
187THPLSW
72NDAVEW
10
1
S
T
A
V
E
W
81STAVEW
194THSTSW
86THAVEW
187THST SW
86THPLW
81STAVEW
221ST PLSW
216THSTSW
224THSTSW
73RDPL
W
83RDAVEW
74TH
PL
63RD
P
L
W
PARKWY
DALEWY
189TH PL SW 189TH PL SW
67T
H
A
V
E
W
193RD ST SW 193RD ST SW
194TH ST SW
195TH PL SW
196TH ST SW
66T
H
A
V
E
W
196TH ST SW
197TH ST SW
HEINZ
P
L
69
T
H
P
L
W
71
S
T
P
L
W
73
R
D
A
V
E
W
189
T
H
S
T
S
W
68
T
H
A
V
E
W
75
T
H
A
V
E
201ST PL
74T
H
P
L
W
75
T
H
P
L
W
73
R
D
A
V
E
W
204THSTSW
203RDPLSW
GLENST
HWY99
204THSTSW
63
R
D
P
L
W
63
R
D
A
V
E
W
60THAVEW
208THSTSW
210THSTSW
212THSTSW
66
T
H
A
V
E
W
67T
H
A
V
E
W
N W TRAC TION R/W
214THSTSW
213THPLSW
215THSTSW
67THAVEW
66THAVEW
61STPLW
216THSTSW
218THSTSW
219THSTSW
66THAVEW
64THAVEW
220THSTSW
68THPLW
68THAVEW
222NDSTSW
224THSTSW 224THSTSW
220THPL
221STPL221STPLSW
223RDPL
223RDPLSW
67THPLW
68THAVEW
66THAVEW
65THAVEW
64THAVEW
67THPLW
66THPL
W
226THSTSW
225THPL
225THPLSW
225THPLSW
226THSTSW
227THPLSW
67THPLW
63RDPLW
62NDAVEW
62NDAVEW
227THSTSW
68THAVEW
67THPLW
66THPL
65THPL
64THPLW
228THSTSW
229THPL
230THSTSW
68THAVEW
230THSTSW
231STSTSW
63RD
AVEW
6
3RD
P
L
66THAVEW
67THPLW
66THAVEW
67THPLW
232NDSTSW
232NDPLSW
233PL
234THPL
233RDSTSW
234THSTSW
234THST
64THAVEW
63RDAVE
W
63RD
AVE
W
66THAVEW
234THPL 234TH PL
235THPL
65THPLW67THAVEW
234THST
S
W235THSTSW
231STSTSW
92NDAVEW
91STAVEW
N W T RA CTIO N R/W
78THPLW
236THSTSW
8THAVEN
ALBION
W
A
Y
85thAveW
4TH
AVES
5THAVES
6THAV
E
S
A
AVE
S
7THAVES B
AVE
S
C AVE S
E D M O NDSWAY
178THPLSW
6 9THPLW
96TH PL W
BURLINGTON NO RTH E R N R AILR O A D
PRD-1969-1
PRD-1984-1
PRD-1975-1
PRD-1981-2
PRD-1976-1
PRD-1983-1
PRD-1979-4
PRD-2002-40
PRD-2000-21
PRD-1969-1
PRD-2002-171
PRD-1987-1
PRD-1969-2
PRD-1989-1
PRD-1986-1
PRD-1981-1
PRD-1990-2
PRD-1978-1
PRD-1975-1
PRD-1988-2
PRD-1977-2
PRD-1977-1
PRD-1994-16
PRD-1990-1
PRD-1979-3
PRD-1994-12
PRD-2002-62
PRD-1980-2
PRD 2002-102
PRD-1988-1
PRD-2003-147
RS-6
RS-6
P
P
P
RS-12
RS-10
RS-10
RS-10
RS-10
P
P
P
P
P
RS-8
RS-8
P
P
P
RSW-12
RS-12
OS
RS-12RS-20 RS-20
MU
RS-8
RS-6
RS-20
MP1
RS-20
MP2
OS
RS-8
CW
P
CG
CG
RS-12
P
RSW-12
RS-10
CW
RS-8
RM-1.5
RS-20
RS-8
RS-8
RS-8
RS-8
RS-8
RS-12
RS-12
RS-12
RSW-12
RS-6
RS-10
RS-12
RS-6
CW
BC
RS-20
RM-2.4
RS-6
RS-8
OS
CG
RS-8
RS-12
RS-8
RS-10
RS-8
RS-12
RS-8
RS-8
RS-8
RS-8
RS-12
RS-8
RS-8
RS-8
RS-8
RS-12
RS-6
RS-12
RS-8
RS-8
RS-8
RS-8
RS-8
RS-8
RS-8
RS-12
RS-12
RS-6
RS-8
RS-MP
CW
RS-8
RM-2.4
RS-8
RS-6
RS-8
RS-10
RS-8
RS-8
RS-8
CG
RM-1.5
RM-1.5
RS-12
RS-12
RS-8
RM-1.5
RS-8
CG
RS-20
FVMU
RS-8
RM-2.4
RS-8
BC
RM-1.5
BP
RS-6
RM-1.5
OS
RS-12
RS-12
RS-20
OS
RM-2.4
RS-8
RS-8
RS-8
RS-10
RS-6
RM-2.4
BP
RS-8
RS-10
RM-3
RS-12
RS-12
BN
BD3
BC
RS-12
RS-12
RS-12
RM-2.4
BD1
BN
RS-12
RS-6
RM-2.4
RM-2.4
BN
BN
BN
BN
RM-1.5
BN
RS-6
RM-2.4
RM-1.5
RM-1.5
BD5
RM-2.4
RS-6
BD4
RM-3
RM-2.4
RM-3
RM-1.5
RS-6
RS-6RS-6
RS-6
RM-1.5
RM-1.5
RS-12
RM-3
OS
BD2
BD2
BD2BD2
RM-EW
BC-EW
OR
RM-3
WMU
WMU
BP
RS-8
CG
CG
CG
CG
CG
BC-EW
RM-2.4
RM-EW
R-1979-4
R-1979-12
R-
1
9
8
5
-
3
R-1995-177
R-1998-207
R-1990-1
R-1997-28
R-2001-34
R-2002-101
R-3-81
R-2002-38
R-1988-3
R-1988-2
Lake Ballinger
MAPLEST
ALDER ST
BC-EW
BC
BN
RM-
1
.
5
RM-2.4
Halls Creek
Shel
l
C
r
e
e
k
Willow Creek
Deer Creek
P
e
r
r
i
n
v
i
l
l
e
C
r
e
e
k
F
r
u
i
t
d
a
l
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C
r
e
e
k
L
u
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'
s
G
u
l
c
h
C
r
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Sh
e
l
l
a
b
a
r
g
e
r
C
r
e
e
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H
i
n
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l
e
y
C
r
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e
k
Edm
o
n
d
s
M
a
r
s
h
St
i
l
t
h
o
u
s
e
C
r
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k
Ter
r
a
c
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C
r
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e
k
Edm
o
n
d
s
M
a
r
s
h
Hindley Creek
Halls Creek
Perrinville Cree
k
Perrinville Creek
Perrinville Creek
Edmon
d
s
M
a
r
s
h
Pug
e
t
S
o
u
n
d
²
This map is a representation of the official zoning map
of the City of Edmonds. Please check with the
City of Edmonds Planning Division before relying
on the zoning information described on this map.
600 0 600 1,200300
Feet
Zoning Designations and Descriptions
Map revision date: August 3, 2022
Zoning2022_36x56.mxd
City of Edmonds
Zoning
[e Historic Sites Sites on Edmonds Register of Historic Places
!
!
!
!
!
!
! ! ! ! ! ! ! ! ! ! !!
!
!
!
!
!
! ! ! ! ! ! ! ! ! ! !
Rezones Contract Rezones (contractual requirements apply)
PRD PRD - Planned Residential Development
Single Family
RS-6 Single Family, 6,000 sq. ft. lots
RS-8 Single Family, 8,000 sq. ft. lots
RS-10 Single Family, 10,000 sq. ft. lots
RS-12 Single Family, 12,000 sq. ft. lots
RSW-12 Waterfront Single Family, 12,000 sq. ft. lots
RS-20 Single Family, 20,000 sq. ft. lots
RS-MP Single Family, Master Plan
Multi Family
RM-3 Multi Family, 3,000 sq. ft. of lot area per unit
RM-2.4 Multi Family, 2,400 sq. ft. of lot area per unit
RM-1.5 Multi Family, 1,500 sq. ft. of lot area per unit
RM-EW Multi Family, RM-Edmonds Way
Downtown Business
((((((((((((((((((BD1 Downtown Retail Core
((((((((((((((((((((((((BD2 Downtown Mixed Commercial
((((((((((((((((((BD3 Downtown Convenience Commercial
((((((((((((((((((((((((BD4 Downtown Mixed Residential
((((((((((((((((((BD5 Downtown Arts Corridor
((((((((((((((((((((((((
OR Office-Residential
Commercial
WMU Westgate Mixed Use
BP Planned Business
BN Neighborhood Business
FVMU Firdale Village Mixed Use
BC Community Business
BC-EW Community Business, BC-Edmonds Way
CG General Commercial
Waterfront
CW Commercial Waterfront
MP1 Master Plan Hillside Mixed Use
MP2 Master Plan Hillside Mixed Use
Other
MU Medical Use
P Public Use
OS Open Space
Figure 2.2 City of Edmonds Zoning Map
40 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Edmonds 2044
One of the key principles of the Growth Management Act and regional planning is that jurisdictions
must accommodate their fair share of the region’s growth. Growth targets in Edmonds are set by
Snohomish County through the Snohomish County Tomorrow process.
Snohomish County periodically produces a “Buildable lands Report” based on countywide population
projections. The most recent version was adopted in 2021. A detailed methodology defined by the
county process determines the “baseline” capacity available for growth within each city. Between
2020 and 2044, Edmonds population is forecasted to increase by 31%. the housing units by 48%,
and jobs are expected to increase by 22%. This represents a significant increase in growth targets
compared to the previous comprehensive plan.
The housing and land use sections of this comprehensive plan aim to accommodate growth and other
needs in a way that is consistent with Edmonds’ principles and goals while delivering the greatest
community benefit. For more technical information on legislative background and housing and jobs
capacity calculation methods, please see the Appendix A.
Table 2.1 Growth Targets for the City of Edmonds for 2044 as set by Snohomish County CPP.
1. These 9,069 units must be distributed according to the requirements and affordability levels designated in HB 1220.
2. Source: Snohomish County Buildable Lands Report 2021
3. Proposed Land Use alternatives are distributing this required net growth capacity
2020 Estimate 2044 Target Proposed
Growth
Existing
Capacity2
Net 2044
Target3
Population 42,853 55,966 13,113
Housing 19,005 28,073 9,0691 5,148 3,921
Jobs 14,174 17,232 3,058 2,548 510
EVERYONE’S EDMONDS: LAND USE 41
Opportunity for Edmonds
Integrated Place-making:
To meet anticipated growth targets and respond
to the rising demands for housing opportunities
and broader accessibility to goods and services,
the City’s land use approach emphasizes
the creation of appropriately scaled, vibrant,
sustainable, and inclusive community places. A
place-driven approach integrates all aspects of
the built environment- land use, transportation,
economic development, infrastructure, and social
amenities to foster well-designed and livable
environments that promote healthy lifestyles,
climate resiliency, and access to natural beauty.
Climate-change responsiveness
The approach emphasizes mixed land use, pedestrian-friendly infrastructure, and efficient public
transportation to create a sustainable, resilient, and livable city that can adapt to changing
environmental conditions while meeting the needs of its residents. Protecting critical areas, such as
wetlands, floodplains, and habitats, is essential for maintaining biodiversity and ecosystem health.
Preserving and expanding the urban tree canopy helps improve air quality, reduce heat, and enhance
the city’s aesthetic appeal.
Walkable neighborhoods
A place-driven approach can help residents be more active, healthy, and engaged in their community,
by bringing shopping, employment, education, recreation, and other community resources within
reach of walking, biking, and transit. Organizing land use to efficiently provide infrastructure and create
enough demand for services and amenities within a given walkable area requires a curated mix of uses
as well as density, particularly in housing. Given that significant multifamily housing growth is needed in
the city, thoughtful land use planning can leverage this growth as an asset to create a more complete
and livable community by supporting both neighborhood and citywide serving businesses, services,
and amenities.
Supporting mobility for people
Transportation infrastructure is critical to support land use, including through sidewalks, crosswalks,
bicycle infrastructure, traffic management, and more. To address this, Edmonds has brought a Multi-
Modal Level of Service (MMLOS) approach to planning this infrastructure. The MMLOS approach
prioritizes investments to promote sustainable and equitable transportation options. The transportation
section of this comprehensive plan has more information.
42 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Growth Strategy
Per Snohomish County adopted targets, City is expected to grow by approximately 13,000 people
and approximately 9,000 housing units plus 3000 jobs. The city has proposed it’s growth strategies
for managing population growth, land use, and development in Edmonds. The Growth strategy is the
approach city chose to achieve the overall vision and objectives of the proposal. This must reflect
the needs of residents and businesses; guide Edmonds in investing in parks, transportation, public
infrastructure, and social services; meaningfully serve the City as it grows and becomes more diverse;
protect Edmonds’ natural resources; and manage sustainable growth.
The Growth Strategy must also align with the City’s 2044 growth targets, addressing the projected
growth targets while ensuring compliance with recently adopted House Bills 1110, 1337 and 1220.
Minimum compliance with recently adopted Washington State legislation
HOUSE BILL 1110
Increasing middle housing
consisting of duplexes,
triplexes, townhomes,
quadplexes (with one
affordable unit), stacked
flats, and cottage style
and courtyard apartments
in areas traditionally
dedicated to single family
residential detached
housing.
HOUSE BILL 1337
Expanding housing options
by easing barriers to the
construction and use of
accessory dwelling units
[ADUs].
HOUSE BILL 1220
Planning for and
accommodating affordable
housing and requires
jurisdictions to address
moderate, low, very
low, and extremely low-
income housing in the
housing element of the
comprehensive plan. It also
requires jurisdictions to
address racially disparate
impacts and displacement in
the housing element of the
comprehensive plan.
As part of this growth strategy city has identified potential growth areas called Neighborhood Centers
and Neighborhood Hubs to achieve sustainable, resilient, and equitable distribution of growth. They
offer a variety of capacities to support housing and job growth, diverse housing types, and citywide
infrastructure investments.
A similar approach had been proposed as part of the 2015 periodic update of the plan, where
Edmonds strategically planned for future development in two activity centers located within the
community, the Medical/Highway 99 Activity Center and the Downtown/Waterfront Activity Center.
EVERYONE’S EDMONDS: LAND USE 43
Activity Centers
Activity Centers in Edmonds are intended to
address the following framework goals:
• Pedestrian-oriented - Provide a pedestrian-oriented
streetscape environment for residential and
commercial activity.
• Mixed-use - Encourage mixed-use development
patterns that provide a variety of commercial and
residential opportunities, including both multi-family
and small-lot single family development.
• Community character - Build on historical character
and natural relationships, such as historic buildings,
slopes with views, and the waterfront.
• Multimodal -Encourage transit service and access.
• Balanced (re)development - Strategically plan for
development and redevelopment that achieves a
balanced and coordinated approach to economic
development and housing, along with cultural and
environmental goals.
• Concurrency: Coordinate the plans and actions of
both the public and private sectors.
• Adaptive reuse: Provide incentives to encourage
adaptive reuse as an alternative to redevelopment
of historic structures to preserve these resources.
To plan growth sustainably and equitably, City wanted to set frameworks in place for other potential
areas of growth for the next 20 years. These areas are named Neighborhood Centers and
Neighborhood Hubs. Neighborhood Centers and Neighborhood Hubs will be new types of relatively
smaller scale activity centers in Edmonds. Of the two, centers are larger while hubs are smaller. The
City took into account various criteria when locating these areas, including:
• Redevelopable parcels within the City boundaries as outlined in the 2021 Snohomish County Buildable Lands
Report (Snohomish County 2021
• Existing mixed use and multifamily land use designated areas
• Existing transit corridors
• Exclusion of activity centers
• Overlaying critical areas
Additionally, the selection process considered the PSRC displacement risk mapping, which identifies
neighborhoods at higher risk of displacement. This mapping includes both residents and businesses,
with the majority of Edmonds being categorized as low risk.
Figure 2.3 City of Edmonds Existing Activity Centers
(2015 update to Comprehensive Plan)
Downtown/Waterfront
Activity Center
Medical/
Highway 99 Activity
Center
44 CITY OF EDMONDS COMPREHENSIVE PLAN | 2024
Both Centers and Hubs are underutilized areas with existing commercial and multi family units targeted
for redevelopment to align with community goals and enhance the public realm. They feature a mix of
retail and commercial businesses and benefit from good multimodal access, including existing transit
services. These are key nodes with the potential for strong multimodal connectivity, including transit
services.
Some of the Key characteristics of the neighborhood centers and hubs are
• Commercial and Mixed Use: Provide a mix of retail, commercial, and services to a variety of areas in the City.
Hubs offer a relatively small scale retail/commercial businesses and mixed use developments compared to
centers.
• Complementary Uses: Enable compact building forms, providing the ability to accomplish many daily tasks
without a car.
• Vibrant: Create a town-center atmosphere, with larger open spaces and walkable streetscapes.
• Public Realm: Offer opportunities for public art and areas for festivals and other civic activities.
• Range of Housing Choices: Enable housing options for current and future residents of Edmonds, including
senior- and family-oriented mid rise and mixed-use multifamily buildings.
• Transit Accessible: Conveniently located with solid transit access. Positioned to ensure good multimodal
access, including existing transit services
Neighborhood Centers
Neighborhood centers leverage already established mixed commercial areas to accommodate
additional growth, while providing amenities, services, and economic activity closer to mature
residential neighborhoods. Centers permit a wide range of building types and will offer the ability to
accomplish daily tasks without a car to large sectors of the city. Centers are active with larger public
open spaces, and walkable streetscapes. Centers will include amenities such as public art and areas
for street markets, festivals, and other civic activities. Housing in centers includes senior and family-
oriented mid-rise and mixed-use multifamily buildings. The addition of housing to centers will help build
a customer base for local businesses to thrive.
This approach to neighborhood centers leaves open the potential for each center to respond and grow
within its unique context, working in coordination with other activity centers to best serve community
needs.
Neighborhood Hubs
Neighborhood hubs are smaller focal points within the city, bringing neighborhood serving retail,
amenities, and services within proximity to residents. “Third places” such as local coffee shops and
bookstores for neighborhood gathering and connection can be located here. Hubs will offer small
scale open spaces that primarily serve the surrounding neighborhood with improved pedestrian and
bicycle infrastructure. Housing choices available in hubs such as townhomes and apartments allow
seniors to stay in their community, and young families to start out.
EVERYONE’S EDMONDS: LAND USE 45
Figure 2.4 City of Edmonds: Locations of Neighborhood Centers and Hubs
Neighborhood Centers
Neighborhood Hubs