HomeMy WebLinkAbout2025-02-12 Planning Board PacketAgenda
Edmonds Planning Board
REGULAR MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020
FEBRUARY 12, 2025, 7:00 PM
Edmonds Planning Board Agenda
February 12, 2025
Page 1
REMOTE MEETING INFORMATION:
Meeting Link:https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3K0huS0l4QT09 Meeting ID: 873 2287
2194 Passcode:007978
This is a Hybrid meeting: The meeting can be attended in-person or on-line. The physcial
meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett Rooom
Or Telephone :US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
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.
1. CALL TO ORDER
2. ANNOUNCEMENT OF AGENDA
3. APPROVAL OF MINUTES
A. Previous Meeting Minutes
4. AUDIENCE COMMENTS
For topics not scheduled for a public hearing. Please limit your comments to 3 minutes.
5. PUBLIC HEARINGS
6. UNFINISHED BUSINESS
A. Discussion of STEP Housing Interim Ordinance (File AMD2024-0006)
B. Design Review Code Update: Key Issues Discussion
7. NEW BUSINESS
8. ADMINISTRATIVE REPORTS
9. SUBCOMMITTEE REPORT
10. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
Edmonds Planning Board Agenda
February 12, 2025
Page 2
11. PLANNING BOARD MEMBER COMMENTS
12. PLANNING BOARD CHAIR COMMENTS
A. Chair Notes
13. ADJOURNMENT
14. GENERIC AGENDA ITEMS
Planning Board Agenda Item
Meeting Date: 02/12/2025
Previous Meeting Minutes
Staff Lead: Mike Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Review, make edits, and approve the January 8 and January 22 regular meeting minutes.
Narrative
N/A
Attachments:
1.8.25 draft PB minutes
1.22.25 draft PB minutes
3.A
Packet Pg. 3
Planning Board Meeting Minutes
January 8, 2025 Page 1 of 6
DRAFT CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting January 8, 2025
Vice Chair Golembiewski called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at
Edmonds City Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Board Member Gladstone.
Board Members Present
Jeremy Mitchell, Chair
Lauren Golembiewski, Vice Chair
George Bennett (alternate)
Judi Gladstone
Lee Hankins
Nick Maxwell
Steven Li
Jon Milkey
Isaac Fortin, Student Rep.
Board Members Absent
None
Staff Present
Angie Feser, Parks, Recreation, & Human Services Director
Jenn Leach, Parks, Recreation, & Human Services Program Coordinator
Kyle Woods, Parks, Recreation, & Human Services Program Manager
Brad Shipley, Senior Planner
READING/APPROVAL OF MINUTES
MOTION MADE BY BOARD MEMBER GLADSTONE TO APPROVE THE MINUTES OF THE
DECEMBER 11, 2024 MEETING, SUBJECT TO THE REVISIONS SHE PROVIDED. THE
MOTION WAS SECONDED, AND THE MOTION PASSED UNANIMOUSLY.
MOTION MADE BY BOARD MEMBER GLADSTONE TO APPROVE THE MINUTES OF THE
NOVEMBER 13, 2024 MEETING, SUBJECT TO THE REVISION SHE PROVIDED. THE MOTION
WAS SECONDED, AND THE MOTION PASSED, WITH TWO ABSTENTIONS.
MOTION MADE BY BOARD MEMBER MILKEY TO APPROVE THE MINUTES OF THE
OCTOBER 23, 2024 MEETING, SUBJECT TO THE COMMENTS PROVIDED BY BOARD
MEMBER MILKEY AND BOARD MEMBER GLADSTONE. THE MOTION WAS SECONDED.
Board Member Gladstone then made a request to amend Board Member Milkey's comments to state, "It was
noted that …," rather than, "I attended …".
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Planning Board Meeting Minutes
January 8, 2025 Page 2 of 6
Vice Chair Golembiewski asked if, as a group, they went over the specific counts and number of parcels that
are going to be changed.
Board Member Gladstone then pointed out that Board Member Milkey's email states that his comments are
related to the October 30th meeting notes, not the October 23rd meeting notes. However, the body of his email
states that it is regarding the October 23rd meeting notes. Board Member Gladstone recalls a discussion on the
specific unit counts, in answer to Vice Chair Golembiewski's inquiry.
BOARD MEMBER MAXWELL MADE A MOTION TO ACCEPT BOARD MEMBER
GLADSTONE'S AMENDMENT REGARDING MR. MILKEY'S COMMENTS. THE MOTION
WAS SECONDED, AND THE MOTION WAS PASSED UNANIMOUSLY.
THEREAFTER, THE MOTION TO APPROVE THE OCTOBER 23, 2024 MINUTES, SUBJECT TO
BOARD MEMBER GLADSTONE'S COMMENTS AND THE REVISION BY BOARD MEMBER
GLADSTONE OF BOARD MEMBER MILKEY'S COMMENTS, WAS PASSED UNANIMOUSLY.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
Gary Pyfer, who along with another individual has taken over the duties of Susie Schaefer on the Edmonds Park
System upon her retirement, recommends that the Native Plant Demo Garden be named after Susie Schaefer
due to her dedication to the project.
ADMINISTRATIVE REPORTS
Report from Parks, Recreation & Human Services Department 2024 Q3 and Q4 accomplishments
Angie Feser made a presentation to the board, who had the following questions and comments:
• Ms. Feser had advised that they stopped holding programs at the Waterfront Center. She was asked if
that meant a reduction in programs being offered, or if they were just moved. Ms. Feser confirmed that
these programs were moved.
• It was also asked if some of the other events were sponsored as the movies in the park are, such as the
classic car show and the Oktoberfest. Ms. Feser advised that the Parks Department does not put on
those events. The Chamber of Commerce does those. Tree lighting, Halloween, 4th of July, Taste
Edmonds, those are done by the Chamber of Commerce. Organizations are starting to pay for time and
materials for the Parks staff. City support is now being charged to those entities, for example, Porch
Fest, which is done by the Rotary. They are paying for the field to be out there and the impacts to the
field, but also for any additional time for parks maintenance is now being charged to them. The
Chamber, being more of a partner, is charged a lesser rate.
• The Parks department has a lot of volunteers who do work for them, and Ms. Feser was asked if
volunteers also do weeding and maintenance and graffiti abatement. Ms. Feser advised that the
Edmonds Stewards, who work for Sound Salmon Solutions, which Parks pays $16,000 annually to do
that, is an existing program that people can participate in. They are creating opportunities for weeding,
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Planning Board Meeting Minutes
January 8, 2025 Page 3 of 6
but that requires a knowledge of what is a weed versus a plant that they want to preserve. Parks can't
use volunteers for vandalism work and graffiti as staff tries to get to that clean up very quickly.
• It was asked about cuts to the day camp. There are two programs, direct provision of programs where
their staff does the programming. Gymnastics was an example of that. The instructor was a City
employee, as well as all the other employees, which was pretty expensive when programs weren't
working or didn't fill. The employees still had to be paid. The model they're shifting to is contracted
where the instructor is paid based on a percentage of attendees while Parks handles promotion and
registration. A majority of the day camps use contracted instructors. Parks did not run it in 2024. The
City one was not run in '24. But there are a lot of other opportunities. They tried to notify people of the
alternatives in the area.
• It was asked what are the implications of using fewer vehicles. When Parks reduced their maintenance
staff, they had less use for vehicles, and so a couple of them were actually leased and they were able to
just stop the lease and not pay for the use of those vehicles anymore. They also used some of the City's
surplus vehicles that weren't being used or going to be used.
PUBLIC HEARINGS
None.
UNFINISHED BUSINESS
None.
NEW BUSINESS
Selection of Chair and Vice Chair for 2025
BOARD MEMBER GLADSTONE NOMINATED BOARD MEMBER HANKINS FOR CHAIR.
BOARD MEMBER MAXWELL SECONDED THE NOMINATION OF BOARD MEMBER
HANKINS FOR THE POSITION OF CHAIR FOR 2025.
BOARD MEMBER MAXWELL NOMINATED BOARD MEMBER MILKEY TO THE POSITION
OF VICE CHAIR FOR 2025.
THE MOTION TO APPROVE BOARD MEMBER HANKINS AS THE 2025 BOARD CHAIR
PASSED UNANIMOUSLY.
BOARD MEMBER BENNETT SECONDED THE MOTION TO APPOINT BOARD MEMBER
MILKEY TO THE POSITION OF VICE CHAIR FOR 2025.
BOARD MEMBER GLADSTONE THEN NOMINATED VICE CHAIR GOLEMBIEWSKI TO THE
POSITION OF VICE CHAIR FOR 2025, WHICH WAS SECONDED BY BOARD MEMBER LI.
BY A VOTE OF 4 TO 3, BOARD MEMBER MILKEY WAS ELECTED AS VICE CHAIR FOR 2025.
Native Plant Demo Garden Renaming Proposal
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Planning Board Meeting Minutes
January 8, 2025 Page 4 of 6
Angie Feser, Director, Parks, Recreation & Human Services, presented the proposal to the board to rename the
garden to the Susie Schaefer Wildlife and Native Plant Community Garden. The following were the board's
questions and comments:
• Ms. Feser confirmed that the demo garden is part of the Willow Creek Hatchery & Watershed Education
Center, which is a City-owned property. The proposed name change would apply only to the demo
garden. The board suggested that that information be relayed to the public, that they are not renaming
the parcel, just the demo garden.
• As this was a request by Pilchuck Audubon to rename the garden, there will be no contest. A renaming
also doesn't have to follow the same notification.
• The board also asked if Ms. Schaefer, for whom the park is proposed to be named, likes the somewhat
lengthy name, and Mr. Pyfer, who spoke in public comments, confirmed that she has seen it and loves
the name.
Discussion of Planning Board Quarterly Report to Council
The board discussed the main topics they would like to cover or specific items that they want to include in the
report, as well as who will be attending the meeting to Council.
• It was suggested that the board focus on the feedback about the comp plan process and then some of
their thoughts about going forward on the development code but perhaps have a short discussion about
what is important to include. It was further suggested to do a comp plan debrief and perhaps have a
joint meeting with the planning board, Council, and the mayor and any directors to walk through what
went well, what didn't, and what could be improved upon.
• There was some discussion that the process could have gone more smoothly, and it was recommended
to note those things that could have gone more smoothly to improve upon for the next comp plan cycle.
Providing feedback appears to be the important piece of the report.
• It was believed that there wasn't a cohesive understanding of the process and how it rolls out and how
they arrived at the numbers.
• Board members agreed that a work plan is key to the process. The board never saw one if it did exist,
but that would have helped the participants to track the work plan and base the extended agenda on that
work plan.
• It was questioned if the board is providing feedback on the process from the board's engagement or the
comp plan in general. It was believed that the board has a good view of the workings of the comp plan
in general, even outside of the board's engagement. It was suggested that the board provide overall
feedback on the process and then specifically where the board thinks their involvement could have been
different.
• It was suggested that the work plan be finalized 15 months before it is due. The deadlines need to be
followed and deal with the issues as they come up in parallel to the work plan. The background details
should be provided to the board so that can occur while they are doing other things, rather than wait
until the policies are brought to the board to provide the background data in such a large quantity.
• Outlining the different functions of each department of the process, and understanding the
responsibilities of each one, was not clear. There was a great deal of overlap between the departments.
A lot of time was spent in the early planning board meetings discussing process, and it was not made
clear. Outlining where the processes are going and what things are dependent on each other would have
been helpful, and whether there were things that, had they been presented earlier, would have also made
a difference.
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Planning Board Meeting Minutes
January 8, 2025 Page 5 of 6
• It was discussed that a better use of the board's time would have been to have five meetings, each one
focused on one hub or center, understanding the issues related to each one.
• It was brought up that the process for having public comment inform the discussion needed to be more
methodical. There needs to be a method for how that public comment came back to the board. It was
challenging for the board to factor that into their discussion.
• The Commerce plans and materials are very high quality so that the board could pick up that information
from the Commerce website to review. The requirement could just be to request a work plan as step 1.
• It was discussed that the comp plan would be updated in five years to add the climate element. There
needs to be enough time for the work plan to clarify focus, which this time was housing. With any
comp plan, housing, jobs, and transportation are the major issues, although that depends on what
legislation goes into effect between now and then.
• The difficulty was that one item was dependent on another and a road map would have been helpful,
similar to a critical path analysis in construction. It would help if the City produced a flowchart, and the
steps that would be taken to get to the end, and the different parties' involvement and the different tasks
that have to be completed before the next task.
The board's recommendation was to compile a four-slide presentation:
• Slide 1 is an introduction, basically the board constitution, introduction of new chair and vice chair, and
the takeaway is that the team is set and working well together.
• Slide 2 is the 2024 accomplishments, summarizing what they did in 2024.
• Slide 3 is comp plan feedback as being the most important thing they accomplished in 2024.
• Slide 4 is goals for 2025. It was discussed that they have a short discussion on the feedback for going
forward with the development code.
The feedback the board felt should be included was:
1 - One major area is around a work plan and having a comprehensive plan for rollout and how it would work
going forward, and in a timely fashion.
2 - Presentation or being able to have an appropriate level of background and data on the topics, with ample
time for consideration on the policies and other decisions or recommendations that need to be made.
3 - The level of expectation of the EIS and what that would contain that would be important to inform and
adequately funded if a level of detail is sought that is greater than what they received.
4 - The methodical process for providing information on public comment and engagement and its influences or
responses in relation to the policies and decisions or recommendations that are being made.
It was then discussed that the board received a memo from Shane Hope that discussed the different code topics
that they need to touch on and deadlines for same. It was provided to Council to advise them of what the process
is and what are the key topics that are going to be discussed, what bills affect those topics and then categorize
those under different timelines.
SUBCOMMITTEE REPORT
None.
PLANNING BOARD EXTENDED AGENDA
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Planning Board Meeting Minutes
January 8, 2025 Page 6 of 6
There is going to be some shifting of the agenda and an updated agenda will be provided at the next meeting.
January 22nd is the introduction to centers and hubs and STEP housing. It was recommended that the board
have a discussion before each recommendation is made to Council. On February 12th, they will have a
continued discussion on middle housing and design standards and processes. It was asked when the annual
retreat would be held and what recommended topics the members might have. It was suggested that the retreat
be held after the board has finished with the development code.
PLANNING BOARD MEMBER COMMENTS
Board Member Hankins advised that he was the liaison to the Economic Development Commission which has
been suspended, along with all the others, so there will be no Economic Development Commission reports or
need to change the liaison for next year.
Board Member Gladstone extended thanks to Chair Mitchell for his leadership over the past year.
PLANNING BOARD CHAIR COMMENTS
Chair Mitchell shared that it was a pleasure being chair of the board for the last year, especially going through
some hot-topic items and working collaboratively with everyone, particularly the volume and length of meetings
at the end of the year. He wishes Lee and Jon the best in their new roles.
ADJOURNMENT:
The meeting was adjourned at 9:10 p.m.
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Planning Board Meeting Minutes
January 22, 2025 Page 1 of 6
DRAFT CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting January 22, 2024
Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Lauren Golembiewski.
Board Members Present
Lee Hankins, Chair
Jon Milkey, Vice Chair
Jeremy Mitchell
Lauren Golembiewski
George Bennett (alternate)
Judi Gladstone
Nick Maxwell
Steven Li
Isaac Fortin, Student Rep.
Board Members Absent
None
Staff Present
Shane Hope, Interim Director of Planning & Development
Brad Shipley, Senior Planner
Angie Feser, Parks, Recreation, & Human Services Director
Jenn Leach, Program Coordinator
Navyusha Pentakota, Associate Planner
READING/APPROVAL OF MINUTES
There were no minutes provided for approval.
ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
AUDIENCE COMMENTS
Unknown Speaker spoke in support of Susie Schaefer, a former neighbor of hers.
ADMINISTRATIVE REPORTS
None.
PUBLIC HEARINGS
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Planning Board Meeting Minutes
January 22, 2025 Page 2 of 6
A. Native Plant Demo Garden Renaming Proposal
Ms. Feser and Ms. Leach made a presentation regarding the proposal to rename the Demo Garden at the Willow
Creek Hatchery & Watershed Education Center to the Susie Schaefer Wildlife and Native Plant Community
Garden.
Chair Hankins opened up the public hearing to discuss the proposal.
The following individuals spoke in support of the proposal:
• Laura Walls, Edmonds resident
• Beth Roe (phonetic)
• Alan Mearns
• Brittany Ahmann, Sound Salmon Solutions Development & Stewardship Specialist
• Bill Derry, Edmonds resident and President of Pilchuck Audubon
• David Richman
• Brian Zinke, Executive Director for Pilchuck Audubon
• Dougie MacDonald also spoke in support of the proposal.
• Lisa Villa, former resident of Edmonds and current resident of Medellin, Columbia
• Courtney Sullivan with the National Wildlife Federation
• Thayer Cueter
Susie Schaefer thanked the board for the honor of having the garden named after her.
BOARD MEMBER GLADSTONE MADE A MOTION RECOMMENDING THAT THE NAME OF
THE DEMO GARDEN BE CHANGED TO THE SUSIE SCHAEFER WILDLIFE AND NATIVE
PLANT COMMUNITY GARDEN. THE MOTION WAS SECONDED BY LAUREN
GOLEMBIEWSKI. THE MOTION WAS PASSED UNANIMOUSLY.
UNFINISHED BUSINESS
A. Neighborhood Centers and Hubs Code Update
Navyusha Pentakota made a presentation to the board. The board had the following questions and comments:
• The community benefit for the incentive floor in the mixed-use housing was discussed. That section of
the interim code doesn't spell out that when applicable, an incentive or bonus floor height up to 10 feet
above standard buildable lot. It makes it seem like all areas would be potentially available to take the
incentive the way that it's currently written. Ms. Hope believed that was in there but advised that they
would make sure the wording is clearer.
• Regarding setbacks, it was felt that the interim code is perhaps weaker than the current code. There is
nothing specific for a setback next to residential property. Ms. Hope stated that that was included. There
is a transition area of 20 feet from any single-family-zoned property that abuts the mixed-use building
or is directly across the street from it. There is also a height limit of 30 feet. However, the question was
more about the setbacks than the height. For example, is the 10-foot side setback applicable if a
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Planning Board Meeting Minutes
January 22, 2025 Page 3 of 6
residential property is next to it, single family or multi family? Ms. Hope stated that most houses are 5,
7 1/2, or 10 feet in the existing code, so the setbacks are not being reduced.
• Regarding the distance between single family and maximum height of the building, it was questioned
how 20 feet was arrived at and how that might not be enough. Ms. Hope advised that was something
they would keep looking at. It was also suggested that it should be consistent with the zoning change
that the Council did from the CG to the single family. Ms. Hope stated that the other thing to think
about is that these neighborhood centers and hubs are not meant to be large-scale commercial
developments but smaller developments that fit in with the neighborhood scale.
• It was discussed that the recollection is that there was some limit to the height of a building that could
be next to a residential, a transition of perhaps 30 feet. It was confirmed that that is in the language of
the code. Ms. Hope stated that one of the challenges is that lots are often only 60 feet wide. If you have
setbacks that are greater than that, or it is expected that the height has to go way back before it can be
allowed, there aren't going to be much buildable lot left.
• 15 feet is what is currently adopted in the setbacks adjacent to single family and CG. That is from the
property line and is for the first 55 feet, and then above 55 it's an additional 10.
• The point is that the board would like the planning department to take a look at it, as it is something
they're concerned about.
• Another question from the board was how this fits into the concerns that were raised in the Westgate
area, where there was the single family right next to it and the bonus heights that may be allowed in the
MU-3. Does that mean that the development within 20 feet of those single family would not be eligible
for that green building incentive? Ms. Hope confirmed that that is correct.
• It was discussed that there are no bonuses for affordable housing. Ms. Hope confirmed that is correct,
and asked the board if that was something that the board is interested in. They didn't allow it there
because they looked for a community benefit, and there are a lot of ways to define that. They focused
on what they had heard in the past, which was the interest in having some kind of a public space.
• It was asked if they would be able to meet the targets for affordable housing. Ms. Hope confirmed that
they would have the capacity because the multi-family housing by definition is less expensive than
traditional single-family housing. They would love to see more housing that clearly provides for
affordability. That is difficult with the market, but incentives do make it more possible, so that could
be something that is considered.
• Ms. Pentakota advised that the targets that need to be achieved are spread across the income ranges,
from 80% to 120% AMI, and the capacity calculations show that to be achievable. They need not
include separate affordable housing units just to meet the targets but it could be considered if all parties
concur.
• It was brought up by the board that it appears that single-family housing is not allowed in the NCH
zoning. Ms. Hope stated that existing single-family housing is allowed and the idea of the centers and
hubs is to promote a place where there can be multi-family and commercial where that's more feasible.
Existing single family houses can remain and be remodeled, but those would not be allowed if the site
was entirely redeveloped.
• It was discussed that it seems like for maximum benefit of the centers and hubs, it needs quite a bit of
architectural design board input. To optimize the centers and hubs, there's a lot of architectural
information and a lot of things the board may not be as well-versed in. Ms. Hope concurs with getting
more perspective. It was felt that this would be an excellent forum for the design board. Ms. Hope
advised that the challenge is that they need to come up with this fairly fast, so they will look and see
where the ADB is in terms of their ability to address this or work that they've done in the past that might
be helpful.
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Planning Board Meeting Minutes
January 22, 2025 Page 4 of 6
• Regarding a parapet or a 4:12 roof, if the height limit is 30 feet, does the parapet roof count within that
30? Three floors is about 30 feet and if you put a 2 or 3-foot parapet on the roof, that wouldn't be within
the height limits. Ms. Hope advised that it depends on where they are measuring from because that
height is the average height. She stated that they would look into that. Mr. Shipley stated it could be
discussed when they get into the design standards, whether it's appropriate to maybe allow an exemption
for a parapet. Ms. Hope advised that the intent behind that was to recognize that they don't want flat
roofs with no edge to them.
• Regarding the parking ratios, it was asked if that was similar to what exists in those areas currently or if
it was changing. Ms. Hope advised that the main thing is that with single-family houses, two parking
spaces are required per house. There are typically less cars on average and less driving in multi-family
compared to single-family houses. What is listed in the interim code is comparable to what it is now.
Ms. Pentakota advised that single family hasn't changed at all, and multi-family is currently based on
the number of bedrooms in the units.
• The board stated that when the board's brief was given to the City Council on the comp plan feedback,
some things that were discussed like process, engagement with the community, and getting that
feedback into the process. The board would like to do a better job with those things going forward. So
stepping back to the interim ordinance, the proposal and what's in effect right now is basically the canvas
from which they are working with their recommendations going forward and then they will take into
account community feedback so that they can make a recommendation to the City Council going
forward. Ms. Hope advised that this is just the introduction but there's going to be clear outreach
opportunities.
• Board Member Gladstone stated that she has a list of questions and asked if it would be helpful to send
it to everyone. Everyone agreed with that suggestion.
NEW BUSINESS
A. Introduction to STEP Housing (File AMD 2024-0006)
Shane Hope and Brad Shipley made a presentation to the board. The board had the following comments and
questions:
• It was discussed that the interim ordinance is basically just a rehash of the state requirements, just to
ensure that they are compliant.
• It was asked under what current zoning hotels are allowed in Edmonds. Ms. Hope stated that there are
several zones, i.e. Downtown Business, Commercial Waterfront, Westgate. It was asked how that
changes with the hubs and centers approach. Ms. Hope stated that right now, the hubs and centers'
interim ordinance says hotels are not allowed. The idea is that they will go back and work with the
community on whether hotels are appropriate, at least in some of the centers, such as Westgate, where
they are allowed now. The thought was that hotels often are a little bit bigger enterprises and won't
necessarily fit into every center or hub so they were excluded in the interim ordinance, but that can be
changed for at least some of the centers.
• It was confirmed by Ms. Hope that the STEP housing isn't confined to just where the hotels are. That's
what the state requirement is. They can be anywhere, but they must be allowed where hotels are
allowed. The permanent supportive housing and transitional housing must be allowed wherever
residences are allowed.
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Planning Board Meeting Minutes
January 22, 2025 Page 5 of 6
• It was brought up that the state has mandated that municipalities adopt these requirements. The county
gives cities a proportional of how much they have to make available, and then they go from there. Going
back to the comp plan discussion earlier, does the county have a number for the board so that they can
start looking at this? Ms. Hope stated that they don't have to think about specific permanent supportive
housing numbers. They just have to provide for multi-family in general, but permanent supportive
housing, regardless of the number, by state law they must allow for that in any zone where residences
are allowed or where hotels are allowed. On the two types of emergency housing, they're only required
to allow it where hotels are allowed.
• It was asked what the relationship is between the 0 to 80 percent AMI unit number of 6,129 and STEP
housing. Ms. Hope stated that the relationship is just that it includes STEP housing, but it doesn't give
a specific number. There's no specific number built in of what must be accommodated of permanent
supportive housing.
• A question was asked regarding Packet page 139 which includes Edmonds housing targets which seems
confusing. Ms. Hope stated that that is partly because that was background information, so it shouldn't
be seen as saying because they have those numbers, they must have particular capacity for permanent
supportive housing. There are two tables on page 139. One shows the spectrum of housing that will be
provided within each category. It's not a target, but it's showing the spectrum of housing. The board
would like to be clear on if there is a target number that they need to hit. If there is not, then they
understand that they can put them anywhere, as long as the code supports it. Ms. Hope confirmed that
there is not a target number that applies. It just must be allowed where the state says it must be allowed.
• Ms. Hope confirmed that the goal of compliance is really just allowing for this type of housing to be
built in various areas in the city.
• In removal of barriers, it was questioned what that actually means. Ms. Hope stated that the biggest
barrier is just not having restrictions that prevent that type of housing. A lot of this type of housing is
not going to come from the private sector. They will only see it when there are special grants available,
when there are nonprofits that are willing to go through all the effort to provide that and have the
financing to do it.
• It was brought up that these projects take a long time to get off the ground. They are here to enable it,
so the requirements are already there. The average STEP housing development usually takes 10 years
or more.
• It was questioned if there has been any discussion on any types of incentives that might make it a little
easier to build. Ms. Hope stated that they did not build in any incentives, but that is something that's
possible. There are mainly two ways to incentivize something. One is to provide money to help it
happen or provide some kind of cost reduction. The other way is by providing some other kind of
incentive that allows something to happen that couldn't otherwise happen, such as extra height. The
current language does not provide for incentive, it simply echoes what state law requires. Additional
options could be considered as review continues.
SUBCOMMITTEE REPORT
None.
PLANNING BOARD EXTENDED AGENDA
Public hearings have been added into the extended agenda for March 12th for STEP housing and April 23rd for
centers and hubs and middle housing. Those could be hosted by the planning board and Council or just Council.
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Planning Board Meeting Minutes
January 22, 2025 Page 6 of 6
It was discussed that perhaps members from the board could attend the Council public hearing, but it was
pointed out that that would be after the board makes their recommendation.
It was discussed whether separate hearings have to be held for each topic or if they could be combined. Mr.
Shipley stated that some can't be combined because they're addressing an interim ordinance, such as centers and
hubs and STEP housing. Those could be held the same day, but having those and a recommendation due on
the same day may be too much. They will revisit the topic at the next meeting.
PLANNING BOARD MEMBER COMMENTS
Board Member Maxwell stated that he had been getting feedback about the issue of how they handle the borders
between different zones. He will send information out to everyone.
PLANNING BOARD CHAIR COMMENTS
Chair Hankins advised that he attached a short sheet with notes. He stated that he will try to do that before every
meeting.
ADJOURNMENT:
The meeting was adjourned at 9:10 p.m.
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Planning Board Agenda Item
Meeting Date: 02/12/2025
Discussion of STEP Housing Interim Ordinance (File AMD2024-0006)
Staff Lead: Mike Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
In 2021, Washington state passed House Bill 1220 (HB 1220), which amended the Growth Management
Act (GMA) and municipal code requirements for housing. The law requires local governments like
Edmonds to plan for and accommodate housing affordable to all income levels, which includes
demonstrating sufficient land capacity for housing at all income levels to meet future housing needs,
including permanent supportive housing and emergency housing. Local governments must also identify
local barriers to production of affordable housing and take actions to remove those barriers.
Furthermore, RCW 36.130.020 provides that local governments may not adopt, impose, or enforce
requirements on an affordable housing development that are different than the requirements proposed
on housing developments generally. (Note: Permanent supportive housing is considered a type of
affordable housing.) Edmonds, like similar jurisdictions, must update its development codes to comply
with HB 1220.
To that end, the STEP housing code update was introduced to City Council on January 7, 2025, including
draft interim code language. The initial draft was prepared to meet the requirements of HB 1220 using
guidance from the Department of Commerce as the baseline. Council made some refinements to the
original draft and approved the revised interim language on January 28. Council is scheduled to hold the
required public hearing on the interim STEP code on February 11. The interim ordinance expires six
months after adoption, unless Council takes other action sooner.
Because the Planning Board must make a recommendation on a final or permanent version of the STEP
housing code, the STEP housing topic was introduced to the Planning Board on January 22 (draft
minutes are in the larger packet). Department of Commerce reference material about STEP housing was
included in the January 22 packet but are not included here for brevity.
The adopted interim code is included as Attachment 1. Action minutes from the Council’s January 7 and
28 meetings are included as Attachments 2 and 3 (the video for both meetings is available on the City’s
website).
Staff Recommendation
No action is required. Staff and the Board will discuss the approved interim STEP housing language.
Narrative
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HB 1220 requires changes to the City’s development regulations to allow four specific housing types:
emergency shelter, transitional housing, emergency housing, and permanent supportive housing (STEP
Housing):
· “Emergency housing” means temporary indoor accommodations for individuals or
families who are homeless or at imminent risk of becoming homeless that is intended to
address the basic health, food, clothing and personal hygiene needs of individuals or
families. Emergency housing may or may not require occupants to enter into a lease or
an occupancy agreement.
· “Transitional housing” means a project that provides housing and supportive services to
homeless persons or families and that has as its purpose facilitating the movement of
homeless persons and families into independent living, generally in less than two years.
· “Emergency shelter” means a facility that provides a temporary shelter for individuals or
families who are currently homeless. Emergency shelter may not require occupants to
enter into a lease or an occupancy agreement. Emergency shelter facilities may include
day and warming centers that do not provide overnight accommodations.
· “Permanent supportive housing” is subsidized, leased housing with no limit on length of
stay that prioritizes people who need comprehensive support services to retain tenancy
and utilizes admissions practices designed to use lower barriers to entry than would be
typical for other subsidized or unsubsidized rental housing, especially related to rental
history, criminal history and personal behaviors. Permanent supportive housing is paired
with on-site or off-site voluntary services designed to support a person living with a
complex and disabling behavioral health or physical health condition who was
experiencing homelessness or was at imminent risk of homelessness prior to moving
into housing to retain their housing and be a successful tenant in a housing
arrangement, improve the resident's health status, and connect the resident of the
housing with community-based health care, treatment or employment services.
Permanent supportive housing is subject to all of the rights and responsibilities defined
in chapter 59.18 RCW.
Next steps
After the Council’s public hearing, the interim code language will be compared with existing
related code language in ECDC 17.105 (Emergency Temporary Indoor Shelter), and ECDC 17.100
(Community Facilities) to ensure consistency. Public input and other timely information will be
considered in any revisions to the interim code and the resulting draft code will be presented for
consideration, subject to open public process, as a permanent ordinance. The interim code and
related information will be reviewed by the Planning Board, who will make a recommendation
on a permanent STEP housing code for City Council consideration. It is anticipated that the
Board will have one more touch on the proposed permanent STEP language on March 12 prior
to issuing a recommendation on March 26.
Attachments:
Attachment 1 - Adopted Interim STEP Housing code (ECDC 17.125)
Attachment 2 - 2025-01-07 Council Minutes excerpt
Attachment 3 - 2025-01-28 Council Minutes excerpt
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Draft ECDC Chapter 17.125, STEP Housing Page 1 of 2
Chapter 17.125
Emergency Shelter, Transitional Housing, Emergency Housing, and Permanent
Supportive Housing (STEP Housing)
Sections:
17.125.000 Purpose.
17.125.010 Applicability.
17.125.020 Definitions.
17.125.030 Regulations.
17.125.000 Purpose.
The purpose of this chapter is to:
A. Ensure compliance with the State of Washington’s Growth Management Act and other laws.
B. Support the implementation of Edmonds’s comprehensive plan.
C. Encourage the development of emergency housing, emergency shelters, permanent
supportive housing and transitional housing consistent with best practices for these
development types to help address local housing needs.
D. Direct STEP development to areas with existing amenities, like jobs, services and transit, to
ensure occupants have access to opportunities.
E. Protect the health, safety and welfare of the individuals served by these development types
and the broader community.
17.125.010 Applicability.
A. Where this chapter conflicts with any other, this chapter prevails.
17.125.020 Definitions.
The following definitions apply to this chapter:
A. “Emergency housing” means temporary indoor accommodations for individuals or families
who are homeless or at imminent risk of becoming homeless that is intended to address the
basic health, food, clothing and personal hygiene needs of individuals or families.
Emergency housing may or may not require occupants to enter into a lease or an occupancy
agreement. [RCW 36.70A.030(14)]
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Draft ECDC Chapter 17.125, STEP Housing Page 2 of 2
B. “Emergency shelter” means a facility that provides a temporary shelter for individuals or
families who are currently homeless. Emergency shelter may not require occupants to enter
into a lease or an occupancy agreement. Emergency shelter facilities may include day and
warming centers that do not provide overnight accommodations. [RCW 36.70A.030(15)]
C. “Permanent supportive housing” is subsidized, leased housing with no limit on length of
stay that prioritizes people who need comprehensive support services to retain tenancy and
utilizes admissions practices designed to use lower barriers to entry than would be typical
for other subsidized or unsubsidized rental housing, especially related to rental history,
criminal history and personal behaviors. Permanent supportive housing is paired with on-
site or off-site voluntary services designed to support a person living with a complex and
disabling behavioral health or physical health condition who was experiencing
homelessness or was at imminent risk of homelessness prior to moving into housing to
retain their housing and be a successful tenant in a housing arrangement, improve the
resident's health status, and connect the resident of the housing with community-based
health care, treatment or employment services. Permanent supportive housing is subject to
all of the rights and responsibilities defined in chapter 59.18 RCW. [RCW 36.70A.030(31)]
D. “Religious organization” means the federally protected practice of a recognized religious
assembly, school or institution that owns or controls real property. [RCW 36.01.290(6)(c)]
E. “Temporary”, as applied in this chapter, applies to the person and how long they reside in
STEP housing, not the structure or length of time for the land use.
F. “Transitional housing” means a project that provides housing and supportive services to
homeless persons or families and that has as its purpose facilitating the movement of
homeless persons and families into independent living, generally in less than two years.
[RCW 84.36.043(3)(c)]
17.125.030 Regulations.
A. Permitted zones for STEP Housing.
1. Indoor emergency shelters and indoor emergency housing are permitted in all zones in
which hotels are allowed.
2. Permanent supportive housing and transitional housing are permitted in all zones where
residential dwelling units or hotels are allowed.
B. Expectations
1. Nuisances and criminal behavior are subject to enforcement to the full extent of the city’s
code and state law.
2. Evictions of residents for unsafe actions are not precluded by city codes.
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Edmonds City Council Minutes
January 7, 2025
Page 4
A VOTE WAS TAKEN ON THE MAIN MOTION TO ADOPT THE INTERIM ORDINANCE AS
AMENDED ON THE NEXT CONSENT AGENDA, WHICH CARRIED 6-1, WITH
COUNCILMEMBER DOTSCH VOTING AGAINST.
3. INTERIM ORDINANCE FOR STEP HOUSING (FILE AMD2024-0006)
Acting Director Hope outlined the need for various forms of housing, including permanent supportive
housing, transitional housing, emergency shelter, and emergency housing. She emphasized that state law
requires cities to provide opportunities for these types of housing and that there is a need for different levels
of income, abilities, and stability for vulnerable populations. She explained that the city's budget and other
processes didn't allow for this, but an interim ordinance could be implemented to allow for step housing.
She outlined the next steps, including public hearings and community outreach, with the aim of having a
longer-term version of the code by spring 2025.
COUNCILMEMBER NAND MOVED ADOPTION OF THE INTERIM ORDINANCE FOR STEP
HOUSING AS INCLUDED IN THE COUNCIL PACKET.
Council members discussed the ordinance, with some expressing support and other concern.
COUNCIL PRESIDENT TIBBOTT MOVED TO AMEND THE MOTION TO PLACE THE INTERIM
ORDINANCE ON NEXT WEEK’S CONSENT AGENDA. FOLLWING DISCUSSION, A VOTE WAS
TAKEN ON THE MOTION, WHICH CARRIED 4-3, WITH COUNCILMEMBERS ECK, PAINE, AND
NAND VOTING AGAINST.
4. RESOLUTION CALLING FOR A SPECIAL ELECTION CONCERNING ANNEXATION
INTO SOUTH SNOHOMISH COUNTY FIRE AND RESCUE REGIONAL FIRE
AUTHORITY
COUNCILMEMBER OLSON MOVED APPROVAL OF THE RESOLUTION CALLING FOR A SPECIAL
ELECTION CONCERNING ANNEXATION INTO SOUTH SNOHOMISH COUNTY FIRE AND RESCUE
REGIONAL FIRE AUTHORITY.
Following discussion, Jeff Taraday, City Attorney, stated his intention to strike the last bullet point in the
explanatory statement related to the level of service because he is legally responsible for it.
Christy Veley, South County Fire Communications Director, participating remotely, was invited to
comment on the resolution.
COUNCILMEMBER NAND MOVED TO AMEND THE RESOLUTION TO CHANGE THE “NO” to “No”
ON THE BALLOT TO ALIGN WITH THE FORMATTING OF THE “Yes”. MOTION CARRIED
UNANIMOUSLY.
5. RATIFICATION OF EMPLOYEE SEPARATION AGREEMENTS
COUNCILMEMBER DOTSCH MOVED TO RATIFY THE EMPLOYEE SEPARATION
AGREEMENTS. MOTION CARRIED 6-0, COUNCILMEMBER DOTSCH ABSTAINING.
10. COUNCIL COMMENTS
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11. EMPLOYMENT AGREEMENT - EXECUTIVE ASSISTANT TO CITY
COUNCIL
9. COUNCIL BUSINESS
1. EXTENSION OF INTERIM PLANNING & DEVELOPMENT DIRECTOR
APPOINTMENT
COUNCILMEMBER OLSON MOVED TO APPROVE THE EXTENSION OF SHANE
HOPE AS INTERIM PLANNING & DEVELOPMENT DIRECTOR FOR 6 MONTHS
OR UNTIL THE POSITION OF PLANNING & DEVELOPMENT DIRECTOR IS
FILLED IF SOONER. MOTION CARRIED UNANIMOUSLY.
2. EXTENSION OF INTERIM PUBLIC WORKS & UTILITIES DIRECTOR
APPOINTMENT
COUNCILMEMBER PAINE MOVED TO APPROVE THE EXTENSION OF PHIL
WILLIAMS AS INTERIM PUBLIC WORKS & UTILITIES DIRECTOR FOR 6
MONTHS OR UNTIL THE POSITION OF PUBLIC WORKS & UTILITIES DIRECTOR
IS FILLED AND APPROVE THE CORRESPONDING EMPLOYMENT CONTRACT.
MOTION CARRIED UNANIMOUSLY.
3. FRANCES ANDERSON CENTER INVESTMENT GRADE AUDIT
Mr. Sullivan invited Shelby Hinkle and Novella Randall of McKinstry to provide the results of
the investment grade audit of the Frances Anderson Center. The audit identified five major
challenges with the building:
1. Existing natural gas boilers are beyond their useful life
2. Lack of cooling
3. Lack of mechanical ventilation
4. The building management system is antiquated
5. The hot water plant runs on natural gas, an undesirable fossil fuel
The audit recommended installing an upgraded HVAC system, a dedicated outdoor air system
DOAS), and new fans, coils, filters and VFDs (variable frequency drives)for the gym air
handling units. The preliminary project budget is estimated at $9.1 - $10.2 million.
There was discussion about potential funding sources and grant opportunities, though the current
environment is challenging and competitive.
4. ADOPTION OF INTERIM ORDINANCE FOR STEP HOUSING
Ms. Hope reviewed that the interim STEP ordinance is required by HB 1220, which requires
changes to the city's development regulations to allow four specific housing types: 1) emergency
shelter; 2) transitional housing; 3) emergency housing; and 4) permanent supportive housing.
Because it's an interim action, the council must hold a public hearing within six months of
Edmonds City Council Minutes
January 28, 2025
Page 3
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adoption; February 11 has been proposed. After that, the council could do more community
outreach and consider further refinement. The council must then hold a final public hearing
before approving a permanent code.
COUNCILMEMBER NAND MOVED TO ADOPT THE INTERIM ORDINANCE FOR
STEP HOUSING.
COUNCILMEMBER TIBBOTT MOVED TO AMEND THE PROPOSED ECDC
17.125.030 (REGULATIONS) BY ADDING A NEW SUBSECTION B(1)
EXPECTATIONS). THE NEW SUBSECTION WOULD READ:
B. Expectations.
1. Nuisances and criminal behavior are subject to enforcement to the full extent of
the city's code and State law.
Following Council discussion, MOTION CARRIED 4-2, WITH COUNCILMEMBERS
PAINE AND NAND VOTING AGAINST.
COUNCILMEMBER TIBBOTT MOVED TO AMEND THE PROPOSED ECDC
17.125.030 (REGULATIONS) BY ADDING A NEW SUBSECTION B(2)
EXPECTATIONS). THE NEW SUBSECTION WOULD READ:
2. Evictions of residents for unsafe actions are not precluded by city codes.
Following discussion, MOTION CARRIED 4-2, WITH COUNCILMEMBERS PAINE
AND NAND VOTING AGAINST.
MOTION TO ADOPT THE INTERIM ORDINANCE FOR STEP HOUSING AS
AMENDED CARRIED UNANIMOUSLY.
5. INTERFUND LOAN UTILITY ANALYSIS
Kim Dunscombe, Acting Finance Director, provided an analysis of the utility funds to ensure the
interfund loan policy requirements can be met. The $5 million interfund loan to the general fund
is needed to assist with Edmonds' budget shortfall. She shared a spreadsheet outlining operating
expenses, target reserve amounts, budgeted capital needs, restricted and unrestricted net totals,
and net position of both water and stormwater utility fund. According to the analysis, the utility
funds can sustain the loan. The purpose of this analysis is to assure the public that the city's
utility funds will be sound, which include $2.5 million from the water fund and $2.5 million
from the stormwater fund.
6. SPECIAL ELECTION PRO/CON COMMITTEES CRITERIA REVIEW
OF CRITERIA AND APPOINTMENT
The Council has the legislative responsibility to appoint two committees to write ballot measure
argument statements that appear in the election voters' pamphlet. The pro committee writes the
statement supporting the measure; the con committee writes the statement opposing the measure.
Each committee is allowed up to three volunteer members who must be residents of Edmonds.
Edmonds City Council Minutes
January 28, 2025
Page 4
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Planning Board Agenda Item
Meeting Date: 02/12/2025
Design Review Code Update: Key Issues Discussion
Staff Lead: Brad Shipley
Department: Planning Division
Prepared By: Brad Shipley
Background/History
In 2023, the State Legislature passed HB 1293 to streamline local project design review, accelerating
housing development and reducing costs.
HB 1293 amends Chapter 36.70A RCW to define “design review” and establishes the following
requirements:
· Design review can only use clear and objective regulations governing a project’s exterior design.
· Standards must include at least one measurable guideline, criterion, or standard that allows
applicants to determine whether their design is permissible.
· Design guidelines cannot reduce a project’s density, height, bulk, or scale beyond what the
underlying zoning allows.
· Design review must occur alongside the consolidated project review and cannot require more
than one public meeting.
Further, cities are encouraged--but not required--to adopt expedited review processes for projects that
comply with development regulations or provide affordable housing for low- and moderate-income
households.
Counties and cities must comply with these requirements starting six months after their next periodic
GMA update, which for Edmonds is June 30, 2025.
Staff Recommendation
Discussion item. No recommendation at this time.
Narrative
The City of Edmonds is undertaking an update to its design review processes to align with recent
changes in state law, streamline project approvals, and improve clarity for applicants and decision-
makers. This effort is driven by HB 1293, which mandates that local design review processes and
standards be "clear and objective" and integrated into the broader project review process. The bill aims
to reduce delays, lower development costs, and ensure that design review does not restrict housing
capacity beyond existing zoning regulations.
The attached Handout P9 from the Planning and Development Department summarizes the city’s
complex design review processes and types. Under HB 1293, two-phased reviews will no longer be
6.B
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allowed, and all design review must be conducted concurrently with consolidated project reviews, with
a maximum of one public meeting. Additionally, some of the city's existing design standards may be too
subjective or do not comply with recent middle housing laws, necessitating revisions. Finally, some
design standards, not just goals and objectives, are embedded in the Urban Design Element of the
Comprehensive Plan (attached), leading to confusion for applicants.
This update is also an opportunity to reorganize design standards within the Edmonds Community
Development Code, ensuring they are more accessible and aligned with zoning regulations. With this
revision, the city aims to improve predictability, reduce unnecessary steps, and better implement
community design goals.
The Planning Board's role in this code update will be to review key issues, provide feedback on proposed
code changes, and help refine standards to support the city’s vision while ensuring compliance with
state requirements. The timeline for this update spans two phases. Updates that are required to be
adopted by June 30, 2025 will be prioritized. Other updates will extend into later 2025, with incremental
refinements to various zoning districts and development standards.
This discussion will focus on:
· Identifying design standards that need revision or removal
· Ensuring compliance with HB 1293 and middle housing laws
· Exploring best practices from other jurisdictions
· Refining the review process to be more efficient and predictable
Attachments:
DesignReview_KeyIssues_PB_25.02.12
Design Goals & Objections from 2020 Comp Plan_adopted by 2024 CP
P9 - Design Review Handout
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2025Development Code Update
Design Review
Key Issues Discussion
Planning Board Meeting
February 12, 2025
Brad Shipley, Senior Planner
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AGENDA
•State requirements
•Existing Review Process
•Key Issues
•Scope
•Approach
•Timeline
•Discussion
2CITY OF EDMONDS Development Code Update
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HB 1293
Design standards must:
3CITY OF EDMONDS Development Code Update
Streamline Local Review
Requires cities to streamline local design review
processes, requiring “clear and objective” standards
that don’t reduce development capacity by more than
what is otherwise allowed.
RCW 36.70A.030(3)
•Be “clear and objective”.
•Must include at least one
ascertainable guideline, standard,
or criterion.
•Be conducted concurrently with
consolidated project review.
•Not include more than one public
meeting.
•Not reduce density, height, bulk, or
scale beyond the underlying zone.
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HB 1293
Why is this important?
4CITY OF EDMONDS Development Code Update
Streamline Local Review
Requires cities to streamline local design review
processes, requiring “clear and objective” standards
that don’t reduce development capacity by more than
what is otherwise allowed.
RCW 36.70A.030(3)
•WA legislators’ response to
developer complaints about long
and costly design review processes.
•Seeks to address one aspect of the
cost to develop new housing and to
deliver it quicker.
•Reduces biases, intended or not,
towards certain development types
by requiring fair treatment.
•Encourages cities adopt an
expedited review process for low-
income housing projects.
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CURRENT DESIGN REVIEW PROCESSES
Types of design review
Applicability: Any non-exempt project that
does not meet the criteria for general or
district-based design review.
Reviewer: Planning staff
•Type I decision (most common) or
•Type II-A decision
•Applies to very specific situations
along Hwy 99.
•Requires a public pre-application
meeting.
Examples: Multi-family (up to 4 units),
commercial (up to 4,000 sf), and certain
projects along Hwy 99.
Administrative
5CITY OF EDMONDS Development Code Update
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CURRENT DESIGN REVIEW PROCESSES
Types of design review
Applicability: Any project that triggers a
SEPA threshold determination* and not
within a district that requires district-based
design review.
Reviewer: Planning staff who makes a
recommendation to the Architectural
Design Board (ADB) for final decision.
•Type III-A decision. Requires public
notice.
Examples: A new apartment along SR-
104, a new 4,500-sf restaurant in
Perrinville.
*The City may raise the SEPA threshold within certain limits if
it chooses.
General
6CITY OF EDMONDS Development Code Update
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CURRENT DESIGN REVIEW PROCESSES
Types of design review
Applicability: A two -phased process that
applies to any project located within a
specified district (BD or certain projects in
the CG zone) that is not otherwise exempt.
Reviewer: Planning staff who makes a
recommendation to the Architectural Design
Board (ADB) for final decision.
•Type II-A or Type III-A decision. Requires
public notice and a two-phased public
hearing.
Examples: A new commercial building or a
five-unit multi-family development in
downtown, a mixed-use project in the Hwy
99 designated High-Rise node with a
proposed height of greater than 75 feet.
District-based
7CITY OF EDMONDS Development Code Update
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8CITY OF EDMONDS Development Code Update
Key Issues
Some design standards are too vague,
subjective, or otherwise non-compliant
with new middle housing laws and
need to be removed or revised. RE
Q
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2020 Comp Plan Design Standards
Pull into appropriate Development Code sections
Review Processes:
20.01 Types of Development Project Permits (UPDATE TABLES)
20.10 Design Review (UPDATE TABLES)
20.11 General Design Review (UPDATE TABLES)
20.12 District-based Design Standards
Site Development Standards for:
16.20 Middle Housing (NEW)
16.30 RM Zone (REVISE)
16.43 BD Zone (IF NEEDED)
16.50 BC Zone (IF NEEDED)
16.60 CG Zone (IF NEEDED)
16.100 FVMU Zone (REPLACED W/ NCH ZONE)
16.110 WMU Zone (REPLACED W/ NCH ZONE)
SCOPE:
CODE
SECTIONS
UNDER
REVIEW
9
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General Design Objectives for Site Design from 2020 Comp Plan
CURRENT
DESIGN
REVIEW
PROCESSES
Hard to ascertain. How
do we measure a
reduction?
10CITY OF EDMONDS Development Code Update
“Should” doesn’t stand up
to a legal challenge.
Desirable, but not
required. Okay…
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General Design Objectives for Site Design from 2020 Comp Plan
CURRENT
DESIGN
REVIEW
PROCESSES
How much green space?
11CITY OF EDMONDS Development Code Update
How much variety?
No standard for how wide
the overhang must be or
to what length of the
overall building it applies
to.
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General Design Objectives for Building Form from 2020 Comp Plan
CURRENT
DESIGN
REVIEW
PROCESSES
Encourage? How does a
reviewer “encourage?”
12CITY OF EDMONDS Development Code Update
“Reduce” and
“encourage” again.
Not measurable
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13CITY OF EDMONDS Development Code Update
Key Issues
Some existing design review
processes require more steps than
what is allowed under new state laws.
REQUIRED
RE
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Administrative General District-based
CURRENT
DESIGN
REVIEW
PROCESSES
STAFF REVIEW
STAFF
REVIEW
&
RECOMMENDATION
ADB PUBLIC
HEARING
Staff Decision
Issued
ADB Decision
Issued
ADB Decision
Issued
ADB PUBLIC
HEARING
Phase 1
CONTINUED
PUBLIC HEARING
Phase 2
TWO-
PHASED
PROCESS IS
NO LONGER
ALLOWED
STAFF
REVIEW
&
RECOMMENDATION
RECONSIDER PROCESSES
SO THEY ARE MORE
STREAMLINED AND
EFFICIENT
14
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Architectural
Design Board
POSSIBLE
WAYS TO
STREAMLINE
DESIGN
REVIEW
PROCESSES STAFF REVIEW
STAFF
REVIEW
&
RECOMMENDATION
ADB PUBLIC
HEARINGStaff Decision
Issued
ADB Decision
Issued
Adopt clear standards that are
found within each zoning district.
15CITY OF EDMONDS Development Code Update
Used when an applicant
requests an exception from
the design standards.
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Design standards
of zoning districts
Goals & policies of
the 2020 Comp Plan
CONSOLIDATE
DESIGN
REVIEW
CRITERIA
•Comp Plan is a broad policy document.
Typically, not where design standards are
found.
•Applicants, who normally rely on adopted
regulations to set the rules for design,
find it confusing.
•Makes review more time-consuming.
•With the 2025 update, design standards
were removed from the Comp Plan and
Policy CD-5.3 was adopted so they
remain in affect until they are either pre-
empted or superseded.
Design review criteria
is currently found in:
&
Why is this an issue?
16CITY OF EDMONDS Development Code Update
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17CITY OF EDMONDS Development Code Update
Key Issues
Design criteria should be updated for
clarity and to implement the
community’s vision.
NI
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General
CASE STUDY:
MARIN
COUNTY
OBJECTIVE
DESIGN
STANDARDS
18CITY OF EDMONDS Development Code Update
Use of illustrations helps in the
understanding of what is intended.
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HOW DESIGN
REVIEW
HELPS
IMPLEMENT
COMMUNITY
VISION
Community wanted to improve the pedestrian
realm so standards were developed to clearly
articulate how new development is require to
develop the streetscape.
19CITY OF EDMONDS Development Code Update
CG Site Development Standards
Pedestrian scaled lighting
Landscaped buffers
Adequate sidewalks
Seating or space for other
activities
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Approach
Some design standards will be integrated
into the appropriate zoning district
Refine
Refine
Design Review Processes AMENDMENTS REQUIRED
General
Commercial
Multi-Family
Middle Housing
De
s
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n
S
t
a
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a
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s
Centers + Hubs
AMENDMENTS REQUIRED
REVIEW FOR COMPLIANCE
REVIEW FOR COMPLIANCE
CONSIDERED WITH MIDDLE HOUSING ZONING CODE
CONSIDERED WITH CENTERS + HUBS ZONING CODE
Ju
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Required
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21CITY OF EDMONDS Development Code Update
Design Review Processes
Planning Board
Timeline Jan Feb Mar Apr May June
12 12 23
Key Issues Discussion Recommendation
Draft Code &
Illustrations
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CITY OF EDMONDS Development Code Update
DISCUSSION
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Revised on 6/7/2023 Page 1 of 7
Form #P9
WHERE CAN I FIND APPLICABLE DESIGN
STANDARDS AND PROCESSES?
Design guidance is found in both the City’s
Comprehensive Plan and the Edmonds
Community Development Code (ECDC) and
applies to general areas of the City or specific
zoning districts. These documents and the
others referenced below are available on the
City’s website at:
(www.edmondswa.gov/government/department
s/development_services/planning_division).
1. General and district-specific urban
design goals, policies, and objectives are
found in the Community Culture and
Urban Design Element of the
Comprehensive Plan (pgs. 122 – 127).
2. ECDC Title 16 – Zone Districts. Some
zoning districts have specific design
standards, particularly the Residential
Multifamily (Chapter 16.30), the
Community Business – Edmonds Way (Chapter 16.50), the General Commercial (Chapter 16.60), and the Westgate
Mixed-Use (Chapter 16.100) zones.
3. ECDC Chapters 20.10 – 20.13. These chapters include standards and
processes used in design review.
a. Chapter 20.10 – Design Review
b. Chapter 20.11 – General Design
Review
c. Chapter 20.12 – District-Based Design Review
d. Chapter 20.13 – Landscaping
Requirements
4. ECDC Title 22 – Design Standards. Specific design standards for the downtown business (BD) zones, the
Westgate Mixed-Use District (WMU), and the Firdale Village (FVMU) zones.
5. Street Tree Plan. This portion of the
Edmonds Streetscape Plan contains specific requirements for street tree
installation in certain locations throughout the city.
Other sections of the Edmonds Community
Development Code that will affect the design of a project include: ECDC Chapter 17.50, off-street parking standards; ECDC Title 18, Public Works
Requirements (including stormwater, streets and
sidewalks, parking lot construction, etc.); ECDC
Title 23, Tree and Critical Area code; ECDC Title
24, the Shoreline Master Program.
ARE THERE DIFFERENT TYPES OF DESIGN
REVIEW?
Yes. The type of design review depends on the
location of the project within the City.
1. District-based design review applies for
projects located in:
a. The Downtown Business zones
(BD zones) located within the
Downtown/Waterfront Activity
Center.
b. The General Commercial (CG)
zone located within the
PLANNING & DEVELOPMENT
PLANNING
DIVISION 121 5th Avenue N
P: 425.771.0220 www.edmondswa.gov
INFORMATION FOR Design Review
The City of Edmonds uses design review to promote development
practices that enhance the environmental and aesthetic quality of
the community as a whole. All development projects other than
those associated with single-family development and duplexes in
multifamily residential zones are subject to some form of design
review – new construction, additions, exterior remodels, signs,
landscaping, etc.
6.B.c
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REQUIREMENTS FOR
Design Review
Revised on 6/7/2023 Page 2 of 7
Medical/Highway 99 Activity
Center or the Highway 99
Corridor.
2. General design review applies to all
other multifamily, business and
commercial areas of Edmonds.
WHO DOES THE REVIEW?
Depending on the scope of the project, design
review is done either by City staff or the
Architectural Design Board (ADB). The ADB is
composed of five design professionals and two
lay citizens who review those projects where a
threshold determination is required by the State
Environmental Policy Act (SEPA); except, the ADB
is only required to review projects that include
buildings exceeding 75 feet in height in the CG
zone. The ADB meets the fourth Thursday of the month at 6:00 p.m. in the Brackett Room, 3rd
Floor, City Hall, 121 5th Ave. N. The meeting is
hybrid and also available on Zoom.
All projects under the maximum height in CG
and all those elsewhere in the City that do not
require a SEPA determination are reviewed by
city staff.
WHAT IS THE PROCESS FOR GENERAL
DESIGN APPROVAL?
The following findings must be made by staff or
the ADB when using general design review:
• Criteria and Comprehensive Plan. The
proposal is consistent with the criteria listed in ECDC 20.11.030 in accordance with the
techniques and objectives contained in the
Urban Design chapter of the Community
Culture and Urban Design Element of the
Comprehensive Plan.
• Zoning Ordinance. The proposal meets the
bulk and use requirements of the zoning
ordinance, or a variance or modification has
been approved under the terms of this code
for any duration.
Staff Review (Type I decision)
Most commonly, staff completes design review
as part of the building permit application review.
The required application materials identified on
Page 5 are submitted with the building permit application and staff reviews the project for
design compliance while verifying compliance
with height, setbacks, parking and other zoning
criteria. In a limited number of instances, a
separate design review application may be required.
ADB Review (Type III-A decision)
Upon submittal, staff will review the application
for completeness; the contact person for the project will receive a letter indicating whether the application is complete and/or identifying
any additional items or information that is required. Once complete, the application is
reviewed for compliance with city codes, and the proposal is scheduled for an ADB meeting
agenda. One week before the meeting, a staff report with recommendations and suggested conditions is sent to the ADB and the project
contact.
The ADB meeting is a public hearing with testimony taken from staff, the applicant, and
interested citizens. Staff will present their report and the applicant then usually makes a
presentation about the proposal. Citizens can comment on the proposal as well. After deliberation and consideration of the testimony
presented, the Board will make a motion to approve the proposal, deny it, or approve the
proposal with modifications or conditions.
WHAT IS THE PROCESS FOR DISTRICT-BASED APPROVAL?
The following findings must be made by staff
when using district-based design review:
Design Guidelines. The proposal meets the
relevant district-specific design objectives
contained in the Comprehensive Plan.
6.B.c
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REQUIREMENTS FOR
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Revised on 6/7/2023 Page 3 of 7
Zoning Ordinance. The proposal meets the bulk
and use requirements of the zoning ordinance,
including the guidelines and standards
contained in the relevant zoning chapter(s).
The following findings must be made by the
ADB when using district-based design review:
Design Objectives. The proposal meets the
relevant district-specific design objectives
contained in the Comprehensive Plan.
Design Criteria. The proposal satisfies the
specific checklist criteria identified by the ADB
during Phase 1 of the public hearing (see ECDC
20.12.020).
Zoning Ordinance. The proposal meets the bulk
and use requirements of the zoning ordinance,
including the guidelines and standards
contained in the relevant zoning chapter(s).
Staff Review (Type I decision)
As with general design review, staff usually
completes district-based design review as part of
the building permit application review. The required application materials identified on Page
5 are submitted with the building permit
application and staff reviews the project for
design compliance while verifying compliance
with height, setbacks, parking and other zoning
criteria. In a limited number of instances, a
separate design review application may be required.
Staff Review (Type II-A decision)
For certain projects in the General Commercial
(CG) zone, staff does the design review following public notification. If the proiect site is adjacent to or across the street from the RS zone and an
application contains a building greater than 35 feet in height, then staff reviews the project and
issues a Type II-A decision.
ADB Review (Type III-A decision)
The district-based review by the ADB involves a
two-phase process developed in order to obtain public and design professional input prior to the expense incurred by a developer in preparation
of detailed design. In general, the process is as follows:
1. Public Hearing (Phase 1). The applicant
submits a preliminary conceptual design to the City. Staff schedules the first
phase of the ADB hearing within 30 days of the application being found to be “complete.” During Phase 1 of the
public hearing, the ADB makes factual findings regarding the particular
characteristics of the property and establishes a prioritized design guideline
checklist based upon these facts, the
provisions of the City’s design
guidelines, and elements of the
Comprehensive Plan and the Edmonds
Community Development Code.
Following establishment of the design
guideline checklist, the public hearing is
continued to a date-certain (as requested by the applicant), not to
exceed 120 days from the Phase 1 date.
2. Continued public hearing (Public Hearing, Phase 2). The purpose of the
continuance is to allow the applicant time to further refine or redesign the initial conceptual design to address the
input of the public and the ADB by complying with the prioritized design
guideline checklist criteria. When refinement or redesign is complete, it is resubmitted for final review; the review
of this design is the subject of Phase 2 of the public hearing. This design must
be submitted within 180 days of the Phase 1 meeting, or the two-step
process must begin again as a new application.
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REQUIREMENTS FOR
Design Review
Revised on 6/7/2023 Page 4 of 7
HOW DO I APPLY FOR DESIGN REVIEW?
Depending on whether design review is by staff or the ADB, submit those materials identified on
the “Design Review Application Checklist” (Page
5). Include those “Plan Elements” applicable to
the type of application that are listed on Pages 6
– 7. All required application materials must be submitted through the MyBuildingPermit portal.
The “Design Review Application Checklist” is
intended to summarize all the information needed to allow the City to make a well-informed decision on an application. Additional
materials may supplement the required application materials if they help to demonstrate
a project’s compliance with the applicable regulations. Some examples include: photographs of the site and surrounding area,
architectural renderings, perspective drawings, or dimensional models, building material
samples, etc. Please be aware that all application materials are public information and
all exhibits submitted with a project become the property of the City and will not be returned.
AFTER DESIGN REVIEW…
Appeals
Design review decisions may be appealed to
Snohomish County superior court within 21 days of the issuance of the decision.
Prior to Construction
In those instances where design review is
performed as a stand-alone review (not with a building permit application), building permits
must be obtained from the Building Division
prior to any construction. The building permit
submittal must substantially agree with the
approved design or the project may be subject
to additional design review by the appropriate
reviewing body or returned to the applicant for
revision.
Improvements
As a result of your application, you may be
required to make improvements, such as
sidewalks, curbs, street trees or utilities undergrounding within the rights-of-way
abutting your property. Refer to Title 18 of the Edmonds Community Development Code and/or consult with the City Engineering Division to
determine if this is the case.
Expiration of Approval
Design approval is valid for eighteen (18) months from the date of approval. The approval
shall expire and be null and void unless a building permit is applied for within that time.
The permit holder may file a written extension request with the Planning Division prior to the
approval’s expiration, which may be granted by the City if circumstances warrant.
Augmented Design Review and Optional
Vesting
Design review application and approval does not vest a project to the development regulations and fees in effect at the time of application or
approval. At the option of the applicant, an augmented design review application to vest
rights under the provisions of ECDC 19.00.030 may be submitted at the same time as the
design review application. The application is processed like standard design review but vesting rights are determined under the
provisions of ECDC 19.00.030.
6.B.c
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REQUIREMENTS FOR
Design Review
Revised on 6/7/2023 Page 5 of 7
APPLICATION ITEM ADB REVIEW STAFF REVIEW
1. CRITICAL AREA DETERMINATION. Do a Permit Record
search through the City’s website to see if there is a
determination for the subject site current within the past
five years. If not, apply for an initial or updated
determination through the MBP portal.
REQUIRED REQUIRED
2. APPLICATION. Through the MBP portal. REQUIRED REQUIRED
(only if design review is
proposed before and
separate from the
building permit
application)
3. COVER LETTER. Describe how the proposal satisfies the
applicable requirements and standards of the
Comprehensive Plan and Edmonds Community
Development Code.
REQUIRED REQUIRED
4. FEE. According to the current fee schedule. REQUIRED REQUIRED
5. ENVIRONMENTAL CHECKLIST (Handout P71). For
projects in CG zone, also Planned Action Checklist.
REQUIRED MAY BE REQUIRED
Check with Planning
6. PROJECT PLANS. Plan Elements listed on pages 6 & 7 are
required for new development proposals – smaller
projects may not require submittal of all Plan Elements
listed. Contact Planning Division for specific requirements.
REQUIRED
(SEE PAGE 6 FOR
GENERAL, PAGE 7 FOR
DISTRICT-BASED)
REQUIRED
(SEE PAGE 6)
7. PRELIMINARY CIVIL IMPROVEMENT PLANS REQUIRED REQUIRED
8. PRELIMINARY STORMWATER REPORT REQUIRED
REQUIRED
9. TRAFFIC IMPACT ANALYSIS (Handout E82) MAY BE REQUIRED
Check with Engineering
MAY BE REQUIRED
Check with Engineering
Design Review Application Checklist
6.B.c
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REQUIREMENTS FOR
Design Review
Revised on 6/7/2023 Page 6 of 7
10. LETTER FROM TRASH HAULER. Provide confirmation from
the applicable trash hauler that the location and
dimensions of the enclosure and/or staging area is
acceptable. (See Handout E37)
REQUIRED REQUIRED
11. ARBORIST REPORT. See ECDC 23.10.060. MAY BE REQUIRED
Check with Planning
MAY BE REQUIRED
Check with Planning
PLAN ELEMENTS FOR ALL STAFF AND ADB GENERAL REVIEW
VICINITY PLAN
Showing all significant physical structures and critical areas within a 200 foot radius of the site
including, but not limited to, surrounding building outlines, streets, driveways, sidewalks, bus
stops, and land use. Use of aerial photos and photos of project surroundings is encouraged.
VOLUME MODEL
Photo simulations that depict the volume of the proposed structure(s) in relation to the
surrounding environment.
SITE PLAN
Showing topography (minimum 2-foot intervals), general location of building(s), areas devoted to
parking, streets and access, loading areas, mechanical equipment, trash/recycling location, and
open space. Include preliminary height calculations, structural lot coverage, setback compliance,
and parking compliance.
LANDSCAPE PLAN
Showing locations of planting areas identifying landscape types, including general plant species
and characteristics, street trees, and the like. See ECDC 20.13.
FLOOR PLANS
Garage, floor and roof layouts.
BUILDING ELEVATIONS
Building elevations for all building faces illustrating building massing and openings, materials and
colors, roof forms, and mechanical equipment.
LIGHTING PLAN
Photometric study of exterior lighting, including a lighting schedule with manufacturer, model
number, type of lamp and wattage. Rendering of nighttime building appearance.
6.B.c
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REQUIREMENTS FOR
Design Review
Revised on 6/7/2023 Page 7 of 7
PLAN ELEMENTS FOR ADB DISTRICT-BASED REVIEW
Public Hearing – Phase 1
VICINITY PLAN
Showing all significant physical structures and critical areas within a 200 foot radius of the site
including, but not limited to, surrounding building outlines, streets, driveways, sidewalks, bus
stops, and land use. Use of aerial photos and photos of project surroundings is encouraged.
VOLUME MODEL
Photo simulations that depict the volume of the proposed structure(s) in relation to the
surrounding environment.
SITE PLAN
Showing topography (minimum 2-foot intervals), general location of building(s), areas devoted to
parking, streets and access, loading areas, mechanical equipment, trash/recycling enclosure and
staging, and proposed open space. Include preliminary height calculations, structural lot
coverage, setback compliance, and parking compliance.
LANDSCAPE PLAN
Showing locations of planting areas identifying landscape types, including general plant species
and characteristics, street trees, and the like. See ECDC 20.13.
FLOOR PLANS
Garage, floor and roof layouts.
BUILDING ELEVATIONS
Building elevations for all building faces illustrating building massing and openings, materials and
colors, roof forms, and mechanical equipment.
Public Hearing – Phase 2
RESPONSE TO ADB CHECKLIST ITEMS
An annotated cover letter demonstrating how the project complies with the specific design
guideline checklist criteria identified by the ADB in Phase 1.
SITE PLAN, LANDSCAPE PLAN, FLOOR PLANS, BUILDING ELEVATIONS
Revised as necessary from Phase 1.
LIGHTING PLAN
Photometric study of exterior lighting, including a lighting schedule with manufacturer, model
number, type of lamp and wattage. Rendering of nighttime building appearance.
Note: This information should not be used as a substitute for City codes and regulations. The
Edmonds Community Development Code (ECDC) may be viewed at www.edmondswa.gov. The
applicant is responsible for ensuring compliance with the fees and regulations that are applicable at the time of submittal. If you have a specific question about a certain aspect of
your project, please contact the Planning Division at 121 Fifth Avenue North, (425) 771-0220.
Please note that other local, state, and/or federal permits or approvals may be required.
6.B.c
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Applying the Design Guidelines
When designing projects and issuing permits for new developments, applicants
and City staff will rely on these guidelines to help define specific design
conditions that will be required for project approval. As these design guidelines
get applied to particular development projects, some important things to
remember are:
1. Each project is unique and will pose unique design issues. Even two
similar proposals on the same block may face different design
considerations. With some projects, trying to follow all of the guidelines
could produce irreconcilable conflicts in the design. With most projects,
reviewers will find some guidelines more important than others, and the
guidelines that are most important on one project might not be important
at all on the next one. The design review process will help designers and
reviewers to determine which guidelines are most important in the context
of each project so that they may put the most effort into accomplishing the
intent of those guidelines.
2. Project must be reviewed in the context of their zoning and the zoning of
their surroundings. The use of design guidelines is not intended to change
the zoning designations of land where projects are proposed; it is intended
to demonstrate methods of treating the appearance of new projects to
help them fit their neighborhoods and to provide the Code flexibility
necessary to accomplish that. Where the surrounding neighborhood
exhibits a lower development intensity than is current zoning allow, the
lower-intensity character should not force a proponent to significantly
reduce the allowable size of the new building.
3. Many of the guidelines suggest using the existing context to determine
appropriate solutions for the project under consideration. In some areas,
the existing context is not well defined, or may be undesirable. In such
cases, the new project should be recognized as a pioneer with the
opportunity to establish a pattern or identity from which future
development can take its cues. In light of number 2 above, the site’s
zoning should be considered an indicator of the desired direction for the
area and the project.
4. Each guideline includes examples and illustrations of ways in which that
guidelines can be achieved. The examples are just that – examples. The
are not the only acceptable solution. Designers and reviewers should
consider designs, styles and techniques not described in the examples but
that fulfill the guideline.
5. The checklist which follows the guidelines (Checklist) is a tool for
determining whether or not a particular guideline applies to a site, so that
the guidelines may be more easily prioritized. The checklist is neither a
regulatory device, nor a substitute for evaluating a sites conditions, or to
summarize the language of examples found in the guidelines themselves.
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Considering the Site
Edmond’s Land Use Code sets specific, prescriptive rules that are applied
uniformly for each land use zone throughout the city. There is little room in the
Code’s development standards to account for unique site conditions or
neighborhood contexts. A project architect can read the Code requirements and
theoretically design a building without ever visiting the site.
However, to produce good compatible design, it is critical that the project’s
design team examine the site and its surrounding, identify the key design
features and determine how the proposed project can address the guidelines’
objectives. Because they rely on the project’s context to help shape the project,
the guidelines encourage an active viewing of the site and its surroundings.
For a proposal located on a street with a consistent and distinctive architectural
character, the architectural elements of the building may be key to helping the
building fit the neighborhood. On other sites with few attractive neighboring
buildings, the placement of open space and treatment of pedestrian areas may
be the most important concerns. The applicant and the project reviewers should
consider the following questions and similar ones related to context when looking
at the site:
What are the key aspects of the streetscape? (The street’s layout and
visual character)
Are there opportunities to encourage human activity and neighborhood
interaction, while promoting residents’ privacy and physical security?
How can vehicle access have the least effect on the pedestrian
environment and on the visual quality of the site?
Are there any special site planning opportunities resulting from the site’s
configuration, natural features, topography etc.?
What are the most important contextual concerns for pedestrians? How
could the sidewalk environment be improved?
Does the street have characteristic landscape features, plant materials,
that could be incorporated into the design?
Are there any special landscaping opportunities such as steep
topography, significant trees, greenbelt, natural area, park or boulevard
that should be addressed in the design?
Do neighboring buildings have distinctive architectural style, site
configuration, architectural concept?
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Design Guidelines Checklist
This checklist is intended as a summary of the issues addressed by the
guidelines. It is not meant to be a regulatory device or a substitute for the
language and examples found in the guidelines themselves. Rather, it is a tool
for assisting the determination about which guidelines are the most applicable on
a particular site.
A. Site Planning
N/A Lower
Priority
Higher
Priority
1. Reinforce existing site characteristics
2. Reinforce existing streetscape characteristics
3. Entry clearly identifiable from the street
4. Encourage human activity on street
5. Minimize intrusion into privacy on adjacent sites
6. Use space between building and sidewalk to
provide security, privacy and interaction (residential
projects)
7. Maximize open space opportunity on site
(residential projects)
8. Minimize parking and auto impacts on pedestrians
and adjoining property
9. Discourage parking in street front
10. Orient building to corner and parking away from
corner on public street fronts (corner lots)
B. Bulk and Scale
N/A Lower
Priority
Higher
Priority
1. provide sensitive transitions to nearby, less-
intensive zones
6.B.c
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C. Architectural Elements and Materials
N/A Lower
Priority
Higher
Priority
1. Complement positive existing character and/or
respond to nearby historic structures
2. Unified architectural concept
3. Use human scale and human activity
4. Use durable, attractive and well-detailed finish
materials
5. Minimize garage entrances
D. Pedestrian Environment
N/A Lower
Priority
Higher
Priority
1. Provide convenient, attractive and protected
pedestrian entry
2. Avoid blank walls
3. Minimize height of retaining walls
4. Minimize visual and physical intrusion of parking lots
on pedestrian areas
5. Minimize visual impact of parking structures
6. Screen dumpsters, utility and service areas
7. Consider personal safety
E. Landscaping
N/A Lower
Priority
Higher
Priority
1. Reinforce existing landscape character of
neighborhood
2. Landscape to enhance the building or site
3. Landscape to take advantage of special site
conditions
6.B.c
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A-1: Responding to Site Characteristics
The siting of buildings should respond to specific site conditions
and opportunities such as non-rectangular lots, location on
prominent intersections, unusual topography, significant
vegetation and other natural features.
Explanations and Examples
Site characteristics to consider in project design include:
1) Topography
• Reflect, rather than obscure, natural topography. For
instance, buildings should be designed to "step up"
hillsides to accommodate significant changes in elevation.
• Where neighboring buildings have responded to similar topographic conditions
in their sites in a consistent and positive way, consider similar treatment for
the new structure.
• Designing the building in relation to topography may help to reduce the
visibility of parking garages.
2) Environmental constraints
• Site buildings to avoid or lessen the impact of development on
environmentally critical areas such as steep slopes, wetlands and stream
corridors.
3) Solar orientation
• The design of a structure and its massing on the site can enhance solar
exposure for the project and minimize shadow impacts on adjacent structures
and public areas.
4) Existing vegetation
• Careful siting of buildings can enable significant or important trees or other
vegetation to be preserved.
5) Existing structures on the site
• Where a new structure shares a site with an existing structure or is a major
addition to an existing structure, designing the new structure to be
compatible with the original structure will help it fit in.
A-2: Streetscape Compatibility
The siting of buildings should acknowledge and reinforce the
existing desirable spatial characteristics of the right-of-way.
Explanation and Examples
The character of a neighborhood is often defined by the
experience of traveling along its streets. We often perceive
streets within neighborhoods as individual spaces or "rooms."
How buildings face and are set back from the street determine
the character and proportion of this room.
6.B.c
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A-3: Entrances Visible from the Street
Entries should be clearly identifiable and visible from the
street.
Explanation and Examples
Entries that are visible from the street
make a project more approachable
and create a sense of association
among neighbors.
A-4: Human Activity
New development should be sited and designed to
encourage human activity on the street.
Explanation and Examples
Livelier street edges make for safer streets. Ground floor
shops and market spaces providing services needed by
residents can attract market activity to the street and
increase safety through informal surveillance. Entrances,
porches, awnings, balconies, decks, seating and other
elements can promote use of the street front and provide
places for neighborly interaction. Siting decisions should
consider the importance of these features in a particular
context and allow for their incorporation.
Also, architectural elements and details can add to the
interest and excitement of buildings and spaces. Elements from the following list
should be incorporated into all projects. Projects in pedestrian oriented areas of the
City should include an even greater number of these details due to the scale of the
buildings and the proximity of the people that will
experience them.
Lighting or hanging baskets supported by
ornamental brackets
Belt courses
Plinths for columns
Kickplate for storefront window
Projecting sills
Tilework
Transom or clerestory windows
Planter box
Variations in applied ornament, materials,
colors or trim.
An element not listed here, as approved, that
meets the intent.
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In pedestrian oriented areas, ground floor commercial
space is encouraged to be at grade with the sidewalk.
If the entrance can not be located at the grade of the
sidewalk, special care must be taken to ensure that
there is both a visual and physical connection between
the pedestrian way and the entrance that enhances
the pedestrian orientation of the building.
The ground level façades of buildings that are oriented
to street fronts in the CW, BC, BN, and BP zones shall
have transparent windows to engage the public. To
qualify as transparent, windows shall not be mirrored
or darkly tinted glass, or prohibit visibility between
the street and interior. Where transparency is not
provided, the façade shall comply with the guidelines
under the section ‘Treating Blank Walls’.
In the Downtown Commercial Core
The ground level façades of buildings that are oriented to streets should have a
substantial amount of transparent windows, especially in the retail core. A primary
function of the pedestrian oriented retail core is to allow for the visual interaction
between the walking public and the goods and services businesses located on the
first floor are providing.
To qualify as transparent, windows shall not be mirrored
or darkly tinted glass, or prohibit visibility between the
street and interior. Where transparency is not provided,
the façade shall comply with the guidelines under the
section ‘Treating Blank Walls’. Buildings that are entirely
residential do not have a specific transparency
requirement. However, all-residential buildings shall be
treated as if they have blank walls facing the street and
must comply with the guidelines under the section
‘Treating Blank Walls’. That portion of Ground level
spaces that opens up to the sidewalk through means of
sliding or roll up doors shall be considered to comply with
any transparency requirements regardless of the amount
of glass in the opening.
Awnings are encouraged along pedestrian street fronts. They may be
structural (permanently attached to and part of the building) or non-
structural (attached to the building using a metal or other framework).
To enhance the visibility of business signage retractable awnings are
encouraged and should be open-sided. Front valances are permitted
and signage is allowed on valances, but not on valance returns.
Marquee, box, or convex awning shapes are not permitted. Awnings
should be located within the building elements that frame storefronts,
and should not conceal important architectural details. Awnings should
also be hung just below a clerestory or “transom” window, if it exists.
Awnings on a multiple-storefront building should be consistent in
character, scale and position, but need not be identical. Non-structural
awnings should be constructed using canvas or fire-resistant acrylic
materials. Shiny, high-gloss materials are not appropriate; therefore,
vinyl or plastic awning materials are not permitted. Structural Awnings
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should be designed to incorporate natural light. Artificial lighting should only be used
at night.
Signage should be designed to integrate with the
building and street front. Combinations of sign types
are encouraged which result in a coordinated design
while minimizing the size of individual signs. Blade or
projecting signs which include decorative frames,
brackets or other design elements are encouraged. This
type of detail is consistent with the design elements
mentioned above that enhance the interest of the area.
Use graphics or symbols to reduce the need to have
large expanses of lettering. Signage in the “Arts Center
Corridor” defined in the Comprehensive Plan is required
to include decorative sign frames or brackets in its
design.
Instead of broadly lighting the face of the sign, signage
should be indirectly lit, or backlit to only display
lettering and symbols or graphic design. Signage should
be given special consideration when it is consistent with
or contributes to the historic character of sites on the
National Register or the Edmonds Register of Historic
Places
A-5: Respect for Adjacent Sites
Buildings should respect adjacent properties by being
located on their sites to minimize disruption of the privacy
and outdoor activities of residents in adjacent buildings.
Explanation and Examples
One consideration is the views from upper stories of new
buildings into adjacent houses or yards, especially in less
intensive zones. This problem can be addressed in several
ways.
Reduce the number of windows and decks on the
proposed building overlooking the neighbors.
Step back the upper floors or increase the side or
rear setback so that window areas are farther from the property line.
Take advantage of site design which might reduce impacts, for example by
using adjacent ground floor area for an entry court.
Minimize windows to living spaces which might infringe on the privacy of
adjacent residents, but consider comfort of residents in the new building.
Stagger windows to not align with adjacent windows.
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A-6: Transition Between Residence and Street
For residential projects, the space between the building and
the sidewalk should provide security and privacy for
residents and encourage social interaction among residents
and neighbors.
Explanation and Examples
The transition between a residential building and the street
varies with the depth of the front setback and the relative
elevation of the building to the street.
A-7: Residential Open Space
Residential projects should be sited to
maximize opportunities for creating usable,
attractive, well-integrated open space.
Examples and Explanations
Residential buildings are encouraged to
consider these site planning elements:
Courtyards which organize
architectural elements, while providing
a common garden or other uses.
Entry enhancement such as
landscaping along a common pathway.
A-8: Parking and Vehicle Access
Siting should minimize the impact of automobile parking
and driveways on the pedestrian environment, adjacent
properties and pedestrian safety.
Explanation and Examples
Techniques used to minimize the impacts of driveways
and parking lots include:
Locate surface parking at rear or side lots.
Break large parking lots into smaller ones.
Minimize number and width of driveways and curb
cuts.
Share driveways with adjacent property owners.
Locate parking in lower level or less visible portions of site.
Locate driveways so they are visually less dominant.
Access should be provided in the following order of priority:
i) If there is an alley, vehicular access should use the alley. Where feasible, the
exit route should use the alley.
6.B.c
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ii) For corner parcels, access should be off the secondary street rather than the
primary street.
iii) Share the driveway with an adjacent property. This can be a driveway with
two-way traffic.
iv) A driveway serving a single project is the least preferred option.
Drive-through facilities such as, but not limited to, banks, cleaners, fast food, drug
stores, espresso stands, etc., should comply with the following:
i) Drive-through windows and stacking lanes shall not be located along the
facades of the building that face a street.
ii) Drive-through speakers shall not be audible off-site.
iii) The entrance and exit from the drive-through shall be internal to the site, not
a separate entrance and/or exit to or from the street.
A-9: Location of Parking on Commercial Street Fronts
Parking on a commercial street front should be minimized and
where possible should be located behind a building.
Explanation and Examples
Parking located along a commercial street front where
pedestrian traffic is desirable lessens the attractiveness of the
area to pedestrians and compromises the safety of
pedestrians along the street.
A-10: Corner Lots
Building on corner lots should be oriented to the corner and
public street fronts. Parking and automobile access should
be located away from corners.
Explanation and Examples
Corner lots offer unique opportunities because of their
visibility and access from two streets.
6.B.c
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B-1: Bulk, and Scale Compatibility
Projects should be compatible with the scale of development
anticipated by the applicable Land Use Policies for the
surrounding area and should be sited and designed to
provide a sensitive transition to near-by, less intensive
zones. Projects on zone edges should be developed in a
manner that creates a step in perceived bulk, and scale
between anticipated development potential of the adjacent
zones.
Explanation and Examples
For projects undergoing Design Review, the analysis and
mitigation of bulk and scale impacts will be accomplished
through the Design Review process. Careful siting and design treatment based on
the technique described in this and other design guidelines will help to mitigate some
bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a
project may be necessary to adequately mitigate impacts. Design Review should not
result in significant reductions in a project's actual bulk and scale.
Bulk and scale mitigation may be required in two general circumstances:
1. Projects on or near the edge of a less intensive zone. A substantial
incompatibility in scale may result from different development standards in the
two zones and may be compounded by physical factors such a s large
development sites, slopes or lot orientation.
2. Projects proposed on sites with unusual physical characteristics such as large
lot size, or unusual shape, or topography where buildings may appear
substantially greater in bulk and scale than that generally anticipated for the
area.
Factors to consider in analyzing potential bulk and scale impacts include:
distance from the edge of a less intensive zone
differences in development standards between abutting zones (allowable
building width, lot coverage, etc.)
effect of site size and shape
bulk and scale relationships resulting from lot orientation (e.g. back lot line to
back lot line vs. back lot line to side lot line)
type and amount of separation between lots in the different zones (e.g.
separation by only a property line, by an alley or street, or by other physical
features such as grade changes).
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In some cases, careful siting and design treatment may be sufficient to achieve
reasonable transition and mitigation of bulk and scale impacts. Some techniques for
achieving compatibility are as follows:
use of architectural style, details (such as roof lines or fenestration), color or
materials that derive from the less intensive zone. (See also Guideline C-1:
Architectural Context.)
creative use of landscaping or other screening
location of features on-site to facilitate transition, such as locating required
open space on the zone edge so the building us farther from the lower
intensity zone.
treating topographic conditions in ways that minimize impacts on neighboring
development, such as by using a rockery rather than a retaining wall to give
a more human scale to a project, or stepping a project down a hillside.
in a mixed-use project, siting the more compatible use near the zone edge.
In some cases, reductions in the actual bulk and scale of the proposed structure may
be necessary in order to mitigate adverse impacts and achieve an acceptable level of
compatibility. Some techniques which can be used in these cases include:
articulating the building's facades vertically or horizontally in intervals that
conform to existing structures or platting pattern.
increasing building setbacks from the zone edge at ground level
reducing the bulk of the building's upper floors
limiting the length of, or otherwise modifying, facades
reducing the height of the structure
reducing the number or size of accessory structures.
C-1: Architectural Context
New buildings proposed for existing neighborhoods
with a well-defined and desirable character should be
compatible with or complement the architectural
character and siting pattern of neighboring buildings.
Explanation and Examples
Paying attention to architectural characteristics of
surrounding buildings, especially historic buildings, can
help new buildings be more compatible with their
neighbors, especially if a consistent pattern is already
established by similar:
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building articulation
building scale and proportion
or complementary architectural style
or complementary roof forms
building details and fenestration patterns
or complementary materials
Even where there is no consistent architectural pattern, building design and massing
can be used to complement certain physical conditions of existing development.
In some cases, the existing context is not so well-defined, or may be undesirable. In
such cases, a new project can become a pioneer with the opportunity to establish a
pattern or identity from which future development can take its cues.
In most cases, especially in the downtown commercial area, Buildings shall convey a
visually distinct ‘base’ and ‘top’. A ‘base’ can be emphasized by a different masonry
pattern, more architectural detail, visible ‘plinth’ above which the wall rises,
storefront, canopies, or a combination. The top edge is highlighted by a prominent
cornice, projecting parapet or other architectural element that creates a shadow line.
Architectural Features
Below are several methods that can help integrate new buildings into the
surrounding architectural context, using compatible:
architectural features
fenestration patterns, and
building proportions.
Building Articulation
Below are several methods in which buildings may be articulated to create intervals
which reflect and promote compatibility with their surroundings:
modulating the facade by stepping back or extending forward a portion of the
facade
repeating the window patterns at an interval that equals the articulation
interval
providing a porch, patio, deck or covered entry for each interval
providing a balcony or bay window for each interval
changing the roofline by alternating dormers, stepped roofs, gables or other
roof elements to reinforce the modulation or articulation interval
changing the materials with a change in the building plane
providing a lighting fixture, trellis, tree or other landscape feature with each
interval
C-2: Architectural Concept and Consistency
Building design elements, details and massing should create a well-proportioned and
unified building form and exhibit an overall architectural concept.
Buildings should exhibit form and features identifying the functions within the
building.
In general, the roofline or top of the structure should be clearly distinguished from
its facade walls.
Explanation and Examples
This guideline focuses on the important design consideration of organizing the many
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architectural elements of a building into a unified whole, so
that details and features can be seen to relate to the
structure and not appear as add-ons.
The other objective of this guideline is to promote buildings
whose form is derived from its function. Buildings which
present few or no clues through their design as to what
purpose they serve are often awkward architectural
neighbors. For example, use of expansive blank walls,
extensive use of metal or glass siding, or extremely large or
small windows in a residential project may create
architectural confusion or disharmony with its neighbors.
Conversely, commercial buildings which overly mimic
residential styles might be considered inappropriate in some
commercial neighborhoods.
Often times, from an architectural design perspective
buildings will convey a visually distinct ‘base’ and ‘top’.
A ‘base’ can be emphasized by a different masonry
pattern, more architectural detail, visible ‘plinth’ above
which the wall rises, storefront, canopies, or a
combination. The top edge is highlighted by a
prominent cornice, projecting parapet or other
architectural element that creates a shadow line. Other
architectural features included in the design of a
building may include any number of the following:
building modulation or articulation
bay windows
corner accent, such as a turret
garden or courtyard elements (such as a
fountain or gazebo)
rooflines
building entries
building base
Architectural details may include some of the following:
treatment of masonry (such as ceramic tile inlay, paving stones, or
alternating brick patterns)
treatment of siding (such as wood siding
combined with shingles to differentiate
floors)
articulation of columns
sculpture or art work
architectural lighting
detailed grilles and railings
special trim details and moldings
a trellis or arbor
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C-3: Human Scale
The design of new buildings should incorporate architectural
features, elements and details to achieve a good human
scale.
Explanation and Examples
The term "human scale" generally refers to the use of
human-proportioned architectural features and site design
elements clearly oriented to human activity.
A building has a good human scale if its details, elements
and materials allow people to feel comfortable using and
approaching it. Features that give a building human scale
also encourage human activity.
The following are some of the building elements that may be used to achieve better
human scale:
pedestrian-oriented open space such as a courtyard, garden, patio, or other
unified landscaped areas
bay windows extending out from the building face that reflect an internal
space such as a room or alcove
individual windows in upper stories that
o are approximately the size and proportion of a traditional window
o include a trim or molding that appears substantial from the sidewalk
o are separated from adjacent windows by a vertical element
windows grouped together to form larger areas of glazing can have a human
scale if individual window units are separated by moldings or jambs
windows with small multiple panes of glass
window patterns, building articulation and other treatments that help to
identify individual residential units in a multi-family building
upper story setbacks
a porch or covered entry
pedestrian weather protection in the form of canopies, awnings, arcades or
other elements wide enough to protect at least one person
visible chimneys
C-4: Exterior Finish Materials
Building exteriors should be constructed of durable and
maintainable materials that are attractive even when viewed up
close. Materials that have texture, pattern, or lend themselves
to a high quality of detailing are encouraged.
Explanation and Examples
The selection and use of exterior materials is a key ingredient
in determining how a building will look. Some materials, by
their nature, can give a sense of permanence or can provide
texture or scale that helps new buildings fit better in their
surroundings.
Materials typical to the northwest include:
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clear or painted wood siding
shingles
brick
stone
ceramic and terra-cotta tile
Many other exterior building materials may be appropriate in multifamily and
commercial neighborhoods as long as the materials are appropriately detailed and
finished, for instance, to take account of the northwest’s climate or be compatible
with nearby structures. Some materials, such as mirrored glass, may be more
difficult to integrate into residential or neighborhood commercial settings.
D-1: Pedestrian Open Spaces and Entrance
Convenient and attractive access to the building's entry
should be provided. To ensure comfort and security, paths
and entry areas should be sufficiently lighted and entry
areas should be protected from the weather. Opportunities
for creating lively, pedestrian-oriented open space should
be considered.
Explanation and Examples
If a building is set back from the sidewalk, the space
between the building and public right-of-way may be
conducive to pedestrian or resident activity. In business
districts where pedestrian activity is desired, the primary
function of any open space between commercial buildings and the sidewalk is to
provide visual and physical access into the building and perhaps also to provide a
space for additional outdoor activities such as vending, resting, sitting or dining.
Street fronts can also feature art work, street furniture and landscaping that invite
customers or enhance the building's setting.
Where a commercial or mixed-use building is set back from the sidewalk a sufficient
distance, pedestrian enhancements should be considered in the resulting street front.
Examples of desirable features to include:
visual and pedestrian access (including barrier-free access) into the site from
the public sidewalk
walking surfaces of attractive pavers
pedestrian-scaled site lighting
areas for vendors in commercial areas
landscaping that screens undesirable elements or that enhances the space
and architecture
signage which identifies uses and shops clearly but which is scaled to the
pedestrian
site furniture, artwork or amenities such as fountains, benches, pergolas,
kiosks, etc.
Examples of features to avoid are:
asphalt or gravel pavement
adjacent unscreened parking lots
adjacent chain-link fences
adjacent blank walls without appropriate screening
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The following treatment of entrances can provide emphasis and interest:
special detailing or architectural features such as ornamental glazing, railings
and balustrades, awnings, canopies, decorative pavement, decorative
lighting, seats, architectural molding, planter boxes, trellises, artwork signs,
or other elements near the doorway.
visible signage identifying building address
Higher bay(s)
Recessed entry (recessed at least 3 feet)
Forecourt
D-2: Blank Walls – See pages 8-9 from guidelines blank walls
Buildings should avoid large blank walls facing the street,
especially near sidewalks. Where blank walls are
unavoidable they should receive design treatment to
increase pedestrian comfort and interest.
Explanation and Examples
A wall may be considered "large" if it has a blank surface
substantially greater in size than similar walls of
neighboring buildings.
The following examples are possible methods for treating
blank walls:
installing vertical trellis in front of the wall with
climbing vines or plants materials
setting the wall back and providing a landscaped
or raised planter bed in front of the wall, including
plant materials that could grow to obscure or
screen the wall's surface
providing art (mosaic, mural, decorative masonry
pattern, sculpture, relief, etc.) over a substantial
portion of the blank wall surface
employing small setbacks, indentations, or other
means of breaking up the wall's surface
providing special lighting, a canopy, horizontal
trellis or other pedestrian-oriented features that
break up the size of the blank wall's surface and
add visual interest
An architectural element not listed above, as
approved, that meets the intent
D-3: Retaining Walls
Retaining walls near a public sidewalk that extend higher
than eye level should be avoided where possible. Where
higher retaining walls are unavoidable, they should be
designed to reduce their impact on pedestrian comfort and
to increase the visual interest along the streetscapes.
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Explanation and Examples
The following are examples of methods to treat retaining walls:
any of the techniques or features listed under blank walls above
terracing and landscaping the retaining walls
substituting a stone wall, rockery, modular masonry, or special material
locating hanging plant materials below or above the wall
D-4: Design of Parking Lots Near Sidewalks
Parking lots near sidewalks should provide adequate security
and lighting, avoid encroachment of vehicles onto the
sidewalk, and minimize the visual clutter of parking lot signs
and equipment.
Explanation and Examples
The following examples illustrate some considerations to
address in highly visible parking lots:
Treatment of parking area perimeter
the edges of parking lots pavement adjacent to
landscaped areas and other pavement can be unsightly and difficult to
maintain. Providing a curb at the perimeter of parking areas can alleviate
these problems.
Security lighting
provide the appropriate levels of lighting to create adequate visibility at night.
Evenly distributed lighting increases security, and glare-free lighting reduces
impacts on nearby property.
Encroachment of cars onto the sidewalk
without wheel stops or a low wall, parked cars can hang over sidewalks. One
technique to protect landscaped and pedestrian areas from encroachment by
parked cars is to provide a wide wheel stop about two feet from the sidewalk.
Another technique is to widen a sidewalk or planting bed basically “building
in” a wheel stop into the sidewalk or planting bed. This is more durable than
wheel stops, does not catch debris and reduces tripping hazards.
Signs and equipment
reduce sign clutter by painting markings on the pavement or by consolidating
signs. Provide storage that is out of view from the sidewalk and adjacent
properties for moveable or temporary equipment like sawhorses or barrels.
Screening of parking
screening of parking areas need not be uniform along the property frontage.
Variety in the type and relative amount of screening may be appropriate.
screen walls constructed of durable, attractive materials need not extend
above waist level. Screen walls across a street or adjacent to a residential
zone could also include landscaping or a trellis or grillwork with climbing
vines.
screening can be designed to provide clear visibility into parking areas to
promote personal safety.
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D-5: Visual Impacts of Parking Structures
The visibility of all at-grade parking structures or accessory
parking garages should be minimized. The parking portion of
a structure should be architecturally compatible with the rest
of the structure and streetscape. Open parking spaces and
carports should be screened from the street and adjacent
properties.
Explanation and Examples
The following examples illustrate various methods of
improving the appearance of at-grade parking structures:
incorporating pedestrian-oriented uses at street level
can reduce the visual impact of parking structures in commercial areas.
Sometimes a depth of only 10 feet along the front of the building is enough to
provide space for newsstands, ticket booths, flower shops and other viable
uses.
setting the parking structure back from the sidewalk and installing dense
landscaping
incorporating any of the blank wall treatments listed in Guideline D-2
visually integrating the parking structure with adjacent buildings
continuing a frieze, cornice, canopy, overhang, trellis or other devices at the
top of the parking level
incorporating into the parking structure a well-lit pedestrian walkway,
stairway or ramp from the sidewalk to the upper level of the building
setting back a portion of the parking structure to allow for the retention of an
existing significant tree
using a portion of the top of the larking level as an outdoor deck, patio or
garden with a rail, bench or other guard device around the perimeter
D-6: Screening of Dumpsters, Utilities, and Service Areas
Building sites should locate service elements like trash
dumpsters, loading docks and mechanical equipment away
from the street front where possible. When elements such as
dumpsters, utility meters, mechanical units and service areas
cannot be located away from the street front, they should be
situated and screened from view and should not be located in
the pedestrian right-of-way.
Explanation and Examples
Unsightly service elements can detract from the compatibility
of new projects and create hazards for pedestrians and autos.
The following examples illustrate considerations to address in locating and screening
service areas and utilities:
plan the feature in a less visible location on the site
screen it to be less visible. For example, a utility meter can be located behind
a screen wall so that it is not visible from the building entrance.
use durable materials that complement the building
incorporate landscaping to make the screen more effective
locate the opening to the area away from the sidewalk.
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incorporate roof wells, utility rooms or other features to accommodate utility
and mechanical equipment needs.
D-7: Personal Safety and Security
Project design should consider opportunities for enhancing
personal safety and security in the environment under review.
Explanation and Examples
Project design should be reviewed for its contribution to
enhancing the real and perceived feeling of personal safety
and security within the environment under review. To do this,
the question needs to be answered: do the design elements
detract from or do they reinforce feelings of security of the
residents, workers, shoppers and visitors who enter the area?
Techniques that can help promote safety include the
following:
providing adequate lighting
retaining clear lines of site
use of semi-transparent security screening, rather than opaque walls, where
appropriate
avoiding blank, windowless walls that attract graffiti and that do not permit
residents or workers to observe the street
use of landscaping that maintains visibility, such as short shrubs and pruning
trees, so there are no branches below head height
creative use of ornamental grille as fencing or over ground floor windows in
some locations
absence of structures that provide hiding places for criminal activity
design of parking areas to allow natural surveillance by maintaining clear
lines of sight both for those who park there and for occupants of nearby
buildings
clear directional signage
encouraging "eyes on the street" through placement of windows, balconies
and street-level uses
ensuring natural surveillance of children's play areas.
E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites
Where possible, and where there is not another overriding
concern, landscaping should reinforce the character of
neighboring properties and abutting streetscape.
Explanation and Examples
Several ways to reinforce the landscape design character of
the local neighborhood are listed below:
Street Trees
If a street has a uniform planting of street trees, or
a distinctive species, plant street trees that match
the planting pattern or species.
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Similar Plant Materials
When many lots on a block feature similar landscape materials, emphasis on
these materials will help a new project fit into the local context.
Similar construction materials, textures, colors or elements
Extending a low brick wall, using paving similar to a neighbor's or employing
similar stairway construction are ways to achieve design continuity.
E-2: Landscaping to Enhance the Building and/or Site
Landscaping, including living plant material, special
pavements, approach, screen walls, planters, site furniture
and similar features should be appropriately incorporated
into the design to enhance the project.
Examples
Landscape enhancements of the site may include some of
the approaches or features listed below:
Soften the form of the building by screening blank
walls, terracing retaining walls, etc.
Increase privacy and security through screening and/or sharing.
Provide a framework such as a trellis or arbor for plants to grow on.
Incorporate a planter guard or low planter wall as part of the architecture.
Distinctively landscape open areas created by building modulation.
Incorporate upper story planter boxes or roof planters.
Include a special feature such as a courtyard, fountain or pool.
Emphasize entries with special planting in conjunction with decorative paving
and/or lighting.
Screen a building from view by its neighbors, or an existing use from the new
building.
E-3: Landscape Design to Address Special Site Conditions
The landscape design should take advantage of special on-
site conditions such as high-bank front yards, steep slopes,
view corridors, or existing significant trees and off-site
conditions such as greenbelts, ravines, natural areas, and
boulevards.
Explanation and Examples
The following conditions may merit special attention. The
examples suggest some ways to address the issue.
High Bank Front Yard
Where the building's ground floor is elevated above a
sidewalk pedestrian's eye level, landscaping can help make the transition between
grades. Several techniques are listed below.
rockeries with floral displays, live ground cover or shrubs.
terraces with floral displays, ground covers or shrubs.
low retaining walls with raised planting strips.
stone or brick masonry walls with vines or shrubs.
Barrier-free Access
Where wheelchair ramps must be provided on a street front, the ramp structure
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might include a planting strip on the sidewalk side of the elevated portions of the
ramp.
Steep Topography
Special plantings or erosion control measures may be necessary to prevent site
destabilization or to enhance the visual qualities of the site in connection with a
neighborhood improvement program.
Boulevards
Incorporate landscaping which reflects and reinforces .
Greenbelt or Other Natural Setting
Minimize the removal of significant trees.
Replace trees that were removed with new trees.
Emphasize naturalizing or native landscape materials.
Retain natural greenbelt vegetation that contributes to greenbelt
preservation.
Select colors that are more appropriate to the natural setting.
On-site Vegetation
Retain significant vegetation where possible.
Use new plantings similar to vegetation removed during construction, when
that vegetation as distinctive.
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Planning Board Agenda Item
Meeting Date: 02/12/2025
Extended Agenda
Staff Lead: Michael Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Review the attached extended agenda.
Narrative
N/A
Attachments:
February 12 Extended Agenda
10.A
Packet Pg. 84
PB Extended Agenda - February 12, 2025
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Comprehensive Plan
Centers + Hubs (final mid 2025) I D D PH Rec
Capital Improvement Program/Capital Facilties Plan IPH
Code Updates
STEP Housing (HB 1220 - final mid 2025) I D D Rec
Middle Housing (HB 1110 - 6/30/25) D D PH Rec
Design Standards + Processes (HB 1293 - 6/30/25) D D Rec
Other Code Amendments I D PH Rec
CAO Update (RCW 36.70A.130 - 12/31/25)I D D PH Rec
Long Range
Tree Canopy Policy
Parking Code Updates
Amendments to Tree Code to correct legal issue (minor)
Hwy 99 Transitions
Multi-famiily Density Increase
Code Update regarding Parks (minor)
Climate Legislative Package
Administrative
Site specific rezone request
Election of Officers I
Planning & Development Annual Work Plan R
Annual Retreat (start at 6)
Planning Board report to City Council D B B B B
Possible Park Renaming I PH
Parks, Recreation & Human Services Report R R
KEY
I- Introduction & Discussion Special Meetings/Presentations
PH- Public Hearing Quarterly updates to Council
D- Discussion
Rec - Recommendation
B- Briefing/Q&A
R- Report with no briefing/presentation
Regular meeting cancelled
I
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Planning Board Agenda Item
Meeting Date: 02/12/2025
Chair Notes
Staff Lead: Mike Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Review the Chair's notes for February 12, 2025.
Narrative
N/A
Attachments:
Planning Board Notes for 12FEB25
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Planning Board Notes for 12FEB25
1. As you know, our focus for much of 2025 will be the issues discussed during our last
meeting. Specifically, recommendations to City Council on the following:
a. STEP Housing (Final Ordinance)
b. Middle Housing
c. Centers and Hubs (Final Ordinance)
d. Design Standards
2. During our pre-meeting with Mike Clugston this week, Jon Milkey and I requested
that the Planning Staff help us to complete our work by doing the following:
a. Providing PB members with read-ahead material as early as possible
b. During our meetings, keep PowerPoint briefs focused and concise with a goal
of maximizing our discussion time.
c. Adjust the schedule to ensure we are provided with feedback from the
community prior to our deliberations, vote and recommendation to City
Council.
3. I attended the City Council meeting (virtually) on Tuesday, 2/4 to listen in on the
Public Hearing for Interim Ordinance on Centers and Hubs (required to be
completed within 60 days of adoption). Six Edmonds residents provided input.
Summary of comments:
a. A request that we (PB) and City Council pay close attention to Transition
Zones regarding adjacent building height differences and resulting lines of
sight.
b. Consider topographical differences between Hub and Center areas noting
that a “one size fits all” approach will not serve the community best. For
example, when developing code for areas such as Westgate, consider the
nearby slopes and their effect on lines of sight, ecological issues, etc.
c. When considering zoning for Multifamily Housing, consider the size of streets
(width) to accommodate extra traffic, public service vehicles (fire,
ambulance, garbage collection, etc) to allow for unimpeded access.
d. Concern was raised by some on limiting future changes to existing lot
footprints.
e. Public dialogue is lacking to keep residents informed of when major
legislation or ordinance changes are being considered.
Of note, the comments provided were in response to the interim ordinance but as
we consider our final recommendation to City Council on Hubs and Centers, will be
germane as well.
Hope everyone stays warm and will see you on Wednesday, 2/12.
Lee Hankins
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