OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Edmonds Hearing Examiner Hearing on Preliminary Plat – January 14, 2026

City Council & Boards — Wednesday, January 14, 2026
BodyEdmonds, Washington
SessionCity Council & Boards
DateWednesday, January 14, 2026
StatusFILED
Video Record
0:00 / 30:56

Transcript — Verbatim
0:36

Oh, perfect.

0:37

Okay.

0:38

All right.

0:38

I've never done this by phone before.

0:40

So sorry about that.

0:42

Sorry about the technical issues today, but looks like we finally made it.

0:47

For the record, it is I believe it's uh January, is it January 9th today, 2026?

0:53

Sorry, I'm on vacation and and I just uh I I just didn't see this on my calendar.

0:57

So okay, so it's 3 o'clock PM holding a hearing on a preliminary plat application.

1:02

Uh so who do we have in the hearing room with us today?

1:06

Uh I Tristan Sewell present here in the hearing room online.

1:10

We have uh Christine Dickinson, uh the applicant.

1:14

Okay.

1:15

Perfect.

1:16

All right.

1:16

So the hearing format is we'll start off with a presentation from uh staff.

1:20

That'd be Mr.

1:21

Sewell.

1:21

Then after his presentation, we'll move on to applicant comments, if any, it's not required, but if you want to add something, you certainly can.

1:28

Then we'll move on to public comments after that back to Mr.

1:32

Sewell to answer questions and then applicant uh gets final word.

1:35

So uh let's start off first with the uh staff report and the uh exhibits identified in the staff report.

1:41

Does anyone need to see any of those documents or have any objection to their entry in the record?

1:46

If you do, uh just and since we don't have anybody in the meeting room, just click on uh the uh uh raise hand button at the bottom of your Zoom screen.

1:55

That might just be a little heart.

1:57

Just click on the heart and then click on the raise hand, then we'll see uh that you want to be heard on that issue.

2:02

So Mr.

2:03

Sewell, do you see any objections out there?

2:06

I do not.

2:08

Okay, fantastic.

2:09

So I'll go ahead and admit the staff report plus the exhibits listed in the staff report.

2:13

So Mr.

2:14

Sewell, let me swear you in, just raise your right hand.

2:16

Do you swear affirm to tell the truth, nothing but the truth in this proceeding?

2:20

Okay, great.

2:21

Go ahead.

2:22

Okay.

2:23

Um so thank you, Mr.

2:24

Ulbreck.

2:25

So today's uh hearing is on a unit lot subdivision at 7103, 210th Street Southwest.

2:32

Uh it is referred to uh as the six at Edmonds and the materials I've seen.

2:37

Um it is a preliminary plant of a unit lot subdivision of a townhouse configuration series of of multi uh multifamily dwellings, uh it would be into six lots.

2:54

Okay, is that it?

2:56

Not quite.

2:58

Yeah, free.

2:59

Oh sorry.

3:00

It kind of is just it, but uh yeah, we'll we'll get we'll get through it here.

3:04

So um summary uh really quick site context, um permitting conditions, uh what unit lot subdivisions are and the timeline uh on the public engagement process.

3:17

Um then we'll talk about the review criteria, how it fits in the comprehensive plan and floodplain management.

3:23

Get to the recommendation.

3:24

Uh it's a very quick one.

3:25

Uh a lot of this stuff is already considered given that this building has been um issued a building permit and is uh currently under construction.

3:34

So um zoned multifamily residential RM 1.5.

3:38

It's just over a quarter acre.

3:40

Um and it has been approved, as I said, uh to be developed as that six-unit uh multiple residence.

3:46

Uh it's surrounded by other RM1.5 lots or general commercial CG lots, as well as uh it's it abuts Linwood.

3:54

So uh the area gray on the on the map on the screen is outside our city limits and in the city of Lendwood.

4:00

Um it is just happens to be right across the street from the city's public works facility.

4:05

Umit lot subdivision here, of course, would be to create separate distinct lots of record for each dwelling unit in this case in a shared wall scenario.

4:16

Uh so previously approved design um that was submitted in 2021, I believe it was approved uh later in 2023, if I'm not mistaken.

Discussion Breakdown — Share of Meeting
Land Use Regulations█████████████████████████████████████████████48%
Procedural██████████████████████████████████████41%
Pedestrian Safety██████6%
Affordable Housing█████5%
Summary of Proceedings

Edmonds Hearing Examiner Hearing on Preliminary Plat at 7103 210th St. SW – January 14, 2026

The Edmonds Hearing Examiner held a public hearing on January 14, 2026, to consider a preliminary plat application (PLN2025-0061) for a six-unit lot subdivision at 7103 210th St. SW. The meeting was a continuation from a previous session due to technical difficulties that prevented some members of the public from accessing the hearing. The hearing covered a staff presentation, applicant comments, and no public testimony. The Examiner indicated he would issue a decision within two weeks.

Public Comments & Testimony

  • No members of the public provided oral testimony during the hearing. Two written comments were received during the earlier comment period: one from Snowput (power utility) and one from an unidentified member of the public. The Examiner noted that if additional written comments were received after the hearing, they would be considered before the decision.

Discussion Items

  • Staff Presentation: Tristan Sewell presented the application. The proposal is for a unit lot subdivision of a previously approved six-unit townhouse development on a 0.25-acre lot zoned RM 1.5. Building permits were issued in March 2025, and construction is underway. Staff confirmed compliance with zoning, comprehensive plan, and environmental review (SEPA determination of non-significance, critical areas waiver). No floodplain issues. Staff recommended approval with standard conditions for final plat recording.
  • Examiner's Inquiry: The Examiner raised a concern about safe walking conditions to school, a requirement under state subdivision statutes. He noted that the project is small and likely no additional off-site improvements are needed, but he considered adding a condition to review the issue.
  • Applicant Comments: Christine Dickinson (Chadwick & Winters) represented the applicant. She stated that the application complies with all applicable standards and supports community growth. Vlad B. confirmed that sidewalk improvements are being made on the south side of the property and that there is continuous sidewalk to the high school (approximately half a mile away).
  • Examiner's Remarks: The Examiner commented on the unit lot subdivision process, noting that it is a result of state legislation to promote middle housing, but the public hearing can be misleading because most approvals are already in place. He indicated the decision would be a straightforward approval with conditions.

Key Outcomes

  • Decision: The Examiner will issue a written decision within two weeks. Based on the discussion, the decision is expected to approve the preliminary plat with standard conditions, possibly including a condition regarding safe walking routes to school.
  • No votes were taken; the hearing was closed.

Meeting Transcript

Oh, perfect. Okay. All right. I've never done this by phone before. So sorry about that. Sorry about the technical issues today, but looks like we finally made it. For the record, it is I believe it's uh January, is it January 9th today, 2026? Sorry, I'm on vacation and and I just uh I I just didn't see this on my calendar. So okay, so it's 3 o'clock PM holding a hearing on a preliminary plat application. Uh so who do we have in the hearing room with us today? Uh I Tristan Sewell present here in the hearing room online. We have uh Christine Dickinson, uh the applicant. Okay. Perfect. All right. So the hearing format is we'll start off with a presentation from uh staff. That'd be Mr. Sewell. Then after his presentation, we'll move on to applicant comments, if any, it's not required, but if you want to add something, you certainly can. Then we'll move on to public comments after that back to Mr. Sewell to answer questions and then applicant uh gets final word. So uh let's start off first with the uh staff report and the uh exhibits identified in the staff report. Does anyone need to see any of those documents or have any objection to their entry in the record? If you do, uh just and since we don't have anybody in the meeting room, just click on uh the uh uh raise hand button at the bottom of your Zoom screen. That might just be a little heart. Just click on the heart and then click on the raise hand, then we'll see uh that you want to be heard on that issue. So Mr. Sewell, do you see any objections out there? I do not. Okay, fantastic. So I'll go ahead and admit the staff report plus the exhibits listed in the staff report. So Mr. Sewell, let me swear you in, just raise your right hand. Do you swear affirm to tell the truth, nothing but the truth in this proceeding? Okay, great. Go ahead. Okay. Um so thank you, Mr. Ulbreck. So today's uh hearing is on a unit lot subdivision at 7103, 210th Street Southwest. Uh it is referred to uh as the six at Edmonds and the materials I've seen. Um it is a preliminary plant of a unit lot subdivision of a townhouse configuration series of of multi uh multifamily dwellings, uh it would be into six lots. Okay, is that it? Not quite. Yeah, free. Oh sorry. It kind of is just it, but uh yeah, we'll we'll get we'll get through it here. So um summary uh really quick site context, um permitting conditions, uh what unit lot subdivisions are and the timeline uh on the public engagement process. Um then we'll talk about the review criteria, how it fits in the comprehensive plan and floodplain management. Get to the recommendation.

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