Edmonds Planning Board Regular Meeting – February 12, 2026

The Edmonds Planning Board convened on February 12, 2026, at 7:00 PM in the Brackett Room of City Hall. The meeting focused on proposed minor and major development code amendments related to middle housing, including discussions on frontage types, flag lots, building orientation, and setbacks. Board members also revisited tree canopy goals and reviewed the extended work program. No public testimony was given, and no binding votes were taken on substantive items.

Consent Calendar

• Approval of Minutes – The board approved the special meeting minutes from January 28, 2026, with a vote of 5–0–2 (five in favor, two abstentions). Several members noted the minutes were poorly drafted, lacking detail and missing key points from the previous meeting.

Public Comments & Testimony

• No members of the public provided comments, either in person or via Zoom.

Discussion Items

• Minor Development Code Amendments (Middle Housing) – Planning Manager Brad Shipley presented a package of minor amendments aimed at correcting inconsistencies, removing redundancies, and clarifying language. Topics included:

  • Removing frontage type lists from overlay zones to rely solely on building type regulations.
  • Correcting outdated zone references (e.g., RS zones to LDR) in engineering street standards.
  • Clarifying the application of green building incentives for duplexes within multi-family zones.
  • Refining language for ADU orientation and frontage type applicability.
  • Adding a definition for "side court" to align with existing design standards.
  • Changing the definition of "building" to "dwelling unit" for frontage type requirements. The board debated whether these items were truly minor or should be elevated to major amendments. Consensus was to advance most as minor, but to treat ADU orientation and frontage type definitions as major due to policy implications.

• Major Development Code Amendments (Middle Housing) – Brad Shipley introduced a broader set of amendments to be considered later in 2026. Key points:

  • Overlay Zone and Lot Size Standards – Discussion centered on the potential Esperance annexation, which requires allowing six units per acre (approximately 7,260 sq ft per lot). The current minimum lot size is 8,000 sq ft (LDRL). Board members suggested creating a new overlay or adjusting the LDRL zone to 7,200 sq ft to align with state law, while noting community opposition to increased height.
  • Building Types and Lot Width/Depth – The board declined to add new minimum lot width/depth requirements for specific building types, favoring flexibility and creativity over prescriptive rules.
  • Building Placement and Frontage Zones – The board agreed that frontage zones and orientation criteria need revisiting, especially for corner lots and ADUs on street‑facing lots. This will be a significant topic in future sessions.
  • Affordability Program – Staff noted that the existing affordability incentive program is unfunded and lacks enforcement capacity. The board discussed whether to retain the requirement or allow a blanket three‑unit‑per‑lot option. No decision was reached, but members suggested revisiting if applications increase.
  • Flag Lots – A lengthy debate occurred on flag lot subdivisions. Board member Lauren noted that flag lots (where all four sides become side setbacks) allow reduced setbacks (5–10 ft) compared to standard front/rear setbacks (25 ft). This enables greater density but impacts neighbors. The board agreed to include flag lot regulations in the major amendments and requested hypothetical examples for future discussion.

• Tree Code Update – Board members who missed the previous meeting (Judy, Nick, Isabel) were given a summary of the discussion on tree canopy goals. The working group aims for a modest increase of 2–5% above the current 32.4% canopy coverage. Focus areas include regulating tree removal on private residential property and linking policies to measurable outcomes.

Key Outcomes

• No formal votes or decisions were taken on the substantive code amendments. The meeting was informational and directional.
• The board endorsed forwarding the minor amendment package to City Council for consent, with the understanding that staff will present the complete list at the March 11, 2026 meeting for final review.
• The following items were designated for major code amendment discussions (to be scheduled later in 2026): ADU orientation and frontage type applicability, flag lot regulations, frontage zone definitions, and affordability program enforcement.
• The public hearing for tree code updates was tentatively moved to July 8, 2026, with a recommendation to Council in early August.
• The board agreed to hold extended discussions on the major amendments in mid‑May, incorporating illustrative examples of flag lots and frontage types.