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Record of Proceedings

Edmonds Hearing Examiner Regular Meeting - July 23, 2026: Preliminary Five-Lot Unit Lot Subdivision at 222 3rd Ave. S

City Council & Boards — Monday, July 27, 2026
BodyEdmonds, Washington
SessionCity Council & Boards
DateMonday, July 27, 2026
StatusFILED
Video Record
0:00 / 25:02

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:03

I know it's gonna we know what's gonna be if you ever get this issue again.

0:07

I mean I can also show you how to fix it too.

0:11

It's pretty easy.

0:12

Okay.

0:12

Um thank you, Scott.

0:24

Uh time to let Phil know that he can join in after 10's the limit or something.

0:52

I don't know.

0:53

Okay, so here hey, great.

1:02

Okay.

1:07

Can you see me or hear me or can hear you just fine?

1:10

Uh wait not to be promoted to panelists or something.

1:14

I don't think there's I have any video at this point.

1:17

Um there we are.

1:34

Probably solved.

1:41

Great.

1:42

I'll sorry for the headaches.

1:44

Uh we had some problems with the account here this afternoon.

1:47

All right, let's see.

1:50

Still can't get the camera to work.

1:53

Let me, I think um, yeah, some in the last few weeks I've had with a couple places to due to security protocols.

2:01

My camera won't work, so I need to use my laptop then.

2:03

So I'm gonna get out of uh on my desktop here and get back on in my laptop.

2:08

I'll see you in just a minute.

2:10

Okay.

2:11

Yeah.

2:15

Okay, and I'm getting my camera set up here too.

2:18

Oh, I think it's on.

2:21

Sorry, Skynet.

2:26

So I code.

2:30

It's Skynet.

2:31

They're taking over our carrying examiner meetings.

2:38

Hi, Christine.

2:40

Hi, in uh my name's Joanne.

2:44

I'm just helping Tristan.

2:50

Nice to meet you.

2:51

Nice to meet you.

2:53

Hello.

2:58

Um I have a meeting that's occurring.

3:01

It's not on the calendar.

3:03

It's on the calendar every two weeks.

3:30

Oh yes.

3:49

There we go.

3:58

All right.

3:59

Okay, I think we got all the glitches out of the way, right?

4:02

It just took 15 or 20 minutes at this point.

4:04

Okay, so let's get started.

4:06

I'll have the recorder going on my end as well.

4:08

For the record, it is uh July 23rd, 2026, 320 p.m.

4:13

I'm full of our series examiner for the City of Edmunds.

4:17

You're holding a hearing on a unit lot subdivision.

4:19

This is for file number PLN 2025-030.

4:25

Um the hearing format today.

4:27

So we'll start off with the presentation from staff.

4:29

That'll be Mr.

4:29

Sewell give us an overview of of the staff report he prepared.

4:33

After him, we'll move on to uh applicant comments if they want to say anything.

4:36

Don't have to, but that'll be their chance after applicant.

4:40

Then we'll move on to public comments.

4:41

And Mr.

4:42

Sewell, do we have any members of the public in the hearing room today?

Discussion Breakdown — Share of Meeting
Land Use Regulations█████████████████████████████████████████████51%
Procedural███████████████████████████████████████████49%
Summary of Proceedings

Edmonds Hearing Examiner Regular Meeting - July 23, 2026

The Edmonds Hearing Examiner held a hybrid meeting on July 23, 2026, beginning at 3:20 PM after technical difficulties. The sole agenda item was a public hearing on a preliminary five-lot unit lot subdivision (PLN2025-0030) at 222 3rd Avenue South. Staff presented findings of compliance with subdivision, zoning, and comprehensive plan criteria. No members of the public attended or submitted comments, but the examiner allowed a one-week extension for written comments due to Zoom issues. The examiner noted the hearing was unusual because the project's design had already been approved by the Architectural Design Board (ADB) in December 2024, and the unit lot subdivision only changes the ownership model. The examiner indicated he would approve the subdivision.

Discussion Items

  • Staff Presentation: Mr. Sewell summarized the proposal: a quarter-acre site zoned RM 1.5 (multifamily residential downtown), currently a single-family residence with an approved demolition permit. The proposal creates separate lots for five townhouse units. The design was approved by the ADB in December 2024, and a Determination of Non-Significance under SEPA was issued. Building permits are under concurrent review. Staff concluded the subdivision complies with the subdivision ordinance, comprehensive plan, zoning code, and floodplain management (no floodplain on site). Key findings: adequate parking (10 spaces provided, 9 required), EV parking per unit, bicycle parking, site coverage at 45% maximum, density at half the maximum allowed. Engineering and fire provided preliminary approvals. A sidewalk upgrade is required. No public comments were received after the hearing notice.
  • Hearing Examiner Remarks: The examiner, Mr. Olbrex, acknowledged that the public hearing is somewhat procedural because the substantive design was already approved by the ADB. He noted that under state law, the only impacts that can be addressed are those from the change in ownership. He raised a question about safe walking conditions to schools, which was not considered by ADB. Staff confirmed sidewalks exist on the arterial frontage but did not have details on school bus stops. The examiner also responded to concerns raised in a single public comment letter regarding height measurement, garbage storage, and parking—all previously addressed by ADB or engineering reviews.
  • Applicant Comments: The applicant representatives stated they had nothing to add, confirming the proposal is solely a change in ownership model.

Key Outcomes

  • The hearing examiner closed the public hearing and indicated he would approve the subdivision due to compliance with all criteria. He stated he would issue a final decision within 10 business days.
  • The examiner admitted the ADB decision as Exhibit 15 into the record.
  • Due to Zoom technical issues, the examiner allowed a one-week period for any public who could not log in to submit written comments, with staff and applicant given an opportunity to respond if needed.

Meeting Transcript

I know it's gonna we know what's gonna be if you ever get this issue again. I mean I can also show you how to fix it too. It's pretty easy. Okay. Um thank you, Scott. Uh time to let Phil know that he can join in after 10's the limit or something. I don't know. Okay, so here hey, great. Okay. Can you see me or hear me or can hear you just fine? Uh wait not to be promoted to panelists or something. I don't think there's I have any video at this point. Um there we are. Probably solved. Great. I'll sorry for the headaches. Uh we had some problems with the account here this afternoon. All right, let's see. Still can't get the camera to work. Let me, I think um, yeah, some in the last few weeks I've had with a couple places to due to security protocols. My camera won't work, so I need to use my laptop then. So I'm gonna get out of uh on my desktop here and get back on in my laptop. I'll see you in just a minute. Okay. Yeah. Okay, and I'm getting my camera set up here too. Oh, I think it's on. Sorry, Skynet. So I code. It's Skynet. They're taking over our carrying examiner meetings. Hi, Christine. Hi, in uh my name's Joanne. I'm just helping Tristan. Nice to meet you. Nice to meet you. Hello. Um I have a meeting that's occurring. It's not on the calendar. It's on the calendar every two weeks. Oh yes. There we go. All right. Okay, I think we got all the glitches out of the way, right? It just took 15 or 20 minutes at this point. Okay, so let's get started. I'll have the recorder going on my end as well. For the record, it is uh July 23rd, 2026, 320 p.m. I'm full of our series examiner for the City of Edmunds. You're holding a hearing on a unit lot subdivision.

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