Edmonds — City staff opened a public hearing July 22 on a permanent ordinance to replace an interim zoning rule for neighborhood centers and hubs, then heard roughly 20 minutes of public comment urging slower, more targeted change.

The ordinance presented by staff would convert the interim mixed‑use zone adopted in January into permanent development regulations aimed at encouraging walkable local services and a range of new housing types. “We tried to set development regulations or design standards that allow a variety of developments, and also provide community spaces to go to,” said Yousha, a city staff member, during the hearing.

The issue matters to residents because the zoning changes could allow greater density in short, focused areas of the city and affect tree cover, stormwater runoff and traffic patterns. Several speakers said the details in the draft code do not yet address site constraints and long‑term maintenance of public spaces.

Arlene Bonhams, a resident, asked council to retain protected slope lines at Westgate Center, saying developers could otherwise build “mammoth retaining walls” and remove trees that help control storm runoff. “Without trees to absorb storm runoff, the slopes will shed more water into the bottom of a commercial area, putting not just the new Westgate residents at risk of flooding, but those beyond it down Edmonds Way,” Bonhams said.

Neighbors near the proposed North Edmonds hub urged keeping specific parcels single‑family to protect North Stream Creek and avoid forcing costly road and stormwater upgrades. “The North Stream Creek goes through four of those properties…a 75‑foot critical area buffer is required, plus a 10‑foot setback,” said Scott Anderson, who requested the four parcels north of Grandview Street be excluded from the hub boundary.

Other speakers raised design and maintenance questions about the “common areas” developers would build to gain additional height or density. “I don’t think we want just paved areas with cement benches…If that’s going to be included as part of the incentive in order for developers to get a fourth floor, there should be standards,” said Valerie Filiverte, a resident.

A former planning board member, Alicia Crank, told council to consider likely second‑order effects of zoning changes, such as how reconfigured public spaces could affect events and traditions. She urged council to ask “is it permissible to do, but is it beneficial to do?” before approving broad changes.

Staff said they had offered webinars, open houses and neighborhood walks and that the draft permanent ordinance was available on the city website for comment. The planning board reviewed recommendations in advance; staff said deliberation by council would occur at a later meeting after the hearing so members could receive public input.

No formal vote or code adoption occurred at the hearing. Staff asked the public to submit further comments via the project web page and said council will take up deliberations at a future agenda date.

Why this matters: The zoning changes would guide where and how the city concentrates growth. Residents who testified cited environmental buffers, walkability, tree canopy and maintenance funding as determinants of whether higher density will preserve Edmonds’ character.

The council received the record of public comment and left the matter open for later deliberation and possible amendment of the draft permanent ordinance.