The Edmonds City Council on June 3 voted to keep a 35% maximum lot coverage standard for middle-housing developments in low-density residential areas, rejecting a planning-board recommendation to raise coverage to 45%.

The vote, 4–3, followed lengthy public comment and council discussion. Staff told the council it intends to return final code language in mid-August, and asked for a 60‑day extension of the existing interim ordinance that currently limits changes to home footprints in neighborhood centers and hubs.

Why it matters: The lot-coverage percentage controls how much of a property can be covered by structures; higher coverage allows denser building footprints. Council members who supported retaining 35% said the city is undergoing many concurrent code changes and they preferred minimum compliance now rather than larger immediate changes. Members who supported higher coverage argued it would give more design flexibility for smaller lots and support building units with more livable floor area.

Public comment and concerns: Several residents who live in center-and-hub areas asked the council not to prolong restrictions that limit homeowners’ ability to change single-family footprints while staff finalizes permanent code. Tara Allen said the interim ordinance, in place since Jan. 1, freezes the ability to alter home footprints and “makes it harder in the future for those of us in these hubs to make any changes to our footprint.” Margie Fields asked for clearer definitions of permeable surface and lot coverage; a council member noted that tree-code and stormwater rules also influence how much permeable green space remains on redeveloped lots.

Planning staff update and timeline: Mike Ludston of Planning and Development told council the interim ordinance (set to expire in July) will be extended for 60 days; the permanent code is slated for Planning Board public hearings and a final council action targeted for mid‑August. Acting Director Cluxton described ongoing outreach actions: public meetings, walk tours and Planning Board review. Staff emphasized the permanent code will be revised from the interim language and said a fuller package will be available after stakeholder input.

Key code points under discussion: Council and staff discussed allowances for accessory dwelling units (ADUs), secondary uses such as bed-and-breakfasts, and design standards including stepbacks adjacent to single-family properties. Council members asked staff to provide visual examples showing how stepbacks and design standards would appear on typical lots. Several council members and staff noted the state will publish additional guidance in coming months that could require future adjustments.

Votes and next steps: The council approved the 60‑day extension process and voted to retain 35% maximum lot coverage for multi-unit development in the current middle-housing code discussion (motion passed 4–3). Staff will return revised code language reflecting stakeholder input and additional Planning Board recommendations in July and August for final action.

What was not decided: Council did not adopt final permanent code language; questions remain about whether certain housing types — such as cottage housing — should receive special lot-coverage or density allowances, and how open space, tree retention and stormwater requirements will be enforced alongside any new lot-coverage rule.