Edmonds council hears public comment and staff briefing on middle-housing code changes tied to HB 1110

Edmonds city staff held a public hearing June 10 on revisions to the city’s development code to implement middle-housing requirements tied to the state’s House Bill 1110.

Planner Brad Shipley and Acting Planning and Development Director Mike Clugston described a package of changes intended to meet the state mandate while preserving local standards. Shipley said the state law "requires middle housing in all residential zones" and that, under the proposed code, "we must allow at least 2 units on all lots" and allow additional units in specific transit- proximate or affordability-triggered circumstances.

The proposed language adds design standards aimed at preventing “slot home” forms, requires visible primary entrances oriented to the public street unless the building is more than 50 feet from the street, and limits the combined width of garage doors on a façade to 60% of the façade length. Staff also proposed an option to scale cottage-housing unit density to parent-lot area and to temporarily classify certain attached single-family and cottage units under specific impact-fee categories while the city updates fee formulas.

Shipley said the city must also track long-term affordability when a unit qualifies for an up-to-four-unit affordability incentive; that tracking and enforcement would require ongoing staffing and program administration, and he described the work as "easily, a 1 FTE role." He outlined tasks for that position, including managing affordability covenants, applying for housing grants, and reporting to the council.

During the hearing, multiple residents urged tighter limits than staff proposed. Speakers including Dave Millett, Christine Ware and a neighborhood petition signer said parts of the draft go beyond what state law requires, pointing to potential increases in lot coverage, reduced setbacks and a “walkable overlay” that they said could harm street trees and pedestrian safety on higher‑traffic streets. Greg Brewer presented a petition from about 60 residents asking the council to "approve only the minimum development standards necessary for compliance with the state requirements and that do not exceed existing residential development standards." Several speakers asked the council to preserve landmark trees and remove overlay designations that would require building up to sidewalks on busy corridors.

Clugston and Shipley told council members the city is targeting a June 24 vote on the compliance package but that the code can be amended later. Shipley said impact-fee rules were being reviewed by Public Works and Parks and that the code currently assigns townhouses and some cottage units to specific fee categories while a more comprehensive fee update proceeds.

The council did not adopt the code at the June 10 meeting; the hearing record was closed and staff said a subsequent study session and a planned June 24 adoption vote would follow. Staff committed to return with additional materials, including finalized fee figures and a staffing proposal for administering middle-housing affordability compliance.