Planning board discusses neighborhoods, centers and hubs draft code; approves several map edits and narrows areas for residential exception overlays

City planning staff presented a draft rewrite of the Neighborhood Centers and Hubs ("NC Hubs") development code and accompanying map overlays, and the Edmonds Citizens Planning Board spent extensive time questioning standards for ground‑floor commercial, open space and amenity requirements, heights and setbacks before making several map‑specific decisions.

Planning staffer Navisha (last name given variously in the packet) opened the discussion with an overview of the draft's purpose: to encourage compact, walkable mixed‑use development that integrates public space, activates street frontages and provides a mix of housing. "The requirements for this overlay in specific is to have commercial within the first 45 feet depth from the street frontage, and at least 60% of the street frontage need to have this active commercial use," Navisha said, summarizing the ground‑floor commercial overlay proposed in the draft.

Key code elements presented and discussed

- Ground‑floor commercial overlay: staff proposed requiring active commercial uses for the first 45 feet of depth from the street and for at least 60% of a project's street frontage in parcels where the…