Edmonds Planning Board starts overhaul of design review code; aims for clear, objective standards

Planning staff and board members began a multi-meeting effort to revise Edmonds’ design review code to meet state rules requiring clear, objective, ascertainable guidelines for design review and to reduce subjectivity in project reviews.

Planning staff Brad, who led the presentation, said the overhaul is driven by recent state guidance and a desire to shorten project review timelines. "We really need to focus on it," Brad told the board. "We want an objective not subjective." He recommended drafting objective criteria and supporting those with illustrations and tables so applicants and staff can more easily determine compliance.

Staff outlined three existing review tracks — administrative, the new Type 2A for small multifamily and certain Highway 99 projects, and a general elevated review that includes public notice and staff recommendations to the Architectural Design Board (ADB). He said state law limits design review to a single public meeting and forbids standards that reduce density, height, bulk or scale beyond underlying zoning.

Board members and staff discussed organizing standards by building type and street character rather than relying solely on zone table cross-references. Staff said a consultant will be engaged to produce illustrations and that draft language and a proposed organization of the design-review code would be returned to the board in coming meetings; staff said illustrative materials could be available by mid- to late March and that initial draft code text for discussion could be provided by the next meeting.

Members stressed streamlining submittal requirements so preliminary design review does not require costly civil engineering packages like final stormwater reports. Board member Lauren asked that some technical submittals be deferred until permit review, leaving design review focused on objective standards and character-defining elements.

Staff recommended prioritizing the most important, enforceable standards and using a phased approach: comply with the state’s deadline for objective standards first, then refine and consolidate chapters into a unified development code later in the year. Staff said they would email an "objective design standard toolkit" (Opticos/Optopolis and Commerce toolkits were discussed) and provide draft code language and illustrations for the board to review.