Neighborhood Centers and Hubs (NCH)

City of Edmonds

Edmonds adopted its 2024 Comprehensive Plan on December 17, 2024, in which neighborhood centers and hubs are designated to accommodate neighborhood scale multifamily and commercial uses. These developments are expected to occur gradually, rather than all at once.

Neighborhood centers and hubs are different in scale and character from the Highway 99 activity center where large scale multi family and commercial will occur.

The broader goal for these areas is to encourage services, amenities, open spaces, and walkable streetscapes that enhance the overall sense of community and reduce the need to drive to obtain services.

Conceptual map showing the location of Centers & hubs

Neighborhood Centers & Hubs

The Comprehensive Plan provides for

Four neighborhood Centers, namely

Five Corners
Westgate
Firdale
Medical District Expansion

Five Neighborhood Hubs, namely

North Bowl
Maplewood
East Sea View
West Edmonds Way, and
South Ballinger

These areas are the opportunities within the City to create vibrant, sustainable, walkable places that

Allow neighborhood scale multifamily residential, commercial and mixed uses, along with existing single-family housing
Requires height limits consistent with Comprehensive Plan maps for each center and hub. Allows mostly upto three stories or 30' but with exceptions in few locations for greater heights.
Allow a bonus floor height of additional 10’ as an incentive in certain centers or hubs, if approved, when a development proposal includes community amenities, such as a plaza, pocket park, or open space and more.
Requires off-street parking spaces and
Sets new design standards applicable only to these areas specifically

Under the state law, more multi family options needed to be allowed in cities like Edmonds.

The development code was due to be updated for this purpose by the end of 2024. To accomplish the update as close to the deadline as possible (after adopting the updated Comprehensive plan in December, 2024), an interim i.e temporary ordinance was approved by the City Council on Jan 14. This automatically expires in six months unless council takes another action sooner.

The interim ordinance will be replaced by a new version that could have some changes from the original and recognize more differences between the neighborhoods.

Interim Ordinance Summary

Click here to view the adopted Interim Ordinance

Interim Ordinance Overview

What does the interim code allow?

Allows small-scale multifamily residential along with retail, office , commercial uses
Allows renovation of existing single-family housing within the existing foot print
Limits building heights consistent with Comp Plan maps (max 3, 4, or 5-stories, as applicable) & specifies height in feet.

Height Allowed under the interim ordinance

Sub Districts	Standard Maximum height allowed	Standard maximum height allowed w/ 12' first floor	Standard Maximum height allowed w/ approved community benefits	Standard maximum height allowed w/ 12' first floor and approved community benefits
MU-3	30	33	NA	NA
MU-4	30	33	40	42
MU-5	40	42	50	52

Bonus floor height incentives are not additive and cannot be used with other incentives.

Would you like to share any other ideas for the bonus height incentive program?

Please click the link to complete this form.

https://www.jotform.com

Transition Zone: For any property in a center or hub that abuts or is immediately across the street from a single-family zoning district, the maximum height of a building within 20 feet of that property line is 30 feet (and any options for greater height are not permitted there).

Any options for greater height are not permitted within this 20'

Uses allowed under the interim ordinance

Any development may have a mix of permitted uses

SETBACKS

Street Side: Minimum 15 feet
Corner Lot Exception: Can be reduced to 10 feet
Side : Must be at least 10 feet
Rear : Must be at least 15 feet

For existing single-family houses and their accessory or secondary uses, the minimum setbacks are as stated in Chapter 16.20 ECDC .

Lot coverage:

Maximum 45% for multi-family and commercial
Maximum 35% for existing single-family house is 35%.

Land Use

Per the 2024 Comprehensive Plan Future Land Use, the designations for the centers and hubs has been changed to mixed use. Zoning map will be updated in compliance with the comprehensive plan future land use map.

Use the arrow on the right to view the area details of other neighborhood centers and hubs.
Use the +/- on the bottom right corner of the map to zoom in and out
Use the address search option on the top left corner to type in the address

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Click to Zoom onto each of the centers/hubs

Neighborhood Centers

Westgate

Five Corners

Medical District Expansion

Land use change from 2020 - 2024

Move the slide bar from one end to the other to view the zoning changes

Left: 2024 future land use, Right: 2020 zoning

Other key features of the interim ordinance

At least one street-facing building generally must be no further back than 20’ from primary street at property line.

For multifamily with more than 20 units, ground floor commercial space must equal at least 10% of ground floor footprint.

At street façade:

Window glazing totaling at least 50 sf for each 30 linear ft of wall
Garage to not comprise more than 50% of building front
Shall have at least two of the following:
- Articulated walls that have 18 or more inches of plane change every 30 feet
- Covered pedestrian entry, provided that the cover is: (a) at least one foot above the pedestrian entry door: (b) a minimum of seven feet in width and two feet in depth; and (c) attached to the building.
- Masonry base that extends at least three feet high from ground level
- Windows that result in 50% more transparent glazing area than otherwise required
- Landscaped courtyard that is at least one/third of the building width and at least ten feet deep.
- One balcony per unit above the ground floor that shares a common wall with the street-facing façade. Such balconies must be a minimum of two feet in depth and four feet in width and accessible from an interior room.

Parking requirement under the interim ordinance

Type of Use	Min # off street vehicular parking spaces required
Existing Single Family	same as now required per Ch. 17.20 ECDC
ADU	same as now required per Ch. 17.20 ECDC
Multi-family unit > 800 Sq. Ft	1.0
Multi-family unit 800 - 1200 Sq. Ft	1.25
Multi-family unit < 1200 Sq. Ft	1.75
Commercial (800 Sq. Ft) with on street parking available*	1.0
Commercial (400 Sq. Ft) with on street parking available*	1.0
Commercial less than 400 Sq.Ft	none
B&B / Guest unit	1.0

Any off-street parking must be provided at the side or rear of a building that fronts and is within twenty feet of a primary street.

Frequently Asked Questions

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What are neighborhood centers and hubs in the 2024 Comprehensive Plan?

Neighborhood centers and hubs are designated areas identified in Edmonds’ 2024 Comprehensive Plan designed to encourage mixed-use development, improve accessibility, and support community activities.

In these areas existing single family residential continue to be allowed. Redevelopment of lots need to include small-scale multifamily and/or commercial.

What is the purpose of the interim ordinance?

The interim ordinance was adopted to provide temporary regulations while the city continues to plan and implement changes related to the new neighborhood centers and hubs. It ensures that development aligns with the city’s long-term vision for growth, sustainability, and community well-being.

How long will the interim ordinance remain in effect?

The interim ordinance will remain in effect no longer than 6 months. Meanwhile the city is working to develop a permanent ordinance, which is expected to be adopted by late May 2025.

How will the neighborhood centers and hubs affect my property or neighborhood?

Property owners can keep the same uses the already have. If a property owner wants to add to or replace their existing uses consistent with the new code, they may do so but would still have to meet the other standards, including for critical areas and stormwater.

If your property is near one of these centers or hubs, you may see new opportunities for mixed-use development or increased community services.

Will there be new businesses or developments in the neighborhood centers and hubs?

Yes, overtime. The goal is to promote a mix of residential, retail uses, and public spaces. This could gradually lead to the creation of new businesses, public services, and housing in these areas and creating more choices and walkable options for residents.

Can I still make changes to my property during the interim period?

Yes, but any development must comply with the guidelines set forth in the interim ordinance. Once the permanent ordinance is adopted, the new developments must comply with the permanent ordinance.

The city will review development proposals to ensure they meet the requirements outlined in the ordinance, including environmental, design, and infrastructure considerations.

What kinds of developments are encouraged in these designated areas?

The City is aiming to encourage mixed-use developments that include multi-family residential to increase housing density, along with office spaces, commercial /retail, recreational and open spaces.

The interim ordinance provides a list of primary, secondary and prohibited uses within the centers and hubs.The goal is to provide a balance of various uses and provide an opportunity for community gathering spaces, open spaces, improve walkability while also preserving the city's quality of life and sustainability.

Are there any restrictions related to critical areas in the neighborhood centers and hubs?

Yes, critical areas such as wetlands, shorelines, and steep slopes are protected under city regulations, even within designated neighborhood centers and hubs. Any development within or near these critical areas must need to comply with specific rules to protect environmental resources, ensure public safety, and mitigate impacts. The city will carefully review all proposed developments to ensure they meet current codes for these sensitive areas.

Will any changes to zoning or building height in these centers affect the protections for critical areas?

No, protections for critical areas will remain in place regardless of changes to zoning or building heights. Any development near or within critical areas will still need to undergo detailed environmental review and comply with existing environmental regulations, including buffers, setbacks, and mitigation requirements.

How do I know if my property is part of the newly designated center / hub?

Future Land use map is published on the City’s GIS map. All the parcels that are marked either MU-3, MU-4 or MU-5 are areas within the new center or a hub. You can also use the search option within this story map under the ‘Zoning’ tab.

How can I stay informed about this process?

You can stay informed by visiting the City’s website, signing up for email updates, attending public hearings, and participating in workshops and community meetings. Your involvement will help shape the future of middle housing in your neighborhood.