01
The Rules in Edmonds
Edmonds is a Tier 2 city (2020 population about 42,900):
2
At least 2 homes per residential lot
4
At least 4 homes within a quarter-mile walk of a major transit stop
4
At least 4 homes with one affordable unit
The City of Edmonds publishes its HB 1110 implementation materials; our lot review applies the current adopted code to your parcel.
02
Two Very Different Edmonds Markets
The bowl and west of Highway 99
Higher land values, view corridors toward Puget Sound and the Olympics, and older homes on mid-size lots. Owner-grade duplexes and two-to-three townhome projects with premium finishes are the usual fit.
The Highway 99 corridor
Swift Blue Line stations put many residential blocks within a quarter-mile walk, unlocking the four-home minimum. Rental fourplexes and townhome rows make sense here.
03
Slopes, Bluffs and Drainage
Large parts of Edmonds sit on slopes, and some areas carry landslide hazard mapping. Expect:
- A geotechnical report for many sites
- Engineered retaining walls and foundation drainage
- Careful stormwater design, since runoff from new roofs travels downhill to neighbors
We screen critical areas in the first week of feasibility, before any design money is spent.
04
Designing for Edmonds Neighborhoods
- Pitched roofs and broken-up massing so two or three homes read like a large house
- Garages turned away from the street where the lot allows
- Landscaping that preserves privacy for existing neighbors
- Window placement that respects neighbors' views as well as capturing your own
05
Edmonds FAQ
QDoes the Sounder station count for the transit minimum?
Yes. Commuter rail stops are major transit stops under state law. Lots within a quarter-mile walk of Edmonds Station qualify, though many nearby parcels are commercial or downtown zoning rather than residential.
QCan I protect my view when the neighbor builds middle housing?
Private view easements or covenants can; zoning generally does not protect views.