Langley Council Approves Downzoning Near Edgecliff Drive, Promising Debate
On December 5 the Langley City Council voted 3 to 2 to change zoning for parcels south of Edgecliff Drive from RS7200 to RS15000, a move supporters say will protect the bluff and reduce landslide risk. Opponents and some staff cautioned the decision could shrink housing supply and foreclose multifamily infill, with the ordinance set for a second reading on Dec. 15.
The Langley City Council formally approved a downzoning measure on December 5 that changes lots south of Edgecliff Drive from RS7200, which allows 7,200 square foot minimum lots, to RS15000, which requires 15,000 square foot minimum lots. The 3 to 2 vote followed a revisitation of a staff recommendation and set off a sharp debate about environmental protection, housing availability, and municipal land use priorities.
Supporters framed the move as a precaution to protect the bluff line and reduce the risk of landslides on a vulnerable stretch of coastline. Councilmember Rhonda Salerno emphasized bluff protection as a priority in council deliberations. Opponents, including some members of the planning staff, warned that the change will likely reduce the number of new homes that could be built in the area and limit opportunities for multifamily infill. Councilmember Chris Carlson highlighted the trade off between bluff safety and housing, noting the city could lose as many as roughly 70 potential dwelling units under the larger lot standard.
City staff presented an analysis that found limited difference in tree clearing outcomes between the RS7200 and RS15000 options, a finding that complicated arguments rooted solely in vegetation preservation. Staff and council discussion also addressed storm water and slope stability considerations, though technical mitigation measures were not the central point of the final vote.
The ordinance requires a second reading to become final and is scheduled for Dec. 15. Councilmembers were warned during the meeting that the decision could be revisited at future sessions or when new members are seated, signaling that the policy may not be immutable. Procedural confusion marked the session when a councilmember expressed regret after casting a vote, underscoring tensions within the body and the need for clear record keeping.
For Island County residents the decision tightens development options on a sensitive shoreline corridor and raises questions about local housing supply and affordability. Property owners south of Edgecliff Drive face immediate changes in allowable lot division and density. The close vote and upcoming second reading create an opportunity for residents to monitor the process, seek clarifying information from planning staff, and engage directly with councilmembers before the ordinance is finalized.
