STF10120001 Letter with Attachments.pdfJanuary 19, 2012
121 5th AVENUE NORTH - EDMONDS. WA 98020 ® (425) 771-0220 - FAX (425) 771-0221
www.admondswa.gov
DEVELOPMENT SERVICES DEPARTMENT
Mr. Jon Huff
Planning & Zoning Resource Corporation
100 NE 5th Street
Oklahoma City, OK 73104
RE: Zoning Compliance Letter — File No. STF20120001
23014 and 23020 Edmonds Way, Edmonds, WA
Dear Mr. Huff:
DAVE EA131JNG
MAYOR
This letter is in response to your inquiry received by the Planning Division on December 28, 2011
regarding the property located at 23110 Edmonds Way in Edmonds. Due to a somewhat recent
combination of parcels under File No. PLN20070085 and demolition of the previously existing buildings
in preparation of the current redevelopment of the site, the address 23110 Edmonds Way is no longer in
use, and instead the resulting two parcels of the lot combination are addressed 23014 and 23020 Edmonds
Way. In an email dated January 9, 2012, you stated that you would like the request to include the
addresses 23014 and 23020 Edmonds Way. Please refer to the attached map for clarification of the
boundaries of the subject site being addressed in this request (Attachment 1).
I have enclosed your receipt for this zoning compliance request. Specific answers to each of your
questions follow:
1. What is the current zoning of the property?
Please refer to the attached map (Attachment 1) for the zoning of the site. The current zoning of the
northern portion of the site (addressed 23014 Edmonds Way) is Multiple Family Residential —
Edmonds Way (RM -EW) pursuant to Edmonds Community Development Code (ECDC) Chapter
16.30. The current zoning of the southern portion of the site (addressed 23020 Edmonds Way) is
Community Business — Edmonds Way (BC -EW) pursuant to ECDC Chapter 16.50. Refer to
Attachment 1 for a zoning and vicinity map. Additionally, refer to the enclosed copies of ECDC
16.30 (Attachment 2) and ECDC 16.50 (Attachment 3) for information on the allowed uses and
applicable development regulations for the RM -EW and BC -EW zones respectively.
2. What are the abutting zoning designations?
Refer to the enclosed zoning and vicinity map for abutting zoning designations (Attachment 1). The
properties to the north of the subject site are located within the Multiple Family Residential (RM -1.5)
zone. The property adjacent to the northwest portion of the subject site is located within the Multiple
Family Residential (RM -1.5) zone, and the properties adjacent to the remaining western portion of the
site are located within the Single -Family Residential (RS -8) zone. The properties directly south of
the subject site across 232 d Street Southwest are located within the Neighborhood Business (BN)
zone. The properties to the southeast of the subject site across Edmonds Way are located within
unincorporated Snohomish County.
Inr°orprarotecd A"� usf 1 1, 1890
Sister City - Hekinan, Japan
3. Was this a Planned Unit Development? If so, could we please get a copy of the PUD?
No. The site is currently under construction for two new buildings, one of which is a multi -family
building and the other of which is a mixed-use building containing commercial and multi -family uses.
4. Is the property in any special, restrictive or overlay district?
The subject site is not located within an overlay district. The Comprehensive Plan designation for the
site is "Edmonds Way Corridor."
5. Is this site in compliance with the current Zoning Ordinance?
Construction is currently underway on the subject site. For the northern portion of the site (Parcel A
of lot line adjustment File No. PLN20070085, addressed 23014 Edmonds Way), a foundation permit
was issued under Permit No. BLD20110468, and a building permit for a new three story multi -family
residential building with 29 dwelling units and open parking below was issued under Permit No.
BLD20110566. The approved multi -family use of this parcel is a permitted use within the RM -EW
zone.
For the southern portion of the site (Parcel G of lot line adjustment File No. PLN20070085, addressed
23020 Edmonds Way), a foundation permit was issued under Permit No. BLD20110469, and a
building permit for a new four story mixed-use building with 60 dwelling units (commercial space on
the ground floor and apartments above) was issued under Permit No. BLD20110567. The approved
mixed use (multi -family and commercial) of this parcel is a permitted use within the BC -EW zone.
Any future tenants who propose to locate within the commercial portion of this building will be
reviewed for compliance with the allowed uses of the BC -EW zone.
Additional permits related to the current development of the site have been issued on both parcels,
including permits for a retaining wall, plumbing, fire connection, right-of-way construction, etc.
6. Are there any legal nonconforming issues?
There are no known nonconforming issues on the subject site.
7. Was this property granted any variances, special exceptions, conditional use permits, or zoning
relief of any kind? If so, please provide a copy of all the documents. If copies are unavailable,
would you briefly outline the conditions of the applicable document (excluding signage)?
The parcels that comprise the subject site were rezoned approximately five years ago to the current
zoning designations discussed above and indicated in the attached zoning map (Attachment 1). The
current redevelopment of the subject site was proposed following the rezoning of these parcels. No
variances, conditional use permits or zoning relief was necessary for the buildings currently being
constructed at the subject site.
8. To the best of your knowledge, do your records show any unresolved zoning code violations?
*Please note, this request is for open violations of which you are aware. PZR is not requesting
that an inspection be made.
Staff is not aware of any current zoning code violations on the subject site.
9. To the best of your knowledge, do your records show any unresolved building code violations
and/or complaints? *Please note, this request is for open violations of which you are aware.
PZR is not requesting that an inspection be made.
Staff is not aware of any current building code violations on the subject site.
10. Was this property developed with Site Plan approval? If so, could we get a copy of the
approved plan and/or conditions, which includes information pertaining to: use, density,
setbacks, height and parking?
As discussed above, several building permits have been issued for the construction of two new
buildings at this site and associated site improvements. Since there are several permits related to this
project, there is more than one site plan associated with the project. All records related to the
building permits are public record and you are welcome to request to view any documents related to
any of the permits that you may be interested in. Please note that the majority of the plans associated
with these building permits are large format, which require a fee of $5 per page, while smaller copies
are $0.15 per page. A reduced -format copy of the site plan from the permits for the two new
buildings (BLD20110566 and BLD20110567) is enclosed for your reference. If you would like to
obtain additional site, civil, or building plan information, please submit a "Request for Public
Records" specifying exactly which records you would like to view and/or to obtain copies of.
11. Were Certificates of Occupancy issued? If so, please provide all available copies. If copies are
unavailable, please 1111 out our attached form letter.
Construction of two new buildings is currently underway at this site. Therefore, certificates of
occupancy have not yet been issued. The certificates of occupancy will not be issued until
construction is completed and inspected and all applicable conditions of approval have been met.
In your request packet, you included two forms for us to complete regarding the issuance of certificates of
occupancy for multi -family buildings and single tenant businesses. Since there are certain cases where
the answers to the questions in these form may be "yes" and other cases where the answers may be "no", I
would suggest discussing these questions with a Permit Coordinator. They will be able to help describe
our process for issuing certificates of occupancy and the circumstances where certificates of occupancy
may or may not be issued. You may contact a Permit Coordinator to discuss your questions related to
certificates of occupancy Monday through Friday between 8:OOam and 4:30pm at (425) 771-0220.
I hope this addresses your questions. If you have any further questions, please do not hesitate to contact
me at (425) 771-0220, extension 1224.
Sincerely,
Jennifer Machuga, Associate Planner
Development Services Department
CITY OF EDMONDS
Attachments:
1. Zoning and Vicinity Map
2. ECDC Chapter 16.30 (Multiple Family Residential)
3. ECDC Chapter 16.50 (Community Business)
4. Site Plan
RDesignf.
23014 Edmonds
File r 0007 1 1:2400 Scale
0 150 300 Feet
Edmonds Community Development Code
Chapter 16.30
RM — MULTIPLE RESIDENTIAL
Sections:
16.30.000 Purposes.
16.30.010 Uses.
16.30.020 Subdistricts.
16.30.030 Site development standards.
16.30.040 Site development exceptions.
16.30.000 Purposes.
The RM zone has the following specific
purposes in addition to the general purposes
for residential zones of ECDC 16.00.010 and
16.10.000:
A. To reserve and regulate areas for a vari-
ety of housing types, and a range of greater
densities than are available in the single-fam-
ily residential zone, while still maintaining a
residential environment;
B. To provide for those additional uses
which complement and are compatible with
multiple residential uses. [Ord. 3627 § 1,
20071.
16.30.010 Uses.
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings;
3. Retirement homes;
4. Group homes for the disabled, foster
family homes and state -licensed group homes
for foster care of minors; provided, however,
that halfway houses and group homes licensed
for juvenile offenders are not permitted uses in
a residential zone of the city;
5. Boarding houses and rooming houses;
6. Housing for low income elderly in
accordance with the requirements of Chapter
20.25 ECDC;
7. Churches, subject to the requirements
of ECDC 17.100.020;
8. Primary schools subject to the
requirements of ECDC 17.100.050(G) through
(R); _
16-10.1
16.30.010
9. Local public facilities that are
planned, designated, and sited in the capital
improvement plan, subject to the requirements
of ECDC 17.100.050;
10. Neighborhood parks, natural open
spaces, and community parks with an adopted
master plan subject to the requirements of
ECDC 17.100.070.
B. Permitted Secondary Uses.
1. All permitted secondary uses in the
RS zone, if in conjunction with a single-family
dwelling;
2. Home occupations, subject to the
requirements of Chapter 20.20 ECDC;
3. The keeping of one domestic animal
per dwelling unit in multiple -family buildings;
4. The following accessory uses:
a. Private parking,
b. Private swimming pools and other
private recreational facilities,
c. Private greenhouses covering no
more than five percent of the site in total;
5. Commuter parking lots containing
less than 10 designated parking spaces in con-
junction with a church, school, or local public
facility allowed or conditionally permitted in
this zone. Any additionally designated parking
spaces that increase the total number of spaces
in a commuter parking lot to 10 or more shall
subject the entire commuter parking lot to a
conditional use permit as specified in subsec-
tion (D)(2) of this section, including commuter
parking lots that are located upon more than
one lot as specified in ECDC 21.15.075.
C. Primary Uses Requiring a Conditional
Use Permit.
1. Offices, other than local public facili-
ties;
2. Local public facilities not planned,
designated, or sited in the capital improvement
plan, subject to the requirements of ECDC
17.100.050;
3. Day-care centers;
4. Hospitals, convalescent homes, rest
homes, sanitariums;
(Revised 7/07)
Attachment
16.30.020
5. Museums, art galleries, zoos, and
aquariums of primarily local concern that do
not meet the criteria for regional public facili-
ties as defined in ECDC 21.85.033;
6. Counseling centers and residential
treatment facilities for current alcoholics and
drug abusers;
7. High schools, subject to the require-
ments of ECDC 17.100.050(G) through (R);
8. Regional parks and community parks
without a master plan subject to the require-
ments of ECDC 17.100.070.
D. Secondary Uses Requiring a Condi-
tional Use Permit.
1. Day-care facilities of any size to be
operated in a separate, nonresidential portion
of a multifamily residential dwelling structure
operated primarily for the benefit of the resi-
dents thereof;
16.30.030 Site development standards.
A. Table.
2. Commuter parking lots with 10 or
more designated parking spaces in conjunction
with a church, school, or local public facility
allowed or conditionally permitted in this
zone. [Ord. 3627 § 1, 2007].
16.30.020 Subdistricts.
There are established four subdistricts of the
RM zone, in order to provide site development
standards for areas which differ in topography,
location, existing development and other fac-
tors. These subdistricts shall be known as the
RM -1.5, RM —Edmonds Way (RM -EW), RM -
2.4, and RM -3 zones. [Ord. 3627 § 1, 2007].
Subdistrict
Minimum Lot
Area Per
Dwelling Unit4
(Sq. Ft.)
Minimum
Street
Setback2
Minimum
Side
Setback2
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
Minimum
Parking
(Spaces
Per Unit)
RM -1.5
1,500
15'
10'
15'
25'1'5
45%
2
RM -EW
1,500
15'
10'
15'
25'5'6'
45%
2
RM -2.4
2,400
15'
10'
15'
25'1'5
45%
2
RM -3
3,000
15'
15'
15'
25'1'5
45%
2
1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of
four inches in 12 inches or greater.
2 RS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
3 See Chapter 17.50 ECDC for specific parking requirements.
4 See definition of townhouse.
5 Maximum height for accessory structures of 15 feet.
6 The maximum base height of any building fronting on Edmonds Way may be increased to 30 feet if the following apply to the site
and proposed development:
(a) At least 50 percent of the parking for the subject building shall be enclosed inside a building or buildings;
(b) The subject property is at least five feet lower at its lowest elevation than any adjacent residentially (R) zoned property measured
at its lowest elevation; and
(c) The proposed development integrates low impact development techniques where reasonably feasible. For the purposes of this sub-
section, `low impact development techniques" shall include, but shall not be limited to, the following: the use of bioswales, green
roofs, and grasscrete. "Reasonably feasible" shall be determined based upon the physical characteristics of the property and its
suitability for the technique; cost alone shall not make the use of the impact development unreasonable or unfeasible.
7 In addition to any height bonus under note 6, the building may extend up to an additional five feet if all portions of the roof above the
height limit (after adding the height bonus under note 6) provide a minimum 15 percent slope or pitch.
(Revised 7/07) 16-10.2
Edmonds Community Development Code
B. Signs and Design Review. See Chapters
20.10 and 20.60 ECDC for regulations.
C. Location of Parking. No parking spaces
may be located within the street setback.
D. Landscaping. In addition to the land-
scaping requirements set forth in Chapter
20.13 ECDC, any development in the RM —
Edmonds Way zone shall retain at least 35 per-
cent of the existing healthy significant trees
within the side and rear setbacks of the devel-
opment site. The applicant shall retain an
arborist to determine the health of all signifi-
cant trees within the side and rear setbacks. For
the purposes of this section, "significant tree"
shall be defined as any tree with a caliper
greater than six inches measured at four feet
above grade. Where it is not reasonably feasi-
ble for the applicant to retain 35 percent of the
existing healthy significant trees within the
side and rear setbacks, the applicant may
replace any significant trees below the 35 per-
cent threshold as follows: each significant tree
removed that reduces the percentage. of
retained significant healthy trees below 35 per-
cent shall be replaced with three new trees,
each of no less than three-inch caliper mea-
sured at four feet above grade. [Ord. 3627 § 1,
2007].
16.30.040 Site development exceptions.
A. Housing for the Elderly. Housing
projects for the elderly are eligible for special
parking and density provisions. See Chapter
20.25 ECDC.
B. Satellite Television Antenna. Satellite
television antennas shall be regulated as set
forth in ECDC 16.20.050 and reviewed by the
architectural design board.
C. Setback Encroachments.
1. Eaves and chimneys may project into
a required setback not more than 30 inches.
2. Except as authorized by subsection
(C)(3) of this section, uncovered and unen-
closed porches, steps, patios, and decks may
project into a required setback not more than
one-third of the required setback, or four feet,
16.30.040
whichever is less; provided, that they are no
more than 30 inches above the ground level at
any point.
3. In the RM — Edmonds Way zone,
uncovered and unenclosed porches, steps,
patios, and decks may occupy up to one-half of
the required street setback area along
Edmonds Way; provided, that these structures
or uses are located no more than 20 feet above
the ground level at any point.
D. Corner Lots. Corner lots shall have no
rear setback; all setbacks other than street set-
backs shall be side setbacks. [Ord. 3652 § 1,
2007; Ord. 3627 § 1, 2007].
16-11 (Revised 2/09)
Edmonds Community Development Code
Chapter 16.50
BC — COMMUNITY BUSINESS
Sections:
16.50.000
BC and BC — Edmonds Way.
16.50.005
Purposes.
16.50.010
Uses.
16.50.020
Site development standards.
16.50.030
Operating restrictions.
16.50.000 BC and BC — Edmonds Way.
This chapter establishes two distinct zoning
categories, BC and BC — Edmonds Way. [Ord.
3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC — Edmonds Way zones have
the following specific purposes in addition to
the general purposes for business and commer-
cial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores,
offices, service establishments and amusement
establishments which offer goods and services
to the entire community;
B. To ensure compact, convenient develop-
ment patterns by allowing uses that are oper-
ated chiefly within buildings;
C. To allow for mixed-use development
which includes multiple dwelling unit(s) that
support business uses;
D. To implement the policies of Edmonds'
comprehensive plan for the Edmonds Way
Corridor;
E. To meet the goals of the Growth Man-
agement Act and the city of Edmonds' com-
prehensive plan for housing diversity and
economical vitality. [Ord. 3627 § 2, 2007;
Ord. 3147 § 1, 1997. Formerly 16.50.0001.
16.50.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwellings, as regulated
in RS -6 zone;
16-15
16.50.010
2. Retail stores, offices and service uses,
excluding intense uses, such as trailer sales,
used car lots (except as part of a new car sales
and service dealer), and heavy equipment sales
and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants
which use only nonflammable and nonexplo-
sive cleaning agents;
5. Printing, publishing and binding
establishments;
6. Bus stop shelters;
7. Community -oriented open air mar-
kets conducted as an outdoor operation and li-
censed pursuant to provisions in the Edmonds
City Code;
8. Multiple Dwelling Unit(s). This use
may not be located on the ground floor of a
structure;
9. Churches, subject to the requirements
of ECDC 17.100.020;
10. Primary and high schools subject to
the requirements of ECDC 17.100.050(G)
through (R);
11. Local public facilities subject to the
requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open
spaces, and community parks with an adopted
master plan subject to the requirements of
ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrica-
tion of goods incidental to a permitted or con-
ditional use;
2. Off-street parking and loading areas
to serve a permitted or conditional use;
3. Commuter parking lots in conjunc-
tion with a facility meeting the criteria listed
under subsections (C)(11) through (14) of this
section, except that the facility may also be
located along a designated transit route in
addition to an arterial or collector street.
C. Primary Uses Requiring a Conditional
Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
(Revised 7/07)
16.50.020
4. Amusement establishments;
5. Auction businesses, excluding vehi-
cle or livestock auctions;
6. Drive-in businesses;
7. Laboratories;
ucts;
8. Fabrication of light industrial prod-
9. Convenience stores;
10. Day-care centers;
11. Hospitals, convalescent homes, rest
homes, sanitariums;
12. Museums, art galleries, zoos, and
aquariums of primarily local concern that do
not meet the criteria for regional public facili-
ties as defined in ECDC 21.85.033;
16.50.020 Site development standards.
A. Table.
13. Counseling centers and residential
treatment facilities for current alcoholics and
drug abusers;
14. Regional parks and community
parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Condi-
tional Use Permit.
Outdoor storage, incidental to a per-
mitted or conditional use;
2. Aircraft landings as regulated by
Chapter 4.80 ECC. [Ord. 3627 § 2, 2007; Ord.
3353 § 4, 2001; Ord. 3269 § 2, 1999*; Ord.
3147 § 1, 19971.
*Code reviser's note: Ord. 3269 expired August 13,
2000. For provisions on the outdoor display of merchan-
dise, see Chapter 17.65 ECDC.
t The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of
the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design
and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a
pitch of less than 3 -in -12 are not allowed to protrude above the 25 -foot height limit unless they are part of an approved modulated
design.
3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to four feet in depth. Type III landscaping shall be located within
this setback. This landscaping may be located immediately adjacent to the building, or may be combined with other landscaping
within or adjoining the right-of-way. In addition, the third and fourth stories of any proposed building shall be further stepped
back an additional six feet from the street frontage along all street fronts;
(b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to complying with subsection
(a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residen-
tially (RS) zoned property;
(c) The proposed development integrates low impact development techniques where reasonably feasible. For the purposes of this sub-
section, `low impact development techniques" shall include, but shall not be limited to, the following: the use of bioswales, green
roofs, and grasscrete. "Reasonably feasible" shall be determined based upon the physical characteristics of the property and its
suitability for the technique; cost alone shall not render the use of low impact techniques unreasonable or unfeasible;
(d) The required setback from R zoned property shall be permanently landscaped with Type I landscaping permanently maintained
by the owner of the BC lot; and
(e) For any buildings fronting on Edmonds Way, the maximum height of the wall or facade along Edmonds Way shall not exceed 45
feet as measured at the Edmonds Way property line.
4 In addition to any height bonus under note 3, the building may extend up to an additional five feet if all portions of the building above
the height limit (after adding the height bonus under note 3) integrate distinctive architectural features that enhance and are integrated
(Revised 7/07) 16-16
Minimum
Minimum
Minimum
Minimum
Minimum
Street
Side
Rear
Maximum
Lot Area
Lot Width
Setback
Setback
Setback
Height
Maximum Floor Area
BC
None
None
None
Nonel
Nonel
25'2
3 sq. ft. per sq. ft. of lot area
BC—
None
None
None
Nonet
Nonel
35'34
3 sq. ft. per sq. ft. of lot area
Edmonds
Way
t The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of
the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design
and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a
pitch of less than 3 -in -12 are not allowed to protrude above the 25 -foot height limit unless they are part of an approved modulated
design.
3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to four feet in depth. Type III landscaping shall be located within
this setback. This landscaping may be located immediately adjacent to the building, or may be combined with other landscaping
within or adjoining the right-of-way. In addition, the third and fourth stories of any proposed building shall be further stepped
back an additional six feet from the street frontage along all street fronts;
(b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to complying with subsection
(a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residen-
tially (RS) zoned property;
(c) The proposed development integrates low impact development techniques where reasonably feasible. For the purposes of this sub-
section, `low impact development techniques" shall include, but shall not be limited to, the following: the use of bioswales, green
roofs, and grasscrete. "Reasonably feasible" shall be determined based upon the physical characteristics of the property and its
suitability for the technique; cost alone shall not render the use of low impact techniques unreasonable or unfeasible;
(d) The required setback from R zoned property shall be permanently landscaped with Type I landscaping permanently maintained
by the owner of the BC lot; and
(e) For any buildings fronting on Edmonds Way, the maximum height of the wall or facade along Edmonds Way shall not exceed 45
feet as measured at the Edmonds Way property line.
4 In addition to any height bonus under note 3, the building may extend up to an additional five feet if all portions of the building above
the height limit (after adding the height bonus under note 3) integrate distinctive architectural features that enhance and are integrated
(Revised 7/07) 16-16
Edmonds Community Development Code
16.50.020
into the overall design of the building. For purposes of this subsection, distinctive architectural features may include articulation,
changes of materials, offsets, angles or curves of facades, or the use of distinctive roof forms.
Examples of Modulated Roof Designs
30 -ft limit with modulated roof
'■■■rim■■w■w■A■■■■�►I J .._height
0-7 ED El 71
O O
30 -ft limit with modulated roof
�-
_ 25 -ft height limit
• E t■ I ■1■ LM.M.
� n��l �i38' h■�� j
\mil ■�■ fi�� .51111
B. Ground Floor. Development on the
ground floor shall consist of only commercial
uses to a minimum depth of 30 feet as mea-
sured from the street front of the building, with
the following exceptions or clarifications:
1. That in all areas the provision of
pedestrian access to permitted residential uses
is allowed.
2. This provision shall not apply when a
single-family use is the primary use on the
property.
3. With respect to, but only to, property
located on the Fifth Avenue entrance corridor,
south of Walnut Street, in which the first 60
feet of the building as measured from Fifth
Avenue consists only of commercial uses; and
with respect to which the subject property
shares a property line with single-family or
multifamily zoned properties, then multifam-
ily units may be located on the ground floor in
such a manner that they face the adjacent resi-
dentially zoned property.
4. In the BC — Edmonds Way zone,
where the street frontage of the total site pro-
posed for development exceeds 150 feet in
length, this requirement shall apply to only 60
percent of the ground floor street frontage of
any proposed building. The remaining 40 per-
cent may include any other uses permitted in
the BC — Edmonds Way zone, including, but
not limited to, off-street parking or live/work
space.
C. Signs, Parking and Design Review. See
Chapters 17.50, 20. 10, and 20.60 ECDC.
D. Density. There is no maximum density
for permitted multiple dwelling units.
E. Screening. The required setback from R
zoned property shall be permanently land-
scaped with trees and ground cover and perma-
nently maintained by the owner of the BC lot.
A six-foot minimum height fence, wall or solid
hedge shall be provided at some point in the
setback.
16-16.1 (Revised 7/07)
16.50.030
F. Satellite Television Antennas. Satellite
television antennas shall be regulated as set
forth in ECDC 16.20.050 and reviewed by the
architectural design board. [Ord. 3627 § 2,
2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1,
2004; Ord. 3492 § 1, 2004; Ord. 3256 § 1,
1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1,
1997].
16.50.030 Operating restrictions.
A. Enclosed Building. All uses shall be car-
ried on entirely within a completely enclosed
building, except:
1. Public utilities and parks;
2. Off-street parking and loading areas,
and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers' markets;
6. Limited outdoor display of merchan-
dise meeting the criteria of Chapter 17.65
ECDC.
B. Nuisances. All uses shall comply with
Chapter 17.60 ECDC, Performance Standards.
[Ord. 3627 § 2, 2007; Ord. 3320 § 3, 2000;
Ord. 3147 § 1, 19971.
(Revised 7/07) 16-16.2
Chapter 16.53
BP — PLANNED BUSINESS
Sect ons:
16.5A.000 Purpose.
16.53. 10 Uses.
16.53. 0 Site development
16.53 .00 Purpose.
The BP one has the following1pecific pur-
poses in a ition to the generaYpurposes for
business an commercial zone isted in Chap-
ter 16.401 C C:
A. To rese ve areas for yihose small scale
neighborhood-\co
and retail sery
goods and ser
basis by resid
areas.
B. To ensur
ment patterns w.
do not intrude i
borhoods.
C. To permi
trolled access b
not contribute s
tion.
D. To per *(
trian and
adjacent
E. To
site desi
shared
cels. [ c
adj
;�4il stores, offices
hments which offer
ed on an everyday
acent neighborhood
convenient develop -
de a transition to and
nt residential neigh -
uses w ich allow for con-
arterialaffic but which do
nificantI to traffic conges-
uses which
access to
=it commercial
is which allow
-ss with adjacent
3127 § 1, 19971.
for pedes-
nent from
use which utilize
for nd promote
co ercial par -
16.53 10 Uses.
A. Permitted Primary Uses,
1. Single-family dwellings in ccor-
dan e with the regulations applicable the
RS 6 zone, Chapter 16.20 ECDC;
2. Business or professional offices or
3. Small-scale retail sales or services nob
xceeding 5,000 square feet of cumulative
space on a site, such as convenience stores,
video stores, barber shops, beauty shops, gift