STF20120015+Attachments.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
October 19, 2012
The Planning & Zoning Resource Corporation
Attention: Karen Foreman
th
100 NE 5Street
Oklahoma City, OK 73104
nd
RE:Zoning Verification Letter 180 2Avenue South,Edmonds WA(“Edmonds Landing”)
Reference # 63456-3
Dear Ms. Foreman,
This letter is to confirm the following:
1.What is the current zoning of the property?
The current zoning of the property is
“Downtown Mixed Residential” (BD4)
pursuant to Edmonds Community
Development Code (ECDC) Chapter
16.43. Please refer to the attached copy of
ECDC Chapter 16.43 for information on
the allowable uses and applicable
development regulations for the BD4 zone.
2.What are the abutting zoning designations?
Please refer to the inset zoning map. This
site is surrounded by three streets: Dayton
nd
Street to the south, 2Avenue to the east,
and Sunset Avenue to the west. The adjacent zoning to the north is also BD4. Across the
street to the east is BD4, across the street to the west is BC (“Community Business”), and
across the street to the south is P (“Public Use”).
3.Was this a planned unit development?
The City of Edmonds has “planned residential developments” (PRDs) but not “planned
unit developments.” This property was neither a PRD nora PUD.
th
Development Services Department – Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov.
4.Is the property in any special restrictive or overlay district?
The property is within the Comprehensive Plan’s “Downtown/Waterfront Activity
Center” overlay. Applicable Comprehensive Plan goals and policies for this area are
attached.
5.Is this site in compliance with the zoning ordinance?
The Snohomish County Assessor’s Office indicates that the existing use of the site is a
“retirement home.” If this is correct, then yes, the “use” is in compliance with the zoning
code. The Assessor’s website indicates that the site was constructed in 2000. Pleasebe
aware that the zoning code changed in 2008.
6.Are there any legal nonconforming issues?’
No nonconforming issues have been identified at this time. The structure on the subject
property was constructed consistent with the requirements of the BC (“Community
Business”) zone. Since the zone has since changed to the new BD4 zone, it is possible
that there are now nonconforming issues on site because the BD4 zone has different site
development standards (i.e. required setbacks, maximum height, ground floor
requirements, etc.) than the BC zone.
7.Was this property granted any variances, special exceptions, conditional use permits, or
zoning relief of any kind? If yes, please provide a copy of these documents. If copies are
unavailable, briefly outline the conditions of the applicable document (excluding
signage)?
The subject property was granted a conditional use permit in 1999 (file CU-1997-115).
At the time of the conditional use permit application, the site was located in the BC zone
which requires a conditional use permit for convalescent homes as a primary use.
Therefore, a conditional use permit for the assisted living facility was required. A copy of
the conditional use permit is attached. Now that the property is located in the BD4 zone,
convalescenthomes are a permitted primary use without the need for a conditional use
permit.
8.To the best of your knowledge, do your records show any unresolved zoning code
violations?
No–none were found in our database.
9.To the best of your knowledge, do your records show any unresolved building code
violations and/or complaints?
No–none were found in our database.
10.Was this property developed with site plan approval?
Yes, the sitewas developed with site plan approval. The City has approved site plans and
buildingpermits for “Edmonds Landing” on file. There is a $5 large copy fee for a copy
of the site plan, which can be obtained through the City’s Building Division (call
425.771.0220 and ask to speak with a Permit Coordinator).
11.Were certificates of occupancy issued?
th
Development Services Department – Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov.
Yes, a certificate of occupancy was issued for the subject property. A copy of the
certificate is included for your reference.
I’d be happy to help you track down additional information should you so choose. If you have
any questions, please don’t hesitate to contact me at (425) 771-0220, extension 1778 or via email
at Gina.Janicek@EdmondsWA.gov. Thank you for your interest in development in Edmonds.
Sincerely,
Gina Janicek
Associate Planner
enc:ECDC 16.43:BD–Downtown Business
Comp Plan Excerpts –Downtown/Waterfront Activity Center
CU-117-115
Certificate of Occupancy
cc:File STF20120015
th
Development Services Department – Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov.
Chapter 16.43
BD – DOWNTOWN BUSINESS
Sections:
16.43.000 Purposes.
16.43.010 Subdistricts.
16.43.020 Uses.
16.43.030 Site development standards.
16.43.035 Design standards – BD1 zone.
16.43.040 Operating restrictions.
16.43.000 Purposes.
The BD zone has the following specific purposes in addition to the general purposes for business and
commercial zones listed in Chapter 16.40 ECDC:
A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses
supported by nearby residents and the larger Edmonds community, and as a destination for visitors from
throughout the region.
B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and
pedestrian-oriented design elements, while protecting downtown’s identity.
C. Identify supporting arts and mixed use residential and office areas which support and complement downtown
retail use areas. Provide for a strong central retail core at downtown’s focal center while providing for a mixture of
supporting commercial and residential uses in the area surrounding this retail core area.
D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-
scale retail, service, and multifamily residential uses. \[Ord. 3700 § 1, 2008\].
16.43.010 Subdistricts.
The “downtown business” zone is subdivided into five distinct subdistricts, each intended to implement specific
aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict
contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts
are:
BD1 – Downtown Retail Core;
BD2 – Downtown Mixed Commercial;
BD3 – Downtown Convenience Commercial;
BD4 – Downtown Mixed Residential;
BD5 – Downtown Arts Corridor. \[Ord. 3700 § 1, 2008\].
16.43.020 Uses.
A. Table 16.43-1.
Permitted UsesBD1BD2BD3BD4BD5
Commercial Uses
Retail stores or salesAAAAA
OfficesAAAAA
Service usesAAAAA
Retail sales requiring intensive outdoor display or
storage areas, such as trailer sales, used car lots
(except as part of a new car sales and service dealer),
and heavy equipment storage, sales or servicesXXXXX
Enclosed fabrication or assembly areas associated with
and on the same property as an art studio, art gallery,
restaurant or food service establishment that also
provides an on-site retail outlet open to the publicAAAAA
Automobile sales and serviceXAAXX
Dry cleaning and laundry plants which use only
nonflammable and nonexplosive cleaning agentsCAAAX
Printing, publishing and binding establishmentsCAAAC
Community-oriented open air markets conducted as an
outdoor operation and licensed pursuant to provisions
in the Edmonds City CodeAAAAA
Residential Uses
Single-family dwellingAAAAA
Multiple dwelling unit(s)AAAAA
Other Uses
Bus stop sheltersAAAAA
Churches, subject to the requirements of ECDC
17.100.020AAAAA
Primary and high schools, subject to the requirements
AAAAA
of ECDC 17.100.050(G) through (R)
Local public facilities, subject to the requirements of
ECDC 17.100.050CCCAC
Neighborhood parks, natural open spaces, and
community parks with an adopted master plan subject
to the requirements of ECDC 17.100.070AAAAA
Off-street parking and loading areas to serve a
permitted useBBBBB
Commuter parking lots in conjunction with a facility
otherwise permitted in this zoneBBBBX
Commercial parking lotsCCCCX
Wholesale usesXXCXX
Hotels and motelsAAAAA
Amusement establishmentsCCCCC
Auction businesses, excluding vehicle or livestock
auctionsCCCCC
Drive-in businessesCCACX
LaboratoriesXCCCX
Fabrication of light industrial products not otherwise
listed as a permitted useXXCXX
Day-care centersCCCAC
Hospitals, health clinics, convalescent homes, rest
homes, sanitariumsXCCAX
Museums and art galleries of primarily local concern
that do not meet the criteria for regional public facilities
as defined in ECDC 21.85.033AAAAA
Zoos and aquariums of primarily local concern that do
not meet the criteria for regional public facilities as
defined in ECDC 21.85.033CCCCA
Counseling centers and residential treatment facilities
for current alcoholics and drug abusersXCCAX
Regional parks and community parks without a master
plan subject to the requirements of ECDC 17.100.070CCCCC
Outdoor storage, incidental to a permitted useDDDDD
Aircraft landings as regulated by Chapter 4.80 ECCDDDDD
A = Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
X = Not permitted
For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for
conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met:
1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only
be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be
compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as
possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes
to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall
only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be
discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at
least two of the following:
a. Architectural features or details;
b. Artwork;
c. Landscaping. \[Ord. 3700 § 1, 2008\].
16.43.030 Site development standards.
. Table 16.43-2.
A
Minimum
Height of
Ground
Floor
within the
MinimumMinimumDesignated
Minimum MinimumMinimum
SideRearMaximumStreet
SubLotLot Street
1124
DistrictAreaWidthSetbackSetbackSetbackHeightFront
50000025'15'
BD1
50000025'12'
BD2
50000025'12'
BD3
3,50000025'12'
BD4
50000025'12'
BD5
1
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
Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
3
Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a
ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the
building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely
residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC
16.43.030(B)(8) for further details.
4
“Minimum height of ground floor within the designated street-front” means the vertical distance from top to
top of the successive finished floor surfaces for that portion of the ground floor located within the designated
street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of
the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. “Floor
finish” is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not
limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1
shows a ground floor height of 15 feet; note that the “finished” ceiling height is only approximately 11 feet in this
example.
5
Site development standards for single-family dwellings are the same as those specified for the RS-6 zone.
Designated Street Front for BD Zones
Map 16.43-1:
Ground Floor Height Measurement
Figure 16.43-1:
B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD
zones.
1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation
to the finished grade along the width of the side of the structure that is principally oriented to the designated
street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the
ground “floor” is considered to be the sum of the floor planes which, in combination, run the full extent of the
building and are closest in elevation to one another. For the purposes of this chapter, the definition of
“ground floor” contained in ECDC 21.35.017 does not apply.
2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all
properties lying within the BD zones. The designated street front is defined as the 45 feet measured
perpendicular to the street front of the building lot fronting on each of the mapped streets.
3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the
ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the
designated street front established in subsection (B)(2) of this section.
4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on
the ground floor within a designated street front as defined in subsection (B)(2) of this section, the elevation
of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining
sidewalk. “Grade” shall be as measured at the entry location. Portions of the ground floor outside the
designated street front of the building need not comply with the access requirements specified in this
section.
5. When the designated street front of a building is on a slope which does not allow both the elevation of the
entry and ground floor within the designated street front to be entirely within seven inches of the grade level
of the sidewalk, as specified in subsection (B)(4) of this section, the portion of the ground floor of the
building located within the designated street front may be designed so that either:
a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial
portion of the ground floor located within the designated street front is within seven inches of the grade
level of the entry; or
b. The building may be broken up into multiple frontages, so that each entry/ground floor combination
is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of determining where the
ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall
be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on
4th Avenue.
6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that
parking may be located on the ground floor so long as it is not located within the designated street front.
7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses
within the designated street front. Any permitted use may be located on the ground floor outside of the
designated street front.
8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to
develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and
BD3 zones in subsection (B)(7) of this section. As a second option, if more residential space is provided so
that the ground floor does not meet the commercial use requirements described in subsection (B)(7) of this
section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5
setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback
shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a
lattice pattern.
9. Within the BD5 zone, one option is to develop the ground floor with commercial space, meeting the same
requirements detailed for the BD2 zone in subsection (B)(7) of this section. When development of the
ground floor does not conform to these requirements, then development within the BD5 zone shall meet the
following requirements:
a. The building shall be oriented to 4th Avenue. “Orientation to 4th Avenue” shall mean that:
i. At least one building entry shall face 4th Avenue.
ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied
art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground
floor) level.
iii. If the building is set back from the street, landscaping and/or artwork shall be located between
the building and the street front.
b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for
new residential buildings if no other commercial use is provided on-site.
i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work
space into the ground floor design in such a way as to enable building occupants to use portion(s)
of their space for a commercial or art/fabrication use. “Live/work space” means a structure or
portion of a structure that combines a commercial or manufacturing activity that is allowed in the
zone with a residential living space for the owner of the commercial or manufacturing business, or
the owner’s employee, and that person’s household. The live/work space shall be designed so that
a commercial or fabrication or home occupation use can be established within the space.
BD5 Development
Figure 16.43-2:
Building at right (foreground) shows landscaping located between building and street.
Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to
the street.
10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (B)(1)
through (9) of this section apply with the following exceptions or clarifications:
a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a
permitted secondary use.
b. The restrictions on the location of residential uses shall not apply when a single-family use is the
only permitted primary use located on the property.
c. Existing buildings may be added onto or remodeled without adjusting the existing height of the
ground floor to meet the specified minimum height, so long as the addition or remodel does not
increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses
may occupy an existing space regardless of whether that space meets the ground floor requirements
for height.
d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor
commercial use requirement within the designated street front (e.g., when the first 45 feet of a building
are within a designated street front in the BD1 zone, parking may not be located within that 45 feet).
e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the
street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the
parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as
measured from the street front of the building be less than 30 feet.
f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to
the street consist only of commercial uses and permitted secondary uses, then permitted multiple-
family residential unit(s) may be located behind the commercial uses.
g. Recodified as ECDC 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the designated
street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit is 25 feet (see definition of “height” detailed in ECDC 21.40.030).
2. Step-Back Rules. The following rules apply when calculating the maximum building height for any
building in the specified zone(s) (see Figures 16.43-3 and 16.43-4 for illustrated examples).
a. Within the BD2, BD3, or BD4 zones, an additional five feet of building height, not to exceed 30 feet,
may be obtained if the building is designed to meet all of the following conditions:
i. A building step-back is provided within 15 feet of any street front. Within the 15-foot step-back,
the maximum building height is the lesser of 25 feet above grade at the property line (normally the
back of the sidewalk) or 30 feet above the “average level” as defined in ECDC 21.40.030. For
corner lots, a 15-foot step-back is required along both street fronts. If a building located on a
corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the
required step-back on both street fronts, then the step-back may be waived facing the secondary
street. This waiver may not be granted for building step-backs required from Fifth Avenue, Dayton
Street, or Main Street.
ii. A 15-foot step-back is provided from the property line opposite the street front. Within the 15-
foot step-back, the maximum building height is the lesser of 25 feet above grade or 30 feet above
the “average level” as defined in ECDC 21.40.030. For corner lots for which a 15-foot step-back is
required on more than one street front, there is no 15-foot step-back required from the property
line opposite each street front. For the purpose of determining step-back requirements, alleys are
not considered to be streets.
iii. A building setback, in which the entire building is set back from the property line, may be
substituted on a foot-for-foot basis for the required building step-back. For example, a five-foot
building setback can be combined with a 10-foot building step-back to meet the 15-foot step-back
requirement.
b. Within the BD1 zone, building height may be a maximum of 30 feet in order to provide for a minimum
height of 15 feet for the ground floor. The allowable building height is measured from the “average
level” as defined in ECDC 21.40.030.
3. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets one of the
following conditions. In addition, if the building is located within 15 feet of the public right-of-way,
architectural details and/or applied art shall be incorporated into the building design, and the ground floor
shall be distinguished from the upper portions of the building through the use of differences in materials,
windows, and/or architectural forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of
the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of
a steeper pitch, that break up the roof line into distinct segments.
b. If the building does not make use of a pitched roof system as described in subsection (C)(3)(a) of
this section, step-backs shall be required the same as for the BD2 zone, as described in subsection (C)
(2) of this section.
4. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following
architectural features are allowed to extend above the height limits specified in this chapter:
a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a
maximum of five feet above the specified height limit if it is designed as an integral architectural feature
of the roof and/or facade of the building. The decorative architectural element shall not cover more than
five percent of the roof area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any
building step-back required under subsection (C)(2) of this section; provided, that the railing is
constructed so that it has the appearance of being transparent. An example meeting this condition
would be a railing that is comprised of glass panels.
D. Off-Street Parking and Access Requirements. The parking regulations included here apply specifically within
the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions
contained in Chapter 17.50 ECDC, Off-Street Parking Regulations, the provisions of this chapter shall apply.
1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street.
2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4,
and BD5 zones.
3. No parking is required for any floor area in any building with a total building footprint of less than 4,800
square feet.
E. Open Space Requirements.
1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120
feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open
space. Open space shall not be required for additions to existing buildings that do not increase the building
footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line).
Such open space may be provided as any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food
service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story.
3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of
the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while
depth is measured perpendicular to the street lot line).
F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds
register of historic buildings.
1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the
provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the
requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the
building. The decision of staff shall be processed as a Type II development project permit application (see
Chapter20.01 ECDC).
a. Building step-backs required under subsection (C)(2) of this section.
b. Open space required under subsection (E) of this section.
2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds
register of historic buildings. Note that additional parking exceptions involving building expansion,
remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C).
3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on-site,
no off-street parking is required for any additional buildings or uses located on the same property. To obtain
this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County
protecting the exterior of the historic building and ensuring that the historic building is maintained in its
historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the
property. The easement shall continue even if the property is subsequently subdivided or any interest in the
property is sold.
G. Density. There is no maximum density for permitted multiple dwelling units.
H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and
permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be
provided at some point in the setback, except for that portion of the BD zone that is in residential use.
I. Signs, Parking and Design Review. See Chapters 17.50,20.10, and 20.60 ECDC. Sign standards shall be the
same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications
Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance
with the provisions of ECDC 16.20.050. \[Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008\].
16.43.035 Design standards – BD1 zone.
Design standards for the BD1 zone are contained in Chapter 22.43 ECDC. \[Ord. 3700 § 1, 2008\].
16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except:
1. Public uses such as 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 merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040;
8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Performance Standards. \[Ord. 3700 § 1, 2008\].
This page of the Edmonds City Code is current through Ord. 3868, City Website: http://www.ci.edmonds.wa.us
passed December 20, 2011.(http://www.ci.edmonds.wa.us)
Disclaimer: The City Clerk's Office has the official version of the Edmonds City. City Telephone: (425) 771-0245
Users should contact the City Clerk's Office for ordinances passed subsequent to Code Publishing Company
the ordinance cited above. (http://www.codepublishing.com/)
City of Edmonds
Comprehensive Plan
December, 2011
City of Edmonds Phone: 425.771.0220
121 5th Ave N Fax: 425.771.0221
Edmonds, WA 98020 Website: www.edmondswa.gov
H.Provide incentives to encourage adaptive reuse as an alternative to redevelopment of
historic structures in order to preserve these resources.
Downtown Waterfront Activity Center
A. Plan Context.
A number of public plans and projects have been taking shape in recent years, and
these will have a profound impact on the future of the city’s downtown waterfront area. Some of
these ongoing activities include:
Transportation planning and the Edmonds Crossing multimodal project which will move
the existing ferry terminal at the base of Main Street to a new multimodal transportation
center at Pt. Edwards.
Continued development of the city’s waterfront parks and walkways into an
interconnected necklace of public spaces.
The South County Senior Center is undertaking strategic planning to look at its facilities,
programs, and services.
Public access to the water and the naturalbeauty of the waterfront figures prominently in
the Port of Edmonds’ plans, including new plazas, improved walkways and public art.
Public pedestrian/bicycle access across the railroad tracks to the waterfront, in the
vicinity of the south end of the marina, near Marina Beach Park, should remain a high
priority.
Arts plans continue to be implemented throughout the downtown, including such
projects as the Edmonds Center for the Arts, the Artworks facility, and the continued
expansion of downtown festivals and events.
Edmonds Community College has expanded its downtown presence through new
initiatives with the Edmonds Floral Conference Center and is working with the Edmonds
Center for the Arts to enhance overall operations.
B. Downtown Vision.
Taken together,the goals and policies for the Downtown Waterfront Activity
Center present a vision for Edmonds downtown waterfront. By actively pursuing the ferry terminal’s
relocation, the City has set upon an ambitious and exciting course. It is a course that holds promise
for the downtown waterfront, but it is one that will require concerted action by the entire community,
including local, state and federal public officials, business groups and citizens. While the challenges
presented in this effort are substantial, the possible rewards are even greater, for with its existing
physical assets, future opportunities and the energy of its citizens, Edmonds has the potential to
create one of the region’s most attractive and vital city centers.
Components of the overall vision for the downtown waterfront area include:
The Edmonds Crossing multimodal transportation center provides convenient
transportation connections for bus, ferry, rail, auto and bicycle riders and makes
Edmonds an integrated node in the regional transportation system. The new terminal
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reduces negative impacts to downtown Edmonds while still providing a link between the
terminal and downtown Edmonds. The project provides the community with varied
transportation resources and an economic stimulus to the larger community.
Downtown is extended westward and connected to the shoreline by positive mixed-use
development as well as by convenient pedestrian routes.Redevelopment of the holding
lanes and SR-104 is pursued after the ferry terminal relocates to Point Edwards.
The shoreline features a full spectrum of recreational activities, park settings, marina
facilities, and supporting uses.
There is a more efficient transportation system featuring commuter and passenger trains,
increased bus service, pedestrian and bicycle routes, and adequate streets and parking
areas.
There is a more active and vital setting for new retail, office, entertainment and
associated businesses supported by both nearby residents and the larger Edmonds
community, and that attracts visitors from throughout the region.
The downtown supports a mix of uses, including traditional commercial and multi family
development with new mixed-use development types. Single family neighborhoods are a
part of this mix of uses, and contribute to the choice ofhousing and character of
downtown.
Opportunities for new development and redevelopment reinforce Edmonds’ attractive,
small town pedestrian-oriented character. Pedestrian-scale building height limits are an
important part of this quality of life, and remain in effect.
Provide incentives to encourage adaptive reuse as an alternative to redevelopment of
historic structures in order to preserve these resources.
Auto traffic is rerouted to minimize impact to residential neighborhoods.
C. Goals for the DowntownWaterfront Area.
To achieve this vision, goals for the Downtown
Waterfront Activity Center include:
Promote downtown Edmonds as a setting for retail, office, entertainment and associated
businesses supported by nearby residents and the larger Edmonds community, and as a
destination for visitors from throughout the region.
Continue to plan for and implement the Edmonds Crossing multimodal transportation
center at Pt. Edwards –pursuing the design, permitting, land acquisition and
development of the project.The completion of Edmonds Crossing will help address the
competing needs of three regional facilities (transportation, parks and open space –
including the Edmonds Marsh, and the Port of Edmonds) while providing opportunities
for redevelopment and linkagebetween downtown Edmonds and its waterfront.
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Define the downtown commercial and retail core along streets having the strongest
pedestrian links and pedestrian-oriented design elements, while protecting downtown’s
identity.
Identify supporting arts and mixed use residential and office areas which support and
complement downtown retail use areas. Provide for a strong central retail core at
downtown’s focal center while providing for a mixture of supporting commercial and
residential uses in the area surrounding this retail core area. Emphasize and plan for links
between the retail core and these supporting areas.
Focus development between the commercial and retail core and the Edmonds Center for
the Arts on small-scale retail, service, and multi-family residential uses.
Develop gateway/entrance areas into downtown which serve complementary purposes
(e.g. convenience shopping, community activities).
Explore alternative development opportunities in the waterfront area, such as specifically
encouraging arts-related and arts-complementing uses.
D. Transportation.
Primary goals of the City’s Downtown Waterfront Plan include integrating the
downtown core with the waterfront, improving pedestrian access and traffic circulation, and
encouraging mixed-use development. Current conditions limit the city's ability to achieve these plan
goals by making it difficult to move between the two areas, thereby minimizing the value of the
shoreline as a public resource and amenity while adversely affecting the potential for redevelopment.
A number of studies and public involvement projects have been completed to determine how to meet
the variety of transportation needs that converge within Downtown Edmonds. Following an initial
1992 Ferry Relocation Feasibility Study and a visioningfocus group convened by Edmonds’ Mayor
in April 1992, the importance of the conflicting transportation needs culminated in the City of
Edmonds, Washington State Ferries, and Community Transit signing a Memorandum of
Understanding (MOU) in November 1993. The MOU called for the cooperative development of
solutions to the conflicts between the City’s growth plans and ferry traffic in particular. In response
to that agreement, preliminary engineering and environmental analysis of alternatives began in late
1993.
In 1994, the Edmonds City Council held public hearings on the possibility of relocating the existing
ferry terminal and incorporating a new terminal within a larger multimodal project. As a result of the
hearings, the Council expressed support for a regional multimodal facility. The Council also
approved the 1994 Edmonds Downtown Waterfront Plan which specifically supported the facility’s
location at Pt. Edwards.
Further environmental review and facility definition resulted in a recommendation that an alternative
site (other than the existing Main Street location) should be developed as a multimodal facility
serving ferry, rail, bus, pedestrian, and bicycle travel needs.
Several alternative sites for the relocated ferry terminal and the proposed multimodal center were
evaluated as part of the early environmental screening process. During this screening process,
federal, state, regional, and local regulatory agencies—including affected Tribes—provided input
regarding issues that could impact selecting reasonable alternatives.
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Based on this extensive screening process, two alternatives were recommended for further analysis in
the Environmental Impact Statement process. A Draft Environmental Impact Statement (DEIS) was
issued on February 25, 1998, and the Final EIS was issued on November 10, 2004. Pt. Edwards is
the preferred alternative for a multimodal terminal site.
In addition to the transportation benefits of moving the existing ferry terminal, a number of
redevelopment opportunities will result within the downtown waterfront area. These range from park
and public access improvements to opportunities for significant redevelopment and connections
between the waterfront and downtown.
Figure 10.
Integration of the
remaining ferry pier
structure into
surrounding parks will
bea key public benefit
and opportunity.
Edmonds Crossing.
Edmonds Crossing is a multimodal transportation center proposed to be
constructed at Point Edwards, the former UNOCAL oil storage facility south of the Edmonds
Marina. This multimodal transportation center will provide the capacity to respond to growth while
providing improved opportunities for connecting various forms of travel, including rail, ferry, bus,
bicycle, walking and ridesharing.
The project is supported by local, regional, and state plans, including the Puget Sound Regional
Council’s Destination 2030 Metropolitan Transportation and VISION 2020 plan; Washington State
Ferries’ (WSF) System Plan for 1999-2018; Snohomish County’s countywide Transportation Plan;
the City of Edmonds Comprehensive Plan; and the Port of Edmonds Strategic Plan and Master Plan.
Edmonds Crossing will provide:
Intersection improvements at Pine Street and SR-104;
Interconnection of Amtrak service to Chicago and Vancouver, B.C., Sounder commuter
rail service between Everett and Seattle, andother regional transportation modes;
Connections to the regional transit system with direct bus service to communities
throughout the urban growth area;
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Enhanced ability for people to rideshare, bicycle and walk to connect with travel
opportunities at themultimodal center;
Improved safety and travel on Edmonds local streets and along SR-104 between the ferry
terminal and I-5.
Linkage between Navy facilities at Everett and on the Kitsap peninsula.
Figure 11.
Edmonds
Crossing
“preferred
alternative”
from the
2004 FEIS.
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The project includes:
A ferry terminal;
A train station;
A transit center for bus and regional transit, as well as the opportunity for riders to
connect to downtown businesses via a local circulator service;
The flexibility to operate the facility to respond to changing travel demands;
Safety features including grade separation of train traffic from other modes of travel,
designated vehicle parking and holding areas, and improved passenger waiting areas.
While the Edmonds Crossing project will directly benefit the transportation system, the project will
also provide significant benefits to downtown Edmonds. Completion of the project provides an
opportunity to redevelop the existing ferry terminal facilities and the related holding lanes in the
downtown area. Providing a connection from the new multimodal terminal to downtown Edmonds
will potentially bring more visibility and visitors to the downtown area.
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E. Plan Policies andImplementationStrategy.
The vision and goals for Downtown Waterfront
Activity Center are designed to present a coherent vision for future development in the area. To
implement this vision, a series of policies and an implementation strategy are intended to guide
future public and private actions.
Implementation Strategy.
Key issues tied to the viability and health of the downtown waterfront
area include using the Edmonds Crossing project to help resolve transportation issues, linking
downtown with the waterfront, and taking advantage of redevelopment opportunitiesarising from
emerging trends and public investments.
The largest single factor affecting the downtown waterfront area is the timing and construction of the
Edmonds Crossing project. Because of this, a two-phased downtown waterfront redevelopment
strategyis envisioned. The first phase includes actions taken before the existing ferry terminal is
relocatedto the Pt. Edwards site, and is intended to include actions taken to support ongoing
redevelopment and arts-related improvements downtown. This phase will also set the framework for
subsequent redevelopment after the terminal’s relocation. The second phase is aimed at
comprehensive redevelopment to link the downtown with the waterfront, better utilize shoreline
resources, increase economic viability and provide the setting for a broad range of community
functions.
Short Term Actions.Shortterm actions are those actions that can take place prior toconstruction of
the Edmonds Crossing project, generally in the next 5-7 years.
1.Plan for the Edmonds Crossing project at Pt. Edwards which includes relocation of the existing
ferry terminal. Planning should also include reuse of the current ferry terminal and related holding
area.
2.Improve the existing downtown rail station between Dayton and Main Streets in order to better
accommodate inter-city passenger and commuter rail service, including provisions for bus and
commuter traffic as well as pedestrian connections to the waterfrontand downtown. During the short
term planning period, evaluate the feasibility of retaining a commuter rail presence downtown after
the construction of Edmonds Crossing..
3.Plan for future joint public/private development of the area between SR-104 and the railroad
tracks. Planning activities could potentially include infrastructure planning, property acquisition,
parking management, development incentives and guidelines or modifications to land use regulations
(such as zoning or master planning). Although Amtrak and commuter rail service will be included as
a part of the Edmonds Crossing project, the City and transit service providers should examine
whether a commuter rail stop can be retained between Dayton and Main Streetsin order to provide
improved service and stimulate potential redevelopment of the surrounding area.
4.Upgrade secondary downtown streets for pedestrians. Implement the city’s public urban design
plan and street tree plan while expanding public amenities and streetscape improvements in areas
where these do not already exist. These improvements are particularly needed along Main and
Dayton Streets in the area between downtown and the waterfront in order to improve pedestrian
connections between downtown andthe waterfront area. Pedestrian improvements should be
combined with traffic improvement projects where applicable.
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5.Continue to promote shoreline management and public access to the city’s beaches, parks, and
walkways.
6.Continue implementing a continuous shoreline walkway (boardwalk/esplanade) from Brackett’s
Landing North to Point Edwards. Work with the Port of Edmonds to integrate recreation and marina
functions into the long term plan.
7.Work with the Senior Center to plan for long term needs for the senior center facilities and
programs.
8.Encourage a variety of housing to be developed as part of new development and redevelopment
of downtown properties. Housing should be provided to serve a diverse community, including single
family homes, multifamily apartments and condominiums, housing as part of mixed use
developments, and housing connected with live/work developments that could also encourage an
arts-oriented community in the downtown area. A special focus for arts-supporting live/work
arrangements could be in the corridor and nearby residential areas linking downtown with the
Edmonds Center for the Arts.
9.Begin improvements to mitigate ferry terminal traffic (and other traffic) increases, as envisioned
in the Edmonds Crossing project and the transportation element of the comprehensive plan.
10.Develop “gateways” at key entrances to the downtown area which enhance the identity and sense
of place for downtown. Gateways should signal that visitors are entering downtown Edmonds, and
should include elements such as public art, landscaping, signage and directional (“way-finding”)
aids.
LongTerm Actions.Long term actions are those actions that can take place during or after
construction of the Edmonds Crossing project, generally in the next 7-20years.
1.Complete a multi modal transportation center at Point Edwards for:
Rail (inter-city and commuter)
Ferry
Park & Ride/Auto
Bus
Pedestrian and shuttle connections to other features and amenities.
2.Complete redevelopment of the Point Edwards siteconsistent with an overall master plan that
provides for commercial or mixed use development compatible with the Edmonds Crossing project.
3.Coordinate circulation and public parking with Port development.
4.Continue to protect and enhance existing wetlands and continue to develop supporting non-
intrusive interpretive trails and exhibits.
5.Continue development of a “necklace” of shoreline parks with improvements, focusing on
missing links in the park and walkway system. Retain and expand existing parks, providing linkages
whenever property acquisitions or easements become available for public use.
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6.Encourage the development of centralized parking facilities as part of redevelopment projects.
Under the right circumstances, these types of facilities canprovide an efficient mechanism for
consolidating expensive parking improvements while freeing up land for more intensive and
desirable uses that support local housing, commercial, and pedestrian activities. Public/private
partnerships should be explored when the opportunity arises, both in private and public projects (e.g.
the commuter rail station downtown). Centralized parking facilities could be built as part of a master-
planned mixed-use development.
7.Redevelop the existing ferry terminal site at thebase of Main Street according to a master plan
after the existing ferry terminal has been relocated to Point Edwards. This is a unique location,
situated in the midst of a continuous park and beach setting, and provides opportunities for
public/private partnerships. Ideas to be pursued include public “festival” entertainment or activity
space, visitor moorage, park and public walkways, and other uses that would encourage this as to
become a destination drawing people from south along the waterfront and eastward up into
downtown. Redevelopment of this area should be done in a manner that is sensitive to and enhances
the views down Main Street and from the adjoining parks and public areas.
8.Redevelop the area from the east side ofSR-104tothe railroad tracks, from Harbor Square to
Main Street, according to a mixed use master plan. This area could provide a significant opportunity
for public/private partnerships. Under the right circumstances, consolidated parking or a pedestrian
crossing to the waterfront could be possible as part of a redevelopment project. Every opportunity
should be taken to improve the pedestrian streetscape in this area in order to encourage pedestrian
activity and linkages between downtown and the waterfront. Uses developed along public streets
should support pedestrian activity and include amenities such as street trees, street furniture, flowers
and mini parks. Main and Dayton Streets should receive special attention for public art or art
integrated into private developments to reinforce the visual arts theme for downtown. Redevelopment
of this area should also take advantage of the ability to reconfigure and remove the ferry holding
lanes paralleling SR-104 once the Edmonds Crossing project is developed.
9.Support redevelopment efforts that arise out of planning for the long term needs of the senior
center. These plans should reinforce the center’s place in the public waterfront, linking the facility to
the walkways and parks along the shoreline.
10.New development and redevelopment in the downtown waterfront area should be designed to
meet overall design objectives and the intent of the various “districts” described for the downtown
area.
Downtown Waterfront Plan Policies.
The following policies are intended to achieve the goals for
the downtown waterfront area:
E.1.Ensure that the downtown waterfront area continues –and builds on –its function as a key
identity element for the Edmonds community.
E.2.Future development along the waterfront should support the continuation and compatible design
of three regional facilities: Edmonds Crossing at Pt. Edwards; the Port of Edmonds and its master
plan; and the regional parks, beaches and walkways making up the public shoreline.
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E.3.Utilize the Point Edwards site to its best community and regional potential by developing a
multimodal transit center with compatible development in the surrounding area.In addition to the
regional benefits arising from its multi modal transportation function, an essential community benefit
is in removing intrusive ferry traffic from the core area which serves to visually and physically
separate downtown from the waterfront.
E.4.Establish a Point Edwards multimodal transportation center which provides convenient
transportation connections for bus, ferry, rail, auto, pedestrians and bicycle riders and makes
Edmonds an integrated node in the regional transportation system. The new terminal should be
planned to reduce negative impacts to downtown Edmonds–such as grade separation/safety
concerns and conflicts with other regional facilities –while providing the community with unique
transportation resources and an economic stimulus to the larger community.
E.5.Extend Downtown westward and connect it to the shoreline by encouraging mixed-use
development andpedestrian-orientedamenities and streetscape improvements, particularly along
Dayton and Main Streets.Development in this area should draw on historical design elements found
in the historic center of Edmonds to ensure an architectural tie throughout the Downtown Area.
Pursue redevelopment of SR-104 and the existing holding lanes once the ferry terminal moves to
Point Edwards.
E.6.Enhance Edmonds’ visual identity by continuing its pedestrian-scale of downtown development,
enhancing its shoreline character, and protecting and building on the strong visual quality of the “5th
and Main” core.
E.7.Improve traffic conditions by removing ferry traffic impacts from the downtown core.
E.8.Improve and encourage economic development opportunities by providing space for local
businesses and cottage industries and undertaking supporting public improvement projects. Of
particular significance is the enhancement of economic development opportunities resulting from the
Edmonds Crossing project and the enhancement of Edmonds as an arts and water-oriented
destination.
E.9.Enhance shoreline features to include a full spectrum of recreational activities, park settings,
natural features (such as the Edmonds Marsh), and marina facilities.Improve public access to the
shoreline and link waterfront features by establishing a continuous esplanade along the shoreline.
The esplanade will be constructed over time through public improvements and Shoreline Master
Program requirements placed on private development.
E.10.Provide a moreefficient transportation system featuring improvedbus service, pedestrian
and bicycle routes,andadequate streets and parking areas.
E.11.Encourage a more active and vital setting for new retail, office, entertainment and
associated businesses supported by nearby residentsand the larger Edmonds community, downtown
commercial activity and visitors from throughout the region.
E.12.Support a mix of uses downtown which includes a variety of housing, commercial, and
cultural activities.
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E.13.Support the development and retention of significant public investments in the
downtown waterfront area, including government and cultural facilities that help draw residents and
visitors to downtown.
E.14.Encourage opportunities for new development and redevelopmentwhich reinforce
Edmonds’attractive, small town pedestrian oriented character. Provide incentives to encourage
adaptive reuse as an alternative to redevelopment of historic structures in order to preserve these
resources. These historic structures are a key component of the small town character of Edmonds and
it’s economic viability. Height limits that reinforce and require pedestrian-scale development are an
important part of this quality of life, and should be implemented through zoning regulations and
design guidelines.
E.15.Provide greater residential opportunities and personal services within the downtown,
especially to accommodate the needs of a changing population.
E.16.Provide for the gradual elimination of large and inadequately landscaped paved areas.
E.17.Provide pedestrian-oriented amenities for citizens and visitors throughout the downtown
waterfront area, including such things as:
Weather protection,
Street trees and flower baskets,
Street furniture,
Public art and art integrated into private developments,
Pocket parks,
Signage and other way-finding devices,
Restrooms.
E.18.Strive for the elimination of overhead wires and poles wheneverpossible.
E.19.Coordinate new building design with old structure restorationand renovation.
E.20.Develop sign regulations that support the pedestrian character of downtown, encouraging
signage to assist in locating businesses and public and cultural facilities while discouraging obtrusive
and garish signage which detracts from downtown pedestrian and cultural amenities.
E.21.Providelighting forstreetsand public areas that is designed to promote comfort,
security, and aesthetic beauty.
E.22.Building design should discourage automobile access and curb cuts that interfere with
pedestrian activity and break up the streetscape. Encourage the use of alley entrances and courtyards
to beautify the back alleys in the commercial and mixed use areas in the downtown area.
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Downtown Waterfront Districts.
In addition to the goals and policies for the downtown
waterfront area, the Comprehensive Plan Map depicts a number of districts in the downtown
waterfront area. These districts are described below.
th
Retail Core.The area immediately surrounding the fountain at 5and Mainand extending along
Main Street and Fifth Avenue is considered the historic center of Edmonds and building heights
shall be pedestrian in scale and compatible with the historic character of this area.To encourage
a vibrant downtown, first floor spaces should be designed with adequate ceiling height to
accommodate a range of retail and commercial uses and the entry situated at street level. Uses are
encouraged to be retail-compatible (i.e. retail or compatible service –e.g. art galleries,
restaurants, real estate sales offices and similar uses that provide storefront windows and items
for sale to the public that can be viewed from the street). The street front façades of buildings
must provide a high percentage of transparent window area and pedestrian weather protection
along public sidewalks. Design guidelines should provide for pedestrian-scale design features,
differentiating the lower, commercial floor from the upper floors of the building. Buildings
situated around the fountain square must be orientated to the fountain and its associated
pedestrian area.
Arts Center Corridor.The corridor along 4th Ave N between the retail core and the Edmonds
Center for the Performing Arts. To encourage a vibrant downtown, first floor spaces should be
designed with adequate ceiling height to accommodate a range of retail and commercial uses,
with commercial entries being located at street level. Building design and height shall be
compatible with the goal of creating a pedestrian orientedarts corridorwhile providing
incentives for the adaptive reuse of existing historic structures.Building entries for commercial
buildings must provide pedestrian weather protection. Design guidelines should provide for
pedestrian-scale design features, differentiating the lower floor from the upper floors of the
building. The design of interior commercial spaces must allow for flexible commercial space, so
that individual business spaces can be provided with individual doorways and pedestrian access
directly to the public sidewalk. The streetscape should receive special attention, using trees,
landscaping, and public art to encourage pedestrian activity. Private development projects should
also be encouraged to integrate art into their building designs. Where single family homes still
exist in this area, development regulations should allow for “live-work” arrangements where the
house can accommodate both a business and a residence as principal uses. Uses supporting the
arts center should be encouraged –such as restaurants, cafés, galleries, live/work use
arrangements, and B&Bs.
Downtown Mixed Commercial.To encourage a vibrant downtown, first floor spaces should be
designed with adequate ceiling height to accommodate a range of retail and commercial uses.,
with commercial entries at street level. Buildings can be built to the property line. Building
heights shall be compatible with the goal of achieving pedestrian scale development.The first
floor of buildings must provide pedestrian weather protection along public sidewalks. Design
guidelines should provide for pedestrian-scale design features, differentiating the lower,
commercial floor from the upper floors of the building. The design of interior commercial spaces
must allow for flexible commercial space, so that individual business spaces can be provided
with individual doorways and pedestrian access directly to the public sidewalk. When the rear of
a property adjoins a residentially-designated property, floor area that is located behind
commercial street frontage may be appropriate for residential use. Where single family homes
still exist in this area, development regulations should allow for “live-work” arrangements where
the house can accommodate both a business and a residence as principal uses.
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Downtown Mixed Residential.In this area, commercial uses would be allowed but not required
(i.e. buildings could be entirely commercial or entirely residential, or anything in between).
Height and design of buildings shall conform to the standards of the Downtown Mixed
Commercial District. Buildings facing the Dayton Street corridor should provide a pedestrian-
friendly streetscape, providing pedestrian amenities and differentiating the ground floor from
upper building levels.
Downtown Master Plan.The properties between SR-104 and the railroad, including Harbor
Square, the EdmondsShopping Center (former Safeway site), and extending past the Commuter
Rail parking area up to Main Street. This area is appropriate for design-driven master planned
development which provides for a mix of uses and takes advantage of its strategic location
between the waterfront and downtown. The location of existing taller buildings on the
waterfront, and the site's situation at the bottom of “the Bowl,” could enable a design that
provides for higher buildings outside current view corridors. Any redevelopment in this area
should be oriented to the street fronts, and provide pedestrian-friendly walking areas, especially
along Dayton and Main Streets. Development design should also not ignore the railroad side of
the properties, since this is an area that provides a “first impression” of the city from railroad
passengers and visitors to the waterfront. Art work, landscaping, and modulated building design
should be used throughout any redevelopment project.
Shoreline Commercial. The waterfront, west of the railroad tracks between the public beaches
and the Port (currently zoned CW). Consistent with the City's Shoreline Master Program, this
area should allow a mix of public uses, supporting commercial uses, and water-oriented and
water-dependent uses. Building heights shall be compatible with the goal of achieving pedestrian
scale development while providing incentives to encourage public view corridors. Roof and
building forms should be an important consideration in design guidelines for this area, because of
its high sensitivity and proximity to public open spaces. Redevelopment should result in singular,
landmark buildings of high quality design which take advantage of the visibility and physical
environment of their location, and which contribute to the uniquecharacter of the waterfront.
Pedestrian amenities and weather protection must be provided for buildings located along public
walkways and street fronts.
Master Plan Development. The waterfrontareasouth of Olympic Beach, including the Port of
Edmonds andthe Point Edwards and multi modal developments.This area is governed by master
plans for the Port of Edmonds, Point Edwards, and the Edmonds Crossing project asdescribed in
anFEISissued on November 10, 2004.These areas are also developed consistent with the City's
Shoreline Master Program, as it applies.
Downtown Convenience Commercial. This is the south end of 5th Ave, south of Walnut.
Commercial uses would be required on the first floor, but auto-oriented uses would be permitted
in addition to general retail and service uses. To encourage a vibrant downtown, first floor spaces
should be designed with adequate ceiling height to accommodate a range of retail and
commercial uses. Weather protection would still be required, but to a lesser degree than the retail
core and only when the building was adjacent to the sidewalk. Height and design of buildings
shall conform to the standards of the Downtown Mixed Commercial District. When the rear of a
property adjoins a residentially-designated property, floor area that is located behind the
commercial street frontage may be appropriate for residential use.
Planned Residential-Office.Several properties lie along the railroad on the west side of Sunset
Ave between existing commercial zoning and Edmonds Street. This area is appropriate for small-
scale development which provides for a mix of limited office and residential uses which provide
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a transition between the more intensive commercial uses along Main Street and the residential
uses along Sunset Ave. Becausethe area of this designation is located adjacent to commercial
development to the south, the railroad to the west,and is near both multiple family and single-
family residential development, this area should act as a transition between theses uses. Building
design for this area should be sensitive to the surrounding commercial, multiple family and
single-family character.
Downtown Design Objectives.
As a companion to the districts outlined above, general design
objectives are included for the downtown waterfront area. These objectives are intended to
encourage high quality, well designed projects to be developed in the downtown waterfront area
that reflect the values of the citizens of Edmonds.
1. SITE DESIGN
The development of parking lots, pedestrian walkways and landscaping features is an integral
part of how a building interacts with its site and its surrounding environment. Good design and
site planning improves access by pedestrians, bicycles and automobiles, minimizes potential
negative impacts to adjacent development, reinforces the character and activities within a
district and builds a more cohesive and coherent physical environment.
Vehicular Access and Parking
a. Minimize the number of driveways (curb cuts) in order to improve pedestrian, bicycle and auto
safety by reducing the number of potential points of conflict. When alleys are present, these are
the preferred method of providing vehicular access to a property and should be used unless there
is no reasonable alternative available.
b. Design site access and circulation routes with pedestrians’ comfort and ease of access in mind.
c.Provide adequate parking for each development, but keep cars from interfering with the
pedestrian streetscape.
d. In the Retail Core, adopt a “park and walk” policyto reinforce pedestrian safety and ease of
access.Within the Retail Core, new curb cuts shouldbe discouragedand there shouldbe no
requirement to provide on-site parking.
e. Create parking lots and building service ways that are efficient and safe for both automobiles
and pedestrians, but that do not disrupt the pedestrian streetscape.
f. Provide safe routes for disabled people.
Pedestrian Access and Connections
a. Improve streetscape character to enhance pedestrian activity in downtown retail, general
commercial, and residential areas.
b. Improve pedestrian access from the street by locating buildings close to the street and
pedestrian sidewalks, and defining the street edge. Cross walks at key intersections should be
accentuated by the use of special materials, signage or paving treatments.
c. In all of the retail and commercial downtown districts, pedestrian access to buildings should be
maximized, enabling each retail or commercial space at street level to be directly accessed from
the sidewalk.
d. Encourage the use of mass transit by providing easy access to pleasant waiting areas.
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Building Entry Location
a. Create an active, safe and lively street-edge.
b. Create a pedestrian friendly environment.
c. Provide outdoor active spaces at the entry to retail/commercial uses.
d. Commercial building entries should be easily recognizable and oriented to
the pedestrian streetscape by being located at sidewalk grade.
Building Setbacks
a. Provide for a human, pedestrian-friendly scale for downtown buildings.
b. Create a common street frontage view with enough repetition
to tie each site to its neighbor.
c. Provide enough space for wide, comfortable and safe
pedestrian routes to encourage travel by foot.
d. Create public spaces to enhance the visual attributes of the
development and encourage outdoor interaction.
Building/Site Identity
a. Do not use repetitive, monotonous building forms and
massing in large mixed use or commercial projects.
b. Improve pedestrian access and way-finding by providing variety in building forms, color,
materials and individuality of buildings.
c. Retain a connection with the scale and character of the Downtown Edmonds through the use of
similar materials, proportions, forms, masses or building elements.
d. Encourage new construction to use design elements tied to historic forms or patterns found in
downtown.
Weather Protection
a. Provide a covered walkway for pedestrians
traveling along public sidewalks in
downtown.
b. Protect shoppers and residents from rain
or snow.
c. Provide acovered waiting area and
walkway for pedestrians entering a building,
coming from parking spaces and the public
sidewalk.
Lighting
a. Provide adequate illumination in all areas used by pedestrians, including building entries,
walkways, bus stops, parkingareas, circulation areas and other open spaces to ensure a feeling of
security.
b. Special attention should be paid to providing adequate public lighting to encourage and
support nighttime street activity and safety for pedestrians.
c. Minimize potential for light glare to reflect or spill off-site.
d. Create a sense of welcome and activity.
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Signage
a. Protect the streetscape from becoming cluttered.
b. Minimize distraction from the overuse of advertisement elements.
c. Provide clear signage to identifyeach distinct property or business and
to improve orientation and way-finding downtown.
d. Use graphics or symbols to reduce the need to have large letters.
e. Lighting of signs should be indirect or minimally backlit to display
lettering and symbols or graphic design instead of broadly lighting the
face of the sign.
f. Signage and other way-finding methods should be employed to assist
citizens and visitors in finding businesses and services.
g. Signage should be given special consideration when it is consistent
with or contributes to the historic character of sites on the Edmonds Register of Historic Places.
Site Utilities, Storage,
Trash and Mechanical
a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and
composting.
b. Minimize noise and odor.
c. Minimize visual intrusion.
d. Minimize need for access/paving to utility areas
Art and Public Spaces
a. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be
provided as a normal part of the public streetscape. Whenever possible, these elements should be
continued in the portion of the private streetscape that adjoins the public streetscape.
b. Art should be integrated into the design of both public and private developments, with
incentives provided to encourage these elements.
c. In the Arts Center Corridor, art should be a common element of building design, with greater
design flexibility provided when art is made a central feature of the design.
2.BUILDING FORM
Building height and modulation guidelines are essential to create diversity in building forms,
minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance
with policies in the city’s Comprehensive Plan. Protecting views from public parksand building
entries as well as street views to the mountains and Puget Sound are an important part of
Edmonds character and urban form.
Height
a. Maintain the human, pedestrian scale and character of historic Edmonds.
b. Create and preserve a human scale for downtown buildings.Unless more specific provisions
arecontained in the descriptions for specific downtown districts, buildings shall be generally two
stories in exterior appearance, design and character. However, incentives or design standards
may be adopted which are consistent with the pedestrianscaleof downtown Edmonds and which
allow for additional heightthat does not impact the generally two-story pedestrian-scale
appearance of the public streetscape. Note that the Downtown Master Plan district described on
pages 36-37 could allow a design which provides for higher buildings outside current view
corridors.
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c. Preserve public view corridors along east-west downtown streets –such as Main Street and
Dayton Street –that afford views to the mountains and Puget Sound to the west.
Massing
a.Large building masses shall be avoided in the downtown waterfront activity center. Large
building masses should be subdivided vertically and/or horizontally to replicate the smaller scale
streetscape elements found along downtown’s pedestrian streets.
b. Require human scale elements in building design that reinforce the difference between the
pedestrian streetscape and the upper levels of a building.
c. Use combinations of other techniques, such as roof and wall modulation or combinations of
different wall materials with windows and trim, to break up apparent building masses into
smaller elements. When the size or configuration of a site does not lend itself to varying building
mass, these alternative techniquesshould be employed to obtain a pedestrian-friendly result.
Roof Modulation
a. Use combinations of roof types and decorative elements such as parapets or architectural
detailing to break up the overall massing of the roof and add interest to its shape andform.
b. Create and reinforce the human scale of the building.
c. Use roof forms to identify different programs or functional areas within the building.
d. Provide ways for additional light to enter the building.
e. Encourage alternate roof treatments that improve and add interest to building design. Features
such as roof gardens, terraces, and interesting or unique architectural forms can be used to
improve the view of buildings from above as well as from the streetscape.
Wall Modulation
a. Create a pedestrian scale appropriate to Edmonds.
b. Break up large building masses and provide elements that accentuate the human scale of a
facade.
c. Avoid blank, monotonous and imposing building facades.
d. Design the building to be compatible with the surrounding built environment.
e. Encourage designs that let more light and air into the building.
3.BUILDING FAÇADE
Building facade guidelines ensure that the exterior of buildings, the portion of buildings that
defines the character and visual appearance of a place, is of high quality and demonstrates the
strong sense of place and integrity valued by the residents of the City of Edmonds.
Facade Requirements
a. Improve the pedestrian environment in the Downtown retail/commercial area by differentiating
the pedestrian-oriented street level of buildings from upper floors.
b. Ensure diversity in design.
c. Reinforce historic building patterns found in Downtown Edmonds.
d. Provide a human scale streetscape, breaking up long façades into defined forms that continue a
pattern of individual and distinct tenant spaces in commercial and mixed use areas.
e. Improve the visual and physical character and quality of Downtown Edmonds.
f. Create individual identity in buildings.
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Window Variety and Articulation
a. Windows help define the scale and character of the building. In the
retail and mixed commercial districts, building storefronts must be
dominated by clear, transparent glass windows that allow and
encourage pedestrians to walk past and look into the commercial space.
b.Upper floors of buildings should use windows as part of the overall
design to encourage rhythm and accents in the façade.
Building Façade Materials
A. The materials that make up the exterior facades of a building also
help define the scale and style of the structure and provide variation in
the facade to help reduce the bulk of larger buildings. From the foundation to the roof eaves, a
variety of building materials can reduce the scale and help define a building’s style and allows
the design of a buildingto respond to its context and client’s needs. It is particularly important to
differentiate the lower, street level of a building from the upper floors that are less in the
pedestrian’s line of sight.
Accents/Colors/Trim
A. Applied ornament and architectural detail, various materials and
colors applied to a façade as well as various decorative trim/surrounds
on doors and windows provide variation in the scale, style and
appearance of every building facade. Awnings and canopies also add to
the interest and pedestrian scale of downtown buildings. The objective
is to encourage new development that provides:
• Compatibility with the surrounding environment,
• Visual interest and variety in building forms,
• Reduces the visual impacts of larger building masses,
• Allows identity and individuality of a project within a neighborhood.
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