Ordinance 25270004.15049
WSS/naa
10/1/85
ORDINANCE NO. 2527
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
AMENDING TITLE 15 AND TITLE 16 OF THE EDMONDS
COMMUNITY DEVELOPMENT CODE, THE COMPREHENSIVE
PLAN MAP AND THE ZONING MAP IN THE FOLLOWING
RESPECTS: AMENDING SECTION 15.15.010 RELATING
TO WATER RESOURCES AND DRAINAGE MANAGEMENT TO
RECOGNIZE THE ENVIRONMENTAL SENSITIVITY OF LAKE
BALLINGER AREA, AND AMENDING THE PROVISIONS
RELATING TO REGIONAL RETENTION AND DETENTION
PROGRAMS; AMENDING SECTION 15.15.030
BEAUTIFICATION AND URBAN DESIGN TO ADDRESS THE
UNDERDEVELOPMENT OF THE HIGHWAY 99 AREA, TO
ADDRESS THE REDEVELOPMENT OF HIGHWAY 99 THROUGH
HIGHRISE NODES AND OTHER FORMS OF DEVELOPMENT,
TO REDEFINE THE HIGHWAY 99 CONCEPT; AMENDING
SECTION 15.20.005 RESIDENTIAL DEVELOPMENT BY
AMENDING SUBPARAGRAPHS B(3) AND B(5) TO MORE
CLEARLY DEFINE HOW RESIDENTIAL AREAS SHOULD BE
PROTECTED FROM INCOMPATIBLE LAND USES AND
STRUCTURES; AMENDING SECTION 15.20.010
COMMERCIAL LAND USE TO ADDRESS THE CITY'S POLICY
REGARDING THE DEVELOPMENT OF THE HIGHWAY 99 AREA
AND REGARDING THE ENCROACHMENT OF COMMERCIAL
USES FROM HIGHWAY 99 INTO ADJACENT RESIDENTIAL
NEIGHBORHOODS; AMENDING SECTION 15.20.030
COMMUNITY FACILITIES AND UTILITIES TO ADDRESS
REGIONAL DRAINAGE PROGRAM AND THE PRETREATMENT
OF RUN-OFF; AMENDING SECTION 15.25.000 STREETS
AND HIGHWAYS TO ADD A NEW PARAGRAPH D(4) PROVID-
ING FOR THE ROUTING OF NONRESIDENTIAL TRAFFIC
FROM THE HIGHWAY 99 AREA; AMENDING SECTION
16.60.000 PURPOSES TO PROVIDE FOR HIGHRISE
BUILDINGS WITHIN THE CITY'S CG ZONE AND ADDRESS-
ING COMPARABLY ZONED AREAS WITHIN SNOHOMISH
COUNTY; ADDING A NEW SECTION 16.60.005 ESTAB-
LISHING GC AND GC 2 ZONES; AMENDING SECTION
16.60.010 USES TO DELETE MOBILE HOME PARKS AS
PERMITTED PRIMARY USES AND TO DESIGNATE
RESIDENTIAL USES WITHIN THE FIRST AND SECOND
STORY AS PROHIBITED USES IN THE HIGHWAY 99
COMMERCIAL AREA AND TO PROVIDE FOR FLEXIBLE
HEIGHT LIMITATIONS IN ACCORDANCE WITH AMENDMENT
TO SECTION 16.60.030; AMENDING 16.60.020 SITE
DEVELOPMENT STANDARDS TO ESTABLISH FORTY-FIVE
FOOT MAXIMUM HEIGHT LIMITATIONS IN CG2 ZONING
AND PROVIDING FOR SETBACK REQUIREMENTS FROM R-M
OR R-S ZONED PROPERTY AS WELL AS FOR THE LAND-
SCAPING OF STREET SETBACK AREAS; AMENDING
SECTION 16.60.030 OPERATING RESTRICTIONS TO
ADD A NEW SUBSECTION B HEIGHT EXCEPTIONS RELAT-
ING TO THE ISSUANCE OF CONDITIONAL USE PERMITS
FOR BUILDINGS IN EXCESS OF THE MAXIMUM HEIGHT
LIMITATIONS IMPOSED IN CHAPTER 16.60; AMENDING
THE COMPREHENSIVE PLAN MAP TO ADD THE DESIGNA-
TION OF "COMMERCIAL HIGHRISE" AND "HIGHWAY 99
COMMERCIAL AREA" TO THE HEREIN DESCRIBED
PARCELS; AMENDING THE ZONING MAP TO DESIGNATE
CERTAIN HEREIN DESCRIBED PARCELS AS ZONED C-G2;
AND FIXING A TIME WHEN THE SAME SHALL BECOME
EFFECTIVE.
WHEREAS, the City Council has reviewed and accepted the
report of its Planning Board and its consultant regarding the
Highway 99 Implementation Report; and
WHEREAS, the City Council has held repeated public
hearings and heard public testimony regarding the implementation
of said report by the adoption of amendments to its Comprehensive
Plan, to its Community Development code, to the Comprehensive
Plan Map and to the Zoning Map of the City; and
WHEREAS, the City Council finds it to be in the public
interest to make such amendments in order to better provide for
and to utilize the area and economic resources known as Highway
99, now, therefore,
FOLLOWS:
THE CITY COUNCIL OF EDMONDS, WASHINGTON, DO ORDAIN AS
Section 1. Section 15.15.010 of the Edmonds Community
Development Code WATER RESOURCES AND DRAINAGE MANAGEMENT is
hereby amended as follows:
Section 15.15.010 WATER RESOURCES AND DRAINAGE
MANAGEMENT
A. General. The environmental amenity of the City of
Edmonds is greatly enhanced by the numerous year
round streams and the location of the City on
Puget Sound. Lake Ballinger, besides being a
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well-known landmark, is an important environmental
area because of its ecological benefits and open
space quality.
The storm drainage and stream systems in the
Edmonds area are part of the Cedar River Drainage
Basin. There are two sub -basins in the area:
McAleer Creek, which drains to Lake Washington and
the Upper Puget Sound sub -basin which drains to
Puget Sound.
Urban development in the past has interfered with
natural storm drainage systems and greatly
increased the area of impermeable surfaces. It
has been necessary to install culverts,
underground drainage courses and other major
structures to accommodate run-off water. Because
of climate, topography and soil conditions, severe
erosion and damage to stream banks may occur with
future development. Urban run-off causes
significant decreases in water quality because of
the quantity of pollutants in the run-off water.
The Urban Run-off and Basin Drainage Study
conducted for the River Basin Coordinating
Committee of the Municipality of Metropolitan
Seattle indicates that future development in the
Puget Sound and McAleer sub -basins will over
burden existing systems. The water quality in
Lake Ballinger is already an urgent and serious
problem because the lake is shallow, contains a
high level of nutrients and has seasonal oxygen
deficiencies.
The quality of water in Puget Sound is a less
immediate problem but must be considered in the
long term. Both Edmonds and Lynnwood dispose of
effluent in the Sound which has received primary
treatment only. Increased recreational use of the
waterfront will have water quality impacts also.
Some streams in the City have supported fish runs
from the Sound in the past and many people in the
community would like to see a restoration of these
fisheries.
The high costs both financially and environ-
mentally of installation of structures and
alteration of natural systems is an important
consideration in planning for environmental
management. Because environmental systems cross
political boundaries a high degree of interlocal
cooperation will be necessary to fully utilize
funds available through the Water Pollution
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Control Act; however, the Act may provide
substantial funds in the future for planning and
improvement of facilities.
B. Goal. The City should continue to upgrade the
public storm drainage system in order to protect
the man-made and natural environment. In the
management of storm drainage and urban run-off,
the City should utilize the natural drainage
system where it is possible to do so without
significantly altering the natural drainage ways,
in accordance with the following policies:
1. The natural drainage system (i.e., streams,
ponds, and marshes) shall not be filled or
permanently culverted except where no other
alternative exists. Temporary culverting of
streams shall be permitted during
construction where site conditions present no
other alternative. The natural condition
should be restored immediately following
construction.
2. Earthmoving equipment shall not cause
siltation or deterioration of water quality.
Rechanneling of streams is permitted only
when the stream bed location renders the site
undevelopable.
3. Imagination and care should be used in the
design of retention ponds and other drainage
facilities so that they will blend into the
natural environment rather than detract from
it.
4. Riprapping of stream banks and gravelling of
stream beds is permitted when the Engineering
Department determines that stability or
sediment retention is necessary.
5. Decorative ponding, cascading, and building
artificial waterfalls are permitted except in
those streams where it would present a
barrier to the migration of fish.
6. Building foundation and footings shall be no
closer than 15 feet to a stream bank and
shall be sited to create minimum disruption
to the drainage system.
7. The quality and quantity of water leaving a
site shall be the same as that entering the
site.
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8. Rentention basins and other devices shall be
used to encourage on -site run-off absorption
and prevent overloading of existing drainage
systems except in those areas where it is
necessary to remove water from the site
quickly due to unstable soil conditions to
prevent earth slides and subsequent danger to
life and property.
9. Regional retention/detention is generally
recognized as a more efficient and practical
method of run-off control and will be given
first consideration before individual on -site
systems are allowed as part of development
projects.
Section 2. Section 15.15.030 BEAUTIFICATION AND URBAN
DESIGN is hereby amended to read as follows:
A. General. The man-made environment is an
expression of human culture and reflects, in
physical form, the social values of the members of
the community.
The manner in which the man-made elements are
incorporated into the natural environment creates
the special characteristics which identify a
community and contribute to the quality of life in
that community.
The beauty and variety of the natural surroundings
in Edmonds and the historical development of the
City have combined to create an interesting, and
visually attractive community.
However, unsightly development - of poor quality
and design - does exist in the City and may occur
in the future. Aging buildings in some parts of
the City, primarily downtown, also create an
aesthetic problem. Removal or poor restoration of
older buildings alters the character of the
downtown area. The historical and typical strip
development along Highway 99 has resulted in
economic and aesthetic underdevelopment of private
properties.
Although utility wires are placed underground
where new development takes place, overhead wires
still exist in most of the older parts of the City
where they interfere with views and create visual
blight.
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Commercial signs contribute to the color and
variety of community life as well as providing an
important function but they may also create
discordant and unsightly conditions where they are
of excessive or poor design.
Street landscaping has been utilized in the past
on a limited basis. However, there is no
coordinated program to provide street landscaping.
In many areas, parking lots, access roads, streets
and buildings are poorly integrated with the
landscape.
B. Goal. Future development in the City should be
based on design principles which will assure that
the visual quality and aesthetic harmony of the
community is enhanced.
1. Policies
a. The existing character of the downtown
area should be maintained.
b. The Highway 99 commercial areas should
be oriented to safe, convenient
automobile use while enhancing the
visual amenity. The character of
Highway 99 should be redeveloped into an
area of maximum commercial development,
highrise "nodes" and planned centers.
c. Neighborhood shopping areas should be
compact and compatible in appearance
with adjacent residential areas.
d. Encourage the rehabilitation and
restoration of older buildings and
historic buildings in order to retain a
variety of building styles and
continuity with the City's past.
2. Downtown Concept
a. General Appearance: Two story buildings
with common walls, close to sidewalk (no
setbacks on frontage streets). Small
parking areas at rear of buildings.
Shops and store fronts on street level.
Compact configuration of buildings
without large open areas of paving.
Pedestrian facilities, mini -parks and
street furniture. Architectural
compatibility without eliminating
variety. Old buildings mixed with new.
b. Signs: Signs should be small and low-
level, oriented to pedestrians, signs
perpendicular or flat to buildings.
Co Lighting: Oriented to sidewalks, low-
level period fixtures.
d. Landscaping: Small scale, pocket
landscaping.
3. Highway 99 Concept
a. General Appearance: Creation of new
identity. Development of high intensity
nodes. Better identification of uses by
numbering. Encouragement of planned
business centers and design
coordinantion among neighbors. Building
forms compatible with adjacent uses.
Parking areas more clearly defined to
eliminate confusion of driveways, street
and parking areas. Unsightly uses and
storage screened by landscaping and
fencing.
b. Signs: Less conflict and confusion
among signs. Visible for a distance at
speeds of 35-45 mph. Pole signs no
higher than 20' maximum height. Design
approval of signing as a condition of
approval for highrise buildings in
"nodes".
c. Lighting: Oriented away from
thoroughfare and residential areas.
d. Landscaping: Use of landscaping berms
in and around parking areas and setbacks
to provide a visual screen.
4. Neighborhood Shopping Concept
a. General Appearance: Buildings, similar
in scale to single-family houses,
compact arrangement of buildings with
safe pedestrian walkways.
b. Signs: Use sign concept from downtown.
C. Lighting: Oriented away from
residential areas. Designed for safety
rather than advertisement of uses.
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d. Landscaping: Buffer from street,
provide transition from commercial areas
to residential areas.
5. Sign Policies
a. An establishment should rely primarily
on the quality of its products and/or
services as promotion and not on
attention attracting devices directed
toward the chance or short term
customers.
b. Signs should be kept as simple as
possible, relying on symbols to avoid
needless clutter and complexity.
c. Signs should be related to the
circulation element serving the
establishment.
d. As an extension of the geographic
identifying system, the sign should
provide an address number.
e. Landscaping should be used in
conjunction with pole signs for safety
as well as appearances.
f. Where multiple businesses operate from a
central location, the merchants are
encouraged to coordinate signing to
avoid the proliferation of signs, each
competing with the others. This is
considered to be in the public interest
to reduce cost of merchandising and to
avoid clutter and confusion.
C. Goal. The City should establish programs to
improve the aesthetic quality of public areas in a
manner which is compatible with the natural and
man-made environment or will enhance the general
environment, in accordance with the following
policies:
1. Waterfront Building Design
a. Buildings should be set back from the
waterfront to preserve existing beach
areas and provide a buffer area.
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b. Buildings should be oriented to
pedestrians by providing visible
activity at the first floor level, using
awnings, windows, etc. Retail uses are
encouraged in first floor spaces.
c. Covered parking areas shall screen cars
parked inside them from public rights -
of -way.
2. Waterfront Site Design
a. The site layout should be coordinated
with existing buildings and proposed
improvements to provide views of the
water, open spaces, and easy pedestrian
access to the beach.
b. The site design should provide adequate
separation of vehicles and pedestrians
to avoid conflicts.
C. On -site parking spaces and paved
surfaces should be kept to a minimum.
Joint use parking arrangements and in -
lieu parking payments are encouraged.
Only the absolute minimum number of
parking spaces to accomodate the use(s)
should be permitted on -site.
3. Waterfront Landscaping
a. Landscaping should be used to soften
edges of buildings and parking areas.
b. Plant species should be selected to
endure salt spray, wind, and soil
conditions.
c. Landscaping should not obscure
waterfront views.
d. Landscaping should be used to separate
pedestrians and vehicles.
4. Street Landscaping
a. The City should establish a program to
place utility wires underground in areas
of the City where acenic vistas will be
enhanced or the general environment will
be improved. Encourage LID's and
arterial conversions.
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b. The areas of the City which are most
suitable for street landscaping should
be identified and a program developed to
carry out a public landscaping plan.
c. Street lighting should be designed to
provide comfort, security and aesthetic
beauty.
Section 3. Section 15.20.005 RESIDENTIAL LAND USE,
paragraph B is hereby amended to read as follows:
B. Goal. High quality residential development which
is appropriate to the diverse lifestyle of Edmonds
residents should be maintained and promoted. The
options available to the City to influence the
quality of housing for all citizens should be
approached realistically in balancing economic and
aesthetic consideration, in accordance with the
following policies:
1. Encourage those building custom homes to
design and construct homes with architectural
lines which enable them to harmonize with the
surroundings, adding to community identity
and desirability.
2. Protect neighborhoods from incompatible
additions to existing buildings that do not
harmonize with existing structures in the
area.
3. Minimize encroachment on view of existing
homes by new construction or additions to
existing sructures.
4. Support retention and rehabilitation of older
housing within Edmonds whenever it is
economically feasible.
5. Protect residential areas from incompatible
land uses through the careful control of
other types of development and expansion
based upon the following principles:
a. Residential privacy is the most
fundamental protection to be upheld by
local government.
b. Traffic not directly accessing
residences in a neighborhood must be
discouraged.
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C. Stable property values must not be
threatened by view, traffic or land use
encroachments.
d. Private property must be protected from
adverse environmental impacts of
development including noise, drainage,
traffic, slides, etc.
6. Require that new residential development be
compatible with the natural constraints of
slopes, soils, geology, vegetation and
drainage.
Section 4. Section 15.20.010 COMMERCIAL LAND USE is
hereby amended to read as follows:
A. General. Past and present commercial development
in the City of Edmonds has been oriented primarily
to serving the needs of its citizens. It also has
attempted to offer a unique array of personalized
and specialty type shopping opportunities for the
public. The recently completed Milltown shopping
arcade is an excellent example of this type of
development. It is essential that future
commercial developments continue to harmonize and
enhance the residential small town character of
Edmonds that its citizens so strongly desire to
retain. By the same token, the City should
develop a partnership with business, citizens and
residents to help it grow and prosper while
assisting to meet the various requirements of the
City's codes and policies.
B. Goal. The Highway 99 arterial has been recognized
historically as a commercial district which adds
to the community's tax and employment base. Its
economic vitality is important to Edmonds and
should be supported. Commercial development in
this area is to be encouraged to its maximum
potential. All commercial development should be
designed and located so that it is economically
feasible to operate a business and provide goods
and services to Edmonds residents and tourists in
a safe, convenient and attractive manner, in
accordance with the following policies:
1. A sufficient number of sites suited for a
variety of commercial uses should be
identified and reserved for these purposes.
The great majority of such sites should be
selected from parcels of land already
identified in the comprehensive plan for
commercial use and/or zoned for such use.
2. Parcels of land previously planned or zoned
for commercial use but which are now or will
be identified as unnecessary, or
inappropriate for such use by additional
analysis, should be reclassified for other
uses.
3. The proliferation of strip commercial areas
along Edmonds streets and highways and the
development of commercial uses poorly related
to surrounding land uses should be strongly
discouraged.
4. The design and location of all commercial
sites should provide for convenient and safe
access for customers, employees and
suppliers.
5. All commercial developments should be
carefully located and designed to eliminate
or minimize the adverse impacts of heavy
traffic volume and other related problems on
surrounding land uses.
6. Neighborhood scale commercial development
(convenience stores) should be located at
major arterial intersections and should be
designed to minimize interference with
through traffic.
7. Special consideration should be given to
major land use decisions made in relation to
downtown Edmonds.
C. Policy. It shall be the stated policy of the City
of Edmonds to discourage and, to the extent
permitted by law, prohibit the encroachment of
commercial uses from Highway 99 into adjacent
residential neighborhoods.
1. It shall be the policy of the City not to
expend public funds to promote or encourage
commercial encroachment through the
preferential extention of City services and
infrastructures.
2. Traffic control, routing and diversion shall
not encourage the spread or extension of
commercial use into residential
neighborhoods. To the extent consistent with
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the public health, safety and welfare, the
actions of the City shall attempt to divert
and route commercial traffic from residential
streets.
3. This policy statement shall not be
interpreted to be a statement of
prejudgmental bias with regard to any
application for rezoning of any residential
property to a commercial use. Each such
application shall be considered on its
individual merits and the applicant shall be
accorded all rights guaranteed by law. It
shall be the stated policy of the City that
no such rezone shall be granted to permit a
commercial encroachment when:
a. the encroachment does not conform to the
Comprehensive Plan;
b. no changes have occurred in the
character, conditions or surrounding
neighborhood that would justify or
otherwise substantiate the rezone
request;
ce the proposed rezone bears no reasonable
relationship to existing land uses and
zoning of surrounding or nearby
property; or
d. the relative gain to the individual
property owner is outweighed by hardship
imposed upon the public.
Section 5. Section 15.20.030 OPEN SPACE, paragraph B,
Goal is hereby amended to read as follows:
B. Goal. Community facilities and utilities in the
City of Edmonds should be designated and located
in a manner which will most efficiently and
effectively serve the needs of the public and also
implement the objectives of the Comprehensive
Plan, in accordance with the following policies:
1. The provision of community facilities and
utilities should be utilized as a tool for
creating a well planned community.
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2. Community facilities and utilities should be
designed, located and constructed in a manner
which will preserve the integrity of Edmonds
existing land forms, vegetation, drainage
ways and natural systems.
3. The existing capacity in urban utility
systems should be utilized before making
substantial extensions and/or expensions,
except where full utilization of existing
capacity would defeat other important
development and environmental protection
objectives.
4. A total capacity should be provided in
Edmonds urban utility system that is
reasonably sized to accommodate anticipated
and desired population growth. Over -building
that would require present residents to carry
the costs of substantial, unutilized capacity
in these systems should also be avoided.
5. Developers should be required to provide and
maintain adequate facilities within their
projects for storm drainage control. They
should be encouraged to consolidate such
controls in cooperation with their neighbors
and the City where such consolidation results
in a more efficient drainage system.
6. All storm drainage control projects should be
consistent with community and regionally
developed plans for dealing with this
problem. The City should study the
feasibility of a regional drainage program
within each sub -basin of the community.
7. Surface water runoff and storm drainage
facilities should be designed and utilized in
a manner which protects against the
destruction of private property, the
disruption of natural drainage ways and the
degradation of water sources and water
quality. Oil separators, biofilters and
similar devices should be required as
necessary to pre -treat runoff prior to
discharge into key water bodies.
8. Whenever possible, the
utility systems should
existing rights -of -way
provision of new
be consolidated into
and easements.
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9. New community facilities should be located
where they will be readily accessible to
Edmonds residents and will serve them
conveniently and economically.
10. The development of shared community
facilities among various public and
institutional land users should be promoted.
11. The cooperative formulation and
implementation of long-range acquisition and
development plans for all community
facilities and utilities by all public and
institutional bodies should be strongly
encouraged.
12. Community facilities and utilities
development and expansion should always be
compatible with surrounding land uses and
consistent with the provisions of the
Comprehensive Plan.
13. The extension or improvement of urban utility
systems should be carefully staged in order
to avoid the encouragement of poorly timed
and premature land use development.
14. The City should assist private property
owners in the financing of utility systems
through aggressive pursuit of federal and
State grants; and provide assistance for
property owners wishing to develop local
improvement districts.
15. Developers and business owners should be
responsible for financing improvements which
offset the direct impacts of their projects.
The general public should assist in the
provisions of facilities and utilities of
general benefit to the community.
Section 6. Section 15.25.000 STREETS AND HIGHWAYS is
hereby amended by the addition of a new subparagraph D (12) to
read as follows:
D. Goal. ***
12. Nonarterial streets accessing the Highway 99
commercial area should be barricaded or
restricted as necessary to prevent
nonresidential traffic from entering
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residential areas. Promote road systems
around commercial blocks to enhance customer
convenience and reduce congestion.
Section 7. Chapter 16.60 CG - GENERAL COMMERCIAL is
hereby amended to read as follows:
Chapter 16.60 CG - GENERAL COMMERCIAL: CG AND CG2 ZONES
Section 16.60.000 CG and CG2 ZONES
This Chapter establishes the General Commercial Zoning
District comprised of two distinct zoning categories which
are identical in all respects except as specifically
provided for in Section 16.60.020(A).
16.60.005 PURPOSES
The CG and CG2 Zones have the following specific
purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40:
A. To reserve areas where the fewest use restrictions
are imposed, in order to allow use allocations to
be made by economic and market orces.
B. To reserve areas for those uses which involve
outdoor activities and display, fabrication,
manufacturing, processing, assembling, heavier
truck traffic, and convenient vehicle access to
sales area.
C. To allow highrise buildings to the maximum
intensity possible, subject to specifically
defined performance standards.
D. To allow areas zoned comparably to the City's CG
Zone and adjacent to Highway 99, currently within
the unincorporated area of Snohomish County to
maintain their current building height of forty-
five feet upon annexation to the City of Edmonds.
16.60.010 USES
A. Permitted Primary Uses
1. All permitted or conditional uses in any
other zone in this title, exept as
specifically prohibited by Section
16.60.010(C).
2. Any additional use except as specifically
prohibited by Section 16.60.010(C).
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B. Permitted Secondary Uses
1. Off-street parking and loading areas to serve
a permitted use.
C. Prohibited Uses
1. Residential Uses located within the first or
second story of any structure, in areas
designated "Highway 99 Commercial Area" or
"Commercial Highrise" on the Comprehensive
Plan map.
D. Uses Requiring a Conditional Use Permit
1. Outdoor operations, excluding incidental
parking and loading.
2. Outdoor Storage.
3. Aircraft landings as regulated by Chapter
4.80 of the City Code.
4. Structures exceeding the prescribed height
limit, subject to the provisions contained in
Section 16.60.030, paragraph B.
16.60.020 SITE DEVELOPMENT STANDARDS
A. Table: Except as hereinafter provided,
development requirements shall be as follows:
MAXIMUM MINIMUM MINIMUM MINIMUM MAXIMUM MAXIMUM
LOT AREA LOT WIDTH STREET SIDE/REAR HEIGHT FLOOR AREA
SETBACK SETBACK
CG NONE NONE 15'(2) NONE(1) 35'(3) NONE
CG2 NONE NONE 15'(2) NONE(1) 45'(3) NONE
(1) Fifteen feet from all lot lines adjacent to RM or RS
zoned property regardless of the setback provisions
established by any other provision of this code.
(2) Street setback area shall be fully landscaped as
required by the Architectural Design Review Board in
accordance with Chapter 20.10.
(3) None for structures obtaining Conditional Use Permits
under Chapter 16.60.010 (D)(4), except as provided by
Chapter 16.60.030 (B).
B. Signs, Parking, and Design Review. See Chapters
17.50, 20.60 and 20.10.
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C. Screening. The required setback from RS or RM
zoned property shall be landscaped and permanently
maintained by the CG/CG2 property owner with trees
and ground cover. A six-foot minimum height
fence, wall or solid hedge shall be provided at
some point in the setback.
16.60.030 OPERATING RESTRICTIONS
A. Enclosed Building. All uses shall be carried on
entirely within a completely enclosed building,
except the following:
1. Public Utilities
2. Off-street parking and loading areas.
3. Drive-in business.
4. Plant nurseries.
5. Lumber yards.
6. Automotive wrecking yards
7. Outdoor Storage.
B. Height Exceptions. Buildings may exceed the
maximum height limit subject to the issuance of a
Conditional Use Permit. The Hearings Examiner
shall find that all of the following conditions
have been fulfilled prior to issuing said permit.
1. The structure is located within an area
designated on the Comprehensive Plan for
"Commercial Highrise".
2. A Declaration of Non -Significance or Final
Environmental Impact Statement has been
issued for the project.
3. The project has been reviewed by the
Architectural Design Board and the Board's
findings have been filed with the Examiner.
4. No shadow will be cast upon any solar energy
panel, (which either exists or for which a
building permit has been requested at the
time an application for a conditional use is
received for the subject project, and which
is located upon any adjacent structure or
property).
5. There shall be at least one foot of distance
measured from the nearest residentially zoned
property line, for each foot of building
height, measured from the average residential
property grade.
6. Sufficient utility and street capacity is
available to the structure.
7. Parking areas shall be screened to minimize
their visibility from adjacent streets and
from the first floor of the proposed
structure.
Section 8. The Comprehensive Plan Map of the City of
Edmonds is hereby amended in the following respects:
A. The designation of "Commercial Highrise" is hereby
added to the following described parcels:
1. Those parcels lying between the northerly
City limits and the northerly right-of-way
line, 224th Street S.W., adjacent to Highway
99 and the lands lying adjacent thereto,
which are zoned "General Commercial" as of
the date of the adoption of this ordinance.
2. That area bounded by the respective center
lines of Highway 99, SR104 and Ballinger Way
(205th Street).
B. The designation of "Highway 99 Commercial Area" is
hereby added to the following described parcels:
All lands lying adjacent to Highway 99 and the
lands lying immediately adjacent thereto, which
are zoned "General Commercial" as of the the date
of adoption of this ordinance, excluding
specifically those areas described in subparagraph
A of this section.
C. The City Clerk is hereby instructed with the
assistance of the City's Planning Department to
effectuate the changes to the Comprehensive Plan
Map.
Section 9. The Zoning Map of the City of Edmonds is
hereby amended as follows:
A. Those parcels lying west of Highway 99 and any
parcels lying adjacent thereto currently zoned CG
Commercial (CG) are hereby rezoned as General
- 19 -
Commercial - CG2 in accordance with the provisions
of Chapter 16.60 of the Edmonds Community
Development Code.
B. The City Clerk with the assistance of the Planning
Department is hereby instructed to make the
appropriate amendments to the Zoning Map of the
City of Edmonds as herein set forth.
Section 10. This ordinance is an exercise of the
legislative authority vested in the Edmonds City Council and as
such is not subject to referendum. The City Clerk is hereby
instructed to publish a summary of this ordinance consisting of
the title. This ordinance shall be in full force and effect five
(5) days after publication in accordance with law.
APPROVED
MAYOR, LAR NA HTEN
ATTEST/AUTHENTICATED:
UC4"'�e� i
TY CLERK, JA QUELINE PARRETT
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
By
FILED WITH THE CITY CLERK: October 3, 1985
PASSED BY THE CITY COUNCIL: October 15, 1985
PUBLISHED: October 20, 1985
EFFECTIVE DATE: October 25, 1985
ORDINANCE NO. 2527
- 20 -
STATE OF WASHINGTON, l
COUNTY OF SNOHOIYISH, )}
ORDINANCE N0. 2527
AN ORDINANCE OF THE
CITY OF EDMONDS, WASH.
INGTON, AMENDING TITLE
-15 AND TITLE 16 OF THE
EDMONDS COMMUNITY
DEVELOPMENT CODE,
THE COMPREHENSIVE
'PLAN MAP AND THE ZON-
ING MAP IN THE FOLLOW-
INGRESPECTS:AMEND-
ING SECTIONI 15.15.010
RELATING TO WATER RE.
SOURCES AND DRAINAGE
.MANAGEMENT TO RECOG-
NIZE .THE ENVIRONMEN-
TAL SENSITIVITY OF LAKE
BALLINGER .AREA, AND
AMENDING THE PROVI,
SIONS RELATING TO RE-
GIONAL RETENTION AND
DETENTION PROGRAMS;
PROGRAMS;
AMENDING - SECTION
15.15.030
BEAUTIFICATION
B'4_Q9jjkM TO ADDRESS -
THE '.UNDERDEVELOP-
MENT OF THE HIGHWAY 99
AREA, TO ADDRESS THE
REDEVELOPMENT OF
HIGHWAY 99 THROUGH
HIGHRISE NODES AND
OTHER FORMS OF DEVEL-
OPMENT; TO .REDEFINE
THE HIGHWAY 99 CON.
CEPT; AMENDING SEC-
TION 15.20.005 RESIn FN.
M
Affidavit of Publication
The undersigned, being first duly sworn on oath deposes and says
that she is Principal Clerk of THE HERALD, a daily newspaper
printed and published in the City of Everett, County of Snohomish,
and State of Washington; that said newspaper is a newspaper of
general circulation in said County and State; that said newspaper
has been approved as a legal newspaper by order of the Superior
Court of Snohomish County and that the notice.." ..................._ ----------------
Ordinance 2527
----•............................................................................------............--...... ----•-----.........--
--- ---- -------.......................... --- ----- - ------ --------- ---- ---------......................................................
......_........."............................
a printed copy of which is hereunto attached, was published in said
newspaper proper and not in supplement form, in the regular and
entire edition of said paper on the following days and times namely:
yam l-NUIN I SUBPARA-
'
GRAPHS B(3)ANO B(5) TO
MORE CLEARLY DEFINE
HOW
October 20, 1985
RESIDENTIAL AREAS
SHOULD BE PROTECTED
FROMINCOMPATIBLE................................
--...... -........... -........................... .......
LAND USES" AND STRUC.
TURES; AMENDING SEC-
TION 15.20.010 � -
COMMERCIALLAND USE
............................................................................................._.......................................
TO DOR,ESS THE C T S
POLICY REGARDING THE
ENCROACHMENT OF COM-
and that said newspaper was regularly distributed to its subscribers
FROM
MERCIAL USES . ADJA-
HIGHWAY 99 INTO
during all Of said period.
,CENT RES1.8DENTIAL
NEIGHBORHOODS; AMEND.
ING SECTION 15,?0.030
COMMUNITY- FACT LITI
...
l TO AD-
DRESS REGIONAL
AGEPROGRAM AND THE
PRETREATMENT OF RUN-
TY-FIVE
FOOT MAXIMUM
OFF; AMENDING SECTION
HEIGHT
LIMITATIONS IN
15.25.000 STREETS AND
ZONING AND D
HIGHWAYS - Dp A E
ING
ING
FOR SETBACK RE
CK RE
PARAGR PH 1)(4) PROVID-
QUIREMENTS
FROM R-M
ING FOR THE ROUTING OF
OR
R-S ZONED PROPERTY
NONRESIDENTIAL I F.
S AS
WELL AS FOR - THE
FIC FROM THE HIGHWAY
LANDSCAPING
OF STREET
99 AREA; AMENDING SEC,
SETBACK
AREAS; AMEND,
TION 16-60.000 PURPOSES
ING
SECTION 16.69.030 ,OP;
TO. PRQVIpE FOR
ERATING
RESTRICTIONS
HIGHRISE BUILDINGS
TO
ADD A NEW SUBSEC•
WITHIN THE CITY'S CG
TION
B HHT EXCEP-
ZQNE AND ADDRESSING
TI
N RELATINGEIGT T
COMPARABLY ZONED
ISSUANCE
OF CONDITION -
AREAS WITHIN -SNOHOM,
AL
USE PERMITS FOR
ISH COUNTY; ADDING A
BUILDINGS
IN EXCESS OF
NEW SECTIQNI 16.60.005 ES•
THE
MAXIMUM HEIGHT
TABLISHING GC AND GC 2,
LIMITATIONS
IMPOSED IN
ZONES; AMENDING SEC.
CHAPTER
16.60; AMEND-
TIOIN 16,60.010�U�SE$ TO DE,
ING
THE COMPREHENSIVE
LETS MOBILE- HOME
PLAN
PLAN
MAP TO ADD THE
PARKS AS PERMITTED.
DESIGNATION
OF. "COM-
PRIMARY -USES AND TOj
MERCIAL
HIGHRISE" AND
DESIGNATE RESIDENTIAL'
HIGHWA
" HIGHWAY
99 COMME
USES WITHIN THE FIRST
CIAL"
AREA" TO .THE
AND SECOND STORY AS
HEREIN
DESCRIBED PAR -
PROHIBITED USES IN THE
CELS;
AMENDING THE
HIGHWAY 99 COMMERCIAL;
ZONING
MAP TO DESIG-
AREA AND TO PROVIDE
HATE
CERTAIN HEREIN
FOR FLEXIBLE .HEIGHT-
DESCRIBED
PARCELS AS
LIMITATIONS IN ACCOR-'
ZONED
C,02; AND FIXING
DANCE WITH AMENDMENT'
A
TIME WHEN THE SAME
TO SECTION 16-60.030; j
SHALL
BECOME. EFFEC-
AMENDING 16.60.020 SITE
TIVE.
The full text of ordi-
DEVELOPM NT - STAND.
nance
will be mailed to any -
A D T E ABLISH FOR-
one
upon request.
Published:
Oct. 20, 1985.
.................................................
Principal Clerk
20th
Subscribed and sworn to before me this ........................
1 / day of-----------=- --...... O-C-t.obe.r-,/.;---------------------- , 19........8 5 "
... ......... . !.. .. --•------•--
Npfarly Public in and for the State of Washington,
/residing at Everett, Snohomish County.
i
B-2-1