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STF2023-0005 Zoning Confirmation, 23032 Edmonds WayCITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa. DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `nC. 1 S9M April 5, 2023 ATTN: Naomi Ngoka RE: 23012, 23014, 23020, 23100, & 23110 Edmonds Way, Edmonds, Washington Add'1 Info. Parcel # 00555300101100 Additionally: 27033600106000 The current zoning classification for the subject property is: RM-EW: Multi -family Residential Edmonds Way pursuant to Edmonds Community Development Code (ECDC) Chapter 16.30. Also, a small portion of the property lies within the BC-EW: Community Business Edmonds Way (ECDC 16.50) Please refer to the attached copy of ECDC 16.30 and 16.50 (attached) for information on the allowed uses and applicable development regulations for the zone. See attached zoning and vicinity maps. Abutting property zoning designations: North: RM 1.5: Multi -family residential, 1,500 square foot minimum lot area per dwelling unit South: BC-EW, RS-8 Single-family residential, 8,000 square foot minimum lot area East: SR- I 04/Edmonds Way West: RS-8, RM 1.5 Is the subject property part of a Planned Unit Development? No, the property is not part of a PUD. Is the subject property part of an Overlay District? No, the property is not part of an Overlay District. Was the property granted any variances, special use permits, or conditional use permits? No, there do not appear to be any variances, special permits/exceptions, ordinances or conditions that apply to the subject property. Did the property require Site Plan Approval? The subject property was developed in accordance with an approved Site Plan, however, a copy is no longer available, or cannot be made available due to copyright limitations. The subject property is currently regulated by: ECDC 16.30 RM-EW — Multiple Residential, Edmonds Way ECDC 16.50 BC-EW — Community Business, Edmonds Way Based on ECDC 16.30, the use of the subject property as an apartment is Permitted by right. Based on ECDC 16.30, the subject structure was developed In conformance with the current zoning code and is considered legal conforming. Please provide us with a copy of the Staff Report: I've attached the Staff Report for PLN2011-0007, the Report and Recommendation to the Architectural Design Board for the GRE Edmonds Way Mixed -Use project. Are there unresolved zoning, building, or fire code violations against the property? There do not appear to be any open zoning, building, or fire code violations which apply to the subject property. According to the zoning ordinances and regulations for this district, the use of the subject property is a: Permitted Use by Right Was a certificate of occupancy granted to the property? Yes, see attached. This information was researched on 5 April 2023, by the undersigned, per request and as a public service. The undersigned certifies that the above information contained herein is believed to be accurate and is based upon or relates to the information supplied by the requestor. The authority assumes no liability for errors and omissions. All information was obtained from public records, which may be inspected during regular business hours. Please call the undersigned at (425) 771-0220, extension 1372 if you have any questions or concerns. Amber Brokenshire Planner City of Edmonds' Planning Division amber.brokenshire(iD edmondswa. gov Encl: Zoning and Vicinity Map Certificates of Occupancy PLN2011-0007 — Architectural Design Board Staff Report ECDC Chapter 16.30 — RM — Multi- Family Residential ECDC Chapter 16.50 — BC EW — Community Business, Edmonds Way = - City of Edmonds STF2023-0005 1 «a s 036-1 ZZyTH ST SW G 229TH PL SW Q 9� b3 I - a wti I F89 • 23015 Legend �I W7 [3 ReZones m Li ■ PRD 230TH STSW M Row oh _` Zoning Ur. z zz-.. oi �> — RS-8 RS-10 A , M- E z" 8'�` �hi►- 131 ST ST S W '7 RS-12 Rsw-12 � 9321 9307 21r '9 8 6 'S 4 © ��� 23 ST S $W 9229\` 30 22 15 23121 3 2 "� f; r, : ` RS-20 23 16 14 11 ``7 8825 — 77 RS-MP pi •T ri109 9302 24 13 \ 32 1.8 \ RM-3 - z W9 f.. - ry P `\ 25 12 � `3 26 231 ST PL SW 19io RM-2.4 c 27 t0 B • 8926," _ ■ RM-1.5 / -�A RM-EW 9411 - c 231 + 9004; m +: BD1 2 3 2 N �10 t ■ BD2 9210 R ��9�Og 900 m r' N ■■� BD3 rn a 232ND PL SW �� BDs 9332 .\'� 3214 w`� - - 23227 OR WMU g505 9428 L \l y Soy 9476 9338 9302 c o 92 vo a h 23222 a 23232 23229 23328 23316 6g�� 23306( ,1 C M -. in m BP BN . 23309 1 J ® FVMU 23317 t 89 233RD PL SW BC 509 - _L.-. -_ N � 9333 c N O O 234 N 1:3,031 O W Notes 2'319 9209 � � N a 23012, 23014, 23020, 23100, 23110 0 252.60 505.2 Feet & 4,514 376.2 This map is a user generated static output from an Internet mapping site and is for Edmonds Way, Edmonds, Washington reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web _Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION City of Edmonds STF2023-0005 0 505.19 1,010.4 Feet 752.3 This ma is a user generated static output from an Internet mapping site and is for 9,OZH P � B P PP B reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web _Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION M Legend Arcs DE.G IS.STREET CENTERLINE; — all other values, 1 2 514 9;71;7;8 State Highways <all other values> 0 1 2 Sections Boundary Sections I- Edmonds Boundary ArcSDE.GIS.PROPERTY_BUILDIN( ArcSDE.GIS.STREET CENTERLINE; <all other values, Interstate Principal Arterial Minor Arterial; Collector Local Street, On Ramp State Highways ,all other values> 0 1 2 Notes 23012, 23014, 23020, 23100, & 23110 Edmonds Way, Edmonds, Washington At: DEPARTMENT OF BUILDINGS IF is P of... . ,d) �i PER International Building Code Section 11:1, Imr%nrlc Ww Grlm^nr a Al? B 'Id- `P -t # 1-\ 01 n1fn44nec7 Occupancy established by this certificate: R-2, B, S-2 `' f: ul ing erml Dwellina Units: 60 Maximum -Occupant Load Room capacity signs, whenr6 Building Owner: Gre Edmonds Way LLC' : Owner Adtlress:: , I" THE Compass Apartments/Mixed User._HAS,BEENI;INSP.E, �. 2009 EDITION OF THE INTERNATIONAL BUILDING CODE AS ADOPT USE FOR WHICH THE PROPOSED OCCUPANCY ISCIASSIFIED. , �• teat_<L� Issued thi90th'd nstruction: VA, IA 5 Q5** ' (Per IBC 1004) must remain posted at all,times. No. Stories: -2 Basement: Yes 'LYING WITH THE REQUIREMENTS OF THE P AND DIVISION OF OCCUPANCY AND THE CHIEF BUILDING'OFFICIAL BY: ! w This certificate shall be posted in a conspicuous public area and shall not be removed, mu aled or obscured and shall be maintained in legible condition at all times. Any change of occupancy or use requires a building permit and a new Certificate of Occupancy issued by the City of Edmonds Building Official. I tty of eb onb DEPARTMENT OF BUILDINGS IIII t tMINT*4160 of (PtE"kittcp PER International Building Code Section 111 At: 23020 Edmonds Way Suites 104 107 108 109 110 111 Edmonds Building Permit Occupancy established by this certificate: Dwelling Units: N/A B South building first floor recreation & offices. Type Construction: VA,IA No. Stories: 3 Basement: Yes Maximum Occupant Load **N/A** (Per IBC 1004) Room capacity signs, when required; -must remain posted at all times. Building Owner: Gre Edmonds Way LLC Owner Address 2801 Alaskan Way Suite310. Seattle, WA 98121 THE Compass Apartments/Mixed Use HAS BEEN INSPECTED AND APPROVED AS COMPLYING WITH THE REQUIREMENTS OF THE 2009 EDITION OF THE INTERNATIONAL BUILDING CODE AS ADOPTED'BY THE CITY FOR THE GROUP AND DIVISION OF OCCUPANCY AND THE USE FOR WHICH THE PROPOSED OCCUPANCY IS CLASSIFIED. Issued this 25th day of May, 2012 C I F L G O ICIAL BY: This certificate shall be posted in a conspicuous public area and shall not be removed, mutilated or obscured and Dhall be maintain ible co ''on at all times. Any change of occupancy or use requires a building permit and a new Certificate of Occupancy issued by the City of Edmonds Building O cial. 000000000 fiVIN w w w w w w w w CITY OF EDM ONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `�C. 189v PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: GRE Edmonds Way File Number: PLN20110007 Date of Report: June 8, 2011 From: Gina Coccia, Associate Planner Public Hearing: June 15, 2011 at 7:00 pm City Council Chambers: Public Safety Complex 250 5th Avenue North. Edmonds WA 98020 I. SUMMARY OF PROPOSED ACTION: The review at hand is for design review approval of the site, landscaping, and proposed building designs of the GRE Edmonds Way mixed use project located at 23014 and 23020 Edmonds Way in the Community Business Edmonds Way (BC-EW) and Multiple Residential Edmonds Way (RM-EW) zones. The application includes a design narrative, survey, photos, site plan, floor plans, elevations, renderings, and landscape plan (etc.) as shown in Attachment 1. Also included for review is a geotechnical report (Attachment 6) and downstream analysis (Attachment 7). The following is staff s analysis on the project. II. GENERAL INFORMATION: 1. Owners: GRE Edmonds Way, LLC (Attachment 2). 2. Applicant: Studio Meng Strazzara (Attachment 2). 3. Tax Parcel Numbers: 27033600106000, 27033600105200, and 00555300101100. 4. Location: 23014 & 23020 Edmonds Way (Attachment 3). 5. Zoning: Community Business Edmonds Way (BC-EW) and Multiple Residential Edmonds Way (RM-EW) (Attachment 3). 6. Existing Use: Vacant. 7. Proposed Use: A mix of uses: both commercial and residential. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 12 8. Review Process: Because the project prompts review under the State Environmental Policy Act (SEPA), review by the Architectural Design Board (ADB) is required as a "Type III-B" development application. The ADB will review the design of the proposal and will make the final decision on whether the proposal is consistent with the design review criteria found in ECDC 20.11 (general design review), ECDC 16.30 and ECDC 16.50 (the zoning ordinance), ECDC 20.13 (landscaping), and the Comprehensive Plan. III. SEPA THRESHOLD DETERMINATION: Review under the State Environmental Policy Act (SEPA) was required because the project will contain 89 dwelling units as well as 6009 square feet of commercial office space, parking for 144 vehicles, and grading of 10,000 cubic yards. The City issued a Determination of Non -Significance (DNS) on May 27, 2011 (Attachment 8). No comments or appeals were received; both the City and the applicant have complied with SEPA requirements. IV. PUBLIC HEARING NOTICE: A notice of application and notice of hearing were published in the Everett Herald newspaper, posted at the subject site, as well as the other required locations (the public safety complex, city hall, and the library). All notices were also mailed to residents within 300 feet of the site. The City has complied with the noticing provisions in ECDC 20.03 (Attachment 5). V. TECHNICAL COMMITTEE: This application was reviewed and evaluated by the City's Fire District, Engineering Division, Building Division, Parks and Recreation Department, and the Public Works Department. The Fire Marshal warned that the fire lane striping will need to be identified on the site plan (or civil plans). Also, he noted that guest parking is typically an issue for residents. The Engineering Division reviewed the LID techniques proposed and they have been found to be satisfactory. The applicant was encouraged to provide pervious pavement and rain gardens where feasible. The downstream analysis has been reviewed, along with the traffic impact analysis and they have been found to be acceptable (Attachment 7). The Parks Department will have the final say on the street tree species. For the proposal across 232" d Street to the south, the Parks Department required the street tree species to be "Acer Rubrum Bowhall Maple". As always, a thorough review by all affected departments will be conducted with a complete building permit application. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 13 VI. NATURAL ENVIRONMENT: 1. Topography: The entire site is flat, but towards the west 20 feet of the site there is a slope. This site sits at the bottom of a 24-foot slope, so a geotechnical evaluation was conducted by Earth Solutions NW, LLC (Attachment 6). A good illustration of the topography is shown on page A5 of Attachment 1: "Architectural Site Plan. " 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site consists of "Alderwood-Urban land complex, 8 to 15 percent slopes" (map unit symbol 6). 3. Critical Areas: There is a slope along the western portion of the property (CRA20040025-31). A geotechnical report was submitted with the application and although it will be reviewed again during the building permit phase of this process, it appears to comply with the critical areas ordinance. The applicant and the City have complied with the requirements of ECDC 23.40. VII. NEIGHBORHOOD CHARACTERISTICS: This site is located in transitional neighborhood that is a mix of residential and commercial (Attachment 3). Across Edmonds Way to the east lies a portion of unincorporated Snohomish County known as "Esperance." Across the street to the south is a veterinary clinic followed by a multi -family development. To the North lies another multi -family development, and to the west lies a single family neighborhood. The site is on the corner of Edmonds Way (SR-104), which is considered a principal arterial, and 232nd Street SW, which is considered a local street. VIII. COMPREHENSIVE PLAN: The Comprehensive Plan designation for this site is "Edmonds Way Corridor. " An excerpt from the plan is shown below, and specific criteria can be found in Attachment 10 (Urban Design Guidelines — General Objectives). 1. Design Objectives for Site Design: "The development ofparking lots, pedestrian walkways and landscaping features is an integral part of how a building acts 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 physical environment. " (Attachment 10 — Comprehensive Plan, page 91) Fourteen different objectives for site design are discussed in the Comprehensive Plan. Not every objective necessarily applies to every project; and, some objectives may be more important than others for a particular project. a. Vehicular Access: Vehicular access is taken from 232nd Street SW on the south side of the property, as well as from Edmonds Way. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 14 b. Location and Layout of Parking: The parking proposed is behind the buildings shielded from view from Edmonds Way as well as the properties to the west due to a change in topography. c. Pedestrian Connections Offsite: There is an existing sidewalk along Edmonds Way which connects pedestrians via pathways. d. Building Entry Location: The buildings can be accessed from Edmonds Way. e. Setbacks: It appears the proposal meets the required setbacks for the underlying zone. f. Building/Site Identity: The buildings and site are cohesive in design. No signage is shown. g. Weather Protection: Building eaves appear to project slightly, but not providing much weather protection along the perimeter of the building. This is probably due to the proposal being located at or near the required setbacks. h. Lighting: None shown. i. Signage: No signage is shown at this time. j. Site Utilities, Storage, Trash and Mechanical: The trash enclosure will be provided towards the middle of the site along the west side. k. Landscape Buffers: All new landscaping is proposed as shown on the preliminary landscape plan (Attachment 1, pages A16-A19). Several trees will be retained. Street trees are proposed along Edmonds Way. There is perimeter landscaping shown on site with a good mix of trees and shrubs. 2. Design Obiectives for 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 parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form." (Comprehensive Plan, page 94) Four objectives for building form are discussed in the Comprehensive Plan: a. Height: There are no known views. The buildings are shown at the height limit (which will be verified through detailed calculations during the building permit review). The perspectives in Attachment 1 are helpful in understanding the relationship between the pedestrian and the buildings. b. Massing: The required "step -backs" help keep the project to scale. See sheet Al of Attachment 1 for a discussion on modulation. c. Roof Modulation: The roofline is modulated, which is well reflected in the color building perspectives found in Attachment 1, sheet Al2. d. Wall Modulation: The walls are modulated, which is well reflected in the color building perspectives found in Attachment 1, sheet A13. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 15 3. Design Obeectives for Building Facade: "Building Fagade objectives ensure that the exterior of a building — the portion of a building 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. " (Comprehensive Plan, page 95) Four objectives for building form are discussed in the Comprehensive Plan: a. Facade Requirements: There is an individual identity of the building proposed — it is unique in its shape and articulation. b. Window Variety and Articulation: As shown on sheet Al2 of Attachment 1, there are many windows, all of which are arranged in a rhythmic pattern, which should lighten up the building fagades. c. Building Facade Materials: Proposed materials include cement fiber panels (with rain screens) and CMU blocks at the lower commercial level. Juliet balconies are shown along some of the residences of the south building, and a parapet cornice borders the roof. d. Accents/Colors/Trim: Refer to Attachment 1, sheet Al — the orange color ties together both buildings, while the use of blue and peach add contrast. The proposal appears to be consistent with the goals and policies of the Comprehensive Plan. IX. PUBLIC CONCERNS: To date, one public comment letter has been received (Attachment 9), although several people have asked about it. Claudia Olney is concerned that the height bonuses provided in the zoning code are going to be used, which may mean a reduction in privacy for her backyard. The zoning code dictates the height limit, so the City is required to allow projects to proceed so long as the standards are being met. Height calculations will be thoroughly reviewed during the building permit process to ensure code compliance. One way folks add privacy to their own private property is by planting a vegetative hedge (which does not require a permit and is not subject to the City's height limits). Arborvitae is a popular plant chosen for this purpose — you may want to consider looking into this should you feel that your privacy is going to be reduced. X. APPLICABLE CODES: 1. ECDC 16.30 (RM — Multiple Residential) The 29-unit northern apartment building is located in the RM-EW zone. The minimum street setback is 15' (east), 10' from the sides (north/south), and 15' from the rear (west). The site plan indicates that the setbacks will be achieved with the proposed design. Multi -family dwelling units are a permitted use in the Multiple - Residential zone at a rate of one dwelling unit per 1,500 square feet of lot area. Based on the lot size of 44,781 square feet, 29 units could be allowed (29 units are EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 16 proposed). The height limit is 25' (plus 5 plus another 5 if conditions in ECDC 16.30.030.A are met). It appears as though the zoning requirements of ECDC 16.30 can be achieved. 2. ECDC 16.50 (BC — Community Business) The southern mixed -use building is located on a corner lot in the BC-EW zone. The minimum street setback is 0' (east/south) and side setbacks are 0' (north/south) except that a side setback of 15' is required when adjacent to residentially zoned properties (west). The site plan indicates that setbacks will be achieved with the proposed design. The height limit is 35 feet (plus 5 plus another 5 if conditions in ECDC 16.50.020.A are met). Both commercial and residential uses are permitted uses in this zone (with no density limit). It appears as though the zoning requirements of ECDC 16.50 can be achieved. 3. ECDC 17.50 (Parking) Commercial parking is based upon the square footage of the tenant space, while residential parking is calculated based on the number of bedrooms per unit. With 6009 square feet of commercial proposed, several calculations can be made depending on the future tenant's use. For the residential units, 42 studios are shown, 15 1-bedrooms, and 32 2-bedrooms yielding a total of 131 parking spaces required (130.5 rounds up to 131). The plans shows 144 stalls provided across both parcels, leaving 13 for the commercial use. If the commercial use were solely retail, 20.03 spaces would be required. Office space requires 15.02 stalls, while a service use would require 10.02 stalls. The applicant has indicated that the future tenants will be offices with no customer service which would only require 8 stalls. The problem we'll run into down the line is that we're not sure who the tenant spaces will be leased to. We don't want to deny a business license to a company that would like customers to visit because the new building is underparked. So, this will need to be figured out prior to submitting for a building permit, which is usually accomplished through a mix of uses that require different ratios. 4. ECDC 20.11 (General Design Review) The project site is not located in a specific "district." Therefore, "General Design Review" is required under ECDC 20.11. Design review by the Architectural Design Board (ADB) is required for this project because the SEPA threshold is triggered. The ADB must find that the proposed development is consistent with both the Comprehensive Plan and the Zoning Ordinance. Specifically, certain criteria for building design and site treatment are shown in ECDC 20.11.030. The applicant has provided a narrative on the design of the project (Attachment 1, sheets Al-A2) and staff agrees with the content of the narrative. Please review these pages to see how compliance with ECDC 20.11 has been achieved. Staff feels that the project, as conditioned, meets the General Design Review criteria. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 17 5. ECDC 20.13 (Landscaping) There are a great deal of landscaping requirements in ECDC 20.13 that are intended to go hand -in -hand with the Comprehensive Plan's Urban Design Guidelines. Please review Attachment 1, sheets A2 and A16-A19). ECDC 20.13.000 specifically states, "The ADB and hearing examiner shall be allowed to interpret and modify the requirements contained herein... " Staff feels that the applicant has tried to comply with the landscaping chapter and supports the proposed landscape plan. The proposal appears to be consistent with the Zoning Ordinance. XI. RECOMMENDATIONS: The owner/applicant must apply for and obtain all necessary permits, subject to the requirements of the code. Because this site fronts on SR-104, it is the applicant's responsibility to verify if approval by WSDOT is also required. Based on the analysis and attachments to this report, staff finds that the project meets both the Zoning Ordinance and the Comprehensive Plan — and therefore recommends APPROVAL of the new GRE Edmonds Way mixed use project as shown in file PLN20110007 with the following conditions: 1. Update the street tree species to "Acer Rubrum Bowhall Maple." The street tree species shall be re -reviewed by the City of Edmonds Parks & Recreation Department prior to building permit issuance. 2. The parking will need to be recalculated at the numbers provided in the code. Please either: a. Reduce the number of residential units; and/or: b. Reduce the amount of commercial space; and/or: c. Re -assign a portion of the commercial space to a lower parking ratio providing for a mix of commercial uses throughout the site. XII. PARTIES OF RECORD: 1. GRE Edmonds Way — 2801 Alaskan Way— Suite 310, Seattle WA 98121. 2. Studio Meng Stazzara — 2001 Western Avenue— Suite 200, Seattle WA 98121. 3. Claudia Olney — 9229 231"Street SW, Edmonds WA 98026. 4. City of Edmonds — 121 5th Avenue North, Edmonds WA 98020. EXHIBIT - 1 PLN20110007 "GRE Edmonds Way" Page 18 XIII. ATTACHMENTS: 1. Design Review Application. 2. Land Use Application. 3. Vicinity Map. 4. Engineering Memo. 5. Public Notices & Affidavits. 6. Geotechnical Report. 7. Downstream Analysis. 8. SEPA DNS & Checklist. 9. Public Comments. 10. Comprehensive Plan Excerpts. EXHIBIT - 1 Chapter 16.30 RM — MULTIPLE RESIDENTIAL Sections: 16.30.000 Purposes. 16.30.010 Uses. 16.30.020 Subdistricts. 16.30.030 Site development standards. 16.30.040 Site development exceptions. 16.30.000 Purposes. The RM zone has the following specific purposes in addition to the general purposes for residential zones of ECDC 16.00.010 and 16.10.000: A. To reserve and regulate areas for a variety of housing types, and a range of greater densities than are available in the single-family residential zones, while still maintaining a residential environment; B. To provide for those additional uses which complement and are compatible with multiple residential uses. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007]. 16.30.010 Uses. A. Permitted Primary Uses. 1. Multiple dwellings; 2. Single-family dwellings; 3. Retirement homes or congregate care facilities, assisted living facilities; 4. Group homes for the disabled, foster family homes and state -licensed group homes for foster care of minors; provided, however, that halfway houses and group homes licensed for juvenile offenders are not permitted uses in a residential zone of the city; 5. Boarding houses and rooming houses; 6. Housing for low income elderly in accordance with the requirements of Chapter 20.25 ECDC; 7. Churches, subject to the requirements of ECDC 17.100.020; 8. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R); 9. Local public facilities that are planned, designated, and sited in the capital improvement plan, subject to the requirements of ECDC 17.100.050; 10. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070. B. Permitted Secondary Uses. 1. All permitted secondary uses in the RS zone, if in conjunction with a single-family dwelling; 2. Home occupations, subject to the requirements of Chapter 20.20 ECDC; 3. The following accessory uses: a. Private parking, b. Private swimming pools and other private recreational facilities, c. Private greenhouses covering no more than five percent of the site in total; 4. Commuter parking lots containing less than 10 designated parking spaces in conjunction with a church, school, or local public facility allowed or conditionally permitted in this zone. Any additionally designated parking spaces that increase the total number of spaces in a commuter parking lot to 10 or more shall subject the entire commuter parking lot to a conditional use permit as specified in subsection (D)(2) of this section, including commuter parking lots that are located upon more than one lot as specified in ECDC 21.15.075. C. Primary Uses Requiring a Conditional Use Permit. 1. Offices, other than local public facilities; 2. Local public facilities not planned, designated, or sited in the capital improvement plan, subject to the requirements of ECDC 17.100.050; 3. Day-care centers and preschools for 13 or greater children; 4. Hospitals, convalescent homes, rest homes, sanitariums, and assisted living facilities; 5. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033; 6. Counseling centers and residential treatment facilities for current alcoholics and drug abusers; 7. High schools, subject to the requirements of ECDC 17.100.050(G) through (R); 8. Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070. D. Secondary Uses Requiring a Conditional Use Permit. 1. Day-care facilities or preschools of any size to be operated in a separate, nonresidential portion of a multifamily residential dwelling primary permitted structure operated primarily for the benefit of the residents thereof; 2. Commuter parking lots with 10 or more designated parking spaces in conjunction with a church, school, or local public facility allowed or conditionally permitted in this zone. [Ord. 3988 § 8, 2015; Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007]. 16.30.020 Subdistricts. There are established four subdistricts of the RM zone, in order to provide site development standards for areas which differ in topography, location, existing development and other factors. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007]. 16.30.030 Site development standards. A. Table. Minimum Lot Minimum Minimum Minimum Area Per Maximum Maximum Subdistrict Street Side Rear Dwelling Unit3 Height Coverage Setbackz Setback2 Setback (Sq. Ft.) Minimum Lot Minimum Minimum Minimum Area Per Maximum Maximum Subdistrict Street Side Rear Dwelling Unit3 Height Coverage Setbackz Setback2 Setback (Sq. Ft.) RM-1.5 1,500 15' 10, 15' 25" 45% RM-EW 1,500 15' 10, 15' 25'4 45% RM-2.4 2,400 15' 10, 15' 25" 45% RM-3 3,000 15' 15' 15' 25" 45% 1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater. 2 IRS setbacks maybe used for single-family homes on lots of 10,000 square feet or less in all RM zones. 3 See definition of townhouse. 4 The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the following apply to the site and proposed development: (a) At least two of the following techniques shall be incorporated into the building and/or site's design: (1) Achievement of at least LEED gold certification or comparable green building certification; (2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed; (3) Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re -use. B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code (Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply to buildings within the RM-EW zone: 1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled content, bio-based or indigenous. C. Location of Parking. No parking spaces may be located within the street setback. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007]. 16.30.040 Site development exceptions. A. Maximum height for accessory structures is 15 feet. B. Satellite Television Antenna. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050. C. Setback Encroachments. 1. Eaves and chimneys and bay windows, utility lines and meters, and "similar minor improvements," etc., may project into a required setback not more than 30 inches. 2. Except as authorized by subsection (C)(3) of this section, uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above the ground level at any point. 3. In the RM — Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and decks may occupy up to one-half of the required street setback area along Edmonds Way; provided, that these structures or uses are located no more than 20 feet above the ground level at any point. D. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks shall be side setbacks. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007]. The Edmonds City Code and Community Development Code is current through Ordinance 4235, passed October 12, 2021. Disclaimer: The city clerk's office has the official version of the Edmonds City Code and Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: https://www.edmondswa.gov/ City Telephone: (425) 775-2525 Code Publishing Company Chapter 16.50 BC — COMMUNITY BUSINESS Sections 16.50.000 BC and BC — Edmonds Way. 16.50.005 Purposes. 16.50.010 Uses. 16.50.020 Site development standards. 16.50.030 Operating restrictions. 16.50.000 BC and BC — Edmonds Way. This chapter establishes two distinct zoning categories, BC and BC — Edmonds Way. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007]. 16.50.005 Purposes. The BC and BC — Edmonds Way zones have the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. To reserve areas for those retail stores, offices, service establishments and amusement establishments which offer goods and services to the entire community; B. To ensure compact, convenient development patterns by allowing uses that are operated chiefly within buildings; C. To allow for mixed -use development which includes multiple dwelling unit(s) that support business uses; D. To implement the policies of Edmonds' comprehensive plan for the Edmonds Way Corridor; E. To meet the goals of the Growth Management Act and the city of Edmonds' comprehensive plan for housing diversity and economic vitality. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3147 § 1, 1997. Formerly 16.50.000]. 16.50.010 Uses. A. Permitted Primary Uses. 1. Single-family dwellings, as regulated in RS-6 zone; 2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment sales and services; 3. New automobile sales and service; 4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents; 5. Printing, publishing and binding establishments; 6. Bus stop shelters; 7. Community -oriented open air markets conducted as an outdoor operation and licensed pursuant to provisions in the Edmonds City Code; 8. Multiple Dwelling Unit(s). This use may not be located on the ground floor of a structure, except as provided in ECDC 16.50.020(B); 9. Churches, subject to the requirements of ECDC 17.100.020; 10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R); 11. Local public facilities subject to the requirements of ECDC 17.100.050; 12. Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070. B. Permitted Secondary Uses. 1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional use; 2. Off-street parking and loading areas to serve a permitted or conditional use; 3. Commuter parking lots in conjunction with a facility meeting the criteria listed under subsections (C)(11) through (14) of this section, except that the facility may also be located along a designated transit route in addition to an arterial or collector street. C. Primary Uses Requiring a Conditional Use Permit. 1. Commercial parking lots; 2. Wholesale uses; 3. Hotels and motels; 4. Amusement establishments; 5. Auction businesses, excluding vehicle or livestock auctions; 6. Drive-in businesses; 7. Laboratories; 8. Fabrication of light industrial products; 9. Convenience stores; 10. Day-care centers and preschools; 11. Hospitals, convalescent homes, rest homes, and sanitariums; 12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033; 13. Counseling centers and residential treatment facilities for current alcoholics and drug abusers; 14. Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070. D. Secondary Uses Requiring a Conditional Use Permit. 1. Outdoor storage, incidental to a permitted or conditional use; 2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3894 § 2, 2012; Ord. 3627 § 2, 2007; Ord. 3353 § 4, 2001; Ord. 3269 § 2, 1999*; Ord. 3147 § 1, 1997]. *Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of merchandise, see Chapter 17.65 ECDC. 16.50.020 Site development standards. A. Table Minimum Minimum Minimum Minimum Minimum Street Side Rear Maximum Maximum Floor Lot Area Lot Width Setback Setback Setback Height Area BC None None None None None 25'2 3 sq. ft. per sq. ft. of lot area Minimum Minimum Minimum Minimum Minimum Street Side Rear Maximum Maximum Floor Lot Area Lot Width Setback Setback Setback Height Area BC— None None 10, Nonel None 25'3 3 sq. ft. per sq. Edmonds ft. of lot area Way 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. The required setback shall be completely landscaped with Type I landscaping permanently maintained by the owner of the BC -zoned lot. Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a pitch of less than three-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design. Examples of Modulated Roof Designs Esp. W40 � Dill .�'.i �'!i! ��! few■ #:.. ■■/M,�� 0 . ��p�l!'V■tA� l�CI lip NFRIIIIIIN Elm 91 ■ . loll ■ff ilia! !05 The stated height limit may be increased to 40 feet; provided, that: (a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping shall be located within this setback; (b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to complying with subsection (a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residentially (RS) zoned property; (c) At least three of the following techniques shall be incorporated into the building and/or site's design: (1) Achievement of least LEED gold certification or comparable green building certification; (2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed; (3) Public amenities within an area comprising at least 25 percent of the length of any required street setback such as outdoor seating, plazas, walkways or other usable open space. The remainder of the setback area will be landscaped with Type III landscaping; (4) Low impact development (LID) techniques are employed. LID best management practices include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re -use (d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance of the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled content, bio-based or indigenous. B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a minimum depth of 30 feet as measured from the street front of the building, with the following exceptions or clarifications: 1. That in all areas the provision of pedestrian access to permitted residential uses is allowed. 2. This provision shall not apply when a single-family use is the primary use on the property. 3. In the BC — Edmonds Way zone, where the street frontage of the total site proposed for development exceeds 150 feet in length, this requirement shall apply to only 60 percent of the ground floor street frontage of any proposed building. The remaining 40 percent may include any other uses permitted in the BC — Edmonds Way zone, including, but not limited to, off-street parking or live/work space. C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code (Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply to buildings within the BC-EW zone 1. Massing and Articulation. a. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. b. Standards. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. 2. Ground Level Details. a. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing Edmonds Way. b. Standards. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: i. Lighting or hanging baskets supported by ornamental brackets; ii. Medallions; iii. Belt courses; iv. Plinths for columns; v. Bulkhead for storefront window; vi. Projecting sills; vii. Tile work; viii. Transom or clerestory windows; ix. Planter box; x. An element not listed here that meets the intent, as approved by the Architectural Design Board. 3. Treating Blank Walls. a. Intent. To ensure that buildings do not display blank, unattractive walls. b. Standards. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment. At least five of the following elements shall be incorporated into such walls: i. Masonry (except for flat, nondecorative concrete block); ii. Concrete or masonry plinth at the base of the wall; iii. Belt courses of a different texture and color; iv. Projecting cornice; v. Decorative tile work; vi. Medallions; vii. Opaque or translucent glass; viii. Artwork or wall graphics; ix. Lighting fixtures; x. Green walls; xi. An architectural element not listed above, as approved, that meets the intent. D. Density. There is no maximum density for permitted multiple dwelling units. E. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1, 2004; Ord. 3492 § 1, 2004; Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997]. 16.50.030 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Seasonal farmers' markets; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3894 § 3, 2012; Ord. 3627 § 2, 2007; Ord. 3320 § 3, 2000; Ord. 3147 § 1, 1997]. The Edmonds City Code and Community Development Code are current through Ordinance 4294, passed February 28, 2023. Disclaimer: The city clerk's office has the official version of the Edmonds City Code and Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: https://www.edmondswa.gov/ City Telephone: (425) 775-2525 Code Publishing Company