Ordinance 4382ORDINANCE NO. 4382
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ESTABLISHING INTERIM DEVELOPMENT
STANDARDS FOR THE NEIGHBORHOOD CENTERS AND
HUBS THAT ARE IDENTIFIED IN THE COMPREHENSIVE
PLAN.
WHEREAS, the state legislature passed House Bill 1220 in 2021 (later codified as RCW
36.70A/070(2)(a) and 36.70A/070(2)()b)), which included a requirement for cities and counties to
plan for and accommodate the number of housing units needed for very low to moderate income
households, based on analysis and guidance from the state Department of Commerce
("Commerce"); and
WHEREAS, HB 1220 and the Snohomish County Countywide Policies, require Edmonds
to plan for about 2400 housing units beyond its existing capacity; and
WHEREAS, the City's strategy for compliance with the above planning requirements was
to designate neighborhood centers and hubs that could accommodate new multifamily housing and
commercial uses; and
WHEREAS, the City of Edmonds adopted its periodic Comprehensive Plan update on
December 17, 2024 to address the requirements for accommodating more housing, which includes
providing 20-year capacity for multifamily housing units in new neighborhood centers and hubs;
and
WHEREAS, the city's development code needs to be updated to implement and be
consistent with the recently adopted comprehensive plan; and
WHEREAS, pursuant to RCW 36.70A.390, this interim ordinance may be adopted without
first holding a public hearing; and
WHEREAS, implementing development regulations were actually required to be adopted
by the end of 2024; and
WHEREAS, the city council intends to follow this ordinance with a permanent set of
regulations that implement the comprehensive plan; and
1
WHEREAS, neighborhood hubs and centers also will provide new neighborhood
opportunities for amenities and convenient commercial uses; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. A new chapter 16.120, entitled "Neighborhood Centers and Hubs," is hereby
added to read as shown in Exhibit A, which is attached hereto and incorporated herein as if set
forth in full.
Section 2. Sunset. This interim ordinance shall remain in effect for 180 days from the
effective date or until it is replaced with another ordinance adopting permanent regulations, after
which point it shall have no further effect.
Section 3. Public Hearing on Interim Standards. Pursuant to RCW 36.70A.390 and RCW
35A.63.220, the city council shall hold a public hearing on this interim ordinance within sixty (60)
days of its adoption. In this case, the hearing shall be held on January 28, 2025 unless the city
council, by subsequently adopted resolution, provides for a different hearing date.
Section 4. Adoption of Findings. The city council hereby adopts the "whereas" clauses,
above, as the findings of fact justifying this action, as required by RCW 36.70A.390.
Section 5. Severability. If any section, subsection, clause, sentence, or phrase of this
ordinance should be held invalid or unconstitutional, such decision shall not affect the validity of
the remaining portions of this ordinance.
Section 6. Effective Date. This ordinance being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum and shall take effect five (5)
days after passage and publication of an approved summary thereof consisting of the title.
APPROVED:
MAY R IKE ROSEN
2
ATTEST/AUTHENTICATED:
,Z- --y
CLERK, SCO ASSEY
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADA
FILED WITH THE CITY CLERK: January 9, 2025
PASSED BY THE CITY COUNCIL: January 14, 2025
PUBLISHED: January 17, 2025
EFFECTIVE DATE: January 22, 2025
ORDINANCE NO. 4382
SUMMARY OF ORDINANCE NO. 4382
of the City of Edmonds, Washington
On the 14th day of January, 2025, the City Council of the City of Edmonds, passed
Ordinance No. 4382. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
ESTABLISHING INTERIM DEVELOPMENT STANDARDS FOR THE
NEIGHBORHOOD CENTERS AND HUBS THAT ARE IDENTIFIED IN
THE COMPREHENSIVE PLAN.
The full text of this Ordinance will be mailed upon request.
DATED thisl41h day of January, 2025.
tMY,tLERK, SSEY
4
Chapter 16.120
Neighborhood Centers and Hubs
Sections:
16.120.000
Purpose
16.120.010
Effect and applicability
16.120.020
Definitions
16.120.030
Subdistricts
16.120.040
Uses
16.120.050
Site development standards
16.120.060
Community benefit for an incentive floor
16.120.070
Multifamily building types
16.120.080
Design standards
16.120.090
Signage
16.120.100
Motor vehicle parking
16.120.110
Bicycle parking facilities
16.120.120
Electric vehicle charging
16.120.000 Purpose.
The Neighborhood Centers and Hubs (NCH) Zone is established to promote the development of
neighborhood centers and neighborhood hubs as focal points within the city. Neighborhood
centers and hubs bring a mix of neighborhood retail, amenities, and services in proximity to
residents. They also help ensure capacity for multifamily housing to meet the city's
forecasted need to accommodate a broad range of income levels, consistent with the
City's Comprehensive Plan. Development in a neighborhood center or hub is intended to
be at a scale not much greater than what is possible around it and to encourage walkability
and an attractive environment that includes trees and open spaces.
16.120.010 Effect and applicability.
A. This chapter applies to the neighborhood centers and hubs as designated in the
Comprehensive Plan.
B. Neighborhood centers are the areas of Westgate, Five Corners, Medical District
Expansion, and Firdale Village, as shown in Figure 2.5 of the City's Comprehensive Plan.
C. Neighborhood hubs are the areas of North Bowl, East Seaview, South Lake Ballinger,
West Edmonds Way, and Maplewood, as shown in Figure 2.5 of the City's Comprehensive
Plan.
D. In the centers and hubs, single-family houses and their accessory or secondary uses
shall be subject to the requirements of Chapter 16.20 ECDC for single-family residential
uses.
E. Where this chapter conflicts with any other, this chapter shall prevail for the designated
centers and hubs.
16.120.020 Definitions. In implementing this chapter, the following definitions apply.
A. "Community services" mean services provided by a nonprofit or religious organization to
aid people in obtaining housing, food, or medical treatment.
B. "Incentive floor" means the extra or bonus story allowed in a Mixed -Use 4 or Mixed -Use 5
subdistrict if the conditions in ECD 16.120.060 are met.
C" Indoor gathering space" mean an indoor space, such as a lobby, shared common
space, and meeting room, for permitted primary uses.
D. "Multifamily housing" means housing of at least four units attached to each other in
some combination or attached to commercial uses or community facilities.
E. "Pedestrian zone" means the area between the primary street and the exterior of a
building, excluding single-family houses and their accessory or secondary buildings, that is
Less than twenty feet from a primary street.
F. "Pocket park" means a small outdoor area that provides dedicated space for passive or
active recreation, open to the public.
G. "Portable sign" means an A -frame sign that stands no taller than 36 inches or a
stanchion sign that stands no taller than 42 inches.
H. "Primary street" means the public street right-of-way that a building faces or when a
property borders two or more streets, the street that typically has the most traffic.
"Retail" means the direct sale of goods to the public for use or consumption.
J. "Right -of -way -related uses" means bus stops, utilities, bicycle paths, pedestrian access,
Landscape, and other uses for public benefit, as typically allowed within or adjacent to a
public right of way.
K. "Voluntary housing" means assisted living, retirement homes, senior housing, adult
family homes, and other housing where residents may voluntarily live.
16.20.030 Subdistricts. The NCH zone has the following subdistricts:
A. Mixed -Use 3, which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is no more than three stories and no additional
incentive floor is allowed;
B. Mixed -Use 4, which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is three stories without an incentive floor and where
four stories are allowed with an incentive floor;
C. "Mixed -Use 5", which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is no more than four stories without an incentive
floor and where five stories are allowed with an incentive floor.
16.120.040 Uses.
A. Permitted primary uses are one or more of the following: multiple dwellings, single-
family dwellings built or permitted prior to January 1, 2025 and on the same building
footprint, other forms of voluntary housing, bed -and -breakfasts, commercial uses,
community facilities, community services, offices, open space, open air markets, pocket
parks, plazas, right -of -way -related uses, and community services.
B. Permitted accessory and secondary uses are one or more of the following: accessory
dwellings, home occupations, daycare, garages, workshops, mechanical equipment,
storage facilities, recreation, art, meeting rooms, commuter parking lots containing less
than ten designated spaces in association with a permitted primary use, private parking of
vehicles, indoor gathering spaces, and other uses that do not create a nuisance.
C. Prohibited uses are as follows: sexually oriented businesses, recreational marijuana,
half -way houses, hospitals, and hotels.
D. Any development may have a mix of permitted uses.
E. Multifamily housing that is developed with more than twenty units shall provide ground
floor commercial space that is equal to at least ten percent of the ground floor footprint.
F. Grocery and convenience stores must sell fresh produce and dairy or dairy -substitute
products. Less than half of the shelf and case space must be for the sale of alcoholic
beverages and packaged snack foods.
G. Outdoor dining is allowed, provided that, when within ten feet of a property in single-
family use, it is screened with a combination of plantings and fencing at six feet or more in
height. The provisions of EDC 17.70.040 do not apply to this district.
16.120.050 Site development standards.
A. Height.
1. The height of detached single-family houses and their accessory/secondary uses
is subject to ECDC 16.20.030 and 16.20.050, respectively.
2. Maximum number of stories for buildings in a center or hub, excluding detached
single-family houses and their accessory or secondary uses, shall be consistent
with Figure 2.5 of the Comprehensive Plan. Maximum standard height is identified
in this subsection, provided that exceptions may apply, pursuant to ECDC
16.120.050.A.3 and ECDC 16.120.060.
a. For Mixed -Use 3 subdistricts, buildings may be three stories taLL and the
standard maximum building height is 30 feet, provided that it may be 33 feet
when the first -floor height is 12 feet. However, for any lot abutting or
immediately across the street from a single-family zone, the height of any
devaiopment portion of.a., building that is within 20 feet of the property line
shall be no greater than 30 feet under anyoircumstances. even where�dt�Cia
for h-eight exceptions. incet> ves_or bonuses in thisohapter are otherwise
met.
b. For Mixed -Use 4 subdistricts, buildings maybe either three stories tall,
with a standard maximum building height of 30 feet (or 33 feet when the first -
floor height is 12 feet) and not including an incentive floor, or four stories tall,
with a maximum height of 40 feet (or 42 feet if the first -floor height is 12 feet)
that includes one incentive floor. However, for any Lot abutting or
immediately across the street from a single-family zone, the height of any
portion of. a building that is within 20 feet of the property line
shall be no greater than 30 feet u,]daLAnv circumstances maven where criteria
for hei Fit exA ill asoLbonuses in this chapter areSZtherwise
met.
c. For Mixed -Use 5 subdistricts, buildings may be four stories tall, with a
standard maximum building height of 40 feet (or 42 feet if the first -floor
height is 12 feet) and not including an incentive floor, or five stories tall, with
a maximum height of 50 feet (or 52 feet if the first -floor height is 12 feet) that
includes one incentive floor. However, for any lot abutting or immediately
across the street from a single-family zone, the height of any devetoptrre-fft-
that is within 20 feet of the property line shall be no
greater than 30 feet under_any.circumstances, even where criteria for hejght
exceptions, incentives or bonuses in this chapter are otherwise met.
3. Exceptions for additional building height may apply only to the extent that one of
the conditions in this subsection is met. Exceptions are not additive; no more than
one of the exceptions shall apply to any building.
a. For buildings achieving green building certification pursuant to ECDC
16.45.040 or ECDC 16.45.045 and that have commercial uses (excluding for
vehicle parking) comprising at least 50% of the ground floor area, up to five feet
higher than the standard maximum height in that location;
b. For areas of centers and hubs that are eligible for an incentive or bonus floor,
as identified in Figure 2.5 of the Comprehensive Plan, and that meet the criteria
for community benefit, pursuant to ECDC 16.120.060, an additional floor up to
10 feet in height is allowed.
B. Setbacks. For single-family houses and their accessory or secondary uses, the minimum
setbacks are as stated in Chapter 16.20 ECDC. For other buildings: Minimum street
setback is15 ft, except that the minimum street setback for a retail facility on a corner lot is
a minimum of 10 ft; Minimum side setback is 10 ft; Minimum rear setback is15 ft.
C. Lot coverage. Maximum coverage of a lot is 45%, provided that maximum lot coverage
for a single-family house is 35%.
D. Building location. At least one building on a site containing a primary use must have a
street -facing fagade, of which two-thirds or more of the ground floor is located no further
than twentyfeet from the primary street, provided that for a detached single-family and its
accessory or secondary uses, the setback requirements of Chapter 16.20 ECDC prevail.
E. Landscaping and lighting.
1. Any site not covered by an allowed use, such as a building or paved area, must be
Landscaped. Up to 10% of the landscaping may be comprised of hardscape
materials, such as boulders and rockeries. Small wooded areas and areas planned
for environmental conservation may remain in a more natural state, as approved in
the site plan.
2. Outdoor lighting must be provided at all external building entries and stairways
and to illuminate the site's address.
16.120.060 Community benefit for an incentive floor. An incentive or bonus floor at a
height up to 10 feet above the standard maximum height for its location will be permitted
when a development provides an approved plaza, pocket park, accessible open space, or
outdoor recreational site of at least 800 square feet for public use. The space must include
seating, Landscaping, pedestrian access, and other amenities as part of a master plan that
has considered neighborhood input and been approved bythe director or director's
designee. The space must be maintained consistent with the approved master plan or a
revised master plan that has had public input and approval by the director or director's
designee.
16.20.070 Multifamily building types. Multifamily building types may include apartments,
condominiums, townhomes, and mixed -use buildings that have at Least four housing units.
16.120.080 Design Standards. Design standards are intended to encourage a pedestrian -
friendly appearance and avoid blank or unarticulated walls facing the street. The design
standards of this section do not apply to detached single-family houses and their
accessory or secondary uses. Design review will be conducted under ECDC 20.12.030.
A. The street -facing facade of a building must have one or more windows on the ground
floor with transparent glazing totaling at least fifty square feet for each thirty linear feet of
wall. Each floor above the ground floor must have one or more windows with transparent
glazing totaling at Least twenty-five square feet for everythirty linear feet of wall.
B. At the ground floor, a garage shall not comprise more than 50% of the fagade of a
building, including any townhome, that faces a primary street.
C. The street -facing fagade of a building shall have at least two of the following:
1. Articulated walls that have 18 or more inches of plane change every 30 feet
2. Covered pedestrian entry, provided that the cover is: (a) at least one foot above
the pedestrian entry door: (b) a minimum of seven feet in width and two feet in
depth; and (c) attached to the building.
3. Masonry base that extends at least three feet high from ground level
4. Windows that result in 50% more transparent glazing area than the minimum
required in 16.120.080.A.
5. Landscaped courtyard that is at least one/third of the building width and at least
ten feet deep.
6.One balcony per unit above the ground floor that shares a common wall with the
street -facing facade. Such balconies must be a minimum of two feet in depth and
four feet in width and accessible from an interior room.
D. Buildings shall have either a pitched roof of at least 3:12 pitch visible to the primary
street or a roofline visible to the primary street that has a parapet or fascia to define its
edge.
E. Any off-street parking must be provided at the side or rear of a building that fronts and is
within twenty feet of a primary street.
F. The pedestrian zone shall include pedestrian and ADA access to the building entry. The
remaining area must be filled by any combination of landscaping, planting containers,
seating, dining tables, receptacles for trash or recycling, artwork, bicycle or scooter
parking, rain gardens, paved pedestrian space (which may include pervious paving), other
approved pedestrian amenities, a maximum of one portable sign per twenty linear feet,
signage attached to the building, and as required, utility equipment and fire apparatus,
16.120.090 Signage. Only signage attached to a building and not supported from the
ground is permitted pursuant to requirements of Chapter 20.60 ECDC, provided that
portable signs are allowed within the pedestrian zone, up to one portable sign per twenty
Linear feet. Wall signs, window signs, and projecting signs are subject respectively to ECDC
20.60.030, 20.60.035, and 20.60.040.
16.120.100 Motor vehicle parking. Motor vehicle parking, other than for electric bicycles
or electric scooters, is not allowed within the pedestrian zone.
A. For single-family houses, two off-street parking spaces are required. For accessory
dwellings, the parking requirements of ECDC 16.20.050 apply.
B. For a multiple dwelling, off-street parking is required at a ratio of:
1. At least 1.0 parking space per unit with less than 800 square feet living space;
2. At least 1.25 parking spaces per unit with 800-1200 square feet of living space;
3. At least 1.75 parking spaces per unit with more than 1200 square feet of living
space.
C. For commercial uses in a building, off-street parking is required at a ratio of:
1. One space for 800 square feet of commercial use when street parking is available
in front of the building (measured from the nearest property line or within 60 feet of
it.
2.One space per 400 square feet if street parking is not available in front of the
building (measured from the nearest property line) or within 60 feet of it.
3. Bed and breakfasts must have one off-street parking space per guest unit.
4. A commercial or mixed -use building that has less than 400 square feet of
commercial space is not required to have off-street parking if street parking is
available in front of the building (measured from the nearest property line) or within
60 feet of it.
D. For community facilities, off-street parking spaces are required pursuant to ECDC
17.50.020.C.
16.120.110 Bicycle parking facilities. Short-term and long-term bicycle parking is required
with development, pursuant to Chapter 17.20 ECDC.
16.120.120. Electric vehicle charging. Electric vehicle charging infrastructure is required
per ECDC 17.115.040.
Everett Daily Herald
Affidavit of Publication
State of Washington }
County of Snohomish } ss
Michael Gates being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of tite Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH I007864 ORDINANCE
SUMMARY as it was published in the regular
and entire issue of said paper and not as a
supplement form thereof for a period of I
issue(s), such publication commencing on
01/17/2025 and ending on 01/17/2025 and that
said newspaper was regularly distributed to its
subscribers during all of said period.
The amount ;elf the fee foch publication is
$55.04.
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Notary Public in and for the State of
Washington.
City of Edmonds - LEGALADS 114101416
SCOTT PASSEY
Classified Proof
4R01NANCE S�IMMARY
of the Crry o onds Washington
On the 14th Day of January, g . Iha City Council of the City of
Edmonds, passed the following Ordrnonces. the summary of said
ordinances consisting Whites are ploYlded as follows'
ORDINANCE NO.4379
AN ORDINANCE O l ONDS, WASHINGTON.
AMENDING CHAPTER 18.00 ECDC (PUBLIC WORKS
REQUIREMENTS, GENERAL REQUIREMENTS) TO UPDATE
REFERENCES TO THE APPRENTICE REQUIREMENTS OF
RCW 39.04.320 AND THE RESPONSIBLE BIDDER CRITERIA
REQUIREMENTS OF RCW 39.04 360; PROVIDING FOR
SEVERABILITY: AND SETTING AN EFFECTIVE DATE.
AN ORDINANCE OF HE CI Y OF MONDS. WASH'
RELATING TO THE FINANCING OF THE GENERAL
AUTHORIZING INTERFUND LOANS UP TO A TOTAL
OF S6.000.000 FROM UTILITY FUNDS TO THE GENER
AN ORDINANCE OFTi�CTR��DS. WASHINGTON.
AMENDING THE
I AY RANGES AND RE PLOY1G EE POSITIONS
AND P
AN ORDINANCE
ESTABLISHING
THE
HUBS THAT ARE
Published: January 17, 2025.
WASHINGTON.
iNDAROS FOR
fHE COMPREHENSIVE PLAN
Us 14th Day of January 2025.
CITY CLERK, SCOTT PASSEY
EDH
Page: 2
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