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2025-04-09 Planning Board Packet1. 2. 3. 4. S. 6. 7. OF BbMG ti Agenda Edmonds Planning Board 1,00 SPECIAL MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 APRIL 9, 2025, 6:00 PM MEETING INFORMATION This is a Hybrid meeting: The in -person portion of the meeting will now be at 7PM in the Brackett Room on the 3rd floor of City Hall. Zoom Link below for those attending online. Meeting Link: https://edmondswa- gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3KOhuS014QT09 Meeting ID: 873 2287 2194 Passcode:007978 Or Telephone : US:US: +1 253 215 8782 LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and taken care of these lands. We respect their sovereignty, their right to self-determination, and we honor their sacred spiritual connection with the land and water. CALL TO ORDER APPROVAL OF MINUTES A. Previous Meeting Minutes ANNOUNCEMENT OF AGENDA AUDIENCE COMMENTS ADMINISTRATIVE REPORTS PUBLIC HEARINGS UNFINISHED BUSINESS A. Design Review Code Update: Preliminary Draft Review B. Neighborhood Centers and Hubs —Walk Tour Debrief C. Residential Parking Code Review D. Recommendation on STEP Housing Code (File AMD2024-0006) 8. NEW BUSINESS 9. PLANNING BOARD EXTENDED AGENDA A. Extended Agenda Edmonds Planning Board Agenda April 9, 2025 Page 1 10. PLANNING BOARD CHAIR COMMENTS 11. PLANNING BOARD MEMBER COMMENTS 12. ADJOURNMENT Edmonds Planning Board Agenda April 9, 2025 Page 2 2.A Planning Board Agenda Item Meeting Date: 04/9/2025 Previous Meeting Minutes Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Approve the draft March 26, 2025 meeting minutes. Narrative N/A Attachments: March 26, 2025 Draft minutes Packet Pg. 3 2.A.a CITY OF EDMONDS PLANNING BOARD Minutes of Hybrid Meeting Board Members Present Lee Hankins, Chair John Milkey, Vice Chair Lauren Golembiewski George Bennett (alternate) Judi Gladstone Steven Li Isaac Fortin, Student Rep. Board Members Absent Jeremy Mitchell Nick Maxwell 1. CALL TO ORDER March 26, 2025 Staff Present Mike Clugston, Planning Manager Brad Shipley, Senior Planning Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 6:03 p.m. at Edmonds City Hall and on Zoom. 2. LAND ACKNOWLEDGMENT FOR INDIGENOUS PEOPLES The land acknowledgment was read by Board Member Gladstone. 3. ROLL CALL Chair Hankins called the roll. All members were present except Board Member Maxwell and Board Member Mitchell. 4. ANNOUNCEMENT OF AGENDA BOARD MEMBER GLADSTONE MADE A MOTION TO APPROVE THE AGENDA AS PRESENTED. BOARD MEMBER LI SECONDED THE MOTION, AND THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED. 5. READING/APPROVAL OF MINUTES Planning Board Meeting Minutes March 26, 2025 Pagel of 3 Packet Pg. 4 BOARD MEMBER GOLEMBIEWSKI MADE A MOTION TO ACCEPT THE MINUTES OF MARCH 12, 2025. VICE CHAIR MILKEY SECONDED THE MOTION, WHICH PASSED WITH ONE ABSTENTION. 6. PUBLIC HEARINGS None. 7. AUDIENCE COMMENTS None. 8. ADMINISTRATIVE REPORTS None. 9. UNFINISHED BUSINESS A. Middle Housing Code Update: Key Issues Brad Shipley presented the continued discussion on Middle Housing. The bulk of the comments discussed appeared to center around how to draft the code in a way that would require new middle -housing building types to fit into existing neighborhoods, including the building heights, the number of buildings allowable on a lot, the areas that the different building types can be built, and how to organize the subdistricts. Design issues such as parking, frontages, and ADUs were discussed. Brad will return with a proposal that takes code requirements into account and manages the density. BOARD MEMBER GLADSTONE MADE A MOTION TO EXTEND THE MEETING BY 20 MINUTES. THE MOTION WAS SECONDED BY BOARD MEMBER LI AND WAS APPROVED UNANIMOUSLY. B. Recommendation on STEP Housing Code (File AMD2024-0006) Mike Clugston presented the recommendation on the STEP Housing Code. The discussion was based on Chair Hankins' draft memo to City Council, which was in turn based on the comments made at the last board meeting. The memo as drafted states that the Board agrees with the language of the interim code but includes recommendations for the City Council to consider that revolve around nuisance, criminal behavior, et cetera. Some board members felt that those should not be included in the recommendations, as it belongs more in an operations setting than in planning standards. Others felt that it should be included, as they are health and safety issues. It was finally discussed that the recommendation to City Council should be that the board agrees with the language in 17.125 with the understanding that the health and safety will be addressed in other areas of the code. Chair Hankins will incorporate these comments, and Mike Clugston will forward to the board members. The board members will then forward their comments back to Mike. Planning Board Meeting Minutes March 26, 2025 Page 2 of 3 Packet Pg. 5 2.A.a A MOTION WAS MADE BY BOARD MEMBER GLADSTONE TO EXTEND THE MEETING BY ANOTHER 10 MINUTES. THE MOTION WAS SECONDED AND WAS APPROVED UNANIMOUSLY. 10. NEW BUSINESS A. Residential Parking Code Updates (AMD2025-0005) Mike Clugston presented these updates. There are three bills to incorporate. Mike will work with Engineering to incorporate these changes into a redline strike -out version that will meet Engineering's needs as well as the board's, which will be discussed at a future meeting. There is another bill being considered by the legislature that may need to be incorporated if approved at the end of April. II. SUBCOMMITTEE REPORT None. 12. PLANNING BOARD EXTENDED AGENDA April 9, there are three things on the agenda right now, Centers & Hubs, Middle Housing, and Residential Parking. Middle Housing and Design Review process may flip. The April 16 meeting will be needed, as there is still a lot of work to do. Hubs & Centers is on for that, and Design Standards might become Middle Housing. Public Hearings for those following. 13. PLANNING BOARD MEMBER COMMENTS Board Member Gladstone discussed serving on the Highway 99 Phase 3 Placemaking Advisory Committee which is helping with the amenities for the Phase 3 improvements that the Department of Transportation is doing on Highway 99. Todd Tatum is interested in doing a short presentation on the taskforce that they want to do for the Highway 99 Economic Development Project that he has and talk about a potential role for a subcommittee from the planning board to participate. Vice Chair Milkey, regarding parking, suggested that they consider off-street parking, as on -street parking will impact safety. 14. PLANNING BOARD CHAIR COMMENTS Chair Hankins reminded the board that March 27 starts the walkthroughs around Edmonds and the different Hubs & Centers zones. 15. ADJOURNMENT: The meeting was adjourned at 9:30 p.m. Planning Board Meeting Minutes March 26, 2025 Page 3 of 3 Packet Pg. 6 7.A Planning Board Agenda Item Meeting Date: 04/9/2025 Design Review Code Update: Preliminary Draft Review Staff Lead: Brad Shipley Department: Planning Division Prepared By: Brad Shipley Background/History In 2023, the Washington State Legislature passed HB 1293 to streamline local design review processes, aiming to accelerate housing development and reduce associated costs. This legislation amends Chapter 36.70A RCW, clearly defining "design review" and establishing new guidelines: Design review standards must be clear and objective, addressing only the exterior design of projects. Standards must include at least one measurable criterion, allowing applicants to assess project compliance clearly. Design guidelines must not restrict project density, height, bulk, or scale below what zoning regulations permit. Design review processes must be integrated with consolidated project reviews, limited to one public meeting. Cities are encouraged, though not mandated, to adopt expedited review procedures for projects meeting established development standards or those providing affordable housing for low- and moderate -income residents. Edmonds must comply with these updated requirements by June 30, 2025, which is six months after the 2024 Comprehensive Plan update. In 2024, the City's Architectural Design Board (ADB) held several meetings where HB 1293 and its impacts on the Comprehensive Plan and development code were discussed (Attachment 2). Due to staff turnover and resource limitations, no changes were ultimately made to the design guidance in the Comprehensive Plan. The language in the 2020 Comp Plan continues to be referenced in the 2024 Plan. Board roles and process options were also discussed. Staff Recommendation Staff recommends that the Planning Board review and provide feedback on the preliminary draft code in Attachment 1, which outlines new design review procedures and updated standards for general design review. This input will help ensure the revised code is clear, objective, and aligns with both state Packet Pg. 7 7.A requirements and local planning goals. Narrative The City of Edmonds is updating its design review processes to comply with HB 1293, streamline approvals, and enhance clarity for applicants and decision -makers. HB 1293 requires local design review processes to be clear, objective, and integrated into comprehensive project reviews, limiting review delays and ensuring housing capacity aligns with zoning regulations. The city's current design review system is complex. Under the new law, two-phase reviews are prohibited, requiring consolidated project review processes with one public meeting at most. Additionally, several existing design standards are subjective or non -compliant with recent middle housing legislation, necessitating updates. Summary of changes proposed by staff: For process, all design reviews would be done administratively by staff using the updated clear and objective standards; departures to the clear and objective standards would be allowed and those would require ADB review and approval. While HB 1293 allows for one public meeting on a development project, the administrative -only approach is consistent with the intent of HB 1293 to streamline review processes, consistent with the resourcing challenges that have led to the current pause on Boards/Commissions like ADB, consistent with ADB's powers and duties in Chapter 10.05 of the Edmonds City Code (Attachment 3), and consistent with previous direction by City Council to remove volunteer boards from quasi-judicial decision -making roles (Attachment 4). Updates to permit process table (Chapter 20.01 ECDC). Consolidation of Chapter 20.11 ECDC (General Design Review) into Chapter 20.10 ECDC (Design Review), with enhanced clear and objective general standards applicable to all zones lacking specific standards. District -based criteria from Chapter 20.12 ECDC moved into appropriate zoning districts (primarily the BD zone). Duplicative standards for the CG zone removed; remaining Chapter 20.12 text deleted. Integration of Chapter 22.43 ECDC (Design Standards for BD Zones) into Chapter 16.43 ECDC (Downtown Business Zone). All design standards reviewed and revised for clarity and objectivity. Minor amendments to other chapters for consistency. Timeline: Priority adoption of essential updates by June 30, 2025 (Phase II). Additional refinements to zoning districts and design standards to continue through 2026 (Phase III). Packet Pg. 8 7.A Attachments: Attachment 1- Design codes redline_ strikeout Attachment 2 - 2024 ADB Minutes Attachment 3 - Chapter 10.05 ECC Attachment 4 - Resolution 1367 - remove volunteer boards from decision making Attachment 5 - HB 1293 Session law and summary Packet Pg. 9 7.A.a Chapter 20.10 ECDC, Design Review Page 1 of 13 Chapter 20.10 DESIGN REVIEW Sections: 20.10.000 Purposes. 20.10.010 Types of design review. 20.10.020 Scope. 20.10.030 Approval required. 20.10.040 Optional pre -application. 20.10.045 Augmented architectural design review applications. 20.10.050 General Design Review. 20.10.000 Purposes. In addition to the general purposes of the comprehensive plan and the zoning ordinance, this chapter is included in the community development code for the following purposes: A. To encourage the realization and conservation of a desirable and aesthetic environment in the city of Edmonds; B. To encourage and promote development which features amenities and excellence in the form of variations of siting, types of structures and adaptation to and conservation of topography and other natural features; C. To encourage creative approaches to the use of land and related physical developments; D. To encourage the enhancement and preservation of land or building of unique or outstanding scenic or historical significance; E. To minimize incompatible and unsightly surroundings and visual blight which prevent orderly community development and reduce community property values. [Ord. 3636 § 1, 2007] The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 10 7.A.a Chapter 20.10 ECDC, Design Review Page 2 of 13 20.10.010 Types of design review. A. There are two types of design review: (1) administrative design review subject to the provisions of the design standards found within the applicable zoning district or Chapter 20.11 ECDC in accordance with subsection (B) of this section, and (2) geReral Architectural Design Board (ADB) design review for development projects that request a departure from one or more of the design standards required under the administrative design review process. to the provisions of Chapter 20-.1-1 ECDC, and (2) district -based design review subject to the of Chapter 20.12 ECDC. District -based design review is applicable I.Alhen an area or adopted deSigR guidelines or design standards that apply Specifically With"R that -Area or district. G-enle-r—al design review applies to areas or properties that do not have ifically adopted design guidelines or standards. Projects may undergo either dis rict-haserl design review or general design review, but not both B. General design review criteria found in subsection 20.10.050 ECDC of this chapter applies to areas or properties that do not have specifically adopted design standards found within the applicable zoning district.flictrict_h�cori design review applies to the following areas or r ictrirtr,* The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 11 7.A.a Chapter 20.10 ECDC, Design Review Page 3 of 13 20.10.020 Scope. A. Design review is intended to apply to all development, except for those developments specifically exempted from review under subsection (B) of this section. "Development" includes any improvement to real property open to exterior view, including but not limited to buildings, structures, fixtures, landscaping, site screening, signs, parking lots, lighting, pedestrian facilities, street furniture, use of open areas (including parks, junk yards, riding academies, kennels and recreational facilities), mobile home and trailer parks, whether all or any are publicly or privately sponsored. B. Exempt Development The following types of development are exempt from design review: 1. Parks developed under a master plan approved by the Edmonds city council. 2. Accessory structures that are not visible from the street. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 12 7.A.a Chapter 20.10 ECDC, Design Review Page 4 of 13 24. Additions or modifications to structures or sites on the Edmonds register of historic places which require a certificate of appropriateness from the Edmonds historic preservation commission. 3-5. Fences that do not require a separate development permit. 465. Signs that meet all of the standards contained in Chapter 20.60 ECDC. 57. Underground utilities. [Ord. 3636 § 1, 2007]. 20.10.030 Approval required. A. Development. Unless exempted under ECDC 20.10.020(B), no city permit or approval shall be issued for, and no person shall start, any development, or substantially change any development, until the development has received design review approval. B. Bond. The city may require that a bond be posted under Chapter 17.10 ECDC to ensure the satisfactory installation of site improvements. [Ord. 3636 § 1, 2007]. 20.10.040 Optional pre -application. The applicant may submit plans required under ECDC 20.02.002 as part of the complete application in preliminary or sketch form, so that the comments and advice of the architectural design board may be incorporated into the final plans submitted for application. [Ord. 3736 § 38, 2009; Ord. 3636 § 1, 2007]. 20.10.045 Augmented architectural design review applications. At the option of the applicant, an augmented AD-13--design review application to vest rights under the provisions of ECDC 19.00.025 may be submitted. Such applications may not be submitted in conjunction with the concept review provided for by ECDC 20.10.040. The application shall be processed in all respects as a regular application for review, but vesting rights shall be determined under the provisions of ECDC 19.00.025. Tho architectural dE?SigR beardStaff shall The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 13 7.A.a Chapter 20.10 ECDC, Design Review Page 5 of 13 not be required to, and shall not, consider the application of vesting rights or the interpretation of ECDC 19.00.025 and any appeal with respect thereto shall be taken only as provided in that section. [Ord. 3636 § 1, 2007]. 20.10.050 General design review. (Mostly new, with some portions adapted from Chapter 20.11 ECDC and the 2020 Comprehensive Plan Urban Design criteria.) A. Intent (New) This section establishes regulations that enhance the scale and design of buildings, aiming to improve the overall physical quality of structures that contribute to the city's character. These regulations emphasize the importance of maintaining a strong relationship between buildings and the public street. B. Applicability. (New) 1. All new developments and all additions to existing development shall comply with the standards of this section, except: a. Buildings located in zoning districts with adopted design standards. C. Review procedure - General design review (Adapted from Chapter 20.11 ECDC) 1. Review. All development projects maybe approved by staff as a Type I decision. However, any proposed development requesting a departure from one or more design standards outlined in this chapter or the applicable zoning district must be reviewed by the Architectural Design Board (ADB). When design review is required by the ADB, proposed development shall be processed as a Type III -A decision. The role of the ADB shall be dependent upon the nature of the application as follows: The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 14 7.A.a Chapter 20.10 ECDC, Design Review Page 6 of 13 a. The ADB under Chapter 20.10.010(A)(2) shall approve, conditionally approve, or deny the proposal. No more than one public hearing is allowed. D. Findings. (New) The decision -maker shall make the following findings before approving the proposed development: 1. Criteria. The proposal is consistent with the criteria listed in this section or design standards found in the applicable zoning district. E. Criteria. (From Chapter 20.11 ECDC) 1. Building Standards. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. a. Building design: (New) i. All primary building frontages must be oriented toward the primary street and clearly distinguished through the use of architectural features, awnings or canopies, and lighting. This requirement may be waived by the director or their designee for buildings that are oriented toward a shared open space. ii. Buildings shall provide windows and doors on facades facing primary and secondary streets that meet transparency requirements for the applicable zoning district. Building designs that create blank wall conditions facing primary or secondary streets are prohibited. iii. Windows and doors located on a ground floor front or corner facade must use clear, transparent glass with a minimum Visible Light Transmittance (VLTI The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 15 7.A.a Chapter 20.10 ECDC, Design Review Page 7 of 13 of 50% and a maximum Visible Light Reflectance MR) of 25%, as specified by the glass manufacturer. iv. Vents, air conditioners, and other utility elements are prohibited on front or corner facades unless they are enclosed, camouflaged, screened, obscured, W or otherwise concealed from street view. 0 �a b. Architectural standards. All primary buildings must comply with the following architectural standards to ensure variation and visual interest in the built a environment: a i. Facade Materials: At least 66% of the surface area of each front or corner 0 facade must be constructed using durable, high -quality materials L) 3 appropriate for the Puget Sound climate, such as brick, natural stone, Q cedar or fir lap siding, fiber -cement siding (lap, shingle, or panel). _ architectural metals designed for moisture resistance and tempered or 2M as laminated glass. Other high -duality materials like synthetic stone or brick w veneers, precast concrete panels resembling stone or brick may be 0 m approved by the Director or his/her designee if they demonstrate L r adequate weather resistance and visual compatibility a� L Vertical Articulation: Vertical articulation is required to visually break the massing of the front and corner facades into building segments no wider 0 than 32 feet. Vertical articulation may be achieved through architectural a, features such as bays, columns, pilasters, mullions, a regular pattern of o windows. changes in the building Dlane. or recessed entries. For buildings T- on corner lots, the material and articulation of the primary facade must _ extend a minimum of one segment along the secondary street. a w iii. Horizontal Articulation: Horizontal articulation (e.g., base treatments, belt courses, cornice lines, entablatures, friezes, awnings or canopies, changes in materials or window patterns, recessed entries, or other Q architectural treatments) is reauired to distinguish the ground floor or odium from upper stories. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 16 7.A.a Chapter 20.10 ECDC, Design Review Page 8 of 13 iv. Prohibited Use of Color for Articulation: Variation in color alone shall not be used to satisfy the required articulation standards. v. Main Entrance Requirements: The main entrance must address the adjacent public realm and be emphasized on the building facade. This requirement may be satisfied through architectural features such as entranceway roofs or recesses, chamfered corners, sidelight or transom windows, additional moldings with expression lines, or a bay of unique width. c. Building Components: Building components are smaller features attached to the primary building mass that provide architectural articulation and/or additional usable space. The following sections define typical building components and specify applicable regulations: i. Architectural Features: Includes elements such as sills, belt courses, eaves, cornices, roof overhangs, chimneys, and other ornamental features attached to or laterally supported by a building. a. Architectural features may project up to 3 feet into any minimum required setback. ii. Awning or Canopy: a. An awning or canopy may project a maximum of 8 feet into a required front setback. b. With approval from the Public Works Director or his/her designee, an awning or canopy may extend into a right-of-way, provided it maintains a minimum clearance of 24 inches from the curb. c. Awnings must be securely attached to and supported by the building. Canopies may also be supported by posts. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 17 7.A.a Chapter 20.10 ECDC, Design Review Page 9 of 13 d. The bottom edge of an awning or canopy must provide a minimum clearance of 8 feet over a sidewalk or walkway and 15 feet over a d riveway. e. Awnings must be constructed from durable, weather -resistant materials such as cloth, canvas, canvas -like fabrics, acrylic, nylon, or metal. Vinyl is not permitted. f. Internally or backlit awnings are prohibited. g. Awnings or canopies used as signage must comply with the requirements of Chapter 20.60 ECDC. iii. Balcony: a. Balconies must be a minimum of 5 feet deep and 6 feet wide, except for false or Juliet balconies that are less than 16 inches deep. b. Balconies may project up to 5 feet into a required front, side, or rear setback. c. With approval from the Board of Public Works, balconies may extend into a right-of-way. iv. Bay Window: A projection that extends outward from a building to increase light, enhance views, and articulate the facade. a. A bay window less than 10 feet wide may encroach up to 3 feet into any required setback. V. Building Frontage Type: Building frontage types are located at the main entrance and provide a transition between the building and the public realm. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 18 7.A.a Chapter 20.10 ECDC, Design Review Page 10 of 13 a. Building frontage types shall be applied to all primary buildings. b. Frontage types for each building type can be found in Table 20. 10-1. c. Table 20. 10- 1 (Needs table) vi. Garage: A fully enclosed structure, either attached to or detached from the primary building, used for the storage of vehicles. a. Garages must comply with all minimum required building setbacks but may encroach into a required rear setback up to 5 feet. b. If the garage door of an attached garage faces a primary or secondary street, the garage must be set back at least 5 feet behind the front or corner building facade. c. When the garage doors face a street or access easement, the garage must be set back at least 18 feet from the right-of-way to provide adequate space for vehicle parking without obstructing the sidewalk or any public way. d. When the garage doors face an alley, the garage must be located at the minimum required rear setback or be set back at least 18 feet from the - right -of -way to ensure adequate space for vehicle parking without blocking any public way. e. The total capacity of allgarages, carports, or a combination thereof, whether attached or detached, shall not exceed space for 4 vehicles if visible from the street. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 19 7.A.a Chapter 20.10 ECDC, Design Review Page 11 of 13 (From Chapter 20.11 ECDC) vii. Mechanical equipment or other utility hardware on the roof, grounds or buildings shall be screened from view from the street level. d. Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment. The following are elements of site treatment: i. Grading, vegetation removal and other changes to the site shall be minimized to protect natural resources, limit disturbance of native soils, and encourage low impact development. ii. Landscape treatment shall be provided in accordance with Chapter 20.13 ECDC. iii. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. iv. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. V. All screening should be effective in the winter as well as the summer. vi. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. vii. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise, directed downward onto the site, and shielded from adjacent parcels. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 20 7.A.a Chapter 20.10 ECDC, Design Review Page 12 of 13 (New) viii. Pedestrian -scale lighting shall be provided along Daths and walkways and be no greater than 14 feet in height. 2 a� F. I ante of nnnroyal, Permit validity. (From Chapter 20.11 ECDC) 0 ca Design review approval is valid for one year from the date of decision issuance. A E one-time, one-year extension is available upon request. The extension request must be a received prior to the expiration of the original approval. If a building permit application is ; required to construct a project that received design approval, and that building permit a application is submitted but expire prior to issuance, the associated design review expires a O with the building permit application. v 3 2 a� :a necessary to hrinR about the annroyed lterationc nr, if no b iildinn permit r-r r� ern-r�-a-o-vcf�cr-rc�-�-r-vvcaurccra�crvr-r�. crT-ram t/1 d e L nthpr mpthnrJ of r�n_�ie�iinrr the find �niritten rJericinn of the 4f1R nr hegri*��m_ine�r y c v,�, R � �� zc-r,��cT� � o c O as adopted gr(mT��_ile�l to the �nnlir�n�ln the ��i�nt n�_of_a_�@I the date of �nnrnv�l O V _ O� .y competent ii it &dktinn O The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 21 7.A.a Chapter 20.10 ECDC, Design Review Page 13 of 13 The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Packet Pg. 22 7.A.a Chapter 20.01 ECDC, Types of Development Project Permits Page 1 of 9 Chapter 20.01 TYPES OF DEVELOPMENT PROJECT PERMITS Sections: 20.01.000 Purpose and general provisions. 20.01.001 Types of actions. 20.01.002 Determination of proper procedure type. 20.01.003 Permit type and decision framework. 20.01.006 Legislative enactments not restricted. 20.01.007 Exempt projects. 20.01.000 Purpose and general provisions. A. The purpose of this chapter is to establish standard procedures, decision criteria, public notification, and timing for development project permit application decisions made by the city of Edmonds. These procedures are intended to: 1. Promote timely and informed public participation; 2. Eliminate redundancy in the application, permit review, and appeals processes; 3. Process permits equitably and expediently; 4. Balance the needs of permit applicants with neighbors; 5. Ensure that decisions are made consistently and predictably; and 6. Result in development that furthers city goals as set forth in the comprehensive plan These procedures provide for an integrated and consolidated land use permit process. The procedures integrate the environmental review process with land use procedures, decisions, and consolidated appeal processes. B. The provisions of this title supersede all other procedural requirements that may exist in other sections of the city code. When interpreting and applying the standards of this title, its provisions shall be the minimum requirements. Where conflicts occur within provisions of this The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 23 7.A.a Chapter 20.01 ECDC, Types of Development Project Permits Page 2 of 9 title and/or between this title and other city code provisions and regulations, the more restrictive provisions shall apply. Where conflict between the text of this title and the zoning map ensue, the text of this title shall prevail. C. Unless otherwise specified, all references to days shall be calendar days. Whenever the last day of a deadline falls on a Saturday, Sunday, legal holiday designated by RCW 1.16.050 or by a city ordinance, or any day when City Hall or the city's planning and development department is closed to the public by formal executive or legislative action, the deadline shall run until the next day that is not a Saturday, Sunday, or holiday or closed day. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4299 § 37 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010]. 20.01.001 Types of actions. There are five main types of actions (or permits) that are reviewed under the provisions of this chapter. The types of actions are based on who makes the decision, the amount of discretion exercised by the decision making body, the level of impact associated with the decision, the amount and type of public input sought, and the type of appeal opportunity. A. Administrative Decisions, Type I and II decisions are administrative decisions made by the planning and development director or his/her designee (hereinafter the "director"). Type I permits are ministerial decisions and are based on compliance with specific, nondiscretionary and/or technical standards that are clearly enumerated. Type 11 permits are administrative decisions where the director makes a decision based on standards and clearly identified criteria, but where public notice is required. Unless otherwise provided, appeals of Type II decisions shall be initiated as set forth in ECDC 20.06.030. B. QuasiJudicia/Decisions. Type III, Type IV and appeal of Type II decisions are quasi-judicial decisions that involve the use of discretionary judgment in the review of each specific application. Quasi-judicial decisions are made by the hearing examiner, the architectural design board, and/or the city council. C. Legislative Decisions, Type V actions are legislative decisions made by the city council under its authority to establish policies and regulations regarding future private and public developments, and management of public lands. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 24 7.A.a Chapter 20.01 ECDC, Types of Development Project Permits Page 3 of 9 1. Planning Board. The planning board shall hold a public hearing and make recommendations to the city council on Type V actions, except that the city council may hold a public hearing itself on area -wide rezones to implement city policies, or amendments to zoning code text, development regulations or the zoning map. The public hearing shall be held in accordance with the requirements of Chapter 20.06 ECDC, RCW 36.70A.035 and all other applicable law. 2. City Council. The city council may consider the planning board's recommendation in a public hearing held in accordance with the requirements of Chapter 20.06 ECDC and RCW 36.70A.035 and all other applicable law. If the city council desires to hold a public hearing on area -wide rezones to implement city policies, or amendments to zoning code text, development regulations or the zoning map, it may do so without forwarding the proposed decision to the planning board for a hearing. 3. Public Notice. Notice of the public hearing or public meeting shall be provided to the public as set forth in Chapter 20.03 ECDC. 4. Implementation. City council Type V decision shall be by ordinance or resolution and shall become effective on the effective date of the ordinance or resolution. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4299 § 38 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010]. 20.01.002 Determination of proper procedure type. A. Determination by Director. The director shall determine the proper procedure for all project applications. Questions concerning the appropriate procedure shall be resolved in favor of the higher numbered procedure. B. Optional Consolidated Permit Processing. An application that involves two or more procedures may be processed collectively under the highest numbered procedure required for any part of the application or may be processed individually under each of the application procedures identified in ECDC 20.01.003. The applicant may determine whether the application will be processed collectively or individually. If the applications are processed individually, the highest numbered type procedure shall be undertaken first, followed by the other procedures in sequence from the highest numbered to the lowest. When Type III -A and Type III-B permits are consolidated under this subsection, the project shall proceed under the Type III -A permit The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 25 7.A.a Chapter 20.01 ECDC, Types of Development Project Permits Page 4 of 9 process. When two or more permits are consolidated under this subsection, the permit timelines for decisions on individual permits in ECDC 20.01.003(B) do not apply. C. Decisionmaker(s). Applications processed in accordance with subsection (B) of this section which have the same procedure number, but are assigned to different hearing bodies, shall be heard collectively by the highest decisionmaker; the city council being the highest body, followed by the hearing examiner, architectural design board or planning board, as applicable, and then the director. Joint public hearings with other agencies shall be processed according to ECDC 20.06.010. Concurrent public hearings held with the architectural design board and any other decisionmaker shall proceed with both decisionmakers present. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.003 Permit type and decision framework. A. Permit Types. TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE III-B TYPE IV TYPE V Zoning Contingent Essential Site specific compliance critical area public rezone letter review facilities Lot line Formal Shoreline Technological Development Zoning text adjustment interpretation substantial impracticality agreements amendment; of the text of development waiver for area -wide the ECDC by the permit, amateur zoning map director where public radio amendments hearing not antennas required per ECDC 24.80.100 Critical area SEPA Critical area Comprehensive determinations determinations variance plan The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 26 Chapter 20.01 ECDC, Types of Development Project Permits Page 5 of 9 7.A.a TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE III-B TYPE IV TYPE V amendments Shoreline Preliminary Contingent Conditional Annexations exemptions short plat critical area use review if permits public (where hearing public requested hearing by hearing examiner is required) Minor Land Shoreline Variances Development amendments clearing/grading substantial regulations to planned development residential permit, development where public hearing is required per ECDC 24.80.100 Minor Revisions to Shoreline preliminary shoreline conditional plat management use amendment permits Ct�ff Administrative Shoreline Administrative variances variance design review, including signs The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 27 Chapter 20.01 ECDC, Types of Development Project Permits Page 6 of 9 7.A.a TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE III-B TYPE IV TYPE V Final short plat Land use Design permit review extension (where public requests hearing by architectural design board is required) Sales Preliminary office/model formal plat (ECDC 17.70.005) Final formal Innocent Preliminary plats purchaser planned determination residential development Final planned Staff R- residential review pursuant development to ECDC B. Decision Table, PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE LEGISLATIVE I - IV) TYPE I I TYPE II -A I TYPE II-B I TYPE III -A TYPE TYPE IV I TYPE V III-B N/A I Planning board I Planning board The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 28 Chapter 20.01 ECDC, Types of Development Project Permits Page 7 of 9 7.A.a PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE LEGISLATIVE I - IV) TYPE TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE IV TYPE V III-B by: Final decision by: Director Director Director Hearing Hearing City council City council examiner/ADB examiner Notice of No Yes Yes Yes Yes Yes No application: Open record No Only if (1) If Yes, before Yes, Yes, before Yes, before public hearing or appealed, director hearing before planning board planning board open record open decision examiner or hearing which makes which makes Ippeal of a final record is d ADB to examiner recommendation recommendation decision: hearing appealed, render final or board to council to council or before open decision to render council could hearing record final hold its own examiner hearing decision hearing before hearing examiner (2) If converted to Type III -A process Closed record No No No No Yes, Yes, before the review: before council the The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 29 Chapter 20.01 ECDC, Types of Development Project Permits Page 8 of 9 7.A.a PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE LEGISLATIVE I - IV) TYPE TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE IV TYPE V III-B council Permit review 65 days 100 days 100 days 170 days 170 days 170 days Not applicable timelines (per ECDC 20.02): judicial appeal: Yes Yes Yes Yes Yes Yes Yes C. Any reference to "Type II" in the Edmonds Community Development Code without expressly being modified as "Type II-B" shall be construed to mean Type II -A for the purposes of this section unless the context clearly suggests otherwise. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4360 § 7 (Exh A), 2024; Ord. 4302 § 2 (Att. A), 2023; Ord. 4299 § 39 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 4072 § 7 (Att. G), 2017; Ord. 4026 § 4, 2016; Ord. 3982 § 4, 2014; Ord. 3817 § 1, 2010; Ord. 3806 § 2, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.006 Legislative enactments not restricted. Nothing in this chapter or the permit processing procedures shall limit the authority of the city council to make changes to the city's comprehensive plan or the city's development regulations as part of the annual revision process. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.007 Exempt projects. A. The following projects are specifically excluded from the procedures set forth in this chapter: historic register designations, building permits, street vacations, street use permits, encroachment permits, and other public works permits issued under ECDC Title 18. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 30 7.A.a Chapter 20.01 ECDC, Types of Development Project Permits Page 9 of 9 B. Pursuant to RCW 36.70B.140(2), lot line or boundary adjustments, building and/or other construction permits, or similar administrative approvals categorically exempt from environmental review under SEPA (Chapter 43.21 C RCW and the city's SEPA/environmental policy ordinance, Chapter 20.15A ECDC), or permits/approvals for which environmental review has been completed in connection with other project permits, are excluded from the requirements of RCW 36.70B.060 and 36.70B.110 through 36.70B.130, which includes the following procedures: 1. Notice of application (ECDC 20.03.002) unless an open record hearing is allowed on the permit decision; 2. Except as provided in RCW 36.70B.140, optional consolidated permit review processing (ECDC 20.01.002(B)); 3. Joint public hearings (ECDC 20.06.010); 4. Single report stating all of the decisions and recommendations made as of the date of the report that do not require an open public record hearing (ECDC 20.06.050(C)); and 5. Notice of decision (ECDC 20.02.007). [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 31 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 1 of 10 Chapter 20.13 LANDSCAPING REQUIREMENTS Sections: 20.13.000 Scope. 20.13.010 Landscape plan requirements. 20.13.015 Plant schedule. 20.13.020 General design standards. 20.13.025 General planting standards. 20.13.030 Landscape types. 20.13.040 28T3.050 Landscape bonds. Urban design chapter adopted. 20.13.000 Scope. The landscape requirements found in this chapter are intended for use by city staff, the architectural design board (ADB) and the hearing examiner in reviewing projects, as set forth in ECDC 20.1410.010. The AfIR and hearing examiner shall he lloInierl to interpret and modify the --Wnts conta.ned herein; provided such rnnriefiration cnnq4qtPnt with the purposes f,Ai inrl in FCgC2n 10 oonn Ord. 3636 § 4, 2007]. 20.13.010 Landscape plan requirements. The applicant has the option of submitting a preliminary landscape plan tp the architect, 1rAl decigR hoprior to final approval. The preliminary landscape plan need not include the detail required for final approval, although areas of proposed landscaping should be shown. Final project approval cannot be given until the final landscape plan is submitted and approved. The following items shall be shown on any final landscape plan submitted t^ thfor review: A. Name and address or location of the project; The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 32 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 2 of 10 B. All plant material identified by botanical and common name - genus, species and variety (see ECDC 20.13.015); C. Location of all trees and shrubs to be planted; D. T"-rre� A digital file of landscape plans drawn to a scale of 1" = 30' or larger (e.g., 1" = 20', 1 " = 10', etc.). Plans should include a bar scale for reference. fie€ "C--hecklist fnr Architeet, ir:41 DeSigR Review" items desigR beard- _hrA_r_-h,_,re) fc)r required Rumber Af Ather "IFTar E. Scale of the drawing, a north arrow and date of the plan; F. All property lines, as well as abutting streets and alleys; G. Locations, sizes and species of existing trees (six inches in caliper or more) and shrubs. Trees and shrubs to be removed must be noted. Natural areas should be designated as such; H. Any proposed or existing physical elements (such as stormwater facilities, fencing, walls, building, curbing, and signs) that may affect the overall landscape; I. Parking layout, including circulation, driveway location, parking stalls and curbing (see ECDC 20.13.020(D)); J. Grading shown by contour lines (minimum five-foot intervals), spot elevations, sections or other means; K. Location of irrigation system (see ECDC 20.13.020(E)). [Ord. 4085 § 10 (Exh. A), 2017; Ord. 3636 § 4, 2007]. 20.13.015 Plant schedule. A. The plant schedule shall indicate for all plants the scientific and common names, quantities, sizes and spacing. Quantities are not required on a preliminary landscape plan. A preliminary plan may also indicate shrubs as masses rather than showing the individual plants. The final plan must show individual shrubs and quantities. B. Minimum sizes at installation are as follows: The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 33 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 3 of 10 • one -and -three -quarters -inch caliper street trees; one -and -one -half -inch caliper other deciduous trees; • eight feet minimum height - vine maples and other multistemmed trees; • six feet minimum height - evergreen trees; • eighteen inches minimum height for medium and tall shrubs: - small shrub = less than three and one-half feet tall at maturity; - medium shrub = three and one-half feet to six feet tall at maturity; - large shrub = more than six feet tall at maturity. C. Maximum size: species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district. D. Maximum spacing: • large shrubs = six feet on center; • medium shrubs = four and one-half feet on center; • small shrubs = three feet on center. E. Groundcover is required in all planting bed areas as follows: • one -gallon pots 30 inches on center; • four -inch pots 24 inches on center; • two -and -one -quarter -inch pots 15 inches on center; • rooted cuttings 12 inches on center. All groundcover shall be living plant material approved by the AB-9decision-maker. [Ord. 3535 § 4, 20071. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 34 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 4 of 10 20.13.020 General design standards. A. Preference shall be given to an informal arrangement of plants installed in a variety of treatments that will enhance building designs and attractively screen parked vehicles and unsightly areas, soften visual impact of structures and enhance views and vistas. B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid continuous, long, unbroken, straight rows of a single plant where possible. C. Existing vegetation that contributes to the attractiveness of the site should be retained. Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan and saved and incorporated into the landscape plan, if they are reasonably attractive and of good quality. D. Curbs shall be provided as needed to contain landscaping in planter areas. E. Automatic irrigation is required for all landscaped areas for projects which have more than four dwelling units, 4,000 square feet of building area or more than 20 parking spaces. F. All planting areas should be at least four feet wide between curbs. G. When selecting tree species, consideration should be given to pedestrian and vehicular use, as well as impacts to surrounding utilities. H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or groundcover are required to provide 75 percent ground coverage within three years. 1. Repealed by Ord. 4085. J. Landscaping must be provided in adjacent rights -of -way between property line and curb or street edge and shown on the landscape plan. K. Street trees must be planted according to the city's street tree plan. Contact the planning division for details. L. Street trees should be installed within four feet of either side of the property line. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 35 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 5 of 10 M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas. N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape plantings shall reflect consideration of plantings in relation to utility lines. O. Utility boxes should be screened with landscaping without blocking access. P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district. Q. Stormwater LID best management practice integration into overall landscape design is strongly encouraged, where feasible. R. Consideration of a variation to the maximum planter size will be given when the planter area is also functioning as a bioretention or rain garden facility. See requirements in Chapter 18.30 ECDC. S. Landscaping used as part of a low impact development Stormwater facility may be counted towards meeting the requirements of this chapter. [Ord. 4085 §§ 11 - 14 (Exh. A), 2017; Ord. 3636 § 4, 2007]. 20.13.025 General planting standards. A. Blank Building Walls, 1. Blank building walls should be softened by landscaping. 2. Landscaping should include trees and shrubs - mostly evergreen. 3. Trees should be planted an average of 20 feet on center either formally or in clusters B. Foundation Planting. 1. Trees and shrubs should soften the building elevation and soften the transition between the pavement and the building. 2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020(A) and u). The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 36 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 6 of 10 3. Landscaping should be planted in all areas except service areas. 4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 20071. 20.13.030 Landscape types. A. Type /Landscaping. Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight -obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and 2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years; 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline. B. Type #Landscaping. Type II landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. C. Type iii Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 37 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 7 of 10 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. D. Type II/Landscaping, Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. 2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. E. Type VLandscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection ff 2) of this section for each parking stall proposed. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 38 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 8 of 10 b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection LE)(2) of this section for each parking stall proposed. c. If the parking area contains more than 50 but less than 100 parking spaces, the director - or his designee - shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (EM of this section. 2. Design. a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area must be placed at the interior ends of each parking row in a multiple -lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees proposed for the parking area may be deciduous d. Repealed by Ord. 4085. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. [Ord. 4085 § 15 (Exh. A), 2017; Ord. 3636 § 4, 2007]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 39 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 9 of 10 20.13.040 Landscape bonds. A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the landscape bond amount. The city will use this estimate to set the amount of the landscape performance bond. B. A performance bond will be required for release of the building permit. This bond will be used to cover installation of required landscaping, fences or screening for service areas. C. Landscaping must be installed prior to issuance of certificate of occupancy (for multiple -family and single -tenant commercial buildings) or a certificate of completion (for multiple -tenant commercial buildings). D. Once the landscaping has been installed, a 15 percent maintenance bond is required for release of the performance bond. Any plants that die within two years of installation must be replaced before the maintenance bond can be released. Upon inspection and approval, the maintenance bond may be released after two years. [Ord. 3636 § 4, 2007]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 40 7.A.a Chapter 20.13 ECDC, Landscaping Requirements Page 10 of 10 Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 41 7.A.a Chapter 20.60 ECDC, Sign Code Page 1 of 33 Chapter 20.60 SIGN CODE Sections: 20.60.000 Purpose. 20.60.005 Definitions. 20.60.010 Permit required. 20.60.015 Design review procedures. 20.60.020 General regulations for permanent signs. 20.60.025 Total maximum permanent sign area. 20.60.030 Wall signs - Maximum area and height. 20.60.035 Window signs - Maximum area. 20.60.040 Projecting signs - Maximum area and height restrictions. 20.60.045 Freestanding signs - Regulations. 20.60.050 Wall graphic and identification structures. 20.60.055 Pedestrian signs. 20.60.060 Campaign signs. 20.60.065 Real estate signs. 20.60.070 Construction signs. 20.60.075 Governmental signs. 20.60.080 Temporary signs. 20.60.090 Prohibited signs. 20.60.095 Exempt signs. 20.60.100 Administration. 20.60.000 Purpose. The purpose of this chapter is to enact regulatory measures to implement those goals and policies stated in the Edmonds Comprehensive Policy Plan and to achieve the following objectives: A. Protect the public right-of-way from obstructions which would impair the public's use of their right-of-way. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 42 7.A.a Chapter 20.60 ECDC, Sign Code Page 2 of 33 B. Minimize the hazard to the public represented by distractions to drivers from moving, blinking, or other similar forms of signage or visual clutter. C. Provide for distinct signage for each distinct property. D. Encourage the use of graphics/symbols to reduce the visual clutter associated with overly large letters or extensive use of lettering. E. Minimize potential for view blockage and visual clutter along public rights -of -way. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.005 Definitions. For the purposes of the enforcement of this chapter, the following definitions shall apply: "Attached sign" is any sign attached or affixed to a building. Attached signs include wall signs, projecting signs, and window signs. "Boxed cabinet sign" is a permanent sign that is mounted on the face of a building that is roughly rectangular in shape and provides for internal illumination and changing the message of the sign by replacing a single transparent or translucent material such as a Plexiglass/Lexan face. This definition is meant to distinguish between a cabinet sign that is essentially a rectangular box and one that follows the outlines of the letters of the sign, or an "outline cabinet sign." "Building ID/historic sign" is a permanent sign that identifies or names a building and assists in creating landmarks in the city. Examples include dates, 1890"; names, "Beeson Building; or addresses. "Campaign sign" is a temporary sign displaying a message relating to a candidate, political party, or issue that is registered or certified for an upcoming election. "Commercial sign" is a sign displayed for the purpose of identifying a commercial use, or advertising a service, product, business or venture that is offered for trade or sale. "Community event banner" is a noncommercial sign composed of cloth, fabric, canvas or similarly flexible material that promotes a temporary community event endorsed, operated or The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 43 7.A.a Chapter 20.60 ECDC, Sign Code Page 3 of 33 sponsored wholly or in part by a local public entity the jurisdiction of which includes the city of Edmonds. "Community events" are nonprofit, governmental or charitable festivals, contests, programs, fairs, carnivals or recreational contests conducted within the city. "Construction sign" is a permanent or temporary sign displayed on premises where any physical excavation, construction, demolition, rehabilitation, structural alteration or related work is currently occurring, pursuant to a valid building permit. "Directional symbols" are small in size (two square feet or less) and intended to provide on -site directions to specific locations or areas (such as parking areas, drive -through facilities, ATMs and entries and/or exits), hours of operation, parking limitations, warnings of hazards, prohibition of activities (such as "no parking'), historical markers and similar public information. Directional symbols are not considered to be signage as regulated in this chapter. "Fixed sign" is any sign attached or affixed to the ground or any structure in such a manner so as to provide for continuous display for an extended or indeterminable period of time. Fixed signs include, but are not limited to, freestanding signs and wall signs. "Freestanding sign" is any sign that is not attached or affixed to a building. Freestanding signs can be further described as "monument signs" or "pole signs." "Governmental sign" is a sign owned, operated or sponsored by a governmental entity, and which promotes the public health, safety or welfare. Governmental signs include, but are not limited to, traffic signs, directional and informational signs, publicly sponsored warning or hazard signs, and community event banners displayed by a governmental entity on public property. "Group sign" is a sign or signs on one sign structure serving two or more businesses sharing a parking facility. "Halo sign" is a sign where the light source is concealed behind an opaque face and the rays of illumination are projected outward around the edges of the sign or directed against the surface behind the sign forming a silhouette or halo effect. Halo signs are not considered to be internally illuminated signs for the purposes of this chapter. "Identification structure" is a structure intended to attract the attention of the public to a site, without the use of words or symbols identifying the businesses. Examples include fountains, sculptures, awnings, and totem poles. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 44 7.A.a Chapter 20.60 ECDC, Sign Code Page 4 of 33 "Internally illuminated signs" include any sign where light shines through a transparent or semi -transparent sign face to illuminate the sign's message. Exposed neon is considered to be a form of internal illumination. "Marquee" or "canopy" is a permanent roofed structure attached and supported by the building. "Marquee sign" is any sign attached to or made a part of a building marquee. A marquee sign is a form of projecting sign. "Monument signs" are freestanding signs that have integrated the structural component of the sign into the design of the sign and sign base. "Noncommercial sign" is a sign that is intended to display a religious, charitable, cultural, governmental, informational, political, educational, or artistic message, that is not primarily associated with a good, product, or service offered for sale or trade. Noncommercial signs include signs advertising incidental and temporary commercial activities conducted by churches and nonprofit businesses, clubs, groups, associations or organizations. "Off -premises sign" is any sign that advertises or relates to a good, product, service, event, or meeting, that is offered, sold, traded, provided, or conducted at some location or premises other than that upon which the sign is posted or displayed. Off -premises signs include all signs posted or displayed in the public right-of-way. "On -premises sign" is any sign that advertises or relates to a good, product, service, event, or meeting that is lawfully permitted to be offered, sold, traded, provided, or conducted at the The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 45 7.A.a Chapter 20.60 ECDC, Sign Code Page 5 of 33 location or premises upon which the sign is posted or displayed. On -premises signs also include signs not related to any particular location or premises, such as signs displaying religious, charitable, cultural, governmental, informational, political, educational, or artistic messages that are intentionally displayed by the owner of the property or premises upon which the sign is displayed. "Outline cabinet sign" is a permanent sign that is mounted on the face of a building that roughly follows the shape of the text or symbology of the sign and provides for internal illumination. This definition is meant to distinguish between a cabinet sign that follows the outlines of the letters of the sign and one that is essentially a rectangular box or a "boxed cabinet sign." An "outlined cabinet sign" will be treated more like an "individual letter sign" where the area of the sign is calculated based on the actual outlined shape of the sign. "Permanent sign" is a fixed or portable sign intended for continuous or intermittent display for periods exceeding 60 days in any calendar year. "Pole signs" are freestanding signs where the structural support for the sign is one or more exposed pole(s). Pole signs may include community event banners where the banner is supported by at least two poles that are permanently attached to the ground ("pole -mounted community event banners"). However, pole signs with two poles that are not more than six feet in height are considered to be monument signs. "Portable sign" is any sign that is readily capable of being moved or removed, whether attached or affixed to the ground, or any structure that is typically intended for temporary display. Portable signs include, but are not limited to: 1. Signs designed and constructed with a chassis or support with or without wheels; 2. Pedestrian signs, including signs such as A -frame (sandwich board), stanchion, easel, or post -style signs intended as freestanding signs in pedestrian environments; The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 46 7.A.a Chapter 20.60 ECDC, Sign Code Page 6 of 33 Left: Stanchion sign 3. Wooden, metal, or plastic "stake" or "yard" signs; 4. Posters or banners affixed to windows, railings, overhangs, trees, hedges, or other structures or vegetation, except for pole -mounted community event banners; 5. Signs mounted upon vehicles parked and visible from the public right-of-way, except signs identifying the related business when the vehicle is being used in the normal day-to-day operation of the business, and except for signs advertising for sale the vehicle upon which the sign is mounted; 6. Searchlights; 7. Inflatables. "Premises" is the actual physical area of the lot upon which a sign is posted or displayed. "Projecting sign" is any sign attached or affixed to a building or wall in such a manner that its leading edge extends more than 12 inches beyond the surface of such building or wall. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 47 7.A.a Chapter 20.60 ECDC, Sign Code Page 7 of 33 "Reader board sign" is a sign that is designed to allow for a change in the message, either by adding or removing plastic letters, or by means of electronics and lights. Reader boards do not include signs which have a changeable message where the sign does not change more than once per day and where the changeable features are integrated with the background and overall design of the sign, including the sign's typefaces, colors and symbology. Individual letters or numbers placed on a solid -colored background is considered to be a reader board. Two signs at left: Acceptable changeable message sign; Two signs at right: A reader board. by OPEN HOUSE NOVEMBER B 10-4 SOULAR POWERED BY THE SON COME IN AND WORSHIP PASTOR REY HARRY H JOHNS III "Real estate sign" is a sign displaying a message relating to the sale or rent of real property. "Sign" is any structure, device or fixture that is visible from a public place, that incorporates graphics, symbols, or written copy for the purposes of conveying a particular message to public observers, including wall graphics or identification structures. "Sign area" is the area of a sign on which copy is to be placed, as set forth in ECDC 20.60.020(A). The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 48 7.A.a Chapter 20.60 ECDC, Sign Code Page 8 of 33 "Temporary sign" is a sign intended for short-term display, not to exceed 60 calendar days in any calendar year. Window signs meeting the requirements of ECDC 20.60.035 are not regulated as temporary signs. "Wall graphic" is a wall sign, including murals, in which color and form, and primarily without the use of words, are a part of the overall design on the building(s) where the wall graphic is proposed. A wall graphic may be painted or applied (not to exceed one-half inch in thickness) to a building as a part of its overall color and design, but may not be internally lighted. Internally lighted assemblies, including those which project from the wall of the structure, or which are located on any accessory structure on the site, shall be considered wall signs and comply with the requirements of this chapter. "Wall sign" is a sign that is attached or affixed to a wall and that is parallel to and not projecting more than 12 inches at any angle from such wall. Wall signs include signs that are painted directly upon a wall. "Window sign" is a sign that is attached or affixed to a window, or a sign displayed within 24 inches of the inside of a window in such a manner as to be visible from any public place. [Ord 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3800 § 1, 2010; Ord. 3631 § 1, 2007; Ord. 3628 § 8, 2007; Ord. 3561 § 1, 2005; Ord. 3514 § 1, 2004; Ord. 3461 § 2, 2003]. 20.60.010 Permit required. A. Except as provided in this chapter, no permanent sign may be constructed, installed, posted, displayed or modified without first obtaining a sign permit approving the proposed sign's size, design, location, and display as provided for in this chapter. B. Design approval is not required for the posting of permanent signs in residential zones; provided, that the restrictions and standards of this chapter are met. If additional signage is requested for conditional or nonconforming uses in residential zones, the property owner shall apply for design review. Design review is not required for any sign which does not require a building permit. C. A sign modification shall include, but is not limited to, relocations, modifications to size, design, height or color scheme, or the replacement of 25 percent or more of the structural material in the sign area. Normal and ordinary maintenance and repair, and changes to the The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 49 7.A.a Chapter 20.60 ECDC, Sign Code Page 9 of 33 graphics, symbols, or copy of a sign, without affecting the size, structural design, height, or color scheme, shall not constitute modifications for purposes of this section. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3514 § 2, 2004; Ord. 3461 § 2, 2003]. 20.60.015 Design review procedures. A. StaffApprovai. Except as referred to the architectural design board pursuant to subsection (AXD of this section, and except as provided in subsection LB) of this section, the planning manager, or designee, shall review all applications for design review under this chapter, and shall approve, conditionally approve or deny the application in accordance with the policies of ECDC 20.10.000 and the standards and requirements of this chapter; provided, that for murals and artwork the planning manager or designee shall review the application in accordance with the criteria set forth in subsection (C) of this section. The decision of the planning manager on any sign permit application shall be final except that signs reviewed by the architectural design board are appealable to the hearing examiner. 1. The planning manager or designee may refer design review applications to the architectural design board for the types of signs listed below, where the planning manager determines that the proposed sign has the potential for significant adverse impacts on community aesthetics or traffic safety: a. Any sign application for an identification structure as defined by this chapter; b. Any sign application for a wall graphic as defined by this chapter; c. Any proposed sign that the planning manager determines to be obtrusive, garich or o*horz �� oo*se not consistent with the architectural features of the surrounding neighborhood. B. ReviewbyArchitectura/Design Board. The architectural design board shall review those signs listed in subsection (B)(1) of this section and any sign permit referred by the planning manager pursuant to subsection (AXD of this section. 1. The ADB shall review any sign permit application that requests a modification to any of the standards prescribed by this chapter. The ADB shall only approve modification requests that arise from one of the following two situations: The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 50 7.A.a Chapter 20.60 ECDC, Sign Code Page 10 of 33 a. The request is for signage on a site that has a unique configuration, such as frontage on more than two streets, or has an unusual geometric shape or topography; b. The request is for signage on a building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. 2. The ADB may approve the requested modification only if it meets the following criteria: a. The design of the proposed signage must be compatible in its use of materials, colors, design and proportions with development throughout the site and with similar signage in the vicinity; b. In no event shall the modification result in signage which exceeds the maximum normally allowed by more than 50 percent. C. Staff Review of Murals and Artwork. When a proposed wall graphic is proposed as a mural or artwork, the planning manager or designee shall review and approve, conditionally approve, or deny the application in accordance with the following criteria. While a separate sign permit is required for each wall graphic, the staff may make a single design review decision on wall graphics that consist of related murals or artwork. Related murals or artwork may include multiple proposals for sites within reasonable proximity to each other that are related by theme, style, materials used, and/or context. The decision of the staff on any design review application containing a mural or art as a wall graphic may be appealed to the hearing examiner pursuant to the procedure established in Chapter 20.06 ECDC. 1. Art, like other exercises of First Amendment rights, may be limited by reasonable time, place, and manner restrictions. In this case, these criteria will be utilized to enhance the aesthetics of the city and to ensure quality and maintenance standards are observed. No recommendation shall be based upon the content or message expressed by an artist or in a work of art. Applicants are encouraged to coordinate their artwork with the design or architectural elements of the building and the historic and pedestrian -oriented character of the downtown area. 2. Specific submission requirements for design review include, but are not limited to: a. Site sketch showing locations of artwork; The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 51 7.A.a Chapter 20.60 ECDC, Sign Code Page 11 of 33 b. Minimum one -fourth -inch scale color drawings of the art concept or art component; c. Material/color samples; d. Written Proposal. A written proposal in eight-and-one-half-inch-by-1 1 -inch format to include a description and summary of a final design proposal for the artwork; detailed maintenance requirements; a schedule for development, fabrication, and completion; artist's resume; and evidence of assumption of liability by applicant or designee; and e. When required pursuant to ECDC 20.45.050, a certificate of appropriateness shall be obtained from the historic preservation commission for murals on designated historic structures or within a designated historic district. 3. Review Criteria. Review criteria for the design review include: a. Quality of the materials used to create the artwork. Materials should be resistant to fading; no fluorescent paints; b. Durability and permanence, including ability to withstand age, vandalism, and weathering. Consideration should be given to anti -graffiti coating; and c. Compatibility of the artwork with architectural elements, other elements of the street, and adjacent structures. Compatibility shall be determined by relationships of the elements of form, proportion, scale, color, materials, surface treatment, and size and style of lettering. Lettering shall be minimized, but may be considered for inclusion when necessary to the artistic content. D. Notwithstanding the provisions of subsections u, u, and (C) of this section, sign permit applications shall not be referred to or reviewed by the architectural design board if the proposed sign constitutes a modification to an existing sign and involves no significant alteration or modification to the size, height, design, lighting or color of the existing sign. Sign permit applications for such sign modifications shall be processed and subject to review in the same manner as provided for staff review in subsection (A) of this section. [Ord. 4154 § 22 (Att. D), 2019; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3800 § 1, 2010; Ord. 3736 § 60, 2009; Ord. 3461 § 2, 2003]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 52 7.A.a Chapter 20.60 ECDC, Sign Code Page 12 of 33 20.60.020 General regulations for permanent signs. A. Sign Area. The area of a sign shall be calculated as follows: 1. The area of a sign is maximum actual area of a sign that is visible from any single point of observation from any public vantage point. The sign area is normally the smallest rectangle that encloses the entire copy area of the sign. 2. Individual letters, numbers or symbols applied directly to a wall or structure and used to form the sign shall be calculated individually. 3. Supporting structures which are part of a sign display shall be included in the calculation of the sign area, except that the supporting structure of a monument sign or pole sign shall not be included when calculating the sign area. STOREl fi NAME- I 1 Left: Sign area = X * Y Right: Applied individual letters are calculated separately. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 53 7.A.a Chapter 20.60 ECDC, Sign Code Page 13 of 33 Monument sign: The base is not included in the calculation of sign area (dashed rectangle). B. When located on a wall or mansard roof, no sign may extend above the highest point of the wall or mansard roof when the mansard roof is on a one-story building. Other than a mansard roof on a one-story building, a sign may not be attached above the eave or drip line on a pitched roof. C. Except for pole -mounted community event banners, no sign or any part of a sign may be designed or constructed to be moving by any means and shall not contain items such as banners, ribbons, streamers and spinners. Signs with type that is movable to change the message (reader boards) are allowed, subject to the specific requirements detailed elsewhere in this chapter. D. Signs that extend into or over a public right-of-way shall comply with Chapter 18.70 ECDC E. Exposed braces and angle irons are prohibited unless they are part of a decorative design that is integral to the design of the sign. Guywires are prohibited unless there are no other practical means of supporting the sign. F. No sign shall have blinking, flashing, fluttering or moving lights or other illuminating device which has a changing light density or color; provided, however, temperature and/or time signs that conform in all other respects to this chapter are allowed. Electronic reader boards may have messages that change; however, moving messages are not allowed. Messages that change at intervals less than 20 seconds will be considered blinking or flashing and not allowed. G. No light source which exceeds 20 watts shall be directly exposed to any public street or adjacent property. H. No illumination source of fluorescent light shall exceed 425 milliamps or be spaced closer than eight inches on center. I. No commercial sign shall be illuminated after 11:00 p.m. unless the commercial enterprise is open for business and then may remain on only as long as the enterprise is open. J. No window signs above the first floor shall be illuminated. K. Sign height shall be determined as follows: The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 54 7.A.a Chapter 20.60 ECDC, Sign Code Page 14 of 33 1. For attached signs, sign height is the vertical distance from the highest point on the sign to the average finished grade. 2. For freestanding signs, sign height is the vertical distance from the highest point of the sign area or its support to the average elevation of the finished grade at the base of the supports. L. Portable signs may not be used as permanent signage; only fixed signs are permitted. M. The following matrix summarizes the types of signs permitted in each neighborhood/district within the city: Neighborhood Business Commercial Sign Type Downtown' SR-992 Westgate/SR-1043 Uses in RM (BN, BP and Zones FVMU Zones) Wall -Mounted P P P P P Monument C P P C C Pole N P N N N Projecting P P P P P Internal C P P C N Illumination Reader Boards C C C C C Individual Letters P P P P P Boxed Cabinet N P C C N Building ID P P P P P The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 55 7.A.a Chapter 20.60 ECDC, Sign Code Page 15 of 33 Neighborhood Business Commercial Sign Type Downtown' SR-992 Westgate/SR-1043 Uses in RM (BN, BP and Zones FVMU Zones) Pedestrian P N N N N Wall Graphics C C C C C 1 Downtown includes all properties within the downtown activity center defined in the comprehensive plan 2 SR-99 includes all properties within the medical/Highway 99 activity center and the Highway 99 corridor defined in the comprehensive plan. 3 Westgate/SR-104 includes all properties within the Westgate corridor, the Edmonds Way corridor, and within the Westgate community commercial area, as defined in the comprehensive plan. Note: In the above table, P = Permitted; N = Not permitted; C = Conditionally permitted if consistent with the standards itemized in subsection (N) of this section. N. The following standards clarify how some signs identified as "conditionally permitted" must be installed to be permitted in the city of Edmonds: 1. Monument signs over six feet in height must be reviewed to ensure that the materials, colors, design and proportions proposed are consistent with those used throughout the site. 2. Internally illuminated signs in the downtown area and neighborhood commercial areas may only light the letters or logos/symbols. The background of a sign face may not be illuminated. 3. Internally illuminated signs in the downtown area and the neighborhood commercial areas must be mounted on the wall of the building. They may not be mounted on or under an attached awning. 4. Internally illuminated signs that use exposed neon may only be located in the interior of buildings in the downtown area and the neighborhood commercial areas. 5. Internally illuminated signs in the downtown area shall not be permitted to be higher than 14 feet in height. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 56 7.A.a Chapter 20.60 ECDC, Sign Code Page 16 of 33 6. Reader board messages are limited to alphanumeric messages only. 7. Reader boards are only permitted for public uses or places of public assembly. Public uses and places of assembly include, but are not limited to, schools and churches as well as local and regional public facilities. 8. The background color of a boxed cabinet sign face must be coordinated with and complement the colors used on the building. 9. The background color of a boxed cabinet sign face must be opaque and not allow any internal illumination to shine through. [Ord. 4314 § 81 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 2, 2007; Ord. 3461 § 2, 2003]. 20.60.025 Total maximum permanent sign area. A. Business and Commercial Zone Districts (BN, BP, BC, BD, WMU, CW and CG). 1. The maximum total permanent sign area for allowed or permitted uses in the BN, BC, BD and CW zones shall be one square foot of sign area for each lineal foot of wall containing the main public entrance to the primary building or structure located upon a separate legal lot. Within the downtown activity center defined in the comprehensive plan, six square feet of sign area is added to the maximum permanent sign area available for each ground floor storefront. 2. The maximum total permanent sign area for allowed or permitted uses in the CG zone shall be one square foot of sign area for each lineal foot of building frontage along a public street and/or along a side of the building containing the primary public entrance to a maximum of 200 square feet. The allowable sign area shall be computed separately for each qualifying building frontage, and only the sign area derived from that frontage may be oriented along that frontage. Sign areas for wall -mounted signs may not be accumulated to yield a total allowable sign area greater than that permitted upon such frontage, except that businesses choosing not to erect a freestanding sign may use up to 50 percent of their allowable freestanding sign area for additional attached sign area. Use of the additional area shall be subject to the review of the architectural design board. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 57 7.A.a Chapter 20.60 ECDC, Sign Code Page 17 of 33 3. The maximum total permanent sign area may be divided between wall, projecting, and freestanding signs, in accordance with regulations and maximum sign area and height for each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Projecting signs (including blade signs) of four square feet or less and window signs meeting the requirements of ECDC 20.60.035 do not count against the total permanent sign area permitted. 4. The maximum number of permitted permanent signs is three per site, or three per physically enclosed business space on commercial sites with multiple business tenants. A site with more than one street frontage is allowed a maximum of five signs. Projecting (including blade) signs of four square feet or less and window signs meeting the requirements of ECDC 20.60.035 do not count against the total number of permitted permanent signs. Multi -tenant sites are allowed one additional group sign per street frontage identifying the individual subtenants at the site. The total sign area of all signs permitted on site must also comply with the maximum total permanent sign area specified in this chapter. 5. Where permitted, pedestrian signs do count against the permanent sign area and the number of signs permitted. B. Residential Zone Districts (RS, RM). 1. The maximum allowable signage area for individual residential lots shall be four square feet per street frontage, except as provided in subsection CR 2) of this section. 2. The maximum allowable signage area for formal residential subdivisions, planned residential developments (PRD), or multifamily structures containing at least 10 dwelling units shall be 10 square feet per main street entrance into the subdivision or PRD. Only one sign may be provided at each main entrance. 3. The maximum total permanent sign area may be divided between wall and freestanding signs, in accordance with regulations and maximum sign area and height for each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Window signs meeting the requirements of ECDC 20.60.035 do not count against the total permanent sign area permitted. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 58 7.A.a Chapter 20.60 ECDC, Sign Code Page 18 of 33 4. Signage in excess of that provided in subsections (B)(1) and a of this section for lawful nonconforming or conditional nonresidential uses in residential zones may be approved through the issuance of a sign permit pursuant to ECDC 20.60.010, subject to the maximum area and height limitations established for signs in the BN zone. 5. The maximum number of permitted permanent signs is one, except that multifamily sites with more than one vehicular entrance may have one permanent sign per entrance. The total sign area of all signs (excluding incidental signs) permitted on site must also comply with the maximum total permanent sign area specified in this chapter. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3805 § 1, 2010; Ord. 3628 § 9, 2007; Ord. 3461 § 2, 2003]. 20.60.030 Wall signs - Maximum area and height. A. The maximum area of any wall sign shall be as follows: Zone Maximum Area of Sign IRS, RM 4 square feet BN, BP, BC, 1 square foot per lineal BD, CW, CG, foot of attached wall WMU, FVMU B. The maximum height of any attached sign shall be as follows: Maximum Height of Zone Sign IRS, RM 6 feet BN, BP, BC, 14 feet or the height of BD, CW, CG, the face of the building on which the sign is The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 59 7.A.a Chapter 20.60 ECDC, Sign Code Page 19 of 33 Maximum Height of Zone Sign WMU, FVMU located, consistent with ECDC 20.60.020(B) [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 10, 2007; Ord. 3461 § 2, 2003]. 20.60.035 Window signs - Maximum area. The maximum area of any window sign shall be as follows: Zone Maximum Area of Sign IRS, RM 4 square feet BN, BP, BC, 1 square foot per each BD, CW, CG, lineal foot of window WMU, FVMU frontage [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 11, 2007; Ord. 3461 § 2, 2003]. 20.60.040 Projecting signs - Maximum area and height restrictions. A. The maximum area of any projecting sign shall be as follows: Zone Maximum Area of Sign IRS, RM Not permitted The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 60 7.A.a Chapter 20.60 ECDC, Sign Code Page 20 of 33 Zone Maximum Area of Sign BN, BP, BC, 16 square feet BD, CW, WMU, FVM U CG 32 square feet B. The maximum height of any projecting sign shall be as follows: Maximum Height of Zone Sign RS, RM Not permitted BN, BP, BC, Height of the wall to BD, CW, CG, which the sign is WMU, FVMU attached C. The sign area of a marquee sign may not exceed two feet in vertical dimension. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 12, 2007; Ord. 3461 § 2, 2003]. 20.60.045 Freestanding signs - Regulations. A. Regulation. Permanent freestanding signs are discouraged. Freestanding signs shall be approved only where the applicant demonstrates by substantial evidence that there are no reasonable and feasible alternative signage methods to provide for adequate identification and/or advertisement. B. Maximum Area. The maximum area of a freestanding sign shall be as follows: Zone Maximum Area of Sign The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 61 7.A.a Chapter 20.60 ECDC, Sign Code Page 21 of 33 Zone Maximum Area of Sign IRS, RM 10 square feet (subdivision, PRD, multifamily) 4 square feet (individual residence sign) BN, BP 24 square feet (single) 48 square feet (group) BC, BD, 32 square feet (single) WMU, 48 square feet (group) FVMU CW 32 square feet (single) 48 square feet (group) CG Sign area shall be governed by subsection (C) of this section C. Allowable Sign Area for Freestanding Signs- CGZone. The total allowable sign area for freestanding signs on general commercial sites shall be 56 square feet or one-half square foot of sign area for each lineal foot of street frontage, whichever is greater, up to a maximum of 160 square feet of freestanding sign area. Freestanding signs count against the overall allowable permanent sign area. Multiple business or tenant sites shall further be allowed an additional 24 square feet of freestanding sign area for each commercial tenant or occupant in excess of one up to a maximum sign area of 160 square feet. Corner lots choosing to accumulate sign area under the provisions of subsection a of this section shall be limited to 160 square feet. D. Maximum Height. The maximum sign height of freestanding signs shall be as follows: The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 62 7.A.a Chapter 20.60 ECDC, Sign Code Page 22 of 33 Maximum Height of Zone Sign IRS, RM 6 feet BN, BP, BC, BD, 14 feet CG, CW, WMU, FVM U E. Location. Freestanding signs shall be located as close as possible to the center of the street frontage on which they are located. Except for pole -mounted community event banners, freestanding signs may not be located on public property. Sites on a corner of two public streets may have one sign on the corner instead of a sign for each frontage. Monument signs not more than six feet in height may be located in a zoning setback, but not less than five feet from a property line. F. Number. In all zones, each lot or building site shall be permitted no more than one freestanding sign, except in the business and commercial zones where a lot or site has frontage on two arterial streets, in which case there may be permitted one sign per street frontage subject to the restrictions on area contained within this chapter. G. Landscaping. 1. Each freestanding sign shall have a landscaped area twice the size of the sign area at the base of the sign. The landscaping and sign base shall be protected from vehicles by substantial curbing. 2. The applicant shall provide a landscape performance bond in the amount of 125 percent of the estimated costs of the landscaping, or $1,000, whichever is more. The bond shall be processed in accordance with Chapter 17.10 ECDC. [Ord. 4078 § 2 (Exh. 2), 2017; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 3, 2007; Ord. 3628 § 13, 2007; Ord. 3461 § 2, 20031. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 63 7.A.a Chapter 20.60 ECDC, Sign Code Page 23 of 33 20.60.050 Wall graphic and identification structures. There are no area restrictions on wall graphics or identification structures. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.055 Pedestrian signs. Pedestrian signs are only permitted on private property and in the adjacent right-of-way in the BC, BD, M and CG zones located within the downtown waterfront activity center, as defined in the comprehensive plan. Pedestrian signs are only permitted if they meet the following requirements: A. Pedestrian signs may be permitted to be located either (1) between the business storefront and the public right-of-way, or (2) on the sidewalk in front of the business storefront if the pedestrian sign meets the following standards: 1. Only one pedestrian sign is permitted per ground floor storefront; 2. Businesses may make arrangements to rotate their pedestrian signs provided they meet the one -sign -per -storefront standard; 3. The sign shall be located within 10 feet of the building entry and must be placed within two feet of the building. The planning and development director may approve an alternative location under the following circumstances: a. An alternative location in front of the building or on the property occupied by the business is less intrusive to pedestrian movement or accessibility; or b. The building containing the business is setback from the property line and a location on the property can be provided such that the sign does not encroach onto a public sidewalk; 4. A business located on a corner property shall have no more than one pedestrian sign, regardless of the number of streets the business fronts on; 5. If located on or near a sidewalk, building entry or pedestrian way, the sign shall be located to provide a clear zone consistent with ECDC 18.70.030(C); The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 64 7.A.a Chapter 20.60 ECDC, Sign Code Page 24 of 33 6. Pedestrian signs cannot be left outside during hours that the business is closed to the public; 7. Pedestrian signs are limited to: a. Six square feet in area, two and one-half feet in width, and three and one-half feet in height for A -frame or sandwich board signs; and b. Six square feet in area, two and one-half feet in width, and four and one-half feet in height for stanchion, easel or other types of pedestrian signs. [Ord. 4299 § 51 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016]. 20.60.060 Campaign signs. A. On -premises campaign signs are permitted as a form of temporary signage in all zones, subject to the maximum sign size limitations set forth in ECDC 20.60.080. B. Off -premises campaign signs are permitted as a form of temporary signage in the public right-of-way; provided, that the following requirements are met: 1. All campaign signs shall be posted in accordance with the regulations set forth in ECDC 2. All off -premises campaign signs shall be removed within 10 days after the primary, general, or special election to which they pertain. 3. Off -premises campaign signs shall be posted and displayed no earlier than upon declaration of candidacy in accordance with Chapter 29.15 RCW, or other formal registration or certification of the candidate, party, initiative, referendum or other ballot issue for an upcoming election, or 60 days prior to the election, whichever time period is greater. C. There is no maximum number of off -premises campaign signs that may be posted. [Ord 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 65 7.A.a Chapter 20.60 ECDC, Sign Code Page 25 of 33 20.60.065 Real estate signs. A. On -premises real estate signs are permitted as a form of temporary signage in residential and commercial zones, subject to the maximum signage area and sign number limitations set forth in ECDC 20.60.080. B. Off -premises real estate signs are permitted as a form of temporary signage, subject to the following requirements: 1. Two and only two types of off -premises real estate signs shall be permitted: a. An off -premises real estate directional sign is a sign displaying a directional arrow and either a company or logo, or an indication that the property is for sale by its owner, and installed for the purpose of directing the public to the property. b. An off -premises open house sign is a form of temporary off -premises sign indicating the property is currently open for viewing. 2. All off -premises real estate signs shall be posted in accordance with the regulations set forth in ECDC 20.60.080(B). 3. The maximum number of off -premises real estate signs allowed per property shall only be the number reasonably necessary to direct people to the premises. An agent or owner shall be permitted no more than one off -premises real estate directional sign per intersection and five in total. No more than one off -premises open house sign shall be displayed per intersection and no more than five in total. a. Each off -premises real estate directional sign shall bear a legible tag located on the sign or supporting post indicating the date of posting and the address of the property to which it pertains. b. Off -premises real estate open house signs shall only be posted during daylight hours when the real estate agent or owner is in attendance at the property for sale or rent, and shall be removed immediately upon the termination of an "open house" or other similar property display event. 4. No off -premises real estate signs shall be fastened to any traffic control device, public structure, fence, rock, tree or shrub. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 66 7.A.a Chapter 20.60 ECDC, Sign Code Page 26 of 33 C. All on -premises and all off -premises real estate directional signs shall be removed within seven days after the closing of the sale or lease of real property to which the sign pertains. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.070 Construction signs. Construction signs shall, irrespective of their duration, conform to the general regulations for permanent signs specified under ECDC 20.60.020. Notwithstanding any other provision of this chapter, the maximum area of a construction sign in any zone shall be 32 square feet. No sign permit is required for the posting of construction signs; provided, that all construction signs shall be removed from the premises within 10 days of the cessation of the excavation, construction, demolition, rehabilitation, structural alteration or related work on site. Zone Maximum Area of Signage (per Street Frontage) IRS 16 square feet, or 32 square feet if one sign is displayed for a project consisting of building permits issued for four lots or more. Only one sign may be displayed per project. All 32 square feet other zones The preceding square footages shall be in addition to any other temporary signage permitted by ECDC 20.60.080. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3514 § 3, 2004]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 67 7.A.a Chapter 20.60 ECDC, Sign Code Page 27 of 33 20.60.075 Governmental signs. Governmental signs, while exempt from the processes and development regulations required by this chapter, shall be erected and maintained subject to rules and procedures established by the planning and development director. In all cases, the city retains the right to remove any governmental sign at its sole discretion. [Ord. 4299 § 52 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017]. 20.60.080 Temporary signs. A. On -Premises Temporary Signs. On -premises temporary signs are permitted in residential and commercial zones, in addition to any allowed or permitted permanent signage, subject to the following restrictions and standards: 1. Residential Zones (RS, RM). a. Only portable, freestanding or attached signs maybe used as temporary signage b. Commercial on -premises temporary signage is not permitted, except for real estate signs as defined by ECDC 20.60.065. c. Maximum number is one attached or freestanding sign. 2. Commercial Zones (BN, BP, BC, BD, WMU, FVMU, CW, CG). a. Only attached signs maybe used for temporary signage. Attached signs maybe affixed to any existing building or sign structure that is permitted as a permanent structure on the property. New temporary structures whose sole purpose is to display the temporary sign are not otherwise permitted. b. Maximum duration of display is 60 days in any calendar year for the cumulative posting of all temporary commercial signage upon each commercial location or premises. c. Maximum number of temporary signs is one freestanding sign per property street frontage, and one attached sign per building. 3. The total maximum area of on -premises temporary signage shall be as follows: The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 68 7.A.a Chapter 20.60 ECDC, Sign Code Page 28 of 33 Maximum Area of Zone Temporary Sign IRS, RM 6 square feet BN, BP, BC, BD, 20 square feet CW, WMU, FVM U CG 30 square feet 4. The total maximum area for each allowed on -premises temporary sign shall be as follows: Maximum Area of Zone Temporary Sign IRS, RM 6 square feet (freestanding and attached) BN, BP, BC, BD, 20 square feet CW, WMU, (attached) FVM U CG 30 square feet (attached) 5. The maximum height of any allowed on -premises temporary sign shall be as follows: Zone Maximum Height of Sign The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 69 7.A.a Chapter 20.60 ECDC, Sign Code Page 29 of 33 Zone Maximum Height of Sign IRS, RM 6 feet (freestanding and attached) BN, BP, BC, BD, 14 feet (attached) CW, CG, W M U, FVM U 6. In no case shall temporary signage be posted, located, or displayed in violation of the regulations for permanent signs set forth in ECDC 20.60.020 through 20.60.050. B. Off -Premises TemporarySignage. Off -premises temporary signs are allowed in residential and commercial zones, in accordance with the restrictions and standards set forth below: 1. Commercial off -premises temporary signage is prohibited, except for real estate signs as permitted by ECDC 20.60.065; provided, that such off -premises real estate signs shall be posted, displayed, and removed as provided for in that section, in addition to the provisions of subsections MX2 through a of this section. 2. Noncommercial off -premises signs are permitted in the public right-of-way; provided, that the posting and display of off -premises signs in the public right-of-way shall require a street use permit where required pursuant to Chapter 18.70 ECDC. 3. Maximum duration of display for all temporary off -premises signs is a cumulative of 60 days in any calendar year, except as otherwise provided in ECDC 20.60.060 for campaign signs. Display may be continuous or intermittent, except as otherwise provided in this section. 4. Except for campaign signs as provided in ECDC 20.60.060, all off -premises noncommercial signs relating to a specific meeting, event, or occurrence shall be removed within 48 hours following the conclusion of the meeting, event, or occurrence to which they relate. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 70 7.A.a Chapter 20.60 ECDC, Sign Code Page 30 of 33 5. Only portable freestanding signs maybe used as temporary off -premises signage; provided, that the following types of portable freestanding signs are prohibited from use as an off -premises sign: a. Signs with a vehicular chassis or support with or without wheels; b. Posters and banners; c. Signs mounted upon vehicles; d. Searchlights; e. Inflatables. 6. Maximum number of allowed off -premises signs to be displayed simultaneously shall be one sign per sign poster except as provided in ECDC 20.60.060 for campaign signs and in ECDC 20.60.065 for real estate signs. 7. Maximum allowable sign area for all temporary off -premises freestanding signs is six square feet. 8. Maximum allowable sign height for all permitted off -premises signs is three feet. 9. All off -premises temporary signage shall be posted and displayed in accordance with the following restrictions: a. Off -premises signs may not be placed in any portion of the public right-of-way typically used by motor vehicles in a lawful manner. b. Off -premises signs shall be placed so as not to impede pedestrian, bicycle, or handicapped travel or access. c. Off -premises signs shall not be posted in a manner or location which impairs traffic safety by unreasonably blocking line of sight at intersections. d. Off -premises signs shall be constructed of suitable material and design to adequately withstand the reasonably expected normal or average weather conditions during the intended display period of the sign. e. Off -premises signs shall be regularly inspected to ensure that they have not been damaged or destroyed by natural forces or vandalism. Damaged and destroyed signs The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 71 7.A.a Chapter 20.60 ECDC, Sign Code Page 31 of 33 shall be immediately removed or repaired so as to avoid threats to public health and safety or the accumulation of unclaimed refuse upon the public rights -of -way. f. Off -premises signs shall not be posted upon public property other than the public right-of-way, and shall further not be posted within or upon planter boxes and flower beds within the publicly maintained landscaped portions of the public right-of-way. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 14, 2007; Ord. 3461 § 2, 2003]. 20.60.090 Prohibited signs. A. General. All signs not expressly permitted by this chapter are prohibited. B. Hazards. Signs which the director of public works determines to be a hazard to vehicle or water traffic because they resemble or obscure a traffic control device, or because they obscure visibility needed for safe traffic passage, are prohibited. These signs shall be removed if they already exist. C. Confiscation of Prohibited Signs in Public Rights -of -Way, All signs which are located within a public right-of-way and that have been improperly posted or displayed are hereby declared to be a public nuisance and shall be subject to immediate removal and confiscation. D. Any signs confiscated by the city shall be held for 10 working days after which such signs may be destroyed or otherwise disposed of. The owner of any confiscated signs may recover the same upon payment of a $25.00 fee to cover the cost of confiscation and storage. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.095 Exempt signs. The following types of signs are exempted from regulations of this chapter, except that the dimensional and placement standards shall apply unless variance is required by other provisions of local, state or federal law: A. Signs required by provision of local, state, or federal law. B. Official public notices required by provision of local, state, or federal law. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 72 7.A.a Chapter 20.60 ECDC, Sign Code Page 32 of 33 C. Signs not visible from a public location. D. Seasonal and holiday displays not incorporating the use of written copy or graphics to convey a message. E. Gravestones. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.100 Administration. A. General, The planning and development director is responsible for administering and enforcing the provisions of this chapter. He or she shall adopt application requirements for sign permits. Fees shall be as stated in ECDC 15.00.020. B. Installation Permits. Many signs require installation permits under Chapter 19.45 ECDC and may require plan checking fees as well. C. Notice of Violation. Whenever the planning director becomes aware of a violation of the provisions of this chapter, the planning director shall cause a notice to be sent to the alleged violator informing him or her of the violation, the applicable code section, and a time within which to remedy the violation. The notice shall also advise of the penalties for continued violation of the code as specified in this chapter. If the violation has not been corrected within the time limit specified, the planning director shall refer the matter to the city attorney's office for institution of appropriate legal action. D. Penalty. Any person violating any provision of this code shall be guilty of a misdemeanor, and upon conviction thereof shall be punished by a fine of $25.00 for each day of continued violation. [Ord. 4314 § 82 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 73 7.A.a Chapter 20.60 ECDC, Sign Code Page 33 of 33 Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 74 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Chapter 16.43 BD - DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards - BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. Page 1 of 35 The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed -use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 75 7.A.a Chapter 16.43 ECDC, BD - Downtown Business 16.43.010 Subdistricts. Page 2 of 35 The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 - Downtown Retail Core; BD2 - Downtown Mixed Commercial; BD3 - Downtown Convenience Commercial; BD4- Downtown Mixed Residential; BD5 - Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1, Permitted Uses BD1 1131131 GFSF0) 1131132 BD3 1131134 1131135 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X A A A A Financial A X A A A A The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 76 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 3 of 35 Permitted Uses BD1 BD1 GFSF0) BD2 BD3 BD4 BIDS Advising A X A A A A Mortgage A X A A A A Banks (without tellers) A X A A A A Accounting A X A A A A Counseling A X A A A A Architecture A X A A A A Engineering A X A A A A Advertising A X A A A A Insurance A X A A A A Fitness related business (yoga/pilates/gym/fitness club) A X A A A A Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, restaurant, A A A A A A The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 Packet Pg. 77 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 4 of 35 BD1 Permitted Uses BD1 GFSF(1) BD2 BD3 BD4 BD5 microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only C X A A A X nonflammable and nonexplosive cleaning agents Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in A A A A A A Chapter 4.90 ECC' Outdoor dining meeting the criteria of Chapter B B B B B B 17.75 ECDC Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) - see ECDC 16.43.030(B) for further location standards A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC A A A A A A 17.100.020 Primary and high schools, subject to the A X A A A A The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 78 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 5 of 35 Permitted Uses BD1 BD1 GFSFM BD2 BD3 BD4 BIDS requirements of ECDC 17.100.050(G) through (R) Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not X X X C X X The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 Packet Pg. 79 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 6 of 35 BD1 Permitted Uses BD1 BD2 BD3 BD4 BD5 GFSF0) otherwise listed as a permitted use Day care centers C X C C A C Hospitals, health clinics, convalescent homes, rest X X C C A X homes, sanitariums Medical uses, e.g., A X A A A Physicians A X A A A A Dental A X A A A A Optometrist (without retail) A X A A A A Physical therapy (without retail) A X A A A A Counseling A X A A A A Other similar medical services A X A A A A Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 80 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 7 of 35 BD1 Permitted Uses BD1 BD2 BD3 BD4 BD5 GFSF0) Regional parks and community parks without a C C C C C C master plan subject to the requirements of ECDC 17.100.070 Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 X X D D D D ECC A = Permitted primary use B = Permitted secondary use C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: 1 BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. 2 Services - by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no d rive-th roughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 81 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 8 of 35 necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 4333 § 8 (Exh. A), 2023; Ord. 4314 § 43 (Exh. A), 2023; Ord. 4282 § 3 (Exh. B), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. A. Table 16.43-2. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 82 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 9 of 35 Minimum Height of Ground Minimum Minimum Minimum Sub ""o....,orn-m Minimum Maximum Floor Street Side Rear District ' ntarea ' nt `�.",at,Uth Height2 within the Setback Setback' Setback' Designated Street Front° BD15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' BD43,5 0 0 0 0 0 30' 12' BD55 0 0 0 0 0 25' 12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 ? N �0 L R C Commented [B51]: Not applicable; Zone does r r� standards, eliminate to clarify _ .O L a Packet Pg. 83 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 10 of 35 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 84 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 11 of 35 Figure 16.43-1: Ground Floor Height Measurement i 1 B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 85 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 12 of 35 3. Minimum Height of the Ground Floor within the Designated Street Front. Them in im um height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (BM of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (B)(2) of this section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of this section, the portion of the ground floor of the building located within the designated street front must be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building nay-beis broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 86 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 13 of 35 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (BM of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 zone in subsection 11310 of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that: i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. I. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 87 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 14 of 35 space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (BXD through a of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 88 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 15 of 35 d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking a4ay-shall not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. ReCodified as ECDC 16.43. 035(Z)(d). �. n a cnia vn h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height maybe increased to 30 feet if the building meets one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 89 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 16 of 35 b. If the building does not make use of a pitched roof system as described in subsection (0(2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent. An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BIDS zones. E. Open Space Requirements. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 90 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 17 of 35 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space must be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 91 7.A.a Chapter 16.43 ECDC, BD — Downtown Business Figure 16.43-5: Building Size, Width and Open Space �_30'-V--� r...............................7................r...............5 Example: • Budding is on four lots, each 30020 feet Total Lot Area =14.400 sq. ft, i • Budding width is j 120 feet ; Building Footprint=13,650 sq. ft. • Open space is required due to Open Space Required = 720 sq fl; building width, and due to lot area. ° N • Open space provided exceeds the 5% of lot area Building Width Parallel to StreelVROW requirement 120'-0" ......• Lot Lines Building Area Open Space ; 750 sq ft i Page 18 of 35 F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type II development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E1 of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 92 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 19 of 35 involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 3. Within the BIDS zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parkingand Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Sate/cite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.060. [Ord. 4282 § 2 (Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards - BD zones. Moved from Chapter 22.43 rLUQ A. Applicability. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 93 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 20 of 35 The design standards in this chapter apply to all development within the BD1, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 zone. ford. 3918 § 2 (att. 212013; Ord. 3697 § 2, 20081. B. Massing and articulation. 1. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. 2. Standards. a. 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. F--�1 M ® r top belie Buildings must convey a distinct base and top. top base The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 94 7.A.a Chapter 16.43 ECDC, BD - Downtown Business The base can be emphasized by different material(s). Page 21 of 35 b. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. ford. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 20081. C. Orientation to street. 1. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 2. Standards. a. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. b. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. c. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: i. Higher bay(s): ii. Recessed entry (recessed at least three feet): The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 95 7.A.a Chapter 16.43 ECDC, BD - Downtown Business iii. Forecourt and entrance plaza. Buildings shall be oriented to the street. Entrances shall be given visually distinct expression. rOrd. 3918 § 2 (Att. 2). 2013; Ord. 3697 § 2, 20081. D. Ground level details. Page 22 of 35 The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 96 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 23 of 35 1. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 2. Standards. a. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: L Lighting or hanging baskets supported by ornamental brackets: ii. Medallions: iii. Belt courses: iv. Plinths for columns: V. Bulkhead for storefront window; A. Projecting sills; vii. Tile work; viii. Transom or clerestory windows; ix. Planter box; X. jAn element not listed here, as approved, that meets the intent. b. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 97 7.A.a Chapter 16.43 ECDC, BD - Downtown Business / %///%/U/ Ililf _loll_ sl�J Oah/ a./ /.. Page 24 of 35 Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. rOrd. 3918 § 2 (Att. 2). 2013; Ord. 3697 § 2, 20081. E. Awnings/canopies and signage 1. Intent. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 98 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 25 of 35 a. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. b. To provide clear signage to identify each business or property, and to improve way -finding for visitors. c. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 2. Standards. a. StructuraI cane pies are @RCOU rag4adWeather protection is required along pedestrian street fronts. Structural canopies are preferred. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. b. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are allowed. Signage is allowed on valances, but not on valance returns. c. Marquee, box, or convex awning or canopy shapes are not allowed. d. Retractable awnings are encouraged. e. Awnings or canopies shall be located within the building elements that frame storefronts, and shall not conceal important architectural details. Awnings or canopies shall be hungjust below a clerestory or transom window, if it exists. f. Awnings or canopies on a multiple -storefront building shall be consistent in character, scale and position, but need not be identical. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 99 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Open -sided nonstructural awning with front valance. Open -sided structural canopy. Page 26 of 35 g. Nonstructural awnings shall be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate: therefore, vinyl or plastic awning materials are not allowed. h. Signage shall be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 100 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 27 of 35 i. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are allowed and are not counted when calculating the amount of Signage allowed for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 16.43.030(B). i. Use graphics or symbols to reduce the need to have large expanses of lettering. k. Instead of broadly lighting the face of the sign, signage shall be indirectly lit, or backlit to only display lettering and symbols or graphic design. I. Signage shall be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. m. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Retractable and open -sided awnings allow signage to be visible. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 101 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Examples ofproject/ng suns using decorative frames and des/en elements. rOrd. 3918 § 2 (Att. 2). 2013; Ord. 3697 § 2, 20081. F. Transparency at street level. Awning or canopy shapes: Page 28 of 35 1. Intent. To provide visual connection between activities inside and outside the building. 2. Standards a. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 102 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 29 of 35 b. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. c. Where transparency is not required, the facade shall comply with the standards under ECDC 16.43.060. Ground level facades of buildings must have transparent windows between two to 10 feet above grade. Windows shall provide a visual connection between activities inside and outside the building, and therefore must not be mirrored or use darkly tinted glass. d. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* ford. 3918 § 2 (Att. 2). 20134 Ord. 3697 § 2. 20081. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 103 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 30 of 35 * Code reviser's note: Subsection (2)(d) of this section was formerly codified as ECDC 16.43.030(B)(10)(g). G. Treatment of blank walls. 1. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. 2. Standards. a. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 16.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: 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; AL Opaque or translucent glass: viii. Artwork or wall graphics; ix. Lighting fixtures; x. Green walls; A An architectural element not listed above, as approved, that meets the intent. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 104 7.A.a Chapter 16.43 ECDC, BD - Downtown Business 69MM firtwe , opaque glass p1gecOng oorniee masaory metai canopy recess BJartk wait NW be heated with ardWecfural b, eiYra *ADP W*WSU81WNsst Page 31 of 35 Buildings shall not display blank, unattractive walls to the abutting street. FOrd. 3918 § 2 (Att. 2). 2013: Ord. 3697 § 2. 20081. H. Building HVAC equipment 1. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. 2. Standards. a. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 105 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 32 of 35 being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. b. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Rooftop equipment must be screened from view. Ford. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2. 20081. I. Additional design standards for stand-alone multiple dwelling buildings in the BD2 zone. 1. intent. To ensure that buildings entirely comprised of multiple dwelling units are compatible with the downtown area. 2. Materials Building facades must be clad with preferred building materials which include natural stone, wood, architectural metal, brick and glass. Alternative materials may be allowed by the director or architectural design board if they contribute to a cohesive design theme for the building. 3. Private AmenityS,nace. An exterior area equivalent to at least 10 percent of the proiect's gross lot area must be provided as private amenity space for residents of the development. This standard can be met through a combination of balconies The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 106 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 33 of 35 (cantilevered, recessed or semirecessed), decks, patios or yards for individual dwelling units or the site as a whole. a. Not all dwelling units are required to have private amenity space. When it is provided, it must be immediately accessible from the dwelling unit and be a minimum of 40 square feet. b. If the space is at ground level facing a street, no fence shall be over three feet in height. c. Balconies may encroach into a required setback adjacent to R-zoned property up to a maximum of six feet. Patios and decks may encroach into a required setback adjacent to R-zoned property up to a maximum of 10 feet. 4. Roof Treatment and Modulation. In order to provide the appearance of a well -modulated roof, three types of roof modulation are required and can include differing heights, projections, slopes, materials, step downs, step setbacks, or a similar expression. 5. Street-SideAmenity Space or Pedestrian Area. An exterior area equivalent to at least five percent of the project's gross lot area must be provided as street -side amenity - space or pedestrian area. This space must be arranged along the street front between the building and the sidewalk and must be open to the sky, unless otherwise excepted. The space must be pedestrian -oriented and shall include the following elements: a. Landscaping: b. Seating area; c. A similar feature as approved by the director or architectural design board; d. Areas allocated to private amenity space cannot be used toward the street -side amenity space or pedestrian area requirement. Ford. 4276 § 1 (Exh. A), 20221. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 107 7.A.a Chapter 16.43 ECDC, BD - Downtown Business 16.43.040 Operating restrictions. Page 34 of 35 A. Enclosed Bui/ding. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. Interim Use Status - Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3700 § 1, 20081. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 108 7.A.a Chapter 16.43 ECDC, BD - Downtown Business Page 35 of 35 The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 109 7.A.a ECDC 16.77.020, Site development standards Page 1 of 2 16.77.020 Site development standards. A. Table. Minimum Minimum Minimum Minimum Maximum Maximum Subdistrict Street Side Rear Lot Area Height Coverage Setback' Setback Setback OR None 15' 5' None 25' No maximum 1 The minimum street setback of 15 feet applies to a building which is no wider than 110 feet. For any part of a building that exceeds 110 feet in width, an additional setback of 15 feet shall apply so that no more than 110 feet of building width is closer than 30 feet to the street lot line. For the purposes of this section, "building width" shall be the total horizontal dimension of that portion of the building facing the street measured parallel to the street. B. Parking Requirements. See Chapter 17.50 ECDC for specific parking requirements for allowed uses. No parking spaces may be located within the street or side setbacks. C. Signs, Landscaping and Design Review. See Chapters 20.10, 20:1-2 and 20.60 ECDC for regulations on design review and signage. Signage shall be regulated as in an RM zone. Signage for office uses shall be regulated as in a BN zone, except that no freestanding signs shall be permitted. D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in ECDC 16.20.060. E. Setback Encroachments. Eaves and chimneys may project into a required setback not more than 30 inches. 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. [Ord. 3619 § 1, 2006]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 110 7.A.a ECDC 16.77.020, Site development standards Page 2 of 2 The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 111 7.A.a ECDC 19.00.030, Architectural design review - Optional vesting Page 1 of 4 19.00.030 Architectural design review - Optional vesting. In addition to the vesting rights created by RCW 19.27.095 and ECDC 19.00.015, an applicant for development as defined in ECDC 20.10.010 and subject to architectural design hoard (ADD) review may, at the applicant's option, file a fully complete augmented architectural design review application (hereinafter "augmented ADB-design review application") and vest rights including applicable building permit, development and impact fees under the provisions of the ECDC and the State Building Code as adopted and amended by the city of Edmonds, and this title as then in effect, to, but only to, the extent that the application provides full and detailed information necessary to confirm the particular regulation to be vested. The burden is on the applicant to provide such detail. A. A fully complete, augmented application for architectural design review shall consist of a complete application for architectural design review, executed by each and every property owner of record of the development site or their duly authorized agent(s), accompanied by the following: 1. All fees required by ordinance, including impact mitigation fees, to be deposited at the time such State Environmental Policy Act (SEPA) requirements become final. 2. A site plan showing the current zoning of the development site, the footprint of all proposed structures, the total square footage and use of each floor, all setbacks required by either the zoning code or state building codes, proposed parking configurations, and exits. 3. Elevation drawings showing the original grade of the site, any proposed alterations to grade, the proposed height of the structure and the number of stories. 4. A letter executed by all owners of record or their duly authorized agent(s) detailing the proposed use in sufficient detail to determine whether the proposed use complies with the zoning code then in effect and with the building code then in effect to determine type of construction and occupancy classifications of the IBC and IFC as those codes are then in effect. 5. A building permit application, as described in IBC Section 105.3 as the same exists or is hereafter amended, and all building permit and plan review fees as established and set forth in Chapter 19.70 ECDC; provided, that the plans required by IBC Section 107, as the The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 112 7.A.a ECDC 19.00.030, Architectural design review - Optional vesting Page 2 of 4 same exists or is hereafter amended, and other engineering documents, plans or drawings required by ECDC Title 18 may be submitted within 90 days of final ADB approval, or final approval on appeal. B. Upon filing of the augmented A1&design review application, the applicant shall be deemed fully vested as if a fully complete building permit application had been filed; provided: 1. The burden shall be upon the applicant to supply all material required by the provisions of this section and as necessary to meet the requirements of Chapter 20.10 ECDC. The applicant may supplement the original application in the event an application is deemed incomplete by the planning and development director or designee. Vesting shall occur only when the application is deemed complete by the planning and development director. Failure to supplement an incomplete application within 90 days of final ADB design review approval shall result in forfeiture of all fees paid and no vesting right shall attach. 2. The application shall expire along with all rights vested six months following the date of application if final architectural design approval is not received. a. The planning and development director or designee may issue an extension for an additional period, not exceeding 180 days, upon written request by the applicant(s) or their agent(s). Such request for extension shall be filed prior to the expiration of the original application time period. An extension shall be granted if the architects oral design design review application has not yet been considered the applicati^^ or an appeal thereof is pending. b. The time period shall run concurrently with the periods established by ECDC 19.00.025 as the same exists or is hereafter amended. No application shall be extended more than once. In the event of application expiration, the applicant shall resubmit all required information and pay a new plan review fee. 3. The applicant shall comply with all provisions of state law and regulation and this code regarding SEPA review. Review periods or delays occasioned by SEPA shall stay the time periods set by this chapter. 4. Following final ADB design review approval, the applicant shall file the plans and information required by IBC Section 107. It is anticipated that minor adjustments and changes are usually required to the plans submitted as a result of the plan review and The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 113 7.A.a ECDC 19.00.030, Architectural design review - Optional vesting Page 3 of 4 administrative process. The following changes shall not be considered "minor" and shall forfeit vesting rights, and shall require the filing of a new application: a. Any substantial change not required by the terms of A9B design review approval b. Any increase in height or total square footage or any change which would change the occupancy classification for the purposes of the State Building Code. 5. Any decision of the city staff regarding the application stated in this section and its interpretation shall be considered a Type I decision appealable only to the superior court of Snohomish County by the Land Use Petition Act. C. The rights vested by ECDC 19.00.025(I) (Section 105.3.3 of IBC as amended) and this section refer only to zoning and building code rights protected by RCW 19.27.095. D. These sections shall not be interpreted to create vesting rights not protected by RCW 19.27.095 and shall not be interpreted as a further limitation on the administrative obligations and legislative powers of the city. By way of illustration and not limitation, this chapter does not limit: 1. The city council's authority to create local improvement districts. 2. The city council's authority to legislate life safety requirements that are not required to recognize existing vested rights. 3. Environmental and shorelines review and mitigation procedures. [Ord.4350 § 1 (Att. A), 2024; Ord. 4299 § 33 (Exh. A), 2023; Ord. 4212 § 1 (Att. A), 2021; Ord. 4029 § 1 (Att. A), 2016; Ord. 3926 § 1 (Exh. A), 2013; Ord. 3796 § 1, 2010]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 114 7.A.a ECDC 19.00.030, Architectural design review - Optional vesting Page 4 of 4 City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Packet Pg. 115 7.A.b Chair Bayer was unanimously re-elected Chair. Board Member Jeude nominated Vice Chair Brooks to serve another term as Vice Chair. Vice Chair Brooks nominated Board Member Schmitz to serve as Vice Chair. Alexa Brooks was re-elected Vice Chair. PUBLIC HEARINGS None BOARD REVIEW ITEMS Acting Planning Manager Clugston discussed items that will be coming to the Board in the near future. The main focuses this year will be the Comprehensive Plan update and Design Review codes and processes. BOARD DISCUSSION ITEMS • Vice Chair Brooks wondered if the Board could still meet on months when there is no actual business in order to get updates on previous topics. Chair Bayer acknowledged that a lot of meetings were cancelled when there were no projects to review, but she thought there were still things they could be discussing. Mr. Clugston stated that he thought this year would be very full of Comprehensive Plan and Design Review code and process discussions. It is likely they will need all the meetings just to address those. There was discussion about forming subcommittees to address priority topics such as multifamily design standards. Mr. Clugston explained that staff intended to put together a list of topics in a work plan for them to take a look at in February. Chair Bayer expressed interest in prioritizing the list, potentially beginning to assign subcommittees, and also starting to think about when they might be able to have a joint meeting with the Planning Board. Board Member Loch was not in favor of having meetings when there is no work. He suggested that the Board receive design standards from staff when they are ready to review and mark up with their individual comments. He encouraged staff to take advantage of the ADB members' unique areas of expertise. Board Member Schmitz agreed. There was general discussion about the uncertainty of the process and the timeline at this point. • Mr. Levy indicated he would send out information about HB 1110, the middle housing bill, and HB 1337, regarding accessory dwelling units. • Board Member Schmitz requested that staff include the ADB early in the Comp Plan drafting process, even before they have made decisions about the code, so the ADB can begin to get up to speed on what the possibilities might be and form opinions. • Chair Bayer referred to the elimination of the two-phase public hearing for design review and wanted to know how they will be able to make sure they get public input and are able to do all they need to do with just one design review meeting. Commissioner Schmitz thought it would actually help them get to the point and clarify what they really want to see with the design standards. • Chair Bayer wondered about having a different regular meeting date since the 4th Thursdays are cancelled in November and December. Mr. Clugston said he could look to see when the room is available but noted they could always schedule a special meeting when there is a conflict. • Mr. Levy assured the Board that while it might seem a little slow, things are going to get very busy this year. Architectural Design Board Meeting Minutes of Regular Meeting January 25, 2024 Page 2 of 3 Packet Pg. 116 7.A.b Senior Planner Levy and Planning Manager Clugston reviewed the tentative work plan. Board members asked questions regarding clarification about the ADB's design review process from now until things are finalized at the state level. There was also a recommendation to include design review process and regulations on the work plan in addition to design guidelines. Planning Manager Clugston noted that was the intention. Board members asked about the potential for subcommittee work and joint meetings with the Planning Board. Staff indicated that could happen further down the road. B. Review of the Urban Design Element from the 2020 Comprehensive Plan Senior Planner Levy presented on the Urban Design Element. Staff is requesting that the Planning Board go through a Word copy of the document and make suggested changes using any method they choose. He also pointed to reference documents in the packet related to BB 1110 (Middle Housing), BB 1337 (ADU), and HB 1293 (Clear and Objective Standards) as important for the Board to review. Board member comments are expected to be compiled and brought back at an upcoming meeting. There was a question about if such a high level of specificity in the Comprehensive Plan is the best method versus having some overarching policies in the Comprehensive Plan and deferring details to the Design Guidelines where they can be addressed in totality. Planning Manager Clugston reviewed some of the background on how this has been done to date but expressed openness to doing it a new way. There was some discussion about the need to come up with a clear and objective definition of "charm" and a desire to prioritize people first, buildings next, and vehicles last. PUBLIC HEARINGS None BOARD REVIEW ITEMS None BOARD DISCUSSION ITEMS There was a question about dates for upcoming meetings that are not yet on the calendar. Planning Manager Clugston explained that they had looked into switching days for the ADB meetings but determined that isn't going to work this year. The intent for now is to have meetings on the 0 Thursdays of the month all year. Special meetings may be scheduled around holidays as needed. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS None ADJOURNMENT The meeting was adjourned at 6:42 p.m. Architectural Design Board Meeting Minutes of Regular Meeting February 22,2024 Page 2 of 2 Packet Pg. 117 7.A.b Senior Planner Levy introduced this item and welcomed the consultants Daniel Kennedy and Shreya Malu from VIA Perkins Eastman who made the presentation regarding the Urban Design Element. Mr. Kennedy discussed the Vision for Edmonds, opportunities with neighborhood centers and neighborhood hubs, and Urban Design Elements. He solicited feedback from the group about Urban Design Elements which include Building Form, Public Realm, Open Spaces, Streets and Connectivity, Art and Culture, and Climate Responsiveness. The team is looking at designating the Dayton Street — Arts Corridor as a Live -Work space and solicited feedback. Questions followed about the selection of hubs and centers and the origin of the live -work land use idea. Chair Bayer referred to the extensive feedback they received from the public about heights on Dayton Street and wondered how the community would support the taller buildings there. Mr. Levy explained this resulted from community meetings that were held back in December around what Dayton Street could turn into. People seem supportive of increasing heights by 5 feet in order to make a stronger frontage edge that could support the pedestrian experience a little better. There was some discussion about redevelopment potential and pedestrian access of Five Corners, Westgate, and Perrinville. There was a comment about the importance in general of focusing on transitions between transit and the built environment and some discussion about public open spaces. Chair Bayer asked if the comments submitted by board members had been reviewed. Mr. Levy indicated those would be analyzed and incorporated moving forward. Board Member Stine commented that the urban design elements would likely be context dependent and different between the hubs. He also asked for clarification about the city vision. Mr. Kennedy explained the city vision has been established. For the centers and hubs there is a functional vision for what these places enable and also a desire for them to reflect the spirit of Edmonds. Board Member Schmitz commented that they can expect to see more middle housing and potentially neighborhood commercial in the next few years. Regarding public space, he recommended that they should encourage new development to push their frontage closer to the street to create that urban fabric. He appreciates the live -work typology on Dayton Street because it is a softer type of urbanism. He recommended allowing flexibility in designs moving forward. With regard to urban form and connectivity, new businesses should be required to face the street and have some uniqueness. He noted that successful urban spaces don't just connect to the sidewalk but they connect to each other and allow for passages through their built environment. He stressed the need to encourage creativity by giving people more options. Board Member Hutchinson agreed with flexibility and not making the zoning too prescriptive. He stressed keeping it beautiful and walkable but not necessarily forcing people to do retail. An example of what they don't want is the apartments and retail by Edmonds College. Board Member Schmitz also brought up access design as they design for the future. People will be aging out of larger homes with stairs and moving into more accessible living situations. He also wondered if they will be looking at widening sidewalks to allow for not only pedestrians, but also some uses like cafe seating and the use of scooters. He enjoys when the streets change with the seasons. Mr. Levy was not sure if Dayton would be a good place for pulling sidewalks back to have the cafe zones, but he did think with the live -work zoning there could provide an opportunity to open up to the community. This could be something like having an open house for artists or rolling up the door and putting out a person's piano for recitals. Board Member Schmitz liked this idea as a way to encourage more connection to the outside from a commercial space. He referred to the new Molly Moon's development and the Walnut Street Cafe as aspirational examples of this. Architectural Design Board Meeting Minutes of Regular Meeting April 25, 2024 Page 2 of 5 Packet Pg. 118 7.A.b Chair Bayer referred to a live -work project where the old Baskin Robbins was and noted that some of the concerns about that were around what happens when whoever has the space doesn't want it to be work -space anymore. Codes will need to be in place to ensure the space is used as intended and that there is appropriate oversight. Board Member Schmitz commented that they can't control what goes in the business spaces they already have in Edmonds, but it also could turn out to be even better than they hoped. Mr. Levy noted that staff is trying to figure out how to keep track of these things. For example, HB 1110 says that if you include one affordable unit you can have four units on a site. There are concerns about how this would be tracked and monitored over the years. Board Member Hutchinson asked about other design options that were considered for the Dayton Street corridor. He thought that the live -work idea might be a little dated. Board Member Stine suggested it might depend on the definition of "work". He referred to streets and connectivity and spoke to the importance of sidewalks, having active use, and eyes on the street. He commented that that there is only so much retail the community can support. He wondered what kind of active uses are being evaluated to be distributed across the city to make that connectivity. Mr. Kennedy referred to recent efforts to redesignate Dayton Street as retail. Staff is concerned also about how much retail can be successful downtown. Live -work seems to have a higher preference than a ground -oriented residential. For this corridor, there is a great opportunity to build off the existing arts corridor and provide a counterweight to that across the downtown. Board Member Stine asked if they have done any kind of analysis with the centers and hubs about what kind of ground floor uses make sense. Board Member Hutchinson commented that restaurants and cafes continue to be successful. He wondered how they can encourage this even more. Chair Bayer raised concerns about parking. She thinks there needs to be some consideration for parking. Board Member Schmitz agreed and noted that parking is another entrance into a building. It should be treated as a way to drive the design of buildings to be better and not the most prominent thing attaching buildings to the streets. Mr. Levy explained they are not talking about getting rid of parking altogether, but there are some more creative ways to handle it such as park -and -share or off -site garages. Mr. Kennedy added that there will be parking in the centers and hubs for the foreseeable future with any redevelopment. Staff is looking for input on how that parking should expressed. Board Member Loch commented that state law requires that design guidelines be clear and objective. He thought it would be good to have two versions of this depending on whether there is street retail or not. He likes the live -work idea for Dayton Street. Regarding cars and parking, he thinks there are already good rules about allowing parking but de-emphasizing it in an urban setting. Those should continue or be updated. He noted that futurists say in the future we won't own cars. When you need a car, you will call and an autonomous vehicle will come to get you and take you where you need to go, so there will be much less need for parking. Board Member Hutchinson suggested having a variety of different massing plans as options for Five Corners for people to react to. Board Member Stine referred to the Urban Design Elements and commented that Art and Culture and Climate Responsiveness ought to inform all the other elements rather than standing alone. He noted that arts and culture are key parts of Edmonds' identity, and we all need to be more climate responsive. Mr. Levy acknowledged this and discussed how they relate. Architectural Design Board Meeting Minutes of Regular Meeting April 25, 2024 Page 3 of 5 Packet Pg. 119 7.A.b Board Member Schmitz wondered if there is any incentive to creating public art such as murals as part of a development. Mr. Kennedy explained that the things a developer can offer such as affordable housing, public art, or open space have to be weighed when there is an incentive structure in place. If it is incentivized, there is a question of how it should be expressed. Chair Bayer requested staff guidance on how to approach Building Form since it is such a large topic. Mr. Levy commented that there hasn't been much public feedback on this. He asked the ADB to think about recurring topics of concern that come up with developments. Chair Bayer referenced concerns from previous projects about shadows, mass and scale, transition zones, and lack of design elements. Mr. Levy explained these would be addressed further down the road but they were great ideas to start to talk about. Board Member Stine asked for clarification about base, middle, and top. Chair Bayer thought this referred to having some modulation. Mr. Clugston further elaborated on this. There was some discussion about how much detail it was appropriate to get into with the Comp Plan which should just provide policies and give general guidance. Suggestions were presented for how to better describe this such as how the building meets the sky versus how it meets the ground, human scale versus human -centric, and/or modulation. Chair Bayer emphasized her desire that the projects the ADB reviews actually have some design and are not just a big mass building with no modulation. Mr. Clugston agreed that the standards need to be updated but argued that the general design objectives on pages 8-10 in the packet are still a pretty good place to start for site design, building form, and building fagade. Board Member Stine agreed that they look pretty good and asked if anything is broken or if they just need tweaking. Board Member Loch pointed out that there are no photos; this can contribute to unintended consequences. Board Member Schmitz referred to Climate Responsiveness, and stated they need to accept that there will be new technologies coming in. The policies should have something to say about new and experimental things coming along. He stressed the need for designs to be flexible in order to be sustainable. Board Member Loch referred to Art and Culture and said he finds culture hard to put into policy because it is so intangible. Board Member Stine referred to Open Space and commented on the balance of open space versus private property that looks like open space. Mr. Levy mentioned they have had some discussions about having possible incentives to have open spaces dedicated on private property, but this has resulted in many questions about how it would be handled. Chair Bayer asked how the Tree Code would fit into this. Mr. Levy explained that the City has engaged in a tree canopy study to determine what goals can be realistically set for a tree canopy. After this they will be able to develop a code to encourage canopy growth but do it in a way that doesn't preclude any further development. Mr. Levy reviewed next steps. Chair Bayer expressed appreciation to staff for bringing the Comp Plan to the ADB for review. BOARD REVIEW ITEMS Architectural Design Board Meeting Minutes of Regular Meeting April 25, 2024 Page 4 of 5 Packet Pg. 120 7.A.b Planning Manager Clugston introduced the topic of integrated placemaking as prepared by the consultant and contained in the attachment to the packet. There was some confusion about where product came from and how this approach fits in with the type of design guidance they have had in the past. Chair Bayer shared she had expressed frustration and disappointment to Mayor Rosen and Director McLaughlin about the high staff turnover they have had over the past several years. She thanked Planning Manager Clugston for being a constant with them but acknowledged he has been bearing heavy loads due to the lack of support. She noted it is hard for the Board to do its job with the lack of support and continuity. Board Member Loch thought there must have been some miscommunication with the work product the consultant was supposed to provide. He didn't think this looked anything like an urban design element of a comprehensive plan. It didn't make sense to him to even try to wordsmith it or tweak it. He recommended adjourning the meeting and allowing a redo of this at some point as determined by staff. He noted that an urban design element is not a requirement of the Growth Management Act, and the Comprehensive Plan can proceed with all of the other elements. Chair Bayer asked what ever happened to the comments the Board had made on the previous work product. Mr. Clugston was not sure. He had also thought they would have been looking at the elements they had looked at in April with their comments integrated. Board Member Jeude commented that this was neither clear nor objective and had nothing to do with what their mission supposedly is. It did not seem to fit Edmonds at all. She agreed that this was very disappointing and surprising. Board Member Stein asked what would happen if they don't adopt a new urban design element. Mr. Clugston explained that the existing element would stay in place until the new Comprehensive Plan is adopted. It is possible that there would just not be an urban design element. Board Member Loch noted that it is possible that the existing rules could be adopted as interim standards as a stopgap measure. Chair Bayer expressed support for that. The group debated how to proceed and questioned how this took such a different turn from what they had been working on. MOTION MADE BY BOARD MEMBER LOCH TO DECLINE TO ADVANCE THE WORK PRODUCT DELIVERED TO THE ADB; TO REMAIN SUPPORTIVE OF DEVELOPING AN URBAN DESIGN ELEMENT APPROPRIATE FOR EDMONDS; AND TO SUPPORT THE USE OF THE EXISTING REGULATIONS AS INTERIM REGULATIONS AS NECESSARY TO MAINTAIN CONTINUITY UNTIL THAT OTHER WORK CAN BE DONE. THE MOTION WAS SECONDED BY BOARD MEMBER SCHMITZ AND PASSED UNANIMOUSLY (5-0). ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS Mr. Clugston noted that staff would try to find out what is going on with this and how to proceed. Chair Bayer again expressed great frustration and stated her intention to send another letter to Director McLaughlin, the Mayor, and Council expressing her concerns about the situation. Board Member Schmitz also Architectural Design Board Meeting Minutes of Regular Meeting June 27, 2024 Page 2 of 3 Packet Pg. 121 7.A.b CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting August 22, 2024 Chair Bayer called the hybrid meeting of the Architectural Design Board to order at 6:00 p.m. in the Brackett Room at Edmonds City Hall, 121— 5t1i Avenue North, Edmonds, Washington. Board Members Present Kim Bayer, Chair Maurine Jeude Corbitt Loch Todd Stine Board Members Absent Alexa Brooks, Vice Chair (excused) Alex Hutchinson Steve Schmitz APPROVAL OF AGENDA The agenda was approved as presented. AUDIENCE COMMENTS Staff Present Nick (providing tech support at the meeting) An audience member (unidentified) stated he was present to learn more about Edmonds. BOARD DISCUSSION ITEMS A. ADB Recap of First Half of 2024 Chair Bayer discussed the significant changes in staffing that have happened recently in the Planning Department. She reviewed the motion the ADB had passed at the June meeting to reject the work product delivered to the ADB, to remain supportive of developing an urban design element appropriate for Edmonds, and to support the use of existing regulations as interim regulations. She outlined many of the ADB's concerns in a letter she had drafted to the City Council, the Mayor, and the Planning Department back in June. She gave a recap of the ADB's work to date and expressed frustration and disappointment with what they have been able to accomplish this year. She also expressed hope and optimism that the path for the rest of the year can still be better. B. ADB Role and Current vs. Future Scope of Work Architectural Design Board Meeting Minutes of Regular Meeting August 22, 2024 Pagel of 3 Packet Pg. 122 7.A.b Chair Bayer shared the ADB's description and role as stated on the website and solicited feedback from the group about whether or not they think it still applies. • Board Member Jeude wondered what happened to the documents they had worked on. She stated she would like to know where the ADB stands on their ability to really have input on the design elements. • One of the board members asked if they ever found out if the document from Via was the correct document. Chair Bayer replied that Susan McLaughlin shared with her that it was not meant to come to the ADB at that point. • It was noted that the website does not state that the ADB reviews design for projects. Chair Bayer thought this might be part of bullet point 2. When she first joined the ADB, that is primarily what they did as opposed to the policy work. Because of the massive turnover in the Planning Department there has been no continuity, and project work has continually dwindled. There was some discussion about the one project the ADB worked on in 2024 and the few they worked on in 2023. • Board Member Loch discussed the need for a holistic, well -thought-out, universal review of the design review process and this board's role for the future. This includes a clear evaluation of the design review standards and the process by which they are applied and the properties to which they are applied. He expressed a willingness to help with the process, but right now, he feels the work is not particularly enjoyable or rewarding. • Chair Bayer commented on her experiences with the ADB and her desire to see that change is managed in a smart way. She noted that they have never had the Planning Department support that they need, and this has been a significant barrier to their work. She wants to know if this board still has a relevant role moving forward. She spoke to the need for more meaningful citizen input on project reviews. She noted there has also been a vision that did not include the ADB coming from the leadership of the Planning Department. She wants to understand where the ADB fits into the City's vision. • Board Member Jeude commented that she has seen it work well and has seen results when it was working well. She believes there is still a role for the ADB. She pointed to vast improvements in projects from what was originally brought to them because of their input. More recently staff has been bringing things to them for their approval without a real opportunity to provide input. It is important that the ADB has Planning Department and Planning Board support and in a timely manner in order to do good work. There was some review of the impact of the Planning Board review of projects at 6th and Main and 6I' and Dayton. Board Member Jeude emphasized that she thinks the ADB can have an important role in all five zones of the city, not just the Bowl and downtown. • Chair Bayer spoke to the need for the ADB to get updates on all the project reviews they do because they never really see what happens. • Board Member Stine said he feels that the ADB is a benefit to the City and to the staff. He commented on the beneficial working relationship between the design review board and staff in the City of Seattle. There was some discussion about the new state mandates and how they would impact the ADB — only one hearing; clear, concise, and objective standards. Chair Bayer solicited feedback on what the group would recommend in order to get to these standards. Architectural Design Board Meeting Minutes of Regular Meeting August 22, 2024 Page 2 of 3 Packet Pg. 123 7.A.b • Board Member Loch again spoke to the need for a holistic approach. He thinks there needs to be a summit or something at the beginning of the year (hopefully with Council) to understand this process. He noted that the new urban design standards will presumably still be on the work plan. That can lead to a broader discussion about how the design process, the design standards, and this board can fit into the city's process or where there's changes needed. He commented that the board should also be involved in sign codes, which they currently are not. He thinks the group has been neglected for a long time, and that needs to be remedied. • Chair Bayer noted that even if the design standards are written in a way that the ADB is not needed for review, there will still be some subjectivity. This is concerning because there would be no opportunity for oversight. Board Member Jeude concurred and referred to what would have been built without the ADB's input on a lot of projects. She spoke to the value of community engagement in Edmonds. Chair Bayer agreed and commented on the need to understand how the ADB fits into the bigger picture moving forward. In the meantime there are a lot of projects happening, and she is concerned that the ADB isn't involved. She was very pleased that Mike Clugston is back on board but was not sure who would be the staff liaison going forward with all the changes that have happened. • Board Member Stine commented that he sees part of the ADB's role is to help the staff do their job more effectively. Some communication with staff on how the ADB can best do this would be helpful. Chair Bayer concurred. C. Questions for Planning Department/City of Edmonds Board Member Loch: • What is the ADB's work plan for the remainder of the year and for 2025? • What is the Board's role going forward? Council input on this is critical. Chair Bayer: • What should the ADB be reviewing? • How is what is coming to the ADB being decided? • How do they make that clear and objective? • Why certain projects and not others? There was discussion about opinions shared tonight being individual board members' thoughts and not necessarily the ADB's recommendation. There was consensus for Chair Bayer to move forward with sharing the comments with that clarification with the Administration. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS Board Member Stine noted that the spelling of his name should be corrected in the previous minutes (Stine, not Stein). ADJOURNMENT The meeting was adjourned at 6:57 p.m. Architectural Design Board Meeting Minutes of Regular Meeting August 22, 2024 Page 3 of 3 Packet Pg. 124 7.A.b BOARD DISCUSSION ITEMS Planning Manager Clugston reviewed the status of the ADB, the Comprehensive Plan update, legislative requirements, and the staffing situation. He explained that Interim Planning Director Shane Hope was looking forward to attending the meeting tonight but perhaps had gotten the time mixed up. Chair Bayer praised the changes she has noticed since Interim Planning Director Shane Hope has been on board and commented she was also very pleased that Planning Manager Clugston was back to help guide them. She acknowledged the time crunch with the Comprehensive Plan update and shortage of resources. She expressed appreciation to the members of the ADB for the value they bring to the City. Chair Bayer asked about any projects the Board might be reviewing by the end of the year. Planning Manager Clugston explained there would be two coming up in October and one or two at a special meeting on December 9. Chair Bayer asked what happened to all the work the ADB did on multifamily design standards and design work related to the Comprehensive Plan. Planning Manager Clugston explained that some of it could be reintroduced in the future; they will try to incorporate as much as possible. The work plan is up in the air right now. Because of lack of staff, things are on hold other than a few design review projects, the Comprehensive Plan update, and working toward compliance with HB 1293 by end of June 2025. There was some discussion about the ADB's role going forward, potential changes with processes, and whether their work should be focused more on permits or policies. Board Member Loch commented that they need to concentrate on design guidelines, procedures for making sure that those are attended to, and a way for people to propose other ideas. They also need to answer the question of who does the review once they have very clear policies and regulations. Board Member Jeude expressed concern about just having one meeting and no opportunity to require a better design. Once the designs get to the ADB, she felt it would be too late in the process. She spoke to the need to have very clear and precise design guidelines. She wondered how precise they can get without overwhelming a project. Planning Manager Clugston concurred and stated he is still hoping for some guidance from the Department of Commerce. He agreed that having an outside opportunity for Board review could be really useful. Board Member Stine agreed with the concern that no matter how well they write the design guidelines, they are open for interpretation. He stated that design is an iterative process and just having one hearing will not likely produce what they want for the city. There was general agreement with this. Chair Bayer asked about the possibility of having the ADB get involved earlier in the process. Planning Manager Clugston was not sure about that since they are only allowed to hold one public meeting. If they meet earlier in the process, they would not be able to have another review later on. Vice Chair Brooks noted that if they have a well written Comprehensive Plan, there wouldn't be a need for an early review. Planning Manager Clugston suggested possibly taking the design information out of the Comprehensive Plan and putting it into a design manual. He thought that the design manual could be more subjective whereas the code has to be clear and objective. He will try to get more clarity on if this would be acceptable. Chair Bayer asked if there would be any opportunities for the ADB to have input on anything in the Comprehensive Plan that would have a design impact. Planning Manager Clugston thought they would be Architectural Design Board Meeting Minutes of Regular Meeting September 26, 2024 Page 2 of 3 Packet Pg. 125 7.A.b basically adopting the existing Comprehensive Plan language in the new Comprehensive Plan because they have to meet the deadline; however, they know they will need to update the language next year. There was some discussion and support for holding a joint meeting with City Council, Planning Board, and staff in January to learn what the City Council values. Planning Manager Clugston agreed and said they could look into that. The group talked about having a discussion at the December meeting about what they would like to cover. Chair Bayer asked for clarification about how project review is determined and why the ADB reviews some projects and not others. Planning Manager Clugston explained that projects that require a SEPA determination come to the Board for review. Chair Bayer wondered if staff had heard anything from the Council about having the ADB involved with DADUs. Planning Manager Clugston said he had not, but he noted there had been interest in the past about having some sort of pre -approved plans for DADUs. That is something that the ADB could review if it moves forward; this is something they could talk about at the meeting in January. Planning Manager Clugston responded to questions regarding the consultants for the Comprehensive Plan and the status of the Baskin Robbins site the ADB had reviewed. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS Chair Bayer noted she would follow up with Board Members Hutchinson and Schmitz. ADJOURNMENT The meeting was adjourned at 6:50 p.m. Architectural Design Board Meeting Minutes of Regular Meeting September 26, 2024 Page 3 of 3 Packet Pg. 126 7.A.b they find that people come from all different directions, especially when they're upset and trying to get to care, so the intent was to ensure if someone accidentally came through this way, they could still get to the hospital. BOARD MEMBER JEUDE MOVED TO ACCEPT THE STAFF RECOMMENDATION AS PRESENTED AND TO APPROVE THE PROPOSAL. VICE CHAIR BROOKS SECONDED THE MOTION. THE VOTE WAS UNANIMOUS, AND THE MOTION PASSED. B. Streamline Design Review and Middle Housing Next new business was the Design Review and Middle Housing presented by Senior Planner Brad Shipley. Under HB 1293, there are to be clear and objective design standards and changes to how any public meetings are held for design review. Streamline design review: any design guidelines have to be clear and objective. They have to have at least one ascertainable criterion by which an applicant can determine whether a given design is going to meet the criteria. Regarding middle housing types, they can't use design standards to make certain housing types unfeasible. You can't reduce it to a point where they can't get built. HB 1293 came about as a response from the builder community, who believed the process to get approval was too long and too subjective. So be clear and objective. Mr. Shipley gave the example of building entry location. Commercial building entries should be easily recognized oriented to the pedestrian's streetscape by being located at the sidewalk. Board Member Loch asked what are the characteristics of a commercial building? It's easily recognizable, but that's a very subjective statement. So that part is not clear and objective. Board Member Stine agreed with that statement. The first part is subjective, the last part is objective. Mr. Shipley stated the use of the phrase "should be" should be replaced, perhaps with "shall." Mr. Shipley also gave the example of weather protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Chair Bayer stated the only thing she sees subjective would be what would apply to a covered walkway. Vice Chair Brooks added or the distance, also. Board Member Stine stated that it doesn't necessarily talk about the entire street frontage or the extent of the coverage that's required, but other than that, it seems fairly objective. Mr. Shipley stated that they could probably get a little more specific about how much coverage would be there. But generally speaking, it could be uniformly applied and most people reading this are going to understand what it means. Mr. Shipley then gave the example of building facade. Provide a human -scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces. Commercial and mixed -use areas. Avoid blank, monotonous, and imposing building facades using design elements that add detail and emphasize the different levels of building. Chair Bayer stated that this came in handy on two projects, but felt that it was very convoluted. Board Member Stine also believed it to be very subjective. Board Member Loch stated that it is well-intentioned, but it doesn't provide enough clarity for the applicant. Mr. Shipley believed that it is mainly objective in that it's talking about specific design criteria for building facades. But it's kind of hard to do sometimes without some subjective interpretations such as human scale and what measurable elements there are. All of those things really aren't defined here, so would still want to revise this. Board Member Jeude asked about the word avoid. Mr. Shipley stated there are several ways to clean this one up. Board Member Loch suggested striking the word imposing. Mr. Shipley discussed these are going to be the types of things that will need to be dialed in as they start looking at design criteria moving forward. Chair Bayer stated that they had actually done this exercise one time before. They did go through and wordsmith some of this. Mr. Shipley believed that would be a good starting point and as he starts to get into some of these changes, he Architectural Design Board Meeting Minutes of Virtual Meeting October 24, 2024 Page 3 of 8 Packet Pg. 127 7.A.b will go through what was previously done and see what he could incorporate and bring it back to make sure they get it right. And then also help identify what might be missing as we go through. Chair Bayer stated that Board Member Stine's participation would be great. Mr. Shipley also brought up another example. A building should appear as an assemblage of smaller forms, not one large mass. The word should again starts to get into subjectivity. So for the objective, all buildings shall articulate individual units or clusters of units to appear as smaller forms through varied footprints, heights, setbacks, roof forms, materials, and/or colors. There's still a lot to play with there, and a lot to determine whether they're meeting that criteria, but it really points to some specific things. That's a pretty clear measurement when you're looking at two different things to tell which one is smaller form. He was hoping that maybe this would kind of restimulate some of the conversation about where they want to go and what they're considering as they're looking at the role of ADB, what they would find valuable for your time in terms of being there and donating their time. The other point of HB 1293 is that it can't be more than one public meeting, which gets rid of the iterative process. This is really the extent of most of the changes that would take place. So this process here is kind of where our existing process is. So in the first row, there are different types of design review, some projects are just exempt. Those include single families, ADUs, duplexes, those are all currently exempt. When you go into triplexes and fourplexes, nonresidential uses, residential use of five or more, these are mostly SEPA triggers. Then you get different types of design review, such as middle housing types. There are some that can be five -plus units. Mr. Shipley wasn't sure if they would allow those, but if allowed, they would be exempt unless it was decided to have design review for all of these, including single-family homes. So when the development code is developed for these, they're going to be talking about the development code a little bit differently. Now you go into the zone, and you look up the zone, and it tells you everything that you could do on that single-family lot. It's setbacks, height, and things such as that. But when you start talking about different design or different building types that are allowed, if you want to make sure that they're all encouraged in some sort of way, or you maybe want to encourage a certain type a little more than the other, then you have flexibility within the building code. Chair Bayer asked about the timing of that. Mr. Shipley stated that they have a clear deadline, which is to have all adopted by July 1, 2025, otherwise they would have to go by the model code. They will have to do a phased approach to tackle the whole thing if they really want to have a development code that takes them into the next 70 years. They want to pull all the pieces into one cohesive, unified code. Board Member Stine stated that with only one meeting with the board, it seems like there's more onus on the city staff, so he's curious with that one meeting, what would be most helpful to city staff so we do get the Edmonds that we desire? Chair Bayer asked if was referring to the public hearing, which Board Member Stine affirmed. He asked when is the timing of that in the review process and what would be most beneficial to the city staff because it seemed like the city staff has a bigger burden to carry with only one pubic meeting. Mr. Shipley stated that he thinks that there's a lot of value that could be offered from the public, comments, and just diverse ways of looking at things. However, he's also seen where things become too political, or it becomes something that is too subjective and leaves open to too much interpretation. Mr. Shipley stated that from a time standpoint, the most streamlined process is administrative review. But that removes ADB from that process which he finds valuable for certain types of project. The larger projects he thinks it's helpful to have that feedback and a chance for the public to actually come in and people to hear the voices. Board Member Loch stated that he thinks that deciding the process before they have the design guidelines is backwards. The quality of the design guidelines will help inform the decision of who should decide what and when and public input. So he would be hesitant to answer the question now. Chair Bayer stated that she would be hesitant to eliminate ADB's involvement, and she added that they need dedicated, committed professionals that can step in and participate. Architectural Design Board Meeting Minutes of Virtual Meeting October 24, 2024 Page 4 of 8 Packet Pg. 128 Board Member Loch would like to make sure that they consider where the design guidelines apply. He feels they are living with legacy rules that were originally designed protect the downtown area. He thinks it would be odd to say this emphasis on design isn't relevant elsewhere in the city, especially because the buildings are bigger, so he'd like to look at that, as well. Mr. Shipley agreed that they have a lot of legacy items that exist within the comprehensive plan, and it only gets changed once every 10 years. So far, they are on maybe the third iteration of the comp plan, but that's almost 30 years ago. The development code really hasn't changed that much. But it's gotten more difficult because it's been patchwork, and it hasn't been taken collectively and looked at and created a new framework for how it could be done. All the same things could be accomplished but put it in a framework that actually makes sense. He discussed the history of the downtown waterfront, Vision 2020, and activity centers. Now, they're talking about neighborhood centers and hubs and other things in this comp plan. There is a change to do maybe overlays within the zoning code for specific areas or specific guidelines. Chair Bayer asked if he is looking for the board's input on this. Mr. Shipley stated the only decision that they've discussed is perhaps not having a single phase at all, but it doesn't have to be a single phase. It could be administrative review or some other process, so that's a decision to make whether you want a single phase or not. And then the ones that are exempt, he's pretty confident that no one's going to want to do design review on single family homes, so we're not going to apply it to middle housing. Chair Bayer stated she asked because there have been a discussion about having a design review of the commercial zone. Mr. Shipley stated when this subarea plan was development, they moved nonresidential uses or any residential use that had five or more units to administrative design review. They did make changes to how the administrative design review goes and he thinks if its over 55 feet, it would require a notice to the neighborhood and a pre -development meeting that the developer hosts. And then it'd still be a staff administrative design review through that process, and then everything else is a Type 1 administrative design review. Board Member Jeude was curious about the single phase. After applicants have brought their designs to ADB, and ADB has things they'd like to see, and then that's the end of it. Then they can decide to do it, or they can decide not to do it. Mr. Shipley stated they could also appeal the process. Planning Manager Clugston stated that if ADB remains the decision maker then they'd issue a decision. They'd say it's approved with these conditions that you have to meet or it's denied and then you have to start again. But that assumes that ADB wants to continue to be the decision maker on the bulk of these design review projects like it has been in the past. But they've also talked about trying to get the board involved earlier in the process because later in the process you go, the more checklist it is. Or maybe staff does the bulk of design reviews if they have clear and objective standards that can be applied with the checklist. But if somebody wants to be innovative and try something different, they can go to the ADB for an exception and ask for some sort of design waiver. Chair Bayer believes it is hard unless they can see what these clear and objective excellent design standards are. Mr. Shipley stated they would be drafting all the design standards before they adopt any new process, so they would have time to discuss what those design standards look like before any decisions are made, as long as they are able to meet their deadline. Vice Chair Brooks asked for the different types to be explained. Mr. Shipley stated that Type 1 is just administrative design review, doesn't require notice. Type 2A is staff design review, but it does have notice. Type 3A is ADB public notice. Chair Bayer discussed how this has been an unusual and difficult year for the ADB. Vice Chair Brooks concurred that it hasn't felt like much has happened in the three years she has been on the board. Chair Bayer concurred that the board could be a lot more high functioning. Board Member Loch agreed that that when it was, they actually achieved some pretty good things in their projects. Architectural Design Board Meeting Minutes of Virtual Meeting October 24, 2024 Page 5 of 8 Packet Pg. 129 Director Shane Hope then joined the conversation and confirmed that Mike Clugston is now the planning manager. Board Member Loch asked that since July'25 is not very far away, that they have a month -by -month schedule work plan and that it would include the decision points that need to be made as its decided which paths to take to get to the finish line, whether it's the location, the process, the standards, what are built-in standards into the development code. Ms. Hope states they've had to have a very aggressive schedule to get through the comprehensive plan update, still expecting to get it done before the end of the year and that required a very tight calendar. So they will work up something similar for the code updates. Planner Shipley stated that he's been pulling together a lot of the pieces that will be needed, and he expects in the next week or so that they're going to at least have the draft of a plan for them to look at about when those dates and decision points will be. Chair Bayer advised Ms. Hope that the idea was brought up about just trying to connect a little more with the planning board. In the past, they've had joint meetings on special topics that related to the ADB. They talked about trying to hold something in January, so they weren't just working in a vacuum. It would be the planning board and even city council. Does she see a benefit in that or would that just complicate things? Ms. Hope stated that she could see that could be useful, as long as it's figured out in advance what are the touch points and the topics. Board Member Loch wanted to know what others think about this board and its role and its future. Board Member Stine stated he was looking at the Title 16 and Title 22 community development code and there's design standards that are already embedded in there. He'd like to better understand how the design standards that are in the code relate to the design guidelines that are part of the comprehensive plan because it looks like there's some overlap or maybe even contradictions possibly. Ms. Hope stated that comprehensive plan isn't really where design standards should live. People use the term standards and guidelines sometimes to mean something different and sometimes to mean the same thing. Most often people think of standards as being explicit things, not guidance, like, encourage something. Think of standards as being the rules, but some jurisdictions use it either way. But in the comprehensive plan, it's not generally the place for things to guide day by day development projects. The comp plan normally should be for kind of general policy direction and then the codes and standards and so on are set up. The comp draft plan now says that until new regulations are adopted, those ones would stay in effect that are in the comp plan. But then going forward, they'll have things that are in the code like they should be and that's easier for applicants as well as for people that are reviewing it. Mr. Shipley asked how comfortable everybody felt with middle housing. He could talk about maybe some of the thoughts that they could consider and different points that are going to be important in terms of design characteristics. Chair Bayer asked him to explain about middle housing. Mr. Shipley stated that prior to 1940, most communities were built with a full range of housing types prior to zoning codes. Now, when zoning came about, it did away with all of those, and there were single family, and mid -rise or larger apartments. Sometimes, you'll have townhomes or a few others, but really those have made up such a small amount of the overall housing options that are provided that it then became to be termed missing, that it had disappeared, and it was all by design to some extent that they were made illegal to build. Even today, up until those changes have to be made, 75 percent of Edmonds is zoned for one building type. So when you hear missing middle, middle housing is just same thing, all of this. Through HB 1110, all of these building types are defined and have to be accommodate, except for live/work. Live/work is the only one that's not included, though it could be included, but is not a requirement. So there's a range of different homes here. Tier 2 cities are required to accommodate up to four units on all residentially zoned parcels. As far as the bill is written, if you're within a quarter mile of what they call a major transit stop, you have to allow four by right. And if you're further away than that, you allow two by right and then four as an incentive for providing one unit of affordable housing. That has to be affordable to a household making 60 percent of area median income if it's for rent or 80 percent of the area median income if it is for sale. But the affordable piece actually makes it so it probably won't be developed with that building type. Because it's too cumbersome, not only for the person who Architectural Design Board Meeting Minutes of Virtual Meeting October 24, 2024 Page 6 of 8 Packet Pg. 130 owns it, has to comply every year for the next 50 years, but for the city to actually process and continue to process individual homeowners and managing individual homeowners that change over time on compliance every single year of turning in income documentation and rental documentation. Now, you could have nothing but single families and duplexes and ADUs, and that could be the future. Or they could include such things as the cottage port or courtyard buildings. Chair Bayer asked what constituted family housing. The Citizen Housing Commission had recommendations they brought the city council and the multifamily design standards were adopted. She wondered if multifamily term was still being used or if it's now being referred to as middle housing. Mr. Shipley stated his belief that they're going to start talking more about building types versus single family and multifamily. Mr. Shipley discussed how the scale of single family homes has evolved over the years, from 1,400 square feet in the '70s to now probably 2,800 square feet. Chair Bayer asked if the live/work arrangement could be written into the code that it not be allowed. Mr. Shipley stated that live/work is not one of the ones of middle housing that has to be included. It's not as important as it used to be because a lot of people live and work from home these days. Typically, the footprint is going to be about 40 to 60 feet in width on an average lot, kind of 75 foot lot frontage to the street. Off-street parking space is often shared and often in these kind of developments, you have smaller family types, so it doesn't necessarily require the full amount of parking that has always been allocated towards or required for single family homes that are typically much larger, old larger families. But its important to consider how parking is provided. But whatever they adopt for multifamily, they'll also have to adopt for single family, so that's where a lot of this nuance is going to come into play. Open spaces is typically always shared. That could be provided in many different ways. Stoops, galleys, different ways of the building facing the street and addressing the street, and those could be included. There's potential for tailoring the development codes in this kind of way if it's desired. Board Member Stine referred to the Washington Department of Commerce website, and they've got a whole page about middle housing as well as tool kits for developing objective standards. So seems like some of this work may already be out there. Mr. Shipley stated that they're trying to do a lot of the research and heavy lifting because they know that most city staffs didn't have the staff to do that work or the budgets. Board Member Loch discussed garden -style apartments. Mr. Shipley stated that it doesn't sound like a middle housing type, so he didn't believe it to be a top priority, but that can be discussed, especially as they're looking at developing new zoning districts. Chair Bayer reiterated that until the design standards are figured out, it's hard to talk about the process. She asked if Mr. Shipley could email them what is discussed for those who would like to wordsmith it. She also asked if they foresaw a project coming their way in the November meeting. Mr. Clugston wanted to touch on the draft comprehensive element for design view. After all was said and done, the existing language in the current comp plan 2020 version is being carried forward in the new comp plan. So we'll get to edit that in the future, but at least it didn't vanish entirely as had been proposed at one point. So they'll work on that in the future for sure. So right now for upcoming meetings, the November meeting is on Thanksgiving and the December meeting is on day after Christmas, so those meetings are going to be canceled. A special meeting is already scheduled for December 9th to make up for those. And they should have at least one, possibly two projects to review at that meeting. He stated that given the condensed timeline, he imagines that they'll be having some additional special meetings. The planning board has had a meeting every week this month. He hopes it doesn't get to that extent. So as they develop the work plan, he and Brad will flesh out over the next couple of weeks. At that point, they'll see when and where they may need additional meetings and will get as much warning as possible and get those scheduled. An additional special meeting could be possible, maybe another time in November. Architectural Design Board Meeting Minutes of Virtual Meeting October 24, 2024 Page 7 of 8 Packet Pg. 131 Ch. 10.05 Architectural Design Board I Edmonds City Code Page 1 of 3 7.A.c Chapter 10.05 ARCHITECTURAL DESIGN BOARD Sections: 10.05.010 Board created - Membership. 10.05.020 Terms of membership. 10.05.030 Officers of board - Meetings - Quorum. 10.05.040 Powers and duties. 10.05.010 Board created - Membership. A. There is created an architectural design board consisting of seven members. The membership of said board shall be composed of two architects and/or building designers, one landscaper and/or landscape architect, one builder or developer, one educated or having practical experience in planning or any related design science, and two lay persons. The lay members shall reside within the city limits of the city of Edmonds. B. Voting members of said board shall be appointed by the mayor, subject to confirmation by the city council Members shall be selected without respect to political affiliation and they shall serve without compensation. C. No person shall be appointed to serve more than two full terms on the board. An appointment to fill a vacancy for less than two years shall not constitute a full term for the purposes of this section. D. All references in the Edmonds City Code to "city amenities design board," "amenities design board" or "ADB" shall be deemed to refer to the architectural design board. [Ord. 4290 § 1 (Att. A), 2023; Ord. 2281 § 1, 1982; Ord. 2040 § 1, 1978; Ord. 1846 § 1, 1976; Ord. 1683 § 1, 1973]. 10.05.020 Terms of membership. In order to ensure that the fewest terms will expire in any one year, the terms of the appointed positions by position number shall expire on December 31 st of the year set opposite said position number as follows: Position No. 1 - 1991 Position No. 2 - 1988 Position No. 3 - 1989 Position No. 4 - 1990 Position No. 5 - 1990 The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025. Packet Pg. 132 7.A.c Ch. 10.05 Architectural Design Board I Edmonds City Code Page 2 of 3 Position No. 6 - 1991 Position No. 7 - 1988 Thereafter, the terms of membership for the members of the board shall be four years. No person shall serve more than two full consecutive terms; an appointment to fill a portion of an unexpired term less than two years in length shall not be considered a full term. Vacancies occurring otherwise than upon the expiration of terms may be filled for the unexpired terms. Members may be removed by the mayor following a public hearing, with the approval of the city council, for inefficiency, neglect of duty, or misfeasance in office. Members shall be removed for failure to maintain attendance as required by the provisions of the Edmonds City Code. [Ord. 2656 § 1, 1988; Ord. 2040 § 2, 1978; Ord. 1846 § 2, 1976; Ord. 1683 § 1, 1973]. 10.05.030 Officers of board - Meetings - Quorum. Members of the board shall meet and organize by electing from the members of the board a chair and a vice - chair, and such other officers as may be determined by the board. It shall be the duty of the chair to preside at all meetings. The vice -chair shall perform this duty in the absence of the chair. A majority of the board shall constitute a quorum for the transaction of business. A majority of a quorum may transact any particular business of the board. A regular meeting of the board is held the fourth Thursday of each month at 6:00 p.m. as a hybrid meeting that is accessible both virtually and in -person and where the in -person component is conducted in the Brackett Room, Edmonds City Hall, 121 Fifth Avenue N., Edmonds, Washington. [Ord. 4290 § 1 (Att. A), 2023; Ord. 2529, 1985; Ord. 1980, 1978; Ord. 1763 § 2, 1975; Ord. 1683 § 1, 1973]. 10.05.040 Powers and duties. The board is empowered to advise and make recommendations to the mayor, city council, planning commission and the planning department on matters hereinafter enumerated and on such matters as may be specifically referred to the board by the mayor, city council, planning commission or the planning department: A. To study and prepare a recommendation for a comprehensive architectural design plan including the recommendation of establishment of specific design districts which shall be a part of the comprehensive plan. B. To review and study land use within the city of Edmonds from a design standpoint. C. To establish goals, objectives and policies for design districts. D. To recommend legislation to effectuate the implementation of the comprehensive architectural design plan and the goals, objectives and policies for each established design district. E. And for such other matters as shall be referred to the board for review and recommendation by the mayor, city council, planning commission or the planning department. [Ord. 1683 § 1, 1973]. The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025. Packet Pg. 133 Ch. 10.05 Architectural Design Board I Edmonds City Code Page 3 of 3 7.A.c The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025. Disclaimer: The city clerk's office has the official version of the Edmonds City Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025. Packet Pg. 134 7.A.d RESOLUTION NO. 1367 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, EXPRESSING INTENT TO REMOVE THE CITY COUNCIL AND OTHER VOLUNTEER CITIZEN BOARDS FROM QUASI-JUDICIAL PERMIT PROCESSING TO THE EXTENT ALLOWED BY LAW UPON ADOPTION OF THE REVISED EDMONDS COMMUNITY DEVELOPMENT CODE. WHEREAS, the city has undertaken a comprehensive review of the city's land use permit processing regulations; and WHEREAS, the city council has played a quasi-judicial role in certain land use permits for many years; and WHEREAS, the city council has been deliberating whether to continue serving in that role; and WHEREAS, the city council understands that many citizens want the city council to serve in a quasi-judicial role, believing that the council would be more responsive to the desires of the public than a hearing examiner who is not elected; and WHEREAS, that desire of some of the public underscores one of the main difficulties with the council serving in that role, namely, that the council may be pressured to make a decision that may be contrary to the standards that the council has adopted to govern such decision -making; and WHEREAS, that difficulty also increases the legal risk to both city and to the councilmembers themselves; and WHEREAS, council engagement in quasi-judicial decision -making also prevents the city council from being able to freely discuss pending land use matters with constituents and suggests that councilmembers should not testify before the hearing examiner out of concern that they might later need to recuse themselves in the event of an appeal to the city council; and WHEREAS, the city council believes that it can adopt additional procedures that will ensure that the city council stays abreast of pending land use applications and that the public interest in access to justice is adequately addressed; now therefore THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Section 1. The city council intends to adopt revisions to the Edmonds Community Development Code that will remove quasi-judicial decision -making responsibility from the city council and other volunteer citizen boards to the extent allowed by state law. Packet Pg. 135 7.A.d Section 2. The city council hereby requests that city staff and the planning board prepare and forward to the city council revisions to the Edmonds Community Development Code that are consistent with this resolution. RESOLVED this 9ch day of August, 2016. ATTEST: CITY CLERK, SQQTLASSEY FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL RESOLUTION NO. CITY OF EDMONDS AYOR, DAVI: EARLING August 5, 2016 August 9, 2016 1367 Packet Pg. 136 7.A.e CERTIFICATION OF ENROLLMENT ENGROSSED SUBSTITUTE HOUSE BILL 1293 68th Legislature 2023 Regular Session Passed by the House April 14, 2023 Yeas 95 Nays 1 Speaker of the House of Representatives Passed by the Senate April 11, 2023 Yeas 49 Nays 0 President of the Senate Approved Governor of the State of Washington CERTIFICATE I, Bernard Dean, Chief Clerk of the House of Representatives of the State of Washington, do hereby certify that the attached is ENGROSSED SUBSTITUTE HOUSE BILL 1293 as passed by the House of Representatives and the Senate on the dates hereon set forth. Chief Clerk FILED Secretary of State State of Washington Packet Pg. 137 7.A.e 1 2 ENGROSSED SUBSTITUTE HOUSE BILL 1293 AS AMENDED BY THE SENATE Passed Legislature - 2023 Regular Session State of Washington 68th Legislature 2023 Regular Session By House Housing (originally sponsored by Representatives Klicker, Leavitt, Barkis, Jacobsen, Waters, Chapman, Reed, and Graham) READ FIRST TIME 02/09/23. AN ACT Relating to streamlining development regulations; amending RCW 36.70B.160; and adding a new section to chapter 36.70A RCW. 3 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON: 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 NEW SECTION. Sec. 1. A new section is added to chapter 36.70A RCW to read as follows: (1) For purposes of this section, "design review" means a formally adopted local government process by which projects are reviewed for compliance with design standards for the type of use adopted through local ordinance. (2) Except as provided in subsection (3) of this section, counties and cities planning under RCW 36.70A.040 may apply in any design review process only clear and objective development regulations governing the exterior design of new development. For purposes of this section, a clear and objective development regulation: (a) Must include one or more ascertainable guideline, standard, or criterion by which an applicant can determine whether a given building design is permissible under that development regulation; and (b) May not result in a reduction in density, height, bulk, or scale below the generally applicable development regulations for a development proposal in the applicable zone. p . 1 ESH packet Pg. 138 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 7.A.e (3) The provisions of subsection (2) of this section do not apply to development regulations that apply only to designated landmarks or historic districts established under a local preservation ordinance. (4) Any design review process must be conducted concurrently, or otherwise logically integrated, with the consolidated review and 3 decision process for project permits set forth in RCW 36.70B.120(3), a� and no design review process may include more than one public W meeting. (5) A county or city must comply with the requirements of this section beginning six months after its next periodic comprehensive plan update required under RCW 36.70A.130. Sec. 2. RCW 36.70B.160 and 1995 c 347 s 420 are each amended to read as follows: (1) Each local government is encouraged to adopt further project review provisions to provide prompt, coordinated, and objective review and ensure accountability to applicants and the public, including expedited review for project permit applications for projects that are consistent with adopted development regulations or that include dwelling units that are affordable to low-income or moderate -income households and within the capacity of systemwide infrastructure improvements. (2) Nothing in this chapter is intended or shall be construed to prevent a local government from requiring a preapplication conference or a public meeting by rule, ordinance, or resolution, where otherwise required by applicable state law. (3) Each local government shall adopt procedures to monitor and enforce permit decisions and conditions. (4) Nothing in this chapter modifies any independent statutory authority for a government agency to appeal a project permit issued by a local government. _For the purposes of this section: (aZ A dwelling unit is affordable if it requires payment of monthly housing costs, including utilities other than telephone, of no more than 30 percent of the family's income. (bb) "Dwelling unit" means a residential living unit that provides complete independent living facilities for one or more persons and that includes permanent provisions for living, sleeping, eating, cooking, and sanitation, and that is sold or rented separately from other dwelling units. p. 2 ESH packet Pg. 139 7.A.e I (c) "Low-income household" means a single person, family, or 2 unrelated persons living together whose adjusted income is less than 3 80 percent of the median family income, adjusted for household size, 4 for the county where the household is located, as reported by the 5 United States department of housing and urban development, or less 6 than 80 percent of the city's median income if the project is located 7 in the city, the city has median income of more than 20 percent above 8 the county median income, and the city has adopted an alternative local median income. 10 (d) "Moderate -income household" means a single person, family, or 11 unrelated persons living together whose adjusted income is at or 12 below 120 percent of the median household income, adjusted for 13 household size, for the county where the household is located, as 14 reported by the United States department of housing and urban 15 development, or less than 120 percent of the city's median income if 16 the project is located in the city, the city has median income of 17 more than 20 percent above the county median income, and the city has 18 adopted an alternative local median income. --- END --- p . 3 ESH packet Pg. 140 7.A.e HOUSE BILL REPORT ESHB 1293 As Passed Legislature Title: An act relating to streamlining development regulations. Brief Description: Streamlining development regulations. Sponsors: House Committee on Housing (originally sponsored by Representatives Klicker, Leavitt, Barkis, Jacobsen, Waters, Chapman, Reed and Graham). Brief History: Committee Activity: Housing: 1/30/23, 2/7/23 [DPS]. Floor Activity: Passed House: 2/28/23, 94-3. Senate Amended. Passed Senate: 4/11/23, 49-0. House Concurred. Passed House: 4/14/23, 95-1. Passed Legislature. Brief Summary of Engrossed Substitute Bill • Requires counties and cities planning under the Growth Management Act to apply only clear and objective design review standards to the exterior of new development, except for certain designated landmarks and historic districts. • Clarifies project review provisions and adds expedited review of project permit applications that include dwelling units that are affordable to low - and moderate -income households. HOUSE COMMITTEE ON HOUSING This analysis was prepared by non partisan legislative staff for the use of legislative members in their deliberations. This analysis is not part of the legislation nor does it constitute a statement of legislative intent. House Bill Report - 1 - ESHB 1293 Packet Pg. 141 7.A.e Majority Report: The substitute bill be substituted therefor and the substitute bill do pass. Signed by 12 members: Representatives Peterson, Chair; Alvarado, Vice Chair; Leavitt, Vice Chair; Klicker, Ranking Minority Member; Connors, Assistant Ranking Minority Member; Barkis, Bateman, Chopp, Hutchins, Low, Reed and Taylor. Staff: Serena Dolly (786-7150). Background: Growth Management Act. The Growth Management Act (GMA) is the comprehensive land use planning framework for counties and cities in Washington. The GMA establishes a wide array of planning duties for 28 counties, and the cities within those counties, that are obligated to satisfy all planning requirements of the GMA. These jurisdictions are sometimes referred to as fully planning under the GMA. Counties that fully plan under the GMA must designate urban growth areas (UGA), within which urban growth must be encouraged and outside of which growth may occur only if it is not urban in nature. Each city in a county must be included in a UGA. Fully planning jurisdictions must include within their UGAs sufficient areas and densities to accommodate projected urban growth for the succeeding 20-year period. Project Review. Before developing land, a developer must obtain permits from the local government that allow the development. These permits can include land use permits, environmental permits, building permits, and others, and are known as project permits. All counties and cities, including those not planning under the GMA, are required to combine the environmental review process with the project permit review process. When a fully planning county or city is reviewing a project, its comprehensive plan and development regulations must serve as the basis for the project permit review. In determining if a proposed project is consistent with the comprehensive plan and development regulations, the county or city must consider the type of land use, the level of development or density proposed, and the availability of infrastructure needed to service the development. Fully planning counties and cities must comply with additional project permit processing requirements, including establishing an integrated or consolidated permit process that: • provides for a written determination of completion to an applicant within 28 days of receipt of the application; • provides for notice of the application to the public, and to relevant departments and agencies, within 14 days of the determination of completeness; • provides for an optional consolidated process for reviewing two or more project permit applications relating to a proposed project as part of a single process, with a House Bill Report - 2 - ESHB 1293 Packet Pg. 142 7.A.e designated permit coordinator for all of the project permits and allowing no more than one open -record hearing and one closed -record appeal on the project; • allows any required open -record hearing or public meeting on the project to be combined with any other public meeting or hearing that may be held on the project by another agency; • provides for a single report containing all of the decisions made on all project permits included in the consolidated process, as well as any recommendations on project permits that do not require an open -record predecision hearing and any mitigation required under the State Environmental Policy Act (SEPA); • requires no more than one consolidated open -record hearing on appeal if the local government allows appeals; and • requires a notice of decision on the project permit within 120 days, unless the county or city has adopted a longer time period after making written findings that a longer time period is required to process a specific application or project type. Counties and cities that do not plan under the GMA may choose to incorporate some or all of the integrated or consolidated permit process into their permitting processes. In addition, counties and cities are encouraged to adopt project review provisions to provide prompt, coordinated review and ensure accountability to applicants and the public, including expedited review for project permit applications for projects that are consistent with adopted development regulations and within the capacity of systemwide infrastructure improvements. Local governments also must adopt procedures to monitor and enforce permit decisions and conditions and may require preapplication conferences or a public meeting by rule, ordinance, or resolution. Design Review. Design review is a formally adopted local government process by which projects are reviewed for compliance with design standards for the type of use adopted through local ordinance. Design review focuses on the appearance of new construction, site planning, and items such as landscaping, signage, and other aesthetic issues. A design element is an optional element of a comprehensive plan, and many jurisdictions have included design elements in their comprehensive plans. Summary of Engrossed Substitute Bill: Design Review. Beginning six months after its next required periodic comprehensive plan update, a fully planning county or city may apply only clear and objective regulations to the exterior design of new development, except for designated landmarks or historic districts established under a local preservation ordinance. For the design review process, a clear and objective regulation: • must include one or more ascertainable guideline, standard, or criterion by which an applicant can determine whether a given building design is permissible under that House Bill Report - 3 - ESHB 1293 Packet Pg. 143 7.A.e development regulation; and may not result in a reduction in density, height, bulk, or scale below the generally applicable development regulations for a development proposal in the applicable zone. Any design review process must be conducted concurrently, or otherwise logically integrated, with the consolidated review and decision process for project permits, and may not include more than one public meeting. Project Review. During project review, counties and cities may only require preapplication conferences or a public meeting where otherwise required by state law. In addition, counties and cities are encouraged to adopt project review provisions that ensure an objective review and expedite project permit applications for projects that include dwelling units that are affordable to low-income and moderate -income households. Appropriation: None. Fiscal Note: Available. Effective Date: The bill takes effect 90 days after adjournment of the session in which the bill is passed. Staff Summary of Public Testimony: (In support) Since the inception of the GMA, development rules and regulations have compounded. This has created difficulty in some areas, especially related to affordable housing. This bill streamlines housing permit processing. It will reduce housing development costs. The goal is not to prohibit design review but to ensure it is objective. Housing is subject to multiple SEPA reviews. This bill allows an exemption from additional SEPA review if the project is consistent with prior environmental reviews. The bill does not prohibit SEPA challenges, just requires them to be handled earlier when the local jurisdiction is adopting or amending their comprehensive plan. (Opposed) None. (Other) The bill has some technical issues. The provisions related to the SEPA exemption are in the wrong statute. Not all comprehensive plans are subject to environmental review Clarification is needed for the objective design review standards. The restriction on meetings raises concerns. Persons Testifying: (In support) Representative Mark Klicker, prime sponsor; Bill Stauffacher, Building Industry Association of Washington; and Bill Clarke, Washington Realtors. House Bill Report - 4 - ESHB 1293 Packet Pg. 144 7.A.e (Other) Carl Schroeder, Association of Washington Cities. Persons Signed In To Testify But Not Testifying: None. House Bill Report - 5 - ESHB 1293 Packet Pg. 145 7.B Planning Board Agenda Item Meeting Date: 04/9/2025 Neighborhood Centers and Hubs —Walk Tour Debrief Staff Lead: Navyusha Pentakota Department: Planning Board Prepared By: Navyusha Pentakota Background/History In 2024, Edmonds has updated its Comprehensive Plan adopting a growth strategy that designated certain areas that had existing commercial and multifamily properties as key focus areas for growth and infrastructure development. These designated areas, known as Neighborhood Centers and Hubs (NCH), will accommodate new mixed use developments that include commercial, retail, office, multifamily housing within a neighborhood setting. While meeting housing needs is a priority, the broader goal for these areas is to encourage walkability, people places, services, amenities, open spaces, and pedestrian friendly streetscapes that enhance the overall sense of community and reduce the need to drive to obtain services. To enable development in these centers and hubs as desired, the development code needs to be updated to accommodate the additional housing and mix of uses. Per state legislation, updating the city's code for the additional housing was actually due by the end of 2024. With limited resources, the City could not quite accomplish this before the Comprehensive Plan update was complete. To stay in compliance with the state, an interim (temporary) ordinance for the neighborhood centers and hubs was adopted by the City Council on January 14, 2025. An interim ordinance is a temporary way to adopt regulations to meet a time -sensitive goal. This temporary code may be in effect no more than six months unless the City Council adopts an extension. Staff are actively working on developing a permanent ordinance which is to be adopted by the council no later than June 2025. Staff Recommendation No recommendation is needed. This is an informational discussion. However, it would be helpful for staff to hear the Planning Board's thoughts on the approach, any suggestions, and to identify other opportunities or concerns that should be considered moving forward based on the walk -and -talk observations. Narrative Edmonds has identified four Neighborhood Centers (Five Corners, Westgate, Firdale, and Medical District Expansion) and five Neighborhood Hubs (North Bowl, Maplewood, East Sea View, West Edmonds Way, and South Ballinger), as shown in Figure 2.5 of the Comprehensive Plan. These areas offer the opportunity to create vibrant, sustainable places that: Packet Pg. 146 7.B Support multifamily residential, commercial, and mixed uses alongside existing single-family homes. Set height limits based on the Comprehensive Plan (3, 4, or 5 stories). Allow a one -floor height bonus (10 feet) if the development includes community amenities like plazas, parks, or open spaces. Reduced parking requirements. Include design standards specific to these areas. In January 2025, an interim ordinance was adopted, setting standards and regulations applicable to all these centers and hubs. This ordinance includes: Purpose, effects, and applicability, along with definitions and the creation of three subdistricts aligned with the 2024 Comprehensive Plan. Site development standards and community benefit requirements for incentive floors in multifamily or mixed -use buildings. Design standards, signage regulations, and parking requirements (for cars, bikes, and EV stations). Recognizing that each area has unique characteristics and development potential, staff is identifying commonalities and differences among the nine centers and hubs. This will help tailor standards to the specific needs of each area. To engage the community, staff organized a webinar on March 13 to introduce the interim ordinance and encourage public feedback. Additionally, walk -and -talk sessions were held on March 27, 28, and 31, where staff and the community walked through various areas, discussing potential opportunities and challenges. These sessions offered valuable insights on safety, accessibility, and comfort for pedestrians, as well as the impact of the code on the neighborhood. Positive feedback was received regarding changes made at Westgate Center, such as improved sidewalk standards and lighting and community has considered these walk tours beneficial to understand various aspects of the land use , zoning, development and design standards. Community members, along with Planning Board and City Council members, participated in these sessions, providing input and discussing key considerations for the future code. Online comments, including photos, were also gathered as part of the outreach, which are provided as an attachment with this packet. On April 9, staff and the Planning Board will debrief the walk tours and discuss key observations that will shape the permanent code. Given the unique characteristics of each parcel, staff proposes using overlays with tailored standards and regulations for each area. There will also be a proposal to provide flexibility in the expansion of single-family residential areas, which will be clarified during this meeting. Looking ahead, after the April 9 meeting, staff will share a draft version of the code for further review. We invite the Planning Board to share any additional thoughts or concerns at this meeting to help guide the next steps in the code's development. Attachments: Walk tour summary Walk & Talk Comments Packet Pg. 147 TALK DEBRIEF t a - Vest Edmonds Way Firdale Village s, Medical District Expansion, South Lake Ballinger aw East Seaview, North Bowl Flu •� jr a► J ---r-7-ar ARC f Wyk` ail o _ Packet vrf PURPOSE • Engage community members in a direct exploration of their neighborhoods • To better understand community preferences, concerns, and ideas and discuss potential changes • To offer the community with an opportunity to view spaces from a new perspective, using the 12 Quality Criteria to focus on key elements like accessibility, safety, comfort, and functionality Participants were encouraged to capture photos of notable features and issues, providing a clear visual record to aid in future planning discussions and decision -making 7.B.a KEY OBSERVATIONS _ Packet Pg. 150 dmonds Memorial cemetry lI 227 Pt A r. • Land Use : Mixed Use-4 • Height allowed - 3 Floors (30-33') • Bonus floor height incentive allowed Concern regarding heights and all '.B.a further development on steep slopes. Previous WMU Code has set separate Building Height Limit and Step -Back Requirements (refer to the map on the next slide). 2. Existing Single -Family homes that may need separate overlay to greatly reduce options for multifamily or commercial as development is less feasible unless combined with adjacent lots 3. Potential active frontage requirements along Edmonds way and 100t" Ave Potential Overlays i>-% Mandate non-residential uses M E E Optional Non-residential uses y Potential areas for future consideratior L ° May not have met the criteria for center / hub Primary Active Frontage requirement w Secondary Active Frontage requirement a \ q r � q \ Protected slope areas: See 22.110.070 Protected slope areas: See 22.110.070 L r Step back any 3r° or 4�" floor P' l rI de J velopment at least 30 feet I� F I 2 I from intersection ROW \ -d32ND T S 4) Parcels eligible for potential 4th story height bonus. 3 Parcels limited to three (3) stories in height. Parcels limited to two (2) stories in height. WMU Code Figure 22.110.010.113. Building Height Limits and Step -Back Requirements https://edmonds. municipal. codes/ECDC/22.110.010 *Refer to the map on the previous slide O rIL --� I I LIJ _ 3 —¢—I 3 1 I I r-dr-___� W � I `..I �. I I I _I 213th St WIL — — O O 214thStS --— — — — — — I Edmonds Woodway Highschool _ _ _ _ _ _ _ _ J _ ZDth St SW — — — — 215th St SW _ _ I • Land Use : Mixed Use-3, 4, 5 • Height allowed - 3, 4 Floors, • Bonus floor height incentive allowed on few parcels 7.B.a 1. Opportunity to provide pedestrian connections via 213, 2147215th St SW 2. Existing pedestrian pathway to Chase Lake school 3. Potential for higher density. Adjacent to Swedish campus (7 story tall). Connects to H-99 J 4. Potential areas to include within the center. Previously zoned R.M. Multi family that cou 216t �, accommodate multifamily and commercial. 5. Opportunity to create active frontages and sidewalks along 212t" St SW and 220t" St S Potential Overlays Mandate non-residential uses M Optional Non-residential uses Potential areas for future consideration May not have met the criteria for center / hub o Primary Active Frontage requirement Secondary Active Frontage requirement M E 0 R E a Hospitam X; ^"'� g , Shinae k y ■ ■ ■ "' Farm In_ irnily O ?�. rvi ce F.N 1 v*104 oo' ti �' h Us Preschool ' No egian I Care° O St, bans 1 5� Episcopal Church, -_ C• L 141n YI JYY Q - ..� ; o • Villa Don o °° �• Edmonds Wellr WIN Dental care Edmonds Chase Lake Elerrl ,ntary S - — 216th St SW _ Potential pedestrian paths connecting schools, creating walkable environment Swedish campus and residential on 215th St NIL R C; Previously RM zoned r Active building & street frontage requirements to be considered L, `MEDICAL DISTRICT EXPANSION' Neighborhood Center 1. Less feasible for commercial with exi 210PISW multifamily residential © y O 2. May not be feasible for commercial req. But y any additional buildings/ additions could be required to follow street orientation and r — — — — -- frontage requirements 0 AVASJ 3. Previously RM zone that allows multi family I I 4. Seems more appropriate for NCH with available pedestrian connections and usage _ i N 5. Three homes with private road / easements May not be feasible to develop unless combined with the commercial use on the o _ I O front E © ° 6. Existing pedestrian connections to leverage 7. Private road/ easement to provide access tc • Land Use : Mixed Use . the residences ° Height allowed — 3 Floors, � • Bonus floor height incentive not allowed g. Vacant parcels to consider as opportunity L Potential Overlays 9. Slopes ° Mandate non-residential uses Optional Non-residential uses Potential areas for future consideration Primary Active Frontage requirement E s Secondary Active Frontage requirement May not have met the criteria for center /hub a 7.B.a q Existing businesses. Previously RM. Not included in NCH Existing pedestrian path Vacant t Church outside the NCH boundary i L Ice x low i5� Private road/easement providing access to these homes Existing Multi Family - Less feasible for commercial Private road/easement. Homes only on one side are included i� o m IG Previously RM multifamily zoned. May - contribute to the center Slopes down, Residences at the back have their roof line almost at the street level `FIVE CORNERS' Neighborhood Center 4P 242 Pl SW I I r !VO� 243 P l SW 9G� EDMONDS SHORELINE • Land Use : Mixed Use- 5 • Height allowed - 4 Floors • Bonus floor height incentive allowed _N2D5thSt._._._.- KING CO( SHOREL 7.B.a 1. Enhance opportunities for active frontage at a larger scale. 2. Utilize existing rights -of -way to create community amenity spaces. o 3. Encourage pedestrian connections where possible to/ from the surrounding residential • Encourage underground parking but consider prohibiting it within 20 feet of the building frontage. • Promote building orientation toward the street and/or a central green space. • Allow flexibility in defining the building edge to adapt to context and design needs. Potential Overlays Mandate non-residential uses Primary Active Frontage requirement Q Q Entry driveway Back of the building is almost at the Street level. Center of the site at a much lower level. 7-1 Nil Nwi AIL Tropl�lsh toreI a}rt arav a ab = Pakist ni - 'i i Landscaping, seating, frontages ,etc should be Firdalewillage• regulated to make it more people oriented. Shopping Plaza P Re ently viewed 243t @) O'Mee�c 's i3arber o r ,� Spectrum Chartering O a oi► A'Ilk $"�'• F N W '20'5th S Utilize existing rights -of -way to create community amenity spaces. `FIRDALE' Neighborhood Center I 1 14th gray SW `r 15ths�� i �z M a - pp V �:w I • Land Use : Mixed Use- 3 • Height allowed - 3 Floors • Bonus floor height incentive NOT allowed 7.B.a Previously zoned BN- Feasible to include commercial development. 2. Single family home (seems to be a mistake ) in adding this to the hub. Should be a separate overlay to provide exemption from NCH standards unless lot combination happens i 3. Potential opportunity for future development. Encourage multi family. w 4. Less feasible for commercial. < 5. High chance of redevelopment. Potential Overla iwanUaLH mmi-residential uses Optional Non-residential uses r',tential areas for future consideration May not have met the criteria for center / hub Primary Active Frontage requirement Secondary Active Frontage requirement 1, Q Q Inc— MIENNON 1. Previously zoned BN- Feasible to include commercial development. 4. Potential opportunity for development. Ir - .-+ Ft► m�~. d+.,}p �.. �+''.. AREA LT. IST SECURITY ' RANK 2. Just one Single family home, part of 3. Potential opportunity for future 5. Existing Bank, property zoned BP1 the residential community behind. development. Encourage multi family. previously, that allows commercial Separate overlay to provide exemption from NCH standards unless lot combination happens `WEST EDMONDS WAY' Neighborhood Hub 7.B.a 1. Slopes downward, making subdivision a more feasible development option. Could 242StSW I potentially be integrated into the church JILA parcel for cohesive site planning 2. Vacant lot and the adjacent parcel could create an opportunity for development 3. Existing slopes. Opportunity to encourage ©I pedestrian connections linking Ballinger Way to the internal neighborhood and Mathay Ballinger Park. 4. Vacant lot on the corner provides a prime opportunity for mixed -use development. Lake Ba linger ay Potential Overlays Mandate non-residential uses Optional Non-residential uses • Land Use : Mixed Use- 3 • Height allowed - 3 Floors • Bonus floor height incentive NOT allowed Potential areas for future consideration May not have met the criteria for center / hub Primary Active Frontage requirement Secondary Active Frontage requirement Better access from the Church property S, 1` Single family zoned - one Vacant lot exists `SOUTH LAKE BALLINGER' Neighborhood Hub T `3 µme- Slope feasible for making pedestrian connections (Lake Ballinger way to 77th Pl W) a 4 Potential opportunity - Vacant corner lot 7.B.a I�I� I t--»-- ,- �—»■ -�- �� -_ •I ' 1. Quiet residential neighborhood. Previously zoned RM Multi Family, but E"MdI■ ! _ _ single-family homes exist. May not be ' r feasible for commercial, but could be considered for future development 194th St SW p 194th P1 SW qP a - e with lot combinations 2. With existingbusinesses this seems 195th St SW _ _ w� to have more feasibility for commercial development _ 3. Slopes down across the street. o -196 tfi ST SW Community concerns around heights fti I I ■ allowed. Previously RM Multifamily on !41either side of 80t" Ave - allows 25) • Land Use : Mixed Use- 3 • Height allowed - 3 Floors • Bonus floor height incentive allowed on few parcels Potential Overlays i>-% M Mandate non-residential uses E E Optional Non-residential uses y L Potential areas for future consideration ° May not have met the criteria for center / hub w Primary Active Frontage requirement E Secondary Active Frontage requirement a t .T AWT 1pr4jr Vr �e �.w•.,�11 gsr'C n y� M Meier _ � r_ ta 1. Residential on 1951h St SW. Previously RM Multi family zoned `EAST SEA VIEW' Neighborhood Hub Existing businesses with opportunities when subdivided/redeveloped .r o Move, Inc Ak {, w 2 �w 4 � 5hineA t ind e 11 rpor ted 196 th C Potential Overla MOW — — J ' a o N co --- 7.B.a 1. Existing nonconforming business with residential zone presents a potential opportunity for integration into the hub. 2. Church parcels are underutilized, with large parking lots and single -story buildings. Witl• ownership extending to the west, the site offers development potential. — — ��� I Property owner interested in exploring V development opportunities. ,t 4. Partial interest in upzoning to create small 81� �- • Land Use : Mixed Use- 3 • Height allowed - 3 Floors • Bonus floor height incentive NOT Mandate non-residential uses .M Optional Non-residential uses Potential areas for future consideration W May not have met the criteria for center / hub i neighborhood spaces. AL I ■ a r 5. Existing single-family residential parcels, previously zoned RM. May have future development potential, if combined with allowed adjacent lots. Primary Active Frontage requirement Secondary Active Frontage requirement Elementary School Q og LT 1 ! 1 • Land Use : Mixed Use- 3 • Height allowed - 3 Floors • Bonus floor height incentive NOT allowed 7.B.a 1. Exclude parcels on Grand View St south of Puget Dr from the development standards that encourage more density/development. 0 2. Encourage commercial only on the parc( North of Puget Drive where it's previous zoned BN (Neighborhood Business) 3. Allow Single family expansions to an ext of what was allowed previously in RS-1 4. Additions might still need to follow orientation and frontage requirements where suited. o s 0 s a Potential Overlays z Mandate non-residential uses E Optional Non-residential uses E Potential areas for future consideration ; 0 May not have met the criteria for center / hub Primary Active Frontage requirement 4) Secondary Active Frontage requirement E go P ! LblD MKI _—7nrmrmn......... - - 1. Blend commercial, retail, office, and residential spaces, with affordability across income levels and nearby amenities. 2. Improve connectivity with safe, comfortable, pedestrian -friendly design. 3. Prioritize amenity spaces for community interaction 4. Create quality public spaces through flexible building placement and form guidelines. .., .•. —\ III I �� 7.B.a Potential Development Standards: Ground Floor Commercial Space: Minimum percentage of commercial requirement in certain areas; Optional for the rest of the parcels. o Bonus incentives may apply for providing additional commercial of if commercial is included when not mandatory. Multifamily Density: Minimum density for efficient land use. Building Setbacks & Heights: Clear guidelines for setbacks, heights, and step -backs to maintain human scale and aesthetic appeal. Separate standards may apply where: o Non-residential uses are mandatory o Multifamily residential is encouraged without commercial requirement o Step backs at intersection where needed o Slope concerns exist o Existing single-family use continues o Parcels that are identified as potential opportunities for future consideration Non -Residential Use: May specify uses depending on the location, to limit the type / level of commercial activity to neighborhood uses and services only. I �1 Only residential i i 4M.l __ IWI 1LA Packet P9 . 169 Potential Design Stanr4nrds• Building Placement & Form: Prioritize human -scale design with varied building forms and active facades. Sidewalks: Wide, unobstructed sidewalks with buffer, seating, shade, etc ... for pedestrian comfort and accessibility. Standards may vary depending on the overlay: o Ground -Floor Transparency o Frontage Design o Open Space Requirement o Connections to school/ transit where possible o Parking Placement o Landscaping & Buffers o Lighting & Signage o Stormwater management r Building Placement & Form Ground -Floor Open Space l" Landscaping- R. Ruffare -Stormwater Management Sidewalks Connections -, to School/Transsit where possible I I j . i G ^;0V �. E Connections o to school/ Y Transit Landscaping where po bble & Buffers w a� U For illustration purpose only a Packet Pg. 170 7.B.a Potential Framework : Overlay Based Standards ep ba Z _ N acks ° 0 s L Y ntere: � a • Minimal front setbacks Moderate front setbacks • No side/rear setbacks • Transition/step back • Minimum density Larger front setbacks • Flexible setb requirements requirements Side/ rear setbacks • Height • Residential frontage transition/st Packet Pg. 171 7.B.a What more? • Does Planning Board support of this approach? • Are there any suggestions to define the overlays? • Any thoughts on what percent of commercial to be mandated (Eg: 25% or 50% of ground floor frontage) • Support regulating building , street frontage requirements? • What are your thoughts on including additional commercial requirement as part of the bonus floor incentive? • Is Planning Board in favor of setting minimum density for multifamily only developments? • Are there any missed concerns or opportunities staff hasn't considered? 'Draft in PrnnrP-q-q Packet Pg. 172 ",Mow/ ti THANKYnli--- c �Rh ■ =Uk' � V49.1 4/4/25, 10:31 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b awilliams222@outlook.com Westgate Submission Date Apr 2, 20251:24 AM Select the neighborhood center Westgate or a hub you are referring to Help us capture what matters most about this area =- 1- slope-stability-capture.jpg 99.34 KB 3-large-bow-tree-bartells.jpg 884.41 KB 4-bowed-trees-gas-station.] pg 1.21 M B RwFt2-bent-trees-villages-apt.jpg 1.32 M B y , E E O tU ZillU�� 5- pistol -butted -trees-Herfys.jpg F_ ' 1.14 M B otS Y R Illustrate your thoughts/ideas in After reading this article in Northword Magazine regard to the pictures uploaded (http://northword.ca/features/pistol-butts-and-drun ken -trees-what-plants- s can -tell -you -about -your -land), I realized that my photos #2, 3, 4, & 5 showed evidence of bent and pistol -butted trees (see image #1) on all steep Westgate Q Center slopes, which indicates that the slopes are unstable. This must be considered when developing Westgate Center. There should be a buffer between steep slopes and buildings. Residences above these steep slopes will be in danger if development undercuts the slopes in any way or causes groundwater to build up between the impervious layers of these Alderwood soils. Stormwater infrastructure must be enhanced on the plateaus above Westgate to reduce the potential for over -saturated soil to cause a landslide. From Northword Magazine: https://www.jotform.com/inbox/250557609860161/6193806837211235867 Packet Pg. 174 4/4/25, 10:31 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b What types of outdoor spaces or green infrastructure would you like to see or improve in your neighborhood What changes, if any, would make walking safer and more enjoyable (e.g.: benches along a walk route, shade trees, lighting, nearby coffee shops) in this area? What is important to you about future development in this neighborhood center or hub? E-mail • "When trees are crooked, some event or ground condition is causing them to not grow correctly. • `Pistol butts' are tree -trunk bases that have thickened and curved to the shape of an old pistol from a 1920s pirate movie. Trees look like this when the slope on which they are growing is slowing slipping downslope and the tree is trying to compensate to stay upright. • When slopes suffer total failures and move in blocks or fluid flows downhill, their trees are dislodged and left at various angles. This is known as `drunken trees: If the slope slid decades ago, trees will compensate, leaving a drunken forest of bases while the upper trunks continue to grow vertically. If you notice this type of slope on your property, you might want to seek professional advice as to its safety and future potential to fail." Also check out: Understanding Slope Stability https://www.dnr.wa.gov/publications/fp_fpi_understanding_unstable_slopes. pdf A Homeowner's Guide to landslides https://file.dnr.wa.gov/publications/ger_homeowners_guide_landslides.pdf More Green Spaces (such as parks, gardens, or open green areas, trees or green corridors) Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) Other All vegetation on the steep slopes need to be retained. Development should not undercut slopes that have not been developed, since they are unstable, such as the slopes along 100 Ave W north of PCC and south of Bartells. These slopes need to be monitored by the city and analyzed for indications that they might be ready to slide. This is the most dense Center that Edmonds is looking to develop. Make sure those new residents and the residents above Westgate are not being set up for disaster. Safety is my highest priority: traffic problems, pedestrian safety, and landslide hazard. awilliams222@outlook.com https://www.jotform.com/inbox/250557609860161/6193806837211235867 I Packet Pg. 175 4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b andrewkluess@gmaii.com South Ballinger Submission Date Mar 28, 2025 7:15 PM Select the neighborhood center South Ballinger or a hub you are referring to What types of outdoor spaces or Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider green infrastructure would you sidewalks) like to see or improve in your neighborhood Better Street lighting What changes, if any, would Improve Critical neighborhood ped and bike Connections to interurban trail make walking safer and more from 238th St SW crossing 99 and 77th ave crossing Edmonds Way. 238th is enjoyable (e.g.: benches along a the only pedestrian crossing at 99 connecting this neighborhood to the rest of walk route, shade trees, lighting, Edmonds. Mathay Ballinger park expansion should tie interurban trailhead to nearby coffee shops) in this the neighborhood hub. area? E-mail andrewkluess@gmail.com https://www.jotform.com/inbox/250557609860161/6190129006203548927 I Packet Pg. 176 4/4/25, 10:33 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b awi I I iams222@outlook.com Westgate Submission Date Select the neighborhood center or a hub you are referring to Help us capture what matters most about this area Mar 30, 2025 6:01 PM Westgate 1-wideshot-of-ravine.jpg 3-closeu p-of-g rasses.j pg 1.73 M B 2-ravine-slope.jpg 1.71 M B 4-groundwater-seepage-on-227th.jpg 5- Map -of -Westg ate- I ots.j pg Illustrate your thoughts/ideas in PHOTOS OF THE RAVINE AND SLOPE WETLAND ON A STEEP SLOPE IN regard to the pictures uploaded WESTGATE CENTER As I tried to explain during the walking tour of the Westgate Center on 3/27/25, there is a ravine and a slope wetland (see photograph #1 & #2) above the duplex on 22805 100th Ave W. This lot is north of PCC at the transition line between the Westgate Center boundary and the single-family homes on 227th PI SW. The ravine runs from 98th Ave W down through several residential lots on 228th PL SW to the upper part of the parcel at 22805100th Ave W. (see diagram #5). (Please note that I can see the ravine and the upper part of the wetland area from the fence line of my backyard, but I do not have access to the ravine itself, and all photographs are taken by looking over my fence. I do not know where the wetland ends at its downhill western boundary.) a� E 0 U M w m E U fC Q DEFINITION OF A SLOPE WETLAND https://www.jotform.com/inbox/250557609860161/61 91813017213651300 1 Packet Pg. 177 4/4/25, 10:33 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b A slope wetland is defined by the Washington Dept. of Ecology as a type of wetland that may be seasonal or may not even have visible water but has saturated soils. "Slope wetlands occur on hill or valley slopes where groundwater "daylights" and begins running along the surface, or immediately below the soil surface." GROUNDWATER SEEPAGE CONTRIBUTES TO THIS WETLAND There are underground springs and seeps on the adjacent residential street, 227th PI SW, especially in winter when heavy rains raise the water table (see photograph #4). There is also an infiltration well in the cul-de-sac on 228th PL SW (see diagram #5). 1 am confident that the lush vegetation, including grasses, in this slope wetland (see photograph #3) indicate there is groundwater seepage that keeps these herbaceous plants, shrubs, and trees alive in this ravine. RISKS ASSOCIATED WITH THE LOSS OF THIS WETLAND This slope wetland could be destroyed if development takes place on 22805 100th Ave W, which will remove the stormwater and groundwater protection that this slope wetland provides. • All that vegetation absorbs storm runoff coming down that ravine from 98th Ave W. and 228th PI SW. (see map on diagram #5). • Considering there is inadequate stormwater infrastructure on 98th Ave W, this ravine helps to channel excessive rainfall toward the slope wetland to minimize flood risk. • The slope wetland also helps to absorb groundwater that flows downhill beneath the wide plateau above it in Edmonds and Esperance and from the infiltration well on 228th PI SW. • This helps stabilize the Alderwood soils on this slope (Alderwood soil was identified through a Washington State Dept of Natural Resources map). Alderwood soil contains many different layers of glacial till and sediments and are prone to slides, which have occurred in the past around Edmonds, including a slide two winters ago in the Westgate Center. This soil type is both an erosion and a landslide hazard according to the current Edmonds code (see below). A GEOLOGICAL HAZARDOUS CRITICAL AREA Z This slope qualifies as a geological hazardous area needing protection for y erosion and landside hazards under section 23.80.020 Designation of specific c hazard areas in the Edmonds Code, which states: E A. EROSION HAZARD AREAS. E 1. Those areas of the city of Edmonds containing soils that may experience severe to very severe erosion hazard. This group of soils includes, but is not Y limited to, the following when they occur on slopes of 15 percent or greater: a. Alderwood soils (15 to 25 percent slopes); B. LANDSLIDE HAZARD AREAS. 5. Any slope with all three of the following characteristics: a. Slopes steeper than 15 percent; b. Hillsides intersecting geologic contacts with a relatively permeable m sediment overlying a relatively impermeable sediment;* and E c. Springs or ground water seepage; *(Please note that the soils on this slope do contain "relatively permeable sediment overlying a relatively impermeable sediment," which I can attest to Q because of post holes for a fence on my property needing a jackhammer to dig into a cement -like impermeable layer on this slope.) PREVIOUS PROTECTION FOR SLOPES IN WESTGATE CENTER Because these slopes are critical areas and are geologically hazardous, the slope wetland on 22805100th Ave. W. needs to be protected. In 2014, in figure 22.110.070.D of Chapter 22.110 of the Development Code, shows a maroon line for the Westgate Center that protects slopes from any construction, clearing, or grading, including retaining walls, above that line. On the lot in question, this line would protect a good portion of that slope wetland (see the green shaded area in diagram #5). We need this designation to be retained, or some other critical area regulation needs to be adopted to eliminate the potential for https://www.jotform.com/inbox/250557609860161/6191813017213651300 I Packet Pg. 178 4/4/25, 10:33 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b destruction of this slope wetland. What types of outdoor spaces or green infrastructure would you like to see or improve in your neighborhood SUMMARY This slope wetland is doing good work for Edmonds. Like most wetland areas, it acts as a natural flood control catch basin, along with providing habitat for birds and other wildlife. Because of the steep slope, the unstable soil, the groundwater issues, and the inadequate stormwater infrastructure above the ravine, homeowners on 227th PI SW and 228th PI SW need our city officials to protect them from erosion, landslide, and groundwater intrusion hazards associated with developing this lot. More Green Spaces (such as parks, gardens, or open green areas, trees or green corridors) Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) What changes, if any, would Reduced speed zone. Crosswalks between PCC side and QFC side north of make walking safer and more the traffic light on 100th Ave W. No tall retaining walls on slopes that amplify enjoyable (e.g.: benches along a sound waves. Retain trees on steep slope areas to reduce noise levels. walk route, shade trees, lighting, Increase storm water management to reduce potential flooding, since nearby coffee shops) in this Westgate is in a flood zone. area? What is important to you about • Geologic hazard risks are my number one concern. Future development in future development in this Westgate must not destabilize the steep slopes to endanger the residents neighborhood center or hub? living above and adjacent to Westgate and also the new residents that will live in Westgate Center. • The steep slopes must be protected from development that could undercut them or dam up the groundwater that seeps from these slopes if tall retaining walls are built that diverts the flow. Disturbing the flow of the groundwater could create issues for adjoining residential properties next to or above Westgate. • Also, new buildings that are built in Westgate must not be given steep slope exemptions that allow them to be built right against the steep slopes. A buffer or setback is needed between the steep slope and these buildings so E that if a landslide occurs the residential units will not take a direct hit from o these slides. V E-mail awilliams222@outlook.com F_ �a c m E s c� Q https://www.jotform.com/inbox/250557609860161/6191813017213651300 I Packet Pg. 179 4/4/25, 10:35 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b glenn.douglas@comcast.net South Ballinger Submission Date Mar 21, 202512:43 PM Select the neighborhood center South Ballinger or a hub you are referring to Illustrate your thoughts/ideas in Since our neighborhood has been overlooked, how do we get the attention regard to the pictures uploaded we've been lacking for at least the 10 years I have lived here. The Highway 99 threshold at Highway 104. We have the most crime, the fewest sidewalks, the worst speeding, a large homeless population, prostitution, drugs, minimal safe public areas. I can't check off a single one of the 12 criteria that our neighborhood meets. What types of outdoor spaces or More Green Spaces (such as parks, gardens, or open green areas, trees or green infrastructure would you green corridors) like to see or improve in your neighborhood Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) Recreational Facilities (playgrounds, sports courts, dog parks, or fitness areas) Public Art (Murals, sculptures, Interactive art installations, murals) Z Public Plazas or Outdoor Community Gathering Spots c m E Better Street lighting Other E 0 U What changes, if any, would ALL OF THE ABOVE!!!! M make walking safer and more ad enjoyable (e.g.: benches along a .19 walk route, shade trees, lighting, nearby coffee shops) in this area? c What is important to you about m Make our neighborhood safer for pedestrians, drivers, homeowners and small E future development in this businesses. 0 neighborhood center or hub? c4 Q E-mail glenn.douglas@comcast.net https://www.jotform.com/inbox/250557609860161/6183846184398480632 I Packet Pg. 180 7.B.b petel26C outlook.com Westgate Submission Date Mar 31, 202511:35 PM Select the neighborhood Westgate center or a hub you are referring to Help us capture what matters most about this area speed zone.jpg 5.49 M B kAcement wall behnd walgreens.jpg 13.17 ME grove of trees behind PCC.jpg 13.17 M B closeup tree grove behind PCC.jpg Illustrate your thoughts/ideas 1st photo -- Speed zone: The speed limit is 30 MPH on 100th and 35 MPH in regard to the pictures on Edmonds Way. This is too fast for such a busy business district. 25 MPH uploaded would not only be much safer for cars, bikes, and pedestrians, but it would help reduce the noise levels from this congested intersection. 2nd photo --Tall retaining walls and slopes: Noise from all the traffic echoes off these slopes and rises to the homes above. The concrete walls only make that echoing worse as the sound bounces off them. It will be a very noisy location for any new residents in this new Westgate development. 3rd photo -- Tall trees: The tall grove of trees behind PCC helps to absorb the noise and it cushions the impact for those homes higher on the slopes. Trees should be retained as much as possible on all the slopes around Westgate to help with the noise levels. 4th photo — Closeup of trees: You can see in this closeup of the same tall grove of trees behind PCC and above the dental office, that these trees could make a great pocket park for the new residents of Westgate. It could be one of the amenities that could earn a fourth floor. What types of outdoor spaces More Green Spaces (such as parks, gardens, or open green areas, trees or green infrastructure would or green corridors) you like to see or improve in your neighborhood Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) Public Plazas or Outdoor Community Gathering Spots w _ a� E E 0 U H w m E U 0 Q Packet Pg. 181 7.B.b Better Street lighting What changes, if any, would More cross walks. Slower speed limits. Traffic calming. make walking safer and more enjoyable (e.g.: benches along a walk route, shade trees, lighting, nearby coffee shops) in this area? What is important to you about That you don't destroy the current quality of life by shoe horning too many future development in this people into a small area. neighborhood center or hub? E-mail petel26@outlook.com N w c m E E 0 U -19 H w c d E t U f� Q Packet Pg. 182 7.B.b 17 rta�a; ma,nnha wkisrr walk - sranavkw so - maim zv, zoss <:se:n rm •mamr„v: Dear Some people who received this message donY oken qtt email kom scott.urquharc@mossadamscom. i ea n why rhi. i, imnnn Dear councilmembers, We look forward to seeing you at Monday's North Bowl Hub Welk and Talk I'd like to take this opportunity to highlight just one of many concerns about the North Bowl. As you visit our neighborhood, please personally assess whether Grandview Steet is a suitable location for targeted increase in density. The 2024 Comprehensive Plan forthe North Bowl Hub redesignates the existing commercial area in our neighborhood for mixed -use development of three floors to yield a housing capacity of around 75 units. Additional residential parcels are incorporated as mixed -use, also at three floors, to increase yield to approximately 200 units. No Action Neighborhood Commercial gssss� Existing Multi -Family (3 floors) Alt A: Focused Growth Existing Multi -Family (3 floors) Up to 3 floors -1 -• Mixetl-Use Neighborhood Commercial Neighborhood Residential gggggg Muld-Family IHousuq Bun t•mpk• 0 School Mrddb h•unlnp: Uup...a. 1„ _. ADu. town • Bus Stops wadl+vwx Io* w h srw •dada wdll. suskwl an, cons,. sly. -a c",lys,d •pemn•Ms Seven of the redesignated residentiaL Lots am Located on Grandview Street. /._✓as Alt B: Distributed Growth Existing Multi -Family (3 floors) giiiiiiiiiiiiiiii Up to 3 floors (4 with incentive) — Up to 3 floors A Metrics are approximate, conceptual only and subject to change with further study. Grandview Street has an existing paved width of 20' with a dghFof way at 30'. If the land use is mixed use, there should be sidewalks on both sides and on street parking. Each sidewalk requires five feet (see below) and 32' or so for two driving lanes and two lanes of parking. Add in Curbs and you are at 43' or so minimum. The Cry is facing financial challenges. Are you planning on buying up Land on both sides of the street to increase the ROW width? How are you going to provide the required turnaround for fire trucks? Buy even more properties? Have you considered the feasibility and cost of upgrading street utilities? For ADA compliance, the minimum clear width of an accessible route, including sidewalks, Is 36 Inches (915 mm). If a sidewalk Is less than 5 feet wide, passing spaces of 5 feet by 5 feet must be provided at intervals no farther than 200 feet apart. , ,,200 a max sp-n4 5 It run 2Do it max sad pr� from Wst paaang t h from last Passing space space Figure 6 Width at passing spaces: Pedestrian access routes less than 5 feet clear width shall provide passing spaces at intervals of 200 feet maximum. The minimum dimension of pedestrian access routes at passing spaces shall be 5 feet wide for a distance of 5 feet. Details from the Public Works website: Tv, cal cure Cul-tle-sac/Turnaround Packet Pg. 183 �� � h� ':�"¢t� �� �F a���b �. / � 3�cv� �t C� ti � a � •i i �a r ? : P 'r'r'°� ..�yr � urn .. � ,'p� `dt�/r �."�p �x ,y�.q�,xx i'r �i6 �t 1hf� F,���ate y? � � �� � ;, ti �✓r^ �. j� �t "� 7 � a" �(',,a�' `til ;tier :"�a+,,,,��''��7a �"�° ,� . � (. � E Ott u � � ''.;F� � � �'�`�:, � '` � .. ��r-�C. � �-a '� 7 � � ,� ►�� '+�a ..;, ., ti e L•. .Y r y �gr Al icy #' :� � £ -`',! 't �',°i'�..� � %;/ '�,= �.. .+ `•t � Am l � 7.B.b The creek forming the northern border of the rezoned residential area on Grandview compresses the buildable area when considering setback requirements and environmental concems from runoffassociated with high density zoning. Packet Pg. 185 7.B.b Based on the City's Duality Criteria for neighborhoods, these characteristics clearly support that Grandview Street is not a suitable area for targeted density. Furthermore, with concerns like these permeating the North Bowl. I strongly encourage you to eliminate the North Bowl Hub. Alternatively, limit zoning changes to the Focused Growth Alternative (Alternative A) described in the 2024 Comprehensive Plan as the approved alternative for purposes of maintaining synergy of rezoned commercial areas with the adjacent residential area. Sincerely, Scott Urquhart 1016 Grandview CONFIDENTIALITY NOTICE This e-mail and any attachments are for the sole use of the intended recipients and contain information that ma be confidential or legally privileged. if you have received this e-mail in error, please notify the sender by reply e- mail and delete the message. My disclosure, copying, distribution, or use of this communication by someone ot�ier than the intended recipient is prohibited. Packet Pg. 186 7.B.b From: Arlene Williams <awilliams222@outlook.com> Sent: Sunday, March 30, 2025 3:15 PM To: Shipley, Brad <brad.shipley@edmondswa.gov> Subject: Photos of the ravine and slope wetland in Westgate Center on 100th Ave W c m E Hello Mr. Shipley, E 0 U 1 have uploaded these pictures and these notes to your website, but wanted to send them to you directly since I do not know how they will work in the app you are using. I want to make sure you see these photos and my explanation since you specifically asked me to send them to you. I have also added an additional image --the soil type image --to show you that I did verify the Alderwood soil type; correctly. I hope you can find a resolution that will make sure all the nearby residents (including those in any new development below) are not put at risk from a failure of this slope or from groundwater/flash flood issues. My notes are included below. a Arlene Williams PHOTOS OF THE RAVINE AND SLOPE WETLAND ON A STEEP SLOPE IN WESTGATE CENTER As I tried to explain during the walking tour of the Westgate Center on 3/27/25, there is a ravine and a slope wetland (see photograph #1 & #2) above the duplex on 22805 100th Ave W. This lot is north of Packet Pg. 187 7.B.b PCC at the transition line between the Westgate Center boundary and the single-family homes on 227th PL SW. The ravine runs from 98th Ave W down through several residential lots on 228th PL SW to the upper part of the parcel at 22805 100th Ave W. (see diagram #5). Please note that I can see the ravine and the upper part of the wetland area from the fence line of my backyard, but I do not have access to the ravine itself, and all photographs are taken by looking over my fence. I do not know where the wetland ends at its downhill western boundary. DEFINITION OF A SLOPE WETLAND A slope wetland is defined by the Washington Dept. of Ecology as a type of wetland that may be seasonal or may not even have visible water but has saturated soils. "Slope wetlands occur on hill or valley slopes where groundwater "daylights" and begins running along the surface, or immediately below the soil surface." GROUNDWATER SEEPAGE CONTRIBUTES TO THIS WETLAND There are underground springs and seeps on the adjacent residential street, 227th PI. SW, especially in winter when heavy rains raise the water table (see photograph #4). There is also an infiltration well in the cul-de-sac on 2281h PL SW (see diagram #5).1 am confident that the lush vegetation, including grasses, in this slope wetland (see photograph #3) indicate there is groundwater seepage that keeps these herbaceous plants, shrubs, and trees alive in this ravine. RISKS ASSOCIATED WITH THE LOSS OF THIS WETLAND O This slope wetland could be destroyed if development takes place on 22805100th Ave W, which will a remove the stormwater and groundwater protection that this slope wetland provides. Z • All that vegetation absorbs storm runoff coming down that ravine from 98th Ave W. and 228tn Pl SW. (see map on diagram #5). E • Considering there is inadequate stormwater infrastructure on 98th Ave W, this ravine helps to v channel excessive rainfall toward the slope wetland to minimize flood risk. M • The slope wetland also helps to absorb groundwater that flows downhill beneath the wide ~ 06 plateau above it in Edmonds and Esperance and from the infiltration well on 228th PL SW. • This helps stabilize the Alderwood soils on this slope (Alderwood soil was identified through a Washington State Dept of Natural Resources map -see soil type capture image). Alderwood soil contains many different layers of glacial till and sediments and are prone to slides, which c� have occurred in the past around Edmonds, including a slide two winters ago in the Westgate a Center. This soil type is both an erosion and a landslide hazard according to the current Edmonds code (see below). A GEOLOGICAL HAZARDOUS CRITICAL AREA This slope qualifies as a geological hazardous area needing protection for erosion and landside hazards under section 23.80.020 Designation of specific hazard areas in the Edmonds Code, which states: Packet Pg. 188 7.B.b A. Erosion Hazard Areas. 1. Those areas of the citty of Edmonds containing soils that may experience severe to very severe erosion hazard. This group of soils includes, but is not limited to, the following when they occur on slopes of 15 percent or greater: a. Alderwood soils (15 to 25 percent slopes); B. Landslide Hazard Areas. 5. Any slope with all three of the following characteristics: a. Slopes steeper than 15 percent; b. Hillsides intersecting geologic contacts with a relatively permeable sediment overlying a relatively impermeable sediment;* and c. Springs or ground water seepage; *(Please note that the soils on this slope do contain "relatively permeable sediment overlying a relatively impermeable sediment, " which I can attest to because of post holes for a fence on my property needing a jackhammer to dig into a cement -like impermeable layer on this slope.) PREVIOUS PROTECTION FOR SLOPES IN WESTGATE CENTER Because these slopes are critical areas and are geologically hazardous, the slope wetland on 22805 100th Ave. W. needs to be protected. In 2014, in figure 22.110.070.D of Chapter 22.110 of the Development Code, shows a maroon line for the Westgate Center that protects slopes from any construction, clearing, or grading, including retaining walls, above that line. On the lot in question, this Line would protect a good portion of that slope wetland (see the green shaded area in diagram #5). We need this designation to be retained, or some other critical area regulation needs to be adopted to eliminate the potential for destruction of this slope wetland. SUMMARY This slope wetland is doing good work for Edmonds. Like most wetland areas, it acts as a natural flood control catch basin, along with providing habitat for birds and other wildlife. Because of the steep slope, the unstable soil, the groundwater issues, and the inadequate stormwater infrastructure above the ravine, homeowners on 227th Pl SW and 228th Pl SW need our city officials to protect them from erosion, landslide, and groundwater intrusion hazards associated with developing this lot. Packet Pg. 189 7.B.b From: Nora M Thompson To: 2025 Code Updates Subject: Maplewood Hub Comments Date: Wednesday, April 2, 2025 11:34:54 AM ISome people who received this message don't often get email from greycloud@seanet.com. Learn why this is important Hello Team, Thank you for hosting the Maplewood event on Monday. I am writing in my comments from that event. Having walked from home to my office and back along 196th St SW, I can attest that it is often a busy street with periodically high volumes of traffic when the ferry is offloading for folks heading north (rather than taking Hwy 104). It is not clear to me where an additional traffic light may best be situated, perhaps at the intersection of 196th St SW and 84th Ave W Anyway, an additional traffic light in the area would slow traffic and provide a more comfortable feeling for pedestrians walking along 196th St SW. Another thought is to move the sidewalks back a bit from the roadway, although this could be tricky due to the terrain in some locations along the north side of 196th St SW. Adding commercial buildings along 88th Ave W could add to the tax base, but especially on the north side of 196th St SW, would have to be done carefully to avoid an adverse impact on the neighborhood feel of that area. Right now, the two church properties give a feeling of space on the north side of the road. If those properties sold, some consideration to green space would help to preserve the pleasant atmosphere of the area. Thank you for considering these ideas. Sincerely, Nora M Thompson Edmonds, WA 206-817-1925 Packet Pg. 190 7.B.b From: Brad Kulkin To: 2025 Code Updates Subject: 5 Corners zoning changes Date: Thursday, April 3, 2025 8:51:46 PM ISome people who received this message don't often get email from bradkulkin@fastmail.com. Learn why this is important Please remove the below parcels from 5 Corners zoning changes. They are accessed through an easement/private road. . 21308 84th Ave W (front parcel) • 21228 84th Ave W (back parcel) Brad Kulkin 206-622-0130 Packet Pg. 191 7.B.b From: Joan Parker To: 2025 Code Updates Subject: QFC and PCC Date: Friday, March 28, 2025 8:02:47 AM ISome people who received this message don't often get email from propertyopportunities@gmail.com. Learn why this is important I hope something can be done to reduce potential accident risk at 100th and Edmonds Way. I've nearly been hit several times exiting to access the left turn lane from PCC. The left turn lane often too full to accommodate the traffic. Trying to turn left from there is very difficult. Thanks Joan Joan&—j oanparker. com Pronertvonnortunitiesn.gmail.com 0061R"ZMVKC Packet Pg. 192 7.B.b From: Alison Shuler To: 2025 Code Updates Subject: Re: Five corners neighborhood tour Date: Friday, March 28, 2025 3:19:38 PM ISome people who received this message don't often get email from abshuler@gmail.com. Learn why this is important Sent from my iPad On Mar 28, 2025, at 3:18 PM, Alison Shuler <abshuler@gmail.com> wrote: Thanks for the tour —very informative. I am wondering why the area north of Bowdoin Way and west of Summit Lane is included in the five corners hub. Shouldn't there be a buffer zone for Shell Creek and Yost Park to prevent further destruction to this critical area and for ecological rehabilitation and the protection of water quality and salmon habitat? I hope you will reconsider the boundaries. Sent from my iPad Packet Pg. 193 4/4/25, 10:32 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b rvlkml@aol.com Medical District Expansion Submission Date Mar 30, 2025 9:43 PM Select the neighborhood center Medical District Expansion or a hub you are referring to Help us capture what matters most about this area WaIkTaIWed Dist Expan8Oth2l2_79O6.jpg 129.63 KB WaIkTaIWed Dist Expan8Oth2l2crosswaIk_....jpg 178.71 KB WalkTalkMedDistExpan8Othnosidewalk_39.... jpg 165.72 KB WaIkTaIWed Dist Expan218thStSW_9525.jpg 223.06 KB Illustrate your thoughts/ideas in Photo 1 - 8Oth Ave W and 212th Street SW - development eliminated many regard to the pictures uploaded mature Douglas fir trees, and eliminated small businesses. The site is completely paved, which creates a heat island in the summer. The housing does not meet the criteria for affordable housing. Photo 2 - 8Oth Ave W and 212th Street SW - vehicle in crosswalk. Due to the development mentioned above, the driver cannot see until they are in the crosswalk. This makes it dangerous for pedestrians to cross 8Oth and 212th. Photo 3 - 8Oth Ave W south of 218th Street SW - no sidewalk on either side: car has to swerve into oncoming lane to avoid pedestrian. Photo 4 - 218th Street SW east of 8Oth Ave W - Hadley's Acres - this site has hundreds of mature trees. Preserving tree canopy should be a top priority for the City of Edmonds. m E E O tU F- ad �a m E s M Q https://www.jotform.com/inbox/250557609860161/6191946033319369716 I Packet Pg. 194 4/4/25, 10:32 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b What types of outdoor spaces or green infrastructure would you like to see or improve in your neighborhood More Green Spaces (such as parks, gardens, or open green areas, trees or green corridors) Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) Recreational Facilities (playgrounds, sports courts, dog parks, or fitness areas) What changes, if any, would We need adequate sidewalks that meet ADA requirements. make walking safer and more Benches as resting places would help those with different abilities navigate enjoyable (e.g.: benches along a their neighborhood safely. walk route, shade trees, lighting, We need traffic calming, such as speed bumps, and narrowing streets with nearby coffee shops) in this street striping and landscaping that would make motorists drive more slowly area? and carefully. What is important to you about We need to preserve and protect our tree canopy. future development in this neighborhood center or hub? We need affordable housing. We need infrastructure to support our current residents. We must remember that these goals are not mutually exclusive. E-mail rvlkml@aol.com https://www.jotform.com/inbox/250557609860161/6191946033319369716 I Packet Pg. 195 4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b susemauney@comcast.net South Ballinger Submission Date Mar 29, 2025 9:39 PM Select the neighborhood center South Ballinger or a hub you are referring to What types of outdoor spaces or More Green Spaces (such as parks, gardens, or open green areas, trees or green infrastructure would you green corridors) like to see or improve in your neighborhood Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) Public Plazas or Outdoor Community Gathering Spots Casual food trucks or coffee shops What changes, if any, would The true hub area for this neighborhood is more naturally 238th st sw and make walking safer and more highway 99. Sidewalks up 238th street and zoning for multi family where aged enjoyable (e.g.: benches along a motels are now would be good. More charming lighting and greenery in this walk route, shade trees, lighting, space would be nice. The othe hub for this area is Mathay Ballinger park more nearby coffee shops) in this benches in this park would be beneficial. Highway 104 is not a natural or area? inviting location to be a neighborhood hub. What is important to you about Pedestrian friendly, slower traffic, inviting spaces, and overall safety. future development in this neighborhood center or hub? E-mail susemauney@comcast.net https://www.jotform.com/inbox/250557609860161/6191079533582925922 I Packet Pg. 196 7.B.b From: Kathy Jones To: 2025 Code Updates Subject: Unsafe pedestrian crossing Edmonds and 3rd.. Date: Friday, March 28, 2025 1:59:08 PM ISome people who received this message don't often get email from kathleenkarenjones@gmail.com. Learn why this is important The corner of Edmonds and 3rd is full of traffic yet it sports a crosswalk. Sometimes flags are hanging on poles that we are supposed to use to alert drivers as we cross. On Bell Street and 3rd there is a pedestrian crosswalk with flashing lights (I don't know what you call that feature). One block south of that, Main and 3rd., there are traffic lights. It is a major intersection that includes ferry traffic disembarking every 1/2 hour. That light is much needed, as are the pedestrian ones on Bell. I wish you had a walk and talk scheduled for the intersection in question. You would find that many folks use that crossing daily. It is used to go to ECA, usually it is dark and rainy, very unsafe. Kids that are at the Boys and Girls club use it to access the beach, especially during the summer months. Also, in the summer tourists cross there to get to the summer market. I've never understood why pedestrian lights were put up the hill on Main, where I have seen one person use it, and not placed on 3rd and Edmonds where foot traffic is constantly crossing. Please consider making Edmonds and 3rd. safer! Thanks, Kathy w r c m E E 0 tU Y_ cc i- 06 Y_ R r C d E t V l4 r.+ r.+ Q Packet Pg. 197 7.B.b From: Will Magnuson To: 2025 Code Updates Subject: West Edmonds Way hub walk observations Date: Thursday, March 27, 2025 5:12:32 PM [Some people who received this message don't often get email from willomagnuson@gmail.com. Learn why this is important at https://aka.ms/LeamAboutSenderldentification ] This neighborhood hub hasn't really changed much over many years. Adjacent properties along this stretch have evolved from homes to businesses with a few newer commercial orientated buildings. This neighborhood hub would likely not develop much further without new development progressing down hwy 104 from Westgate. The center of this hub zone is the little mini mall containing the gas station, bistro 5 etc. The area could see growth if zoning allowed for more floors to promote financial viability for new development. Properties along the west side of hwy 104 nearer the bank building to the west would provide locations for mixed use properties with premium views for residential levels. I enjoyed the opportunity for this hub walk. Thank you, Will Magnuson w r c m E E 0 tU Y_ cc H 06 Y_ R r C d E t V l4 r.+ r.+ Q Packet Pg. 198 7.B.b From: Nora M Thompson To: 2025 Code Uodates Subject: Westgate Neighborhood Center Date: Thursday, March 27, 2025 5:36:15 PM ISome people who received this message don't often get email from greycloud@seanet.com. Learn why this is important Hello! I attended the Westgate Neighborhood Center walk and discussion earlier today. Thank you for providing this opportunity. It was quite an interesting experience to consider the Urban Quality Criteria and see the area through new eyes. I wanted to raise the question of how transportation will be handled with regard to access via bus lines/stops, parking, and bicycle accessibility. These aspects of the planning could become even more important with more businesses and housing in this area. Thank you, Nora M Thompson Edmonds, WA Packet Pg. 199 4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox 7 B b Submission 5 Westgate Submission Date Select the neighborhood center or a hub you are referring to What types of outdoor spaces or green infrastructure would you like to see or improve in your neighborhood What changes, if any, would make walking safer and more enjoyable (e.g.: benches along a walk route, shade trees, lighting, nearby coffee shops) in this area? What is important to you about future development in this neighborhood center or hub? Mar 26, 2025 12:59 PM Westgate Pedestrian -Friendly Infrastructure (such as pedestrian crossings or wider sidewalks) I can't attend the walk. My main request is that the intersection of 104 and 100th be "all walk" to help pedestrians get across this intersection safely and quicker. An overpass would be great, but probably not feasible. Better walkability. https://www.jotform.com/inbox/250557609860161/6188175854017252339 I Packet Pg. 200 7.B.b From: Robbie W To: 2025 Code Updates Subject: Walking tours comments Date: Friday, April 4, 2025 1:40:24 PM ISome people who received this message don't often get email from sosnol3@gmail.com. Learn wh, this is important Thank you for showing us the proposed hub and activity centers. Below are my comments: Westgate: Can we use language and requirements to ensure Chain grocery stores stay here. This would require adequate parking, delivery & customer vehicle access, and square footage. It seems this should be an Urban quality criteria - access to a variety of fresh, affordable food. Otherwise residents will need to leave the city for groceries which is an inconvenience to them and lost revenue to the city. 5 Corners: I'm very concerned about the stress additional housing will put on the watershed. Yost Park already has a gulch created by runoff from above. The runoff dumps toxins and silt into Shell Creek. It has caused so much erosion that Parks closed the footbridge connecting one side of the park to the other (picture attached.) Medical district - revise the mapping on 80th to move density to the east side. All: Better transition from Density to residential to minimize the impact of a high -density building next to a single family residence. Consideration should be given to the impact of slope to the height allowance. Developer needs to pay for climate -resilient buffer plants and maintenance of buffer plants until they are established enough to survive with out maintenance. Robin Wright r c a� E E 0 tU Y_ cc H 06 Y_ R r C d E t V l4 r.+ r.+ Q Packet Pg. 201 7.B.b Packet Pg. 202 7.0 Planning Board Agenda Item Meeting Date: 04/9/2025 Residential Parking Code Review Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History The Legislature recently passed several bills which amended the Growth Management Act (GMA) and municipal code requirements for residential parking. The laws require local governments like Edmonds to update parking requirements for ADUs, multifamily residential, and related standards to facilitate housing construction. Excessive off-street parking requirements create unnecessary expense and use valuable land that could otherwise be devoted to the development of dwelling units, particularly where the units are near transit service. Staff Recommendation Staff will provide a brief introduction prior to Board review and discussion of the redline/strikeout code related to residential parking (Attachment 1). A written Board recommendation to Council about the proposed changes had been scheduled for May 14. However, due to the narrow scope of the update, the Board can simply recommend the code as proposed (or with any minor revisions) and that recommendation can be reflected in the meeting minutes. Narrative Elements Requiring Board Review 1. In 2021, SB 6617 prohibited cities from requiring parking for ADUs within 0.25 miles of a major transit stop. This was extended to 0.50 miles through HB 1337 (RCW 36.70A.681). Edmonds has been complying with this requirement since 2023 but is now codifying the language in the Edmonds Community Development Code. The definition of "major transit stop" from RCW 36.70A.030(25) is added to ECDC Title 21. 2. HB 2343 contains limits on parking for affordable, senior, and market rate multifamily housing for units constructed after July 1, 2019. For affordable housing units that are affordable to very low-income or extremely low-income individuals and located within 0.25 miles of a transit stop receiving transit service at least two times per hour for 12 or more hours per day, minimum residential parking requirements may be no greater than one parking space per bedroom or 0.75 spaces per unit. For housing units specifically for seniors or people with disabilities that are located within 0.25 miles of a transit stop that receives transit service at least four times per hour for 12 or more hours per day, minimum residential parking requirements may not be imposed, with exceptions. In each case above, the City would require a covenant that prohibits rental to anyone other than the Packet Pg. 203 7.0 qualified tenants. Finally, for market rate multifamily housing units that are located within 0.25 miles of a transit stop that receives transit service from at least one route that provides service at least four times per hour for 12 or more hours per day, minimum residential parking requirements may be no greater than one parking space per bedroom or 0.75 space per unit. Some minor changes to the multifamily parking requirements in ECDC 17.50.020 are proposed in implementing these requirements. Definitions for "affordable housing", "low income household", ,'very low income household", and "extremely low-income household" from RCW 36.70A.030 would be added to ECDC Title 21- Definitions. As mentioned previously, based on initial research, the regular Community Transit bus routes through Edmonds make at least two stops per hour. The BRT stops along Highway 99 make at least four stops per hour. Each of those stops is in the process of being mapped and added to the City's GIS for reference, particularly during permitting so that the appropriate parking requirements can be determined. Related Elements Outside Planning Board Sco HB 6015 requires the City's parking regulations to be analyzed for consistency with the following general standards. In preparing the redline/strikeout code, staff found that the code changes needed to implement HB 6015 would only be needed in Chapter 18.95 - Parking Lot Construction, not in Chapter 17.50 - Off -Street Parking Regulations. As a result, and since the Public Works Requirements in Title 18 are outside of the Planning Board's purview, these will not be further analyzed here but rather picked up again once the parking code review moves to City Council. For Board reference and as noted on March 26, the following elements will be included in that portion of the update and will be revised as needed: • Garages and carports may not be required as a way to meet minimum parking requirements for residential development. [No change needed; this is not a current requirement in the code.] • Parking spaces that count towards minimum parking requirements may be enclosed or unenclosed. [No change needed; existing code is consistent with this standard.] • Parking spaces in tandem count towards meeting minimum parking requirements at a rate of one space for every 20 linear feet, with any necessary provisions for turning radius. [Change needed to ECDC 18.95] • The existence of non -conforming gravel surfacing in existing designated parking areas may not be a reason for prohibiting the use of existing space in the parking area to meet local parking standards. [Change to ECDC 18.95] • Parking spaces may not be required to exceed 8 feet by 20 feet, except for parking required for people with disabilities. [Change to ECDC 18.95] • Parking spaces that consist of grass block pavers may count towards minimum parking regulations. [Change to ECDC 18.95] Attachments: Attachment 1 - Draft Redline -Strikeout Parking Code Changes ver 1 Packet Pg. 204 7.C.a ECDC 16.20.050, Site development standards - Accessory dwelling units Pagel of 3 Chapter 16.20 RS - SINGLE-FAMILY RESIDENTIAL 16.20.050 Site development standards - Accessory dwelling units. A. General. Accessory dwelling units must meet all of the standards of Chapter 16.20 ECDC except as specifically provided in this section. Detached accessory dwelling units are prohibited in critical aquifer recharge areas as defined in ECDC 23.40.005 until six months after the jurisdiction's next periodic comprehensive plan update required under RCW 36.70A.130 orJune 30, 2025, whichever occurs first. B. Number of Units. A principal dwelling unit may have two accessory dwelling units in one of the following configurations: one attached and one detached accessory dwelling units, two attached accessory dwelling units, or two detached accessory dwelling units. C. Table ofADU Development Standards. Maximum ADU Minimum DADU Maximum Minimum Sub District Gross Floor Rear Setback',2 DADU Height Parking Spaces5 Area (Sq. Ft.) RS-20 1,200 25' 24' 04 RS-12 1,200 25' 24' W RS-10 1,200 20' 24' 04 RS-8 1,000 10'3 24' W RS-6 1,000 1013 24' W The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 205 7.C.a ECDC 16.20.050, Site development standards - Accessory dwelling units Page 2 of 3 1 No rear setbacks are required for detached accessory dwelling units from the rear lot line if that lot line abuts a public alley, regardless of detached accessory dwelling unit size; provided, that separation from overhead electrical facilities and vehicular sight distance requirements can be met. 2 Standard street and side setbacks per ECDC 16.20.030 apply. 3 The normally required rear setback may be reduced to a minimum of five feet for a detached accessory dwelling unit 15 feet in height or less. 4 The first accessory dwelling unit on a lot does not require an additional parking space. A second accessory dwelling unit on a lot requires one additional off-street parking space. 5 No parking is required for ADUs located within 0.50 miles of a major transit stop. D. Types ofBui/ding. A manufactured or modular dwelling unit maybe used as an accessory dwelling unit. Detached accessory dwelling units are allowed to be created in existing legally permitted buildings, including detached garages. Legal nonconforming buildings converted for use as an accessory dwelling unit must meet the requirements of ECDC 17.40.020(D). E. Driveways. Access to the principal unit and any residential units shall comply with city codes and policies as established by ECDC Title 18. F. Utilities. 1. UtilityAccess. Occupants of accessory dwelling units and the primary unit must have unrestricted access to utility controls for systems (including water, electricity, and gas) in each respective unit or in a common area. 2. Water. Only one domestic water service and meter is allowed per parcel to serve the principal unit and each accessory dwelling unit. Private submetering on the property is allowed, but the city is not involved with installing or reading the submeter. 3. Sewer. Only one sewer lateral is allowed per parcel to serve the principal unit and each accessory dwelling unit. Separate connections to the main trunk line will not be permitted. 4. Septic System. Refer to Chapter 18.20 ECDC. 5. Storm. Refer to Chapter 18.30 ECDC. 6. Other Utilities. All new or extended utilities must be undergrounded in accordance with ECDC 18.05.010. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 d lC 'rr C d Commented [MC1]:Consistent with SB6617(2 a� subsequently amended in RCW 36.70A.681 Packet Pg. 206 7.C.a ECDC 16.20.050, Site development standards - Accessory dwelling units Page 3 of 3 7. Mai/boxes. Additional mailboxes maybe added for each permitted unit as approved by the U.S. Postal Service. G. Health and Safety. Accessory dwelling units must comply withal I the applicable requirements of the current building codes adopted by ECDC Title 19 and must comply in all respects with the provisions of the Edmonds Community Development Code. Accessory dwelling units will be required to have separate ingress/egress from the principal dwelling unit. H. PreviousiyApprovedAccessoryDweiiing Units. ADUs that were previously approved by the city of Edmonds may continue and are not subject to the standards of this section. If expansion or modification to an approved unit is proposed, the ADU must come into full compliance with the requirements of this section. [Ord. 4360 § 3 (Exh. A), 2024]. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Disclaimer: The city clerk's office has the official version of the Edmonds Community Development Code. Users should contact the city clerk's office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 207 7.C.a Chapter 17.50 ECDC, Off -Street Parking Regulations Chapter 17.50 OFF-STREET PARKING REGULATIONS Sections: 17.50.000 Purposes. 17.50.010 Off-street parking required. 17.50.020 Parking space requirements. 17.50.030 Calculations. 17.50.040 Location. 17.50.050 Standards. 17.50.060 Joint use. 17.50.070 Downtown business area parking requirements. 17.50.075 Parking requirements for sexually oriented businesses. 17.50.090 Temporary parking lots. 17.50.100 Commercial vehicle regulations. 17.50.020 Parking space requirements. Pagel of 5 (Refer to ECDC 17.50.010(Q and 17.50.070 for standards relating to the downtown business area.) A. Residential. 1. Single-family and multifamily. a. Single-family dwellings: two spaces per principal dwelling unit, except: b. Multiple residential according to the following table: Type of multiple Required parking dwelling unit spaces per dwelling unit The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 Packet Pg. 208 7.C.a Chapter 17.50 ECDC, Off -Street Parking Regulations Required parking Type of multiple spaces per dwelling dwelling unit unit Studio 1.2 1 bedroom 1.5 2 bedrooms 1.8 3 or more 2.0 bedrooms Unless one or more of the following exceptions applied: Page 2 of 5 For affordable housine units that are affordable to very low-income or extremely low-income individuals and located within 0.25 miles of a transit stop receiving transit service at least two times per hour for 12 or more hours per day, minimum residential parking requirements may be no greater than one parking space per bedroom or 0.75 spaces per unit. The City requires a covenant that prohibits rental to anyone other than the qualified tenants. 2] For housing units specifically for seniors or people with disabilities that are located within 0.25 miles of a transit stop that receives transit service at least four times per hour for 12 or more hours per day, minimum residential parking requirements may not be imposed, with exceptions. The City requires a covenant that prohibits rental to anyone other than the qualified tenants. 31 For market rate multifamily housing units that are located within 0.25 miles of a transit stop that receives transit service from at least one route that provides service at least four times per hour for 12 or more hours per day, minimum residential parking requirements may be no greater than one parking space per bedroom or 0.75 space per unit. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Commented [MC1]: Consistent with HB 2343 (� and RCW 36.70A.620 Packet Pg. 209 7.C.a Chapter 17.50 ECDC, Off -Street Parking Regulations Page 3 of 5 3 d 2. Boarding house: one space per bed. 3. Rest home, nursing home, convalescent home, residential social welfare facilities: one d a space per three beds. U � c B. Business. a 1. Retail stores, including art galleries, convenience stores, department stores, discount M stores, drug stores, grocery stores, supermarkets: one space per 300 square feet; c m 2. Furniture, appliances, and hardware stores: one space per 600 square feet; N a� 3. Services uses, including barber shops, beauty shops, dry cleaners, laundries, repair r shops: one space per 600 square feet; d 4. Medical, dental and veterinarian offices, banks and clinics: one space per 200 square feet; 5. Business and professional offices with on -site customer service: one space per 400 square feet; 6. Offices not providing on -site customer service: one space per 800 square feet; 7. Bowling alley: four spaces per bowling lane; 8. Commercial recreation: one space per 500 square feet, or one space for each customer allowed by the maximum permitted occupant load; 9. Car repair, commercial garage: one space per 200 square feet; 10. Drive-in restaurants, automobile service station, car dealer, used car lot: one space per 500 square feet of lot area; 11. Restaurant, tavern, cocktail lounge: if less than 4,000 square feet floor area, one per 200 square feet gross floor area; if over 4,000 square feet floor area, 20 plus one per 100 square feet gross floor area in excess of 4,000 square feet; 12. Plant nurseries (outdoor retail area): one space per 500 square feet of outdoor retail area; 13. Motels and hotels: one space per room or unit; The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 210 7.C.a Chapter 17.50 ECDC, Off -Street Parking Regulations Page 4 of 5 14. Retail warehouse, building materials yard: one space per 1,000 square feet of lot area or one per three employees; 15. Manufacturing, laboratories, printing, research, automobile wrecking yards, kennels: one space per two employees on largest shift; 16. Mortuary: one space per four fixed seats or per 400 square feet of assembly area, whichever is greater; 17. Marina: to be determined by the hearing examiner, using information provided by the applicant, and the following criteria: a. The type of storage facility (moorage, dry storage, trailer parking) and intended use (sailboats, fishing boats, leisure boats), b. The need to accommodate overflow peak parking demand from other uses accessory to the marina, c. The availability and use of public transit; 18. Storage warehouse: one space per employee; 19. Wholesale warehouse: one space per employee; 20. Adult retail store: one space per 300 square feet; 21. Sexually oriented business (except adult retail store): one space for each customer allowed by the maximum permitted occupant load. C. CommunityFacilities. 1. Outdoor places of public assembly, including stadiums and arenas: one space per eight fixed seats, or per 100 square feet of assembly area, whichever is greater; 2. Theaters: one space per five seats; 3. Indoor places of public assembly, including churches, auditoriums: one space per four seats or one space per 40 square feet of assembly area, whichever is greater; 4. Primary and secondary schools: see ECDC 17.100.050(M) for parking standards relating to primary and secondary schools; The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. 3 Packet Pg. 211 7.C.a Chapter 17.50 ECDC, Off -Street Parking Regulations Page 5 of 5 3 d 5. Residential colleges and universities: six spaces per classroom, or one space per a) W daytime employee, whichever is greater; a) 0 6. Nonresidential colleges and universities: one space per daytime employee; V c 7. Museums, libraries, art galleries: one space per 250 square feet; a 8. Day care centers and preschools: one space per 300 square feet, or one per employee, plus one per five students, whichever is larger; c m 9. Hospitals: three spaces per bed; N d W 10. Maintenance yard (public or public utility): one space per two employees. r D. Electric Vehicle (EV) Charging infrastructure Parking Standards. See Chapter 17.115 ECDC for parking standards relating to electric vehicle (EV) charging infrastructure. [Ord. 4360 § 6 (Exh. A), 2024; Ord. 4333 § 15 (Exh. A), 2023; Ord. 4314 § 57 (Exh. A), 2023; Ord. 4251 § 2 (Exh. A), 2022; Ord. 3496 § 2, 20041. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 212 7.C.a ECDC Title 21, Definitions Page 1 of 4 Chapter 21.05 "A" TERMS Sections: 2 1. 05.005 Repealed. 21.05.010 Accessory buildings. 21.05.015 Accessory dwelling unit. 21.05.020 Accessory use. 21.05.021 Adult definitions. 21, 05. 022 Repealed. 21, 05. 023 Repealed. 21.05.024 Affordable housing. 21.05.025 Alley. 21.05.030 Animal hospital. 21, 05. 035 Repealedd, 21.05.040 Alteration(s). 2 1. 05.050 Repealed. 2 1. 05.055 Repealed. 21.05.060 Auto wrecking. 3 The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025 Packet Pg. 213 7.C.a ECDC Title 21, Definitions Page 2 of 4 21.05.024 Affordable housing. Consistent with RCW 36.70A.030(5), as amended, affordable housing means residential housing whose monthly costs, including utilities other than telephone, do not exceed thirty percent of the monthly income of a household whose income is: (a) For rental housing, sixty percent (60%) of the median household income adjusted for household size, for the county where the household is located, as reported by the United States department of housing and urban development; or (b) For owner -occupied housing, eighty percent (80%) of the median household income adjffiusted for household size, for the county where the household is located, as reported by the United States department of housing and urban development. Chapter 21.25 "E" TERMS Sections: 21.25.010 Easement. 21.25.020 Equipment shelter or cabinet. 21.25.100 Expressive dance. 21.25.110 Extremely low-income housing. 21.25.110 Extremely low-income housing. Consistent with RCW 36.70A.030(17), as amended, extremely low-income household means a single person, family, or unrelated persons living together whose adjusted income is at or below thirty percent (30%) of the median household income adjusted for household size, for the county where the household is located, as reported by the United States department of housing and urban development. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Packet Pg. 214 7.C.a ECDC Title 21, Definitions Page 3 of 4 Chapter 21.55 "L" TERMS Sections: 21,55.005 Repealed. 21.55.007 Local public facilities. 21.55.010 Lot. 21.55.015 Lot of record. 21.55.020 Lot area. 21.55.030 Lot depth. 21.55.040 Lot line. 21.55.050 Lot width. 21.55.060 Landslide hazard area and earth subsidence. 21.55.070 Low impact development (LID). 21.55.080 Lot income household. 21.55.080 Low income household. 3 Consistent with RCW 36.70A.030(24), as amended, low-income household means a single person, family, or unrelated persons living together whose adjusted income is at or below eighty percent (80%) of the median household income adjusted for household size, for the countv where the household is located. as retorted by the United States department of housing and urban development. Chapter 21.60 "M" TERMS Sections: 2 1. 60.002 Repealed. 2 1. 60.004 Repealed. 2 1. 60.006 Repealed. 21.60.008 Major transit stop. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025 Packet Pg. 215 7.C.a ECDC Title 21, Definitions Page 4 of 4 21.60.010 Mobile home. 21.60.020 Mobile home park. 21.60.030 Moorage. 21.60.040 Motel. 2 1. 60.045 Repealed. 2 1. 60.046 Repealed. 21.60.050 Multiple dwelling. 21.60.060 Multiple dwelling units. 21.60.008 Major transit stop. Consistent with RCW 36.70A.030(24), as amended, major transit stop means: (a) a stop on a high capacity transportation system funded or expanded under the provisions of chapter 81.104 RCW; (b) commuter rail stops; (c) stops on rail or fixed guideway systems; or (d) stops on bus rapid transit routes, including those stops that are under construction. Chapter 21.110 "V" TERMS Sections: 21.110.010 Vacation. 21.110.020 Very low income household. 21.110.020 Very low income household. Consistent with RCW 36.70A.030(46). as amended. very low-income household means a single person, family, or unrelated persons living together whose adjusted income is at or below fifty percent (50%) of the median household income adjusted for household size, for the county where the household is located. as retorted by the United States department of housing and urban development. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025 Packet Pg. 216 7.D Planning Board Agenda Item Meeting Date: 04/9/2025 Recommendation on STEP Housing Code (File AMD2024-0006) Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History In 2021, Washington state passed House Bill 1220 (HB 1220), which amended the Growth Management Act (GMA) and municipal code requirements for housing. The law requires local governments like Edmonds to plan for and accommodate housing affordable to all income levels, which includes demonstrating sufficient land capacity for housing at all income levels to meet future housing needs, including permanent supportive housing and emergency housing. Local governments must also identify local barriers to production of affordable housing and take actions to remove those barriers. Furthermore, RCW 36.130.020 provides that local governments may not adopt, impose, or enforce requirements on an affordable housing development that are different than the requirements proposed on housing developments generally. (Note: Permanent supportive housing is considered a type of affordable housing.) Edmonds, like similar jurisdictions, must update its development codes to comply with HB 1220. To that end, the STEP housing code update was introduced to City Council on January 7, 2025, including draft interim code language. The initial draft was prepared to meet the requirements of HB 1220 using guidance from the Department of Commerce as the baseline (Attachment 1). Some refinements were made to the original draft by Council, who approved the interim language on January 28. Council held the required public hearing on the interim STEP code on February 11 and no public comments were received. Because the Planning Board must make a recommendation on a final or permanent version of the STEP housing code, the STEP housing topic was introduced to the Board on January 22 and further discussed on February 12 and March 12. The Board reviewed a first draft of the recommendation on March 26 but was unable come to a decision on it. A second draft of the recommendation is included here as Attachment 1. Staff Recommendation Review the second draft of the Board recommendation for STEP housing in Attachment 1 and make any revisions. Vote on the recommendation and forward to Council for their consideration as part of the remainder of the process to create the permanent STEP housing ordinance. Narrative HB 1220 requires changes to the City's development regulations to allow four specific housing types: emergency shelter, transitional housing, emergency housing, and permanent supportive housing (STEP Housing): Packet Pg. 217 7.D "Emergency housing" means temporary indoor accommodations for individuals or families who are homeless or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing and personal hygiene needs of individuals or families. Emergency housing may or may not require occupants to enter into a lease or an occupancy agreement. "Transitional housing" means a project that provides housing and supportive services to homeless persons or families and that has as its purpose facilitating the movement of homeless persons and families into independent living, generally in less than two years. "Emergency shelter" means a facility that provides a temporary shelter for individuals or families who are currently homeless. Emergency shelter may not require occupants to enter into a lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers that do not provide overnight accommodations. "Permanent supportive housing" is subsidized, leased housing with no limit on length of stay that prioritizes people who need comprehensive support services to retain tenancy and utilizes admissions practices designed to use lower barriers to entry than would be typical for other subsidized or unsubsidized rental housing, especially related to rental history, criminal history and personal behaviors. Permanent supportive housing is paired with on -site or off -site voluntary services designed to support a person living with a complex and disabling behavioral health or physical health condition who was experiencing homelessness or was at imminent risk of homelessness prior to moving into housing to retain their housing and be a successful tenant in a housing arrangement, improve the resident's health status, and connect the resident of the housing with community -based health care, treatment or employment services. Permanent supportive housing is subject to all of the rights and responsibilities defined in chapter 59.18 RCW. Attachments: Attachment 1 - Draft 2 PB STEP Housing Recommendation Attachment 2 - Draft permanent STEP ECDC 17.125 rev. 1 Packet Pg. 218 7.D.a March 31, 2025 Memo To: Mayor Rosen and Edmonds City Council Members From: Edmonds Planning Board Members (PB) Subject: STEP HOUSING EDC RECOMMENDATION 1. Edmonds PB began work on implementing the Comprehensive Plan in January of 2025. The first topic presented for our consideration was STEP Housing. The following source documents and information was considered; Washington State HB 1220 (STEP Housing requirements), Washington State Department of Commerce STEP Model Ordinance, User Guide and Best Practices Report, proposed/enacted STEP Housing legislation from other nearby jurisdictions, and ECDC Chapter 17.125 (Draft Permanent, Rev 1), Emergency Shelter, Transitional Housing, Emergency Housing, and Permanent Supportive Housing (STEP Housing). 2. The consensus of the PB is that the proposed EDC (Draft Permanent, Rev 1) for STEP Housing meets the requirements of HB 1220 and the Growth Management Act (GMA). However, we do recommend removing Section 17.125.030 Para B from the Draft. 3. PB is aware that some nearby jurisdictions have added specific code to address potential neighborhood health, safety and security issues. We also recommend that City Council review existing statutes to ensure that these potential issues are adequately addressed for our city. Lee Hankins Planning Board Chair Packet Pg. 219 7.D.a c 0 r c d E E 0 as c 0 0 c a� E E 0 m c 0 x a w cn m a N m L 0 w a Packet Pg. 220 7.D.b ECDC Chapter 17.125, STEP Housing (Draft Permanent, Rev. 1) Page 1 of 3 Chapter 17.125 Emergency Shelter, Transitional Housing, Emergency Housing, and Permanent Supportive Housing (STEP Housing) Sections: 17.125.000 Purpose. 17.125.010 Applicability. 17.125.020 Definitions. 17.125.030 Regulations. 17.125.000 Purpose. The purpose of this chapter is to: A. Ensure compliance with the State of Washington's Growth Management Act and other laws B. Support the implementation of Edmonds's comprehensive plan. C. Encourage the development of emergency housing, emergency shelters, permanent supportive housing and transitional housing consistent with best practices for these development types to help address local housing needs. D. Direct STEP development to areas with existing amenities, like jobs, services and transit, to ensure occupants have access to opportunities. E. Protect the health, safety and welfare of the individuals served by these development types and the broader community. 17.125.010 Applicability. A. Where this chapter conflicts with any other, this chapter prevails. 17.125.020 Definitions. The following definitions apply to this chapter: A. "Emergency housing" means temporary indoor accommodations for individuals or families who are homeless or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing and personal hygiene needs of individuals or families. Emergency housing may or may not require occupants to enter into a lease or an occupancy agreement. [RCW 36.70A.030(14)] Packet Pg. 221 ECDC Chapter 17.125, STEP Housing (Draft Permanent, Rev. 1) Page 2 of 3 7.D.b B. "Emergency shelter" means a facility that provides a temporary shelter for individuals or families who are currently homeless. Emergency shelter may not require occupants to enter into a lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers that do not provide overnight accommodations. [RCW 36.70A.030(15)] C. "Permanent supportive housing" is subsidized, leased housing with no limit on length of stay that prioritizes people who need comprehensive support services to retain tenancy and utilizes admissions practices designed to use lower barriers to entry than would be typical for other subsidized or unsubsidized rental housing, especially related to rental history, criminal history and personal behaviors. Permanent supportive housing is paired with on - site or off -site voluntary services designed to support a person living with a complex and disabling behavioral health or physical health condition who was experiencing homelessness or was at imminent risk of homelessness prior to moving into housing to retain their housing and be a successful tenant in a housing arrangement, improve the resident's health status, and connect the resident of the housing with community -based health care, treatment or employment services. Permanent supportive housing is subject to all of the rights and responsibilities defined in chapter 59.18 RCW. [RCW 36.70A.030(31)] D. "Religious organization" means the federally protected practice of a recognized religious assembly, school or institution that owns or controls real property. [RCW 36.01.290(6)(c)] E. "Temporary", as applied in this chapter, applies to the person and how long they reside in STEP housing, not the structure or length of time for the land use. F. "Transitional housing" means a project that provides housing and supportive services to homeless persons or families and that has as its purpose facilitating the movement of homeless persons and families into independent living, generally in less than two years. [RCW 84.36.043(3)(c)] 17.125.030 Regulations. A. Permitted zones for STEP Housing. 1. Indoor emergency shelters and indoor emergency housing are permitted in all zones in which hotels are allowed. a. Indoor emergency shelters operated by a religious organization or located in a local public facility are subject to the requirements of ECDC 17.105, not ECDC 17.125. 2. Permanent supportive housing and transitional housing are permitted in all zones where residential dwelling units or hotels are allowed. B. Expectations 1. Nuisances and criminal behavior are subject to enforcement to the full extent of the city's code and state law. Packet Pg. 222 ECDC Chapter 17.125, STEP Housing (Draft Permanent, Rev. 1) 7.D.b Page 3 of 3 2. Evictions of residents for unsafe actions are not precluded by city codes. Packet Pg. 223 9.A Planning Board Agenda Item Meeting Date: 04/9/2025 Extended Agenda Staff Lead: Michael Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Review the attached extended agenda. Narrative An additional special meeting was added to the extended agenda on May 7 as a placeholder if further discussion of the middle housing code is needed. Attachments: 4.9.25 Extended agenda Packet Pg. 224 9.A.a PB Extended Agenda - April 9, 2025 C N N N c-I lD N (6 N c-I f6 lD N L Qi �--I Qi Ql Q Q M N ro �--I n3 00 N C ri c-I C Ln N 00 M — M N Q M c-I Q n N n O �--I n � N �, Oi 00 V O N N > O z N �--I > O z lL N V v 9i N V N O �--I V N 4 N W 0 N a C o 00 Comprehensive Plan Annual Docket I Rec Capital Improvement Program/Capital Facilties Plan I PH Code Updates Centers + Hubs (final by mid 2025) 1 D D D D PH D Rec STEP Housing (HB 1220 - final by mid 2025) 1 D D Rec Rec Middle Housing (HB 1110 - 6/30/25) D D D PH D Rec Design Standards + Processes (HB 1293 - 6/30/25) D D D D Rec Residential Parking Code Updates I D CAO Update (RCW 36.70A.130 - 12/31/25) 1 D D PH Rec Co -living Housing (HB 1998 - 12/31/25) 1 Long Range Zoning Map Amendments I Rec Amendments to Tree Code to correct legal issue (minor) Highway 99 Placemaking B Code Updates for Parks (minor) Climate Legislative Package Administrative Private Application for Street Map Amendment (AMD2024-0007) I/Rec Election of Officers I Planning Board report to City Council R R B Park Renaming PH Parks, Recreation & Human Services Reporti I R KEY I- Introduction PH- Public Hearing D- Discussion Rec - Recommendation B- Briefing/Q&A R- Report with no briefing/presentation Regular meeting cancelled Special Meetings/Presentations Quarterly updates to Council April 16 and May 7 - special meetings Meetings in March, April and May will start at 6PM Packet Pg. 225