HomeMy WebLinkAbout2025-04-09 Planning Board PacketAgenda
Edmonds Planning Board
SPECIAL MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020
APRIL 9, 2025, 6:00 PM
Edmonds Planning Board Agenda
April 9, 2025
Page 1
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=WFdxTWJIQmxITG9LZkc3K0huS0l4QT09 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.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
A. Previous Meeting Minutes
3. ANNOUNCEMENT OF AGENDA
4. AUDIENCE COMMENTS
5. ADMINISTRATIVE REPORTS
6. PUBLIC HEARINGS
7. 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 2
10. PLANNING BOARD CHAIR COMMENTS
11. PLANNING BOARD MEMBER COMMENTS
12. ADJOURNMENT
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
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Planning Board Meeting Minutes
March 26, 2025 Page 1 of 3
DRAFT
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
March 26, 2025
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
Staff Present
Mike Clugston, Planning Manager
Brad Shipley, Senior Planning
1. CALL TO ORDER
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
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Planning Board Meeting Minutes
March 26, 2025 Page 2 of 3
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.
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Planning Board Meeting Minutes
March 26, 2025 Page 3 of 3
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.
11. 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.
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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
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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).
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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
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Chapter 20.10 ECDC, Design Review Page 1 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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].
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Chapter 20.10 ECDC, Design Review Page 2 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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) general 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. subject
to the provisions of Chapter 20.11 ECDC, and (2) district-based design review subject to the
provisions of Chapter 20.12 ECDC. District-based design review is applicable when an area or
district has adopted design guidelines or design standards that apply specifically within that
area or district. General design review applies to areas or properties that do not have
specifically adopted design guidelines or standards. Projects may undergo either district-based
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.District-based design review applies to the following areas or districts:
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Chapter 20.10 ECDC, Design Review Page 3 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
1. The downtown Edmonds business districts (BD zones) located within the
downtown/waterfront activity center as shown on the city of Edmonds
comprehensive plan map.
2. The general commercial (CG) zone located within the medical/Highway 99 activity center or
the Highway 99 corridor as shown on the city of Edmonds comprehensive plan
map.
C. General design review applies to all areas of the city not specifically designated for
district-based design review under subsection (B) of this section.
D. The exemptions established pursuant to subsection (B) of this section shall apply to all
types and phases of design review under this chapter and Chapters 20.11 and
20.12 ECDC. [Ord. 4299 § 46 (Exh. A), 2023; Ord. 3636 § 1, 2007].
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.
2. Permitted primary and secondary uses in RS – single-family residential districts.
3. Detached single-family homes or duplexes in RM – multiple residential districts.
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Chapter 20.10 ECDC, Design Review Page 4 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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.
35. Fences that do not require a separate development permit.
46. 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 ADB 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. The architectural design boardStaff shall
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Chapter 20.10 ECDC, Design Review Page 5 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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 may be 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:
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Chapter 20.10 ECDC, Design Review Page 6 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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 (VLT)
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Chapter 20.10 ECDC, Design Review Page 7 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
of 50% and a maximum Visible Light Reflectance (VLR) 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,
or otherwise concealed from street view.
b. Architectural standards. All primary buildings must comply with the following
architectural standards to ensure variation and visual interest in the built
environment:
i. Facade Materials: At least 66% of the surface area of each front or corner
facade must be constructed using durable, high-quality materials
appropriate for the Puget Sound climate, such as brick, natural stone,
cedar or fir lap siding, fiber-cement siding (lap, shingle, or panel),
architectural metals designed for moisture resistance and tempered or
laminated glass. Other high-quality materials like synthetic stone or brick
veneers, precast concrete panels resembling stone or brick may be
approved by the Director or his/her designee if they demonstrate
adequate weather resistance and visual compatibility.
ii. Vertical Articulation: Vertical articulation is required to visually break the
massing of the front and corner facades into building segments no wider
than 32 feet. Vertical articulation may be achieved through architectural
features such as bays, columns, pilasters, mullions, a regular pattern of
windows, changes in the building plane, or recessed entries. For buildings
on corner lots, the material and articulation of the primary facade must
extend a minimum of one segment along the secondary street.
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
architectural treatments) is required to distinguish the ground floor or
podium from upper stories.
7.A.a
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Chapter 20.10 ECDC, Design Review Page 8 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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.
7.A.a
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Chapter 20.10 ECDC, Design Review Page 9 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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
driveway.
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.
7.A.a
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Chapter 20.10 ECDC, Design Review Page 10 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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 all garages, carports, or a combination thereof,
whether attached or detached, shall not exceed space for 4 vehicles if
visible from the street.
7.A.a
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Chapter 20.10 ECDC, Design Review Page 11 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
(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.
7.A.a
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Chapter 20.10 ECDC, Design Review Page 12 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
(New)
viii. Pedestrian-scale lighting shall be provided along paths and walkways and be
no greater than 14 feet in height.
F. Lapse of approval. Permit validity. (From Chapter 20.11 ECDC)
Design review approval is valid for one year from the date of decision issuance. A
one-time, one-year extension is available upon request. The extension request must be
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
application is submitted but expires prior to issuance, the associated design review expires
with the building permit application.
1. Time Limit. Unless the owner submits a fully completed building permit application
necessary to bring about the approved alterations, or, if no building permit
application is required, substantially commences the use allowed within 18 months
from the date of approval, ADB or hearing examiner approval shall expire and be
null and void, unless the owner files a fully completed application for an extension of
time prior to the expiration date. For the purposes of this section the date of
approval shall be the date on which the ADB’s or hearing examiner’s minutes or
other method of conveying the final written decision of the ADB or hearing examiner
as adopted are mailed to the applicant. In the event of appeal, the date of approval
shall be the date on which a final decision is entered by the city council or court of
competent jurisdiction.
B. Time Extension.
1. Application. The applicant may apply for a one-time extension of up to one year by
submitting a letter, prior to the date that approval lapses, to the planning division along
with any other supplemental documentation which the planning manager may require,
which demonstrates that he/she is making substantial progress relative to the
conditions or design review approval and that circumstances are beyond his/her control
7.A.a
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Chapter 20.10 ECDC, Design Review Page 13 of 13
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
preventing timely compliance. In the event of an appeal, the one-year extension shall
commence from the date a final decision is entered in favor of such extension.
2. Fee. The applicant shall include with the letter of request such fee as is established by
ordinance. No application shall be complete unless accompanied by the required fee.
3. Review of Extension Application. An application for an extension shall be reviewed by
the planning official as a Type I decision (Staff decision – No notice required). [Ord. 3736
§ 41, 2009; Ord. 3636 § 2, 2007].
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.
7.A.a
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Chapter 20.01 ECDC, Types of Development Project Permits Page 1 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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
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Chapter 20.01 ECDC, Types of Development Project Permits Page 2 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 II 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. Quasi-Judicial 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.
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Chapter 20.01 ECDC, Types of Development Project Permits Page 3 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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
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Chapter 20.01 ECDC, Types of Development Project Permits Page 4 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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
compliance
letter
Contingent
critical area
review
Essential
public
facilities
Site specific
rezone
Lot line
adjustment
Formal
interpretation
of the text of
the ECDC by the
director
Shoreline
substantial
development
permit,
where public
hearing not
required per
ECDC
24.80.100
Technological
impracticality
waiver for
amateur
radio
antennas
Development
agreements
Zoning text
amendment;
area-wide
zoning map
amendments
Critical area
determinations
SEPA
determinations
Critical area
variance
Comprehensive
plan
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Chapter 20.01 ECDC, Types of Development Project Permits Page 5 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-B TYPE IV TYPE V
amendments
Shoreline
exemptions
Preliminary
short plat
Contingent
critical area
review if
public
hearing
requested
Conditional
use
permits
(where
public
hearing by
hearing
examiner
is required)
Annexations
Minor
amendments
to planned
residential
development
Land
clearing/grading
Shoreline
substantial
development
permit,
where public
hearing is
required per
ECDC
24.80.100
Variances Development
regulations
Minor
preliminary
plat
amendment
Revisions to
shoreline
management
permits
Shoreline
conditional
use
Staff
Administrative
design review,
including signs
Administrative
variances
Shoreline
variance
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Chapter 20.01 ECDC, Types of Development Project Permits Page 6 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-B TYPE IV TYPE V
Final short plat Land use
permit
extension
requests
Design
review
(where public
hearing by
architectural
design board
is required)
Sales
office/model
(ECDC
17.70.005)
Preliminary
formal plat
Final formal
plats
Innocent
purchaser
determination
Preliminary
planned
residential
development
Final planned
residential
development
Staff design
review pursuant
to ECDC
20.12.010(B)(2)
B. Decision Table.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
I – IV) LEGISLATIVE
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE
III-B TYPE IV TYPE V
Recommendation N/A N/A N/A N/A N/A Planning board Planning board
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Chapter 20.01 ECDC, Types of Development Project Permits Page 7 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
I – IV) LEGISLATIVE
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE
III-B TYPE IV TYPE V
by:
Final decision by: Director Director Director Hearing
examiner/ADB
Hearing
examiner
City council City council
Notice of
application:
No Yes Yes Yes Yes Yes No
Open record
public hearing or
open record
appeal of a final
decision:
No Only if
appealed,
open
record
hearing
before
hearing
examiner
(1) If
director
decision
is
appealed,
open
record
hearing
before
hearing
examiner
(2) If
converted
to Type
III-A
process
Yes, before
hearing
examiner or
board ADB to
render final
decision
Yes,
before
hearing
examiner
or board
to render
final
decision
Yes, before
planning board
which makes
recommendation
to council
Yes, before
planning board
which makes
recommendation
to council or
council could
hold its own
hearing
Closed record
review:
No No No No Yes,
before
the
Yes, before the
council
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Chapter 20.01 ECDC, Types of Development Project Permits Page 8 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
I – IV) LEGISLATIVE
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE
III-B TYPE IV TYPE V
council
Permit review
timelines (per
ECDC 20.02):
65 days 100 days 100 days 170 days 170 days 170 days Not applicable
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.
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Chapter 20.01 ECDC, Types of Development Project Permits Page 9 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 43.21C 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.
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Chapter 20.13 ECDC, Landscaping Requirements Page 1 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 Landscape bonds.
20.13.050 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 20.1110.010. The ADB and hearing examiner shall be allowed to interpret and modify the
requirements contained herein; provided such modification is consistent with the purposes
found in ECDC 20.10.000. [Ord. 3636 § 4, 2007].
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary landscape plan to the architectural
design board prior 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 to the ADB for
review:
A. Name and address or location of the project;
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Chapter 20.13 ECDC, Landscaping Requirements Page 2 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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. Three setsA 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. See “Checklist for Architectural
Design Review” items (on architectural design board brochure) for required number of other
plans;
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:
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Chapter 20.13 ECDC, Landscaping Requirements Page 3 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
• 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 ADBdecision-maker. [Ord. 3636 § 4,
2007].
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Chapter 20.13 ECDC, Landscaping Requirements Page 4 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 ADB-approved 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.
I. 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.
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Chapter 20.13 ECDC, Landscaping Requirements Page 5 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 (B)).
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Chapter 20.13 ECDC, Landscaping Requirements Page 6 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
3. Landscaping should be planted in all areas except service areas.
4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 2007].
20.13.030 Landscape types.
A. Type I 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 II 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.
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Chapter 20.13 ECDC, Landscaping Requirements Page 7 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 IV 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 V Landscaping. 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 (E)(2) of
this section for each parking stall proposed.
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Chapter 20.13 ECDC, Landscaping Requirements Page 8 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 (E)(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 (E)(2) 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].
7.A.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 9 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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].
20.13.050 Urban design chapter adopted.
In aid of the design review criteria established pursuant to Chapters 20.10 ECDC, et seq., the
urban design chapter is hereby adopted in that form shown on Exhibit A attached to the
ordinance codified in this chapter. Such exhibit is incorporated by this reference as fully as if
herein set forth. These criteria shall be applied in accordance with the provisions of ECDC
20.12.070(A). The city clerk and planning department shall maintain copies for the public and
shall make the standards available online. [Ord. 3636 § 5, 2007].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements Page 10 of 10
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.
7.A.a
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Chapter 20.60 ECDC, Sign Code Page 1 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 2 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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
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Chapter 20.60 ECDC, Sign Code Page 3 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 4 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
“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
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Chapter 20.60 ECDC, Sign Code Page 5 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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;
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Chapter 20.60 ECDC, Sign Code Page 6 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 7 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
“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.
“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).
7.A.a
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Chapter 20.60 ECDC, Sign Code Page 8 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
“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
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Chapter 20.60 ECDC, Sign Code Page 9 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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. Staff Approval. Except as referred to the architectural design board pursuant to subsection
(A)(1) of this section, and except as provided in subsection (B) 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, garish or
otherwise not consistent with the architectural features of the surrounding
neighborhood.
B. Review by Architectural 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 (A)(1) 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:
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Chapter 20.60 ECDC, Sign Code Page 10 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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;
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Chapter 20.60 ECDC, Sign Code Page 11 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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-11-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 (A), (B), 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].
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Chapter 20.60 ECDC, Sign Code Page 12 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
Left: Sign area = X * Y Right: Applied individual letters are calculated
separately.
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Chapter 20.60 ECDC, Sign Code Page 13 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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:
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Chapter 20.60 ECDC, Sign Code Page 14 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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:
Sign Type Downtown1 SR-992 Westgate/SR-1043
Neighborhood
Commercial
(BN, BP and
FVMU Zones)
Business
Uses in RM
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
Illumination
C P P C N
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
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Chapter 20.60 ECDC, Sign Code Page 15 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Sign Type Downtown1 SR-992 Westgate/SR-1043
Neighborhood
Commercial
(BN, BP and
FVMU Zones)
Business
Uses in RM
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.
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Chapter 20.60 ECDC, Sign Code Page 16 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 17 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 (B)(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.
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Chapter 20.60 ECDC, Sign Code Page 18 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
4. Signage in excess of that provided in subsections (B)(1) and (2) 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
RS, RM 4 square feet
BN, BP, BC,
BD, CW, CG,
WMU, FVMU
1 square foot per lineal
foot of attached wall
B. The maximum height of any attached sign shall be as follows:
Zone Maximum Height of
Sign
RS, RM 6 feet
BN, BP, BC,
BD, CW, CG,
14 feet or the height of
the face of the building
on which the sign is
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Chapter 20.60 ECDC, Sign Code Page 19 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Height of
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
RS, RM 4 square feet
BN, BP, BC,
BD, CW, CG,
WMU, FVMU
1 square foot per each
lineal foot of window
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
RS, RM Not permitted
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Chapter 20.60 ECDC, Sign Code Page 20 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Area of Sign
BN, BP, BC,
BD, CW, WMU,
FVMU
16 square feet
CG 32 square feet
B. The maximum height of any projecting sign shall be as follows:
Zone Maximum Height of
Sign
RS, RM Not permitted
BN, BP, BC,
BD, CW, CG,
WMU, FVMU
Height of the wall to
which the sign is
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
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Chapter 20.60 ECDC, Sign Code Page 21 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Area of Sign
RS, 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,
WMU,
FVMU
32 square feet (single)
48 square feet (group)
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 – CG Zone. 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 (E) of this section shall be limited to
160 square feet.
D. Maximum Height. The maximum sign height of freestanding signs shall be as follows:
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Chapter 20.60 ECDC, Sign Code Page 22 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Height of
Sign
RS, RM 6 feet
BN, BP, BC, BD,
CG, CW, WMU,
FVMU
14 feet
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,
2003].
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Chapter 20.60 ECDC, Sign Code Page 23 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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, CW, 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 set back 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);
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Chapter 20.60 ECDC, Sign Code Page 24 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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
20.60.080(B).
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].
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Chapter 20.60 ECDC, Sign Code Page 25 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 26 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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)
RS 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
other
zones
32 square feet
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].
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Chapter 20.60 ECDC, Sign Code Page 27 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 may be 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 may be used for temporary signage. Attached signs may be
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:
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Chapter 20.60 ECDC, Sign Code Page 28 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Area of
Temporary Sign
RS, RM 6 square feet
BN, BP, BC, BD,
CW, WMU,
FVMU
20 square feet
CG 30 square feet
4. The total maximum area for each allowed on-premises temporary sign shall be as
follows:
Zone Maximum Area of
Temporary Sign
RS, RM 6 square feet
(freestanding and
attached)
BN, BP, BC, BD,
CW, WMU,
FVMU
20 square feet
(attached)
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
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Chapter 20.60 ECDC, Sign Code Page 29 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Zone Maximum Height of
Sign
RS, RM 6 feet (freestanding and
attached)
BN, BP, BC, BD,
CW, CG, WMU,
FVMU
14 feet (attached)
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 Temporary Signage. 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 (B)(5) through (9) 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.
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Chapter 20.60 ECDC, Sign Code Page 30 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
5. Only portable freestanding signs may be 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
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Chapter 20.60 ECDC, Sign Code Page 31 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 32 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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.
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Chapter 20.60 ECDC, Sign Code Page 33 of 33
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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 1 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.
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].
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Chapter 16.43 ECDC, BD – Downtown Business Page 2 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
16.43.010 Subdistricts.
The “downtown business” zone is subdivided into five distinct subdistricts, each intended to
implement specific aspects of the comprehensive plan that pertain to the Downtown
Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning
regulations, as described in this chapter. The five subdistricts are:
BD1 – Downtown Retail Core;
BD2 – Downtown Mixed Commercial;
BD3 – Downtown Convenience Commercial;
BD4 – Downtown Mixed Residential;
BD5 – Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008].
16.43.020 Uses.
A. Table 16.43-1.
Permitted Uses BD1 BD1
GFSF(1) BD2 BD3 BD4 BD5
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
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Chapter 16.43 ECDC, BD – Downtown Business Page 3 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Permitted Uses BD1 BD1
GFSF(1) BD2 BD3 BD4 BD5
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
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Chapter 16.43 ECDC, BD – Downtown Business Page 4 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Permitted Uses BD1 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
nonflammable and nonexplosive cleaning agents
C X A A A X
Printing, publishing and binding establishments C X A A A C
Public markets licensed pursuant to provisions in
Chapter 4.90 ECC1
A A A A A A
Outdoor dining meeting the criteria of Chapter
17.75 ECDC
B B B B B B
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
17.100.020
A A A A A A
Primary and high schools, subject to the A X A A A A
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Chapter 16.43 ECDC, BD – Downtown Business Page 5 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Permitted Uses BD1 BD1
GFSF(1) BD2 BD3 BD4 BD5
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
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Chapter 16.43 ECDC, BD – Downtown Business Page 6 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Permitted Uses BD1 BD1
GFSF(1) BD2 BD3 BD4 BD5
otherwise listed as a permitted use
Day care centers C X C C A C
Hospitals, health clinics, convalescent homes, rest
homes, sanitariums
X X C C A X
Medical uses, e.g., A X A 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
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Chapter 16.43 ECDC, BD – Downtown Business Page 7 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Permitted Uses BD1 BD1
GFSF(1) BD2 BD3 BD4 BD5
Regional parks and community parks without a
master plan subject to the requirements of ECDC
17.100.070
C C C C C C
Outdoor storage, incidental to a permitted use D X D D D D
Aircraft landings as regulated by Chapter 4.80
ECC
X X D D D D
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 drive-throughs), 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
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Chapter 16.43 ECDC, BD – Downtown Business Page 8 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 9 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Sub
District
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side
Setback1
Minimum
Rear
Setback1
Maximum
Height2
Minimum
Height of
Ground
Floor
within the
Designated
Street
Front4
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.
Commented [BS1]: Not applicable; Zone does not have
standards, eliminate to clarify
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Chapter 16.43 ECDC, BD – Downtown Business Page 10 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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
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Chapter 16.43 ECDC, BD – Downtown Business Page 11 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Figure 16.43-1: Ground Floor Height Measurement
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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 12 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum
height of the ground floor specified in Table 16.43-2 only applies to the height of the
ground floor located within the designated street front established in subsection (B)(2) of
this section.
4. Access to Commercial Uses within the Designated Street Front. When a commercial use
is located on the ground floor within a designated street front as defined in subsection
(B)(2) of this section, the elevation of the ground floor and associated entry shall be within
seven inches of the grade level of the adjoining sidewalk. “Grade” shall be as measured at
the entry location. Portions of the ground floor outside the designated street front of the
building need not comply with the access requirements specified in this section.
5. When the designated street front of a building is on a slope which does not allow both
the elevation of the entry and ground floor within the designated street front to be entirely
within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of
this section, the portion of the ground floor of the building located within the designated
street front may 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 may 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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 13 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
8. Within the BD4 zone, there are two options for developing the ground floor of a
building. One option is to develop the ground floor with commercial space, meeting the
same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section.
As a second option, if more residential space is provided so that the ground floor does not
meet the commercial use requirements described in subsection (B)(7) of this section, then
the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5
setbacks are required, the required street setback shall be landscaped and no fence or wall
in the setback shall be over four feet in height above sidewalk grade unless it is at least 50
percent open, such as in a lattice pattern.
9. Within the BD5 zone, one option is to develop the ground floor with commercial space,
meeting the same requirements detailed for the BD2 zone in subsection (B)(7) of this
section. When development of the ground floor does not conform to these requirements,
then development within the BD5 zone shall meet the following requirements:
a. The building shall be oriented to 4th Avenue. “Orientation to 4th Avenue” shall
mean that:
i. At least one building entry shall face 4th Avenue.
ii. If the building is located adjacent to the public right-of-way, architectural details
and/or applied art shall be incorporated into the building design to add interest at
the pedestrian (i.e., ground floor) level.
iii. If the building is set back from the street, landscaping and/or artwork shall be
located between the building and the street front.
b. Live/work uses are encouraged within the BD5 zone, and potential live/work space
is required for new residential buildings if no other commercial use is provided on-site.
i. If multiple residential uses are located on the ground floor, the building shall
incorporate live/work space into the ground floor design in such a way as to
enable building occupants to use portion(s) of their space for a commercial or
art/fabrication use. “Live/work space” means a structure or portion of a structure
that combines a commercial or manufacturing activity that is allowed in the zone
with a residential living space for the owner of the commercial or manufacturing
business, or the owner’s employee, and that person’s household. The live/work
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Chapter 16.43 ECDC, BD – Downtown Business Page 14 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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 (B)(1) through (9) of this section apply with the following exceptions or
clarifications:
a. That in all areas the provision of pedestrian access to permitted residential uses is
allowed as a permitted secondary use.
b. The restrictions on the location of residential uses shall not apply when a
single-family use is the only permitted primary use located on the property.
c. Existing buildings may be added onto or remodeled without adjusting the existing
height of the ground floor to meet the specified minimum height, so long as the
addition or remodel does not increase the building footprint or its frontage along a
street by more than 25 percent. Permitted uses may occupy an existing space
regardless of whether that space meets the ground floor requirements for height.
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Chapter 16.43 ECDC, BD – Downtown Business Page 15 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
d. Parking is not considered to be a commercial use for the purposes of satisfying the
ground floor commercial use requirement within the designated street front (e.g.,
when the first 45 feet of a building are within a designated street front in the BD1 zone,
parking may 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(2)(d). 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit 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 may be increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of
the public right-of-way, architectural details and/or applied art shall be incorporated into
the building design, and the ground floor shall be distinguished from the upper portions of
the building through the use of differences in materials, windows, and/or architectural
forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof is at least six-by-12 and the roof includes
architectural features, such as dormers or gables of a steeper pitch, that break
up the roof line into distinct segments.
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Chapter 16.43 ECDC, BD – Downtown Business Page 16 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
b. If the building does not make use of a pitched roof system as described in
subsection (C)(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 BD5 zones.
E. Open Space Requirements.
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Chapter 16.43 ECDC, BD – Downtown Business Page 17 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
1. For buildings on lots larger than 12,000 square feet or having an overall building width
of more than 120 feet (as measured parallel to the street lot line), at least five percent of
the lot area shall be devoted to open space. Open space shall not be required for additions
to existing buildings that do not increase the building footprint by more than 10 percent.
Open space shall be provided adjacent to the street front (street lot line). Such open space
may 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).
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Chapter 16.43 ECDC, BD – Downtown Business Page 18 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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 (E) of this section.
2. No off-street parking is required for any permitted uses located within a building listed
on the Edmonds register of historic buildings. Note that additional parking exceptions
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Chapter 16.43 ECDC, BD – Downtown Business Page 19 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
involving building expansion, remodeling or restoration may also apply, as detailed in ECDC
17.50.070(C).
3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is
retained on-site, no off-street parking is required for any additional buildings or uses
located on the same property. To obtain this benefit, an easement in a form acceptable to
the city shall be recorded with Snohomish County protecting the exterior of the historic
building and ensuring that the historic building is maintained in its historic form and
appearance so long as the additional building(s) obtaining the parking benefit exist on the
property. The easement shall continue even if the property is subsequently subdivided or
any interest in the property is sold.
G. Density. There is no maximum density for permitted multiple dwelling units.
H. Screening. The required setback from R-zoned property shall be landscaped with trees and
ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum
height fence, wall or solid hedge shall be provided at some point in the setback, except for that
portion of the BD zone that is in residential use.
I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the Federal
Communications Commission, satellite television antennas greater than two meters in
diameter shall be reviewed in accordance with the provisions of ECDC 16.20.060. [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
ECDC)
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
A. Applicability.
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Chapter 16.43 ECDC, BD – Downtown Business Page 20 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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. [Ord. 3918 § 2 (Att. 2), 2013;
Ord. 3697 § 2, 2008].
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.
Buildings must convey a distinct base and top.
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Chapter 16.43 ECDC, BD – Downtown Business Page 21 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
The base can be emphasized by different material(s).
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. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
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);
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Chapter 16.43 ECDC, BD – Downtown Business Page 22 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
iii. Forecourt and entrance plaza.
Buildings shall be oriented to the street.
Entrances shall be given visually distinct expression.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
D. Ground level details.
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Chapter 16.43 ECDC, BD – Downtown Business Page 23 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. 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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 24 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Ground floor details encourage visual interest along the ground level of buildings facing
pedestrian streets.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
E. Awnings/canopies and signage
1. Intent.
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Chapter 16.43 ECDC, BD – Downtown Business Page 25 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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. Structural canopies are encouraged Weather 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 hung just 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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 26 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Open-sided nonstructural awning with front valance.
Open-sided structural canopy.
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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 27 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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).
j. 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.
l. 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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 28 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Examples of projecting
signs using decorative
frames and design
elements.
Awning or
canopy
shapes:
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
F. Transparency at street level.
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.
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Chapter 16.43 ECDC, BD – Downtown Business Page 29 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.* [Ord. 3918
§ 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
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Chapter 16.43 ECDC, BD – Downtown Business Page 30 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
* 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;
vii. Opaque or translucent glass;
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
xi. An architectural element not listed above, as approved, that meets the
intent.
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Chapter 16.43 ECDC, BD – Downtown Business Page 31 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
b.
Buildings shall not display blank, unattractive walls to the abutting street.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
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
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Chapter 16.43 ECDC, BD – Downtown Business Page 32 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
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 Amenity Space. An exterior area equivalent to at least 10 percent of the
project’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
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Chapter 16.43 ECDC, BD – Downtown Business Page 33 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
(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-Side Amenity 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. [Ord. 4276 § 1 (Exh. A), 2022].
7.A.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 34 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. 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, 2008].
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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.
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.
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ECDC 16.77.020, Site development standards Page 1 of 2
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
16.77.020 Site development standards.
A. Table.
Subdistrict Minimum
Lot Area
Minimum
Street
Setback1
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
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, 20.12 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].
7.A.a
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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.
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.
7.A.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 1 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 board (ADB)
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
7.A.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 2 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 ADB 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 architectural
design boarddesign review application has not yet been considered the application 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
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ECDC 19.00.030, Architectural design review – Optional vesting Page 3 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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 ADB 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.
7.A.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 4 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
City Website: www.edmondswa.gov
Hosted by General Code.
7.A.a
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Architectural Design Board Meeting
Minutes of Regular Meeting
January 25, 2024
Page 2 of 3
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.
7.A.b
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Architectural Design Board Meeting
Minutes of Regular Meeting
February 22, 2024
Page 2 of 2
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 HB 1110 (Middle Housing), HB 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 4th 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.
7.A.b
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Architectural Design Board Meeting
Minutes of Regular Meeting
April 25, 2024
Page 2 of 5
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 café 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 café 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 Café as aspirational examples of this.
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Architectural Design Board Meeting
Minutes of Regular Meeting
April 25, 2024
Page 3 of 5
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.
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Architectural Design Board Meeting
Minutes of Regular Meeting
April 25, 2024
Page 4 of 5
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 façade. 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
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Architectural Design Board Meeting
Minutes of Regular Meeting
June 27, 2024
Page 2 of 3
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
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Architectural Design Board Meeting
Minutes of Regular Meeting
August 22, 2024
Page 1 of 3
Approved 9/26/2024
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 – 5th 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
Staff Present
Nick (providing tech support at the meeting)
APPROVAL OF AGENDA
The agenda was approved as presented.
AUDIENCE COMMENTS
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
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Architectural Design Board Meeting
Minutes of Regular Meeting
August 22, 2024
Page 2 of 3
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 6th 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.
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Architectural Design Board Meeting
Minutes of Regular Meeting
August 22, 2024
Page 3 of 3
• 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.
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Architectural Design Board Meeting
Minutes of Regular Meeting
September 26, 2024
Page 2 of 3
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
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Architectural Design Board Meeting
Minutes of Regular Meeting
September 26, 2024
Page 3 of 3
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.
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Architectural Design Board Meeting
Minutes of Virtual Meeting
October 24, 2024
Page 3 of 8
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 façade. 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
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Architectural Design Board Meeting
Minutes of Virtual Meeting
October 24, 2024
Page 4 of 8
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.
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Architectural Design Board Meeting
Minutes of Virtual Meeting
October 24, 2024
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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 it's 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.
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Architectural Design Board Meeting
Minutes of Virtual Meeting
October 24, 2024
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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 it's 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
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Architectural Design Board Meeting
Minutes of Virtual Meeting
October 24, 2024
Page 7 of 8
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 it's 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.
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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
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
Approved FILED
Governor of the State of Washington
Secretary of State
State of Washington
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AN ACT Relating to streamlining development regulations; amending 1
RCW 36.70B.160; and adding a new section to chapter 36.70A RCW.2
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:3
NEW SECTION. Sec. 1. A new section is added to chapter 36.70A 4
RCW to read as follows:5
(1) For purposes of this section, "design review" means a 6
formally adopted local government process by which projects are 7
reviewed for compliance with design standards for the type of use 8
adopted through local ordinance.9
(2) Except as provided in subsection (3) of this section, 10
counties and cities planning under RCW 36.70A.040 may apply in any 11
design review process only clear and objective development 12
regulations governing the exterior design of new development. For 13
purposes of this section, a clear and objective development 14
regulation:15
(a) Must include one or more ascertainable guideline, standard, 16
or criterion by which an applicant can determine whether a given 17
building design is permissible under that development regulation; and18
(b) May not result in a reduction in density, height, bulk, or 19
scale below the generally applicable development regulations for a 20
development proposal in the applicable zone.21
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.
p. 1 ESHB 1293.PL
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(3) The provisions of subsection (2) of this section do not apply 1
to development regulations that apply only to designated landmarks or 2
historic districts established under a local preservation ordinance.3
(4) Any design review process must be conducted concurrently, or 4
otherwise logically integrated, with the consolidated review and 5
decision process for project permits set forth in RCW 36.70B.120(3), 6
and no design review process may include more than one public 7
meeting.8
(5) A county or city must comply with the requirements of this 9
section beginning six months after its next periodic comprehensive 10
plan update required under RCW 36.70A.130.11
Sec. 2. RCW 36.70B.160 and 1995 c 347 s 420 are each amended to 12
read as follows:13
(1) Each local government is encouraged to adopt further project 14
review provisions to provide prompt, coordinated, and objective 15
review and ensure accountability to applicants and the public, 16
including expedited review for project permit applications for 17
projects that are consistent with adopted development regulations or 18
that include dwelling units that are affordable to low-income or 19
moderate-income households and within the capacity of systemwide 20
infrastructure improvements.21
(2) Nothing in this chapter is intended or shall be construed to 22
prevent a local government from requiring a preapplication conference 23
or a public meeting by rule, ordinance, or resolution, where 24
otherwise required by applicable state law.25
(3) Each local government shall adopt procedures to monitor and 26
enforce permit decisions and conditions.27
(4) Nothing in this chapter modifies any independent statutory 28
authority for a government agency to appeal a project permit issued 29
by a local government.30
(5) For the purposes of this section:31
(a) A dwelling unit is affordable if it requires payment of 32
monthly housing costs, including utilities other than telephone, of 33
no more than 30 percent of the family's income.34
(b) "Dwelling unit" means a residential living unit that provides 35
complete independent living facilities for one or more persons and 36
that includes permanent provisions for living, sleeping, eating, 37
cooking, and sanitation, and that is sold or rented separately from 38
other dwelling units.39
p. 2 ESHB 1293.PL
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(c) "Low-income household" means a single person, family, or 1
unrelated persons living together whose adjusted income is less than 2
80 percent of the median family income, adjusted for household size, 3
for the county where the household is located, as reported by the 4
United States department of housing and urban development, or less 5
than 80 percent of the city's median income if the project is located 6
in the city, the city has median income of more than 20 percent above 7
the county median income, and the city has adopted an alternative 8
local median income.9
(d) "Moderate-income household" means a single person, family, or 10
unrelated persons living together whose adjusted income is at or 11
below 120 percent of the median household income, adjusted for 12
household size, for the county where the household is located, as 13
reported by the United States department of housing and urban 14
development, or less than 120 percent of the city's median income if 15
the project is located in the city, the city has median income of 16
more than 20 percent above the county median income, and the city has 17
adopted an alternative local median income.18
--- END ---
p. 3 ESHB 1293.PL
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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.
ESHB 1293- 1 -House Bill Report
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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
•
ESHB 1293- 2 -House Bill Report
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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
•
ESHB 1293- 3 -House Bill Report
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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.
ESHB 1293- 4 -House Bill Report
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(Other) Carl Schroeder, Association of Washington Cities.
Persons Signed In To Testify But Not Testifying: None.
ESHB 1293- 5 -House Bill Report
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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:
7.B
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· 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
7.B
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March 27: Westgate, West Edmonds Way , Firdale Village
March 28: Five Corners, Medical District Expansion, South Lake Ballinger
March 31: Maplewood, East Seaview, North Bowl
WALK & TALK DEBRIEF 7.B.a
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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
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KEY OBSERVATIONS 7.B.a
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‘WESTGATE’ Neighborhood Center
•Land Use : Mixed Use -4
•Height allowed - 3 Floors (30-33’)
•Bonus floor height incentive allowed
1
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1.Concern regarding heights and allowing
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 100th Ave
1
*Images on the next slide
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
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‘WESTGATE’ Neighborhood Center
WMU Code : Figure 22.110.010.B.
Building Height Limits and Step-Back Requirements
https://edmonds.municipal.codes/ECDC/22.110.010
1
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*Refer to the map on the previous slide
Slopes up as we turn on 97th Ave W
S.F Residential on 232nd St SW
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‘MEDICAL DISTRICT EXPANSION’ Neighborhood Center
•Land Use : Mixed Use -3, 4, 5
•Height allowed - 3, 4 Floors,
•Bonus floor height incentive allowed on few parcels
1.Opportunity to provide pedestrian
connections via 213, 214,215th 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
4.Potential areas to include within the center.
Previously zoned R.M. Multi family that could
accommodate multifamily and commercial.
5.Opportunity to create active frontages and
sidewalks along 212th St SW and 220th St SW
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5
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
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Potential pedestrian paths connecting schools, creating
walkable environment
Swedish campus and residential on 215th St
Previously RM zoned
Active building & street frontage requirements to be considered
‘MEDICAL DISTRICT EXPANSION’ Neighborhood Center
7.B.a
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‘FIVE CORNERS’ Neighborhood Center
1.Less feasible for commercial with existing
multifamily residential
2.May not be feasible for commercial req. But
any additional buildings/ additions could be
required to follow street orientation and
frontage requirements
3.Previously RM zone that allows multi family
4.Seems more appropriate for NCH with
available pedestrian connections and usage
5.Three homes with private road / easements.
May not be feasible to develop unless
combined with the commercial use on the
front
6.Existing pedestrian connections to leverage
7.Private road/ easement to provide access to
the residences
8.Vacant parcels to consider as opportunity
9.Slopes
1
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9
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
•Land Use : Mixed Use -3
•Height allowed – 3 Floors,
•Bonus floor height incentive not allowed
7.B.a
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‘FIVE CORNERS’ Neighborhood Center
Existing businesses.
Previously RM.
Not included in NCH
Existing pedestrian path
Church outside the NCH boundary
Vacant
7.B.a
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‘FIVE CORNERS’ Neighborhood Center
Existing Multi Family – Less feasible for
commercial
Previously RM multifamily zoned. May
contribute to the center
Private road/easement providing access to these homes
Private road/easement. Homes only on one side are included
Slopes down, Residences at the back
have their roof line almost at the street
level
7.B.a
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‘FIRDALE’ Neighborhood Center
•Land Use : Mixed Use - 5
•Height allowed - 4 Floors
•Bonus floor height incentive allowed
1.Enhance opportunities for active
frontage at a larger scale.
2.Utilize existing rights -of-way to create
community amenity spaces.
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.1
2 3
3
Mandate non-residential uses
Primary Active Frontage requirement
Potential Overlays
7.B.a
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Utilize existing rights-of-way to create community amenity spaces.
Entry driveway
2
‘FIRDALE’ Neighborhood Center
Back of the building is almost at the
Street level. Center of the site at a
much lower level.
Landscaping, seating, frontages ,etc should be
regulated to make it more people oriented.
7.B.a
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‘WEST EDMONDS WAY’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
2
3
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1
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4
1.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
3.Potential opportunity for future
development. Encourage multi family.
4.Less feasible for commercial.
5.High chance of redevelopment.
5
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
7.B.a
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‘WEST EDMONDS WAY’ Neighborhood Hub
1. Previously zoned BN- Feasible to include commercial development.
2. Just one Single family home, part of
the residential community behind.
Separate overlay to provide exemption
from NCH standards unless lot
combination happens
3. Potential opportunity for future
development. Encourage multi family.
4. Potential opportunity for
development.
5. Existing Bank , property zoned BP
previously, that allows commercial
7.B.a
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‘SOUTH LAKE BALLINGER’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
1.Slopes downward, making subdivision a
more feasible development option. Could
potentially be integrated into the church
parcel for cohesive site planning
2.Vacant lot and the adjacent parcel could
create an opportunity for development
3.Existing slopes. Opportunity to encourage
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.
1
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4
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
7.B.a
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‘SOUTH LAKE BALLINGER’ Neighborhood Hub
Better access from the Church property
Single family zoned – one Vacant lot exists
Slope feasible for making pedestrian
connections (Lake Ballinger way to
77th Pl W)
Potential opportunity – Vacant corner
lot
7.B.a
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‘EAST SEA VIEW’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive allowed on few parcels
1.Quiet residential neighborhood.
Previously zoned RM Multi Family, but
single -family homes exist. May not be
feasible for commercial, but could be
considered for future development
with lot combinations
2.With existing businesses, this seems
to have more feasibility for commercial
development
3.Slopes down across the street.
Community concerns around heights
allowed. Previously RM Multifamily on
either side of 80th Ave – allows 25’
2
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3
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
7.B.a
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1. Residential on 195th St SW. Previously RM Multi family zoned
Existing businesses with opportunities when
subdivided/redeveloped
‘EAST SEA VIEW’ Neighborhood Hub
7.B.a
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‘MAPLEWOOD’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
1.Existing nonconforming business within a
residential zone presents a potential
opportunity for integration into the hub.
2.Church parcels are underutilized, with large
parking lots and single -story buildings. With
ownership extending to the west, the site
offers development potential.
3.Property owner interested in exploring
development opportunities.
4.Partial interest in upzoning to create small
neighborhood spaces.
5.Existing single -family residential parcels,
previously zoned RM. May have future
development potential, if combined with
adjacent lots.
2
1
3
4
5
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
7.B.a
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‘NORTH BOWL’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
1.Exclude parcels on Grand View St and
south of Puget Dr from the development
standards that encourage more
density/development.
2.Encourage commercial only on the parcels
North of Puget Drive where it’s previously
zoned BN (Neighborhood Business)
3.Allow Single family expansions to an extent
of what was allowed previously in RS -12
4.Additions might still need to follow
orientation and frontage requirements
where suited.
Potential areas for future consideration
Mandate non-residential uses
Primary Active Frontage requirement
Secondary Active Frontage requirement
Optional Non-residential uses
May not have met the criteria for center / hub
Potential Overlays
1
1
2 2
7.B.a
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Revisiting the Purpose
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.
Mix of Uses
7.B.a
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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.
Only residential
Includes non residential
7.B.a
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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
For illustration purpose only
Potential Design Standards:7.B.a
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Potential Framework : Overlay Based Standards
Where nonresidential
is mandatory
Where only
residential(multi
family) is
encouraged
Where existing Single
family remains
Parcels with future
opportunity
•Minimal front setbacks
•No side/rear setbacks
•Transition/step back
requirements
•Open space/amenity
space requirements
•Ground floor/building
frontage requirements
•Street frontage
requirements
•Building orientation
•Moderate front
setbacks
•Minimum density
requirements
•Residential frontage
requirements
•Street orientation
•Lesser frontage,
designs standards
•Incentives if includes
nonresidential uses
where applicable
•Larger front setbacks
•Side/ rear setbacks
apply
•Lot coverage
•Maintain existing
heights(previously
allowed)
•Flexible setbacks
•Height
transition/step back
requirements
•Case by case
•Interim uses
considering
developers interest
7.B.a
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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?
7.B.a
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THANK YOU… ☺
7.B.a
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awilliams222@outlook.com
Westgate
Submission Date Apr 2, 2025 1:24 AM
Select the neighborhood center
or a hub you are referring to Westgate
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.jpg
1.21 MB
2-bent-trees-villages-apt.jpg
1.32 MB
5-pistol-butted-trees-Herfys.jpg
1.14 MB
Illustrate your thoughts/ideas in
regard to the pictures uploaded
After reading this article in Northword Magazine
(http://northword.ca/features/pistol-butts-and-drunken-trees-what-plants-
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
Center slopes, which indicates that the slopes are unstable. This must be
considered when developing Westgate Center.
There should be a bu er 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:
4/4/25, 10:31 AM 2025 Code Update Public Input Form - Jotform Inbox
https://www.jotform.com/inbox/250557609860161/6193806837211235867 1/2
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•“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 su er total failures and move in blocks or uid ows 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:// le.dnr.wa.gov/publications/ger_homeowners_guide_landslides.pdf
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)
Other
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?
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.
What is important to you about
future development in this
neighborhood center or hub?
Safety is my highest priority: tra c problems, pedestrian safety, and landslide
hazard.
E-mail awilliams222@outlook.com
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andrewkluess@gmail.com
South Ballinger
Submission Date Mar 28, 2025 7:15 PM
Select the neighborhood center
or a hub you are referring to South Ballinger
What types of outdoor spaces or
green infrastructure would you
like to see or improve in your
neighborhood
Pedestrian-Friendly Infrastructure (such as pedestrian crossings or wider
sidewalks)
Better Street lighting
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?
Improve Critical neighborhood ped and bike Connections to interurban trail
from 238th St SW crossing 99 and 77th ave crossing Edmonds Way. 238th is
the only pedestrian crossing at 99 connecting this neighborhood to the rest of
Edmonds. Mathay Ballinger park expansion should tie interurban trailhead to
the neighborhood hub.
E-mail andrewkluess@gmail.com
4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox
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awilliams222@outlook.com
Westgate
Submission Date Mar 30, 2025 6:01 PM
Select the neighborhood center
or a hub you are referring to Westgate
Help us capture what matters
most about this area 1-wideshot-of-ravine.jpg
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3-closeup-of-grasses.jpg
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2-ravine-slope.jpg
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4-groundwater-seepage-on-227th.jpg
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5-Map-of-Westgate-lots.jpg
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Illustrate your thoughts/ideas in
regard to the pictures uploaded
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 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
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A slope wetland is de ned 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 Pl SW, especially in winter when heavy rains raise the water table (see
photograph #4). There is also an in ltration well in the cul-de-sac on 228th PL
SW (see diagram #5). I am con dent 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 runo coming down that ravine from 98th
Ave W. and 228th Pl 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 ood risk.
•The slope wetland also helps to absorb groundwater that ows downhill
beneath the wide plateau above it in Edmonds and Esperance and from the
in ltration well on 228th Pl SW.
•This helps stabilize the Alderwood soils on this slope (Alderwood soil was
identi ed through a Washington State Dept of Natural Resources map).
Alderwood soil contains many di erent 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
This slope quali es as a geological hazardous area needing protection for
erosion and landside hazards under section 23.80.020 Designation of speci c
hazard areas in the Edmonds Code, which states:
A. EROSION HAZARD AREAS.
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
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 gure
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
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destruction of this slope wetland.
SUMMARY
This slope wetland is doing good work for Edmonds. Like most wetland areas,
it acts as a natural ood 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 o cials to
protect them from erosion, landslide, and groundwater intrusion hazards
associated with developing this lot.
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)
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?
Reduced speed zone. Crosswalks between PCC side and QFC side north of
the tra c light on 100th Ave W. No tall retaining walls on slopes that amplify
sound waves. Retain trees on steep slope areas to reduce noise levels.
Increase storm water management to reduce potential ooding, since
Westgate is in a ood zone.
What is important to you about
future development in this
neighborhood center or hub?
Geologic hazard risks are my number one concern. Future development in
Westgate must not destabilize the steep slopes to endanger the residents
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 ow. Disturbing the ow 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
bu er or setback is needed between the steep slope and these buildings so
that if a landslide occurs the residential units will not take a direct hit from
these slides.
E-mail awilliams222@outlook.com
4/4/25, 10:33 AM 2025 Code Update Public Input Form - Jotform Inbox
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glenn.douglas@comcast.net
South Ballinger
Submission Date Mar 21, 2025 12:43 PM
Select the neighborhood center
or a hub you are referring to South Ballinger
Illustrate your thoughts/ideas in
regard to the pictures uploaded
Since our neighborhood has been overlooked, how do we get the attention
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 o a single one of the 12 criteria that our
neighborhood meets.
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 tness
areas)
Public Art (Murals, sculptures, Interactive art installations, murals)
Public Plazas or Outdoor Community Gathering Spots
Better Street lighting Other
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?
ALL OF THE ABOVE!!!!
What is important to you about
future development in this
neighborhood center or hub?
Make our neighborhood safer for pedestrians, drivers, homeowners and small
businesses.
E-mail glenn.douglas@comcast.net
4/4/25, 10:35 AM 2025 Code Update Public Input Form - Jotform Inbox
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From:Scott Urquhart
To:Tibbott, Neil; Eck, Chris; Chen, Will; Dotsch, Michelle; Olson, Vivian; Paine, Susan; Nand, Jenna
Cc:Planning; Hope, Shane; Rosen, Mike; Kristi Urquhart
Subject:North Bowl Walk - Grandview Street
Date:Saturday, March 29, 2025 4:58:17 PM
Attachments:image003.png
image004.png
Some people who received this message don't often get email from scott.urquhart@mossadams.com. Learn why this is important
Dear councilmembers,
We look forward to seeing you at Monday’s North Bowl Hub Walk 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 for the 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.
Seven of the redesignated residential lots are located on Grandview Street.
Grandview Street has an existing paved width of 20’ with a right-of 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 City 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?
Details from the Public Works website:
Typical Street
Cul-de-sac/ Turnaround
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Sidewalk
Grandview Street is approximately 500’ long with a terminal (dead-end) as it intersects with 10th Pl N in a riparian area.
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The creek forming the northern border of the rezoned residential area on Grandview compresses the buildable area when considering setback requirements and environmental concerns from runoff associated with high density zoning.
7.B.b
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Based on the City’s Quality 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 may 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. Any disclosure, copying, distribution, or use of this communication by someone other than the intended recipient is prohibited.
7.B.b
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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
Hello Mr. Shipley,
I 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.
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
7.B.b
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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 Pl 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). I 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
Pl 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 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
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
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:
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A. Erosion Hazard Areas.
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 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.
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From:Nora M Thompson
To:2025 Code Updates
Subject:Maplewood Hub Comments
Date:Wednesday, April 2, 2025 11:34:54 AM
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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
7.B.b
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From:Brad Kulkin
To:2025 Code Updates
Subject:5 Corners zoning changes
Date:Thursday, April 3, 2025 8:51:46 PM
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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
7.B.b
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From:Joan Parker
To:2025 Code Updates
Subject:QFC and PCC
Date:Friday, March 28, 2025 8:02:47 AM
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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@joanparker.com
Propertyopportunities@gmail.com
206 947 1770
7.B.b
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From:Alison Shuler
To:2025 Code Updates
Subject:Re: Five corners neighborhood tour
Date:Friday, March 28, 2025 3:19:38 PM
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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
7.B.b
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rvlkml@aol.com
Medical District Expansion
Submission Date Mar 30, 2025 9:43 PM
Select the neighborhood center
or a hub you are referring to Medical District Expansion
Help us capture what matters
most about this area WalkTalkMedDistExpan80th212_7906.jpg
129.63 KB
WalkTalkMedDistExpan80th212crosswalk_….jpg
178.71 KB
WalkTalkMedDistExpan80thnosidewalk_39….jpg
165.72 KB
WalkTalkMedDistExpan218thStSW_9525.jpg
223.06 KB
Illustrate your thoughts/ideas in
regard to the pictures uploaded
Photo 1 - 80th Ave W and 212th Street SW - development eliminated many
mature Douglas r 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 a ordable housing.
Photo 2 - 80th 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 80th and 212th.
Photo 3 - 80th 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 80th 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.
4/4/25, 10:32 AM 2025 Code Update Public Input Form - Jotform Inbox
https://www.jotform.com/inbox/250557609860161/6191946033319369716 1/2
7.B.b
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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 tness
areas)
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?
We need adequate sidewalks that meet ADA requirements.
Benches as resting places would help those with di erent abilities navigate
their neighborhood safely.
We need tra c calming, such as speed bumps, and narrowing streets with
street striping and landscaping that would make motorists drive more slowly
and carefully.
What is important to you about
future development in this
neighborhood center or hub?
We need to preserve and protect our tree canopy.
We need a ordable housing.
We need infrastructure to support our current residents.
We must remember that these goals are not mutually exclusive.
E-mail rvlkml@aol.com
4/4/25, 10:32 AM 2025 Code Update Public Input Form - Jotform Inbox
https://www.jotform.com/inbox/250557609860161/6191946033319369716 2/2
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susemauney@comcast.net
South Ballinger
Submission Date Mar 29, 2025 9:39 PM
Select the neighborhood center
or a hub you are referring to South Ballinger
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)
Public Plazas or Outdoor Community Gathering Spots
Casual food trucks or co ee shops
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?
The true hub area for this neighborhood is more naturally 238th st sw and
highway 99. Sidewalks up 238th street and zoning for multi family where aged
motels are now would be good. More charming lighting and greenery in this
space would be nice. The othe hub for this area is Mathay Ballinger park more
benches in this park would be bene cial. Highway 104 is not a natural or
inviting location to be a neighborhood hub.
What is important to you about
future development in this
neighborhood center or hub?
Pedestrian friendly, slower tra c, inviting spaces, and overall safety.
E-mail susemauney@comcast.net
4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox
https://www.jotform.com/inbox/250557609860161/6191079533582925922 1/1
7.B.b
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From:Kathy Jones
To:2025 Code Updates
Subject:Unsafe pedestrian crossing Edmonds and 3rd..
Date:Friday, March 28, 2025 1:59:08 PM
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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
7.B.b
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From:Will Magnuson
To:2025 Code Updates
Subject:West Edmonds Way hub walk observations
Date:Thursday, March 27, 2025 5:12:32 PM
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important at https://aka.ms/LearnAboutSenderIdentification ]
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
7.B.b
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From:Nora M Thompson
To:2025 Code Updates
Subject:Westgate Neighborhood Center
Date:Thursday, March 27, 2025 5:36:15 PM
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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
7.B.b
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Submission 5
Westgate
Submission Date Mar 26, 2025 12:59 PM
Select the neighborhood center
or a hub you are referring to Westgate
What types of outdoor spaces or
green infrastructure would you
like to see or improve in your
neighborhood
Pedestrian-Friendly Infrastructure (such as pedestrian crossings or wider
sidewalks)
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?
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.
What is important to you about
future development in this
neighborhood center or hub?
Better walkability.
4/4/25, 10:34 AM 2025 Code Update Public Input Form - Jotform Inbox
https://www.jotform.com/inbox/250557609860161/6188175854017252339 1/1
7.B.b
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From:Robbie W
To:2025 Code Updates
Subject:Walking tours comments
Date:Friday, April 4, 2025 1:40:24 PM
Some people who received this message don't often get email from sosno13@gmail.com. Learn why this isimportant
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
7.B.b
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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
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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 Scope
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
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 1 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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 or June
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 of ADU Development Standards.
Sub District
Maximum ADU
Gross Floor
Area (Sq. Ft.)
Minimum DADU
Rear Setback1,2
Maximum
DADU Height
Minimum
Parking Spaces5
RS-20 1,200 25' 24' 04
RS-12 1,200 25' 24' 04
RS-10 1,200 20' 24' 04
RS-8 1,000 10'3 24' 04
RS-6 1,000 10'3 24' 04
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 2 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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 of Building. A manufactured or modular dwelling unit may be 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. Utility Access. 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.
Commented [MC1]: Consistent with SB 6617 (2021), as
subsequently amended in RCW 36.70A.681
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ECDC 16.20.050, Site development standards – Accessory dwelling units Page 3 of 3
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
7. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply with all 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. Previously Approved Accessory Dwelling 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.
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 1 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.
(Refer to ECDC 17.50.010(C) 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
dwelling unit
Required parking
spaces per dwelling
unit
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 2 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Type of multiple
dwelling unit
Required parking
spaces per dwelling
unit
Studio 1.2
1 bedroom 1.5
2 bedrooms 1.8
3 or more
bedrooms
2.0
Unless one or more of the following exceptions applies:
1) 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. 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.
3) 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.
Commented [MC1]: Consistent with HB 2343 (2020)
and RCW 36.70A.620
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 3 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
2. Boarding house: one space per bed.
3. Rest home, nursing home, convalescent home, residential social welfare facilities: one
space per three beds.
B. Business.
1. Retail stores, including art galleries, convenience stores, department stores, discount
stores, drug stores, grocery stores, supermarkets: one space per 300 square feet;
2. Furniture, appliances, and hardware stores: one space per 600 square feet;
3. Services uses, including barber shops, beauty shops, dry cleaners, laundries, repair
shops: one space per 600 square feet;
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;
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 4 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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. Community Facilities.
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;
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Chapter 17.50 ECDC, Off-Street Parking Regulations Page 5 of 5
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
5. Residential colleges and universities: six spaces per classroom, or one space per
daytime employee, whichever is greater;
6. Nonresidential colleges and universities: one space per daytime employee;
7. Museums, libraries, art galleries: one space per 250 square feet;
8. Day care centers and preschools: one space per 300 square feet, or one per employee,
plus one per five students, whichever is larger;
9. Hospitals: three spaces per bed;
10. Maintenance yard (public or public utility): one space per two employees.
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,
2004].
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ECDC Title 21, Definitions Page 1 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Chapter 21.05
“A” TERMS
Sections:
21.05.005 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 Repealed.
21.05.040 Alteration(s).
21.05.050 Repealed.
21.05.055 Repealed.
21.05.060 Auto wrecking.
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ECDC Title 21, Definitions Page 2 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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 adjusted 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.
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ECDC Title 21, Definitions Page 3 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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.
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 county where the household is located, as reported by the
United States department of housing and urban development.
Chapter 21.60
“M” TERMS
Sections:
21.60.002 Repealed.
21.60.004 Repealed.
21.60.006 Repealed.
21.60.008 Major transit stop.
7.C.a
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ECDC Title 21, Definitions Page 4 of 4
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
21.60.010 Mobile home.
21.60.020 Mobile home park.
21.60.030 Moorage.
21.60.040 Motel.
21.60.045 Repealed.
21.60.046 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 reported by the United States department of housing and
urban development.
7.C.a
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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):
7.D
Packet Pg. 217
· “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
7.D
Packet Pg. 218
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
7.D.a
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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)]
7.D.b
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ECDC Chapter 17.125, STEP Housing (Draft Permanent, Rev. 1) Page 2 of 3
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.
7.D.b
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ECDC Chapter 17.125, STEP Housing (Draft Permanent, Rev. 1) Page 3 of 3
2. Evictions of residents for unsafe actions are not precluded by city codes.
7.D.b
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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
9.A
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PB Extended Agenda - April 9, 2025
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Comprehensive Plan
Annual Docket
I Rec
Capital Improvement Program/Capital Facilties Plan I PH
Code Updates
Centers + Hubs (final by mid 2025) I D D D D PH D Rec
STEP Housing (HB 1220 - final by mid 2025) I 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) I D D PH Rec
Co-living Housing (HB 1998 - 12/31/25) I
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 Report R
KEY
I- Introduction Special Meetings/Presentations
PH- Public Hearing Quarterly updates to Council
D- Discussion
Rec - Recommendation April 16 and May 7 - special meetings
B- Briefing/Q&A
R- Report with no briefing/presentation Meetings in March, April and May will start at 6PM
Regular meeting cancelled
9.A.a
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