2025-04-16 Planning Board PacketOF BbMG
ti Agenda
Edmonds Planning Board
1,00
SPECIAL MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020
APRIL 16, 2025, 6:00 PM
MEETING INFORMATION
This is a Hybrid meeting: The in -person portion of the meeting will now be at 6PM in the
Brackett Room on the 3rd floor of City Hall. Zoom Link below for those attending online.
Meeting Link: https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3KOhuS014QT09 Meeting ID: 873 2287
2194 Passcode:007978
Or Telephone : US:US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and
their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and
taken care of these lands. We respect their sovereignty, their right to self-determination, and we
honor their sacred spiritual connection with the land and water.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
3. ANNOUNCEMENT OF AGENDA
4. AUDIENCE COMMENTS
S. ADMINISTRATIVE REPORTS
6. PUBLIC HEARINGS
7. UNFINISHED BUSINESS
A. Middle Housing Code Update: Preliminary Draft
B. Design Review Code Update: Preliminary Draft Review
8. NEW BUSINESS
9. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
10. PLANNING BOARD CHAIR COMMENTS
11. PLANNING BOARD MEMBER COMMENTS
Edmonds Planning Board Agenda
April 16, 2025
Page 1
12. ADJOURNMENT
Edmonds Planning Board Agenda
April 16, 2025
Page 2
7.A
Planning Board Agenda Item
Meeting Date: 04/16/2025
Middle Housing Code Update: Preliminary Draft
Staff Lead: Brad Shipley
Department: Planning Division
Prepared By: Brad Shipley
Background/History
In accordance with HB 1110, the City of Edmonds is required to adopt zoning code updates that support
middle housing by July 1, 2025. Failure to adopt compliant code will result in preemption by the
Washington State Department of Commerce's Model Housing Ordinance, which would directly govern
local development.
To comply with the new state law, cities must implement standards that:
Expand housing types allowed in residential zones (e.g., duplexes, triplexes, fourplexes, cottage
housing, townhouses, courtyard apartments, and stacked flats);
Streamline permitting processes and ensure administrative, objective review;
Promote housing affordability, including provisions for bonus density when affordable units are
provided;
Support transit -oriented development within walkable distances to frequent transit;
Include anti -displacement strategies where applicable.
The Department of Commerce has provided key resources, including the Middle Housing Toolkit of
Objective Development and Design Standards and its companion User Guide, both of which were
provided to the Planning Board on February 26, 2025. These materials have been integrated into
Edmonds' proposed code updates where applicable.
The City is implementing these changes in three phases:
Phase I: Adoption of interim emergency ordinances to guide STEP housing and neighborhood center
development (previously completed).
Phase II: Focused compliance with state mandates, including middle housing code updates, to be
completed by July 1, 2025.
Phase III: Additional refinements aligned with the City's Comprehensive Plan goals and policy updates.
Staff Recommendation
Staff recommends that the Planning Board review and provide feedback on the preliminary draft code
included in Attachment 1 and 2. This draft:
Updates zoning regulations to allow a range of middle housing types;
Revises key definitions and dimensional standards;
Aligns with both state requirements and Edmonds' local planning goals;
Provides clear implementation pathways for developers, staff, and the community.
Narrative
The City of Edmonds is proactively updating its zoning regulations to reflect Washington's new middle
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housing requirements. This initiative not only ensures compliance with HB 1110 but also supports
broader city goals around housing affordability, neighborhood diversity, walkability, and sustainable
growth.
As part of this process, staff reviewed and incorporated guidance from the Middle Housing Model
Ordinance and User Guide produced by the Washington State Department of Commerce. These
references helped shape a code that is legally sound, context -sensitive, and designed to reduce
permitting barriers.
The City has also adjusted its internal timeline for adoption in order to meet a key milestone for
receiving grant funding that supports implementation of middle housing legislation. As a result, the
preliminary draft code is being presented earlier than originally anticipated. While this draft reflects
significant progress, it remains a work in progress and will continue to be refined based on Planning
Board feedback, public input, and further alignment with the Comprehensive Plan.
Summary of Key Changes Proposed by Staff:
Zoning Allowances: All residential lots will allow up to two units by -right, with two options for Planning
Board consideration, either 1) four units allowed when near transit or including at least one affordable
unit, or 2) three units allowed without affordability restrictions, per ECDC 16.20.020.
Objective Standards: Updated dimensional and design standards apply equally to middle housing and
detached single-family homes (e.g., setbacks, height, lot coverage, frontage requirements).
Ownership Flexibility: Provisions for unit lot subdivisions and condominium ownership are included,
allowing multiple units on a parent lot to be sold separately while ensuring compliance with lot area
requirements.
Garages and Parking: garages and driveways must be designed to minimize their visual impact on the
street. Parking requirements are capped at one off-street space per unit on lots 6,000 square feet or
smaller and are waived entirely within one-half mile walking distance of a major transit stop, per State
requirements.
The draft code permits up to two ADUs per principal dwelling unit, consistent with state law. To address
how ADUs are counted toward lot density, staff has provided three policy options for Planning Board
consideration, each with different approaches to ensure flexibility while maintaining clarity in density
regulation.
Design Review Process: Middle housing is subject to administrative design review only, using clear and
objective standards. This streamlines approvals in accordance with HB 1293.
Code Cleanup for Consistency: Minor amendments are proposed in related sections of the Edmonds
Community Development Code to ensure consistency with middle housing provisions and updated
terminology.
Next Steps:
Finalize public review draft based on Planning Board feedback.
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Conduct Planning Board public hearing on April 23, 2025.
Planning Board recommendation on May 14, 2025
Present final adoption package to City Council in June 2025.
These code changes position Edmonds to not only meet state requirements, but also to shape
thoughtful, community -supported growth. Staff looks forward to working with the Planning Board to
finalize this important update.
Attachments:
Attachment 1 - DRAFT_ECDC Title 16
Attachment 2 - DRAFT ECDC Title 21 Definitions
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ECDC Title 16, Zone Districts
Page 1 of 119
7.A.a
Title 16
ZONE DISTRICTS
Chapters:
16.00
Zone Districts - Preface and Purpose
16.10
Residential Zones - Purposes
16.20
LDR - Low Density Residential
16.30
RM - Multiple Residential
16.40
Business and Commercial Zones - Purposes
16.43
BD - Downtown Business
16.45
BN - Neighborhood Business
16.50
BC - Community Business
16.53
BP - Planned Business
16.55
CW - Commercial Waterfront
16.60
CG - General Commercial Zone
16.62
MU - Medical Use Zone
16.65
OS - Open Space
16.70
MR - Marine Resource
16.75
MP - Master Plan Hillside Mixed -Use Zone
16.77
OR - Office -Residential
16.80 P - Public UseChapter 16.00
ZONE DISTRICTS - PREFACE AND PURPOSE
Sections:
16.00.000
Title.
16.00.010
Purposes.
16.00.020
Applicable to other titles.
16, 00. 030
Repealed.
a
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 2 of 119
16.00.000 Title.
ECDC Titles 16 and 17 may be referred to as the zoning ordinance.
16.00.010 Purposes.
In addition to the purposes stated in the city's comprehensive plan, the zoning ordinance shall
have the following purposes:
A. To assist in the implementation of the adopted comprehensive plan for the physical
development of the city by regulating and providing for existing uses and planning for the
future as specified in the comprehensive plan; and
B. To protect the character and the social and economic stability of residential, commercial,
industrial and other uses within the city, and to ensure the orderly and beneficial development
of those uses by:
1. Preserving and retaining appropriate areas for each type of use;
2. Preventing encroachment into these areas by incompatible uses; and
3. By regulating the use of individual parcels of land to prevent unreasonable detrimental
effects of nearby uses. [Ord. 3240 § 1, 1999].
16.00.020 Applicable to other titles.
All uses in every zone district are subject to the general zoning regulations of ECDC Title 17 and
to applicable regulations and policies contained in other titles of the community development
code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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7.A.a
ECDC Title 16, Zone Districts
Page 3 of 119
16.00.030 Adult motion picture theaters, etc., prohibited.
Repealed by Ord. 3117. Chapter 16.10
RESIDENTIAL ZONES - PURPOSES
Sections:
16.10.000 Purposes.
16.10.000 Purposes.
The general purposes of the residential, or R, zones are:
A. To provide for areas of residential uses at a range of densities consistent with public health
and safety and the adopted comprehensive plan;
B. Any growth or development should strive to preserve for itself and its neighbors the
following values:
1. Light (including direct sunlight),
2. Privacy,
3. Views, open spaces, shorelines and other natural features,
4. Freedom from air, water, noise and visual pollution;
C. To provide for community facilities which complement residential areas and benefit from a
residential environment;
D. To minimize traffic congestion and avoid the overloading of utilities by relating the size and
density of new buildings to the land around them, the capacity of nearby streets, and the
availability of utilities;
E. To protect residential uses from hazards and nuisances, such as fire, explosion, noxious
fumes and noise, odor, dust, dirt, smoke, vibration, heat, glare, and heavy truck traffic, which
may result from other, more intense, land uses.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 4 of 119
Chapter 16.20
LDR - LOW DENSITY RESIDENTIAL
Sections:
16.20.000
Purpose.
16.20.005
General provisions.
16.20.010
Applicability
16.20.015
Overlays.
16.20.020
Unit density and affordable housing.
16.20.025
Uses.
16.20.030
Dimensional standards.
16.20.035
Site development standards.
16.20.040
Design standards.
16.20.045
Parking standards.
16.20.050
Site development standards - accessory dwellings.
16.20.055
Site development standards - accessory buildings.
16.20.060
Infrastructure standards.
16.20.080
Severability.
16.20.090
Authority to make necessary corrections.
16.20.000 Purpose.
The LDR zone has the following specific purposes in addition to the general purposes for
residential zones of ECDC 16.00.010 and 16.10.000:
A. Provide land use, development, design, and other standards for middle housing developed
on all lots zoned predominantly for residential use.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 5 of 119
16.20.005 General provisions.
A. Nothing in this ordinance prohibits the city from permitting detached single-family
residences.
B. Nothing in this ordinance prohibits the city from requiring any development, including
middle housing development, to provide affordable housing, either on -site or through an in -
lieu payment, nor limit the city's ability to expand or modify the requirements of an existing
affordable housing program enacted under RCW 36.70A.540.
C. Nothing in this ordinance requires the issuance of a building permit if other federal, state,
and local requirements for a building permit are not met.
D. Nothing in this ordinance affects or modifies the responsibilities of the city to plan for or
provide "urban governmental services" as defined in RCW 36.70A.030.
E. The city shall not approve a building permit for middle housing without compliance with the
adequate water supply requirements of RCW 19.27.097.
F. The city shall not require through development regulations any standards for middle
housing that are more restrictive than those required for detached single-family residences
but may apply any objective development regulations that are required for detached single-
family residences, including, but not limited to, set -back, lot coverage, stormwater, clearing,
and tree canopy and retention requirements.
G. The same development permit and environmental review processes shall apply to middle
housing that apply to detached single-family residences, unless otherwise required by state
law including, but not limited to, shoreline regulations under chapter 90.58 RCW, building
codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, or electrical
codes under chapter 19.28 RCW.
H. Conflicts. In the event of a conflict between this ordinance and other development
regulations applicable to middle housing, the standards of this ordinance control except
that, this subsection shall not apply to shoreline regulations under Chapter 90.58.RCW.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 6 of 119
16.20.010 Applicability.
A. The provisions of this ordinance shall apply to all lots zoned predominantly for residential use, unless
otherwise noted.
B. The provisions of this ordinance do not apply to:
1. Portions of a lot, parcel, or tract designated with critical areas designated under RCW 36.70A.170 or
their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-
family detached house is an allowed use provided that any requirements to maintain aquifer recharge
are met.
2. A lot that was created through "unit lot subdivisions," "condominium subdivisions," or similar methods
of creating individual ownership units within middle housing developments, provided the parent lot as
a whole complies with applicable minimum lot size requirements, dimensional standards, and density
limitations.
16.20.015 Overlays.
A. Purpose.
1. This section provides three/four overlays for the LDR zone that organizes the zone to provide site
development for areas which differ in topography, location, and existing development factors. These
overlays are known as Low -Density Residential - Small Lot (LDR-S), Low -Density Residential - Medium
Lot (LDR-M), Low -Density Residential - Large Lot (LDR-L), and Low -Density Residential - Walkable (LDR-
W). Each overlay has a different set of site development characteristics.
B. Applicability.
1. This section establishes overlay zones for the Low -Density Residential zone, as mapped on the City of
Edmonds Zoning Map.
2. The overlay zones are generally described in the summary tables found in 16.20.015(C) and further
defined in 16.20.020 ECDC through 16.20.060 ECDC.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 7 of 119
C. Low -density residential overlays summary table.
{insert block type
illustration}
LDR - Small Lot
Intent: Walkable
neighborhood
environment with access
to transit and mixed uses.
Short blocks with some
alley access. Small -to-
medium building
footprints.
General Characteristics
Typical lot 6,000-7,500 sf
Up to 2.5 stories
Small setbacks
Walkable neighborhood
Near mixed uses
{insert block type
illustration}
LDR - Medium Lot
Intent: Neighborhoods
have diverse
characteristics, many
within walking distance of
a neighborhood center or
hub. Blocks tend to be
large and auto -oriented.
Small -to -medium building
footprints.
Typical lot 8,000-11,500 sf
Up to 2.5 stories
Medium setbacks
Some walkable
neighborhoods
Near mixed uses
{insert block type
illustration}
LDR - Large Lot
Intent: Neighborhoods are
mostly auto -oriented and
not serviced by transit.
Blocks are large and often
lack through connections.
Small -to -large building
footprints.
Environmentally sensitive
areas are prevalent.
Typical lot 12,000-20,000 sf
Up to 2.5 stories
Large setbacks
Further from amenities
Environmentally sensitive
areas
{insert block type
illustration}
LDR - Walkable
Intent: Typically located
within Y2-mile of a mixed
use area with regular
transit service. Small -to -
large building footprints.
Buildings have strong
connection to the street.
Sidewalks support a
walkable environment.
Typical lot 8,000-11,500 sf.
Up to 3 stories
Small setbacks
Close to transit and mixed
uses
Buildings are required to
be built within 10'-15' of
the street lot line
Pedestrian -oriented
streetscape environment
Allowed Building Types
Detached House Detached House Detached House Detached House
Accessory Dwelling Unit
Duplex, side -by -side
Duplex, stacked
Triplex
Fourol(
Accessory Dwelling Unit
Duplex, side -by -side
Duplex, stacked
Triplex
Fourplex
Cottage Housing
Townhouse
Accessory Dwelling Unit
Duplex, side -by -side
Duplex, stacked
Triplex
Fourplex
Cottage Housing
Townhouse
Accessory Dwelling Unit
Duplex
Triplex
Fourplex
Stacked Flat
Cottage Housing
Townhouse
Courtyard Apartments
Allowed Frontage Types
Porch Engaged Porch Engaged Porch Engaged Porch Engaged
Porch Projecting Porch Projecting Porch Projecting Porch Projecting
Dooryard Dooryard Dooryard Dooryard
Stoop Stoop
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 8 of 119
16.20.020 Unit density and affordable housing.
A. The permitted unit density on all lots zoned predominantly for residential use is:
1. Two units per lot, unless zoning permitting higher densities or intensities applies
2. Four units per lot on all lots within one -quarter mile walking distance of a major
transit stop, unless zoning permitting higher densities or intensities applies.
3. Four units per lot if at least one unit on the lot is affordable housing meeting the
requirements of subsections (D) through (1) below, unless zoning permitting higher
densities or intensities applies.
B. The density standards of subsection (A) shall not authorize subdivision of any lot below the
minimum lot area established for the underlying zone. However, this restriction does not
prohibit "unit lot subdivisions," "condominium subdivisions," or similar methods of creating
individual ownership units within middle housing developments, provided the parent lot as
a whole complies with applicable minimum lot size requirements, dimensional standards,
and density limitations.
C. Accessory dwelling units count/don't count as units for the purposes of this section.
(Option 1: Requires an affordability requirement and monitoring program to permit a
fourth unit on all lots)
D. Dwelling units that qualify as affordable housing shall have costs, including utilities other than
telephone, that do not exceed 30 percent of the monthly income of a household whose income
does not exceed the following percentages of 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:
1. Rental housing: 60 percent.
2. Owner -occupied housing: 80 percent.
E. The units shall be maintained as affordable for a term of at least 50 years, and the property shall
satisfy that commitment and all required affordability and income eligibility conditions.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
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F. The applicant shall record a covenant or deed restriction that ensures the continuing rental or
ownership of units subject to these affordability requirements consistent with the conditions in
chapter 84.14 RCW for a period of no less than 50 years.
G. The covenant or deed restriction shall address criteria and policies to maintain public benefit if
the property is converted to a use other than that which continues to provide for permanently
affordable housing.
H. The units dedicated as affordable housing shall:
1. Be provided in a range of sizes comparable to other units in the development.
2. The number of bedrooms in affordable units shall be in the same proportion as the
number of bedrooms in units within the entire development.
3. Generally, be distributed throughout the development and have substantially the same
functionality as the other units in the development.
(Option 2: Allows up to three units on all lots without an affordability requirement and
monitoring program)
D. Alternative to Affordable Housing Requirements. As an alternative to providing affordable
housing units subject to ongoing affordability monitoring, a maximum of three dwelling
units per lot shall be permitted outright ("by -right") on all lots zoned predominantly for
residential use, provided all other applicable zoning standards, development regulations,
and design standards are met. Under this alternative, no additional affordability covenants,
deed restrictions, or income monitoring requirements shall apply.
16.20.025 Uses.
A. The following uses are permitted on all lots zoned predominantly for residential use,
unless zoning permitting higher densities or intensities than those listed in ECDC
16.20.020(A) applies:
1. Primary Uses:
a. Single-family dwellings;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
Page 10 of 119
b. Low -density middle housing;
c. Churches, subject to the requirements of ECDC 17.100.0201,
d. Primary schools subject to the requirements of ECDC 17.100.050(G) through
(R);
e. Local public facilities that are planned, designated, and sited in the capital
improvement plan, subject to the requirements of ECDC 17.100.050;
f. Neighborhood parks, natural open spaces, and community parks with an
adopted master plan subject to the requirements of ECDC 17.100.070.
2. Permitted Secondary Uses.
a. Foster homes;
b. Accessory dwelling units, subject to the requirements of ECDC 16.20.050;
c. Home occupation, subject to the requirements of Chapter 20.20 ECDC;
d. The renting of rooms without separate kitchens to one or more persons;
e. The following accessory buildings:
f. Fallout shelters,
g. Private greenhouses covering no more than five percent of the site,
h. Private stables,
i. Private parking for no more than five cars,
j. Private swimming pools and other private recreational facilities;
k. Private residential docks or piers;
I. Family day care in a residential home;
m. Commuter parking lots that contain less than 10 designated parking spaces
in conjunction with a church, school, or local public facility allowed or
conditionally permitted in this zone. Any additionally designated parking
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
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spaces that increase the total number of spaces in a commuter parking lot to
10 or more shall subject the entire commuter parking lot to a conditional use
permit as specified in subsection (D)(4) of this section, including commuter
parking lots that are located upon more than one lot as specified in ECDC
21.15.075;
n. Bed and breakfasts, as in ECDC 20.23.020(A)(1).
3. Primary Uses Requiring a Conditional Use Permit.
a. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
b. Local public facilities that are not planned, designated, and sited in the
capital improvement plan, subject to ECDC 17.100.050;
c. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
4. Secondary Uses Requiring a Conditional Use Permit.
a. Preschools;
b. Amateur radio transmitting antennas;
c. Commuter parking lots with 10 or more designated parking spaces in
conjunction with a church, school, or local public facility allowed or
conditionally permitted in this zone; and
5. Bed and breakfasts, as in ECDC 20.23.020(A)(2). [Ord. 4360 § 3 (Exh. A), 2024; Ord. 4333 § 6
(Exh. A), 2023; Ord. 3988 § 7, 2015; Ord. 3900 § 4, 2012; Ord. 3702 § 1, 2008; Ord. 3547 § 1, 2005].
16.20.030 Site development standards.
A. Applicability.
1. Development regulations applicable to middle housing shall not be more restrictive
than those required for detached single-family residences. This includes, but is not
limited to, the following types of dimensional standards: building height, setbacks, lot
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
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coverage, floor area ratio, lot area and lot dimension, impervious surface, open space,
and landscaped area standards.
B. Density. Lot area requirements and unit density shall comply with ECDC 16.20.015(A).
C. Units per structure. Minimum and maximum numbers of dwelling units per structure for
middle housing are provided by the definitions of middle housing types in Title 21 ECDC.
D. Site development standards table.
LDR - S
LDR - M
LDR - L
LDR - W
Parent Lot Area Minimum
6,000 sf.
8,000 sf.
12,000 sf.
?,000 sf.
Lot Width
60'
70'
80'
60'
Lot Coverage Maximum
For developments containing one or two units:
Maximum lot coverage is 35% of the total lot area.
For developments containing three or more units:
Maximum lot coverage is 45% of the total lot area.
Street Setback'
15'
20'
20'
10,
Built -to -Linen
-
-
-
15'
Side Setback
5'
7.5'
10,
S'
Rear Setback
15,
15,
25'
15'
Rear Setback (alley)
5'
S'
5'
S'
Height Maximum
25'
25'
25'
35'
Garages or carports with vehicle access directly from a street shall be set back at least five
feet further from the street lot line than the primary fa4ade of the dwelling.
2. A built -to -line is an established distance or range from the front property line within which at
least 60 percent of the primary building fa4ade must be located. Unlike traditional setbacks,
a built -to -line ensures that primary fa4ades of structures are positioned closer to the street,
creating a consistent and engaging street frontage. This standard applies specifically to
fa4ades facing primary streets; secondary fa4ades (those facing side streets, alleys, or
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
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internal lot lines) are not required to comply with the built -to -line but shall meet applicable
setback requirements.
E. Site development exceptions.
1. Eaves and Chimneys. Eaves and chimneys may project into a required setback not more
than 30 inches.
2. Porches and Decks. 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 ground
level at any point.
3. Corner Lots. Corner lots have no rear setback; all setbacks other than the street
setbacks shall be side setbacks.
F. Docks, Piers, Floats.
1. Height. The height of a residential dock or pier shall not exceed five feet above the
ordinary high water mark. The height of attendant pilings shall not exceed five feet
above the ordinary high water mark or that height necessary to provide for temporary
emergency protection of floating docks.
2. Length. The length of any residential dock or pier shall not exceed the lesser of 35 feet
or the average length of existing docks or piers within 300 feet of the subject dock or
pier.
3. Width. The width of any residential dock or pier shall not exceed 25 percent of the lot
width when measured parallel to the shoreline.
4. Setbacks. All residential docks or piers shall observe a minimum 10-foot side yard
setback from a property line or a storm drainage outfall. joint use docks or piers may be
located on the side property line; provided, that the abutting waterfront property
owners shall file a joint use maintenance agreement with the Snohomish County auditor
in conjunction with, and as a condition of, the issuance of a building permit. joint use
docks or piers shall observe all other regulations of this subsection.
5. Number. No lot shall have more than one dock or pier or portion thereof located on the
lot.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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ECDC Title 16, Zone Districts
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6. Size. No residential dock or pier shall exceed 400 square feet.
7. Floats. Offshore recreational floats are prohibited.
8. Covered Buildings. No covered building shall be allowed on any residential dock or pier.
[Ord. 4360 § 3 (Exh. A), 2024; Ord. 3845 § 5, 2011; Ord. 3547 § 1, 2005].
16.20.040 Design standards.
A. Applicability.
1. These standards apply to all middle housing types developed with up to six units
on a lot. Specific cottage housing and courtyard apartment standards apply only
to those types.
2. For the purposes of this section, a "street" refers to any public or private street
and does not include alleys.
3. These design standards do not apply to the conversion of a structure to a middle
housing type with up to four attached units, if the floor area of the structure
does not increase more than 50 percent.
B. Purpose. The purpose of these standards is to:
1. Promote compatibility of middle housing with other residential uses, including
single-family houses.
2. De-emphasize garages and driveways as major visual elements along the street.
3. Provide clear and accessible pedestrian routes between buildings and streets.
4. Implement the definitions of cottage housing and courtyard apartments
provided by state law.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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C. Design review. The process used for reviewing compliance with middle housing design
standards shall be administrative design review, consistent with Section 20.10.010(A)
ECDC.
1. Cottage housing.
a. Open space. Open space shall be provided equal to a minimum 20 percent of
the lot size. This may include common open space, private open space, setbacks,
critical areas, and other open space.
b. Common open space.
i. At least one outdoor common open space is required.
ii. Common open space shall be provided equal to a minimum of 300 square
feet per cottage. Each common open space shall have a minimum dimension
of 15 feet on any side.
iii. Orientation. Common open space shall be bordered by cottages on at least
two sides. At least half of cottage units in the development shall abut a
common open space and have the primary entrance facing the common
open space.
iv. Parking areas and vehicular areas shall not qualify as common open space
V. Critical areas and their buffers, including steep slopes, shall not quality as
common open space.
c. Entries. All cottages shall feature a roofed porch at least 60 square feet in size
with a minimum dimension of five feet on any side facing the street and/or
common open space.
d. Community building.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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i. A cottage housing development shall contain no more than one community
building.
ii. A community building shall have no more than 2,400 square feet of net floor
area, excluding attached garages.
iii. A community building shall have no minimum off-street parking
requirement.
2. Courtyard apartments.
a. Yard or court.
i. At least one yard or court is required.
ii. The yard or court shall be bordered by attached dwelling units on two or
three sides.
iii. The yard or court shall be a minimum dimension of 15 feet on any side.
c.�
iv. Parking areas and vehicular areas do not qualify as a yard or court.
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b. Entries. Ground -related courtyard apartments shall feature a covered pedestrian
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entry, such as a covered porch or recessed entry, with minimum weather '
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protection of three feet by three feet, facing the street or yard or court.
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c. Pedestrian access. A paved pedestrian connection at least three feet wide is Q
required between each middle housing building and the sidewalk (or the street if
there is no sidewalk). Driveways may be used to meet this requirement.
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d. Vehicle access, carports, garages, and driveways.
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For lots abutting an improved alley that meets the city's standard for
width, vehicular access shall be taken from the alley. Lots without access
to an improved alley and taking vehicular access from a street shall meet
the other standards of subsection (ii)(a) through (c) below.
Garages, carports, driveways, and off-street parking areas shall not be
located between a building and a street, except when any of the following
conditions are met:
(a) The combined width of all garages, driveways, and off-street parking
areas does not exceed a total of 60 percent of the length of the street
frontage property line. This standard applies to buildings and not
individual units; or
(b) The garage, driveway, or off-street parking area is separated from the
street property line by a dwelling; or
(c) The garage, driveway, or off-street parking is located more than 100
feet from a street.
I I I
Garage, driveway, and off-street j
parking location options that Dwelling
satisfy (G)(2)(a), (b), or (c).
I I I
Dwelling
1 unit i ellin
ni i
I � �
Dwelling I "100 ft
Unit I I I I
Dwelling I I
Unit
1 I I i i
1 <60%�
�— Lot Frontage —. Street
a b c
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.20.045
iii. All detached garages and carports shall not protrude beyond the front
building facade.
iv. The total width of all driveway approaches shall not exceed 32 feet per
frontage, as measured at the property line. Individual driveway
approaches shall not exceed 20 feet in width.
Dwelling Unit Dwelling Unit Dwelling Unit Dwelling Unit Dwelling Unit
-------- --------
I ------ I
I I I I
___
Entry Entry
Ent Gl Ent G2—,.—G3 Entry G—
1 Entry G2—,
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Individual Individual
Driveway Driveway
.—Dl—. —D2—F-D3—. _Dl—> _D2—
Lot Frontage Lot Frontage
Sidewalk —\ Sidewalk /
Street Street
(Gl+G2+G3)
Lot Frontage must be no more than 60%
(D1+D2+D3) must not exceed 32 feet per frontage
Individual driveway width (any "D#") shall not exceed 20 feet
Parking standards.
A. These standards apply to all housing meeting the definition of middle housing in Title 21
ECDC, except as noted in subsection (C) of this section.
B. Off-street parking for middle housing shall be subject to the following:
1. No off-street parking shall be required within one-half mile walking distance of a
major transit stop.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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2. A maximum of one off-street parking space per unit shall be required on lots of
6,000 square feet or less, before "unit lot subdivisions," "condominium subdivisions,"
or similar methods of creating individual ownership units within middle housing
developments.
3. A maximum of two off-street parking spaces per unit shall be required on lots
greater than 6,000 square feet before any zero lot line subdivisions or lot splits.
C. The provisions of subsection (A) do not apply to:
1. Portions of the city for which the Department of Commerce has certified a
parking study in accordance with RCW 36.70A.635(7)(a), in which case off-
street parking requirement shall be as provided in the certification from the
Department of Commerce.
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.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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C. Table ofADU Development Standards,
Overlay
Maximum ADU
Gross Floor Area
(Sq. Ft.)_
Minimum
DADU Rear
Setback"
Maximum
DADU Height
Minimum
Parking Spaces
LDR - W
1,200
25'
25'
04
LDR - L
1,200
25'
25'
04
LDR - M
1,200
20'
25'
04
LDR - S
1,000
10'3
25'
04
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.
D. Types ofBui/ding. A manufactured or modular dwelling unit maybe used as an accessory
dwelling unit. Detached accessory dwelling units are allowed to be created in existing legally
permitted buildings, including detached garages. Legal nonconforming buildings converted for
use as an accessory dwelling unit must meet the requirements of ECDC 17.40.020(D).
E. Driveways. Access to the principal unit and any residential units shall comply with city codes
and policies as established by ECDC Title 18.
F. Utilities.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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1. UtilityAccess. Occupants of accessory dwelling units and the primary unit must have
unrestricted access to utility controls for systems (including water, electricity, and gas) in
each respective unit or in a common area.
2. Water. Only one domestic water service and meter is allowed per parcel to serve the
principal unit and each accessory dwelling unit. Private submetering on the property is
allowed, but the city is not involved with installing or reading the submeter.
3. Sewer. Only one sewer lateral is allowed per parcel to serve the principal unit and each
accessory dwelling unit. Separate connections to the main trunk line will not be permitted.
4. Septic System. Refer to Chapter 18.20 ECDC.
5. Storm. Refer to Chapter 18.30 ECDC.
6. Other Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
7. Mailboxes. Additional mailboxes maybe added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply 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. PreviouslyApprovedAccessoryDwelling 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].
16.20.055 Site development standards - Accessory buildings.
A. General. Accessory buildings and structures shall meet all of the standards of ECDC
16.20.030 except as specifically provided in this section.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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B. Height. Height shall be limited to 25 feet, except for amateur radio transmitting antennas
and their supporting structures. Garages or other accessory buildings attached by a breezeway,
hallway, or other similar connection to the main building which results in a separation
exceeding 10 feet in length may not exceed the 15-foot height limit. The separation shall be
determined by the minimum distance between the outside walls of the main building and
accessory building, exclusive of the connecting structure.
C. Rear Setbacks. The normally required rear setback maybe reduced to a minimum of five
feet for accessory buildings covering less than 600 square feet of the site.
D. Satellite Television Antenna. A satellite television antenna which measures greater than one
meter or 1.1 yards in diameter shall comply with the following regulations:
1. General. Satellite television antennas must be installed and maintained in compliance
with the Uniform Building and Electrical Codes as the same exist or are hereafter amended
A building permit shall be required in order to install any such device.
2. Setbacks. In all zones subject to the provisions contained herein, a satellite television
antenna shall be located only in the rear yard of any lot. In the event that no usable satellite
signal can be obtained in the rear lot location or in the event that no rear lot exists as in the
case of a corner lot, satellite television antennas shall then be located in the side yard. In
the event that a usable satellite signal cannot be obtained in either the rear or side yard,
then a roof -mounted location may be approved by the staff, provided, however, that any
roof -mounted satellite antenna shall be in a color calculated to blend in with existing roof
materials and, in the case of a parabolic, spherical or dish antenna, shall not exceed nine
feet in diameter unless otherwise provided for by this section. In no event shall any roof -
mounted satellite television antenna exceed the maximum height limitations established
by this section.
3. Aesthetic. Satellite television antennas shall be finished in a nonreflective color and
surface which shall blend into their surroundings. In the case of a parabolic, spherical or
dish antenna, said antenna shall be of a mesh construction. No commercial advertising of
any kind shall be displayed on the satellite television antenna.
4. Size and Height. Maximum size for a ground -mounted parabolic, spherical or dish
antenna shall be 12 feet in diameter. No ground -mounted antenna shall be greater than 15
feet in height unless otherwise approved for waiver as herein provided. The height of roof -
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mounted satellite television antennas shall not exceed the lesser of the height of the
antenna when mounted on a standard base provided by the manufacturer or installer for
ordinary operation of the antenna or the height limitation provided by the zoning code.
5. Number. Only one satellite television antenna shall be permitted on any residential lot
or parcel of land. In no case shall a satellite television antenna be permitted to be placed
on wheels or attached to a portable device for the purpose of relocating the entire antenna
on the property in order to circumvent the intentions of this section.
E. Amateur Radio Antennas.
1. The following applications for the following approvals shall be processed as a Type II
development project permit application (see Chapter 20.01 ECDQ
a. Requests to utilize an amateur radio antenna dish which measures greater than
one meter or 1.1 yards in diameter;
b. Requests to utilize an antenna which:
i. Would be greater than 12 feet in height above the principal building on a site.
The height of the antenna shall be determined by reference to the highest point of
the roof of the principal building, exclusive of the chimney or other roof -mounted
equipment. The request to locate a 12-foot antenna on a building is limited to
buildings whose height conforms to the highest limit of the zone in which the
building is located.
ii. Would exceed the height limit of the zone when mounted on the ground or on
any accessory structure (see subsection E( )(2)(d) of this section).
2. The application shall comply with the following regulations:
Definition. "Amateur radio antenna" means an antenna, or any combination of a
mast or tower plus an attached or mounted antenna, which transmits noncommercial
communication signals and is utilized by an operator licensed by the Federal
Communications Commission. Guy wires for amateur radio antennas are considered
part of the structure for the purpose of meeting development standards.
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b. General. Amateur radio antennas must be installed and maintained in compliance
with the Uniform Building and Electrical Codes, as the same exist or are hereafter
amended. A building permit shall be required to install an amateur radio antenna.
c. Location. Amateur radio antennas maybe ground- or roof -mounted, however,
these devices shall:
i. Be located and constructed in such a manner as to reasonably ensure that, in
its fully extended position, it will not fall in or onto adjoining properties;
ii. Not be located within any required setback area; and
iii. Be retracted in inclement weather posing a hazard to the antenna.
d. Height. The height of a ground -mounted tower or roof -top antenna may not exceed
the greater of the height limit applicable to the zone or 65 feet when extended by a
telescoping or crank -up mechanism unless an applicant obtains a waiver (see
subsection (F) of this section).
i. Only telescoping towers may exceed the height limits established by subsection
E( )(1)(b) of this section. Such towers shall comply with the height limit within the
applicable zone and may only exceed the height limit of the applicable zone and/or
65-foot height limit when extended and operating and if a waiver has been
granted.
ii. An antenna located on a nonconforming building or structure which exceeds
the height limit of the zone in which it is located shall be limited to height limit of
the zone plus 12 feet.
e. Aesthetic. To the extent technically feasible and in compliance with safety
regulations, specific paint colors may be required to allow the tower to blend better
with its setting.
F. Technological Impracticality - Request for Waiver.
1. The owner, licensee or adjacent property owner may apply for a waiver if:
a. Strict application of the provisions of this zoning code would make it impossible for
the owner of a satellite television antenna to receive a usable satellite signal;
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b. Strict application of the provisions of this zoning code would make it impossible for
the holder of any amateur radio license to enjoy the full benefits of an FCC license or
FCC protected right; or
c. An adjacent property owner or holder of an FCC license or right believes that
alternatives exist which are less burdensome to adjacent property owners.
2. The request for waiver shall be reviewed by the hearing examiner as a Type III -A
decision and may be granted upon a finding that one of the following sets of criteria have
been met:
a. Technological Impracticality.
i. Actual compliance with the existing provisions of the city's zoning ordinance
would prevent the satellite television antenna from receiving a usable satellite
signal or prevent an individual from exercising the rights granted to him or her by
the Federal Communications Commission (FCC) by license, law or FCC regulation;
or
ii. The alternatives proposed by the property owner or licensee constitute the
minimum necessary to permit acquisition of a usable satellite signal by a satellite
television antenna or to exercise the rights granted pursuant to a valid FCC license,
law or FCC regulation.
b. Less BurdensomeAlternatives. The hearing examiner is also authorized to consider
the application of adjacent property owners for a waiver consistent with the provisions
of subsection F( )(1)(c) of this section without the requirement of a finding that a usable
satellite signal cannot be acquired when the applicant or adjacent property owner(s)
establish that the alternatives proposed by the applicant are less burdensome to the
adjacent property owners than the requirements which would otherwise be imposed
under this section. For example, adjacent property owners may request alternative or
additional screening or the relocation of the antenna on the licensee's property. In the
interactive process described in subsection (F)(3) of this section, the hearing examiner
shall attempt to balance the impact of the tower on the views of adjacent properties,
as well as the impacts of alternative screening and relocation in order to equitably
distribute any negative impacts among the neighbors while imposing reasonable
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conditions on the antenna, its location and screening that do not impair the rights
granted by the FCC to the licensee.
c. The process shall be an interactive one in which the hearing examiner works with the
licensee to craft conditions which place the minimum possible burden on adjacent
property owners while permitting the owner of the satellite antenna or holder of an
amateur radio license to fully exercise the rights which he or she has been granted by
federal law. For example, the number of antennas and size of the array shall be no greater
than that necessary to enjoy full use of the FCC license. Conditions may include but are not
limited to requirements for screening and landscaping, review of the color, reflectivity and
mass of the proposed satellite television antenna or amateur radio facilities, and other
reasonable restrictions. Any restriction shall be consistent with the intent of the city council
that a waiver to the antenna owner be granted only when necessary to permit the satellite
television antenna to acquire usable satellite signal or to allow the licensee to exercise the
rights granted by Federal Communications Commission license after consideration of
aesthetic harmony of the community. The process employed should involve the interaction
of the licensee or owner and the neighborhood. Certain issues have been preempted by
federal law and shall not be considered by the hearing examiner. Such issues include, but
are not limited to, the impacts of electromagnetic radiation, the potential interference of
the amateur radio facility with electronic devices in the neighborhood and any other matter
preempted by federal law or regulation. Impact on view and on the values of neighboring
properties may be considered in imposing reasonable conditions but shall not be a basis
for denial of a permit to construct the antenna.
d. The application fee and notification for consideration of the waiver by an owner of a
satellite television antenna shall be the same as that provided for processing a variance. No
fee shall be charged to the holder of a valid FCC amateur radio license.
e. In the event that an applicant for waiver is also obligated to undergo architectural
design review, the architectural design board shall defer any issues relating to the antenna
and/or other amateur radio equipment to the hearing examiner. The hearing examiner
may, at his or her discretion, request the architectural design board review and comment
regarding required screening and landscaping and its integration into sight and
landscaping plans. No additional fee shall be required of the applicant upon such referral.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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f. The provisions of subsections u, (E) and (F) of this section shall be interpreted in
accordance with the regulations of the Federal Communications Commission including but not
limited to PRB-1. In the event of ambiguity or conflict with any of the apparent provisions of this
section, the provisions of federal regulations shall control. [Ord. 4360 § 3 (Exh. A), 2024; Ord. 3736
§§ 8, 9, 2009; Ord. 3728 § 3, 2009; Ord. 3547 § 1, 2005. Formerly 16.20.050].
16.20.060 Infrastructure standards.
A. Transportation. Regulations for driveways, frontage improvements, alley improvements,
and other transportation public works and engineering standards shall not be more
restrictive for middle housing than for detached single-family residences, except as
addressed by this ordinance.
B. Lot Access/Road Standards.
1. Private driveway access shall be permitted for middle housing development with any
number of units when a fire apparatus access road is within 150 feet of all structures
on the lot and all portions of the exterior walls of the first story of the buildings, as
measured by an approved route around the exterior of the buildings.
2. When a fire apparatus road is not within 150 feet of all structures on the lot,
subsection (13)(1) does not apply and one of the following conditions must be met:
a. The building is equipped throughout with an approved automatic sprinkler
system meeting International Fire Code requirements.
b. No more than two units are accessed via the same private driveway.
c. Fire apparatus access roads cannot be installed because of location on property,
topography, waterways, nonnegotiable grades or other similar conditions, and
an approved alternative means of fire protection is provided.
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2. Private driveways shall not be required to be wider than 12 feet and shall not be
required to have unobstructed vertical clearance more than 13 feet six inches except
when it is determined to be in violation of the International Fire Code or other fire, life,
and safety standards, such as sight distance requirements.
3. Private driveway access, separate from access to an existing home, shall be permitted
unless it is determined to be in violation of the International Fire Code or other fire, life,
safety standards, such as site distance requirements.
4. This subsection is not intended to limit the applicability of the adopted International Fire
Code, except as otherwise presented in this subsection.
16.20.080 Severability.
If any section, subsection, clause, sentence, or phrase of this ordinance should be held invalid
or unconstitutional, such decision shall not affect the validity of the remaining portions of this
ordinance.
16.20.090 Authority to make necessary corrections.
The City Clerk and the codifiers of this Ordinance are authorized to make necessary corrections
to this Ordinance including, but not limited to, the correction of scrivener's clerical errors,
references, ordinance numbering, section/subsection numbers, and any references thereto.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.30
RM - MULTIPLE RESIDENTIAL
Sections:
16.30.000
Purposes.
16.30.010
Uses.
16.30.020
Subdistricts.
16.30.030
Site development standards.
16.30.040
Site development exceptions.
16.30.050
Green building incentives.
16.30.000 Purposes.
The RM zone has the following specific purposes in addition to the general purposes for
residential zones of ECDC 16.00.010 and 16.10.000:
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A. To reserve and regulate areas for a variety of housing types, and a range of greater
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densities than are available in the middle housing residential zones, while still maintaining a
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residential environment;
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B. To provide for those additional uses which complement and are compatible with multiple
residential uses. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
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16.30.010 Uses.
E
A. Permitted Primary Uses,
a
1. Multiple dwellings;
2. Retirement homes or congregate care facilities, assisted living facilities;
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3. Group homes for the disabled, foster family homes and state -licensed group homes for
foster care of minors; provided, however, that halfway houses and group homes licensed
forjuvenile offenders are not permitted uses in a residential zone of the city;
4. Boarding houses and rooming houses;
5. Housing for low income elderly in accordance with the requirements of Chapter 20.25
ECDC;
6. Churches, subject to the requirements of ECDC 17.100.020;
7. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
8. Local public facilities that are planned, designated, and sited in the capital improvement
plan, subject to the requirements of ECDC 17.100.050,
9. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. All permitted secondary uses in the LDR zone, if in conjunction with a single-family
dwelling or middle housing building type;
2. Home occupations, subject to the requirements of Chapter 20.20 ECDC;
3. The following accessory uses:
a. Private parking,
b. Private swimming pools and other private recreational facilities,
c. Private greenhouses covering no more than five percent of the site in total;
4. Commuter parking lots containing less than 10 designated parking spaces in
conjunction with a church, school, or local public facility allowed or conditionally permitted
in this zone. Any additionally designated parking spaces that increase the total number of
spaces in a commuter parking lot to 10 or more shall subject the entire commuter parking
lot to a conditional use permit as specified in subsection (D)(2) of this section, including
commuter parking lots that are located upon more than one lot as specified in ECDC
21.15.075.
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C. Primary Uses Requiring a Conditional Use Permit.
1. Offices, other than local public facilities;
2. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
3. Day care centers and preschools for 13 or greater children;
4. Hospitals, convalescent homes, rest homes, sanitariums, and assisted living facilities;
5. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet
the criteria for regional public facilities as defined in ECDC 21.85.033;
6. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
7. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
8. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Day care facilities or preschools of any size to be operated in a separate, nonresidential
portion of a multifamily residential dwelling primary permitted structure operated
primarily for the benefit of the residents thereof,
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with
a church, school, or local public facility allowed or conditionally permitted in this zone. [Ord.
4333 § 7 (Exh. A), 2023; Ord. 3988 § 8, 2015; Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.020 Subdistricts.
There are established four subdistricts of the RM zone, in order to provide site development
standards for areas which differ in topography, location, existing development and other
factors. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
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16.30.030 Site development standards.
A. Table.
Minimum Lot
Minimum
Minimum
Minimum
Area Per
Maximum
Maximum
Subdistrict
Street
Side
Rear
Dwelling Unit3
Height
Coverage
Setback
Setback
Setback
(Sq. Ft.)
RM-1.5
1,500
15'
10,
15'
25"
45%
RM-EW
1,500
15'
10,
15'
25'4
45%
RM-2.4
2,400
15'
10,
15'
25"
45%
RM-3
3,000
15'
15'
15'
25"
45%
1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height =
limit have a slope of four inches in 12 inches or greater.
2 LDR - S setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
r
3 See definition of townhouse. d
H
4 The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the V
following apply to the site and proposed development: V
w
(a) At least two of the following techniques shall be incorporated into the building and/or site's design:
Q
(1) Achievement of at least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
=
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the
a�
E
gross number of units proposed;
r
Q
(3) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
E
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
0
c�
water re -use.
w.
Q
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the RM-EW zone:
1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick
and glass. Concrete, laminates, veneers, fiber cement products and the like may be
permitted if they replicate the appearance of the listed preferred materials. At least 55
percent of building facade materials must be salvaged, recycled content, bio-based or
indigenous.
C. Location of Parking. No parking spaces maybe located within the street setback. [Ord. 3943
§ 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.040 Site development exceptions.
A. Maximum height for accessory structures is 15 feet.
B. Satellite Television Antenna. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.060.
C. Setback Encroachments.
1. Eaves and chimneys and bay windows, utility lines and meters, and "similar minor
improvements," etc., may project into a required setback not more than 30 inches.
2. Except as authorized by subsection JCn of this section, uncovered and unenclosed
porches, steps, patios, and decks may project into a required setback not more than one-
third of the required setback, or four feet, whichever is less; provided, that they are no
more than 30 inches above the ground level at any point.
3. In the RM - Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and
decks may occupy up to one-half of the required street setback area along Edmonds Way;
provided, that these structures or uses are located no more than 20 feet above the ground
level at any point.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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D. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks
shall be side setbacks. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007].
16.30.050 Green building incentives.
A. General. New multifamily residential buildings, as well as additions and remodels to existing
multifamily residences, may earn reduced site development standards by receiving U.S. Green
Building Council® Leadership in Energy and Environmental Design TM (LEED) Gold, Master
Builders Association of King and Snohomish Counties Built Green® 4-Star certification, or
better. The appropriate LEED rating system depends on the project.
B. Eligibility. These incentives are available to multifamily residential development only. Other
uses permitted in this zone, whether primary or secondary uses, by right or conditionally
permitted, or legal nonconforming, are ineligible for these incentives. See Chapter 17.100 ECDC
for incentives for community facilities. Each building receives incentives independently for their
individual certification.
C. Height. Certified multifamily residences are allowed an additional five feet above the stated
height limit of ECDC 16.30.030(A), to a total of 30 feet. Certified development may leverage the
five-foot pitched roof height bonus of ECDC 16.30.030(A), note 1, for all portions above 30 feet.
D. Parking. Certified multifamily residential development must provide at least one off-street
parking space per dwelling unit rather than the requirements of ECDC 17.50.020(A)(1)(b).
Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted green building incentives but then unable to achieve
the requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 1, 2024].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.40
BUSINESS AND COMMERCIAL ZONES - PURPOSES
Sections:
16.40.000 Purposes.
16.40.000 Purposes.
The general purposes of the business and commercial (B or Q zones are:
A. To provide for areas for commercial uses offering various goods and services according to
the different geographical areas and various categories of customers they serve;
B. To provide for areas where commercial uses may concentrate for the convenience of the
public and in mutually beneficial relationships to each other;
C. To provide for residential uses, community facilities and institutions which may
appropriately locate in commercial areas;
D. To require adequate landscaping and off-street parking and loading facilities;
E. To protect commercial uses from hazards such as fire, explosion and noxious fumes, and
also nuisances created by industrial uses such as noise, odor, dust, dirt, smoke, vibration, heat,
glare and heavy truck traffic.
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.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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].
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;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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
GFSF0)
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
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
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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BD1
Permitted Uses
BD1
BD2
BD3
BD4
BD5
GFSFM
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
A
X
A
A
A
A
club)
Service uses
A
A(2)
A
A
A
A
Retail sales requiring intensive outdoor display or
X
X
X
X
X
X
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
Enclosed fabrication or assembly areas
A
A
A
A
A
A
associated with and on the same property as an
art studio, art gallery, restaurant,
microbreweries/distilleries or food service
establishment that also provides an on -site retail
outlet open to the public
Automobile sales and service
X
X
A
A
X
X
Dry cleaning and laundry plants which use only
C
X
A
A
A
X
nonflammable and nonexplosive cleaning agents
Printing, publishing and binding establishments
C
X
A
A
A
C
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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BD1
Permitted Uses
BD1
BD2
BD3
BD4
BD5
GFSF(')
Public markets licensed pursuant to provisions in
A
A
A
A
A
A
Chapter 4.90 ECC'
Outdoor dining meeting the criteria of Chapter
B
B
B
B
B
B
17.75 ECDC
Residential
Single-family dwelling
A
X
A
A
A
A
Multiple dwelling unit(s) - see ECDC 16.43.030(B)
A
X
A
A
A
A
for further location standards
Other Uses
Bus stop shelters
A
A
A
A
A
A
Churches, subject to the requirements of ECDC
A
A
A
A
A
A
17.100.020
Primary and high schools, subject to the
A
X
A
A
A
A
requirements of ECDC 17.100.050(G) through u
Local public facilities, subject to the requirements
C
C
C
C
A
C
of ECDC 17.100.050
Neighborhood parks, natural open spaces, and
A
A
A
A
A
A
community parks with an adopted master plan
subject to the requirements of ECDC 17.100.070
Off-street parking and loading areas to serve a
B
X
B
B
B
B
permitted use
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Permitted Uses
BD1
BD1
GFSF0)
BD2
BD3
BD4
BD5
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
otherwise listed as a permitted use
X
X
X
C
X
X
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
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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BD1
Permitted Uses
BD1
BD2
BD3
BD4
BD5
GFSF0)
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
A
A
A
A
A
A
concern that do not meet the criteria for regional
public facilities as defined in ECDC 21.85.033
Zoos and aquariums of primarily local concern
C
X
C
C
C
A
that do not meet the criteria for regional public
facilities as defined in ECDC 21.85.033
Counseling centers and residential treatment
X
X
C
C
A
X
facilities for current alcoholics and drug abusers
Regional parks and community parks without a
C
C
C
C
C
C
master plan subject to the requirements of ECDC
17.100.070
Outdoor storage, incidental to a permitted use
D
X
D
D
D
D
Aircraft landings as regulated by Chapter 4.80
X
X
D
D
D
D
ECC
A = Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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
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 SDI 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:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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.
Minimum
Height of
Ground
Minimum
Minimum
Minimum
Sub
Minimum
Minimum
Maximum
Floor
Street
Side
Rear
District
Lot Area
Lot Width
Hei htz
g
within the
Setback
Setback'
Setback'
Designated
Street
Front4
BD 15
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.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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.
5 Site development standards for low -density residential building types are the same as those specified for the
LDR-Mzone.
Map 16.43-1: Designated Street Front for BD Zones
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Figure 16.43-1: Ground Floor Height Measurement
I
1
B. Ground Floor. This section describes requirements for development of the ground floor of
buildings in the BD zones.
1. For all BD zones, the ground floor is considered to be that floor of a building which is
closest in elevation to the finished grade along the width of the side of the structure that is
principally oriented to the designated street front of the building (this is normally the
adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be
the sum of the floor planes which, in combination, run the full extent of the building and
are closest in elevation to one another. For the purposes of this chapter, the definition of
"ground floor" contained in ECDC 21.35.017 does not apply.
2. Designated Street Front. Map 16.43-1 shows the streets that define the designated
street front for all properties lying within the BD zones. The designated street front is
defined as the 45 feet measured perpendicular to the street front of the building lot
fronting on each of the mapped streets.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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3. Minimum Height of the Ground Floor within the Designated Street Front. Them in i m u m
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 LUM 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 LU 4) of
this section, the portion of the ground floor of the building located within the designated
street front may 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 be broken up into multiple frontages, so that each entry/ground
floor combination is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of
determining where the ground floor entry rules detailed in this section shall apply. The
first choice for the primary entry shall be either 5th Avenue or Main Street. In the case
of the BD5 zone, the primary entry shall always be on 4th Avenue.
6. Within the BD1 zone, development on the ground floor shall consist of only commercial
uses, except that parking may be located on the ground floor so long as it is not located
within the designated street front.
7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only
commercial uses within the designated street front. Any permitted use may be located on
the ground floor outside of the designated street front.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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 tRKD 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 low -
density residential use is the only permitted primary use located on the property.
c. Existing buildings maybe added onto or remodeled without adjusting the existing
height of the ground floor to meet the specified minimum height, so long as the
addition or remodel does not increase the building footprint or its frontage along a
street by more than 25 percent. Permitted uses may occupy an existing space
regardless of whether that space meets the ground floor requirements for height.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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 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 ECDC22.43.050(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.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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b. If the building does not make use of a pitched roof system as described in
subsection (0(2)(a) of this section, a building step -back shall be provided within 15 feet
of any street front. Within the 15-foot step -back, the maximum building height is the
lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or
30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-
foot step -back is required along both street fronts. If a building located on a corner lot
has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the
required step -back on both street fronts, then the step -back may be waived facing the
secondary street.
3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the
following architectural features are allowed to extend above the height limits specified in
this chapter:
a. A single decorative architectural element, such as a turret, tower, or clock tower,
may extend a maximum of five feet above the specified height limit if it is designed as
an integral architectural feature of the roof and/or facade of the building. The
decorative architectural element shall not cover more than five percent of the roof
area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified
height limit within any building step -back required under subsection (C)(2)(b) of this
section; provided, that the railing is constructed so that it has the appearance of being
transparent. An example meeting this condition would be a railing that is comprised of
glass panels.
D. Off-StreetParkingand 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,
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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 be provided as any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for
restaurants or food service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story
3. In overall dimension, the width of required open space shall not be less than 75 percent
of the depth of the open space, measured relative to the street (i.e., width is measured
parallel to the street lot line, while depth is measured perpendicular to the street lot line).
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Figure 16.43-5: Building Size, Width and Open Space
...............T...................................
..T...............
T..."-..........
Example:
. Building is on four
'
lots, each 30020
feet
Total Lot Area 14.400 sq ft.
'
• Building width is
120 feet.
; Building Footprint =13,650 sq.
ft.:
• Open space is
required due to
Open Space Required = 720 sq
0:
building width, and
due to lot area °
b
• Open space
provided exceeds
the 5% of lot area
Budding Width Parallel to Street+ROW
requirement
120-0
,
......• Lot Lines
Building Area
Open Space ;
750 sq. ft
su -o
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
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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, 20081.
16.43.035 Design standards - BD zones.
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.43.040 Operating restrictions.
A. EnclosedBuilding. 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;
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].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.45
BN - NEIGHBORHOOD BUSINESS
Sections:
16.45.000 Purposes.
16.45.010 Uses.
16.45.020 Site development standards.
16.45.030 Operating restrictions.
16.45.040 Site development exceptions - Green building incentives.
16.45.000 Purposes.
The BN zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, retail service establishments which offer
goods and services needed on an everyday basis by residents of a neighborhood area;
B. To ensure compact, convenient development patterns by allowing uses that are operated
r
chiefly within buildings. [Ord. 4307 § 1 (Exh. A), 2023].
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16.45.010 Uses. a
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A. Permitted Primary Uses. r
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1. Low -density residential building types, as regulated in LDR-M zone; s
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2. Neighborhood -oriented retail stores, retail service uses, excluding uses such as Q
commercial garages, used car lots, taverns, theaters, auditoriums, undertaking
establishments and those uses requiring a conditional use permit as listed below;
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3. Offices and outpatient clinics, excluding commercial kennels;
4. Dry cleaning stores and laundromats;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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5. Small animal hospitals;
6. Churches, subject to the requirements of ECDC 17.100.020,,
7. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
(R);
8. Day care centers
9. Local public facilities designated and sited in the capital improvement plan, subject to
the requirements of ECDC 17.100.050,,
10. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses,
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional
use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. One dwelling unit per lot, in the story above the street floor, with a minimum lot area of
6,000 square feet;
4. Commuter parking lots that contain less than 10 designated parking spaces in
conjunction with any local public facility allowed by this section. Any additionally designated
parking spaces that increase the total number of spaces in a commuter parking lot to 10 or
more shall subject the entire commuter parking lot to a conditional use permit as specified
in subsection (D)(2) of this section, including commuter parking lots that are located upon
more than one lot as specified in ECDC 21.15.0751,
5. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Drive-in businesses;
3. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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4. Convenience stores;
5. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
6. Hospitals, convalescent homes, rest homes, sanitariums;
7. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet
the criteria for regional public facilities as defined in ECDC 21.85.033;
8. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
9. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with
a facility meeting the criteria listed under subsections (CM through (9) of this section. [Ord.
4333 § 9 (Exh. A), 2023; Ord. 4314 § 44 (Exh. A), 2023; Ord. 4307 § 1 (Exh. A), 2023; Ord. 3353 § 3, 2001; Ord
3269 § 1 *, 1999; Ord. 3120 § 1, 1996; Ord. 2759 § 1, 1990; Ord. 2660 § 1, 1988; Ord. 2283 § 4, 1982].
* Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
16.45.020 Site development standards.
A. Table,
Minimum Minimum Minimum Minimum
Minimum Maximum
Lot Street Side Rear
Lot Area Height
Width Setback Setback Setback
BN None None 20' None' None' 25'
Maximum Floor
Area
3 sq. ft. per sq. ft. of
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Minimum Minimum Minimum Minimum
Minimum Maximum Maximum Floor
Lot Street Side Rear
Lot Area Height Area
Width Setback Setback Setback
lot area
1 Fifteen feet from lot lines adjacent to R-zoned property.
B. Signs, Parkingand Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
C. Screening. The required setback from R-zoned property shall be permanently landscaped
with trees and ground cover and permanently maintained by the owner of the BN lot. A six-foot
minimum height fence, wall or solid hedge shall be provided at some point in the setback.
D. Satellite television antennas shall be regulated as set forth in ECDC 16.20.060, and reviewed
by the architectural design board. [Ord. 4307 § 1 (Exh. A), 2023; Ord. 2526 § 5, 1985].
16.45.030 Operating restrictions.
A. All uses shall be carried on entirely within a completely enclosed building except:
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1. Public utilities and parks; U
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5. Outdoor recreation spaces associated with day care centers;
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6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
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B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
c�
Standards. [Ord. 4307 § 1 (Exh. A), 2023; Ord. 3320 § 2, 2000]. Q
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16.45.040 Site development exceptions - Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design TM
(LEED) Gold certification, Master Builders
Association of King and Snohomish Counties Built Green® 4-Star, or better. The appropriate
LEED rating system depends on the project. Each building receives incentives independently for
their individual certification.
B. Eligibility. Development of new single-family residences is ineligible for these incentives.
Remodels of and additions to existing single-family residences can earn the incentives for the
IRS zone instead (see ECDC 16.20.060). See Chapter 17.100 ECDC for incentives for community
facilities.
C. Height. Development certified LEED Gold, Built Green® 4-Star, or better may receive an
additional five feet above the stated height limit of ECDC 16.45.020(A) where all portions of the
roof above 25 feet are sloped four inches in 12 inches or greater.
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at
least one parking space per 500 square feet of commercial floor area and/or one parking space
per dwelling unit. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated
off standard parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 2, 2024].
Chapter 16.50
BC - COMMUNITY BUSINESS
Sections:
16.50.000 BC and BC - Edmonds Way.
16.50.005 Purposes.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.50.010 Uses.
16.50.020 Site development standards.
16.50.030 Operating restrictions.
16.50.040 Green building incentives.
16.50.000 BC and BC - Edmonds Way.
This chapter establishes two distinct zoning categories, BC and BC - Edmonds Way. [Ord. 3943 § 1
(Exh. 1), 2013; Ord. 3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC - Edmonds Way zones have the following specific purposes in addition to the
general purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, service establishments and amusement
establishments which offer goods and services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are operated
chiefly within buildings;
C. To allow for mixed -use development which includes multiple dwelling unit(s) that support
business uses;
D. To implement the policies of Edmonds' comprehensive plan for the Edmonds Way Corridor;
E. To meet the goals of the Growth Management Act and the city of Edmonds' comprehensive
plan for housing diversity and economic vitality. [Ord. 3943 § 1 (Exh.1), 2013; Ord. 3627 § 2, 2007; Ord.
3147 § 1, 1997. Formerly 16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses.
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1. Low -density residential buil;dings, as regulated in LDR-M zone;
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as
trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy
equipment sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive
cleaning agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community -oriented open air markets conducted as an outdoor operation and licensed
pursuant to provisions in the Edmonds City Code;
8. Mu/tiole Dweiiing Unit(s). This use may not be located on the ground floor of a
structure, except as provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020,,
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
L);
11. Local public facilities subject to the requirements of ECDC 17.100.0501*
12. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses,
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional
use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Commuter parking lots in conjunction with a facility meeting the criteria listed under
subsections I through a of this section, except that the facility may also be located
along a designated transit route in addition to an arterial or collector street;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
6. Drive-in businesses;
7. Laboratories;
8. Fabrication of light industrial products;
9. Convenience stores;
10. Day care centers and preschools;
11. Hospitals, convalescent homes, rest homes, and sanitariums;
12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not
meet the criteria for regional public facilities as defined in ECDC 21.85.033;
13. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
14. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314
§ 45 (Exh. A), 2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4,
2001; Ord. 3269 § 2*, 1999; Ord. 3147 § 1, 1997].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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* Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
16.50.020 Site development standards.
A. Table.
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Maximum
Lot
Street
Side
Rear
Lot Area
Height
Floor Area
Width
Setback
Setback
Setback
BC
None
None
None
None'
None'
25'2
3 sq. ft. per sq.
ft. of lot area
BC-
None
None
10,
None'
None'
25'3
3 sq. ft. per sq.
Edmonds
ft. of lot area
Way
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. The required setback shall be completely landscaped with Type I landscaping permanently
maintained by the owner of the BC -zoned lot.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see
illustrations). Vertical parapet walls or flat roofs with a pitch of less than three-in-12 are not allowed to
protrude above the 25-foot height limit unless they are part of an approved modulated design.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Examples of Modulated Roof Designs
Nor
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3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III
landscaping shall be located within this setback;
(b) Where the proposed development abuts a low -density residential (LDR) zoned property, in addition
to complying with subsection (a) of this footnote, the proposed development shall stepback any building
facades over 25 feet that face the low -density residential (LDR) zoned property and additional five feet.
Balconies are allowed to encroach into the stepback area;
(c) At least three of the following techniques shall be incorporated into the building and/or site's design
(1) Achievement of least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the
gross number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required
street setback such as outdoor seating, plazas, walkways or other usable open space. The
remainder of the setback area will be landscaped with Type III landscaping;
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(4) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re -use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the
appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.060. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1, 2004;
Ord. 3492 § 1, 2004; Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997].
16.50.030 Operating restrictions.
A. Enclosed Bui/ding. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers' markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3627 § 2, 2007; Ord
3320 § 3, 2000; Ord. 3147 § 1, 1997].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.50.040 Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design TM
(LEED) Gold, Master Builders Association of
King and Snohomish Counties Built Green® 4-Star certification, or better. The appropriate LEED
rating system depends on the project. Each building receives incentives independently for their
individual certification.
B. Eligibility. Development of new single-family residences are ineligible for these incentives.
Remodeled existing single-family residences can earn the incentives for the IRS zone instead
(see ECDC 16.20.060). See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development is allowed an additional five feet above the stated height limit
of ECDC 16.50.020(A) in addition to the standard pitched roof height bonus of ECDC
16.50.020(A).
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at
least one parking space per 500 square feet of commercial floor area and/or one parking space
per dwelling unit instead of the parking required by Chapter 17.50 ECDC. Electric vehicle
parking standards of Chapter 17.115 ECDC remain calculated off standard parking
requirements.
E. Enforcement. Development granted these incentives but then unable to achieve the
requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 3, 2024].
Chapter 16.53
BP - PLANNED BUSINESS
Sections:
16.53.000 Purpose.
16.53.010 Uses.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.53.020 Site development standards.
16.53.030 Site development exceptions - Green building incentives.
16.53.000 Purpose.
The BP zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those small scale neighborhood -oriented retail stores, offices and retail
service establishments which offer goods and services needed on an everyday basis by
residents of adjacent neighborhood areas.
B. To ensure compact, convenient development patterns which provide a transition to and do
not intrude into adjacent residential neighborhoods.
C. To permit uses which allow for controlled access by arterial traffic but which do not
contribute significantly to traffic congestion.
D. To permit uses which provide for pedestrian and transit access to development from
adjacent neighborhoods.
E. To permit commercial uses which utilize site designs which allow for and promote shared
access with adjacent commercial parcels. [Ord. 3127 § 1, 19971.
16.53.010 Uses.
A. Permitted Primary Uses,
1. Low -density residential buildings in accordance with the regulations applicable to the
LDR-M zone, Chapter 16.20 ECDC;
2. Business or professional offices or studios;
3. Small-scale retail sales or services not exceeding 5,000 square feet of cumulative space
on a site, such as convenience stores, video stores, barber shops, beauty shops, gift shops,
bookstores, florists/nurseries, dry cleaning stores and laundromats;
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4. Art galleries;
5. Churches, subject to the requirements of ECDC 17.100.020,,
6. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
(R);
7. Local public facilities subject to the requirements of ECDC 17.100.050;
8. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly or repair of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Multiple residential, in the story above the street floor.
C. Primary Uses Requiring a Conditional Use Permit.
1. Medical, dental and veterinary clinics, including supporting uses such as pharmacies
and laboratories. Veterinary clinics may include the boarding of animals under veterinary
care but not commercial kennels;
2. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
3. Financial institutions;
4. Restaurants providing on -premises service to seated or walk-in patrons;
5. Small-scale retail sales or services greater than 5,000 square feet in an area of
cumulative space on a site, but not exceeding 10,000 square feet of cumulative space on a
site, such as convenience stores, video stores, barber shops, beauty shops, gift shops,
bookstores, florists/nurseries, dry cleaning stores and laundromats;
6. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
7. Day care centers;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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8. Hospitals, convalescent homes, rest homes, sanitariums;
9. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet
the criteria for regional public facilities as defined in ECDC 21.85.033;
10. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
11. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use.
E. Prohibited Uses. Any use not specifically set forth herein, including but not limited to:
1. Automobile service stations;
2. Drive-in/drive-thru businesses. [Ord. 4333 § 11 (Exh. A), 2023; Ord. 3353 § 5, 2001; Ord. 3127 § 1,
19971.
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16.53.020 Site development standards.
0
A. Table. Except as hereinafter provided, development requirements shall be as follows: w
U-
Minimum Minimum
Minimum Minimum Maximum Maximum o
Street Side/Rear
Lot Area Lot Width Height Floor Area r
Setback Setback
E
s
BP None None 15' None' 25'2 None r
Q
1 Fifteen feet from lot lines adjacent to R-zoned property.
t
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height 0
w.
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have a slope of four inches in 12 inches or greater. Q
B. Signs, Access, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC. Sign
standards shall be the same as those for the BN - neighborhood business zoning classification.
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Access to BP -zoned property shall be combined whenever possible with adjacent properties
through the use of internal circulation or frontage driveways.
C. The required setback from R-zoned property shall be landscaped with trees and ground
cover and continuously maintained by the owner of the BP lot. A six-foot minimum height
fence, wall or dense, continuous hedge shall be maintained in the setback. [Ord. 3127 § 1, 19971
16.53.030 Site development exceptions - Green building incentives.
A. General. New commercial buildings, as well as additions and remodels to existing
commercial buildings, may earn reduced site development standards by receiving U.S. Green
Building Council® Leadership in Energy and Environmental Design"' Gold certification or better
The appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development receives an additional five feet to the height maximum, in
addition to the standard pitched roof height bonus of ECDC 16.53.020(A).
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of commercial floor area instead of parking required by Chapter 17.50
ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 4, 20241.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.55
CW - COMMERCIAL WATERFRONT
Sections:
16.55.000
Purposes.
16.55.010
Uses.
16.55.020
Site development standards.
16.55.030
Operating restrictions.
16.55.040
Green building incentives.
16.55.000 Purposes.
The CW zone has the following specific purposes in addition to the general purposes listed in
Chapter 16.40 ECDC:
A. To reserve areas for water -dependent and water -related uses and for uses which will attract
pedestrians to the waterfront;
B. To protect and enhance the natural features of the waterfront, and encourage public use of
the waterfront;
a�
C. To ensure physical and visual access to the waterfront for the public. [Ord. 4213 § 1 (Att. A),
c.�
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16.55.010 Uses.
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A. Permitted Primary Uses,
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1. Marine -oriented services;
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2. Retail uses which are either marine oriented or pedestrian oriented, excluding drive-in
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businesses;
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3. Petroleum products storage and distribution;
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4. Offices, above the ground floor, excluding medical, dental and veterinary clinics;
5. Local public facilities with marine -oriented services or recreation;
6. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070,,
7. Hotels.
B. Permitted Secondary Uses,
1. Off-street parking and loading in connection with a permitted use;
2. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Secondary Uses Requiring a Conditional Use Permit,
1. Aircraft landings as regulated by Chapter 4.80 ECC;
2. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070. [Ord. 4314 § 46 (Exh. A), 2023; Ord. 4213 § 1 (Att. A), 2021; Ord. 3353 § 6, 2001;
Ord. 2366 § 9, 1983; Ord. 2307, 1982; Ord. 2283 § 6, 1982].
16.55.020 Site development standards.
A. Table.
Minimum
Minimum Minimum' Maximum Maximum
Lot
Lot Area Width Setbacks Height Coverage
CW None None 15' landward 30'2 None
of bulkheads
for buildings;
60' landward
of bulkheads
for parking
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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1 Fifteen feet from lot lines adjacent to R zoned property.
2 Tanks which are part of a petroleum products storage and distribution facility are allowed to be 48 feet in
height.
B. Signs, Parkingand Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
C. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.060 and reviewed by the architectural design board. [Ord. 4213 § 1 (Att. A), 2021; Ord.
2526 § 7, 1985].
16.55.030 Operating restrictions.
A. Enclosed Bui/ding. All uses shall be carried on entirely within a completely enclosed building
except for:
1. Petroleum products storage and distribution;
2. Sales, storage, repair and limited building of boats;
3. Public parks;
4. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
5. 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. [Ord. 4213 § 1 (Att. A), 2021; Ord. 3902 § 4, 2012; Ord. 3320 § 4, 2000].
16.55.040 Green building incentives.
A. General. New buildings, as well as additions or remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design TM
(LEED) Gold certification or better. The
appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
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B. Eligibility, See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development can receive an additional five feet above the stated height
limit in ECDC 16.55.020. Building heights remain subject to the Shoreline Management Act -
Chapter 90.58 RCW.
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of commercial floor area instead of parking required by Chapter 17.50
ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive the expedited plan review, as
established by ECDC 19.00.050. [Ord. 4375 § 5, 2024].
Chapter 16.60
CG - GENERAL COMMERCIAL ZONE
Sections:
16.60.000 CG zone.
16.60.005 Purposes.
16.60.010 Uses.
16.60.015 Location standards for sexually oriented businesses.
16.60.020 Site development standards - General.
16.60.030 Site development standards - Design.
16.60.040 Operating restrictions.
16.60.050 Green building incentives.
16.60.000 CG zone.
A. This chapter establishes the general commercial zoning district.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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B. Definitions. For purposes of this chapter, the following definitions apply:
1. "Amenity space" means outdoor space for uses that are considered to provide an
amenity or benefit to people.
2. "Auto sales use" means facilities for the commercial sale of motor vehicles, including
buildings and areas typically associated with auto sales use, such as areas for the display
and storage of automobiles that are sold or serviced as part of the overall auto sales use.
3. "Frontage" means the front part of a property or building adjacent to a street.
4. "Primary frontage" (or "primary street frontage") means the frontage for a property that
is adjacent to only one street or, for a property that is adjacent to more than one street, the
frontage that is adjacent to the street that is considered primary over any other streets to
which the property is adjacent.
5. "Step -back" means the upper portion of a building that is required to be set (or stepped)
further back than the minimum setback otherwise required by ECDC 16.60.020(A).
C. Where this chapter conflicts with any other, this chapter shall prevail for the general
commercial district. [Ord.4302 § 1 (Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014;
Ord. 3635 § 1, 2007].
16.60.005 Purposes.
The CG zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. Encourage economic vitality through businesses, investment, redevelopment, and efficient
use of land;
B. Encourage safe and comfortable access for pedestrians, transit, and motorists;
C. Encourage attractive mixed -use development, affordable housing, and a variety of
commercial uses; and
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D. Recognize the district's evolving identity and sense of place, including distinctions between
different parts of the district, and be sensitive to adjacent residential zones. [Ord. 4302 § 1 (Att. A),
2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.010 Uses.
A. Permitted Primary Uses,
1. All permitted or conditional uses in any other zone in this title, except as specifically
prohibited by subsection (C) of this section or limited by subsections (B) and (D) of this
section;
2. Halfway houses;
3. Sexually oriented businesses, which shall comply with the location standards set forth
in ECDC 16.60.015, the development regulations set forth in Chapter 17.50 ECDC, and the
licensing regulations set forth in Chapter 4.52 ECC.
B. Permitted Secondary Uses.
1. Off-street parking and loading areas to serve a permitted use.
2. Indoor storage facilities that either comprise less than 40 percent of a permitted
primary use of the building in which they are located or are in a separate accessory
building or buildings comprising less than 40 percent of the total leasable building space
used for the parcel's permitted primary use(s).
3. Outdoor storage areas that are integral to a permitted primary use, such as storage or
display areas for automobile sales, building materials or building supply sales, or
garden/nursery sales; provided, that such outdoor uses are screened from adjacent
residential zoning districts.
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Prohibited Uses,
1. Mobile home parks.
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2. Storage facilities or outdoor storage areas intended as a primary use, not secondary to
a permitted use. Automobile wrecking yards, junk yards, or businesses primarily devoted to
storage or mini -storage are examples of this type of prohibited use.
D. Uses Requiring a Conditional Use Permit.
1. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4314 § 47 (Exh. A), 2023; Ord. 4302
§ 1 (Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.015 Location standards for sexually oriented businesses.
All sexually oriented businesses shall comply with the requirements of this section, the
development regulations set forth in Chapter 17.50 ECDC, and Chapter 4.52 ECC. The standards
established in this section shall not be construed to restrict or prohibit the following activities or
products: (1) expressive dance; (2) plays, operas, musicals, or other dramatic works; (3) classes,
seminars, or lectures conducted for a scientific or educational purpose; (4) printed materials or
visual representations intended for educational or scientific purposes; (5) nudity within a locker
room or other similar facility used for changing clothing in connection with athletic or exercise
activities; (6) nudity within a hospital, clinic, or other similar medical facility for health -related
purposes; and (7) all movies and videos that are rated G, PG, PG-13, R, and NC-17 by the Motion
Picture Association of America.
A. Separation Requirements. A sexually oriented business shall only be allowed to locate
where specifically permitted and only if the following separation requirements are met:
1. No sexually oriented business shall be located closer than 300 feet to any of the
following protected zones, whether such protected zone is located within or outside the
city limits:
a. A residential zone as defined in Chapter 16.10 ECDC;
b. A public use zone as defined in Chapter 16.80 ECDC.
2. No sexually oriented business shall be located closer than 300 feet to any of the
following protected uses, whether such protected use is located within or outside the city
limits:
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a. A public park;
b. A public library;
c. A nursery school or preschool;
d. A public or private primary or secondary school;
e. A church, temple, mosque, synagogue, or other similar facility used primarily for
religious worship;
f. A community center such as an amusement park, public swimming pool, public
playground, or other facility of similar size and scope used primarily by children and
families for recreational or entertainment purposes;
g. A permitted residential use located in a commercial zone;
h. A museum; and
i. A public hospital or hospital district.
3. No sexually oriented business shall be located closer than 500 feet to any bar or tavern
within or outside the city limits.
B. Measurement. The separation requirements shall be measured by following a straight line
from the nearest boundary line of a protected zone specified in subsection a of this section or
nearest physical point of the structure housing a protected use specified in subsection (A) of
this section to the nearest physical point of the tenant space occupied by a sexually oriented
business.
C. Variance From Separation Requirements. Variances maybe granted from the separation
requirements in subsection (A) of this section if the applicant demonstrates that the following
criteria are met:
1. The natural physical features of the land would result in an effective separation
between the proposed sexually oriented business and the protected zone or use in terms
of visibility and access;
2. The proposed sexually oriented business complies with the goals and policies of the
community development code;
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3. The proposed sexually oriented business is otherwise compatible with adjacent and
surrounding land uses;
4. There is a lack of alternative locations for the proposed sexually oriented business; and
5. The applicant has proposed conditions which would minimize the adverse secondary
effects of the proposed sexually oriented business.
D. Application of Separation Requirements to Existing Sexually Oriented Businesses. The
separation requirements of this section shall not apply to a sexually oriented business once it
has located within the city in accordance with the requirements of this section. [Ord. 4302 § 1 (Att
A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.020 Site development standards - General.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
Minimum
Minimum
Minimum
Minimum
Maximum
Maximum
Street
Side/Rear
Lot Area
Lot Width
Height
Floor Area
Setback
Setback
CG
None
None
5710'2
0715"
75'3
None
1 Fifteen feet from all lot lines adjacent to RM or Rs zoned property; otherwise no setback is required by this
subsection.
2 The five-foot minimum width applies only to permitted outdoor auto sales use; otherwise the minimum is 10
feet.
3 None for structures located within an area designated as a high-rise node on the comprehensive plan map.
B. Maximum height for purposes of this chapter need not include railings, chimneys,
mechanical equipment or other exterior building appurtenances that do not provide interior
livable space. In no case shall building appurtenances together comprise more than 20 percent
of the building surface area above the maximum height.
C. Pedestrian Area.
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1. For purposes of this chapter, the pedestrian area described herein is the area adjacent
to the street that encompasses the public right-of-way from the edge of the curb (or, if no
curb, from the edge of pavement) and the street setback area, as identified in the table in
subsection (A) of this section.
2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone,
and the streetscape zone. Providing improvements to the pedestrian area, as needed to be
consistent with this subsection on at least the primary street, is required as part of
development projects, excluding development that would not add a new building or that
consists of building improvements that do not add floor area equaling more than 10
percent of the building's existing floor area or that consists of additional parking stalls that
comprise less than 10 percent of the existing parking stalls or that consists of development
otherwise exempted under this chapter.
a. Activity Zone. The activity zone shall be the open-air pedestrian area from the
building front to the edge of the pedestrian zone. The activity zone is the section of the
pedestrian area that is reserved for activities that commonly occur immediately
adjacent to the building facade. Typical amenities or activities included in the activity
zone include, but are not limited to, sidewalks, benches, potted plants, outdoor dining
and shopping. The area shall be paved to connect with the pedestrian zone in an ADA-
accessible manner. Stairs, stoops and raised decks or porches may be constructed in a
portion of the activity zone.
b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the
streetscape zone. The pedestrian zone consists of a minimum five-foot clear and
unobstructed path for safe and efficient through traffic for pedestrians. Architectural
projections and outdoor dining may be permitted to encroach into the pedestrian zone
only where a minimum five-foot clear path and seven -foot vertical clearance is
maintained within the pedestrian zone.
c. Streetscape Zone. The streetscape zone is located between the curb or pavement
edge to the edge of the pedestrian zone and shall be a minimum of five feet wide. The
streetscape zone is the section that is reserved for pedestrian use and for amenities
and facilities that commonly occur between the adjacent curb or pavement edge and
pedestrian through traffic. Typical amenities and facilities in the streetscape zone
include, but are not limited to, street trees, street lights, benches, bus stops, and bike
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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racks. Street trees shall be required in conformance with the Edmonds Street Tree
Plan.
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typical but do not control over other requirements of this chapter,
(Illustration: Pedestrian area)
D. Building Step -Back When Adjacent to or DirectlyA cross the Street From RS Zones.
1. For buildings greater than 55 feet in height, the portion of the building above 25 feet
must step back no less than 10 feet from the required setback adjacent to or directly across
the street from an IRS zone. That portion of the building over 55 feet in height must step
back no less than 30 feet from the required setback adjacent to or directly across the street
from an IRS zone.
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2. Balconies, railings, parapets and similar features that do not enclose an interior space
may extend into the step -back area in order to encourage more human activity and
architectural features.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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(Illustrations: Setback and "step -back" of building adjacent to or across the street
from IRS zones)
[Ord. 4302 § 1 (Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.030 Site development standards - Design.
A. Screening and Buffering.
1. General.
a. Retaining walls facing adjacent property or public rights -of -way shall not exceed
seven feet in height. A minimum of four feet of planted terrace is required between
stepped wall segments.
b. Tree landscaping may be clustered to soften the view of a building or parking lot,
yet allow visibility to signage and building entry.
c. Stormwater facilities shall be designed to minimize visual impacts and integrate
landscaping into the design.
d. All parking lots are required to provide Type V interior landscaping, consistent with
Chapter 20.13 ECDC.
e. Type I landscaping is required for commercial, institutional and medical uses
adjacent to residential (LDR and RM) zones.The buffer shall be a minimum of 10 feet in
width and continuous in length.
f. Type I landscaping is required for parking areas adjacent to residential (LDR and
RM) zones. The buffer shall be a minimum of four feet in width and continuous in
length.
g. If there is a loading zone and/or trash compactor area next to a residential (LDR
and RM) zone, there shall be a minimum of a six -foot -high masonry wall plus a
minimum width of five feet of Type I landscaping. Trash and utility storage elements
shall not be permitted to encroach within street setbacks or within setbacks adjacent
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to single-family zones. Mechanical equipment, including heat pumps and other
mechanical elements, shall not be placed in the setbacks.
h. Outdoor storage areas for commercial uses must be screened from adjacent
residential (LDR and RM) zones.
2. Parking Lots Abutting Streets.
a. Type IV landscaping, minimum five feet wide, is required along all street frontages
where parking lots, excluding for auto sales use, abut the street right-of-way.
b. For parking lots where auto sales uses are located, the minimum setback area must
be landscaped to include a combination of vegetation and paved pedestrian areas.
c. All parking located under the building shall be completely screened from the public
street by one of the following methods:
i. Walls that have architectural treatment meeting at least three of the elements
listed in subsection (D)(2)(e) of this section;
ii. Type III planting and a grill that is 25 percent opaque; or
iii. Grill work that is at least 80 percent opaque.
B. Parking, Access, and Bicycle Storage Standards.
1. Parking Requirements. Vehicle parking shall be provided as follows:
a. Nonresidential uses, one space per 500 square feet of leasable building space; and
b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet,
an average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet,
and otherwise 1.75 spaces per unit.
c. In addition, guest parking for residential uses at a minimum ratio of one guest
space for every 20 required parking spaces.
d. For mixed -use development, a portion of the parking spaces may be shared
between residential and commercial uses provided the director finds that the proposal
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is supported by a parking study and/or nationally recognized parking standards and
that the site plan assures access for all shared parking uses.
e. Parking meeting the nonresidential parking requirements shall be open to the
public throughout business operating hours.
2. The first 3,000 square feet of commercial space in a mixed -use development with a
shared parking plan is exempt from off-street parking requirements.
3. The planning and development director may approve a different ratio for the vehicle
parking required by the standards of subsection (B)(1) of this section when an applicant
submits parking data illustrating that the standards do not accurately apply to a specific
development. The data submitted for an alternative parking ratio shall include, at a
minimum, the size and type of the proposed development, and the anticipated peak and
average parking loads of all uses. The director may approve a parking ratio that is based on
the specific type of development and its primary users in relationship to:
a. An analysis conducted using nationally recognized standards or methodology, such
as is contained in the Urban Land Institute's most recent version of the publication
"Shared Parking" or the latest version of the Institute of Transportation Engineers
publication "Parking Generation'; or
b. A site -specific parking study that includes data and analysis for one or more of the
following:
i. One -quarter -mile proximity to a bus rapid transit station and methodology that
takes into account transit -oriented development;
ii. Use of transportation demand management policies, including but not limited
to free or subsidized transit passes for residents and workers;
iii. On -site car -share and bike -share facilities;
iv. Uses that serve patients, clients, or tenants who do not have the same vehicle
parking needs as the general population; or
v. Other methods that reduce the need for vehicle parking.
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4. All off-street surface parking shall be located to the side or rear of the primary building,
except as otherwise allowed by this chapter, and shall be screened from the sidewalk by a
wall or plantings between two to four feet in height. Outdoor parking areas shall comprise
40 percent or less of the public street frontage area within 100 feet of the primary street
for the lot or tract and, on corner lots, may not be located at the corner. The requirements
of this subsection do not apply to permitted auto sales uses.
5. Electric Vehicle Charging Stations. See Chapter 17.115 ECDC for parking standards
relating to electric vehicle (EV) charging infrastructure.
6. Bicycle Storage Spaces. See Chapter 17.120 ECDC for parking standards relating to
bicycle parking facilities.
7. DrivewaysAccessingHighway99. All driveway connections to Highway 99 must meet
the applicable requirements of the Washington State Department of Transportation,
including minimum requirements for distance between driveway access connections, which
may be up to 250 feet to help promote traffic safety and minimize pedestrian -vehicle
conflicts.
8. Paths Within Parking Lots.
a. Pedestrian paths in parking lots shall be delineated by separate paved routes that
meet federal accessibility requirements and that use a variation in textures and/or
colors and may include landscape barriers and landscape islands.
b. Pedestrian paths shall be provided at least every 180 feet within parking lots. These
shall be designed to provide access to on -site buildings as well as to pedestrian
walkways that border the development.
c. Pedestrian paths shall be a minimum of six feet in width and shall be separated
from the parking area either horizontally or vertically (e.g., with curbs). Where paths
cross vehicular lanes, raised traffic tables should be considered if feasible.
d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum
of every 100 feet.
9. Bonus for Parking Below orAbove Ground Floor.
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a. For projects where at least 50 percent of the parking is below or above the ground
floor of the building, the following standards may be applied regardless of any ECDC
standards that otherwise conflict:
i. The minimum drive aisle width may be reduced to 22 feet.
ii. The maximum ramp slope may be increased to 20 percent.
iii. A mixture of full and reduced width parking stalls may be provided without
demonstrating the stalls could also be provided at full width dimensions.
10. Drive -Through Facilities. Drive -through facilities such as, but not limited to, banks,
cleaners, fast food, drug stores, and espresso stands, shall comply with the following:
a. Drive -through windows and stacking lanes shall not be located along the facades of
the building that face a street.
b. No more than one direct entrance or exit from the drive -through shall be allowed
as a separate curb cut onto an adjoining street.
11. Pedestrian and TransitAccess.
a. Pedestrian building entries must connect directly to the public sidewalk and to
adjacent developments if feasible.
b. Internal pedestrian routes shall extend to the property line and connect to existing
pedestrian routes where applicable. Potential future connections shall also be
identified such that pedestrian access between developments can occur without
walking in the parking or access areas.
c. Where a transit station or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the station or stop directly to the development are
required.
d. Pedestrian routes shall connect buildings on the same site to each other.
C. Site Design and Layout. Overall, the design and use of each site shall be based on the
building/street relationship and on the integration of pedestrian features. This will take the
form of either a pedestrian -oriented design area or an alternative walkable design area, as
described in subsections LM and (2) of this section; provided, that an exceptions process,
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pursuant to subsection (Cn of this section, may be allowed under the provisions of this
section. Additional site design and layout standards in this section must also be met.
1. Pedestrian -Oriented Design Area. Unless otherwise permitted under subsection (CM
or (3) of this section, development must meet the requirements of this subsection for a
pedestrian -oriented design area.
a. Primary Frontage. At least 50 percent of a building's facade facing the primary
public street shall be located within 20 feet of the property line where the primary
street frontage exists. The illustration below provides an example of this concept. The
requirement does not apply to buildings that are behind another building on the same
lot when the other building has a footprint of at least 3,000 square feet and has met
the requirement. Where site constraints preclude strict compliance with the
requirement, the building line shall be measured one foot behind the line created by
that constraint. On a corner lot or a lot with frontages on multiple streets, the planning
and development director shall determine the primary street frontage considering the
following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located; or
iv. Unique characteristics of the lot or street.
b. The building must include a prominent pedestrian entry on the primary frontage.
Vehicle parking, other than where permitted for vehicle sales use, shall not be located
within the first 20 feet of the primary street frontage. The first 20 feet of the primary
street frontage may include building space, landscaping, artwork, seating areas,
outdoor displays, and pedestrian and bicycle facilities.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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2. Alternative Walkable Design Area Option. An alternative to the pedestrian -oriented
design area requirements of subsection iC)i1) of this section may be allowed by the
planning and development director only for sites that the director has found to have
unique and significant constraints related to pedestrian access and for which a phased
design plan to increase pedestrian access and connectivity has been submitted to the
planning and development department. While they currently may be largely auto -oriented,
walkable design areas have a high potential for walking, bicycling and transit service. If a
development is allowed to use this standard, it shall be subject to the requirements of this
subsection.
a. Building Placement. For any new building permitted on a property after August 1,
2017, a minimum of 50 percent of the building's facade facing the primary street shall
be located within 60 feet of the front property line or within 65 feet where a five-foot
landscaping area is provided between the parking lot and the sidewalk. When site
constraints preclude strict compliance with this requirement, the building line shall be
measured one foot behind the line created by that constraint.
b. On a corner lot or a lot with frontages on multiple streets, the planning and
development director shall determine the primary street frontage considering the
following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located;
iv. The location of any alley or parking areas; or
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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v. Unique characteristics of the lot or street.
c. No more than one double -sided row of parking spaces shall be allowed in the front
of a building on its primary frontage.
d. A pedestrian entrance must be located on the primary frontage.
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e. Required amenity spaces, under subsection (C)(4) of this section, shall be located to
connect the building to the street as much as practicable; provided, that amenity space
may also be located between buildings where the space will be used in common.
3. Exceptions Process for Pedestrian or Walkable Design. An exception to the exact
requirements of subsection (C)(1) or 0 of this section may be allowed by the hearing
examiner under a Type III -A decision process to provide for design flexibility that still
encourages pedestrian orientation and efficient land uses when the following criteria are
met:
a. The property is located within 300 feet of a highway interchange and has unique
pedestrian access constraints or is primarily used for motor vehicle sales;
b. The development provides business and pedestrian areas that are near the
primary street frontage and likely to be active throughout the day and evening;
c. The development features a prominent building entry for pedestrian use that is
highly visible and connected by a well -lit walkway from the primary street frontage;
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d. At least 25 percent of the required amenity space shall be located to connect the
building to the street in a manner that encourages pedestrian use and include seating,
landscaping, and artwork;
e. Where a site has multiple buildings (excluding accessory utility buildings), 50
percent or more of the required amenity space shall be located between buildings to
allow for shared use;
f. No more than 50 percent of vehicle parking, other than that associated with a
permitted vehicle sales facility use, may be located within 20 feet of the front property
line;
g. One or more buildings on the site must have at least two stories of useable space.
4. Amenity Space. Amenity space is intended to provide residents, employees, and visitors
with places for a variety of outdoor activities.
a. An area equivalent to at least five percent of the building footprint shall be
provided as amenity space. If a vehicle parking area is being added to the site without
the concurrent development of a building of at least 2,000 square feet, amenity space
must be provided to equal at least five percent of the additional parking area.
b. The amenity space shall be outdoor space that incorporates pedestrian -oriented
features, such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian -
scale lighting, and artwork. A minimum of 10 percent of the required amenity space
shall be comprised of plantings, which may include tree canopy areas and other shade
or screening features. Native vegetation is encouraged.
c. The majority of the required amenity space must be provided in one or more of the
following forms:
i. Recreation areas: an open space available for recreation. The area may be
spatially defined by landscaping rather than building frontages. Its surface shall
consist primarily of hardy groundcover or a material conducive to playground or
recreational use. Decorative landscape features, such as flower beds, shall not
comprise more than 15 percent of the total area.
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ii. Plazas: an open space available for community gathering and commercial
activities. A plaza shall be spatially defined primarily by either building facades,
with strong connections to interior uses, or close proximity to the public sidewalk,
especially at the intersection of streets. Its surface shall be primarily hardscape;
provided, that trees, shade canopies, and other landscaping, as well as water
features and artwork, may add visual or environmental features to the space.
iii. Squares or courtyards: an open space available for unstructured recreation or
community gathering purposes. A square is spatially defined by building facades
with strong connections to interior uses. Its surface shall be primarily hardscape,
supplemented by trees and other landscaping. Water features and artwork are
optional.
iv. Exception. A community garden may comprise a portion of any amenity space;
provided, that it:
(A) Is located more than 20 feet from a primary street frontage;
(B) Is dedicated to ongoing use by residents of the site, including for growing
edible produce; and
(C) Includes facilities for watering the garden and storing garden supplies
5. Lighting. All lighting shall be shielded and directed downward and away from adjacent
parcels. This may be achieved through lower poles at the property lines and/or full "cut off'
fixtures.
a. Parking lots shall have lighting poles that are a maximum of 25 feet in height.
Pedestrian paths or walkways and outdoor steps shall have pedestrian -scaled lighting
focused on the travel path. Pole height shall be a maximum of 14 feet, although
lighting bollards are preferred.
b. For pedestrian paths and walkways on internal portions of the site, solar -powered
lighting may be sufficient.
c. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
D. Building Design Standards,
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1. General. To provide variety and interest in appearance, the following design elements
should be considered, and a project shall demonstrate how at least four of the elements
will be used to vary the design of the site:
a. Building massing and unit layout;
b. Placement of structures and setbacks;
c. Location of pedestrian and vehicular facilities;
d. Composition and character of open space, plant materials and street trees;
e. Variety in architectural elements, facade articulation, and/or building materials;
f. Roof variation in slope, height and/or materials.
2. Building Design and Massing.
a. Buildings shall convey a visually distinct "base" and "top," which maybe achieved
through differences in massing elements and/or architectural details.
b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be
mitigated through the use of massing and design elements such as facade articulation
and modulation, setbacks, step -backs, distinctive roof lines or forms, and other design
details.
c. Primary Frontage. On the primary frontage, to provide visual connection between
activities inside and outside the building, 50 percent of the building facade between
two and 10 feet in height, as measured from the adjacent sidewalk, shall be comprised
of windows or doors that are transparent, the bottom of which may not be more than
four feet above the adjacent sidewalk. A departure from this standard may be
approved when the facade will not be visible from the public street due to the
placement of other buildings on the site; provided, that the requirements of subsection
(D)(2)(e) of this section shall apply.
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b ,
■ 50% Min Transparency (may include all
windows and glass doors, but not mirrored
'inishes'.
i. On the primary frontage, no vehicle parking shall be located within the first 20
feet of the first level of a building facing the street except where such parking is
underground.
d. A#Other Building Frontages. All street -facing facades within 30 feet of a public
street, other than for the primary frontage or those facing an alley or the last block of a
dead-end street, shall comply with the standard below.
i. Thirty percent of the building facade between two and 10 feet in height shall be
made of windows or doors that are transparent, the bottom of which may not be
more than four feet above the adjacent sidewalk. Windows shall not be mirrored
or have glass tinted darker than 40 percent in order to meet this requirement.
e. Waii Treatment. Building facades not subject to all requirements of subsection
(D)(2)(c) or M of this section are intended to not display blank, unattractive walls to the
public or to other building tenants. To accomplish this, walls greater than 30 feet in
length shall have architectural treatment that incorporates at least four of the
following elements into the design of the facade:
i. Masonry (except for flat 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. Projecting metal or wood canopy.
vi. Decorative tilework.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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vii. Trellis containing planting.
viii. Medallions.
ix. Artwork or wall graphics.
x. Vertical differentiation.
xi. Decorative lighting fixtures.
xii. Glazing.
xiii. An architectural element not listed above that is approved by the director to
meet the intent of this subsection. [Ord. 4302 § 1 (Att. A), 2023; Ord. 4299 § 18 (Exh. A),
2023; Ord. 4277 § 2 (Exh. A), 2022; Ord. 4251 § 2 (Exh. A), 2022; Ord. 4078 § 1 (Exh. 1), 2017; Ord
3981 § 1 (Att. A), 2014; Ord. 3736 § 11, 2009; Ord. 3635 § 1, 2007].
16.60.040 Operating restrictions. _
A. EnclosedBuilding. All uses shall be carried on entirely within a completely enclosed building,
except the following: to
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2.
Off street parking and loading areas;
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3.
Drive-in business;
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4.
Secondary uses permitted under ECDC 16.60.010(B);
5.
Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
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6.
Public markets;
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Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
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Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12
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B. Interim Use Status -Public Markets. 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 activity, 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 in this
chapter.
C. Ongoing Uses.
1. Audio equipment at drive -through facilities shall not be audible off site.
2. Development subject to the standards of this chapter shall continue to meet the
standards of this chapter except as specifically permitted otherwise. [Ord. 4302 § 1 (Att. A),
2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3932 § 8, 2013; Ord. 3902 § 5, 2012;
Ord. 3635 § 1, 2007].
16.60.050 Green building incentives.
A. General. New buildings, as well as additions or remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design" (LEED) Gold certification, Master Builders
Association of King and Snohomish Counties Built Green® 4-Star certification, or better. The
appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
B. Eligibility. These incentives are available to commercial, multifamily residential, and mixed -
use development only. Development of new single-family residences is ineligible for these
incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Parking. Multifamily residential development certified LEED Gold, Built Green® 4-Star, or
better must provide at least one off-street parking space per dwelling unit rather than the
standards of ECDC 16.60.030(B)(1). Electric vehicle parking standards of Chapter 17.115 ECDC
remain calculated off standard parking requirements.
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D. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
E. Permit Review. Green buildings are eligible to receive the expedited plan review, as
established by ECDC 19.00.050. [Ord. 4375 § 6, 2024].
Chapter 16.62
MU - MEDICAL USE ZONE
Sections:
16.62.000 Purpose.
16.62.010 Uses.
16.62.020 Site development standards.
16.62.000 Purpose.
The MU zone has the following specific purposes:
A. To reserve areas for hospitals and related medical facilities.
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B. To reserve areas that would provide the underlying zoning needed to enable master
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C. To reserve areas for the concentration of medical facilities in order to enable the efficient
provision of a wide spectrum of medical services. _
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D. The uses permitted in this zone are intended to be functionally related to or serve medical
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uses or health care services. [Ord. 3118 § 1, 1996]. Q
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16.62.010 Uses. a
A. Permitted Primary Uses.
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1. Medical and health care uses including but not limited to hospitals, outpatient clinics,
continuing/long-term care services, hospice services, laboratories, medical research
facilities, emergency medical services and offices of doctors, dentists, physical therapists,
and all others related to medical and health care uses;
2. Medical staff facilities and similar uses, including but not limited to educational and
meeting facilities and staff sleeping quarters;
3. Retail sales and services related to medical uses, including but not limited to
pharmacies and convenience stores, gift shops, bookstores, florists, medical and health
care equipment sales and restaurants. Only uses directly related to supplying medical
services may be permitted to operate drive -through facilities;
4. Residential uses dependent upon or related to medical care, including but not limited to
convalescent care facilities, nursing homes, retirement homes, group homes for the
disabled and overnight accommodations;
5. Day care facilities;
6. Counseling centers and alcohol and drug treatment facilities;
7. Transit and other transportation -related facilities;
8. Local public facilities, whether or not planned, designated, and sited in the capital
improvement plan, subject to the requirements of ECDC 17.100.050;
9. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
(R);
10. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Helicopter pads related to medical use, if approved as part of a master plan and
adopted as part of the comprehensive plan;
2. Facilities for the permanent storage and/or disposal of biomedical, radioactive and
other hazardous waste shall not be permitted; provided, however, that facilities for the
treatment or temporary storage of biomedical, radioactive and other hazardous waste
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generated within the medical use zone, or by local publicly operated medical facilities
related to the hospital, shall be permitted;
3. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Secondary Uses Requiring a Conditional Use Permit.
1. Helicopter pads related to medical use. If the location of a helipad is not included as
part of an approved master plan, then a conditional use permit shall be required. In
addition to the conditional use permit review criteria, the development and use of a
helipad shall be subject to the following conditions:
a. The helipad shall be limited to emergency medical uses only;
b. Noise from the helipad must be minimized using buffering combined with other
operational and site design techniques to minimize the noise impact on surrounding
uses;
c. The helipad shall be sited no closer than 75 feet to any right-of-way or property
boundary;
d. The hospital district shall take reasonable measures to ensure safety around the
helipad, when in use, and shall comply with all applicable FAA standards and
regulations;
e. The helipad should be located in the southern portion of the site in order to
mitigate potential noise impacts of the residential areas to the north;
2. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070. [Ord. 4333 § 12 (Exh. A), 2023; Ord. 4314 § 48 (Exh. A), 2023; Ord. 3453 § 3, 2003;
Ord. 3353 § 7, 2001; Ord. 3118 § 1, 1996].
16.62.020 Site development standards.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
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Minimum Minimum
Lot Area Lot Width
MU None None
Minimum Minimum
Street Side/rear
Setback Setback
15' 15 feet
Maximum Maximum
Height Floor Area
35" None
1 The applicant may opt to use the height restrictions permitted by the underlying comprehensive plan
designation, if the height restrictions are expressed in specific feet or stories. Each "story" referenced in the
comprehensive plan shall be equivalent to 12 feet. Minimum setbacks as defined in Note 1 above shall still
apply.
B. Signs, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
Notwithstanding any contrary code provisions, hospitals shall have three parking spaces per
bed and nursing homes shall have one parking space per 200 square feet. Signs standards shall
be the same as those for the BN - Neighborhood Business zoning classification.
C. Location ofRetaiiCommercia/Uses. Permitted retail sales and services shall be located and
oriented toward serving related medical uses. Direct access to retail sales and services shall not
be permitted from arterials which serve the general traveling public. Signage for permitted
retail sales and services shall not be located along, or oriented toward, arterial streets. [Ord. 3118
§ 1, 1996].
Chapter 16.65
OS - OPEN SPACE
Sections:
16.65.000 Purposes.
16.65.010 Uses.
16.65.000 Purposes.
The OS district has the following purpose:
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A. To designate land which has been donated to or acquired by the city or other public, or
private non-profit agency for open space use or which contributes significantly to the open
space inventory of the community;
B. To regulate the use of these lands, and other land in private ownership, which cannot be
developed without severe irreversible environmental impacts, which are either: part of a
required greenbelt area; a native growth protection easement; or which provide an identifiable
link to the city's open space or critical areas inventory.
16.65.010 Uses.
A. Permitted Uses,
1. Agriculture, including crop land but specifically excluding livestock and poultry,
machinery and equipment sheds or barns;
2. Conservation areas including forest and wildlife preserves;
3. Parks, natural scenic areas, trails, excluding commercial amusement devices or
operations, per Chapter 16.80 ECDC;
4. Playgrounds or playfields, providing that they are developed on previously cleared land,
per Chapter 16.80 ECDC;
5. Reclamation areas limited to soil, forest, wildlife or watershed;
6. Parking facilities to support the permitted uses identified in paragraphs AM through
of this section.
B. Uses Requiring a Conditional Use Permit.
1. Uses similar to and compatible with the permitted uses. Conditional uses may not
decrease the openness or interfere with the scenic or habitat value of the land.
2. Installation of various public utilities into or across open space zones, and clearing of a
vegetated natural area for one of the permitted uses listed above, subject to the following:
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a. In addition to the criteria of Chapter 20.05 ECDC, it shall be shown that the
intrusion is necessary:
i. To provide services to the open space for public benefit or safety; or
ii. For physical or technical reasons, and that no reasonable alternatives are
possible.
b. The design and plan shall create the minimum of surface and vegetation
disturbance necessary to accomplish its purpose.
c. Restoration of the environment will be made by replanting and reseeding of the
disturbed area as soon as is feasible.
d. Undergrounding of utilities shall be encouraged and required where site
characteristics are suitable. [Ord. 2877 § 1, 1992].
Chapter 16.70
MR - MARINE RESOURCE
Sections:
16.70.000 Purposes.
16.70.010 Uses.
16.70.000 Purposes.
The MR district has the following purposes:
A. To regulate the use of tidelands, and other land covered by salt water;
B. To preserve and enhance the natural marine environment along the shoreline of Edmonds;
C. To provide local control of the natural marine environment to the extent that state and
federal regulation allow.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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16.70.010 Uses.
A. Permitted Uses.
1. Commercial fishing, sports fishing and shell fishing, including deepwater mollusks,
crustaceans, and bivalves, as regulated and permitted by the Washington State
Department of Fisheries and other applicable governmental agencies;
2. The movement of ships, boats, rafts, barges and submarines, and the establishment of
government -authorized navigational devices and aids as regulated by the U.S. Coast Guard,
the Corps of Army Engineers and other applicable governmental agencies; provided,
however, there shall be no discharge of ballast, sanitary facilities or effluent, chemicals,
petroleum products, garbage, cargo (except to save life or property), or any other thing,
fluid or solid of any kind or description whether by design or accident regardless of
precautions exercised;
3. Swimming, snorkeling, scuba diving and related recreation activities.
B. Uses Requiring a Conditional Use Permit.
1. The installation of submerged power and communication cables, fuel line and any other
related installation;
2. The filling or dredging of submerged land and the construction of breakwaters,
bulkheads, groins, piers and related structures for harbors, marinas, buildings and/or
railroad trackage;
3. Scientific installation, including submerged manned or unmanned research shelters;
4. Mineral extraction from water, but excluding submerged land mining, drilling for
petroleum or gas, or excavation in connection therewith;
5. Marine agriculture in the propagation and harvest of marine vegetation such as edible
or medicinal seaweed provided that the basic chemical balance of the water is not
disturbed or polluted;
6. Educational and recreational facilities, commercial, private or public.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.75
MP - MASTER PLAN HILLSIDE MIXED -USE ZONE
Sections:
16.75.000 MP - Master plan hillside mixed -use zone.
16.75.005 Purpose.
16.75.010 Uses.
16.75.020 Site development standards.
16.75.000 MP - Master plan hillside mixed -use zone.
This chapter establishes the hillside mixed -use zoning district comprised of two distinct zoning
categories which are identical in all respects except as specifically provided for in ECDC
16.75.010 and 16.75.020. [Ord. 3402 § 1, 2002].
16.75.005 Purpose.
The MP1 and MP2 zones have the following specific purposes in addition to the general
purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve an area where potential exists for planned development that can benefit the
public by providing new tax revenue;
B. To reserve an area where a mix of land uses can take advantage of site conditions and
water views;
C. To permit construction in accordance with a master plan concept and site design that is
visually pleasing;
D. To promote a mix of residential, commercial, and other uses in a manner that is consistent
with the city's comprehensive plan, and with the downtown waterfront plan that has been
adopted as a part of the comprehensive plan. The mix of uses is contemplated to occur
throughout the MP1 and MP2 zones; mixed -use development is not required on any specific
parcel of land;
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E. To encourage visual access to the water for the public from public spaces within the
development;
F. The height limit and calculations procedures established for the MP1 and MP2 zones have
been adopted after full consideration of the topographical constraints of sites within the zones.
Variances are not available under current city code provisions in order to make more profitable
use of a property. In adopting these provisions, the city council has specifically provided for,
and made allowances for, the site constraints and topographical features inherent in
development of the designated MP1 and MP2 sites. Therefore, no other height variance would
typically be available absent a special showing of constraints unanticipated on the date of
adoption of the ordinance codified in this chapter. [Ord. 3402 § 1, 2002].
16.75.010 Uses.
A. Permitted Primary Uses in MP I.
1. Multifamily residential;
2. Office;
3. Hotels/motels;
4. Restaurants, excluding drive-in businesses;
5. Local public facilities as defined in ECDC 21.55.007;
6. Mixed -use development for any use permitted in this zone;
7. Secondary service and retail uses to the primary use, but excluding trailer sales and
service, car lots, heavy equipment sales and service, and any other retail activity that relies
primarily on outdoor display of merchandise;
8. Conference/performing arts center;
9. Day care;
10. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
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B. Permitted Primary Uses in MP2.
1. All uses permitted in subsection A of this section, except that residential use is
prohibited on the ground floor of any building;
2. Neighborhood -oriented retail uses intended to support other uses in the immediate
area, but excluding trailer sales, car lots, heavy equipment sales and service, and any other
retail activity that relies primarily on outdoor display of merchandise;
3. Service uses as a primary use intended to support other uses in the immediate area,
but excluding trailer, car, boat and equipment services;
4. Multimodal transportation center;
5. Educational facilities.
C. Permitted Secondary Uses in MP I and MP2.
1. Off-street surface parking and structured parking to serve a permitted use;
2. Shared parking facilities to serve more than one permitted use;
3. Off-street loading facilities to serve a permitted use.
D. Uses Requiring a Conditional Use Permit.
1. Buildings or structures that exceed the maximum height limit. This permit shall be
limited to the approval of a "landmark" building or structure. Not more than one such
landmark structure shall be permitted for each zone;
2. A landmark structure is defined as a building or structure intended to provide an
architectural signature for a location within the MP1 and MP2 master plan areas. The
landmark structure shall not be used for general commercial or residential purposes above
the normal height limits established for the zone, but may be used for public purposes, or
purposes which benefit the Edmonds community, including but not limited to:
a. Public viewing areas or platforms;
b. Restrooms;
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c. To house, in interior space, wireless communication facilities permitted pursuant to
Chapter 20.50 ECDC; and to incorporate antennas and wireless communication
facilities in the facade of the landmark structure, if such incorporation can be
accomplished in accordance with the architectural design approved by the city's
architectural design board in a way which is not intrusive and otherwise incorporated
within the architectural design of the structure;
d. Public safety purposes;
e. As public art or architectural detail; or
f. For other similar public purposes approved as a part of the master planning
process.
In no event shall a landmark structure exceed 48 feet in height. [Ord. 3402 § 1, 20021.
16.75.020 Site development standards.
A. Any development located in MP1 or MP2 zones shall be subject to design review in
accordance with Chapter 20.10 ECDC.
B. Table. Except as hereinafter provided, development requirements shall be as follows:
Minimu
Minimum
Minimum
Minimum
Maximum
Maximum
lot are
Minimum
Minimum
Maximum
Subdistrict
street
side
rear
coverage
floor
per
lot area
lot width
height
setback
setback'
setback
(%)
area
dwellin
unit (s.1
MP1
none
none
15'
10,
15'
35'4,5
456
3 sq.
2,400
ft./s.f. of
lot area
MP2
none
none
none
none
none
35'7
75
4 sq.ft./s.f.
2,400
of lot area
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1 For residential buildings, setbacks apply to exterior lot line only, and not to any interior lot lines within a
development.
2 See Footnote 1.
3 The maximum floor area is intended to limit the size of nonresidential development only. In the case of a
mixed -use development that includes residences, the maximum floor area calculation shall be applied to the
residential use as well.
4 Roof may extend up to five feet above the state height limit if designed as part of an approved modulated
design in accordance with Chapter 20.10 ECDC.
5 Building height may be calculated separately for each clearly separated portion of a building as illustrated,
but not limited to, Figures A, B and C.
6 Total lot coverage for the entire site covered by an adopted master plan within the MP1 zone cannot exceed
45 percent. Lot coverage for the individual building lots within the area covered by the master plan cannot
exceed 75 percent. Individual lots may not be able to achieve the 75 percent maximum lot coverage due to
compliance with master plan and code requirements that address such issues as circulation, open space,
topography, buffers, and critical areas.
7 The maximum height may be increased to 45 feet with the approval of a conditional use permit, if the
application is filed in conjunction with or after the approval of a multimodal transportation center within or
adjacent to the MP2 zone.
Figure A:
A building is considered to have two or more clearly separated portions when each portion is
separated by a one-story high (10-foot minimum) space above a plaza or roof. Multiple floors
above the plaza may be connected by an open-air bridge no wider than 10 feet, zero inches.
Building height would be calculated using the centerline of the plaza or roof as one edge of the
rectangle used to average existing grade elevations. See figure below:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Figure B:
A building is considered to have two or more clearly separated portions when the line of the
roof changes (a vertical shift). Building height would be calculated using the centerline of the
wall below the shift in roof heights as one edge of the rectangle used to average existing grade
elevations. See figure below:
Figure C:
A building is considered to have two or more clearly separated portions when the floor plates
shift (a horizontal shift). Building height would be calculated using the centerline of the wall
along the shift in floor plates as one edge of the rectangle used to average existing grade
elevations. See figure below:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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C. Signs, Parking, and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
D. Master Plan Required.
1. No development shall be permitted in an MP1 or MP2 zone unless a master plan has
been prepared, identifying potential land uses and densities as set forth in subsection
(D)(2) of this section.
2. A master plan shall describe the land use parameters and relationships to guide future
site development. The plan shall, in a general manner, define the site layout by showing
development areas by type of use, circulation patterns, site access, residential densities (if
applicable) maximum square footage of nonresidential uses (if applicable), and any open
space areas and buffers. The plan shall also illustrate the relationship between the site and
adjoining properties. Any single master plan proposal submitted to the city for approval
shall include a mix of uses for the overall area included in the master plan application. A
mix of uses is not required for any single phase of development within an approved master
plan.
3. All property identified in the master plan shall be developed in a manner consistent
with the provisions of the master plan.
4. It is intended that site layouts, the range and intensity of uses, access, and circulation
shall be depicted in both graphic and narrative form in a general manner. Subsequent to
the adoption of a master plan, more detailed site and design information shall be
submitted for review in accordance with Chapter 20.10 ECDC. The applicant also has the
option of submitting a master plan concurrently with a specific site design. Other necessary
applications, such as subdivision, binding site plan (BSP), or planned residential
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development (PRD), may also be submitted concurrently. If submitted concurrently, the city
shall review the applications concurrently. However, no site design or other approval shall
be granted until such time as the master plan is approved.
5. A master plan may be approved as a comprehensive plan amendment, a planned
residential development (PRD), or as a contract rezone. The planning advisory board and
city council shall review and act upon a proposed master plan as a Type V development
project permit application (see Chapter 20.01 ECDC), except in the case of a PRD, which
shall be reviewed in accordance with the provisions of Chapter 20.35 ECDC. [Ord. 3736 § 12,
2009; Ord. 3402 § 1, 2002].
Chapter 16.77
OR - OFFICE -RESIDENTIAL
Sections:
16.77.000 Purposes.
16.77.010 Uses.
16.77.020 Site development standards.
16.77.000 Purposes.
A. The office -residential (OR) zone is intended to be applied to areas designated in the
comprehensive plan for "planned residential -office" development on the west side of Sunset
Avenue south of Bell Street.
B. This area is appropriate for development which provides for a mix of small-scale office and
residential uses which provide a transition between the more intensive commercial uses along
Main Street and the residential uses along Sunset Avenue. Because the area of this designation
is located adjacent to commercial development to the south, the railroad to the west, and is
near residential development, this area should act as a transition between these uses.
C. To restrict commercial and multiple residential uses in scale and intensity so as to reduce
noise, parking and traffic impacts on the adjacent residential neighborhood.
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D. The height and setback limits established for this zone have been adopted after full
consideration of the topographical constraints of sites within the zone. Variances are not
available under current city code provisions in order to make more profitable use of a property.
In adopting these provisions, the city council has specifically provided for, and made allowances
for, the site constraints and topographical features inherent in development of the designated
OR sites. Therefore, no other height variance would typically be available absent a special
showing of constraints unanticipated on the date of adoption of the ordinance codified in this
chapter. [Ord. 3619 § 1, 20061.
16.77.010 Uses.
A. Permitted Primary Uses. Any combination of the following uses is permitted:
1. Single-family dwellings.
2. Office uses.
3. Multiple dwelling unit(s).
4. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Off-street parking and loading areas to serve a permitted or conditional use.
2. All permitted secondary uses allowed in the LDR - Low -Density Residential zone, as
listed in ECDC 16.20.010(B).
C. Primary Uses Requiring a Conditional Use Permit.
1. Local public facilities subject to the requirements of ECDC 17.100.050. [Ord. 3619 § 1,
2006].
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16.77.020 Site development standards.
A. Table.
Minimum Minimum Minimum
Minimum Maximum Maximum
Subdistrict Street Side Rear
Lot Area Height Coverage
Setback' Setback Setback
OR None 15' 5' None 25' No
maximum
1 The minimum street setback of 15 feet applies to a building which is no wider than 110 feet. For any part of
a building that exceeds 110 feet in width, an additional setback of 15 feet shall apply so that no more than 110
feet of building width is closer than 30 feet to the street lot line. For the purposes of this section, "building
width" shall be the total horizontal dimension of that portion of the building facing the street measured
parallel to the street.
B. Parking Requirements. See Chapter 17.50 ECDC for specific parking requirements for
allowed uses. No parking spaces may be located within the street or side setbacks.
C. Signs, Landscaping and Design Review. See Chapters 20.10, 20.12 and 20.60 ECDC for
to
regulations on design review and signage. Signage shall be regulated as in an RM zone. Signage ai
for office uses shall be regulated as in a BN zone, except that no freestanding signs shall be ~
t�
permitted. v
w
D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in a
ECDC 16.20.060. o
r
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
2
required setback not more than one-third of the required setback, or four feet, whichever is Q
less; provided, that they are no more than 30 inches above the ground level at any point. [Ord.
a)
3619 § 1, 20061. t
c�
w.
w
Q
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 16.80
P - PUBLIC USE
Sections:
16.80.000 Purposes.
16.80.010 Uses.
16.80.020 Conditional use permit criteria.
16.80.030 Site development standards.
16.80.000 Purposes.
The P district has the following purposes:
A. To provide for siting and development of regional public facilities to be located in or near
residential areas and to establish standards which will minimize the impact of these facilities on
nearby properties;
B. To regulate the use of these lands to assure their continuing availability for public use. [Ord.
3353 § 8, 2001 ].
d
H
C)
16.80.010 Uses.
U
W,
U-
a
A. Permitted Uses,
0
1. Regional public facilities;
_
Q
E
2. All local public facilities subject to the additional requirements of ECDC 17.100.050;
r
Q
3. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070;
as
E
c�
4. Primary and high schools subject to the additional requirements of ECDC 17.100.050(G)
a
through (R).
B. Permitted Secondary Uses.
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1. Facilities comparable with and designed to serve permitted uses (e.g., restrooms, safety
lighting, fencing, benches, tables, minor shelters, athletic structures, minor service support
structures, associated storage and maintenance yards, and incidental parking for five or
less cars);
2. Commercial uses incidental to and related to a sited regional public facility, such as
restaurants, snack bars, gift shops, tourist shops, etc.
C. Uses Requiring a Conditional Use Permit,
1. Service and support facilities for permitted uses (e.g., transportation storage and
maintenance; service and repair shops; outdoor storage);
2. Municipal and franchised service facilities including storage and maintenance buildings
and yards, sewage treatment facilities, water storage and pumping facilities, substations;
3. Stadiums, bleachers, playfield lighting, clubhouses, and swimming pools;
4. Structures over 25 feet in height;
5. Regional parks and community parks without a master plan subject to the requirements
of ECDC 17.100.070. [Ord. 3353 § 8, 2001].
16.80.020 Conditional use permit criteria.
In considering a conditional use permit application under Chapter 20.05 ECDC for the public
use (P) zone, the hearing examiner and/or city council shall consider the following:
A. Impact of the proposal on the visual and aesthetic character of the neighborhood;
B. Orientation of facilities to developed or undeveloped residential areas;
C. Preservation of natural vegetation and/or other natural features;
D. Hours of operation; performance standards; conformance of the proposal with the city's
noise ordinance;
E. Ability of the proposal to provide for adequate on -site parking; and traffic impacts of the
proposal on the neighborhood. [Ord. 3353 § 8, 2001].
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16.80.030 Site development standards.
Although each public use will undergo extensive review by the ADB in light of its relationship to
its surrounding neighbors, there will be certain minimum development standards to be used in
the design of these facilities. These standards may be subject to the grant of variance under the
provisions of ECDC 20.85.000.
A. Minimum Setbacks. A minimum landscaped setback of 20 feet shall be maintained from a
public street or other property lines, except that a setback of 25 feet shall be maintained for all
structures, structured play areas and structured athletic fields from adjacent residentially zoned
properties. These setbacks shall be fully landscaped.
B. Height. The maximum height of a building in this zone shall be 25 feet, unless a conditional
use permit has been obtained, except that the height of schools shall be governed by ECDC
17.100.050(I). A conditional use permit for additional height may permit structures up to a
maximum height of 60 feet.
C. Lot Coverage. The maximum lot coverage by buildings and other structures shall not exceed
35 percent unless a conditional use permit has been obtained.
D. Signs. All signs shall be subject to ADB approval. Signs shall be kept to a minimum size,
which is compatible with the surrounding neighborhood and uses, while providing adequate
visibility.
E. Landscaping. Site landscaping requirements shall be reviewed pursuant to Chapter 20.13
ECDC.
F. Parking. All regional public facilities shall comply with the minimum off-street parking
requirements contained in ECDC 17.50.030.
1. All on -site parking lots shall be screened from adjacent residential properties with a
solid wall or sight -obscuring fence not less than six feet in height. Such walls or fences may
be built progressively as the parking facilities are installed. Landscaping shall be installed in
accordance with ECDC 20.13.025.
2. Regional public facilities shall submit a transportation management plan for approval
by the city. The plan shall address the following: traffic control, parking management,
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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mitigation measures for overflow parking into adjoining residential areas, and traffic
movement to the nearest arterial street.
G. Orientation to Transportation Facilities. All regional public facilities must be located
adjacent to or within 500 feet of a principal or major arterial street.
H. Transit. All regional public facilities shall be located within 1,500 feet of an existing transit
center. At least one on -site transit stop or station shall be required. The transit stop or station
shall include a turnout of suitable size and location to accommodate public buses.
I. Lighting. All exterior lighting shall be arranged and directed so as to direct the light away
from adjacent residential uses.
J. Screening. Electrical substations, water/sewer pump stations, sewage treatment facilities,
solid waste facilities, commuter parking lots, and maintenance and storage yards shall be
adequately screened from adjacent residential properties with a solid wall or sight -obscuring
fence not less than six feet in height. Landscaping shall be provided in accordance with Chapter
20.13 ECDC. [Amended during November 2008 supplement; Ord. 3353 § 8, 2001].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Title 21
DEFINITIONS
Chapters:
21.00
Definitions - General
21.05
"A" Terms
21.10
"B" Terms
21.15
"C" Terms
21.20
"D" Terms
21.25
"E" Terms
21.30
"F" Terms
21.35
"G" Terms
21.40
"H" Terms
21.45
"1" Terms
21.47
'J" Terms
21.50
"K" Terms
21.55
"L" Terms
21.60
"M" Terms
21.65
"N" Terms
21.75
"O" Terms
21.80
"P" Terms
21.85
"R" Terms
21.90
"S" Terms
21.100
"T" Terms
21.105
"U" Terms
21.110
"V" Terms
21.115
"W" Terms
21.125
"Z" Terms
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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Chapter 21.00
DEFINITIONS - GENERAL
Sections:
21.00.000 General.
21.00.000 General.
A. Normal Meanings. For the purpose of the community development code, all words used in
the code shall have their normal and customary meanings, unless specifically defined otherwise
in this code.
B. Rules.
1. Words used in the present tense include the future.
2. The plural includes the singular, and vice versa.
3. The words "shall' and "may not" and "no - may" are mandatory.
4. The word "may" indicates that discretion is allowed.
5. The word "used" includes "designed, intended or arranged" to be used.
6. The masculine gender includes the feminine and vice versa.
7. Distances shall be measured horizontally unless otherwise specified.
8. The word "building' includes a portion of a building or lot.
C. Adopted Codes. Where a code or codes have been adopted by reference or incorporation
which may contain a definition or definitions conflicting with those set forth in this chapter, for
the purpose of that particular referenced or incorporated code, and only that code, the
definition therein shall prevail.
D. Cross References. Sections which make only cross-reference to another term are not
intended to be synonymous with the other term, but are only intended to serve as a finding aid
to the other term unless specifically stated to mean the same.
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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
Administrative design review.
21.05.022
Repealed.
21.05.023
Adult definitions.
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.
21.05.005 Accessory antenna device.
Repealedbyord. 3961.21.05.010 Accessory buildings.
Accessory building means one which is subordinate to the main building, and is incidental to
the use of the main building on the same lot. Any building attached by a breezeway, hallway, or
other similar connection and otherwise separated by more than 10 feet from the main building
shall be considered to be an accessory building. [Ord. 3728 § 1, 2009].
21.05.015 Accessory dwelling unit.
An accessory dwelling unit (ADU) is a subordinate dwelling unit added to, created within, or
detached from a principal dwelling unit, providing independent living facilities that include
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permanent provisions for living, sleeping, eating, cooking and sanitation. Accessory dwelling
unit does not include recreational vehicles or mobile homes. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 3294
§ 2, 20001.
21.05.020 Accessory use.
Accessory use means a use incidental and subordinate to the use of the main building on the
same lot.
21.05.021 Administrative design review.
A development permit process whereby an application is reviewed, approved, or denied by the
planning director or the planning director's designee based solely on objective design and
development standards without a public predecision hearing, unless such review is otherwise
required by state or federal law, or the structure is a designated landmark or historic district
established under a local preservation ordinance. A city may utilize public meetings, hearings,
or voluntary review boards to consider, recommend, or approve requests for variances from
locally established design review standards.
21.05.022 Adult entertainment center. Repea/edbyOrd. 3777.
21.05.023 Adult definitions.
A. Adu/tArcade. An adult arcade is a commercial establishment containing individual viewing
areas or booths, where, for any form of consideration, including a membership fee, one or
more still or motion picture projectors, slide projectors, or other similar image producing
machines are used to show films, motion pictures, video cassettes, slides, or other visual
representations that are distinguished or characterized by a predominant emphasis on matters
depicting, describing, or simulating any specified sexual activities or any specified anatomical
areas.
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B. Adult Cabaret. An adult cabaret is a nightclub, bar, restaurant, tavern or other similar
commercial establishment, whether or not alcoholic beverages are served, that regularly
features adult entertainment.
C. Adult Entertainment Adult entertainment means:
1. Any exhibition, performance or dance conducted in a sexually oriented business where
such exhibition, performance or dance is distinguished or characterized by a predominant
emphasis on depicting, describing, or simulating any specified sexual activities or any
specified sexual anatomical areas; or
2. Any exhibition, performance or dance intended to sexually stimulate any patron and
conducted in a sexually oriented business where such exhibition, performance or dance is
performed for, arranged with, or engaged in with fewer than all patrons in the sexually
oriented business at that time, with separate consideration paid, either directly or
indirectly, for such performance, exhibition or dance. For purposes of example and not
limitation, such exhibitions, performances or dances are commonly referred to as table
dancing, couch dancing, taxi dancing, lap dancing, private dancing or straddle dancing.
D. Adult Motel. An adult motel is a hotel, motel, or similar commercial establishment which:
1. Offers sleeping accommodations to the public for any form of consideration and
provides patrons with closed-circuit television transmissions, films, motion pictures, video
cassettes, slides, or visual representations that are distinguished or characterized by a
predominant emphasis on matters depicting, describing, or simulating any specified sexual
activities or any specified anatomical areas, and that has a sign visible from a public
right-of-way that advertises the availability of this type of sexually oriented materials; or
2. Offers a sleeping room for rent for a rental fee period of time that is less than 10 hours;
or
3. Allows a tenant or occupant of a sleeping room to sub -rent the room for a period of
time that is less than 10 hours.
E. Adult Motion Picture Theater. An adult motion picture theater is a commercial
establishment where, for any form of consideration, motion pictures, films, video cassettes,
slides, or other similar visual representations are regularly shown that are distinguished or
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characterized by a predominant emphasis on matters depicting, describing, or simulating any
specified sexual activities or any specified anatomical areas.
F. Adult Retail Store. An adult retail store is a commercial establishment such as a bookstore,
video store, or novelty shop which as one of its principal business purposes offers for sale or
rent, for any form of consideration, any one or more of the following:
1. Books, magazines, periodicals or other printed materials, or photographs, films, motion
pictures, video cassettes, slides, or other visual representations that are distinguished or
characterized by a predominant emphasis on matters depicting, describing, or simulating
any specified sexual activities or any specified sexual anatomical areas; or
2. Instruments, devices, or paraphernalia that are designed for use in connection with any
specified sexual activities. [Ord. 3117 § 7, 1996].
21.05.025 Alley.
An alley is a publicly dedicated right-of-way which provides a secondary means of access; the
definition of street shall include an alley; provided, however, that an alley shall not be
considered a street for the purposes of calculating the setback and front yard requirements. No
lot fronting on a street and an alley shall be considered either a corner lot or a lot having two
street frontages. [Ord. 2502, 1985].
21.05.030 Animal hospital.
An animal hospital means a building for the medical or surgical treatment of animals or pets,
including dog, cat, and veterinary hospitals including the boarding of hospitalized animals but
not excluding the boarding of animals not treated medically or surgically. (See also, Domestic
Animal.)
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21.05.035 Antenna.
RepealedbyOrd. 3845.21.05.040 Alteration(s).
Alteration(s) mean a change or rearrangement of the structural parts of existing facilities or an
enlargement by extending the sides or increasing the height or depth or the moving from one
location to another. In buildings for business, commercial, industrial or similar uses, the
installation or rearrangement of partitions affecting more than one-third of a single floor area
shall be considered an alteration.
21.05.050 Attached sign.
Repealed by Ord. 3313.
21.05.055 Attached wireless communication facility.
Repealed by Ord. 3845.21.05.060 Auto wrecking.
(Means the same as Car wrecking.)
Chapter 21.10
"B" TERMS
Sections:
21.10.005
Bar.
21.10.008
Bed and breakfast.
21.10.010
Bike (or bicycle) lane.
21.10.020
Bike -pedestrian path.
21.10.030
Boarding house.
21.10.040
Building.
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21.10.060
21.10.070
21.10.005 Bar.
Building area.
Building envelope.
Building line.
Page 8 of 60
Bar means a building where alcoholic beverages are served to the public, and which holds a
class H license from the Washington State Liquor Control Board. [Ord. 3117 § 6, 1996].
21.10.008 Bed and breakfast.
A "bed and breakfast" is a type of transient accommodation located in a detached single-family
residence. A bed and breakfast is not a hotel, motel or boarding house. Guests staying at a bed
and breakfast are not subject to the requirements of the definition of "family" in ECDC
21.30.010. [Ord. 3900 § 5, 2012].
21.10.010 Bike (or bicycle) lane.
This is a route designated by striping or curbs on an improved street right-of-way.
21.10.020 Bike -pedestrian path.
Improved path adjacent to a roadway or on a separate right-of-way which can be utilized by
bicycles or pedestrians. When adjacent to roadways, it will have a rolled curb.
21.10.030 Boarding house.
Boarding house means a dwelling unit in which not more than four roomers, lodgers, or
boarders are housed or fed.
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21.10.040 Building.
Building means any structure having a roof, excluding all forms of vehicles even though
immobilized. (See also, Accessory Building and Completely Enclosed Building.)
21.10.050 Building area.
Building area means the portion of a lot within which a structure may be built, bounded by the
required setbacks.
21.10.060 Building envelope.
Building envelope means the three-dimensional space in which a building or structure may be
built as delineated by setbacks and building height restrictions.
21.10.070 Building line.
Building line means the line of that face or corner or part of a building nearest the property
line, excluding a maximum of 30 inches of the eaves.
Chapter 21.15
"C" TERMS
Sections:
21.15.010
Car (or auto or automobile) wrecking.
21.15.012
Carport.
21.15.015
Church.
21.15.020
City.
21.15.030
City council (or council).
21.15.032
Closed record appeal.
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21.15.035 Repealed.
21.15.040 Commercial parking lot.
21.15.050 Commercial garage.
21.15.060 Commercial kennel.
21.15.070 Commercial use.
21.15.071 Community facilities.
21.15.073 Community park.
21.15.075 Commuter parking lots.
21.15.080 Completely enclosed building.
21.15.090 Conditional use.
21.15.092 Convenience store.
21.15.095 Congregate care facility.
21.15.100 Corner lot.
21.15.105 Cottage housing.
21.15.108 Courtyard apartments.
21.15.110 Coverage.21.15.010 Car (or auto or automobile)
wrecking.
Car wrecking means the collecting, dismantling, storage, salvaging, or sale of parts of machinery
or vehicles not in running condition.
21.15.012 Carport.
Carport means a legally permitted structure, covered by a roof, for the sheltering of a motor
vehicle. [Ord. 4016 § 3, 2016].
21.15.015 Church.
Church means any community facility used or dedicated for the legitimate exercise of
recognized federal and state constitutional rights for religious free worship. A neighborhood
church is a church of 22,000 square feet or less of gross floor area. A community church is a
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church of greater than 22,000 square feet of gross floor area. Determination of gross floor area
shall be consistent with state building code calculations. [Ord. 3353 § 13, 2001].
21.15.020 City.
City means the city of Edmonds in the state of Washington.
21.15.030 City council (or council).
City council (or council) means the city council of the city of Edmonds.
21.15.032 Closed record appeal.
Closed record appeal for purposes of the ECDC means an administrative appeal on the record
to a decisionmaking body, including the city council, following an open record hearing on a
project permit application when the appeal is on the record with no or limited new evidence or
information allowed to be submitted and only appeal argument allowed. [Ord. 3112 § 35,1996].
21.15.035 Co -location.
Repea/edbyord.3845.21.15.040 Commercial parking lot.
Commercial parking lot means a site where parking spaces are rented or leased to persons
other than those who live or work on the same site. (See also, Off -Street Parking and Private
Parking.)
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21.15.050 Commercial garage.
Commercial garage means a building used for storage, repair, or servicing of motor vehicles as
a commercial use.
21.15.060 Commercial kennel.
Commercial kennel means a building in which four or more domestic animals at least four
months of age are kept commercially for board or breeding. [Ord. 2759 § 2,1990].
21.15.070 Commercial use.
Commercial use means an activity with goods, merchandise, or services for sale or rent.
21.15.071 Community facilities.
A. Community facilities mean any use, structure, building, or development that:
1. Is primarily used or dedicated for use by members of the general public for educational,
religious, informational, recreational, artistic, or social purposes; or
2. Serves members of the general public by providing for utility, transportation, police, fire,
and parking services; or
3. Is primarily used or dedicated for use by local, state, regional, or federal governments
for the purpose of providing governmental services.
B. Community facilities consist of churches, local public facilities, parks, and regional public
facilities.
C. Community facilities do not include animal hospitals, boarding houses, congregate care
facilities, day care facilities, fraternities, foster homes, halfway houses, home occupations,
hospitals, rooming houses, retirement homes, sororities, or similar medical, hospice, or care
uses. [Ord. 3353 § 14, 2001].
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21.15.073 Community park.
Community park means a public recreation facility primarily designed and located to provide
active and structured recreation opportunities for young people and adults in the immediate
community. The service area is at least a one- to two-mile radius. In general, community park
facilities are designed for organized activities and sports, although individual and family
activities are also encouraged. Community parks may provide indoor facilities to meet a wider
range of recreation interests. Community parks serve a larger area than neighborhood parks
and offer more facilities such as parking, restrooms, covered play areas, etc. Community parks
usually exceed 20 acres in size and often have sport fields, water bodies, gardens, nature trails
or similar facilities as the central focus of the park. [Ord. 3353 § 15, 2001].
21.15.075 Commuter parking lots.
Commuter parking lot means a parking lot or portion of a parking lot composed of new or
existing parking spaces that are designated for use by persons who travel to or from Edmonds
as part of a commute that includes a form of transportation other than single occupant vehicle,
such as nonmotorized transportation for distances of more than a quarter of a mile, carpooling
or transit. In determining the number of parking spaces in a commuter parking lot, all parking
spaces within a lot as defined by ECDC 21.55.010 shall be construed as part of the same
commuter parking lot as well as any spaces within 300 feet of each other. [Ord. 3090 § 6, 1996].
21.15.080 Completely enclosed building.
Completely enclosed building means one designed and constructed with all exterior walls of the
structure solid from the ground to the roof line, and containing no openings except for
windows and doors which are designed to be closed.
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21.15.090 Conditional use.
Conditional use means a use allowed in one or more zones as defined by the zoning code but
which, because of characteristics peculiar to such use, because of size, hours of operation,
technical processes or equipment, or because of the exact location with reference to
surroundings and existing improvements or demands upon public facilities, requires a special
permit in order to provide a particular degree of control to make such uses consistent with and
compatible with other existing or permissible uses in the same zone or zones.
Multiple uses or any combination of uses, any of which require a conditional use permit, shall
be allowed on a single lot only upon the grant of a conditional use permit. [Ord. 2660 § 7, 1988].
21.15.092 Convenience store.
A convenience store shall mean a small retail commercial establishment which sells and/or
rents a limited selection and variety of perishable and nonperishable food items and grocery
related items, video cassettes and sundries which by their nature are geared toward rapid
customer turnover. [Ord. 2660 § 6, 1988].
21.15.095 Congregate care facility.
A congregate care facility shall be given the same definition as a retirement home. [Ord. 2818 § 4,
1991 ].
21.15.100 Corner lot.
Corner lot means a lot which has frontage on two or more streets where the streets meet.
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21.15.105 Cottage housing.
Residential units on a lot with a common open space that either: (a) Is owned in common; or (b)
has units owned as condominium units with property owned in common and a
minimum of 20 percent of the lot size as open space.21.15.1O8
Courtyard apartments.
Attached dwelling units arranged on two or three sides of a yard or court.
21.15.110 Coverage.
Coverage means the total ground coverage of all buildings or structures on a site measured
from the outside of external walls or supporting members or from a point two and one-half
feet in from the outside edge of a cantilevered roof, whichever covers the greatest area.
Chapter 21.20
"D" TERMS
Sections:
21.20.010
Day care facility.
21.20.020
Dedication.
21.20.025
Development regulations.
21.20.026
Development standards.
21.20.030
Domestic animal.
21.20.035
Dock.
21.20.040
Drive-in business.
21.20.045
Duplex.
21.20.050
Dwelling unit.
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21.20.010 Day care facility.
The following definitions shall apply to the various day care facilities allowed in the different
zone districts:
A. Family Day Care Home: A residence used for the care of children under the age of 12
located in the family dwelling of the person or persons under whose direct care the child or
children are placed, accommodating 12 or fewer children, such numbers to include those
members of the resident family who are under the age of 12 years old and are cared for within
the day care facility. This definition shall apply regardless of whether the care is provided for
compensation.
B. Day Care Center: A building or portion thereof used for the care of children under the age of
12 located in a facility which accommodates 13 or more children regardless of whether such
services are provided for compensation.
C. Adult Care: The definitions of family day care home and day care center shall also include
facilities designed for the care of disabled persons, and persons over the age of 65 years during
normal working hours ("adult care"). The expansion of the definition is intended to permit
neighborhood oriented facilities which provide services to the disabled and elderly while their
adult children or other family care givers are at work. This definition shall be applied in a way
which permits day care facilities for adult care to operate under the same terms and conditions
as day care facilities for children. This definition shall not include facilities such as halfway
houses, treatment centers, counseling centers, or other businesses which offer medical
services, treatment or counseling to the disabled; these business uses shall be located only in
the appropriate commercial zones. [Ord. 4333 § 30 (Exh. A), 2023; Ord. 3453 § 4, 2003; Ord. 2458 § 4,
19841.
21.20.020 Dedication.
Dedication means the gift of land by an owner for any public use.
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21.20.025 Development regulation.
The controls placed on development or land use activities by a county or city, including, but not
limited to, zoning ordinances, critical areas ordinances, shoreline master programs, official
controls, planned unit development ordinances, subdivision ordinances, and binding site plan
ordinances together with any amendments thereto. A development regulation does not include
a decision to approve a project permit application, as defined in RCW 36.70B.020, even though
the decision may be expressed in a resolution or ordinance of the legislative body of the county
or city.
21.20.030 Domestic animal.
Domestic animal means one normally kept incidental to a single-family dwelling. Included are
dogs and cats; excluded are wild or exotic animals, horses and cows, chickens, goats, or other
similar animals.
21.20.035 Dock.
Dock means a structure designed to float upon the water, and which is attached to shoreline
and is used for moorage or other water- related activity such as swimming or diving. [Ord. 2605
§ 3, 1987].
21.20.040 Drive-in business.
A drive-in business means a business or portion of a business where a consumer is permitted
or encouraged either by the design of physical facilities or by the provisions of services and/or
packaging procedures, to carry on business while seated in a motor vehicle. In some instances,
such as self-service gasoline stations, customers may need to get out of their vehicle in order to
obtain the product or service. This definition shall include but not be limited to service stations,
car washes, and drive-in restaurants or banks. [Ord. 2660 § 5, 1988].
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21.20.045 Duplex.
A residential building containing exactly two attached dwelling units located on a single lot.
Units may be arranged side -by -side or stacked vertically and may share
common structural elements such as walls, floors, or ceilings. Each unit must
have an independent exterior entrance.21.2O.O5O Dwelling unit.
Dwelling unit means a residential living unit that provides complete independent living facilities
for one or more persons, which includes permanent provisions for living, sleeping, eating,
cooking and sanitation. Dwelling unit does not include recreation vehicles or mobile homes.
(See also, Multiple Dwelling Units.) [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 3 (Exh. A), 2022].
Chapter 21.25
"E" TERMS
Sections:
21.25.010 Easement.
21.25.020 Equipment shelter or cabinet.
21.25.100 Expressive dance.
21.25.010 Easement.
Land which has specific air, surface, or subsurface rights conveyed for use by an entity other
than the owner of the subject property or to benefit some property other than the subject
property. [Ord. 2924 § 1, 1993].
21.25.020 Equipment shelter or cabinet.
Equipment shelter or cabinet is a room, cabinet or building used to house equipment for utility
or service providers (see Title 22, Plates 1 - 4). [Ord. 3099 § 6, 1996].
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21.25.100 Expressive dance.
Expressive dance means any dance which, when considered in the context of the entire
performance, constitutes an expression of art, theme, story or ideas, but excluding any dance
such as, but not limited to, common barroom -type topless dancing which, when considered in
the context of the entire performance, is presented primarily as a means of displaying nudity as
a sales device or for other commercial exploitation without substantial expression of theme,
story or ideas, and the conduct appeals to the prurient interest, depicts sexual conduct in a
patently offensive way and lacks serious literary, artistic, political or scientific value. [Ord. 3117
§ 8, 1996].
Chapter 21.30
"F" TERMS
Sections:
21.30.010
Family.
21.30.014
Farmers' market.
21.30.020
Fence.
21.30.030
Flag lot.
21.30.032
Flat.
21.30.035
Float, recreational.
21.30.040
Floor area.
21.30.050
Formal subdivision.
21.30.060
Foster home.
21.30.070
Fraternity.
21.30.080
Repealed.
21.30.010 Family.
A. Family means individuals related or unrelated by genetics, adoption, or marriage living in a
dwelling unit.
B. The term "family" shall include:
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1. State licensed adult family homes required to be recognized as residential use pursuant
to Chapter 70.128 RCW;
2. State licensed foster family homes and group care facilities as defined in RCW
74.15.180, subject to the exclusion of subsection (C) of this section;
3. Group homes for the disabled required to be accommodated as residential uses
pursuant to the Fair Housing Act amendments as the same exists or is hereafter amended.
C. The term "family" shall exclude individuals residing in halfway houses, crisis residential
centers as defined in RCW 74.15.020(1)(c), group homes licensed forjuvenile offenders, or other
facilities, whether or not licensed by the state, where individuals are incarcerated or otherwise
required to reside pursuant to court order under the supervision of paid staff and personnel.
D. Nothing herein shall be interpreted to limit normal hosting activities associated with
residential use. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 4 (Exh. A), 2022; Ord. 3571 § 1, 2005; Ord. 3184 § 1,
1998].
21.30.014 Farmers' market.
Expired.
21.30.020 Fence.
Fence means any construction of wood, metal, masonry or other nonliving material which
provides a visual and/or physical obstruction to an observer at ground level. This definition
shall exclude any portion of a retaining wall which is below finished grade and which is
contiguous with the fence. Any portion of a base or foundation for the fence which does not
serve a necessary and bona fide purpose of retaining earth shall not be considered a retaining
wall but rather a part of the fence. [Ord. 3491 § 1, 2004; Ord. 2772 § 2, 1990].
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21.30.030 Flag lot.
Flag lot means a lot which has a frontage of less than one-half of the minimum lot width on the
principal street or principal access easement. Flag lots are also known as pipestem lots or
panhandle lots. (See also, Lot.)
21.30.032 Flat.
"Flat(s)" means multiple family dwelling unit(s) that are horizontally separated - i.e., stacked
above and/or below each other. [Ord. 4070 § 2 (Exh. 1), 2017].
21.30.035 Float, recreational.
A recreational float is an offshore platform used for water -dependent activities such as
swimming and diving. [Ord. 2605 § 4, 1987].
21.30.040 Floor area.
Floor area means the sum of the gross horizontal areas of the floors of a building or buildings,
measured from the exterior faces of exterior walls and from the centerline of division walls.
Floor area shall include: basement space, elevator shafts and stairwell at each floor, mechanical
equipment rooms or attic spaces with headroom of seven feet six inches or more, penthouse
floors, interior balconies and mezzanines, and enclosed porches. Floor area shall not include:
accessory water tanks and cooling towers, mechanical equipment or attic spaces with
headroom of less than seven feet six inches, exterior steps or stairs, terraces, breezeways, and
open spaces.
21.30.050 Formal subdivision.
(See ECDC 20.75.030.)
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21.30.060 Foster home.
Foster home means a social service facility licensed by the state as a full-time foster family and
described as an agency which regularly provides on a 24-hour basis to one or more individuals,
but not more than six individuals. [Ord. 2818 § 3, 1991].
21.30.065 Fourplex.
A residential building containing exactly four attached dwelling units located on a single
lot. Units may be arranged side -by -side, stacked vertically, or configured through a
combination of these arrangements, sharing common structural elements such as walls,
floors, or ceilings. Each unit must have an independent exterior entrance or be accessed
through a shared common entry.
21.30.070 Fraternity.
Fraternity means a building occupied by and maintained exclusively for students affiliated with
an academic or professional college or university, or other recognized institution of higher
learning and regulated in some part by that institution.
21.30.080 Freestanding sign.
Repealed by Ord. 3313.
Chapter 21.35
"G" TERMS
Sections:
21.35.010 Garage.
21.35.013 Gross floor area.
21.35.017 Ground floor.
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21.35.020 Repealed.
21.35.030 Repealed.
21.35.040 Repealed.
21.35.010 Garage.
(See also, Commercial Garage.)
21.35.013 Gross floor area.
An interior habitable area of an accessory dwelling unit, including basements and attics but not
including unconditioned space, such as a garage or nonhabitable accessory structures. [Ord
4360 § 9 (Exh. A), 2024].
21.35.017 Ground floor.
The ground floor of a structure is that floor which is closest in elevation to the finished grade
along the width of the side of the structure that is principally oriented to the street which
provides primary access to the subject property. A structure consisting of a building with
multiple entrances divided into individual offices and related uses shall have only one ground
floor. In the event that the use of the building shifts traffic from one entrance to another or
there is uncertainty in determining which entrance provides "primary access," the primary
entrance as established by the historic use of the structure shall control unless the transfer of
the "primary access" from one street orientation to another is brought about in conjunction
with the building or its use being brought into full compliance with all current code
requirements. [Ord. 2958 § 4, 1993].
21.35.020 Group sign.
Repealed by Ord. 3313.
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21.35.030 Guest house.
Repealed by Ord 4360.
21.35.040 Guyed tower.
Repealed by Ord. 3845. Chapter 21.40
"H" TERMS
Sections:
21.40.005
Halfway house.
21.40.006
Hallway.
21.40.010
Hearing examiner.
21.40.020
Repealed.
21.40.030
Height.
21.40.040
Home occupation.
21.40.050
Horse.
21.40.055
Hospitals.
21.40.060
Hotel.
21.40.005 Halfway house.
A halfway house shall include state licensed group care homes for juvenile delinquents, halfway
houses providing residence in lieu of institutional sentencing, halfway houses providing
residence to those needing correctional institutionalization, and detoxification centers licensed
by the state where alcohol and drug abusers can be placed in lieu of incarceration for
detoxification and treatment from the effects of alcohol and drugs. [Ord. 2820 § 6, 1991J.
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21.40.006 Hallway.
Hallway, as used in ECDC 16.20.060, 21.05.010, and 21.40.030(C), means a wholly enclosed
building whose primary purpose is the connection of one building or portion thereof to
another. A building or portion thereof which connects one building to another and whose width
is 60 percent or less of its length shall be presumed to be a hallway. [Ord. 3728 § 4, 2009].
21.40.010 Hearing examiner.
Hearing examiner means the person employed by the city of Edmonds to hold hearings and
make recommendations or decisions on various land use applications.
21.40.020 Hedge.
Repealed by Ord. 349 1.
21.40.030 Height.
A. Height means the average vertical distance from the average level of the undisturbed soil of
the site covered by a structure to the highest point of the structure. (See subsection (D) of this
section for exceptions to this rule.)
B. "Average level" shall be determined by averaging elevations of the downward projections of
the four corners of the smallest rectangle which will enclose all of the building, excluding a
maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average
elevation of the two points projected downward where the two sides of the rectangle cross the
property line. (See subsection "of this section for exceptions to this rule.)
C. Accessory buildings that are attached to the main building by a breezeway, hallway, or other
similar connection so that the accessory building is separated by 10 feet or less from the main
building shall be considered to be part of the main building for purposes of determining the
average level. For the purposes of this section, in order for an accessory building to be
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considered to be attached to and a part of the main building, the connecting structure must
have a roof and be constructed of similar materials to both the main building and the accessory
building so that it appears to be a unified and consistently designed building.
D. Height Exceptions.
1. For all properties located within the Coastal High Hazard Areas and Coastal A Flood
Zones, height is measured from the elevation that is two feet above base flood elevation as
identified from the applicable FEMA flood hazard map;
2. Church steeples;
3. Elevator penthouses, not to exceed 72 square feet in horizontal section, or three feet in
height, for that portion above the height limit;
4. Chimneys, not to exceed nine square feet in horizontal section or more than three feet
in height, for that portion above the height limit. In RM districts, chimneys shall be
clustered. No multiple -flue chimney shall exceed 39 square feet in horizontal section. The
first chimney shall not exceed nine square feet in horizontal section, and other chimneys
shall not exceed six square feet in horizontal section;
5. Vent pipes not to exceed 18 inches in height above the height limit;
6. Standpipes not to exceed 30 inches in height above the height limit;
7. Solar energy installations not to exceed 36 inches in height above the height limit. Such
an installation may be approved as a Type II staff decision if it is designed and located in
such a way as to provide reasonable solar access while limiting visual impacts on
surrounding properties; and
8. Replacement of existing rooftop HVAC equipment which exceeds the existing height
limit, so long as the replacement equipment does not exceed the height of the existing
equipment by more than 12 inches. The replacement equipment must have earned the
Energy Star label. [Ord. 4026 § 3, 2016; Ord. 3866 § 1, 2011; Ord. 3728 § 2, 2009; Ord. 3654 § 1, 2007;
Ord. 3569 § 2, 2005].
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21.40.040 Home occupation.
Home occupation means an economic enterprise operated within a dwelling unit or buildings
accessory to a dwelling unit, incidental and secondary to the residential use of the dwelling unit,
including the use of a dwelling unit as a business address in the phone directory or as a post
office mailing address.
21.40.050 Horse.
Horse means any equine animal four months of age or older.
21.40.055 Hospitals.
Hospitals are public or private health facilities providing care for persons suffering from acute
illness, injuries or other conditions requiring medical, surgical, psychiatric, or obstetrical
services. Residence is normally short, and the facilities are characterized by high public access
requirements, and the need for emergency access. Included in this definition are general or
emergency hospitals, maternity and psychiatric hospitals and alcoholism and drug
detoxification services. [Ord. 2818 § 5, 1991J.
21.40.060 Hotel.
Hotel means a facility offering transient lodging accommodations on a daily or weekly basis to
the general public and which may provide additional services, such as restaurants, meeting
rooms, and recreation facilities. (See also, Motel.) [Ord. 4213 § 2 (Att. A), 2021].
Chapter 21.45
"I" TERMS
Sections:
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21.45.010 Interior lot.
21.45.020 Irregular lot.
21.45.010 Interior lot.
Interior lot means a lot fronting on only one street. (See also, Lot.)
21.45.020 Irregular lot.
Irregular lot means one which is shaped so that application of setback requirements is difficult.
Examples include a lot with a shape which is not close to rectangular, or a lot with no readily
identifiable rear lot line, or a flag lot. (See also, Lot.)
Chapter 21.47
"J" TERMS
(Reserved)
Chapter 21.50
"K" TERMS
Sections:
21.50.010 Kennel.
21.50.020 Kitchen.
21.50.010 Kennel.
(See, Commercial Kennel.)
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21.50.020 Kitchen.
Kitchen means any room used for cooking or preparation of food.
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).
21.55.005 Lattice tower. Repealed by Ord. 3845.
21.55.007 Local public facilities.
Local public facilities mean any community facilities operated by a unit of local, state or federal
government (or by a third party on behalf of a unit of local, state or federal government)
primarily sited, designed, constructed, and operated for the purpose of providing public health,
safety and welfare services to the immediate area or neighborhood in which the facilities are
sited. Local public facilities include, but are not limited to: police stations, fire stations, branch
libraries, bus -stop shelters, electrical substations, water pump stations, community clubhouses,
parks and recreation special use areas, branch administrative offices of a governmental entity,
and associated storage and maintenance buildings and yards. [Ord. 3723 § 1, 2009; Ord. 3353 § 16,
2001].
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21.55.010 Lot.
Lot means a fractional part of divided lands having fixed boundaries, being of sufficient area
and dimension to meet minimum zoning requirements for width and area. The term shall
include tracts or parcels. For purposes of this code, adjoining lots under common ownership,
which were created without subdivision or short subdivision approval from applicable city or
county governments, shall be considered as one lot and subject to the regulations contained
herein. The terms of this section shall apply regardless of whether the individual adjoining lots
meet current zoning requirements. (See also, Corner Lot, Flag Lot, Interior Lot, Irregular Lot,
and Parent Lot.) [Ord. 3982 § 1, 2014].
21.55.015 Lot of record.
Lot of record means a single tract of land meeting any one of the criteria listed below.
A. Platted lots:
1. Any lot whose boundaries were establish in a recorded plat or short plat.
2. Any lot whose boundaries were establish in an unrecorded short plat approved by the
city of Edmonds between July 3, 1956, and March 19, 1974 (not all short plats were required
to be recorded).
3. Any combination of two or more lots shoring a side lot line as depicted in the following
recorded plats:
a. City of Edmonds.
b. Brackett's First Addition.
c. Gephart's First Addition.
d. Kellogg's Plat of Edmonds.
e. Albert B. Lord's Grandview Addition.
4. Any lot established by Snohomish County prior to the property's being annexed into the
city of Edmonds and:
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a. Whose boundaries were established by transfer of ownership before September
12, 1972, and the lot met all zoning and subdivision requirements in effect at the time
of its creation.
b. Whose boundaries were established between August 19, 1969, and September 12,
1972, by county approved short plat but not recorded with the county auditor's office
c. Whose boundaries were established on or after September 12, 1972, by county
approved and recorded short plat.
d. Whose boundaries were established by county approved and recorded formal plat.
B. Unplatted lots:
1. Lots created by deed prior to July 3, 1956.
2. Lots created through court order, will and testament, or other process listed as exempt
from platting requirements by RCW 58.17.035, 58.17.040 or through an exemption from
platting regulations provided by law at the time of creation of the parcel.
3. Lots that have been recognized through a previous lot determination review as legal
lots. [Ord. 3982 § 2, 20141.
21.55.020 Lot area.
Lot area means the total horizontal area within the boundary lines of a lot. Lot area shall
normally exclude any street rights -of -way and access easements. If additional right-of-way has
been required in accordance with the provisions of ECDC 18.80.010, note 4, as the same exists
or is hereafter amended, lot area shall be calculated to include the additional right-of-way
required over and above the standard established by that section. [Ord. 2713, 1989].
21.55.030 Lot depth.
Lot depth means the depth of the lot measured on a line approximately perpendicular to the
fronting street and midway between the sidelines of the lot.
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21.55.040 Lot line.
Lot line means any line enclosing the lot area. (See also, Rear Lot Line, Side Lot Line, and Street
Lot Line.)
21.55.050 Lot width.
Lot width identifies the minimum diameter of a lot width circle that must fit within a lot. This
circle establishes that at least some portion of a lot must be at least as wide as the minimum lot
width. The lot width circle shall not include Type 1 streams, Type 2 streams, Class 1 wetlands,
and/or Class 2 wetlands. Examples showing the application of lot width circles are illustrated
below.
Note that the lot width circle may be placed within setbacks.
However, the lot width circle does not determine structure placement;
setbacks determine placement of a structure on the lot.
Meets Requirements:
Entire lot width circle fits within lot boundary,
and does not include restricted critical area.
Meets Requirements:
Entire lot width circle r- - - - -
fits within lot boundary. 1 I I
I I
Restricted critical area
Does Not Meet Requirements:
Lot circle does not fit within lot boundary.
L — — —1 = proposed structure location meeting setbacks.
[Ord. 3346 § 1, 2001].
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21.55.060 Landslide hazard area and earth subsidence.
Those areas identified in the Roger Lowe Associates, Inc. report as on file with the city clerk and
the accompanying landslide hazard map as having a greater than zero percent probability of
landslide or subsidence hazard. [Ord. 2445 § 2,1984].
21.55.070 Low impact development (LID).
A stormwater management and land development strategy applied at the parcel and
subdivision scale that emphasizes conservation and the use of on -site natural features. See
Chapter 18.30 ECDC, Stormwater Management, for additional LID -related terms, including
"impervious surface," "bioretention," "pervious surface" and "on -site stormwater management
BMP." [Ord. 4085 § 21 (Exh. A), 2017].
Chapter 21.60
"M" TERMS
Sections:
21.60.002
Repealed.
21.60.004
Repealed.
21.60.005
Major transit stop
21.60.006
Repealed.
21.60.008
Middle housing.
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.
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21.60.002 Macro facility. RepealedbyOrd. 3845.
21.60.004 Micro facility. RepealedbyOrd. 3845.
21.60.006 M i n i fa c i I ity. Repealed by Ord. 3845,
21.60.005 Major transit stop.
(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
21.60.008 Middle housing.
Buildings that are compatible in scale, form, and character with single-family houses and
contain two or more attached, stacked, or clustered homes including duplexes, triplexes,
fourplexes, townhouses, stacked flats, courtyard apartments, and cottage housing.
21.60.010 Mobile home.
Mobile home means a building over 32 feet in length, assembled and transported to a site
ready for occupancy, and which is not placed on a permanent foundation and does not meet
the provision of the building code for houses. (See also, Trailer.)
21.60.020 Mobile home park.
Mobile home park means land where two or more mobile homes are stored or used. (See also,
Trailer Park.)
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21.60.030 Moorage.
Moorage means a place to tie up or anchor a boat.
21.60.040 Motel.
Motel means a building containing units which are used as individual sleeping units having their
own private toilet facilities and sometimes their own kitchen facilities, designed primarily for
the accommodation of transient automobile travelers. Accommodations for trailers are not
included. This term includes tourist court, motor lodge, auto court, cabin court, motor hotel,
motor inn and similar names. (See also, Hotel.)
21.60.045 Monopole I. Repealed by Ord.3845.
21.60.046 M o n o po I e 11. Repealed by Ord. 3845,
21.60.050 Multiple dwelling.
Multiple dwelling means a building or a group of buildings on the same site containing five or
more separate dwelling units. (See also, Dwelling Unit.)
21.60.060 Multiple dwelling units.
A multiple dwelling unit is a dwelling unit located in a multiple dwelling or within a mixed use
development such as a multiple dwelling unit located in a commercial structure as a secondary
use under the authority of ECDC 16.50.010(B)(3). [Ord. 2958 § 3, 1993].
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Chapter 21.65
"N" TERMS
Sections:
21.65.010 Natural open space areas.
21.65.020 Neighborhood park.
21.65.010 Natural open space areas.
Natural open space areas mean public recreation areas consisting of open space land left in its
natural state and used primarily as a buffer or separation from other urban uses. Depending
upon the conditions of the site, the site may or may not be available for public access. In the
Puget Sound area, natural open space generally contains heavily forested areas with dense
underbrush. In many cases, environmentally sensitive areas are considered as natural open
space areas and may include wetlands, wildlife habitat, stream and creek corridors, steep
hillsides, forested areas or unique or endangered plant species. [Ord. 3353 § 17, 20011.
21.65.020 Neighborhood park.
Neighborhood park means public recreation facilities consisting of a combination playground
and park designed primarily for nonsupervised, nonorganized recreation activities. In addition
to their recreation value, they also provide a source of open space and aesthetic quality in the
neighborhood. Neighborhood parks are generally small in size (three to 10 acres) and serve an
area of approximately one -half -mile radius. Neighborhood parks are located within walking and
bicycling distance of most users and are frequently located adjacent to or upon school
property. Neighborhood parks sometimes provide space for organized community events. The
facilities generally located in a neighborhood park include: children's playground, picnic
facilities, trails, open space and nature areas, tennis courts, outdoor basketball court, and
multi -use open field for soccer, youth league baseball, etc. [Ord. 3353 § 17, 2001].
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Chapter 21.75
"O" TERMS
Sections:
21.75.010
Office.
21.75.020
Off-street parking.
21.75.030
Open space.
21.75.080
Other sexually oriented business.
21.75.120
Outdoor dining area.
21.75.010 Office.
Office means a building or separately defined space within a building used for a business which
does not include on -premises sales of goods or commodities.
21.75.020 Off-street parking.
Off-street parking means motor vehicle parking facilities within the lot area of a private lot or
public lot established for that purpose. (See also, Private Parking and Commercial Parking Lot.)
21.75.030 Open space.
Open space means any part of a lot unobstructed from the ground upward.
21.75.080 Other sexually oriented business.
An other sexually oriented business is any commercial establishment not defined herein where
adult entertainment or sexually oriented materials is regularly conducted, displayed, or
available in any form, for any type of consideration; provided, however, that a public library and
a school, university, or similar educational or scientific facility shall not be considered a sexually
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oriented business. In addition, a commercial establishment that offers access to
telecommunications networks as a principal business purpose shall not be considered a
sexually oriented business unless the access is provided for the primary purpose of displaying
or presenting materials or visual images that are distinguished or characterized by a
predominant emphasis on matters depicting, describing, or simulating any specified sexual
activities or any specified sexual anatomical areas. [Ord. 3117 § 9, 1996].
21.75.120 Outdoor dining area.
An outdoor dining area is a portion of a property utilized by a licensed food or beverage
establishment for the seating of customers for their consumption of food or beverages served
by the establishment. An outdoor dining area is not located within a completely enclosed
building, but is instead located outside the building, such as on an outdoor patio or deck. The
area may be open to the elements or may be covered by a roof or awning or partially enclosed
A portion of a dining area within an enclosed building that is temporarily opened to the
outdoors (such as by opening windows, doors, or walls) is not considered to be an outdoor
dining area. An outdoor dining area must be located on property outside of the city
right-of-way. [Ord. 3871 § 2, 2012].
Chapter 21.80
"P" TERMS
Sections:
21.80.005
Parent Lot.
21.80.010
Parks and recreation special use areas.
21.80.010
Permitted use.
21.80.020
Permit coordinator.
21.80.030
Person.
21.80.040
Pedestrian -bike path.
21.80.050
Petroleum products storage and distributing.
21.80.055
Pier.
21.80.060
Planning advisory board.
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21.80.065
Planning official.
21.80.070
Primary use.
21.80.075
Principal dwelling unit.
21.80.080
Private.
21.80.090
Private parking.
21.80.095
Project permit or project permit application.
21.80. 100
Repealed.
21.80.103
Public market.
21.80.105
Public meeting.
21.80.005 Parent Lot.
The original lot, parcel, or tract of land, as recorded with the County Assessor's office, prior
to subdivision or other division methods such as unit lot subdivisions or condominium
plats, from which new unit lots or individually owned units are created. A parent lot must
meet all applicable zoning requirements, including minimum lot size, dimensional
standards, and density allowances for the underlying zoning district.
21.80.010 Parks and recreation special use areas.
Parks and recreation special use areas mean public facilities used for specialized recreational,
educational, or community purposes. Special use areas include miscellaneous publicly owned
facilities that do not generally meet the classification criteria for neighborhood, community,
regional, or waterfront park areas. Special use areas often include various types of indoor
facilities. Examples of special use areas in Edmonds include the Meadowdale Clubhouse,
Historical Museum, and Frances Anderson Center. Parks and recreation special use areas are a
type of local public facilities. [Ord. 3353 § 18, 2001].
21.80.010 Permitted use.
Permitted use means a use not requiring a conditional use permit. (See also, Use.)
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21.80.020 Permit coordinator.
Permit coordinator means the planning and development director or other person designated
by the mayor. [Ord. 4314 § 94 (Exh. A), 2023].
21.80.030 Person.
Person means any person, firm, business, corporation, partnership, or other association or
organization, marital community, municipal corporation, special district or governmental
agency, and includes the plural such as persons, firms, etc.
21.80.040 Pedestrian -bike path.
(See Bike -Pedestrian Path.)
21.80.050 Petroleum products storage and distributing.
Petroleum products storage and distribution means the receipt of petroleum products,
generally by pipeline or marine vessels and the storage and loading of petroleum products for
distribution to petroleum bulk plants and to customers and automotive service stations; and all
related operations, including but not limited to, the operation and maintenance of trucks and
equipment, the handling of products, merchandise and materials, the provision of customer
services related to the petroleum distribution business, and the compounding, blending,
packaging and shipping of lube oils and greases.
21.80.055 Pier.
A pier is a fixed structure which abuts the shoreline and is used for moorage or other
water -related activities such as swimming and diving. [Ord. 2605 § 5, 1987].
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21.80.060 Planning advisory board.
Planning advisory board means the planning advisory board of the city of Edmonds, established
in Chapter 10.40 ECC.
21.80.065 Planning official.
The manager of the planning division or his/her designee. [Ord. 2925 § 1,1993].
21.80.070 Primary use.
Primary use means the principal use of a property. (See also, Use.)
21.80.075 Principal dwelling unit.
Principal dwelling unit means a primary housing unit located on the same lot as an accessory
dwelling unit. [Ord. 4360 § 9 (Exh. A), 2024].
21.80.080 Private.
Private means for the noncommercial use of the occupant and guests of the occupant.
21.80.090 Private parking.
Private parking means parking facilities for the noncommercial use of the occupant and guests
of the occupant, including garages and carports. (See also, Off -Street Parking and Commercial
Parking Lots.)
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21.80.095 Project permit or project permit application.
Project permit or project permit application for purposes of the ECDC means any land use or
environmental permit or license required by the ECDC for a project action, including but not
limited to building permits, subdivisions, binding site plans, planned unit developments,
conditional uses, shoreline substantial development permits, site plan review, permits or
approvals required by critical areas ordinances, site -specific rezones authorized by a
comprehensive plan or sub -area plan, but excluding the adoption or amendment of a
comprehensive plan, subarea plan, or development regulations except as otherwise specifically
included in this subsection. [Ord. 3112 § 36, 1996].
21.80.100 Projecting sign.
Repealed by Ord. 3313.
21.80.103 Public market.
Public market shall mean an indoor and/or outdoor retail market open to the public consisting
of two or more independent vendors, with each vendor operating independently from other
vendors and subleasing booths, stalls or tables for the purpose of selling farm -grown or
home-grown produce, food, flowers, plants or other similar perishable goods, and/or new
wares, used goods or merchandise. [Ord. 3932 § 2, 2013].
21.80.105 Public meeting.
Public meeting for purposes of the ECDC means an informal meeting, hearing, workshop, or
other public gathering of people to obtain comments from the public or other agencies on a
proposed project permit prior to the decisionmaking body's decision. A public meeting may
include, but is not limited to, an architectural design board meeting or a scoping meeting on a
draft environmental impact statement. A public meeting does not include an open record
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hearing. The proceedings at a public meeting may be recorded and a report or
recommendation may be included in the city's project permit file. [Ord. 3112 § 37, 1996].
Chapter 21.85
"R" TERMS
Sections:
21.85.010
Rear lot line.
21.85.015
Rainwater collection tank.
21.85.020
Rear setback.
21.85.030
Recreation facilities.
21.85.031
Regional park.
21.85.033
Regional public facilities.
21.85.035
Related equipment.
21.85.040
Restaurant.
21.85.050
Retirement home.
21.85.060
Riding academy.
21.85.070
Roof.
21.85.080
Rooming house.
21.85.010 Rear lot line.
Rear lot line means a line or lines which are opposite and most distant from the street lot line
(See also, Lot Line.)
21.85.015 Rainwater collection tank.
Expired.
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21.85.020 Rear setback.
Rear setback means the minimum distance required by this code for a building or structure to
be set back from the rear lot line. [Ord. 3602 § 3, 2006].
21.85.030 Recreation facilities.
Recreation facilities means uses such as boat or yacht clubs, swimming pools, athletic clubs,
golf, and country clubs, tennis courts, and so forth.
21.85.031 Regional park.
Regional park means a public recreation facility designed and located to serve an entire region
Regional parks are usually large in size and often include areas of natural quality suitable for
outdoor recreation activities such as golfing, picnicking, boating, fishing, swimming, camping
and hiking. [Ord. 3353 § 19, 20011.
21.85.033 Regional public facilities.
Regional public facilities mean any community facilities primarily sited, designed, constructed,
and operated for the purpose of providing services or recreation to the general public on a
regional or national basis. Regional public facilities include, but are not limited to: airports,
concert halls, museums, zoos, aquariums, universities, colleges, trade schools, cemeteries,
central or primary government offices, sewage treatment facilities, solid waste facilities,
commuter parking lots, regional transit centers, and stadiums. Facilities associated with and
sited with schools are not intended to be regulated as separate regional public facilities. [Ord.
3353 § 20, 20011.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.85.035 Related equipment.
Related equipment is all equipment ancillary to the transmission and reception of voice and
data via radio frequencies. Such equipment may include, but is not limited to, cable, conduit
and connectors. [Ord. 3099 § 14, 1996].
21.85.040 Restaurant.
Restaurant means a building where food is sold to the public for on -premises consumption or
to go. It may include alcoholic beverage service only if under a class C, D, or H state liquor
license.
21.85.050 Retirement home.
Retirement home means a place of residence for several families or individuals in
apartment -like quarters, which may feature services such as limited nursing facilities, minimum
maintenance living accommodations, and recreation programs and facilities.
21.85.060 Riding academy.
Riding academy means an establishment where horses are kept for riding, driving, or stabling
for compensation or as an accessory use in the operation of a club, association, ranch or similar
establishment.
21.85.070 Roof.
Roof means the top covering of a building or structure.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.85.080 Rooming house.
Rooming house means a boarding house.
Chapter 21.90
"S" TERMS
Sections:
21.90.006
Satellite television antenna.
21.90.008
School.
21, 90. 009
Repealedd,
21.90.010
Secondary use.
21.90.011
Service club.
21.90.012
Service station, automobiles.
21.90.014
Service station, self.
21.90.020
Setback.
21.90.024
Sexually oriented business.
21.90.025
Sexually oriented materials.
21.90.030
Short subdivision.
21.90.040
Side lot line.
21.90.050
Side setback.
21.90.060
Sidewalk or trail.
2 1.90.070
Repealed.
21.90.080
Single-family dwelling (unit).
21.90.085
Single-family zones.
21.90.090
Site.
21.90.095
Small animal hospital.
21.90.100
Sorority.
21.90.101
Specified anatomical areas.
21.90.102
Specified sexual activities.
21.90.105
Stacked flat.
21.90.110
Story.
21.90.120
Street.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.130
Street lot line.
21.90.140
Street setback.
21.90.150
Structure.
21.90.160
Structural alterations.
21.90.170
Subdivision.
21.90.006 Satellite television antenna.
A satellite television antenna is an apparatus capable of receiving communications from a
transmitter or a transmitter relay located in planetary orbit. [Ord. 2526 § 1, 1985. Formerly
21.90.008].
21.90.008 School.
School means public facilities consisting of grounds and facilities primarily used or dedicated
for the academic education of students from preschool through the twelfth grade and licensed
or accredited pursuant to RCW Title 28A. "Primary schools" are schools used or dedicated for
the education of students from preschool through the eighth grade. "High schools" are schools
used or dedicated for the academic education of students from ninth grade through the twelfth
grade. Schools are considered to include all school buildings, structures, ballfields, stadiums,
and other grounds or facilities that are primarily dedicated for educational uses, or to the
support of educational uses. [Ord. 3353 § 21, 20011.
21.90.009 Seasonal farmers' market.
RepealedbyOrd. 3921.21.90.010 Secondary use.
Secondary use means a use of a site which is secondary and subordinate to the primary use of
the site, and may exist only when a primary use is existing on the same lot. The floor area
devoted to all secondary uses shall be less than that devoted to the primary use.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.011 Service club.
A service club is a bona fide charitable, nondiscriminatory fraternal, or service organization,
incorporated as a not -for -profit organization under the laws of the state of Washington,
recognized as a tax exempt organization by the Internal Revenue Service, and performing
community service within the city of Edmonds. [Ord. 2710, 1989].
21.90.012 Service station, automobiles.
An automobile station means a business that provides for any or all of the following:
A. The sale of gasoline, diesel or other fuels used for the propulsion of motor vehicles, when
such products are delivered directly into the fuel tanks of automobiles. Battery exchange
stations that enable electric vehicles to swap batteries as defined in ECDC 17.115.020 are also
considered an automobile service station.
B. The servicing of motor vehicles and operations incidental thereto, incidental to the retail
sale of fuels, petroleum products and automotive accessories; automobile washing by hand;
waxing and polishing of automobiles; auto detailing; tire changing and repairing (excluding
recapping); battery service whether charging or replacement, excluding repair and rebuilding;
radiator cleaning and flushing, excluding steam cleaning and repair; and installation of
automotive accessories.
C. The following services if performed entirely within a building: lubrication of motor vehicles;
brake service limited to servicing and replacement of brake cylinders, aligns and brake shoes;
wheel balancing; inspection, testing, adjustment, and replacement or servicing of carburetors,
coils, condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plugs,
voltage regulators, water and fuel pumps, water hoses and wiring, mufflers and tail pipes, and
pollution control devices and equipment. [Ord. 4251 § 2 (Exh. A), 2022; Ord. 2660 § 3, 1988].
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.014 Service station, self.
For the purposes of this code a "self-service station" means an automobile service station at
which one or more of the fuel dispensing pumps is designated for operation by the retail
gasoline consumer. [Ord. 2660 § 4, 1988].
21.90.020 Setback.
Setback means the minimum distance that buildings/structures or uses must be set back from
a lot line, excluding up to 30 inches of eaves. (See also, Rear Setback, Side Setback, and Street
Setback.)
21.90.024 Sexually oriented business.
A sexually oriented business is a commercial establishment defined as an adult arcade, adult
cabaret, adult motel, adult motion picture theater, adult retail store, or other sexually oriented
business. [Ord. 3117 § 7, 19961.
21.90.025 Sexually oriented materials.
Any books, magazines, periodicals, or other printed materials, or any photographs, films,
motion pictures, video cassettes, slides, or other visual representations that are distinguished
or characterized by a predominant emphasis on matters depicting, describing, or simulating
any specified sexual activities or any specified sexual anatomical areas. [Ord. 3117 § 10,1996].
21.90.030 Short subdivision.
(See ECDC 20.75.030.)
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.040 Side lot line.
Side lot line means any lot line that is not a street or rear lot line. (See also, Lot Line.)
21.90.050 Side setback.
Side setback is the minimum distance required by this code for a building or structure to be set
back from a side lot line. [Ord. 3602 § 1, 20061.
21.90.060 Sidewalk or trail.
Sidewalk or trail for purposes of ECDC Title 15 means pedestrian facilities which are not
desirable routes for bicycles because of curbs, obstacles, uneven surfaces, and pedestrian
traffic, etc. They are primarily for pedestrian use.
21.90.070 Sign.
Repealed by Ord. 3373,
21.90.080 Single-family dwelling (unit).
Single-family dwelling (and single-family dwelling unit) means a detached building configured as
described herein and occupied or intended to be occupied by one family, limited to one per lot.
A single-family dwelling shall be limited to one mailbox, electric meter, gas meter, and water
meter. It will also have common access to and common use of all living, kitchen, and eating
areas within the dwelling unit. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 5 (Exh. A), 2022].
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.085 Single-family zones.
Those zones where single-family detached residences are the predominant land use.
21.90.090 Site.
Site, when used in describing an approval or permit process in this code, means the property
which is the subject of the approval or permit application.
21.90.095 Small animal hospital.
A small animal hospital means a veterinary facility which treats small domestic house pets such
as dogs, cats, birds, fish and/or other small exotic animals under 100 pounds. This definition
shall not include veterinary facilities which board or breed domestic animals or which treat,
board or otherwise house or care for horses, sheep, cattle, pigs or other species of animals
which typically weigh over 100 pounds per mature individual. [Ord. 2759 § 3,1990].
21.90.100 Sorority.
Sorority means the same type of use as a fraternity, particularly for females.
21.90.101 Specified anatomical areas.
Specified anatomical areas means and includes any of the following:
A. The human male genitals in a discernibly turgid state, even if completely and opaquely
covered; or
B. Less than completely and opaquely covered human genitals, pubic region, anus, buttocks,
or female breast below the top of the areola. [Ord. 3117 § 12, 1996].
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.102 Specified sexual activities.
Specified sexual activities means and includes any of the following:
A. The caressing, fondling or other erotic touching of human genitals, pubic region, buttocks,
anus, or female breasts; or
B. Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, or
sodomy; or
C. Masturbation, actual or simulated; or
D. Excretory functions as part of, or in connection with, any of the sexual activities specified in
this definition. [Ord. 3117 § 14, 1996].
21.90.110 Story.
Story means that part of a building lying between two floors or between the floor and ceiling of
the highest usable level in the building.
21.90.115 Stacked Flat.
Dwelling units in a residential building of no more than three stories on a residential zoned lot
in which each floor may be separately rented or owned.21.90.120
Street.
Street means the public or private right-of-way or access easement which provides vehicle
access to five or more lots. [Ord. 3364 § 1, 20011.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.90.130 Street lot line.
Street lot line means the line or lines along the edge of a street or access right-of-way or
easement. Where the official street map shows a proposed right-of-way, the edge of the
proposed right-of-way shall be used as the street lot line. If additional right-of-way has been
required as provided in ECDC 18.80.010, note 4, and such requirement unreasonably restricts
the building footprint established by setback requirements, the city staff may calculate required
setbacks for issuance of a building permit by alternatively measuring the setback from the
standard street lot line, and not from the new street lot line as increased by a requirement
levied under the authority of ECDC 18.80.010, note 4. [Ord. 2713,1989].
21.90.140 Street setback.
Street setback means the minimum distance required by this code for a building or structure to
be set back from the street lot line. [Ord. 3602 § 2, 2006].
21.90.150 Structure.
Structure means a combination of materials constructed and erected permanently on the
ground or attached to something having a permanent location on the ground. Not included are
residential fences less than six feet in height, retaining walls, rockeries, and similar
improvements of a minor character less than three feet in height.
21.90.160 Structural alterations.
(See Alterations.)
21.90.170 Subdivision.
(See ECDC 20.75.030.)
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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Chapter 21.100
"T" TERMS
Sections:
21.100.010
Tavern.
21.100.020
Temporary building or structure.
21.100.030
Through lot.
21.100.040
Townhouse.
21.100.050
Trails.
21.100.060
Trailer.
21.100.070
Trailer park.
21.100.075
Transient accommodation.
21. 100.080
Repealed.
21.100.090
Transit center.
21.100.090
Triplex.
21.100.010 Tavern.
Tavern means a building where beer and/or wine is served to the public, which holds a class A
or B license from the Washington State Liquor Control Board.
21.100.020 Temporary building or structure.
Temporary building or structure means a building or structure not having or requiring
permanent attachment to the ground or involving structures which have no required
permanent attachment to the ground.
21.100.030 Through lot.
Through lot means a lot fronting on two streets that is not a corner lot.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.100.040 Townhouses.
Buildings that contain three to six attached single-family dwelling units that extend from foundation
to roof and that have a yard or public way on not less than two sides.
21.100.050 Trails.
(See Sidewalks.)
21.100.060 Trailer.
Trailer means a vehicle designed for short-term living, small enough to be towed by a standard
automobile. (See also, Mobile Home.)
21.100.070 Trailer park.
Trailer park means land used for the temporary parking of two or more trailers. (See also,
Mobile Home Park.)
21.100.075 Transient accommodation.
Transient accommodation shall mean any hotel, motel, condominium, resort or other facility
regardless of size which offers rental of one or more lodging units on a daily or weekly basis. It
shall not include rooms let on month -to -month leases or longer tenancies. [Ord. 3900 § 6, 2012]
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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21.100.080 Transmission tower. Repealedby Ord. 3845.
21.100.090 Transit center.
A transit center is a dedicated transit facility located outside of the public right-of-way where
several transit routes converge. A transit center is designed to accommodate several buses at
once to permit users easy transfer between transit routes. A transit center may provide transit
passenger shelters and waiting areas, but does not include spaces for transit passengers'
automobile parking. [Ord. 3353 § 22, 2001].
21.100.100 Triplex.
A residential building containing exactly three attached dwelling units located on a single lot.
Units may be arranged side -by -side, stacked vertically, or configured through a combination of
these arrangements, sharing common structural elements such as walls, floors, or ceilings.
Each unit must have an independent exterior entrance or be accessed through a shared
common entry.
Chapter 21.105
"U" TERMS
Sections:
21.105.010 Undisturbed soil.
21.105.115 Usable satellite signal.
21.105.020 Use.
21.105.030 Used car lot (or sales).
21.105.040 Unit density.
21.105.010 Undisturbed soil.
Undisturbed soil means the condition of the site at the time a building permit application is
made to the city, before any site work occurs. However, where the site has been altered by
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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grading, cutting, or filling or similar activities before the application for a building permit, the
building official shall make the determination from then available data of the mean elevation of
the undisturbed soil. If the undisturbed soil elevation is not readily determined due to
demolition of an existing structure, the contours may be reconstructed by the building official
to coincide with adjoining topography to determine the undisturbed soil elevations. If the
proposed structure occurs where no setbacks are required, the elevation of the surface
(sidewalk, alley, or soil) of the property line at or nearest the intersection of the sides of the
building height rectangle will be considered undisturbed soil. Where the building official deems
it necessary, he shall have the right to require establishment of a datum point from which all
height measurements shall be made.
21.105.050 Unit Density.
Option 1: ADUs count towards unit density.
The total number of dwelling units permitted on a lot, including primary dwelling units and all
accessory dwelling units (ADUs), regardless of lot size.
Option 2: First ADU excluded, additional ADUs included.
The total number of dwelling units permitted on a lot, including primary dwelling units and
accessory dwelling units (ADUs), except the first ADU per primary dwelling unit shall not count
toward the unit lot density. Any additional ADUs beyond the first ADU per primary dwelling unit
shall be counted toward unit lot density
Option 3: All ADUs excluded from Unit Lot Density.
The total number of primary dwelling units permitted on a lot, excluding all
accessory dwelling units (ADUs). No ADUs shall be counted toward the unit lot
density calculation.21.105.115 Usable satellite signal.
A usable satellite signal is a satellite signal which when acquired by the use of a properly
installed, maintained, and operated satellite television antenna of a high quality readily
available on the public market and when viewed on a conventional television set is at least
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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equal in picture quality to that received from local commercial television stations or by way of
cable television. [Ord. 2526 § 2, 1985].
21.105.020 Use.
Use means the purpose land or building or structures now serve or for which they are
occupied, maintained, arranged, designed, or intended. (See also, Accessory Use, Conditional
Use, Commercial Use, Permitted Use, Primary Use, Private Use, and Secondary Use.)
21.105.030 Used car lot (or sales).
Used car lot (and used car sales) means any place outside a building where two or more used
automobiles are offered or displayed for sale.
Chapter 21.110
"V" TERMS
Sections:
21.110.010 Vacation.
21.110.010 Vacation.
A statutory procedure by which the city may relinquish its interest in streets, alleys, or
easements. [Ord. 2926 § 1, 1993].
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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Chapter 21.115
"W" TERMS
Sections:
21. 115.010
21.115.020
21.115.022
21.115.024
21.115.030
Repealed.
Repealed.
Repealed.
Repealed.
Working day.
21.115.010 Wall sign.
Repealed by Ord. 3313,
21.115.020 Window sign.
Repealed by Ord. 3373,
21.115.022 Wireless communication facility.
Repealed by Ord. 3845.21.115.024
structure.
Repealed by Ord .3845.21.115.030
Wireless communication support
Working day.
Working day means any day during which the city administrative offices are open for normal
business. [Ord. 2269 § 2, 19821.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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Chapter 21.125
"Z" TERMS
Sections:
21.125.010 Zero lot line development.
21.125.010 Zero lot line development.
Zero lot line development(s) is a term that describes the location of a building on a lot in such a
manner that one or more of the building's sides rest directly on a lot line. It does not describe
or imply attached units. This kind of development may sometimes be described as "z" lots or
zipper lots. [Ord. 3387 § 2, 20011.
The Edmonds Community Development Code is current through Ordinance 4360, passed
June 11, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4360, passed June 11, 2024.
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7.B
Planning Board Agenda Item
Meeting Date: 04/16/2025
Design Review Code Update: Preliminary Draft Review
Staff Lead: Brad Shipley
Department: Planning Division
Prepared By: Michael Clugston
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 any additional feedback on the revised
preliminary draft code in Attachment 1. A Board recommendation on the updated code is scheduled for
April 23.
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7.B
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.
Summary of revisions based on 4/9 Board feedback:
20.10 ECDC
Clarified language regarding building orientation.
Added additional language about the transparency requirement to distinguish between
residential and commercial uses and better define how the criteria must be met.
Moved requirement for utility equipment to the Site Treatment section, just above the
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7.B
screening requirement which specifies screening must be effective for all seasons.
No changes to the Garage section. Carports were included in the last criterion to close a
loophole. While requiring carports to be located five feet behind the entrance to the building,
allowing some flexibility by allowing a carport may be helpful. We can discuss it further.
16.50 ECDC
Deleted design standards for BC-EW that were duplicative with General Design Standards.
Attachments:
Attachment 1 - Design review redline strikeout revised
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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7.B.a
Chapter 20.10 ECDC, Design Review
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.
Page 1 of 14
In addition to the general purposes of the comprehensive plan and the zoning ordinance, this
chapter is included in the community development code for the following purposes:
A. To encourage the realization and conservation of a desirable and aesthetic environment in
the city of Edmonds;
B. To encourage and promote development which features amenities and excellence in the
form of variations of siting, types of structures and adaptation to and conservation of
topography and other natural features;
C. To encourage creative approaches to the use of land and related physical developments;
D. To encourage the enhancement and preservation of land or building of unique or
outstanding scenic or historical significance;
E. To minimize incompatible and unsightly surroundings and visual blight which prevent
orderly community development and reduce community property values. [Ord. 3636 § 1, 2007].
The Edmonds Community Development Code is currentthrough Ordinance4371, passed November4, 2024.
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7.B.a
Chapter 20.10 ECDC, Design Review
20.10.010 Types of design review.
Page 2 of 14
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. s
te the PFGVISOGRS ef Chapter 2044 ECDC, and (2) district based desigR review subject to the
PFGVISIGRS ef Chapter 294.2,1ECDC. Districa-based desigR review is applicable wheR aR area er
dktrlr-t has Ade ted desigR guide"Res or desigR standards that ;; ply specifically within that
r di -strict. General design review plies to areas or errlor rh;r rlr. nA h;we
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.Di-rricr_hased d i— ro .. lion tQ rho f lliAdnr areas r diorri�r�,
The Edmonds Community Development Code is current through Ordinance 4371, passed November4, 2024.
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7.B.a
Chapter 20.10 ECDC, Design Review
Page 3 of 14
the Highway QQ corridor ax shown on the cite of Edmonds comprehensive Plan
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r--- . IRiT.�11R17LG�Si7:T77[SDI:Ti�7:T77L�TS11l�f:►T7T.T.LS�T:{717
D. The exemptions estab! 'shed pi-IN-i--antte subs;eCti011 fl3)zc)f this section shall a p ply to all
20.10.020 Scope.
A. Design review is intended to apply to all development, except for those developments
specifically exempted from review under subsection LB) 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.
_. Rerrn'tted y andseEeRdary ases !R RS - SiRgie famil„ rerldp-ntl�l d ,;trial.
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Chapter 20.10 ECDC, Design Review Page 4 of 14
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. ford. 3636 § 1, 20071.
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 ABAdesign 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 bearaStaff shall
The Edmonds Community Development Code is current through Ordinance4371, passed November4, 2024.
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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)
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)
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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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:
4, 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)
4, Bui/ding 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.
H. Transparency Standards Buildings shall provide windows and doors along all
facades facing primary and secondary streets to meet the ground floor
transparency requirements of the applicable zoning district. Ground floor
transparency shall be a minimum of 65 percent for commercial uses and 50
percent for residential uses, measured as a percentage of the ground floor
wall area within the designated transparency zone.
in dcwfs; and .dggre on facades; fadnpr .,ri.. aw and s;Qn d;;Pf s;troots; that
meet tra^ t� for tho licablo .df�tri�t R flrli.
r.spar�y-; ;� ���..��^�g-ar��r.�z
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The transoarencv zone is defined as the horizontal area of the buildin
facade located between two feet and ten feet above the adjacent finished
grade. For buildings with a ground floor height of less than ten feet, the
transparency zone shall extend from two feet above grade to the top of the
ground floor wall or top of the window head, whichever is lower.
iv. Blank Wall Prohibition. Building designs that result in blank wall
conditions —defined as any uninterrupted facade length exceeding 15 feet
without windows, doors, or other articulation —facing a primary or secondary
street are prohibited.
V. Windows and doors located on a ground floor front or corner facade must
use clear, transparent glass with a minimum Visible Light Transmittance WLT)
of 50% and a maximum Visible Light Reflectance MR) of 25%. as specified by
the glass manufacturer.
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.
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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.
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 awes -be
oriented to 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.
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
Formatted: Strikethrough
Formatted: Highlight
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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.
L. Awnings must be securely attached to and supported by the building.
Canopies may also be supported by posts.
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.
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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.
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 - Will be updated for 4123 meetW
vi. Garages: 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
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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 beset back at least 18 feet from the
right-of-way to ensure adequate space for vehicle parking without
blocking anypublic way.
e. The total capacity of all garages, carports, or a combination thereof,
whether attached or detached, shall not exceed space for four vehicles if
visible from the street.
(From Chapter20.11 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 shall sho4ld-
be protected by curbing or similar devices.
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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_. 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.
vi. All screening should be effective in the winter as well as the summer.
A. 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.
viii. 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.
(New)
ix. Pedestrian -scale lighting shall be provided along paths and walkways and be
no greater than 14 feet in height.
F. 1 -a^sp ^f ^^r^ ��. 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.
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The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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The Edmonds Community Development Code is current through Ordinance 4371, passed
November 4, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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Chapter 20.01 ECDC, Types of Development Project Permits
Page 1 of 9
Chapter 20.01
TYPES OF DEVELOPMENT PROJECT PERMITS
Sections:
20.01.00
Purpose and general provisions.
20.01.01
Types of actions.
20.01.02
Determination of proper procedure type.
20.01.03
Permit type and decision framework.
20.01.06
Legislative enactments not restricted.
20.01.07
Exempt projects.
20.01.00 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 asset 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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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].
20.01.01 Types of actions.
There are five main types of actions (or permits) that are reviewed under the provisions of this
chapter. The types of actions are based on who makes the decision, the amount of discretion
exercised by the decision making body, the level of impact associated with the decision, the
amount and type of public input sought, and the type of appeal opportunity.
A. Administrative Decisions. Type I and II decisions are administrative decisions made by the
planning and development director or his/her designee (hereinafter the "director"). Type I
permits are ministerial decisions and are based on compliance with specific, nondiscretionary
and/or technical standards that are clearly enumerated. Type 11 permits are administrative
decisions where the director makes a decision based on standards and clearly identified
criteria, but where public notice is required. Unless otherwise provided, appeals of Type II
decisions shall be initiated as set forth in ECDC 20.06.030.
B. QuasiJudicia/Decisions Type III, Type IV and appeal of Type II decisions are quasi-judicial
decisions that involve the use of discretionary judgment in the review of each specific
application. Quasi-judicial decisions are made by the hearing examiner, the architectural design
board, and/or the city council.
C. Legislative Decisions. Type V actions are legislative decisions made by the city council under
its authority to establish policies and regulations regarding future private and public
developments, and management of public lands.
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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, 20101.
20.01.02 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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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].
20.01.03 Permit type and decision framework.
A. Permit Types
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE III-B
TYPE IV
TYPE V
Zoning
Contingent
Essential
Site specific
compliance
critical area
public
rezone
letter
review
facilities
Lot line
Formal
Shoreline
Technological
Development
Zoning text
adjustment
interpretation
substantial
impracticality
agreements
amendment;
of the text of
development
waiver for
area -wide
the ECDC by the
permit,
amateur
zoning map
director
where public
radio
amendments
hearing not
antennas
required per
ECDC
24.80.100
Critical area
SEPA
Critical area
Comprehensive
determinations
determinations
variance
plan
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7.B.a
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE III-B
TYPE IV
TYPE V
amendments
Shoreline
Preliminary
Contingent
Conditional
Annexations
exemptions
short plat
critical area
use
review if
permits
public
(where
hearing
public
requested
hearing by
hearing
examiner
is required)
Minor
Land
Shoreline
Variances
Development
amendments
clearing/grading
substantial
regulations
to planned
development
residential
permit,
development
where public
hearing is
required per
ECDC
24.80.100
Minor
Revisions to
Shoreline
preliminary
shoreline
conditional
plat
management
use
amendment
permits
-staff
Administrative
Shoreline
Administrative
variances
variance
design review,
including signs
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7.B.a
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE III-B
TYPE IV
TYPE V
Final short plat
Land use
Design
permit
review
extension
(where public
requests
hearing by
architectural
design board
is required)
Sales
Preliminary
office/model
formal plat
(ECDC
17.70.005)
Final formal
Innocent
Preliminary
plats
purchaser
planned
determination
residential
development
Final planned
Staff giq
residential
review
pursuarlt
development
to ECDC
B. Decision Table.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
LEGISLATIVE
I - IV)
TYPE
TYPE I TYPE II -A TYPE II-B TYPE III -A TYPE IV TYPE V
III-B
Recommendation N/A N/A N/A N/A N/A Planning board Planning board
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7.B.a
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
LEGISLATIVE
I - IV)
TYPE
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE IV
TYPE V
III-B
by:
Final decision by:
Director
Director
Director
Hearing
Hearing
City council
City council
examiner/ADB
examiner
Notice of
No
Yes
Yes
Yes
Yes
Yes
No
application:
Open record
No
Only if
(1) If
Yes, before
Yes,
Yes, before
Yes, before
public hearing or
appealed,
director
hearing
before
planning board
planning board
open record
open
decision
examiner or
hearing
which makes
which makes
dppeal of a final
record
is
heard AD to
examiner
recommendation
recommendation
decision:
hearing
appealed,
render final
or board
to council
to council or
before
open
decision
to render
council could
hearing
record
final
hold its own
examiner
hearing
decision
hearing
before
hearing
examiner
(2) If
converted
to Type
III -A
process
Closed record
No
No
No
No
Yes,
Yes, before the
review:
before
council
the
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7.B.a
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
LEGISLATIVE
I - IV)
TYPE
TYPE I
TYPE II -A
TYPE II-B
TYPE III -A
TYPE IV
TYPE V
III-B
council
Permit review
65 days
100 days
100 days
170 days
170 days
170 days
Not applicable
timelines (per
ECDC 20.02):
Judicial appeal:
Yes
Yes
Yes
Yes
Yes
Yes
Yes
C. Any reference to "Type II" in the Edmonds Community Development Code without expressly
being modified as "Type II-B" shall be construed to mean Type II -A for the purposes of this
section unless the context clearly suggests otherwise. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4360 § 7 (Exh.
A), 2024; Ord. 4302 § 2 (Att. A), 2023; Ord. 4299 § 39 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 4072 § 7
(Att. G), 2017; Ord. 4026 § 4, 2016; Ord. 3982 § 4, 2014; Ord. 3817 § 1, 2010; Ord. 3806 § 2, 2010; Ord. 3736 § 4
(Exh. A), 2009].
20.01.06 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].
20.01.07 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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B. Pursuant to RCW 36.70B.140(2), lot line or boundary adjustments, building and/or other
construction permits, or similar administrative approvals categorically exempt from
environmental review under SEPA (Chapter 43.21 C RCW and the city's SEPA/environmental
policy ordinance, Chapter 20.15A ECDC), or permits/approvals for which environmental review
has been completed in connection with other project permits, are excluded from the
requirements of RCW 36.70B.060 and 36.70B.110 through 36.70B.130, which includes the
following procedures:
1. Notice of application (ECDC 20.03.002) unless an open record hearing is allowed on the
permit decision;
2. Except as provided in RCW 36.70B.140, optional consolidated permit review processing
(ECDC 20.01.0020);
3. Joint public hearings (ECDC 20.06.010);
4. Single report stating all of the decisions and recommendations made as of the date of
the report that do not require an open public record hearing (ECDC 20.06.050(C)); and
5. Notice of decision (ECDC 20.02.007). [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019;
Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 210
7.B.a
Chapter 20.13 ECDC, Landscaping Requirements
Page 1 of 10
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000
Scope.
20.13.010
Landscape plan requirements.
20.13.015
Plant schedule.
20.13.020
General design standards.
20.13.025
General planting standards.
20.13.030
Landscape types.
20.13.040
20.13.050
Landscape bonds.
Urban design chanter adopted
design
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20.13.000 Scope.
The landscape requirements found in this chapter are intended for use by city staff, the
architectural design board (ADB) and the hearing examiner in reviewing projects, as set forth in
ECDC 20.1410.010. The 4flR and hearing examiner shall he allovied to interpret and modify the
---,nts contaened herein; provided such rnndifiration cnnr4ctPnt with the purposes
f,Ai ind in FCgC2n 10 oven Ord. 3636 § 4, 2007].
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary landscape plan t^ the architect, irll
design hoprior to final approval. The preliminary landscape plan need not include the detail
required for final approval, although areas of proposed landscaping should be shown. Final
project approval cannot be given until the final landscape plan is submitted and approved.
The following items shall be shown on any final landscape plan submitted t^ thfor
review:
A. Name and address or location of the project;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
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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. ThreesetsA digital file of landscape plans drawn to a scale of 1" = 30' or larger (e.g., 1" = 20',
1 " = 10', etc.). Plans should include a bar scale for reference. fie€ "Checklist fnr Architect, iral
Design Review" items (on -archItectural design board brochure) for required nurnber of othe
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 areas follows:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
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• 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 As-Rdecision-maker. [Ord. 3636 § 4,
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 4 of 10
20.13.020 General design standards.
A. Preference shall be given to an informal arrangement of plants installed in a variety of
treatments that will enhance building designs and attractively screen parked vehicles and
unsightly areas, soften visual impact of structures and enhance views and vistas.
B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid
continuous, long, unbroken, straight rows of a single plant where possible.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the
proposed landscape plan and saved and incorporated into the landscape plan, if they are
reasonably attractive and of good quality.
D. Curbs shall be provided as needed to contain landscaping in planter areas.
E. Automatic irrigation is required for all Aeve 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 beat least four feet wide between curbs.
G. When selecting tree species, consideration should be given to pedestrian and vehicular use,
as well as impacts to surrounding utilities.
H. All plants shall be compatible with the character and climate of the Pacific Northwest.
Shrubs and/or groundcover are required to provide 75 percent ground coverage within three
years.
1. Repealed by Ord. 4085.
J. Landscaping must be provided in adjacent rights -of -way between property line and curb or
street edge and shown on the landscape plan.
K. Street trees must be planted according to the city's street tree plan. Contact the planning
division for details.
L. Street trees should be installed within four feet of either side of the property line.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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,
20071.
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 maybe in informal or formal arrangements (see ECDC 20.13.020(A) and LB)).
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
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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 /Landscaping. Type I landscaping is intended to provide a very dense sight barrier to
significantly separate uses and land use districts.
1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of
no greater than 20 feet on center. The trees must be backed by a sight -obscuring fence a
minimum of five feet high or the required width of the planting area must be increased by
10 feet; and
2. Shrubs a minimum of three and one-half feet in height planted in an area at least five
feet in width, and other plant materials, planted so that the ground will be covered within
three years;
3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet
in width and an average of five feet high along its midline.
B. Type //Landscaping. Type II landscaping is intended to create a visual separation between
similar uses.
1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a
minimum of six feet in height, and planted at intervals no greater than 20 feet on center;
and
2. Shrubs, a minimum of three and one-half feet in height and other plant materials,
planted so that the ground will be covered within three years.
C. Type HI Landscaping. Type III landscaping is intended to provide visual separation of uses
from streets, and visual separation of compatible uses so as to soften the appearance of
streets, parking areas and building elevations.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
Page 7 of 10
1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a
minimum of six feet in height, and planted at intervals no greater than 30 feet on center;
and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet
in height, and living ground cover planted so that the ground will be covered within three
years; or
3. If planted to buffer a parking area, access, or site development other than a building,
any of the following alternatives may be used unless otherwise noted:
a. Shrubs, a minimum of three and one-half feet in height, and living ground cover
must be planted so that the ground will be covered within three years.
b. Earth -mounding, an average of three and one-half feet in height, planted with
shrubs or living ground cover so that the ground will be covered within three years.
This alternative may not be used in a downtown or waterfront area.
c. A combination of earth mounding, opaque fences and shrubs to produce a visual
barrier at least three and one-half feet in height.
D. Type II/Landscaping. Type IV landscaping is intended to provide visual relief where clear
sight is desired to see signage or into adjacent space for safety concerns.
1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of
branches below six feet in height.
2. Plant materials which will cover the ground within three years, and which will not
exceed three and one-half feet in height.
E. Type VLandscaping. Type V landscaping is intended to provide visual relief and shade in
parking areas.
1. RequiredAmount
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 ffm of
this section for each parking stall proposed.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
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b. If the parking area contains more than 99 parking spaces, at least 35 square feet of
landscape development must be provided as described in subsection LE)(21 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 maybe deciduous.
d . Repealed by Ord. 4085.
e. The minimum area per planter is 64 square feet.
f. The maximum area per planter is 1,500 square feet for parking lots greater than
12,000 square feet. Planters shall be spread throughout the parking lot.
g. Shade trees are required at the rate of a minimum of one per planter and/or one
per 150 square feet of planter. [Ord. 4085 § 15 (Exh. A), 2017; Ord. 3636 § 4, 2007].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.13 ECDC, Landscaping Requirements
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20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in
determining the landscape bond amount. The city will use this estimate to set the amount of
the landscape performance bond.
B. A performance bond will be required for release of the building permit. This bond will be
used to cover installation of required landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of certificate of occupancy (for
multiple -family and single -tenant commercial buildings) or a certificate of completion (for
multiple -tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent maintenance bond is required for
release of the performance bond. Any plants that die within two years of installation must be
replaced before the maintenance bond can be released. Upon inspection and approval, the
maintenance bond may be released after two years. [Ord. 3636 § 4, 2007].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 219
7.B.a
Chapter 20.13 ECDC, Landscaping Requirements
Page 10 of 10
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 220
7.B.a
Chapter 20.60 ECDC, Sign Code
Page 1 of 33
Chapter 20.60
SIGN CODE
Sections:
20.60.000
Purpose.
20.60.005
Definitions.
20.60.010
Permit required.
20.60.015
Design review procedures.
20.60.020
General regulations for permanent signs.
20.60.025
Total maximum permanent sign area.
20.60.030
Wall signs - Maximum area and height.
20.60.035
Window signs - Maximum area.
20.60.040
Projecting signs - Maximum area and height restrictions.
20.60.045
Freestanding signs - Regulations.
20.60.050
Wall graphic and identification structures.
20.60.055
Pedestrian signs.
20.60.060
Campaign signs.
20.60.065
Real estate signs.
20.60.070
Construction signs.
20.60.075
Governmental signs.
20.60.080
Temporary signs.
20.60.090
Prohibited signs.
20.60.095
Exempt signs.
20.60.100
Administration.
20.60.000 Purpose.
The purpose of this chapter is to enact regulatory measures to implement those goals and
policies stated in the Edmonds Comprehensive Policy Plan and to achieve the following
objectives:
A. Protect the public right-of-way from obstructions which would impair the public's use of
their right-of-way.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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B. Minimize the hazard to the public represented by distractions to drivers from moving,
blinking, or other similar forms of signage or visual clutter.
C. Provide for distinct signage for each distinct property.
D. Encourage the use of graphics/symbols to reduce the visual clutter associated with overly
large letters or extensive use of lettering.
E. Minimize potential for view blockage and visual clutter along public rights -of -way. [Ord. 4064
§ 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.005 Definitions.
For the purposes of the enforcement of this chapter, the following definitions shall apply:
"Attached sign" is any sign attached or affixed to a building. Attached signs include wall signs,
projecting signs, and window signs.
"Boxed cabinet sign" is a permanent sign that is mounted on the face of a building that is
roughly rectangular in shape and provides for internal illumination and changing the message
of the sign by replacing a single transparent or translucent material such as a Plexiglass/Lexan
face. This definition is meant to distinguish between a cabinet sign that is essentially a
rectangular box and one that follows the outlines of the letters of the sign, or an "outline
cabinet sign."
"Building ID/historic sign" is a permanent sign that identifies or names a building and assists in
creating landmarks in the city. Examples include dates, 1890"; names, "Beeson Building; or
addresses.
"Campaign sign" is a temporary sign displaying a message relating to a candidate, political
party, or issue that is registered or certified for an upcoming election.
"Commercial sign" is a sign displayed for the purpose of identifying a commercial use, or
advertising a service, product, business or venture that is offered for trade or sale.
"Community event banner" is a noncommercial sign composed of cloth, fabric, canvas or
similarly flexible material that promotes a temporary community event endorsed, operated or
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Chapter 20.60 ECDC, Sign Code
Page 3 of 33
sponsored wholly or in part by a local public entity the jurisdiction of which includes the city of
Edmonds. "Community events" are nonprofit, governmental or charitable festivals, contests,
programs, fairs, carnivals or recreational contests conducted within the city.
"Construction sign" is a permanent or temporary sign displayed on premises where any
physical excavation, construction, demolition, rehabilitation, structural alteration or related
work is currently occurring, pursuant to a valid building permit.
"Directional symbols" are small in size (two square feet or less) and intended to provide on -site
directions to specific locations or areas (such as parking areas, drive -through facilities, ATMs
and entries and/or exits), hours of operation, parking limitations, warnings of hazards,
prohibition of activities (such as "no parking'), historical markers and similar public information
Directional symbols are not considered to be signage as regulated in this chapter.
"Fixed sign" is any sign attached or affixed to the ground or any structure in such a manner so
as to provide for continuous display for an extended or indeterminable period of time. Fixed
signs include, but are not limited to, freestanding signs and wall signs.
"Freestanding sign" is any sign that is not attached or affixed to a building. Freestanding signs
can be further described as "monument signs" or "pole signs."
"Governmental sign" is a sign owned, operated or sponsored by a governmental entity, and
which promotes the public health, safety or welfare. Governmental signs include, but are not
limited to, traffic signs, directional and informational signs, publicly sponsored warning or
hazard signs, and community event banners displayed by a governmental entity on public
property.
"Group sign" is a sign or signs on one sign structure serving two or more businesses sharing a
parking facility.
"Halo sign" is a sign where the light source is concealed behind an opaque face and the rays of
illumination are projected outward around the edges of the sign or directed against the surface
behind the sign forming a silhouette or halo effect. Halo signs are not considered to be
internally illuminated signs for the purposes of this chapter.
"Identification structure" is a structure intended to attract the attention of the public to a site,
without the use of words or symbols identifying the businesses. Examples include fountains,
sculptures, awnings, and totem poles.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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"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.
I
"Marquee sign" is any sign attached to or made a part of a building marquee. A marquee sign is
a form of projecting sign.
"Monument signs" are freestanding signs that have integrated the structural component of the
sign into the design of the sign and sign base.
"Noncommercial sign" is a sign that is intended to display a religious, charitable, cultural,
governmental, informational, political, educational, or artistic message, that is not primarily
associated with a good, product, or service offered for sale or trade. Noncommercial signs
include signs advertising incidental and temporary commercial activities conducted by churches
and nonprofit businesses, clubs, groups, associations or organizations.
"Off -premises sign" is any sign that advertises or relates to a good, product, service, event, or
meeting, that is offered, sold, traded, provided, or conducted at some location or premises
other than that upon which the sign is posted or displayed. Off -premises signs include all signs
posted or displayed in the public right-of-way.
"On -premises sign" is any sign that advertises or relates to a good, product, service, event, or
meeting that is lawfully permitted to be offered, sold, traded, provided, or conducted at the
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Page 5 of 33
location or premises upon which the sign is posted or displayed. On -premises signs also include
signs not related to any particular location or premises, such as signs displaying religious,
charitable, cultural, governmental, informational, political, educational, or artistic messages that
are intentionally displayed by the owner of the property or premises upon which the sign is
displayed.
"Outline cabinet sign" is a permanent sign that is mounted on the face of a building that roughly
follows the shape of the text or symbology of the sign and provides for internal illumination.
This definition is meant to distinguish between a cabinet sign that follows the outlines of the
letters of the sign and one that is essentially a rectangular box or a "boxed cabinet sign." An
"outlined cabinet sign" will be treated more like an "individual letter sign" where the area of the
sign is calculated based on the actual outlined shape of the sign.
"Permanent sign" is a fixed or portable sign intended for continuous or intermittent display for
periods exceeding 60 days in any calendar year.
"Pole signs" are freestanding signs where the structural support for the sign is one or more
exposed pole(s). Pole signs may include community event banners where the banner is
supported by at least two poles that are permanently attached to the ground ("pole -mounted
community event banners"). However, pole signs with two poles that are not more than six feet
in height are considered to be monument signs.
"Portable sign" is any sign that is readily capable of being moved or removed, whether attached
or affixed to the ground, or any structure that is typically intended for temporary display.
Portable signs include, but are not limited to:
1. Signs designed and constructed with a chassis or support with or without wheels;
2. Pedestrian signs, including signs such as A -frame (sandwich board), stanchion, easel, or
post -style signs intended as freestanding signs in pedestrian environments;
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Left: Stanchion
sign
3. Wooden, metal, or plastic "stake" or "yard" signs;
4. Posters or banners affixed to windows, railings, overhangs, trees, hedges, or other
structures or vegetation, except for pole -mounted community event banners;
5. Signs mounted upon vehicles parked and visible from the public right-of-way, except
signs identifying the related business when the vehicle is being used in the normal
day-to-day operation of the business, and except for signs advertising for sale the vehicle
upon which the sign is mounted;
6. Searchlights;
7. Inflatables.
"Premises" is the actual physical area of the lot upon which a sign is posted or displayed.
"Projecting sign" is any sign attached or affixed to a building or wall in such a manner that its
leading edge extends more than 12 inches beyond the surface of such building or wall.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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"Reader board sign" is a sign that is designed to allow for a change in the message, either by
adding or removing plastic letters, or by means of electronics and lights. Reader boards do not
include signs which have a changeable message where the sign does not change more than
once per day and where the changeable features are integrated with the background and
overall design of the sign, including the sign's typefaces, colors and symbology. Individual
letters or numbers placed on a solid -colored background is considered to be a reader board.
Two signs at left: Acceptable changeable message sign;
Two signs at right: A reader board.
by OPEN HOUSE L A•�
NOVEMBER U '
10.4 rPASTORSOUIREV
TAR POWERED
Y THE SON
IN AND WORSHIP
HARRY H JOHNS III
"Real estate sign" is a sign displaying a message relating to the sale or rent of real property.
"Sign" is any structure, device or fixture that is visible from a public place, that incorporates
graphics, symbols, or written copy for the purposes of conveying a particular message to public
observers, including wall graphics or identification structures.
"Sign area" is the area of a sign on which copy is to be placed, as set forth in ECDC 20.60.020(A).
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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"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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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. StaffApprova/. Except as referred to the architectural design board pursuant to subsection
(AXD of this section, and except as provided in subsection LB) of this section, the planning
manager, or designee, shall review all applications for design review under this chapter, and
shall approve, conditionally approve or deny the application in accordance with the policies of
ECDC 20.10.000 and the standards and requirements of this chapter; provided, that for murals
and artwork the planning manager or designee shall review the application in accordance with
the criteria set forth in subsection (C) of this section. The decision of the planning manager on
any sign permit application shall be final except that signs reviewed by the architectural design
board are appealable to the hearing examiner.
1. The planning manager or designee may refer design review applications to the
architectural design board for the types of signs listed below, where the planning manager
determines that the proposed sign has the potential for significant adverse impacts on
community aesthetics or traffic safety:
a. Any sign application for an identification structure as defined by this chapter;
b. Any sign application for a wall graphic as defined by this chapter;
c. Any proposed sign that the planning manager determines to be obtrusive, garishAr
Atherwise consistent with the architectural features of the surrounding
neighborhood.
B. ReviewbyArchitectura/Design Board. The architectural design board shall review those
signs listed in subsection CRKD of this section and any sign permit referred by the planning
manager pursuant to subsection (AklA 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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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. StaffReviewofMuraisandArtwork. 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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b. Minimum one -fourth -inch scale color drawings of the art concept or art
component;
c. Material/color samples;
d. Written Proposal. Awritten proposal in eight-and-one-half-inch-by-1 1 -inch format
to include a description and summary of a final design proposal for the artwork;
detailed maintenance requirements; a schedule for development, fabrication, and
completion; artist's resume; and evidence of assumption of liability by applicant or
designee; and
e. When required pursuant to ECDC 20.45.050, a certificate of appropriateness shall
be obtained from the historic preservation commission for murals on designated
historic structures or within a designated historic district.
3. Review Criteria. Review criteria for the design review include:
a. Quality of the materials used to create the artwork. Materials should be resistant to
fading; no fluorescent paints;
b. Durability and permanence, including ability to withstand age, vandalism, and
weathering. Consideration should be given to anti -graffiti coating; and
c. Compatibility of the artwork with architectural elements, other elements of the
street, and adjacent structures. Compatibility shall be determined by relationships of
the elements of form, proportion, scale, color, materials, surface treatment, and size
and style of lettering. Lettering shall be minimized, but may be considered for inclusion
when necessary to the artistic content.
D. Notwithstanding the provisions of subsections (N, LB), and (C) of this section, sign permit
applications shall not be referred to or reviewed by the architectural design board if the
proposed sign constitutes a modification to an existing sign and involves no significant
alteration or modification to the size, height, design, lighting or color of the existing sign. Sign
permit applications for such sign modifications shall be processed and subject to review in the
same manner as provided for staff review in subsection (A) of this section. [Ord. 4154 § 22 (Att. D),
2019; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3800 § 1, 2010; Ord. 3736 § 60, 2009; Ord.
3461 § 2, 2003].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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20.60.020 General regulations for permanent signs.
A. Sign Area. The area of a sign shall be calculated as follows:
1. The area of a sign is maximum actual area of a sign that is visible from any single point
of observation from any public vantage point. The sign area is normally the smallest
rectangle that encloses the entire copy area of the sign.
2. Individual letters, numbers or symbols applied directly to a wall or structure and used
to form the sign shall be calculated individually.
3. Supporting structures which are part of a sign display shall be included in the
calculation of the sign area, except that the supporting structure of a monument sign or
pole sign shall not be included when calculating the sign area.
STOREl fi
NAME I 1
Left: Sign area = X * Y
Right: Applied individual letters are calculated
separately.
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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 signor any part of a sign maybe
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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1. For attached signs, sign height is the vertical distance from the highest point on the sign
to the average finished grade.
2. For freestanding signs, sign height is the vertical distance from the highest point of the
sign area or its support to the average elevation of the finished grade at the base of the
supports.
L. Portable signs may not be used as permanent signage; only fixed signs are permitted.
M. The following matrix summarizes the types of signs permitted in each
neighborhood/district within the city:
Neighborhood
Business
Commercial
Sign Type
Downtown'
SR-992
Westgate/SR-1043
Uses in RM
(BN, BP and
Zones
FVMU Zones)
Wall -Mounted
P
P
P
P
P
Monument
C
P
P
C
C
Pole
N
P
N
N
N
Projecting
P
P
P
P
P
Internal
C
P
P
C
N
Illumination
Reader Boards
C
C
C
C
C
Individual Letters
P
P
P
P
P
Boxed Cabinet
N
P
C
C
N
Building ID
P
P
P
P
P
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Neighborhood
Business
Commercial
Sign Type
Downtown'
SR-992
Westgate/SR-1043
Uses in RM
(BN, BP and
Zones
FVMU Zones)
Pedestrian
P
N
N
N
N
Wall Graphics
C
C
C
C
C
1 Downtown includes all properties within the downtown activity center defined in the comprehensive plan.
2 SR-99 includes all properties within the medical/Highway 99 activity center and the Highway 99 corridor
defined in the comprehensive plan.
3 Westgate/SR-104 includes all properties within the Westgate corridor, the Edmonds Way corridor, and within
the Westgate community commercial area, as defined in the comprehensive plan.
Note: In the above table, P = Permitted; N = Not permitted; C = Conditionally permitted if consistent with the
standards itemized in subsection (N) of this section.
N. The following standards clarify how some signs identified as "conditionally permitted" must
be installed to be permitted in the city of Edmonds:
1. Monument signs over six feet in height must be reviewed to ensure that the materials,
colors, design and proportions proposed are consistent with those used throughout the
site.
2. Internally illuminated signs in the downtown area and neighborhood commercial areas
may only light the letters or logos/symbols. The background of a sign face may not be
illuminated.
3. Internally illuminated signs in the downtown area and the neighborhood commercial
areas must be mounted on the wall of the building. They may not be mounted on or under
an attached awning.
4. Internally illuminated signs that use exposed neon may only be located in the interior of
buildings in the downtown area and the neighborhood commercial areas.
5. Internally illuminated signs in the downtown area shall not be permitted to be higher
than 14 feet in height.
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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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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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4. Signage in excess of that provided in subsections (RKD and a of this section for lawful
nonconforming or conditional nonresidential uses in residential zones may be approved
through the issuance of a sign permit pursuant to ECDC 20.60.010, subject to the maximum
area and height limitations established for signs in the BN zone.
5. The maximum number of permitted permanent signs is one, except that multifamily
sites with more than one vehicular entrance may have one permanent sign per entrance.
The total sign area of all signs (excluding incidental signs) permitted on site must also
comply with the maximum total permanent sign area specified in this chapter. [Ord. 4064 § 1
(Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3805 § 1, 2010; Ord. 3628 § 9, 2007; Ord. 3461 § 2, 2003].
20.60.030 Wall signs - Maximum area and height.
A. The maximum area of any wall sign shall be as follows:
Zone
Maximum Area of Sign
IRS, RM
4 square feet
BN, BP, BC,
1 square foot per lineal
BD, CW, CG,
foot of attached wall
WMU, FVMU
B. The maximum height of any attached sign shall be as follows:
Maximum Height of
Zone
Sign
IRS, RM
6 feet
BN, BP, BC,
14 feet or the height of
BD, CW, CG,
the face of the building
on which the sign is
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Maximum Height of
Zone
Sign
WMU, FVMU
located, consistent with
ECDC 20.60.020(B)
[Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 10, 2007; Ord. 3461 § 2, 2003].
20.60.035 Window signs -Maximum area.
The maximum area of any window sign shall be as follows:
Zone
Maximum Area of Sign
IRS, RM
4 square feet
BN, BP, BC,
1 square foot per each
BD, CW, CG,
lineal foot of window
WMU, FVMU
frontage
[Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 11, 2007; Ord. 3461 § 2, 2003].
20.60.040 Projecting signs - Maximum area and height restrictions.
A. The maximum area of any projecting sign shall be as follows:
Zone
Maximum Area of Sign
IRS, RM
Not permitted
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Zone
Maximum Area of Sign
BN, BP, BC,
16 square feet
BD, CW, WMU,
FVMU
CG
32 square feet
B. The maximum height of any projecting sign shall be as follows:
Maximum Height of
Zone
Sign
IRS, RM
Not permitted
BN, BP, BC,
Height of the wall to
BD, CW, CG,
which the sign is
WMU, FVMU
attached
C. The sign area of a marquee sign may not exceed two feet in vertical dimension. [Ord. 4064 § 1
(Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 12, 2007; Ord. 3461 § 2, 2003].
20.60.045 Freestanding signs - Regulations.
A. Regulation. Permanent freestanding signs are discouraged. Freestanding signs shall be
approved only where the applicant demonstrates by substantial evidence that there are no
reasonable and feasible alternative signage methods to provide for adequate identification
and/or advertisement.
B. Maximum Area. The maximum area of a freestanding sign shall be as follows:
Zone Maximum Area of Sign
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Zone
Maximum Area of Sign
IRS, RM
10 square feet (subdivision,
PRD, multifamily)
4 square feet (individual
residence sign)
BN, BP
24 square feet (single)
48 square feet (group)
BC, BD,
32 square feet (single)
WMU,
48 square feet (group)
FVM U
CW
32 square feet (single)
48 square feet (group)
CG
Sign area shall be governed
by subsection (Q of this
section
C. Allowable Sign Area for Freestanding Signs - CGZone. The total allowable sign area for
freestanding signs on general commercial sites shall be 56 square feet or one-half square foot
of sign area for each lineal foot of street frontage, whichever is greater, up to a maximum of
160 square feet of freestanding sign area. Freestanding signs count against the overall
allowable permanent sign area. Multiple business or tenant sites shall further be allowed an
additional 24 square feet of freestanding sign area for each commercial tenant or occupant in
excess of one up to a maximum sign area of 160 square feet. Corner lots choosing to
accumulate sign area under the provisions of subsection a of this section shall be limited to
160 square feet.
D. Maximum Height. The maximum sign height of freestanding signs shall be as follows:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Maximum Height of
Zone
Sign
IRS, RM
6 feet
BN, BP, BC, BD,
14 feet
CG, CW, WMU,
FVM U
E. Location. Freestanding signs shall be located as close as possible to the center of the street
frontage on which they are located. Except for pole -mounted community event banners,
freestanding signs may not be located on public property. Sites on a corner of two public
streets may have one sign on the corner instead of a sign for each frontage. Monument signs
not more than six feet in height may be located in a zoning setback, but not less than five feet
from a property line.
F. Number. In all zones, each lot or building site shall be permitted no more than one
freestanding sign, except in the business and commercial zones where a lot or site has frontage
on two arterial streets, in which case there may be permitted one sign per street frontage
subject to the restrictions on area contained within this chapter.
G. Landscaping.
1. Each freestanding sign shall have a landscaped area twice the size of the sign area at
the base of the sign. The landscaping and sign base shall be protected from vehicles by
substantial curbing.
2. The applicant shall provide a landscape performance bond in the amount of 125
percent of the estimated costs of the landscaping, or $1,000, whichever is more. The bond
shall be processed in accordance with Chapter 17.10 ECDC. [Ord. 4078 § 2 (Exh. 2), 2017; Ord.
4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 3, 2007; Ord. 3628 § 13, 2007; Ord. 3461 § 2,
2003].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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20.60.050 Wall graphic and identification structures.
There are no area restrictions on wall graphics or identification structures. [Ord. 4064 § 1 (Att. A),
2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.055 Pedestrian signs.
Pedestrian signs are only permitted on private property and in the adjacent right-of-way in the
BC, BD, M and CG zones located within the downtown waterfront activity center, as defined in
the comprehensive plan. Pedestrian signs are only permitted if they meet the following
requirements:
A. Pedestrian signs maybe 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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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
.1 I
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, 20031.
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20.60.065 Real estate signs.
A. On -premises real estate signs are permitted as a form of temporary signage in residential
and commercial zones, subject to the maximum signage area and sign number limitations set
forth in ECDC 20.60.080.
B. Off -premises real estate signs are permitted as a form of temporary signage, subject to the
following requirements:
1. Two and only two types of off -premises real estate signs shall be permitted:
a. An off -premises real estate directional sign is a sign displaying a directional arrow
and either a company or logo, or an indication that the property is for sale by its
owner, and installed for the purpose of directing the public to the property.
b. An off -premises open house sign is a form of temporary off -premises sign
indicating the property is currently open for viewing.
2. All off -premises real estate signs shall be posted in accordance with the regulations set
forth in ECDC 20.60.080(B).
3. The maximum number of off -premises real estate signs allowed per property shall only
be the number reasonably necessary to direct people to the premises. An agent or owner
shall be permitted no more than one off -premises real estate directional sign per
intersection and five in total. No more than one off -premises open house sign shall be
displayed per intersection and no more than five in total.
a. Each off -premises real estate directional sign shall bear a legible tag located on the
sign or supporting post indicating the date of posting and the address of the property
to which it pertains.
b. Off -premises real estate open house signs shall only be posted during daylight
hours when the real estate agent or owner is in attendance at the property for sale or
rent, and shall be removed immediately upon the termination of an "open house" or
other similar property display event.
4. No off -premises real estate signs shall be fastened to any traffic control device, public
structure, fence, rock, tree or shrub.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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, 20031.
20.60.070 Construction signs.
Construction signs shall, irrespective of their duration, conform to the general regulations for
permanent signs specified under ECDC 20.60.020. Notwithstanding any other provision of this
chapter, the maximum area of a construction sign in any zone shall be 32 square feet. No sign
permit is required for the posting of construction signs; provided, that all construction signs
shall be removed from the premises within 10 days of the cessation of the excavation,
construction, demolition, rehabilitation, structural alteration or related work on site.
Zone
Maximum Area of Signage
(per Street Frontage)
IRS
16 square feet, or 32 square
feet if one sign is displayed for a
project consisting of building
permits issued for four lots or
more. Only one sign may be
displayed per project.
All
32 square feet
other
zones
The preceding square footages shall be in addition to any other temporary signage permitted
by ECDC 20.60.080. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3514 § 3, 2004].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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. ResidentialZones(RS, RM).
a. Only portable, freestanding or attached signs maybe used as temporary signage.
b. Commercial on -premises temporary signage is not permitted, except for real estate
signs as defined by ECDC 20.60.065.
c. Maximum number is one attached or freestanding sign.
2. Commercial Zones (BN, BP, BC, BD, WMU, FVMU, CW, CG).
a. Only attached signs 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:
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Maximum Area of
Zone
Temporary Sign
IRS, RM
6 square feet
BN, BP, BC, BD,
20 square feet
CW, WMU,
FVM U
CG
30 square feet
4. The total maximum area for each allowed on -premises temporary sign shall be as
follows:
Maximum Area of
Zone
Temporary Sign
IRS, RM
6 square feet
(freestanding and
attached)
BN, BP, BC, BD,
20 square feet
CW, WMU,
(attached)
FVM U
CG
30 square feet
(attached)
5. The maximum height of any allowed on -premises temporary sign shall be as follows:
Zone Maximum Height of
Sign
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Zone
Maximum Height of
Sign
IRS, RM
6 feet (freestanding and
attached)
BN, BP, BC, BD,
14 feet (attached)
CW, CG, WMU,
FVM U
6. In no case shall temporary signage be posted, located, or displayed in violation of the
regulations for permanent signs set forth in ECDC 20.60.020 through 20.60.050.
B. Off -Premises 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 u of this section.
2. Noncommercial off -premises signs are permitted in the public right-of-way; provided,
that the posting and display of off -premises signs in the public right-of-way shall require a
street use permit where required pursuant to Chapter 18.70 ECDC.
3. Maximum duration of display for all temporary off -premises signs is a cumulative of 60
days in any calendar year, except as otherwise provided in ECDC 20.60.060 for campaign
signs. Display may be continuous or intermittent, except as otherwise provided in this
section.
4. Except for campaign signs as provided in ECDC 20.60.060, all off -premises
noncommercial signs relating to a specific meeting, event, or occurrence shall be removed
within 48 hours following the conclusion of the meeting, event, or occurrence to which they
relate.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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5. Only portable freestanding signs maybe used as temporary off -premises signage;
provided, that the following types of portable freestanding signs are prohibited from use as
an off -premises sign:
a. Signs with a vehicular chassis or support with or without wheels;
b. Posters and banners;
c. Signs mounted upon vehicles;
d. Searchlights;
e. Inflatables.
6. Maximum number of allowed off -premises signs to be displayed simultaneously shall
be one sign per sign poster except as provided in ECDC 20.60.060 for campaign signs and
in ECDC 20.60.065 for real estate signs.
7. Maximum allowable sign area for all temporary off -premises freestanding signs is six
square feet.
8. Maximum allowable sign height for all permitted off -premises signs is three feet.
9. All off -premises temporary signage shall be posted and displayed in accordance with
the following restrictions:
a. Off -premises signs may not be placed in any portion of the public right-of-way
typically used by motor vehicles in a lawful manner.
b. Off -premises signs shall be placed so as not to impede pedestrian, bicycle, or
handicapped travel or access.
c. Off -premises signs shall not be posted in a manner or location which impairs traffic
safety by unreasonably blocking line of sight at intersections.
d. Off -premises signs shall be constructed of suitable material and design to
adequately withstand the reasonably expected normal or average weather conditions
during the intended display period of the sign.
e. Off -premises signs shall be regularly inspected to ensure that they have not been
damaged or destroyed by natural forces or vandalism. Damaged and destroyed signs
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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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 ofProhibitedSignsin PubiicRights-of-Way. All signs which are located within a
public right-of-way and that have been improperly posted or displayed are hereby declared to
be a public nuisance and shall be subject to immediate removal and confiscation.
D. Any signs confiscated by the city shall be held for 10 working days after which such signs
may be destroyed or otherwise disposed of. The owner of any confiscated signs may recover
the same upon payment of a $25.00 fee to cover the cost of confiscation and storage. [Ord. 4064
§ 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.095 Exempt signs.
The following types of signs are exempted from regulations of this chapter, except that the
dimensional and placement standards shall apply unless variance is required by other
provisions of local, state or federal law:
A. Signs required by provision of local, state, or federal law.
B. Official public notices required by provision of local, state, or federal law.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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C. Signs not visible from a public location.
D. Seasonal and holiday displays not incorporating the use of written copy or graphics to
convey a message.
E. Gravestones. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.100 Administration.
A. General. The planning and development director is responsible for administering and
enforcing the provisions of this chapter. He or she shall adopt application requirements for sign
permits. Fees shall be as stated in ECDC 15.00.020.
B. Installation Permits Many signs require installation permits under Chapter 19.45 ECDC and
may require plan checking fees as well.
C. Notice of Violation. Whenever the planning director becomes aware of a violation of the
provisions of this chapter, the planning director shall cause a notice to be sent to the alleged
violator informing him or her of the violation, the applicable code section, and a time within
which to remedy the violation. The notice shall also advise of the penalties for continued
violation of the code as specified in this chapter. If the violation has not been corrected within
the time limit specified, the planning director shall refer the matter to the city attorney's office
for institution of appropriate legal action.
D. Penalty. Any person violating any provision of this code shall be guilty of a misdemeanor,
and upon conviction thereof shall be punished by a fine of $25.00 for each day of continued
violation. [Ord. 4314 § 82 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2,
2003].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
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7.B.a
Chapter 16.43 ECDC, BD - Downtown Business
Chapter 16.43
1: 11• ►1��1► III _tG rUT ki1F-1111 *91
Sections:
16.43.000
Purposes.
16.43.010
Subdistricts.
16.43.020
Uses.
16.43.030
Site development standards.
16.43.035
Design standards - BD zones.
16.43.040
Operating restrictions.
16.43.000 Purposes.
Page 1 of 35
The BD zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated
businesses supported by nearby residents and the larger Edmonds community, and as a
destination for visitors from throughout the region.
B. Define the downtown commercial and retail core along streets having the strongest
pedestrian links and pedestrian -oriented design elements, while protecting downtown's
identity.
C. Identify supporting arts and mixed -use residential and office areas which support and
complement downtown retail use areas. Provide for a strong central retail core at downtown's
focal center while providing for a mixture of supporting commercial and residential uses in the
area surrounding this retail core area.
D. Focus development between the commercial and retail core and the Edmonds Center for
the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att.1), 2013;
Ord. 3700 § 1, 2008].
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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16.43.010 Subdistricts.
Page 2 of 35
The "downtown business" zone is subdivided into five distinct subdistricts, each intended to
implement specific aspects of the comprehensive plan that pertain to the Downtown
Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning
regulations, as described in this chapter. The five subdistricts are:
BD1 - Downtown Retail Core;
BD2 - Downtown Mixed Commercial;
BD3 - Downtown Convenience Commercial;
BD4- Downtown Mixed Residential;
BD5 - Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008].
16.43.020 Uses.
A. Table 16.43-1.
Permitted Uses
BD1
BD1
GFSF0)
BD2
BD3
BD4
BD5
Commercial Uses
Retail stores or sales
A
A
A
A
A
A
Offices
A
X
A
A
A
A
Legal/lawfirms
A
X
A
A
A
A
Financial
A
X
A
A
A
A
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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Chapter 16.43 ECDC, BD - Downtown Business
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Permitted Uses
BD1
BD1
GFSF0)
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(z)
A
A
A
A
Retail sales requiring intensive outdoor display or
storage areas, such as trailer sales, used car lots
(except as part of a new car sales and service
dealer), and heavy equipment storage, sales or
services
X
X
X
X
X
X
Enclosed fabrication or assembly areas
associated with and on the same property as an
art studio, art gallery, restaurant,
A
A
A
A
A
A
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3
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Permitted Uses
BD1
BD1
GFSF0)
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
Chapter4.90 ECC'
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
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3
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Permitted Uses
BD1
BD1
GFSF0)
BD2
BD3
BD4
BD5
requirements of ECDC 17.100.050(G) through U
Local public facilities, subject to the requirements
of ECDC 17.100.050
C
C
C
C
A
C
Neighborhood parks, natural open spaces, and
community parks with an adopted master plan
subject to the requirements of ECDC 17.100.070
A
A
A
A
A
A
Off-street parking and loading areas to serve a
permitted use
B
X
B
B
B
B
Commuter parking lots in conjunction with a
facility otherwise permitted in this zone
B
X
B
B
B
X
Commercial parking lots
C
X
C
C
C
X
Wholesale uses
X
X
X
C
X
X
Hotels and motels
A
A
A
A
A
A
Amusement establishments
C
C
C
C
C
C
Auction businesses, excluding vehicle or livestock
auctions
C
X
C
C
C
C
Drive-in/through businesses (businesses with
drive through facilities)
X
X
C
A
C
X
Laboratories
X
X
C
C
C
X
Fabrication of light industrial products not
X
X
X
C
X
X
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3
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BD1
Permitted Uses
BD1
BD2
BD3
BD4
BD5
GFSF0)
otherwise listed as a permitted use
Day care centers
C
X
C
C
A
C
Hospitals, health clinics, convalescent homes, rest
X
X
C
C
A
X
homes, sanitariums
Medical uses, e.g., A X A A A A
Physicians
A
X
A
A
A
A
Dental
A
X
A
A
A
A
Optometrist (without retail)
A
X
A
A
A
A
Physical therapy (without retail)
A
X
A
A
A
A
Counseling
A
X
A
A
A
A
Other similar medical services
A
X
A
A
A
A
Museums and art galleries of primarily local
concern that do not meet the criteria for regional
public facilities as defined in ECDC 21.85.033
A
A
A
A
A
A
Zoos and aquariums of primarily local concern
that do not meet the criteria for regional public
facilities as defined in ECDC 21.85.033
C
X
C
C
C
A
Counseling centers and residential treatment
facilities for current alcoholics and drug abusers
X
X
C
C
A
X
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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BD1
Permitted Uses
BD1
BD2
BD3
BD4
BD5
GFSF0)
Regional parks and community parks without a
C
C
C
C
C
C
master plan subject to the requirements of ECDC
17.100.070
Outdoor storage, incidental to a permitted use
D
X
D
D
D
D
Aircraft landings as regulated by Chapter4.80
X
X
D
D
D
D
ECC
A= Permitted primary use
B = Permitted secondary use
C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
X = Not permitted
NOTES:
1 BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public
rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map
16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not
be subject to the BD1 Zone GFSF requirements.
2 Services - by appointment uses not providing open door retail/dining/entertainment functions as a primary
component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real
estate offices, banks (with tellers and no 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. Accessand Parking. Pedestrian access shall be provided from the sidewalk. Vehicular
access shall only be provided consistent with ECDC 18.80.060. When a curb cut is
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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necessary, it shall be landscaped to be compatible with the pedestrian streetscape and
shall be located and designed to be as unobtrusive as possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the
street and contributes to the pedestrian streetscape environment. Fences more than four
feet in height along street lot lines shall only be permitted if they are at least 50 percent
open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable
due to the nature of the use shall be decorated by a combination of at least two of the
following:
a. Architectural features or details;
b. Artwork;
c. Landscaping.
B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an
exception from the restrictions on offices and medical uses within the designated street front
for leasable space meeting all of the following criteria:
1. The space is less than 500 square feet;
2. The space does not contain direct access to the street or sidewalk;
3. The previous use was a nonconforming use (e.g., not retail); and
4. The space has been vacant for a period of more than six months. [Ord.4333 § 8 (Exh. A),
2023; Ord. 4314 § 43 (Exh. A), 2023; Ord. 4282 § 3 (Exh. B), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6,
2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008].
16.43.030 Site development standards.
A. Table 16.43-2.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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Minimum
Height of
Ground
Minimum Minimum Minimum
Sub Minimum Minimum Maximum Floor
Street Side Rear
District I of Area ! otMlidth Height' within the
Setback Setback' Setback'
Designated
Street
Front°
BD15
9
9
0
0
0
30'
15'
BD25
9
0
0
0
30'
12'
BD35
9
9
0
0
0
30'
12'
BD435
0
9
0
0
0
30'
12'
BD55
0
0
0
0
0
25'
12'
1 The setback for buildings and structures located at or above grade (exempting buildings and structures
entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned
property.
2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a
ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of
the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an
entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See
ECDC 16.43.030(B)(8) for further details.
4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to
top of the successive finished floor surfaces for that portion of the ground floor located within the designated
street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top
of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
"Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is
not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure
16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only
approximately 11 feet in this example.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3
m
O
IX
lC
L
R
c
E
Commented [B51]: Not applicable; Zone does n L.
e
standards, eliminate to clarify d
ti
w
R
(Z
4)
O
V
3
O
C
.y
4)
G
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Page 10 of 35
5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone.
Map 16.43-1: Designated Street Front for BD Zones
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
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Figure 16.43-1: Ground Floor Height Measurement
Page 11 of 35
B. GroundRoor. 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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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- is 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 maybe located on
the ground floor outside of the designated street front.
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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 LRXD 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 (131(71 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 orwall
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 [U7) 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 setback 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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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 buildingand
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 MXD 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 maybe 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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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. Recodifi'ed as ECDC 16.43.035(2)(d).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations
1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of
"height" detailed in ECDC 21.40.030).
2. Within the BD5 zone, the maximum height maybe increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of
the public right-of-way, architectural details and/or applied art shall be incorporated into
the building design, and the ground floor shall be distinguished from the upper portions of
the building through the use of differences in materials, windows, and/or architectural
forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof is at least six-by-12 and the roof includes
architectural features, such as dormers or gables of a steeper pitch, that break
up the roof line into distinct segments.
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b. If the building does not make use of a pitched roof system as described in
subsection (0(2)(a) of this section, a building step -back shall be provided within
15 feet of any street front. Within the 15-foot step -back, the maximum building
height is the lesser of 25 feet above grade at the property line (normally the back
of the sidewalk) or 30 feet above the "average level" as defined in ECDC
21.40.030. For corner lots, a 15-foot step -back is required along both street
fronts. If a building located on a corner lot has insufficient lot width (i.e., less
than 40 feet of lot width) to enable it to provide the required step -back on both
street fronts, then the step -back may be waived facing the secondary street.
3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the
following architectural features are allowed to extend above the height limits specified in
this chapter:
a. A single decorative architectural element, such as a turret, tower, or clock tower,
may extend a maximum of five feet above the specified height limit if it is designed as
an integral architectural feature of the roof and/or facade of the building. The
decorative architectural element shall not cover more than five percent of the roof
area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified
height limit within any building step -back required under subsection C( )(2)(b) of this
section; provided, that the railing is constructed so that it has the appearance of being
transparent. An example meeting this condition would be a railing that is comprised of
glass panels.
D. Off-StreetParkingand Access Requirements. The parking regulations included here apply
specifically within the BD zone. Whenever there are conflicts between the requirements of this
chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations,
the provisions of this chapter shall apply.
1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street.
2. No parking is required for any commercial floor area of permitted uses located within
the BD1, BD2, BD4, and BIDS zones.
E. Open Space Requirements
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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
rrlay 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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i urc 10.43-.i: Building Size, Width and Open Space
Example
• Budding is on four
lots, each 30020
feet
• Budding width is
120 feel.
Open space is
required due to
building width, and
due to lot area.
• Open space
provided exceeds
the 5% of lot area
requirement.
••.... Lot Lines
Budding Area
I
Total Lot Area =14,400 sq ft.
I
Building Footprint-13,650 sq. ft,
I I 7
Open Space Required = 720 sq, ft;
i
j Building Width Parallel to StreeUROW j
Open Space
750 sq. ft.
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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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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, Parkingand Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. 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, 20081.
16.43.035 Design standards - BD zones.lMoved from Chapter 22.43
ECDC)
DeSigR sta Rdards fnr the Rn zenes are rentained in !'hen*or 77 A'Z C!'fl/' rn.a o i
2013: Ord. 3700 § 1. 20081.
A. Applicability.
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The design standards in this chapter apply to all development within the BD1. BD2, BD3. and
BD4 downtown zones, except for multifamily buildings in the BD4 zone. ford. 3918 § 2 (Att. 2). 2013;
Ord. 3697 § 2.20081.
B. Massing and articulation.
1. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate
the building form to a pedestrian scale.
2. Standards
a. Buildings shall convey a visually distinct base and top. A "base" can be
emphasized by a different masonry pattern, more architectural detail, visible
plinth above which the wall rises, storefront, canopies, or a combination. The top
edge is highlighted by a prominent cornice, projecting parapet or other
architectural element that creates a shadow line.
U ® ® I: I top
base
Buildings must convey a distinct base and top.
top
base
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The base can be emphasized by different material(s).
Page 21 of 35
b. Building facades shall respect and echo historic patterns. Where a single building
exceeds the historic building width pattern, use a change in design features
(such as a combination of materials, windows or decorative details) to suggest
the traditional building widths. rord. 3918 § 2 (Att. 2). 20130 Ord. 3697 § 2. 20081.
C. Orientation to street.
1. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of
the street through building design.
2. Standards
a. Building frontages shall be primarily oriented to the adjacent street, rather than
to a parking lot or alley.
b. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the
street and accessible from the adjacent sidewalk.
c. Entrances shall be given a visually distinct architectural expression by one or
more of the following elements:
i. Higherbay(s):
H. Recessed entry (recessed at least three feet);
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iii. Forecourt and entrance plaza.
Buildings shall be oriented to the street.
Entrances shall be given visually distinct expression.
Ford. 3918 § 2 (Att. 2). 20136 Ord. 3697 § 2. 20081.
D. Ground level details.
Page 22 of 35
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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:
v_i. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows:
ix. Planter box;
X. An 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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Ground floor details encourage visual interest along the ground level of buildings facing
pedestrian streets.
Ford. 3918 § 2 (Att. 2). 20136 Ord. 3697 § 2. 20081.
E. Awnings/canopies and signage
1. Intent.
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a. To integrate signage and weather protection with building design to enhance
business visibility and the public streetscapee.
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 c^ed 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 hungjust below a clerestory or transom window, if it exists.
f. Awnings or canopies on a multiple -storefront building shall be consistent in
character, scale and position, but need not be identical.
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Open -sided nonstructural awning with front valance.
J
Open -sided structural canopy.
Page 26 of 35
i} 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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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.
I. Signage shall be given special consideration when it is consistent with or
contributes to the historic character of sites on the National Register. the
Edmonds Register of Historic Places, or on a city council -approved historic
susu rvev,
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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Examples ofproJecting
signs using decorative
frames and design
elements.
FOrd. 3918 § 2 (Att. 2). 20136 Ord. 3697 § 2. 20081.
F. Transparency at street level.
Awning or
canoav
shapes:
Page 28 of 35
1. Intent. To provide visual connection between activities inside and outside the
building.
2. Standards
a. The ground level facades of buildings that face a designated street front shall
have transparent windows covering a minimum of 75 percent of the building
facade that lies between an average of two feet and 10 feet above grade.
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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.* rord. 3918
§ 2 (Att. 2). 2013: Ord. 3697 § 2, 20081.
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* 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);
H. 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;
A An architectural element not listed above, as approved, that meets the
intent.
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bgmk g 6d-I opaque glass
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Buildings shall not display blank, unattractive walls to the abutting street.
rOrd. 3918 § 2 (Att. 2). 2013; Ord. 3697 § 2. 20081.
H. Building HVAC equipment
1. Intent. To ensure that HVAC equipment, elevators, and other building utility features
are designed to be a part of the overall building design and do not detract from the
streetscape.
2. Standards
a. Rooftop HVAC equipment, elevators and other rooftop features shall be
designed to fit in with the materials and colors of the overall building design.
These features shall be located away from the building edges to avoid their
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being seen from the street below. If these features can be seen from the
adjoining street, building design shall use screening, decoration, plantings (e.g.,
rooftop gardens), or other techniques to integrate these features with the
design of the building.
b. When HVAC equipment is placed at ground level, it shall be integrated into
building design and/or use screening techniques to avoid both visual and noise
impacts on adjoining properties.
Rooftop equipment must be screened from view.
Ford. 3918 § 2 (Att. 2). 20136 Ord. 3697 § 2. 20081.
1. 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, ,pace. 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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(cantilevered, recessed or semi recessed), 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-SideAmenkyY $oace or Pedestrian Area. An exterior area equivalent to at least
five percent of the project's gross lot area must be provided as street -side amenity
space or pedestrian area. This space must be arranged along the street front
between the building and the sidewalk and must be open to the sky, unless
otherwise excepted. The space must be pedestrian -oriented and shall include the
following elements:
a. Landscaping;
b. Seating area:
c. A similar feature as approved by the director or architectural design board:
d. Areas allocated to private amenity space cannot be used toward the street -side
amenity space or pedestrian area requirement. Ford.4276 § 1 (Exh. A). 20221.
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16.43.040 Operating restrictions.
Page 34 of 35
A. EnclosedBui/ding. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040;
8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter4.12
ECC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards.
C. Interim Use Status - Public Markets
1. Unless a public market is identified on a business license as a year-round market within
the city of Edmonds, a premises licensed as a public market shall be considered a
temporary use. As a temporary use, the city council finds that any signs or structures used
in accordance with the market do not require design review. When a location is utilized for
a business use in addition to a public market, the public market use shall not decrease the
required available parking for the other business use below the standards established by
Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3700
§ 1, 20081.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 287
7.B.a
Chapter 16.43 ECDC, BD - Downtown Business
Page 35 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed
January 14, 2025.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 288
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Chapter 16.50
BC - COMMUNITY BUSINESS
Sections:
16.50.000
BC and BC - Edmonds Way.
16.50.005
Purposes.
16.50.010
Uses.
16.50.020
Site development standards.
16.50.030
Operating restrictions.
16.50.040
Green building incentives.
16.50.000 BC and BC - Edmonds Way.
Page 1 of 10
This chapter establishes two distinct zoning categories, BC and BC - Edmonds Way. [Ord. 3943 § 1
(Exh. 1), 2013; Ord. 3627 § 2, 2007].
16.50.005 Purposes.
The BC and BC - Edmonds Way zones have the following specific purposes in addition to the
general purposes for business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, service establishments and amusement
establishments which offer goods and services to the entire community;
B. To ensure compact, convenient development patterns by allowing uses that are operated
chiefly within buildings;
C. To allow for mixed -use development which includes multiple dwelling unit(s) that support
business uses;
D. To implement the policies of Edmonds' comprehensive plan for the Edmonds Way Corridor;
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 289
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Page 2 of 10
E. To meet the goals of the Growth Management Act and the city of Edmonds' comprehensive
plan for housing diversity and economic vitality. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord.
3147 § 1, 1997. Formerly 16.50.000].
16.50.010 Uses.
A. Permitted Primary Uses
1. Single-family dwellings, as regulated in RS-6 zone;
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as
trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy
equipment sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive
cleaning agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community -oriented open air markets conducted as an outdoor operation and licensed
pursuant to provisions in the Edmonds City Code;
8. Multiple Dweiiing Unit(s). This use may not be located on the ground floor of a
structure, except as provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020;
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
LR);
11. Local public facilities subject to the requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 290
7.B.a
Chapter 16.50 ECDC, BC - Community Business
B. Permitted Secondary Uses.
Page 3 of 10
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional
use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Commuter parking lots in conjunction with a facility meeting the criteria listed under
subsections (C)(11) through L4 of this section, except that the facility may also be located
along a designated transit route in addition to an arterial or collector street;
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiringa Conditional Use Permit.
1. Commercial parking lots;
2. Wholesale uses;
3. Hotels and motels;
4. Amusement establishments;
5. Auction businesses, excluding vehicle or livestock auctions;
6. Drive-in businesses;
7. Laboratories;
8. Fabrication of light industrial products;
9. Convenience stores;
10. Day care centers and preschools;
11. Hospitals, convalescent homes, rest homes, and sanitariums;
12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not
meet the criteria for regional public facilities as defined in ECDC 21.85.033;
13. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 291
7.B.a
Chapter 16.50 ECDC, BC - Community Business
14. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
Page 4 of 10
2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314
§ 45 (Exh. A), 2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4,
2001; Ord. 3269 § 2*, 1999; Ord. 3147 § 1, 1997].
* Code reviser's note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
16.50.020 Site development standards.
A. Table.
Minimum
Minimum
Minimum
Minimum
Minimum
Maximum
Maximum
Lot
Street
Side
Rear
Lot Area
Height
Floor Area
Width
Setback
Setback
Setback
BC
None
None
None
None'
None'
2512
3 sq. ft. per sq.
ft. of lot area
BC-
None
None
10,
None'
None'
2513
3 sq. ft. per sq.
Edmonds
ft. of lot area
Way
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. The required setback shall be completely landscaped with Type I landscaping permanently
maintained by the owner of the BC -zoned lot.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see
illustrations). Vertical parapet walls or flat roofs with a pitch of less than three-in-I2 are not allowed to
protrude above the 25-foot height limit unless they are part of an approved modulated design.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 292
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Examples of Modulated Root Designs
F �■ �WIN.
it
1 0 .'
!�,IT, 11 !!!93 i;:! !� _
-Ij-h In 0 Oh modulated root
_ �rt�, rya r�r —
■■I'���I�r^!
M . . ■t
Page 5 of 10
3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III
landscaping shall be located within this setback;
(b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition
to complying with subsection (a) of this footnote, the proposed development shall modulate the design
of any building facades facing the single-family residentially (RS) zoned property;
(c) At least three of the following techniques shall be incorporated into the building and/or site's design:
(1) Achievement of least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the
gross number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required
street setback such as outdoor seating, plazas, walkways or other usable open space. The
remainder of the setback area will be landscaped with Type III landscaping;
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 293
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Page 6 of 10
(4) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re -use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the
appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a
minimum depth of 30 feet as measured from the street front of the building, with the following
exceptions or clarifications:
1. That in all areas the provision of pedestrian access to permitted residential uses is
allowed.
2. This provision shall not apply when a single-family use is the primary use on the
property.
3. In the BC -Edmonds Way zone, where the street frontage of the total site proposed for
development exceeds 150 feet in length, this requirement shall apply to only 60 percent of
the ground floor street frontage of any proposed building. The remaining 40 percent may
include any other uses permitted in the BC - Edmonds Way zone, including, but not limited
to, off-street parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code
(Chapter 20.60 ECDC) for additional standards. The fGllGWiRg design standards shall also onnl.,
to b iildinnc within the R&EI.A/ Znno
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Formatted: Indent: Left: 0"
Packet Pg. 294
7.B.a
Chapter 16.50 ECDC, BC - Community Business
4n�-
Page 7 of 10
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 295
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Page 8 of 10
4n arrh'tert al element not listed above as approved, that meets the intent
D. gen 40hi There io nn ma..imi im density for permitted muItinle dwel long units.
D€. Satellite Television Antennas. Satellite television antennas shall be regulated asset forth in
ECDC 16.20.060. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3627 § 2, 2007; Ord. 3539 § 1, 2005; Ord. 3518 § 1, 2004;
Ord. 3492 § 1, 2004; Ord. 3256 § 1, 1999; Ord. 3232 § 1, 1998; Ord. 3147 § 1, 1997].
16.50.030 Operating restrictions.
A. EnclosedBui/ding. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers' markets;
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 296
7.B.a
Chapter 16.50 ECDC, BC - Community Business Page 9 of 10
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards. [Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 5, 2013; Ord. 3902 § 3, 2012; Ord. 3627 § 2, 2007; Ord.
3320 § 3, 2000; Ord. 3147 § 1, 1997].
16.50.040 Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design"" (LEED) Gold, Master Builders Association of
King and Snohomish Counties Built Green® 4-Star certification, or better. The appropriate LEED
rating system depends on the project. Each building receives incentives independently for their
individual certification.
B. Eligibility. Development of new single-family residences are ineligible for these incentives.
Remodeled existing single-family residences can earn the incentives for the RS zone instead
(see ECDC 16.20.060). See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development is allowed an additional five feet above the stated height limit
of ECDC 16.50.020(A) in addition to the standard pitched roof height bonus of ECDC
16.50.020(A).
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at
least one parking space per 500 square feet of commercial floor area and/or one parking space
per dwelling unit instead of the parking required by Chapter 17.50 ECDC. Electric vehicle
parking standards of Chapter 17.115 ECDC remain calculated off standard parking
requirements.
E. Enforcement. Development granted these incentives but then unable to achieve the
requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 3, 20241.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 297
7.B.a
Chapter 16.50 ECDC, BC - Community Business
Page 10 of 10
The Edmonds Community Development Code is current through Ordinance 4379, passed
January 14, 2025.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Packet Pg. 298
7.B.a
ECDC 16.77.020, Site development standards Page 1 of 2
16.77.020 Site development standards.
A. Table.
Minimum Minimum Minimum
Minimum Maximum Maximum
Subdistrict Street Side Rear
Lot Area Height Coverage
Setback' Setback Setback
OR None 15' 5' None 25' No
maximum
1 The minimum street setback of 15 feet applies to a building which is no wider than 110 feet. For any part of
a building that exceeds 110 feet in width, an additional setback of 15 feet shall apply so that no more than 110
feet of building width is closer than 30 feet to the street lot line. For the purposes of this section, "building
width" shall be the total horizontal dimension of that portion of the building facing the street measured
parallel to the street.
B. Parking Requirements. See Chapter 17.50 ECDC for specific parking requirements for
allowed uses. No parking spaces may be located within the street or side setbacks.
C. Signs, Landscaping and Design Review. See Chapters 20.109:1 Viand 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 TelevisionAntennas, Satellite television antennas shall be regulated asset forth in
ECDC 16.20.060.
E. Setback Encroachments Eaves and chimneys may project into a required setback not more
than 30 inches. Uncovered and unenclosed porches, steps, patios, and decks may project into a
required setback not more than one-third of the required setback, or four feet, whichever is
less; provided, that they are no more than 30 inches above the ground level at any point. [Ord.
3619 § 1, 2006].
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 299
7.B.a
ECDC 16.77.020, Site development standards
Page 2 of 2
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
Disclaimer: The city clerk's office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk's office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 300
7.B.a
ECDC 19.00.030, Architectural design review - Optional vesting
Page 1 of 4
19.00.030 Architectural design review- Optional vesting.
In addition to the vesting rights created by RCW 19.27.095 and ECDC 19.00.015, an applicant for
development as defined in ECDC 20.10.010 and subject to architectural design hoard (ADD)
review may, at the applicant's option, file a fully complete augmented architectural design
review application (hereinafter "augmented ADB-design review application") and vest rights
including applicable building permit, development and impact fees under the provisions of the
ECDC and the State Building Code as adopted and amended by the city of Edmonds, and this
title as then in effect, to, but only to, the extent that the application provides full and detailed
information necessary to confirm the particular regulation to be vested. The burden is on the
applicant to provide such detail.
A. A fully complete, augmented application for architectural design review shall consist of a
complete application for architectural design review, executed by each and every property
owner of record of the development site or their duly authorized agent(s), accompanied by the
following:
1. All fees required by ordinance, including impact mitigation fees, to be deposited at the
time such State Environmental Policy Act (SEPA) requirements become final.
2. A site plan showing the current zoning of the development site, the footprint of all
proposed structures, the total square footage and use of each floor, all setbacks required
by either the zoning code or state building codes, proposed parking configurations, and
exits.
3. Elevation drawings showing the original grade of the site, any proposed alterations to
grade, the proposed height of the structure and the number of stories.
4. A letter executed by all owners of record or their duly authorized agent(s) detailing the
proposed use in sufficient detail to determine whether the proposed use complies with the
zoning code then in effect and with the building code then in effect to determine type of
construction and occupancy classifications of the IBC and IFC as those codes are then in
effect.
5. A building permit application, as described in IBC Section 105.3 as the same exists or is
hereafter amended, and all building permit and plan review fees as established and set
forth in Chapter 19.70 ECDC; provided, that the plans required by IBC Section 107, as the
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 301
7.B.a
ECDC 19.00.030, Architectural design review - Optional vesting
Page 2 of 4
same exists or is hereafter amended, and other engineering documents, plans or drawings
required by ECDC Title 18 may be submitted within 90 days of final ADB approval, or final
approval on appeal.
B. Upon filing of the augmented A-DB-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
Arai
desgn-boarcdesign review application has not yet been considered the applicati^r, 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 41Bdesign review approval, the applicant shall file the plans and
information required by IBC Section 107. It is anticipated that minor adjustments and
changes are usually required to the plans submitted as a result of the plan review and
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 302
7.B.a
ECDC 19.00.030, Architectural design review - Optional vesting
Page 3 of 4
administrative process. The following changes shall not be considered "minor" and shall
forfeit vesting rights, and shall require the filing of a new application:
a. Any substantial change not required by the terms of 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.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 303
7.B.a
ECDC 19.00.030, Architectural design review - Optional vesting
Page 4 of 4
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Packet Pg. 304
7.B.b
Chair Bayer was unanimously re-elected Chair.
Board Member Jeude nominated Vice Chair Brooks to serve another term as Vice Chair. Vice Chair Brooks
nominated Board Member Schmitz to serve as Vice Chair.
Alexa Brooks was re-elected Vice Chair.
PUBLIC HEARINGS
None
BOARD REVIEW ITEMS
Acting Planning Manager Clugston discussed items that will be coming to the Board in the near future. The
main focuses this year will be the Comprehensive Plan update and Design Review codes and processes.
BOARD DISCUSSION ITEMS
• Vice Chair Brooks wondered if the Board could still meet on months when there is no actual business
in order to get updates on previous topics. Chair Bayer acknowledged that a lot of meetings were
cancelled when there were no projects to review, but she thought there were still things they could be
discussing. Mr. Clugston stated that he thought this year would be very full of Comprehensive Plan and
Design Review code and process discussions. It is likely they will need all the meetings just to address
those. There was discussion about forming subcommittees to address priority topics such as multifamily
design standards. Mr. Clugston explained that staff intended to put together a list of topics in a work
plan for them to take a look at in February. Chair Bayer expressed interest in prioritizing the list,
potentially beginning to assign subcommittees, and also starting to think about when they might be able
to have a joint meeting with the Planning Board. Board Member Loch was not in favor of having
meetings when there is no work. He suggested that the Board receive design standards from staff when
they are ready to review and mark up with their individual comments. He encouraged staff to take
advantage of the ADB members' unique areas of expertise. Board Member Schmitz agreed. There was
general discussion about the uncertainty of the process and the timeline at this point.
• Mr. Levy indicated he would send out information about HB 1110, the middle housing bill, and HB
1337, regarding accessory dwelling units.
• Board Member Schmitz requested that staff include the ADB early in the Comp Plan drafting process,
even before they have made decisions about the code, so the ADB can begin to get up to speed on what
the possibilities might be and form opinions.
• Chair Bayer referred to the elimination of the two-phase public hearing for design review and wanted
to know how they will be able to make sure they get public input and are able to do all they need to do
with just one design review meeting. Commissioner Schmitz thought it would actually help them get to
the point and clarify what they really want to see with the design standards.
• Chair Bayer wondered about having a different regular meeting date since the 4th Thursdays are
cancelled in November and December. Mr. Clugston said he could look to see when the room is
available but noted they could always schedule a special meeting when there is a conflict.
• Mr. Levy assured the Board that while it might seem a little slow, things are going to get very busy this
year.
Architectural Design Board Meeting
Minutes of Regular Meeting
January 25, 2024
Page 2 of 3
Packet Pg. 305
7.B.b
Senior Planner Levy and Planning Manager Clugston reviewed the tentative work plan. Board members asked
questions regarding clarification about the ADB's design review process from now until things are finalized at
the state level. There was also a recommendation to include design review process and regulations on the work
plan in addition to design guidelines. Planning Manager Clugston noted that was the intention. Board members
asked about the potential for subcommittee work and joint meetings with the Planning Board. Staff indicated
that could happen further down the road.
B. Review of the Urban Design Element from the 2020 Comprehensive Plan
Senior Planner Levy presented on the Urban Design Element. Staff is requesting that the Planning Board go
through a Word copy of the document and make suggested changes using any method they choose. He also
pointed to reference documents in the packet related to BB 1110 (Middle Housing), BB 1337 (ADU), and HB
1293 (Clear and Objective Standards) as important for the Board to review. Board member comments are
expected to be compiled and brought back at an upcoming meeting. There was a question about if such a high
level of specificity in the Comprehensive Plan is the best method versus having some overarching policies in
the Comprehensive Plan and deferring details to the Design Guidelines where they can be addressed in totality.
Planning Manager Clugston reviewed some of the background on how this has been done to date but expressed
openness to doing it a new way. There was some discussion about the need to come up with a clear and objective
definition of "charm" and a desire to prioritize people first, buildings next, and vehicles last.
PUBLIC HEARINGS
None
BOARD REVIEW ITEMS
None
BOARD DISCUSSION ITEMS
There was a question about dates for upcoming meetings that are not yet on the calendar. Planning Manager
Clugston explained that they had looked into switching days for the ADB meetings but determined that isn't
going to work this year. The intent for now is to have meetings on the 0 Thursdays of the month all year.
Special meetings may be scheduled around holidays as needed.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS
None
ADJOURNMENT
The meeting was adjourned at 6:42 p.m.
Architectural Design Board Meeting
Minutes of Regular Meeting
February 22,2024
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Senior Planner Levy introduced this item and welcomed the consultants Daniel Kennedy and Shreya Malu from
VIA Perkins Eastman who made the presentation regarding the Urban Design Element. Mr. Kennedy discussed
the Vision for Edmonds, opportunities with neighborhood centers and neighborhood hubs, and Urban Design
Elements. He solicited feedback from the group about Urban Design Elements which include Building Form,
Public Realm, Open Spaces, Streets and Connectivity, Art and Culture, and Climate Responsiveness. The team
is looking at designating the Dayton Street — Arts Corridor as a Live -Work space and solicited feedback.
Questions followed about the selection of hubs and centers and the origin of the live -work land use idea.
Chair Bayer referred to the extensive feedback they received from the public about heights on Dayton Street
and wondered how the community would support the taller buildings there. Mr. Levy explained this resulted
from community meetings that were held back in December around what Dayton Street could turn into. People
seem supportive of increasing heights by 5 feet in order to make a stronger frontage edge that could support the
pedestrian experience a little better.
There was some discussion about redevelopment potential and pedestrian access of Five Corners, Westgate,
and Perrinville. There was a comment about the importance in general of focusing on transitions between transit
and the built environment and some discussion about public open spaces. Chair Bayer asked if the comments
submitted by board members had been reviewed. Mr. Levy indicated those would be analyzed and incorporated
moving forward. Board Member Stine commented that the urban design elements would likely be context
dependent and different between the hubs. He also asked for clarification about the city vision. Mr. Kennedy
explained the city vision has been established. For the centers and hubs there is a functional vision for what
these places enable and also a desire for them to reflect the spirit of Edmonds.
Board Member Schmitz commented that they can expect to see more middle housing and potentially
neighborhood commercial in the next few years. Regarding public space, he recommended that they should
encourage new development to push their frontage closer to the street to create that urban fabric. He appreciates
the live -work typology on Dayton Street because it is a softer type of urbanism. He recommended allowing
flexibility in designs moving forward. With regard to urban form and connectivity, new businesses should be
required to face the street and have some uniqueness. He noted that successful urban spaces don't just connect
to the sidewalk but they connect to each other and allow for passages through their built environment. He
stressed the need to encourage creativity by giving people more options.
Board Member Hutchinson agreed with flexibility and not making the zoning too prescriptive. He stressed
keeping it beautiful and walkable but not necessarily forcing people to do retail. An example of what they don't
want is the apartments and retail by Edmonds College.
Board Member Schmitz also brought up access design as they design for the future. People will be aging out of
larger homes with stairs and moving into more accessible living situations. He also wondered if they will be
looking at widening sidewalks to allow for not only pedestrians, but also some uses like cafe seating and the
use of scooters. He enjoys when the streets change with the seasons. Mr. Levy was not sure if Dayton would be
a good place for pulling sidewalks back to have the cafe zones, but he did think with the live -work zoning there
could provide an opportunity to open up to the community. This could be something like having an open house
for artists or rolling up the door and putting out a person's piano for recitals. Board Member Schmitz liked this
idea as a way to encourage more connection to the outside from a commercial space. He referred to the new
Molly Moon's development and the Walnut Street Cafe as aspirational examples of this.
Architectural Design Board Meeting
Minutes of Regular Meeting
April 25, 2024
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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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April 25, 2024
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7.B.b
Board Member Schmitz wondered if there is any incentive to creating public art such as murals as part of a
development. Mr. Kennedy explained that the things a developer can offer such as affordable housing, public
art, or open space have to be weighed when there is an incentive structure in place. If it is incentivized, there is
a question of how it should be expressed.
Chair Bayer requested staff guidance on how to approach Building Form since it is such a large topic. Mr. Levy
commented that there hasn't been much public feedback on this. He asked the ADB to think about recurring
topics of concern that come up with developments. Chair Bayer referenced concerns from previous projects
about shadows, mass and scale, transition zones, and lack of design elements. Mr. Levy explained these would
be addressed further down the road but they were great ideas to start to talk about.
Board Member Stine asked for clarification about base, middle, and top. Chair Bayer thought this referred to
having some modulation. Mr. Clugston further elaborated on this. There was some discussion about how much
detail it was appropriate to get into with the Comp Plan which should just provide policies and give general
guidance. Suggestions were presented for how to better describe this such as how the building meets the sky
versus how it meets the ground, human scale versus human -centric, and/or modulation.
Chair Bayer emphasized her desire that the projects the ADB reviews actually have some design and are not
just a big mass building with no modulation. Mr. Clugston agreed that the standards need to be updated but
argued that the general design objectives on pages 8-10 in the packet are still a pretty good place to start for site
design, building form, and building fagade. Board Member Stine agreed that they look pretty good and asked if
anything is broken or if they just need tweaking. Board Member Loch pointed out that there are no photos; this
can contribute to unintended consequences.
Board Member Schmitz referred to Climate Responsiveness, and stated they need to accept that there will be
new technologies coming in. The policies should have something to say about new and experimental things
coming along. He stressed the need for designs to be flexible in order to be sustainable.
Board Member Loch referred to Art and Culture and said he finds culture hard to put into policy because it is
so intangible.
Board Member Stine referred to Open Space and commented on the balance of open space versus private
property that looks like open space. Mr. Levy mentioned they have had some discussions about having possible
incentives to have open spaces dedicated on private property, but this has resulted in many questions about how
it would be handled.
Chair Bayer asked how the Tree Code would fit into this. Mr. Levy explained that the City has engaged in a
tree canopy study to determine what goals can be realistically set for a tree canopy. After this they will be able
to develop a code to encourage canopy growth but do it in a way that doesn't preclude any further development.
Mr. Levy reviewed next steps. Chair Bayer expressed appreciation to staff for bringing the Comp Plan to the
ADB for review.
BOARD REVIEW ITEMS
Architectural Design Board Meeting
Minutes of Regular Meeting
April 25, 2024
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7.B.b
Planning Manager Clugston introduced the topic of integrated placemaking as prepared by the consultant and
contained in the attachment to the packet. There was some confusion about where product came from and how
this approach fits in with the type of design guidance they have had in the past.
Chair Bayer shared she had expressed frustration and disappointment to Mayor Rosen and Director McLaughlin
about the high staff turnover they have had over the past several years. She thanked Planning Manager Clugston
for being a constant with them but acknowledged he has been bearing heavy loads due to the lack of support.
She noted it is hard for the Board to do its job with the lack of support and continuity.
Board Member Loch thought there must have been some miscommunication with the work product the
consultant was supposed to provide. He didn't think this looked anything like an urban design element of a
comprehensive plan. It didn't make sense to him to even try to wordsmith it or tweak it. He recommended
adjourning the meeting and allowing a redo of this at some point as determined by staff. He noted that an urban
design element is not a requirement of the Growth Management Act, and the Comprehensive Plan can proceed
with all of the other elements.
Chair Bayer asked what ever happened to the comments the Board had made on the previous work product.
Mr. Clugston was not sure. He had also thought they would have been looking at the elements they had looked
at in April with their comments integrated.
Board Member Jeude commented that this was neither clear nor objective and had nothing to do with what their
mission supposedly is. It did not seem to fit Edmonds at all. She agreed that this was very disappointing and
surprising.
Board Member Stein asked what would happen if they don't adopt a new urban design element. Mr. Clugston
explained that the existing element would stay in place until the new Comprehensive Plan is adopted. It is
possible that there would just not be an urban design element. Board Member Loch noted that it is possible that
the existing rules could be adopted as interim standards as a stopgap measure. Chair Bayer expressed support
for that. The group debated how to proceed and questioned how this took such a different turn from what they
had been working on.
MOTION MADE BY BOARD MEMBER LOCH TO DECLINE TO ADVANCE THE WORK
PRODUCT DELIVERED TO THE ADB; TO REMAIN SUPPORTIVE OF DEVELOPING AN
URBAN DESIGN ELEMENT APPROPRIATE FOR EDMONDS; AND TO SUPPORT THE USE OF
THE EXISTING REGULATIONS AS INTERIM REGULATIONS AS NECESSARY TO MAINTAIN
CONTINUITY UNTIL THAT OTHER WORK CAN BE DONE. THE MOTION WAS SECONDED
BY BOARD MEMBER SCHMITZ AND PASSED UNANIMOUSLY (5-0).
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS
Mr. Clugston noted that staff would try to find out what is going on with this and how to proceed.
Chair Bayer again expressed great frustration and stated her intention to send another letter to Director
McLaughlin, the Mayor, and Council expressing her concerns about the situation. Board Member Schmitz also
Architectural Design Board Meeting
Minutes of Regular Meeting
June 27, 2024
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7.B.b
CITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Regular Meeting
August 22, 2024
Chair Bayer called the hybrid meeting of the Architectural Design Board to order at 6:00 p.m. in the Brackett
Room at Edmonds City Hall, 121— 5t1i Avenue North, Edmonds, Washington.
Board Members Present
Kim Bayer, Chair
Maurine Jeude
Corbitt Loch
Todd Stine
Board Members Absent
Alexa Brooks, Vice Chair (excused)
Alex Hutchinson
Steve Schmitz
APPROVAL OF AGENDA
The agenda was approved as presented.
AUDIENCE COMMENTS
Staff Present
Nick (providing tech support at the meeting)
An audience member (unidentified) stated he was present to learn more about Edmonds.
BOARD DISCUSSION ITEMS
A. ADB Recap of First Half of 2024
Chair Bayer discussed the significant changes in staffing that have happened recently in the Planning
Department. She reviewed the motion the ADB had passed at the June meeting to reject the work
product delivered to the ADB, to remain supportive of developing an urban design element appropriate
for Edmonds, and to support the use of existing regulations as interim regulations. She outlined many
of the ADB's concerns in a letter she had drafted to the City Council, the Mayor, and the Planning
Department back in June. She gave a recap of the ADB's work to date and expressed frustration and
disappointment with what they have been able to accomplish this year. She also expressed hope and
optimism that the path for the rest of the year can still be better.
B. ADB Role and Current vs. Future Scope of Work
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August 22, 2024
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Chair Bayer shared the ADB's description and role as stated on the website and solicited feedback from
the group about whether or not they think it still applies.
• Board Member Jeude wondered what happened to the documents they had worked on. She
stated she would like to know where the ADB stands on their ability to really have input on the
design elements.
• One of the board members asked if they ever found out if the document from Via was the correct
document. Chair Bayer replied that Susan McLaughlin shared with her that it was not meant to
come to the ADB at that point.
• It was noted that the website does not state that the ADB reviews design for projects. Chair
Bayer thought this might be part of bullet point 2. When she first joined the ADB, that is
primarily what they did as opposed to the policy work. Because of the massive turnover in the
Planning Department there has been no continuity, and project work has continually dwindled.
There was some discussion about the one project the ADB worked on in 2024 and the few they
worked on in 2023.
• Board Member Loch discussed the need for a holistic, well -thought-out, universal review of the
design review process and this board's role for the future. This includes a clear evaluation of
the design review standards and the process by which they are applied and the properties to
which they are applied. He expressed a willingness to help with the process, but right now, he
feels the work is not particularly enjoyable or rewarding.
• Chair Bayer commented on her experiences with the ADB and her desire to see that change is
managed in a smart way. She noted that they have never had the Planning Department support
that they need, and this has been a significant barrier to their work. She wants to know if this
board still has a relevant role moving forward. She spoke to the need for more meaningful
citizen input on project reviews. She noted there has also been a vision that did not include the
ADB coming from the leadership of the Planning Department. She wants to understand where
the ADB fits into the City's vision.
• Board Member Jeude commented that she has seen it work well and has seen results when it
was working well. She believes there is still a role for the ADB. She pointed to vast
improvements in projects from what was originally brought to them because of their input. More
recently staff has been bringing things to them for their approval without a real opportunity to
provide input. It is important that the ADB has Planning Department and Planning Board
support and in a timely manner in order to do good work. There was some review of the impact
of the Planning Board review of projects at 6th and Main and 6I' and Dayton. Board Member
Jeude emphasized that she thinks the ADB can have an important role in all five zones of the
city, not just the Bowl and downtown.
• Chair Bayer spoke to the need for the ADB to get updates on all the project reviews they do
because they never really see what happens.
• Board Member Stine said he feels that the ADB is a benefit to the City and to the staff. He
commented on the beneficial working relationship between the design review board and staff
in the City of Seattle.
There was some discussion about the new state mandates and how they would impact the ADB — only
one hearing; clear, concise, and objective standards. Chair Bayer solicited feedback on what the group
would recommend in order to get to these standards.
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August 22, 2024
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• 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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Minutes of Regular Meeting
August 22, 2024
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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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Minutes of Regular Meeting
September 26, 2024
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7.B.b
basically adopting the existing Comprehensive Plan language in the new Comprehensive Plan because they
have to meet the deadline; however, they know they will need to update the language next year.
There was some discussion and support for holding a joint meeting with City Council, Planning Board, and
staff in January to learn what the City Council values. Planning Manager Clugston agreed and said they could
look into that. The group talked about having a discussion at the December meeting about what they would like
to cover.
Chair Bayer asked for clarification about how project review is determined and why the ADB reviews some
projects and not others. Planning Manager Clugston explained that projects that require a SEPA determination
come to the Board for review.
Chair Bayer wondered if staff had heard anything from the Council about having the ADB involved with
DADUs. Planning Manager Clugston said he had not, but he noted there had been interest in the past about
having some sort of pre -approved plans for DADUs. That is something that the ADB could review if it moves
forward; this is something they could talk about at the meeting in January. Planning Manager Clugston
responded to questions regarding the consultants for the Comprehensive Plan and the status of the Baskin
Robbins site the ADB had reviewed.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS
Chair Bayer noted she would follow up with Board Members Hutchinson and Schmitz.
ADJOURNMENT
The meeting was adjourned at 6:50 p.m.
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September 26, 2024
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they find that people come from all different directions, especially when they're upset and trying to get to care, so the
intent was to ensure if someone accidentally came through this way, they could still get to the hospital.
BOARD MEMBER JEUDE MOVED TO ACCEPT THE STAFF RECOMMENDATION AS PRESENTED
AND TO APPROVE THE PROPOSAL. VICE CHAIR BROOKS SECONDED THE MOTION. THE VOTE
WAS UNANIMOUS, AND THE MOTION PASSED.
B. Streamline Design Review and Middle Housing
Next new business was the Design Review and Middle Housing presented by Senior Planner Brad Shipley. Under HB
1293, there are to be clear and objective design standards and changes to how any public meetings are held for design
review.
Streamline design review: any design guidelines have to be clear and objective. They have to have at least one
ascertainable criterion by which an applicant can determine whether a given design is going to meet the criteria.
Regarding middle housing types, they can't use design standards to make certain housing types unfeasible. You can't
reduce it to a point where they can't get built.
HB 1293 came about as a response from the builder community, who believed the process to get approval was too long
and too subjective. So be clear and objective. Mr. Shipley gave the example of building entry location. Commercial
building entries should be easily recognized oriented to the pedestrian's streetscape by being located at the sidewalk.
Board Member Loch asked what are the characteristics of a commercial building? It's easily recognizable, but that's a
very subjective statement. So that part is not clear and objective. Board Member Stine agreed with that statement. The
first part is subjective, the last part is objective. Mr. Shipley stated the use of the phrase "should be" should be replaced,
perhaps with "shall."
Mr. Shipley also gave the example of weather protection. Provide a covered walkway for pedestrians traveling along
public sidewalks or walkways. Chair Bayer stated the only thing she sees subjective would be what would apply to a
covered walkway. Vice Chair Brooks added or the distance, also. Board Member Stine stated that it doesn't necessarily
talk about the entire street frontage or the extent of the coverage that's required, but other than that, it seems fairly
objective. Mr. Shipley stated that they could probably get a little more specific about how much coverage would be
there. But generally speaking, it could be uniformly applied and most people reading this are going to understand what it
means.
Mr. Shipley then gave the example of building facade. Provide a human -scale streetscape, breaking up long facades into
defined forms that continue a pattern of individual and distinct tenant spaces. Commercial and mixed -use areas. Avoid
blank, monotonous, and imposing building facades using design elements that add detail and emphasize the different
levels of building.
Chair Bayer stated that this came in handy on two projects, but felt that it was very convoluted. Board Member Stine
also believed it to be very subjective. Board Member Loch stated that it is well-intentioned, but it doesn't provide
enough clarity for the applicant. Mr. Shipley believed that it is mainly objective in that it's talking about specific design
criteria for building facades. But it's kind of hard to do sometimes without some subjective interpretations such as
human scale and what measurable elements there are. All of those things really aren't defined here, so would still want
to revise this. Board Member Jeude asked about the word avoid. Mr. Shipley stated there are several ways to clean this
one up. Board Member Loch suggested striking the word imposing. Mr. Shipley discussed these are going to be the
types of things that will need to be dialed in as they start looking at design criteria moving forward.
Chair Bayer stated that they had actually done this exercise one time before. They did go through and wordsmith some
of this. Mr. Shipley believed that would be a good starting point and as he starts to get into some of these changes, he
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October 24, 2024
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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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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 its over 55 feet, it would require a notice to the neighborhood and a pre -development meeting that
the developer hosts. And then it'd still be a staff administrative design review through that process, and then everything
else is a Type 1 administrative design review.
Board Member Jeude was curious about the single phase. After applicants have brought their designs to ADB, and ADB
has things they'd like to see, and then that's the end of it. Then they can decide to do it, or they can decide not to do it.
Mr. Shipley stated they could also appeal the process. Planning Manager Clugston stated that if ADB remains the
decision maker then they'd issue a decision. They'd say it's approved with these conditions that you have to meet or it's
denied and then you have to start again. But that assumes that ADB wants to continue to be the decision maker on the
bulk of these design review projects like it has been in the past. But they've also talked about trying to get the board
involved earlier in the process because later in the process you go, the more checklist it is. Or maybe staff does the bulk
of design reviews if they have clear and objective standards that can be applied with the checklist. But if somebody
wants to be innovative and try something different, they can go to the ADB for an exception and ask for some sort of
design waiver.
Chair Bayer believes it is hard unless they can see what these clear and objective excellent design standards are. Mr.
Shipley stated they would be drafting all the design standards before they adopt any new process, so they would have
time to discuss what those design standards look like before any decisions are made, as long as they are able to meet
their deadline.
Vice Chair Brooks asked for the different types to be explained. Mr. Shipley stated that Type 1 is just administrative
design review, doesn't require notice. Type 2A is staff design review, but it does have notice. Type 3A is ADB public
notice.
Chair Bayer discussed how this has been an unusual and difficult year for the ADB. Vice Chair Brooks concurred that it
hasn't felt like much has happened in the three years she has been on the board. Chair Bayer concurred that the board
could be a lot more high functioning. Board Member Loch agreed that that when it was, they actually achieved some
pretty good things in their projects.
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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 its decided which paths to take to get to the finish
line, whether it's the location, the process, the standards, what are built-in standards into the development code. Ms.
Hope states they've had to have a very aggressive schedule to get through the comprehensive plan update, still expecting
to get it done before the end of the year and that required a very tight calendar. So they will work up something similar
for the code updates. Planner Shipley stated that he's been pulling together a lot of the pieces that will be needed, and he
expects in the next week or so that they're going to at least have the draft of a plan for them to look at about when those
dates and decision points will be.
Chair Bayer advised Ms. Hope that the idea was brought up about just trying to connect a little more with the planning
board. In the past, they've had joint meetings on special topics that related to the ADB. They talked about trying to hold
something in January, so they weren't just working in a vacuum. It would be the planning board and even city council.
Does she see a benefit in that or would that just complicate things? Ms. Hope stated that she could see that could be
useful, as long as it's figured out in advance what are the touch points and the topics.
Board Member Loch wanted to know what others think about this board and its role and its future. Board Member Stine
stated he was looking at the Title 16 and Title 22 community development code and there's design standards that are
already embedded in there. He'd like to better understand how the design standards that are in the code relate to the
design guidelines that are part of the comprehensive plan because it looks like there's some overlap or maybe even
contradictions possibly.
Ms. Hope stated that comprehensive plan isn't really where design standards should live. People use the term standards
and guidelines sometimes to mean something different and sometimes to mean the same thing. Most often people think
of standards as being explicit things, not guidance, like, encourage something. Think of standards as being the rules, but
some jurisdictions use it either way. But in the comprehensive plan, it's not generally the place for things to guide day by
day development projects. The comp plan normally should be for kind of general policy direction and then the codes
and standards and so on are set up. The comp draft plan now says that until new regulations are adopted, those ones
would stay in effect that are in the comp plan. But then going forward, they'll have things that are in the code like they
should be and that's easier for applicants as well as for people that are reviewing it.
Mr. Shipley asked how comfortable everybody felt with middle housing. He could talk about maybe some of the
thoughts that they could consider and different points that are going to be important in terms of design characteristics.
Chair Bayer asked him to explain about middle housing. Mr. Shipley stated that prior to 1940, most communities were
built with a full range of housing types prior to zoning codes.
Now, when zoning came about, it did away with all of those, and there were single family, and mid -rise or larger
apartments. Sometimes, you'll have townhomes or a few others, but really those have made up such a small amount of
the overall housing options that are provided that it then became to be termed missing, that it had disappeared, and it was
all by design to some extent that they were made illegal to build. Even today, up until those changes have to be made, 75
percent of Edmonds is zoned for one building type. So when you hear missing middle, middle housing is just same
thing, all of this. Through HB 1110, all of these building types are defined and have to be accommodate, except for
live/work. Live/work is the only one that's not included, though it could be included, but is not a requirement.
So there's a range of different homes here. Tier 2 cities are required to accommodate up to four units on all residentially
zoned parcels. As far as the bill is written, if you're within a quarter mile of what they call a major transit stop, you have
to allow four by right. And if you're further away than that, you allow two by right and then four as an incentive for
providing one unit of affordable housing. That has to be affordable to a household making 60 percent of area median
income if it's for rent or 80 percent of the area median income if it is for sale. But the affordable piece actually makes it
so it probably won't be developed with that building type. Because it's too cumbersome, not only for the person who
Architectural Design Board Meeting
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October 24, 2024
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owns it, has to comply every year for the next 50 years, but for the city to actually process and continue to process
individual homeowners and managing individual homeowners that change over time on compliance every single year of
turning in income documentation and rental documentation.
Now, you could have nothing but single families and duplexes and ADUs, and that could be the future. Or they could
include such things as the cottage port or courtyard buildings. Chair Bayer asked what constituted family housing. The
Citizen Housing Commission had recommendations they brought the city council and the multifamily design standards
were adopted. She wondered if multifamily term was still being used or if it's now being referred to as middle housing.
Mr. Shipley stated his belief that they're going to start talking more about building types versus single family and
multifamily.
Mr. Shipley discussed how the scale of single family homes has evolved over the years, from 1,400 square feet in the
'70s to now probably 2,800 square feet. Chair Bayer asked if the live/work arrangement could be written into the code
that it not be allowed. Mr. Shipley stated that live/work is not one of the ones of middle housing that has to be included.
It's not as important as it used to be because a lot of people live and work from home these days.
Typically, the footprint is going to be about 40 to 60 feet in width on an average lot, kind of 75 foot lot frontage to the
street. Off-street parking space is often shared and often in these kind of developments, you have smaller family types,
so it doesn't necessarily require the full amount of parking that has always been allocated towards or required for single
family homes that are typically much larger, old larger families. But its important to consider how parking is provided.
But whatever they adopt for multifamily, they'll also have to adopt for single family, so that's where a lot of this nuance
is going to come into play. Open spaces is typically always shared. That could be provided in many different ways.
Stoops, galleys, different ways of the building facing the street and addressing the street, and those could be included.
There's potential for tailoring the development codes in this kind of way if it's desired.
Board Member Stine referred to the Washington Department of Commerce website, and they've got a whole page about
middle housing as well as tool kits for developing objective standards. So seems like some of this work may already be
out there. Mr. Shipley stated that they're trying to do a lot of the research and heavy lifting because they know that most
city staffs didn't have the staff to do that work or the budgets.
Board Member Loch discussed garden -style apartments. Mr. Shipley stated that it doesn't sound like a middle housing
type, so he didn't believe it to be a top priority, but that can be discussed, especially as they're looking at developing new
zoning districts.
Chair Bayer reiterated that until the design standards are figured out, it's hard to talk about the process. She asked if Mr.
Shipley could email them what is discussed for those who would like to wordsmith it. She also asked if they foresaw a
project coming their way in the November meeting. Mr. Clugston wanted to touch on the draft comprehensive element
for design view. After all was said and done, the existing language in the current comp plan 2020 version is being
carried forward in the new comp plan. So we'll get to edit that in the future, but at least it didn't vanish entirely as had
been proposed at one point. So they'll work on that in the future for sure.
So right now for upcoming meetings, the November meeting is on Thanksgiving and the December meeting is on day
after Christmas, so those meetings are going to be canceled. A special meeting is already scheduled for December 9th to
make up for those. And they should have at least one, possibly two projects to review at that meeting. He stated that
given the condensed timeline, he imagines that they'll be having some additional special meetings. The planning board
has had a meeting every week this month. He hopes it doesn't get to that extent. So as they develop the work plan, he
and Brad will flesh out over the next couple of weeks. At that point, they'll see when and where they may need
additional meetings and will get as much warning as possible and get those scheduled. An additional special meeting
could be possible, maybe another time in November.
Architectural Design Board Meeting
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October 24, 2024
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Ch. 10.05 Architectural Design Board I Edmonds City Code
Page 1 of 3
7.B.c
Chapter 10.05
ARCHITECTURAL DESIGN BOARD
Sections:
10.05.010 Board created - Membership.
10.05.020 Terms of membership.
10.05.030 Officers of board - Meetings - Quorum.
10.05.040 Powers and duties.
10.05.010 Board created - Membership.
A. There is created an architectural design board consisting of seven members. The membership of said board
shall be composed of two architects and/or building designers, one landscaper and/or landscape architect, one
builder or developer, one educated or having practical experience in planning or any related design science, and
two lay persons. The lay members shall reside within the city limits of the city of Edmonds.
B. Voting members of said board shall be appointed by the mayor, subject to confirmation by the city council
Members shall be selected without respect to political affiliation and they shall serve without compensation.
C. No person shall be appointed to serve more than two full terms on the board. An appointment to fill a
vacancy for less than two years shall not constitute a full term for the purposes of this section.
D. All references in the Edmonds City Code to "city amenities design board," "amenities design board" or "ADB"
shall be deemed to refer to the architectural design board. [Ord. 4290 § 1 (Att. A), 2023; Ord. 2281 § 1, 1982; Ord.
2040 § 1, 1978; Ord. 1846 § 1, 1976; Ord. 1683 § 1, 1973].
10.05.020 Terms of membership.
In order to ensure that the fewest terms will expire in any one year, the terms of the appointed positions by
position number shall expire on December 31 st of the year set opposite said position number as follows:
Position No. 1 - 1991
Position No. 2 - 1988
Position No. 3 - 1989
Position No. 4 - 1990
Position No. 5 - 1990
The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025.
Packet Pg. 321
7.B.c
Ch. 10.05 Architectural Design Board I Edmonds City Code Page 2 of 3
Position No. 6 - 1991
Position No. 7 - 1988
Thereafter, the terms of membership for the members of the board shall be four years. No person shall serve
more than two full consecutive terms; an appointment to fill a portion of an unexpired term less than two years in
length shall not be considered a full term. Vacancies occurring otherwise than upon the expiration of terms may
be filled for the unexpired terms. Members may be removed by the mayor following a public hearing, with the
approval of the city council, for inefficiency, neglect of duty, or misfeasance in office. Members shall be removed
for failure to maintain attendance as required by the provisions of the Edmonds City Code. [Ord. 2656 § 1, 1988;
Ord. 2040 § 2, 1978; Ord. 1846 § 2, 1976; Ord. 1683 § 1, 1973].
10.05.030 Officers of board - Meetings - Quorum.
Members of the board shall meet and organize by electing from the members of the board a chair and a vice -
chair, and such other officers as may be determined by the board. It shall be the duty of the chair to preside at all
meetings. The vice -chair shall perform this duty in the absence of the chair. A majority of the board shall constitute
a quorum for the transaction of business. A majority of a quorum may transact any particular business of the
board. A regular meeting of the board is held the fourth Thursday of each month at 6:00 p.m. as a hybrid meeting
that is accessible both virtually and in -person and where the in -person component is conducted in the Brackett
Room, Edmonds City Hall, 121 Fifth Avenue N., Edmonds, Washington. [Ord. 4290 § 1 (Att. A), 2023; Ord. 2529,
1985; Ord. 1980, 1978; Ord. 1763 § 2, 1975; Ord. 1683 § 1, 1973].
10.05.040 Powers and duties.
The board is empowered to advise and make recommendations to the mayor, city council, planning commission
and the planning department on matters hereinafter enumerated and on such matters as may be specifically
referred to the board by the mayor, city council, planning commission or the planning department:
A. To study and prepare a recommendation for a comprehensive architectural design plan including the
recommendation of establishment of specific design districts which shall be a part of the comprehensive plan.
B. To review and study land use within the city of Edmonds from a design standpoint.
C. To establish goals, objectives and policies for design districts.
D. To recommend legislation to effectuate the implementation of the comprehensive architectural design plan
and the goals, objectives and policies for each established design district.
E. And for such other matters as shall be referred to the board for review and recommendation by the mayor,
city council, planning commission or the planning department. [Ord. 1683 § 1, 1973].
The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025.
Packet Pg. 322
Ch. 10.05 Architectural Design Board I Edmonds City Code Page 3 of 3
7.B.c
The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025.
Disclaimer: The city clerk's office has the official version of the Edmonds City Code. Users should contact the city
clerk's office for ordinances passed subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
The Edmonds City Code is current through Ordinance 4386, passed February 4, 2025.
Packet Pg. 323
7.B.d
RESOLUTION NO. 1367
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EDMONDS,
WASHINGTON, EXPRESSING INTENT TO REMOVE THE CITY COUNCIL
AND OTHER VOLUNTEER CITIZEN BOARDS FROM QUASI-JUDICIAL
PERMIT PROCESSING TO THE EXTENT ALLOWED BY LAW UPON
ADOPTION OF THE REVISED EDMONDS COMMUNITY DEVELOPMENT
CODE.
WHEREAS, the city has undertaken a comprehensive review of the city's land use permit
processing regulations; and
WHEREAS, the city council has played a quasi-judicial role in certain land use permits for many
years; and
WHEREAS, the city council has been deliberating whether to continue serving in that role; and
WHEREAS, the city council understands that many citizens want the city council to serve in a
quasi-judicial role, believing that the council would be more responsive to the desires of the
public than a hearing examiner who is not elected; and
WHEREAS, that desire of some of the public underscores one of the main difficulties with the
council serving in that role, namely, that the council may be pressured to make a decision that
may be contrary to the standards that the council has adopted to govern such decision -making;
and
WHEREAS, that difficulty also increases the legal risk to both city and to the councilmembers
themselves; and
WHEREAS, council engagement in quasi-judicial decision -making also prevents the city council
from being able to freely discuss pending land use matters with constituents and suggests that
councilmembers should not testify before the hearing examiner out of concern that they might
later need to recuse themselves in the event of an appeal to the city council; and
WHEREAS, the city council believes that it can adopt additional procedures that will ensure that
the city council stays abreast of pending land use applications and that the public interest in
access to justice is adequately addressed; now therefore
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, HEREBY
RESOLVES AS FOLLOWS:
Section 1. The city council intends to adopt revisions to the Edmonds Community Development
Code that will remove quasi-judicial decision -making responsibility from the city council and
other volunteer citizen boards to the extent allowed by state law.
Packet Pg. 324
7.B.d
Section 2. The city council hereby requests that city staff and the planning board prepare and
forward to the city council revisions to the Edmonds Community Development Code that are
consistent with this resolution.
RESOLVED this 9ch day of August, 2016.
ATTEST:
CITY CLERK, SQQTLASSEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL
RESOLUTION NO.
CITY OF EDMONDS
AYOR, DAVI: EARLING
August 5, 2016
August 9, 2016
1367
Packet Pg. 325
7.B.e
CERTIFICATION OF ENROLLMENT
ENGROSSED SUBSTITUTE HOUSE BILL 1293
68th Legislature
2023 Regular Session
Passed by the House April 14, 2023
Yeas 95 Nays 1
Speaker of the House of
Representatives
Passed by the Senate April 11, 2023
Yeas 49 Nays 0
President of the Senate
Approved
Governor of the State of Washington
CERTIFICATE
I, Bernard Dean, Chief Clerk of the
House of Representatives of the
State of Washington, do hereby
certify that the attached is
ENGROSSED SUBSTITUTE HOUSE BILL
1293 as passed by the House of
Representatives and the Senate on
the dates hereon set forth.
Chief Clerk
FILED
Secretary of State
State of Washington
Packet Pg. 326
7.B.e
1
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ENGROSSED SUBSTITUTE HOUSE BILL 1293
AS AMENDED BY THE SENATE
Passed Legislature - 2023 Regular Session
State of Washington 68th Legislature 2023 Regular Session
By House Housing (originally sponsored by Representatives Klicker,
Leavitt, Barkis, Jacobsen, Waters, Chapman, Reed, and Graham)
READ FIRST TIME 02/09/23.
AN ACT Relating to streamlining development regulations; amending
RCW 36.70B.160; and adding a new section to chapter 36.70A RCW.
3 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:
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NEW SECTION. Sec. 1. A new section is added to chapter 36.70A
RCW to read as follows:
(1) For purposes of this section, "design review" means a
formally adopted local government process by which projects are
reviewed for compliance with design standards for the type of use
adopted through local ordinance.
(2) Except as provided in subsection (3) of this section,
counties and cities planning under RCW 36.70A.040 may apply in any
design review process only clear and objective development
regulations governing the exterior design of new development. For
purposes of this section, a clear and objective development
regulation:
(a) Must include one or more ascertainable guideline, standard,
or criterion by which an applicant can determine whether a given
building design is permissible under that development regulation; and
(b) May not result in a reduction in density, height, bulk, or
scale below the generally applicable development regulations for a
development proposal in the applicable zone.
p . 1 ESH packet Pg. 327
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7.B.e
(3) The provisions of subsection (2) of this section do not apply
to development regulations that apply only to designated landmarks or
historic districts established under a local preservation ordinance.
(4) Any design review process must be conducted concurrently, or
otherwise logically integrated, with the consolidated review and
3
decision process for project permits set forth in RCW 36.70B.120(3),
a�
and no design review process may include more than one public W
meeting.
(5) A county or city must comply with the requirements of this
section beginning six months after its next periodic comprehensive
plan update required under RCW 36.70A.130.
Sec. 2. RCW 36.70B.160 and 1995 c 347 s 420 are each amended to
read as follows:
(1) Each local government is encouraged to adopt further project
review provisions to provide prompt, coordinated, and objective
review and ensure accountability to applicants and the public,
including expedited review for project permit applications for
projects that are consistent with adopted development regulations or
that include dwelling units that are affordable to low-income or
moderate -income households and within the capacity of systemwide
infrastructure improvements.
(2) Nothing in this chapter is intended or shall be construed to
prevent a local government from requiring a preapplication conference
or a public meeting by rule, ordinance, or resolution, where
otherwise required by applicable state law.
(3) Each local government shall adopt procedures to monitor and
enforce permit decisions and conditions.
(4) Nothing in this chapter modifies any independent statutory
authority for a government agency to appeal a project permit issued
by a local government.
_For the purposes of this section:
(aZ A dwelling unit is affordable if it requires payment of
monthly housing costs, including utilities other than telephone, of
no more than 30 percent of the family's income.
(bb) "Dwelling unit" means a residential living unit that provides
complete independent living facilities for one or more persons and
that includes permanent provisions for living, sleeping, eating,
cooking, and sanitation, and that is sold or rented separately from
other dwelling units.
p. 2
ESH packet Pg. 328
7.B.e
I (c) "Low-income household" means
a single person, family,
or
2 unrelated persons living
together whose
adjusted income is less
than
3 80 percent of the median
family income,
adjusted for household
size,
4 for the county where the
household is
located, as reported by
the
5 United States department
of housing and urban development, or
less
6 than 80 percent of the city's median income if the project is located
7 in the city, the city has
median income
of more than 20 percent
above
8 the county median income,
and the city
has adopted an alternative
local median income.
10 (d) "Moderate -income household" means a single person, family, or
11 unrelated persons living together whose adjusted income is at or
12 below 120 percent of the median household income, adjusted for
13 household size, for the county where the household is located, as
14 reported by the United States department of housing and urban
15 development, or less than 120 percent of the city's median income if
16 the project is located in the city, the city has median income of
17 more than 20 percent above the county median income, and the city has
18 adopted an alternative local median income.
--- END ---
p . 3 ESH packet Pg. 329
7.B.e
HOUSE BILL REPORT
ESHB 1293
As Passed Legislature
Title: An act relating to streamlining development regulations.
Brief Description: Streamlining development regulations.
Sponsors: House Committee on Housing (originally sponsored by Representatives Klicker,
Leavitt, Barkis, Jacobsen, Waters, Chapman, Reed and Graham).
Brief History:
Committee Activity:
Housing: 1/30/23, 2/7/23 [DPS].
Floor Activity:
Passed House: 2/28/23, 94-3.
Senate Amended.
Passed Senate: 4/11/23, 49-0.
House Concurred.
Passed House: 4/14/23, 95-1.
Passed Legislature.
Brief Summary of Engrossed Substitute Bill
• Requires counties and cities planning under the Growth Management
Act to apply only clear and objective design review standards to the
exterior of new development, except for certain designated landmarks
and historic districts.
• Clarifies project review provisions and adds expedited review of project
permit applications that include dwelling units that are affordable to low -
and moderate -income households.
HOUSE COMMITTEE ON HOUSING
This analysis was prepared by non partisan legislative staff for the use of legislative
members in their deliberations. This analysis is not part of the legislation nor does it
constitute a statement of legislative intent.
House Bill Report - 1 - ESHB 1293
Packet Pg. 330
7.B.e
Majority Report: The substitute bill be substituted therefor and the substitute bill do pass.
Signed by 12 members: Representatives Peterson, Chair; Alvarado, Vice Chair; Leavitt,
Vice Chair; Klicker, Ranking Minority Member; Connors, Assistant Ranking Minority
Member; Barkis, Bateman, Chopp, Hutchins, Low, Reed and Taylor.
Staff: Serena Dolly (786-7150).
Background:
Growth Management Act.
The Growth Management Act (GMA) is the comprehensive land use planning framework
for counties and cities in Washington. The GMA establishes a wide array of planning
duties for 28 counties, and the cities within those counties, that are obligated to satisfy all
planning requirements of the GMA. These jurisdictions are sometimes referred to as fully
planning under the GMA.
Counties that fully plan under the GMA must designate urban growth areas (UGA), within
which urban growth must be encouraged and outside of which growth may occur only if it
is not urban in nature. Each city in a county must be included in a UGA. Fully planning
jurisdictions must include within their UGAs sufficient areas and densities to accommodate
projected urban growth for the succeeding 20-year period.
Project Review.
Before developing land, a developer must obtain permits from the local government that
allow the development. These permits can include land use permits, environmental permits,
building permits, and others, and are known as project permits. All counties and cities,
including those not planning under the GMA, are required to combine the environmental
review process with the project permit review process.
When a fully planning county or city is reviewing a project, its comprehensive plan and
development regulations must serve as the basis for the project permit review. In
determining if a proposed project is consistent with the comprehensive plan and
development regulations, the county or city must consider the type of land use, the level of
development or density proposed, and the availability of infrastructure needed to service the
development.
Fully planning counties and cities must comply with additional project permit processing
requirements, including establishing an integrated or consolidated permit process that:
• provides for a written determination of completion to an applicant within 28 days of
receipt of the application;
• provides for notice of the application to the public, and to relevant departments and
agencies, within 14 days of the determination of completeness;
• provides for an optional consolidated process for reviewing two or more project
permit applications relating to a proposed project as part of a single process, with a
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7.B.e
designated permit coordinator for all of the project permits and allowing no more than
one open -record hearing and one closed -record appeal on the project;
• allows any required open -record hearing or public meeting on the project to be
combined with any other public meeting or hearing that may be held on the project by
another agency;
• provides for a single report containing all of the decisions made on all project permits
included in the consolidated process, as well as any recommendations on project
permits that do not require an open -record predecision hearing and any mitigation
required under the State Environmental Policy Act (SEPA);
• requires no more than one consolidated open -record hearing on appeal if the local
government allows appeals; and
• requires a notice of decision on the project permit within 120 days, unless the county
or city has adopted a longer time period after making written findings that a longer
time period is required to process a specific application or project type.
Counties and cities that do not plan under the GMA may choose to incorporate some or all
of the integrated or consolidated permit process into their permitting processes.
In addition, counties and cities are encouraged to adopt project review provisions to provide
prompt, coordinated review and ensure accountability to applicants and the public,
including expedited review for project permit applications for projects that are consistent
with adopted development regulations and within the capacity of systemwide infrastructure
improvements. Local governments also must adopt procedures to monitor and enforce
permit decisions and conditions and may require preapplication conferences or a public
meeting by rule, ordinance, or resolution.
Design Review.
Design review is a formally adopted local government process by which projects are
reviewed for compliance with design standards for the type of use adopted through local
ordinance. Design review focuses on the appearance of new construction, site planning, and
items such as landscaping, signage, and other aesthetic issues. A design element is an
optional element of a comprehensive plan, and many jurisdictions have included design
elements in their comprehensive plans.
Summary of Engrossed Substitute Bill:
Design Review.
Beginning six months after its next required periodic comprehensive plan update, a fully
planning county or city may apply only clear and objective regulations to the exterior design
of new development, except for designated landmarks or historic districts established under
a local preservation ordinance. For the design review process, a clear and objective
regulation:
• must include one or more ascertainable guideline, standard, or criterion by which an
applicant can determine whether a given building design is permissible under that
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7.B.e
development regulation; and
may not result in a reduction in density, height, bulk, or scale below the generally
applicable development regulations for a development proposal in the applicable
zone.
Any design review process must be conducted concurrently, or otherwise logically
integrated, with the consolidated review and decision process for project permits, and may
not include more than one public meeting.
Project Review.
During project review, counties and cities may only require preapplication conferences or a
public meeting where otherwise required by state law. In addition, counties and cities are
encouraged to adopt project review provisions that ensure an objective review and expedite
project permit applications for projects that include dwelling units that are affordable to
low-income and moderate -income households.
Appropriation: None.
Fiscal Note: Available.
Effective Date: The bill takes effect 90 days after adjournment of the session in which the
bill is passed.
Staff Summary of Public Testimony:
(In support) Since the inception of the GMA, development rules and regulations have
compounded. This has created difficulty in some areas, especially related to affordable
housing. This bill streamlines housing permit processing. It will reduce housing
development costs. The goal is not to prohibit design review but to ensure it is objective.
Housing is subject to multiple SEPA reviews. This bill allows an exemption from
additional SEPA review if the project is consistent with prior environmental reviews. The
bill does not prohibit SEPA challenges, just requires them to be handled earlier when the
local jurisdiction is adopting or amending their comprehensive plan.
(Opposed) None.
(Other) The bill has some technical issues. The provisions related to the SEPA exemption
are in the wrong statute. Not all comprehensive plans are subject to environmental review
Clarification is needed for the objective design review standards. The restriction on
meetings raises concerns.
Persons Testifying: (In support) Representative Mark Klicker, prime sponsor; Bill
Stauffacher, Building Industry Association of Washington; and Bill Clarke, Washington
Realtors.
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7.B.e
(Other) Carl Schroeder, Association of Washington Cities.
Persons Signed In To Testify But Not Testifying: None.
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9.A
Planning Board Agenda Item
Meeting Date: 04/16/2025
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
As noted previously, an additional special meeting was added to the extended agenda on May 7 to
further discuss the draft middle housing code. The parking code item from April 9 that there was not
enough time to discuss will be moved to May 7.
Attachments:
4.16.25 extended
Packet Pg. 335
9.A.a
PB Extended Agenda - April 16, 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)
1
D
D
D
D
PH
D
Rec
STEP Housing (HB 1220 - final by mid 2025)
1
D
D
Rec
Rec
Middle Housing (HB 1110 - 6/30/25)
D
D
D
PH
D
Rec
Design Standards + Processes (HB 1293 - 6/30/25)
D
D
D
D
Rec
Residential Parking Code Updates
I
I/Rec
CAO Update (RCW 36.70A.130 - 12/31/25)
I
D
D
PH
Rec
Co -living Housing (HB 1998 - 12/31/25)
1
Long Range
Zoning Map Amendments
I
Rec
Amendments to Tree Code to correct legal issue (minor)
Highway 99 Placemaking
B
Code Updates for Parks (minor)
Climate Legislative Package
Administrative
Private Application for Street Map Amendment (AMD2024-0007)
I/Rec
Election of Officers
I
Planning Board report to City Council
R
R
B
Park Renaming
PH
Parks, Recreation & Human Services Reporti
I
R
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I- Introduction
PH- Public Hearing
D- Discussion
Rec - Recommendation
B- Briefing/Q&A
R- Report with no briefing/presentation
Regular meeting cancelled
Special Meetings/Presentations
Quarterly updates to Council
April 16 and May 7 - special meetings
Meetings in March, April and May will start at 6PM
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