HomeMy WebLinkAbout2025-04-23 Planning Board PacketAgenda
Edmonds Planning Board
SPECIAL MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020
APRIL 23, 2025, 6:00 PM
Edmonds Planning Board Agenda
April 23, 2025
Page 1
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=WFdxTWJIQmxITG9LZkc3K0huS0l4QT09 Meeting ID: 873 2287
2194 Passcode:007978
Or Telephone : US:US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and
their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and
taken care of these lands. We respect their sovereignty, their right to self-determination, and we
honor their sacred spiritual connection with the land and water.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
A. Previous Meeting Minutes
3. ANNOUNCEMENT OF AGENDA
4. AUDIENCE COMMENTS
5. ADMINISTRATIVE REPORTS
6. PUBLIC HEARINGS
A. Middle Housing Code Update: Public Hearing (PLN2024-0008)
7. UNFINISHED BUSINESS
A. NCH Draft Code Discussion
B. Design Review Code Update: Revised Draft Review
8. NEW BUSINESS
9. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
10. PLANNING BOARD CHAIR COMMENTS
Edmonds Planning Board Agenda
April 23, 2025
Page 2
11. PLANNING BOARD MEMBER COMMENTS
12. ADJOURNMENT
Planning Board Agenda Item
Meeting Date: 04/23/2025
Previous Meeting Minutes
Staff Lead: Mike Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Approve the draft April 9, 2025 meeting minutes.
Narrative
N/A
Attachments:
4.9.25 draft PB minutes
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Planning Board Meeting Minutes
April 9, 2025 Page 1 of 4
DRAFT
CITY OF EDMONDS PLANNING BOARD
Minutes of Hybrid Meeting
April 9, 2025
Board Members Present
Lee Hankins, Chair
Jon Milkey, Vice Chair
Lauren Golembiewski
Judi Gladstone
Nick Maxwell
Board Members Absent
Jeremy Mitchell (excused)
Steven Li (excused)
George Bennett (alternate)
Isaac Fortin, Student Rep.
Staff Present
Mike Clugston, Planning Manager
Brad Shipley, Senior Planner
Navyusha Pentakota, Urban Design Planner
1. CALL TO ORDER
Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 6:01 p.m. at Edmonds City
Hall and on Zoom.
2. LAND ACKNOWLEDGMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Board Member Maxwell.
3. ROLL CALL
Chair Hankins took the roll. Board Members Mitchell, Li, Bennett, and Fortin were not in attendance.
4. ANNOUNCEMENT OF AGENDA
BOARD MEMBER GLADSTONE MADE A MOTION TO APPROVE THE AGENDA AS READ.
THE MOTION WAS SECONDED BY BOARD MEMBER MAXWELL AND APPROVED
UNANIMOUSLY.
5. READING/APPROVAL OF MINUTES
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Planning Board Meeting Minutes
April 9, 2025 Page 2 of 4
MOTION MADE BY BOARD MEMBER GLADSTONE TO APPROVE THE MINUTES SUBJECT
TO HER SUGGESTED CHANGES SENT VIA EMAIL. MOTION WAS SECONDED AND
APPROVED WITH ONE ABSTENTION.
6. PUBLIC HEARINGS
None.
7. AUDIENCE COMMENTS
Mike Henderson, 30-year Edmonds resident, thanked staff for their work and the walk and talks. He endorsed
the plans made by the City Council and the proposed changes for the North Bowl Hub.
Dave Millette, resident of 80th Avenue West, requests more resident input into the zoning.
Kathleen Lester, Edmonds resident for 25 years, requests reconsideration of her neighborhood being included
in the Medical District expansion center.
Unidentified resident commented on how appreciative she was of the chance to speak with staff on the walk
and talks.
John Redline of Grandview reiterated the neighborhood's position that it should be removed from the North
Bowl hub altogether.
Indiscernible resident, resident of North Bowl, Olympic View Drive, commented regarding the proposed hub
in her neighborhood.
Janne Avatare, resident of 196th, also commented on the North Bowl and the Maplewood proposed hub.
Kelli Raddiffe, resident near 196th for 15 years, appreciates the time taken to do the walk and talks. However,
she has concerns about adding businesses and traffic in the neighborhood.
8. ADMINISTRATIVE REPORTS
None.
9. UNFINISHED BUSINESS
A. Design Review Code Update: Preliminary Draft Review
Brad Shipley provided an update on the preliminary draft. Phase 2 is focused on compliance. The goal is to
consolidate the design review processes. He has included a focus on building frontages due to prior discussions.
This is the first read of the design review. They will be coming back next week with any tweaks that need to
be made. The recommendation to Council will be discussed on 4/23.
B. Neighborhood Centers and Hubs_Walk Tour Debrief
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Planning Board Meeting Minutes
April 9, 2025 Page 3 of 4
Navyusha Pentakota provided the board with an update. There were nine walk-and-talks which were very
successful. The next step is that they will come back on April 23 with the draft code.
C. Residential Parking Code Review
Due to time constraints, this will be discussed at future meeting.
BOARD MEMBER MAXWELL MADE A MOTION TO EXTEND THE MEETING FOR 15
MINUTES. BOARD MEMBER GLADSTONE SECONDED THE MOTION, WHICH WAS
UNANIMOUSLY APPROVED.
D. Recommendation on STEP Housing Code (File AMD2024-0006)
Mike Clugston made the presentation of the memo containing the board's recommendation to Council, which
encompassed the items discussed at the previous meeting.
BOARD MEMBER GLADSTONE MADE A MOTION THAT THE BOARD APPROVE THE
RECOMMENDATION WITH TWO MODIFICATIONS: CHANGE "ENSURE THAT" TO
"CONSIDER HOW," AND REMOVE "ADEQUATELY." THE MOTION WAS SECONDED BY
BOARD MEMBER GOLEMBIEWSKI AND PASSED UNANIMOUSLY.
10. NEW BUSINESS
None.
11. SUBCOMMITTEE REPORT
None.
12. PLANNING BOARD EXTENDED AGENDA
Next week, there is a special meeting. Middle Housing is going to be rolled out. Brad Shipley is working on
draft code for that. Design standards are coming back. They will try to get to a few tweaks in the next two
days. It is unclear when Residential Parking will come back but will occur at a meeting soon.
There is a proposed second special meeting on May 7 to have additional conversation around Middle Housing,
the draft code, and any input from the public hearing.
13. PLANNING BOARD MEMBER COMMENTS
None.
14. PLANNING BOARD CHAIR COMMENTS
Chair Hankins thanked everyone for their efforts, which was echoed by Board Member Gladstone.
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Planning Board Meeting Minutes
April 9, 2025 Page 4 of 4
15. ADJOURNMENT:
The meeting was adjourned at 9:13 p.m.
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Planning Board Agenda Item
Meeting Date: 04/23/2025
Middle Housing Code Update: Public Hearing (PLN2024-0008)
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 take public testimony at the hearing and review and provide
feedback on the revised draft code included in Attachment 1. 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;
· Incorporates revisions made during the April 16 Planning Board meeting;
· Includes new language for unit lot subdivisions and building types.
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Narrative
The City of Edmonds is proactively updating its zoning regulations to reflect Washington’s new middle
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:
Building Standards: New section.
Subdivisions: Updates to include middle housing types.
Incorporates Planning Board changes from 4/16 meeting.
Zoning Allowances: All residential lots will allow up to two units by-right, and four units allowed when
near transit or including at least one affordable unit.
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.
Unit Lot Density: ADUs are counted towards unit lot density.
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.
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Next Steps:
· Finalize public review draft based on Planning Board feedback.
· 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_MiddleHousing_Binder_2025.04.23
Attachment 2: LDR_IllustrativeMap
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ECDC Title 16, Zone Districts Page 1 of 124
Title 16
ZONE DISTRICTS
Chapters:
16.00 Zone Districts – Preface and Purpose
16.10 Residential Zones – Purposes
16.20 RS LDR – Single-FamilyLow 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 Use
16.100 Firdale Village Mixed-Use Zoning Criteria
16.110 WMU – Westgate Mixed-Use Zone District
Chapter 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.
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ECDC Title 16, Zone Districts Page 2 of 124
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, public, 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.
16.00.030 Adult motion picture theaters, etc., prohibited.
Repealed by Ord. 3117.
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ECDC Title 16, Zone Districts Page 3 of 124
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.
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ECDC Title 16, Zone Districts Page 4 of 124
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 Building standards.
16.20.055 Frontage types.
16.20.0650 Site development standards – accessory dwellings.
16.20.0655 Site development standards – accessory buildings.
16.20.0760 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.
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ECDC Title 16, Zone Districts Page 5 of 124
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.
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ECDC Title 16, Zone Districts Page 6 of 124
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.
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ECDC Title 16, Zone Districts Page 7 of 124
C. Low-density residential overlays summary table.
{insert block type
illustration}
{insert block type
illustration}
{insert block type
illustration}
{insert block type
illustration}
LDR – Small Lot LDR – Medium Lot LDR – Large Lot LDR – Walkable
Intent: Walkable
neighborhood
environment with access
to transit and mixed uses.
Short blocks with some
alley access. Small -to-
medium building
footprints.
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.
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.
Intent: Typically located
within ½-milewalking
distance 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.
General Characteristics
Typical lot 6,000-7,500 sf. Typical lot 8,000-11,500 sf. Typical lot 12,000-20,000 sf Typical lot 8,000-11,500 sf.
Up to 2.5 stories Up to 2.5 stories Up to 2.5 stories Up to 3 stories
Small setbacks Medium setbacks Large setbacks Small setbacks
Walkable neighborhood Some walkable
neighborhoods
Further from amenities Close to transit and mixed
uses
Near mixed uses Near mixed uses Environmentally sensitive
areas
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 Accessory Dwelling Unit Accessory Dwelling Unit Accessory Dwelling Unit
Duplex, side-by-side Duplex, side-by-side Duplex, side-by-side Duplex
Duplex, stacked Duplex, stacked Duplex, stacked Triplex
Triplex Triplex Triplex Fourplex
Fourplex Fourplex Fourplex Stacked Flat
Cottage Housing Cottage Housing Cottage Housing
Townhouse Townhouse 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
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ECDC Title 16, Zone Districts Page 8 of 124
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 (I) 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.
Commented [BS1]: Retaining strict affordability
conditions ensures dedicated affordable units but
requires significant administrative capacity, potentially
discouraging smaller developers or homeowners from
undertaking middle housing projects.
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ECDC Title 16, Zone Districts Page 9 of 124
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)
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;
Commented [BS2]: The Washington State Middle
Housing User Guide suggests providing flexibility to
jurisdictions that wish to avoid the administrative burden
associated with long-term affordable housing monitoring
(such as income certification, covenant compliance, and
affordability enforcement). The alternative provided
above leverages this flexibility by moderately increasing
allowed density outright—going from two units (standard)
or four units (with affordability or transit proximity
conditions) to a simplified, streamlined three-unit per lot
allowance.
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ECDC Title 16, Zone Districts Page 10 of 124
b. Low-density middle housing building types;
c. Churches, subject to the requirements of ECDC 17.100.020;
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;
l. 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
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ECDC Title 16, Zone Districts Page 11 of 124
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
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ECDC Title 16, Zone Districts Page 12 of 124
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 16.20.020(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 Setback1 15’ 20’ 20’ 10’
Buildt-to -Line2 - - - 15’
Side Setback 5’ 7.5’ 10’ 5’
Rear Setback 15’ 15’ 25’ 15’
Rear Setback (alley) 5’ 5’ 5’ 5’
Height Maximum 25’ 25’ 25’ 35’25’/30’3
1. 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 façade of the dwelling.
2. A buildt-to line is an established distance or range from the front property line within which
at least 60 percent of the primary building façade must be located. Unlike traditional
setbacks, a buildt-to -line ensures that primary façades of structures are positioned closer to
the street, creating a consistent and engaging street frontage. This standard applies
specifically to façades facing primary streets; secondary façades (those facing side streets,
Commented [BS3]: Some MH building types do not
define the maximum number of units (e.g. cottage
housing and courtyard apartments). These will need to
be updated.
Commented [BS4]: Increased lot coverage
requirements from the model code. Model code
recommends 45% lot coverage for up to three units and
50% lot coverage for four or more units.
Commented [BS5]: Use build-to lines in specific middle
housing areas to encourage consistent street frontage,
promote neighborhood-scale developments, enhance
walkability, and strengthen community character. They
are widely recognized in urban design and form-based
zoning codes, effectively balancing flexibility for
developers with predictable community outcomes. This
aligns with modern, pedestrian-oriented planning goals
suitable for Edmonds’ middle housing implementation.
Commented [BS6]: Makes the requirement that
garages/carports must sit behind the primary façade,
reinforcing a pedestrian-oriented, friendly streetscape.
Existing garages built within this area become legal non-
conforming. All street setbacks were reduced by five feet
to better accommodate modifications to existing
garages.
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ECDC Title 16, Zone Districts Page 13 of 124
alleys, or internal lot lines) are not required to comply with the buildt-to -line but shall meet
applicable setback requirements.
2.3. 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.
B.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 pPorches, 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.
C.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.
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ECDC Title 16, Zone Districts Page 14 of 124
5. Number. No lot shall have more than one dock or pier or portion thereof located on the
lot.
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.
Commented [BS8]: Model code language. Will need to
adjust based on the adopted maximum unit densities
permitted.
Commented [SH9R8]: Hopefully, we get clear direction
from the PB on whether/when/where up to 6 units would
be allowed.
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ECDC Title 16, Zone Districts Page 15 of 124
4. Implement the definitions of cottage housing and courtyard apartments
provided by state law.
C. Design review. Compliance with middle housing design standards shall be verified
during the building permit review process and is not subject to a formal design review
process.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.
Commented [BS10]: Removed middle housing from the
design review process.
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ECDC Title 16, Zone Districts Page 16 of 124
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.
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.
iv. Parking areas and vehicular areas do not qualify as a yard or court.
b. Entries. Ground-related courtyard apartments shall feature a covered pedestrian
entry, such as a covered porch or recessed entry, with minimum weather
protection of three feet by three feet, facing the street or yard or court.
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ECDC Title 16, Zone Districts Page 17 of 124
c. Pedestrian access. A paved pedestrian connection at least three feet wide is
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.
3. General
a. Vehicle access, carports, garages, and driveways.
i. 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.
ii. 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.
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ECDC Title 16, Zone Districts Page 18 of 124
iii. All detached garages and carports shall not protrude beyond the front
building façade.
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.
Commented [BS11]: Need to correct reference in
illustration.
Commented [BS12]: Consider whether this provision
should just apply to detached garages or also include
attached garages.
Commented [BS13]: Need to correct reference in
illustration.
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ECDC Title 16, Zone Districts Page 19 of 124
16.20.045 Parking standards.
A. These standards apply to all housing meeting the definition of middle housing in Title 21
ECDCpermitted in this chapter, except as noted in subsection (C) of this section.
B. Off-street parking for middle all primary 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.
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 Building standards.
A. Purpose. This Section provides the standards for development of individual building
types to achieve the intended physical character of each zone, offer housing choices and
affordable housing opportunities.
Commented [BS14]: Detached single family dwellings
are not a middle housing type, but must be treated the
same as middle housing. Broadened the language so
detached single family is included while ADUs are
subject to their own provisions.
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ECDC Title 16, Zone Districts Page 20 of 124
B. General standards.
1. Building types are used to articulate size, scale, and intensity according to the
intent of each overlay zone.
2. Each design site shall have only one primary building type, except as follows, and
in compliance with all standards:
a. Cottage Housing may consist of up to ## individual buildings; and
b. More than one Duplex is allowed on a parent lot provided that each unit
includes a building entrance to a shared open space that is not shared with
vehicles.
3. On-site shared yard space. The standards identify the required amount and/or
minimum size.
4. Parking may be designed as uncovered, covered, tuck-under, detached garage(s),
podium or subterranean, in compliance with the overlay zone standards for
parking placement.
5. Wings are allowed on certain building types to allow for an increase in building
area without increasing the size of the main body. Wings are required to be
smaller in size and height than the main body and to be at a distance from the
main body so that their façades are not aligned.
6. If a building type does not specify standards for wings, wings are not allowed on
that building type.
7. The maximum footprint allowed consists of the main body and wings (if
allowed), not including frontage types (e.g., porches, etc.).
Commented [BS15]: Only include if building standards
include dimensional requirements for width.
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ECDC Title 16, Zone Districts Page 21 of 124
8. The maximum number of units identified for each building type is dependent on
the design site being large enough to accommodate the overlay zone's standards
(e.g., parking and open space).
9. New buildings and their improvements are subject to City's local standards for
Fire Safety and Building Safety.
A.C. Primary Building types.
{Provided on subsequent pages}
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LOW-DENSITY RESIDENTIAL
Building Types
Section 16.20.050
Intent
This section establishes building form standards for
each zoning district to support a diverse, well-scaled
urban character. These regulations supplement
district-specific development standards and guide
the design of individual building types to reinforce
the intended physical character, expand housing
options, and encourage affordability. Where
conflicts occur, the more restrictive standard will
govern.
Applicability
All primary structures in Low-Density Residential
(LDR) districts must meet the provisions of this
section. Building types are not required for buildings
permitted under Chapter 17.100 ECDC Community
Facilities.
▪Applicants shall select an approved building
type aligned with the proposed project and
comply with its specific standards.
▪Applicants shall also designate a
corresponding frontage type per Section
16.20.055 ECDC.
▪Any permitted use within the zone may
occupy any building type. Building type
names do not restrict or expand allowed
uses as defined in Section 16.20.025 ECDC.
▪Civic and Institutional uses are exempt from
these requirements.
Number of Buildings
Each parent lot must comply with the maximum
number of primary buildings permitted under this
section’s building type standards and the unit
density requirements in Section 16.20.020 ECDC.
Table XX: Building Types Allowed by Subdistrict
LDR-S LDR-M LDR-L LDR-W
Accessory Dwelling ■■■■
Single-Family Dwelling,
Detached ■■■■
Duplex, (side-by-side or
stacked)■■■■
Triplex ■■■■
Fourplex ■■■■
Stacked Flat ■
Townhouse ■
Cottage Court ■■■
Courtyard Apartments ■
Key ■ Allowed
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LOW-DENSITY RESIDENTIAL
Building Types
Accessory Dwelling Unit
Description
An accessory dwelling unit (ADU) is a small
residential dwelling unit secondary to a single-family
building and may be located within the primary
building or as a detached accessory structure.ADUs
contain full living facilities, including a sleeping
area, bathroom, and a kitchen.
See definition in 21.05.015 ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
ADUs are permitted in the following subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
Only allowed on a lot that has a primary single-family
dwelling.
Building Dimensions
Building Height 24' max.
Building Width 36' max.
Gross Floor Area 1,200 sq. ft. max.
Unit Density
Units per single-family unit 2 max.
Units per parent lot 2 max.
Façade Design
{Consider only if necessary. Standards must be clear
and objective and no more prescriptive than those for
single-family detached dwellings}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
SIngle-Family (detached) Dwelling
Description
A single-family (detached) dwelling is a detached
building designed for occupancy by one family and
limited to one per parent lot. It includes a single
mailbox and is served by one electric, gas, and
water meter. All living, kitchen, and dining areas
within the home are shared and accessed in
common by the household.
See definition for 'single-family dwelling' in
21.90.080 ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Detached houses are permitted in the following
subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Building Dimensions
Building Height 25' max.
Building Width
{Can be used to scale
buildings based on
overlay}
Unit Density
Units per primary building 1 max.
Units per parent lot 1 max.
Façade Design
{Consider only if necessary.}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
Duplex (side-by-side)
Description
A duplex (side-by-side) is a residential building
containing two attached primary dwelling units,
arranged side-by-side configuration.
See definition in 21.20.045 ECDC.
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Duplexes are permitted in the following subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
Building Dimensions
Building Height 25' max.
Building Width
{Can be used to scale
buildings based on
overlay}
Unit Density
Units per primary building 2 max.
Units per parent lot 4 max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{Consider only if necessary. Standards must be clear
and objective and no more prescriptive than those for
single-family detached dwellings}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
INSERT
ISOMETRIC
ILLUSTRATION
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LOW-DENSITY RESIDENTIAL
Building Types
Duplex (stacked)
Description
A duplex (stacked) is a residential building
containing two attached primary dwelling units,
arranged stacked configuration.
See definition in 21.20.045 ECDC.
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Duplexes are permitted in the following subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
INSERT
ISOMETRIC
ILLUSTRATION
Table XX: Building Types Standards
Lot Requirements
Building Dimensions
Building Height 25' max.
Building Width
{Can be used to scale
buildings based on
overlay}
Unit Density
Units per primary building 2 max.
Units per parent lot 4 max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{Consider only if necessary. Standards must be clear
and objective and no more prescriptive than those for
single-family detached dwellings}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
Triplex
Description
A triplex is a residential building with three attached
dwelling units.
See definition in 21.100.100 ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Triplexes are permitted in the following subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
Building Dimensions
Building Height 25' max.
Building Width
{Can be used to scale
buildings based on
overlay}
Unit Density
Units per primary building 3 max.
Units per parent lot 3 max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{Consider only if necessary. Standards must be clear
and objective and no more prescriptive than those for
single-family detached dwellings}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
Fourplex
Description
A fourplex is a residential building containing four
attached units.
See definition in 21.30.0XX ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Illustrative Examples
Zoning Districts
Fourplexes are permitted in the following
subdistricts:
▪LDR-S
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
Building Dimensions
Building Height 25' max.
Building Width
{Can be used to scale
buildings based on
overlay}
Unit Density
Units per primary building 4 max.
Units per parent lot 4 max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{Consider only if necessary. Standards must be clear
and objective and no more prescriptive than those for
single-family detached dwellings}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
Townhouse
Description
Townhouse is a building that contains three to six
attached single-family dwelling units that extend
from foundation to roof and that have a yard or
public way on two or more sides.
See definition in 21.100.040 ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Townhouses are permitted in the following
subdistricts:
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
{set criteria per PB}
Building Dimensions
Building Height 25'/30' max.*
Building Width
{Can be used to scale
buildings based on
overlay district}
*Must meet requirements of footnote 3 in
16.20.030(D)
Unit Density
Units per primary building 3 min. /# max.*
Units per parent lot 3 min. /# max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{If included, it should be consistent with supporting an
active streetscape.}
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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LOW-DENSITY RESIDENTIAL
Building Types
Cottage Housing
Description
A Cottage Housing is a cluster of small, detached
homes organized around a shared open space,
typically oriented perpendicular to the street. The
common courtyard may be partially or fully open
to the street and is designed to fit comfortably
on medium and large lots within low-density
neighborhoods.
See definition in 21.15.105 ECDC.
Illustrative Examples
Zoning Districts
Cottage Housing is permitted in the following
subdistricts:
▪LDR-M
▪LDR-L
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
{Consider allowing in all overlays districts, but set
minimum lot size}
Open Space Requirements
Minimum 20-percent of lot area.
Building Dimensions
Building Height 18'/25' max.*
Building Width 36' max.
Finished Floor Area 1,000 sq. ft. max.
Community Building 2,400 sq. ft. max
*A single rearmost building may be 25' in height.
Unit Density
Units per primary building 1 max.
Units per parent lot # max.*
*Must meet unit density requirements in Section
16.20.020
Allowed Frontage Types
Porch Projecting Stoop
Porch Engaged
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ISOMETRIC
ILLUSTRATION
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LOW-DENSITY RESIDENTIAL
Building Types
Stacked Flat
Description
A stacked flat is a residential building that contains
no more than three stories in which each floor may
be separately rented or owned.
See definition in 21.90.115 ECDC.
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
ADUs are permitted in the following subdistricts:
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
{set criteria per PB}
Building Dimensions
Building Height 25'/30' max.*
Building Width
*Must meet requirements of footnote 3 in
16.20.030(D)
Unit Density
Units per primary building 3 max.
Units per parent lot 3 max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{If included, it should be consistent with supporting an
active streetscape.}
Allowed Frontage Types
Porch Projecting Gallery
Porch Engaged Forecourt
Stoop
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ISOMETRIC
ILLUSTRATION
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LOW-DENSITY RESIDENTIAL
Building Types
Courtyard Apartment
Description
Courtyard apartments are residential units on a lot
arranged on two or three sides of a yard or court.
See definition in 21.15.108 ECDC.
INSERT
ISOMETRIC
ILLUSTRATION
Insert
Illustrative
Example
Illustrative Examples
Zoning Districts
Courtyard Apartments are permitted in the following
subdistricts:
▪LDR-W
Table XX: Building Types Standards
Lot Requirements
{set criteria per PB}
Building Dimensions
Building Height 25'/30' max.*
Building Width
*Must meet requirements of footnote 3 in
16.20.030(D)
Unit Density
Units per primary building # max.
Units per parent lot # max.*
*Must meet unit density requirements in Section
16.20.020
Façade Design
{If included, it should be consistent with supporting an
active streetscape.}
Allowed Frontage Types
Porch Projecting Gallery
Porch Engaged Forecourt
Stoop
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ECDC Title 16, Zone Districts Page 22 of 124
16.20.055 Frontage types.
{Still in progress}
16.20.0650 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 single-family dwelling unit (i.e., detached single-family dwelling
and townhouses) may have e 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.
Commented [BS16]: Clarifies that ADUs are not
allowed in all housing types.
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ECDC Title 16, Zone Districts Page 23 of 124
C. Table of ADU Development Standards.
Overlay Maximum ADU
Gross Floor Area
(Sq. Ft.)_
Minimum
DADU Rear
Setback1,2
Maximum
DADU Height
Minimum
Parking Spaces
LDR - W 1,200 25' 24’ 0/14
LDR - L 1,200 25' 24’ 0/14
LDR - M 1,200 20' 24’ 0/14
e 1,000 10'3 24’ 0/14
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 of Building. A manufactured or modular dwelling unit may be used as an accessory
dwelling unit. Detached accessory dwelling units are allowed to be created in existing legally
permitted buildings, including detached garages. Legal nonconforming buildings converted for
use as an accessory dwelling unit must meet the requirements of ECDC 17.40.020(D).
E. Driveways. Access to the principal unit and any residential units shall comply with city codes
and policies as established by ECDC Title 18.
F. Utilities.
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ECDC Title 16, Zone Districts Page 24 of 124
1. Utility Access. Occupants of accessory dwelling units and the primary unit must have
unrestricted access to utility controls for systems (including water, electricity, and gas) in
each respective unit or in a common area.
2. Water. Only one domestic water service and meter is allowed per parcel to serve the
principal unit and each accessory dwelling unit. Private submetering on the property is
allowed, but the city is not involved with installing or reading the submeter.
3. Sewer. Only one sewer lateral is allowed per parcel to serve the principal unit and each
accessory dwelling unit. Separate connections to the main trunk line will not be permitted.
4. Septic System. Refer to Chapter 18.20 ECDC.
5. Storm. Refer to Chapter 18.30 ECDC.
6. Other Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
7. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply with all the applicable
requirements of the current building codes adopted by ECDC Title 19 and must comply in all
respects with the provisions of the Edmonds Community Development Code. Accessory
dwelling units will be required to have separate ingress/egress from the principal dwelling unit.
H. Previously Approved Accessory Dwelling Units. ADUs that were previously approved by the
city of Edmonds may continue and are not subject to the standards of this section. If expansion
or modification to an approved unit is proposed, the ADU must come into full compliance with
the requirements of this section. [Ord. 4360 § 3 (Exh. A), 2024].
16.20.0655 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.
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ECDC Title 16, Zone Districts Page 30 of 124
f. The provisions of subsections (D), (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 (B)(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.
Commented [BS17]: Placed here for now. Would like to
move these requirement elsewhere if we adopt a unified
zoning ordinance in the future.
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ECDC Title 16, Zone Districts Page 31 of 124
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.
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ECDC Title 16, Zone Districts Page 32 of 124
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:
A. To reserve and regulate areas for a variety of housing types, and a range of greater
densities than are available in the single-familymiddle housing residential zones, while still
maintaining a residential environment;
B. To provide for those additional uses which complement and are compatible with multiple
residential uses. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.010 Uses.
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings;
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ECDC Title 16, Zone Districts Page 33 of 124
2. 3. Retirement homes or congregate care facilities, assisted living facilities;
3. 4. Group homes for the disabled, foster family homes and state-licensed group homes
for foster care of minors; provided, however, that halfway houses and group homes
licensed for juvenile offenders are not permitted uses in a residential zone of the city;
45. Boarding houses and rooming houses;
56. Housing for low income elderly in accordance with the requirements of Chapter 20.25
ECDC;
67. Churches, subject to the requirements of ECDC 17.100.020;
78. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
89. Local public facilities that are planned, designated, and sited in the capital
improvement plan, subject to the requirements of ECDC 17.100.050;
910. 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 RS 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
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ECDC Title 16, Zone Districts Page 35 of 124
16.30.020 Subdistricts.
There are established four subdistricts of the RM zone, in order to provide site development
standards for areas which differ in topography, location, existing development and other
factors. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.030 Site development standards.
A. Table.
Subdistrict
Minimum Lot
Area Per
Dwelling Unit3
(Sq. Ft.)
Minimum
Street
Setback2
Minimum
Side
Setback2
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
RM-1.5 1,500 15' 10' 15' 25'1 45%
RM-EW 1,500 15' 10' 15' 25'4 45%
RM-2.4 2,400 15' 10' 15' 25'1 45%
RM-3 3,000 15' 15' 15' 25'1 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 RS LDR - S setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM
zones.
3 See definition of townhouse.
4 The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the
following apply to the site and proposed development:
(a) At least two of the following techniques shall be incorporated into the building and/or site’s design:
(1) Achievement of at least LEED gold certification or comparable green building certification;
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ECDC Title 16, Zone Districts Page 47 of 124
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.
5 Site development standards for single-family dwellingslow-density residential building types are the same as
those specified for the RS-6 LDR-M zone.
Map 16.43-1: Designated Street Front for BD Zones
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Figure 16.43-1: Ground Floor Height Measurement
B. Ground Floor. This section describes requirements for development of the ground floor of
buildings in the BD zones.
1. For all BD zones, the ground floor is considered to be that floor of a building which is
closest in elevation to the finished grade along the width of the side of the structure that is
principally oriented to the designated street front of the building (this is normally the
adjacent sidewalk). For the purposes of this section, the ground “floor” is considered to be
the sum of the floor planes which, in combination, run the full extent of the building and
are closest in elevation to one another. For the purposes of this chapter, the definition of
“ground floor” contained in ECDC 21.35.017 does not apply.
2. Designated Street Front. Map 16.43-1 shows the streets that define the designated
street front for all properties lying within the BD zones. The designated street front is
defined as the 45 feet measured perpendicular to the street front of the building lot
fronting on each of the mapped streets.
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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 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.
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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
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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 (B)(1) through (9) of this section apply with the following exceptions or
clarifications:
a. That in all areas the provision of pedestrian access to permitted residential uses is
allowed as a permitted secondary use.
b. The restrictions on the location of residential uses shall not apply when a single-
familylow-density residential use is the only permitted primary use located on the
property.
c. Existing buildings may be added onto or remodeled without adjusting the existing
height of the ground floor to meet the specified minimum height, so long as the
addition or remodel does not increase the building footprint or its frontage along a
street by more than 25 percent. Permitted uses may occupy an existing space
regardless of whether that space meets the ground floor requirements for height.
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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 ECDC 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of
“height” detailed in ECDC 21.40.030).
2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of
the public right-of-way, architectural details and/or applied art shall be incorporated into
the building design, and the ground floor shall be distinguished from the upper portions of
the building through the use of differences in materials, windows, and/or architectural
forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof is at least six-by-12 and the roof includes architectural
features, such as dormers or gables of a steeper pitch, that break up the roof line into
distinct segments.
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b. If the building does not make use of a pitched roof system as described in
subsection (C)(2)(a) of this section, a building step-back shall be provided within 15 feet
of any street front. Within the 15-foot step-back, the maximum building height is the
lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or
30 feet above the “average level” as defined in ECDC 21.40.030. For corner lots, a 15-
foot step-back is required along both street fronts. If a building located on a corner lot
has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the
required step-back on both street fronts, then the step-back may be waived facing the
secondary street.
3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the
following architectural features are allowed to extend above the height limits specified in
this chapter:
a. A single decorative architectural element, such as a turret, tower, or clock tower,
may extend a maximum of five feet above the specified height limit if it is designed as
an integral architectural feature of the roof and/or facade of the building. The
decorative architectural element shall not cover more than five percent of the roof
area of the building.
b. Roof or deck railings may extend a maximum of 42 inches above the specified
height limit within any building step-back required under subsection (C)(2)(b) of this
section; provided, that the railing is constructed so that it has the appearance of being
transparent. An example meeting this condition would be a railing that is comprised of
glass panels.
D. Off-Street Parking and Access Requirements. The parking regulations included here apply
specifically within the BD zone. Whenever there are conflicts between the requirements of this
chapter and the provisions contained in Chapter 17.50 ECDC, Off-Street Parking Regulations,
the provisions of this chapter shall apply.
1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street.
2. No parking is required for any commercial floor area of permitted uses located within
the BD1, BD2, BD4, and BD5 zones.
E. Open Space Requirements.
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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).
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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, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the Federal
Communications Commission, satellite television antennas greater than two meters in
diameter shall be reviewed in accordance with the provisions of ECDC 16.20.060. [Ord. 4282 § 2
(Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord.
3700 § 1, 2008].
16.43.035 Design standards – BD zones.
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
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16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040;
8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12
ECC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards.
C. Interim Use Status – Public Markets.
1. Unless a public market is identified on a business license as a year-round market within
the city of Edmonds, a premises licensed as a public market shall be considered a
temporary use. As a temporary use, the city council finds that any signs or structures used
in accordance with the market do not require design review. When a location is utilized for
a business use in addition to a public market, the public market use shall not decrease the
required available parking for the other business use below the standards established by
Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3700
§ 1, 2008].
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ECDC Title 16, Zone Districts Page 59 of 124
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
chiefly within buildings. [Ord. 4307 § 1 (Exh. A), 2023].
16.45.010 Uses.
A. Permitted Primary Uses.
1. Single-familyLow-density residential building types dwellings, as regulated in RS-6LDR-M
zone;
2. Neighborhood-oriented retail stores, retail service uses, excluding uses such as
commercial garages, used car lots, taverns, theaters, auditoriums, undertaking
establishments and those uses requiring a conditional use permit as listed below;
3. Offices and outpatient clinics, excluding commercial kennels;
4. Dry cleaning stores and laundromats;
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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™ (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
RS 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.
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ECDC Title 16, Zone Districts Page 64 of 124
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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ECDC Title 16, Zone Districts Page 65 of 124
1. Single-family dwellingsLow-density residential buil;dings, as regulated in RS-6 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. Multiple Dwelling Unit(s). This use may not be located on the ground floor of a
structure, except as provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020;
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through
(R);
11. Local public facilities subject to the requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional
use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
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ECDC Title 16, Zone Districts Page 68 of 124
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 low-density residential (LDRRS) zoned
property, in addition to complying with subsection (a) of this footnote, the proposed development shall
modulate the design ofstepback any building facades over 25 feet that faceing the single-family low-
density residentially (LDRRS) 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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ECDC Title 16, Zone Districts Page 69 of 124
(4) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re-use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the
appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a
minimum depth of 30 feet as measured from the street front of the building, with the following
exceptions or clarifications:
1. That in all areas the provision of pedestrian access to permitted residential uses is allowed.
2. This provision shall not apply when a single-family use is the primary use on the property.
3. In the BC – Edmonds Way zone, where the street frontage of the total site proposed for
development exceeds 150 feet in length, this requirement shall apply to only 60 percent of the
ground floor street frontage of any proposed building. The remaining 40 percent may include
any other uses permitted in the BC – Edmonds Way zone, including, but not limited to, off-street
parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the BC-EW zone.
1. Massing and Articulation.
a. Intent. To reduce the massiveness and bulk of large box-like buildings, and articulate the
building form to a pedestrian scale.
b. Standards. Buildings shall convey a visually distinct base and top. A “base” can be
emphasized by a different masonry pattern, more architectural detail, visible plinth above
which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a
prominent cornice, projecting parapet or other architectural element that creates a shadow
line.
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ECDC Title 16, Zone Districts Page 70 of 124
2. Ground Level Details.
a. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of
visual interest along the ground level of buildings facing Edmonds Way.
b. Standards. Ground-floor, street-facing facades of commercial and mixed-use buildings shall
incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. An element not listed here that meets the intent, as approved by the Architectural Design
Board.
3. Treating Blank Walls.
a. Intent. To ensure that buildings do not display blank, unattractive walls.
b. Standards. Walls or portions of walls on abutting streets or visible from residential areas
where windows are not provided shall have architectural treatment. At least five of the
following elements shall be incorporated into such walls:
i. Masonry (except for flat, nondecorative concrete block);
ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
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ECDC Title 16, Zone Districts Page 71 of 124
iv. Projecting cornice;
v. Decorative tile work;
vi. Medallions;
vii. Opaque or translucent glass;
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
xi. An architectural element not listed above, as approved, that meets the intent.
D. Density. There is no maximum density for permitted multiple dwelling units.
DE. 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 Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers’ markets;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC.
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ECDC Title 16, Zone Districts Page 72 of 124
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, 2024].
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ECDC Title 16, Zone Districts Page 74 of 124
1. Single-family dwellingsLow-density residential buildings in accordance with the
regulations applicable to the LDR-MRS-6 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;
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;
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ECDC Title 16, Zone Districts Page 75 of 124
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;
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,
1997].
16.53.020 Site development standards.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
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ECDC Title 16, Zone Districts Page 76 of 124
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/Rear
Setback
Maximum
Height
Maximum
Floor Area
BP None None 15' None1 25'2 None
1 Fifteen feet from lot lines adjacent to R-zoned property.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
have a slope of four inches in 12 inches or greater.
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.
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, 1997].
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
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ECDC Title 16, Zone Districts Page 90 of 124
(Illustrations: Setback and “step-back” of building adjacent to or across the street
from RS 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 single-family or multifamily residential (LDR and RM) zZones.. The buffer
shall be a minimum of 10 feet in width and continuous in length.
f. Type I landscaping is required for residential parking areas adjacent to residential
(LDR and RM) single-family zones. The buffer shall be a minimum of four feet in width
and continuous in length.
g. Type I landscaping is required for commercial and multifamily uses adjacent to
single-family zones. The buffer shall be a minimum of four feet in width and 10 feet in
height and continuous in length.
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ECDC Title 16, Zone Districts Page 91 of 124
gh. If there is a loading zone and/or trash compactor area next to a residential (LDR
and RM) single-family or multifamily 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 to single-family zones. Mechanical equipment, including heat pumps
and other mechanical elements, shall not be placed in the setbacks.
i. Landscape buffers, Type I, shall be used along the edge of parking areas adjacent to
single-family zones.
hj. Outdoor storage areas for commercial uses must be screened from adjacent
residential (LDR and RM) RS 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.
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ECDC Title 16, Zone Districts Page 102 of 124
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. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except the following:
1. Public utilities;
2. Off street parking and loading areas;
3. Drive-in business;
4. Secondary uses permitted under ECDC 16.60.010(B);
5. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
6. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
8. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12
ECC.
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ECDC Title 16, Zone Districts Page 103 of 124
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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ECDC Title 16, Zone Districts Page 107 of 124
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/rear
Setback
Maximum
Height
Maximum
Floor Area
MU None None 15' 15 feet1 35'12 None
1 The side/rear setback shall be 25 feet for all property lines adjacent to single-family residential districts.
There shall also be at least one foot of distance measured from the nearest residentially zoned property line
for each two feet of building height, measured from the average residential property grade.
12 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 of Retail Commercial 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.
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ECDC Title 16, Zone Districts Page 119 of 124
near both multiple-family and single-family 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.
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, 2006].
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 RS – Single FamilyLDR – Low-Density
Residential zone, as listed in ECDC 16.20.010(B).
C. Primary Uses Requiring a Conditional Use Permit.
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Chapter 20.75 ECDC, Subdivisions Page 5 of 26
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
G. Method of sewage disposal, and name of municipal system if applicable. Percolation rates
and other information required by the public works department shall be submitted if septic
tanks are to be used;
H. Other information that may be required by the planning and development director in order
to properly review the proposed subdivision, including information needed to determine the
environmental impact of the proposal. [Ord. 4314 § 83 (Exh. A), 2023; Ord. 4299 § 54 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 62, 2009; Ord. 2379 § 1, 1983].
20.75.045 Unit lot subdivision.
A. Purpose. The unit lot subdivision process provides opportunities for dividing fee simple
ownership of land to create cottage houses, townhouses, rowhouses and similar fee-owned
dwelling units as an alternative to both condominium ownership and traditional single-family
detached subdivision. Unit lot subdivisions determine compliance with the relevant
dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not
requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with
those dimensional standards. A unit lot subdivision does not permit uses or densities that are
not otherwise allowed in the zoning district in which the unit lot subdivision is proposed.
B. Applicability. The provisions of this section apply exclusively to the subdivision of land for
single-family dwelling units, townhouses, and rowhouses all building types permitted in the
Low-Density Residential (LDR) zoning district.and may be applied only in the following zones:
multiple residential, general commercial, and Westgate mixed-use. Maximum unit density
shall be determined by the underlying zone of the subject property. A single lot within a unit lot
subdivision may contain multiple dwelling units when the unit lot contains all such dwelling
units within one building. Flats are permitted as an element of a unit lot subdivision only when
a single lot within a unit lot subdivision contains the entire building in which flats are located.
C. Association with Site Development – Application Timing. In the case of a vacant lot or a
redevelopment site, a preliminary unit lot subdivision can only be submitted in conjunction with
or preceding a development site plan as required by Chapter 20.10, 20.11, or 20.12 ECDC, or in
the case described in ECDC 20.10.020(B)(3) submitted in conjunction with or preceding a
building permit. For existing developed sites, a preliminary unit lot subdivision application may
be submitted at any time. If the subdivision involves creating unit lot lines within common walls,
Commented [BS1]: Required for compliance with
middle housing.
Commented [BS2]: Change is not related to
compliance for middle housing, but is extraneous and
not necessary.
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76TH
AVE
W
220TH ST SW
MAIN ST
EDMONDS
WAY
212TH ST SW
PINE ST
100TH
AVE
W
9TH
AVE
N
80TH
AVE
W
8TH
AVE
S
96TH
AVE
W
DAYTON ST
98TH
AVE
W9TH
AVE
S
244TH ST SW/LAKE BALLINGER WAY
DALEY ST
MAPLE ST
WALNUT ST
238TH ST SW
T A L B O T R O A D
224TH ST SW
240TH ST SW
ALDER ST
7TH
AVE
N
7TH
AVE
S
PUGET DRIVE
OLYMPIC
AVE
FIR ST
12TH
AVE
N
95TH
PL
W
3RDAVEN
B O W D O I N W A Y
93RD
PL
W
232ND ST SW
2NDAVEN
72ND
AVE
W
71ST
AVE
158THPL
S
W
75THPLW
73R
D
PLW
161STPL SW
160TH PL SW
66TH
PL
S
W
161ST ST SW
162ND PL SW
162ND ST SW
7
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W
72ND
AVE
W
163RD PL SW
164TH ST SW
66TH
AVE
W
163RD PL SW
1 6 2 N D
163RD PL SW
165TH PL SW
MAGNOLIA LN
CEDAR ST
WALNUT ST
ALDER ST
75TH
AVE
W
90TH
AVE
W
242ND ST SW
A
AVE
S
N.205TH ST
92ND
AVE
W
104TH
AVE
W
6TH
AVE
N
234TH ST SW
10TH
AVE
N
CASPERS ST
C
AVE
S
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R/W
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184TH ST SW
SUNSETAVEN
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W
ELM ST
4THAVEN
210TH ST SW
MEADOWDALEROAD
206TH ST SW
231ST ST SW
222ND ST SW
81ST
PL
W
81ST
AVE
W
97TH
PL
W
SPRAGUE ST
F
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165THPLSW
76TH
AVE
W
MEADOWDALERD
67THAVEW 66TH
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W
65TH
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B
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171ST
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76TH
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68TH
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W
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VIEW
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1 7 5 T H P L
BRA E MARDR
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80TH
AVE
W
83RD
AVE
W
196TH ST SW
MAPLE ST
7
2
N
D
PL
W
233rd St SW
9TH
AVE
S
F R E D E R I C K P L
179TH ST SW
SIERRA DR
ADMIRAL WAY
78TH
AVE
W
77TH
PL
W
MAPLE LANE
1 5 T H S T S W
86TH
AVE
W
82ND
AVE
W
97TH
AVE
W
HOLLY LANE
SPRUCE ST
1
0
2
N
D
P
L
W
237TH PL SW
CHERRY ST
217TH ST SW
199TH ST SW
HIG
H
ST
175TH ST SW
JAMESST
95TH
AVE
W
ELMPL
8
3
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D
A
V
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W
174TH ST SW
BU RLIN GTO N N O RTH E N RAILR O AD
TALBOT RD
TALBO T R D
76TH
AVE
W
69TH
AVE
W
S
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180TH ST SW
74T
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AVE
W
186TH ST SW
188TH ST SW
84TH
AVE
W
81ST
AVE
W
85TH
PLW
92ND
AVE
W
HIGHST
OLYMPIC
VIEW
DR
94TH
AVE
W 188TH ST SW
SOUNDVIEW PL
86T
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AVE
W
88TH
AVE
W
91ST
AVE
W
OLYMPICVIEW DR
DRIFTWOODLANE
HIN
DLEY LANE
WILL O W I C K L N
91ST
AVE
W
RAILROADAVE
202ND PL SW
10THPLN
MADRONA LANE
5THAVEN
107TH
PL
W
201ST ST SW
106TH
PL
W
CAROL WAY
172ND ST SW
HINDLEY LANE
83RD
PL
W
101ST
AVE
W
240TH PL SW
104TH
PL
W
HEMLOCK WAY
PIONEERWAY
84TH
AVE
W
HOWELL WAY
169TH PL
F
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AVE
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SUNSETAVES
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89TH
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W
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W
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241ST PL SW
BURLINGTONNORTHERNRAILROAD
191ST PL SW
88TH
AVE
W
89TH
AVE
W
192ND ST SW 84TH
AVE
W
192ND ST SW
DELL
W
O
O
D
D
R
191ST ST SW
76TH
AVE
W
7
6
T
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A
V
E
W
196TH ST SW
80TH
AVE
W
VIEWLAND WAY
8TH
AVE
N
INTERSTATE
5
188TH PL SW
68TH AVE W
88TH
PL
W
HEMLOCK ST
80THPLW
6TH
PL
S
74TH
PL
W
85TH
AVE
W
CYRUS
PL
231 S T PL S W
238T H P L S W
82ND
PL
W
ALOHA ST
WHARFST
2ND
AVE
S
PINEST
8TH
PL
S
11TH
PL
N
SIERRA PL
HOLLY DR
213TH PL SW
94TH
PL
W
92ND
PL
W
88TH
AVE
W
7
5
T
H
P
L
W
99THPL W
87TH
AVE
W
190THPLSW
LAUREL ST
14TH ST SW
93RD
AVE
W
207TH PL SW
205TH PL SW
69TH
AVE
W
194TH ST SW
13TH WAY
105TH
PL
W
SEA
VISTA
PL
94THPL
PUGETDRI
VE
PUGET D R I V E
88TH
AVE
W
198TH ST SW
76TH
AVE
W
200TH ST SW
202ND ST SW
201ST ST SW
200THSTSW
80TH
AVE
W
84TH
AVE
W
BLAKE PL
OCEANAVE
216TH PL SW
164TH PL SW
214TH PL SW
PUGETLANE
78TH
PL
W
2 2 9TH PL SW
BIRCH ST
98TH
PL
W
CORONADO
PL
208TH PL SW
NOTTINGHAM LANE
SHELL VALLEY ROAD
198TH ST SW
DRIFTWOODPL
MAPLE WAY
187TH PL SW
LUND'S GULCH ROAD
215TH ST SW
173RD ST SW
EUCLID AVE
191ST PL SW
73RD
PL
W
79TH
PL
W
79TH
AVE
W
85TH
PL
W
102ND
AVE
W
SEALA W N D R
207TH ST SW
69TH
PL
W
186TH PL SW
209TH PL SW
243RD PL SW
89TH
AVE
W
SOMERSETLANE
96TH
PL
W
176TH PL SW
177TH ST SW
CAROLWAY
VISTA PL
OLYMPIC
AVE
8TH
AVE
N
BROOKMERE DR
BROOKMERE
DR
CARY
ROAD
HANNA
PARK
2NDAVEN
2NDAVEN
3RDAVEN
CAROL WAY
3RDAVEN BELLST
MAINST
6TH
AVE
N
DAYTON ST
FORSYTH LANE
DALEYPL
HOMELAND D R
195TH ST SW
84TH
PL
W
MELODY LANE
242ND PL SW
MOUNTAIN LANE
BROOKMERE DR
87TH
PL
W
168
T
H
P
L
S
W
SOUNDVIEW PL
HILLCREST
PL
SATER LANE
229TH ST SW
PUGET WAY
179TH PL SW
CASCADE DR
WATER ST
90TH
PL
W
157TH
PL
SW
12TH PLN
GRANDVIEWST
218TH PL W
201ST PL SW
NORTHSTREAMLANE
198THPL S W
P A R K R O A D
EMERALD HILLS DR
204THPL SW
WDAYTONST
3RDAVES
4TH
AVES
EDMONDS
WY/SR
104 6TH
AVE
S
5TH
AVE
S
7TH
AVE
N
WALNUT ST
5TH
AVE
S
7TH
AVE
S
HEMLOCK WAY
SEAMONT LN
ERBEN DR
3RD
AVE
S
PINE ST
ELM WAY
B
AVE
S
BELL ST
10TH
AVE
N
101ST
PL
W
SHELLPL
FIR PL
228TH PL SW
7
7
T
H
AVE
W
RAILROAD ST
7TH
PL
S
VISTA WAY
157TH ST SW
199TH
PL
227TH PL SW
85TH
A
VE
W
SKYLINEDR
GILTNER LANE
POPLARWAY
14TH WAY
8 9 THPL
221ST PL SW
235th ST SW
224TH PL SW
BOAT LAUNCH
VIEWLAND WAY
DURBIN
ST
215TH PL SW
182ND PL SW
240TH ST
158TH ST
W
OO
D
L
A
K
E
DR
DRIFTWOODLN
6TH
PL
220TH PL SW
VIEW
PL
HIGHLAND
DR
ALANADALEPL
10TH
PL
S
EXCELSIOR PL
ALOHA WAY
10TH
PL
N
DALEY ST
9TH
AVE
N
12TH
PL
N
12TH
AVE
N
HI G H L A N D D R
SKYLINE
DR
MAIN ST
85TH
PL
W
88TH
AVE
W
MAPLEWOOD
DR
MAIN ST
PARK
RD
M
A
I
N
S
T
SHELLV
A
L
L
E
Y
W
Y
8 3 R D A V E W
8
2
N
D
A
V
E
W
211TH PL
80TH
AVE
W
82ND
AVE
W
81ST
AVE
W
80TH
AVE
W
80TH
AVE
W
76TH
AVE
W
77TH
AVE
W
208TH ST SW
72ND
AVE
W
HWY99
68TH
AVE
W
212TH ST SW
HWY99
N W T R A C T I O N R /W
216TH ST SW
233RD PL SW
SIERRA ST
SEALAWNPL
SPRUCE PL
76TH
PL
W
BIRCH PL
80TH
WY
FOREST DELL DR
233RD ST SW
SUNS
E
T
WAY
CASCADE LANE
209 T H S T S W
LINDSAYPL
LAUREL WAY
196TH PL SW
15T H W A Y S W
105TH
AVE
W
203RD PL SW
184TH PL SW
210TH P L S W
LAUREL LANE
ALOHA
PL
VIEWMOOR PL
217TH PL SW
206TH PL
205TH ST
LIT T L E
180TH PL
8
7
T
H
P
L
76THPLW
70TH
P
L
W
9
1
ST
A
VE
W
219TH ST SW
203RD ST SW
68TH
AVE
W
70TH
AVE
W
HWY99
220TH ST SW
226TH ST SW
2 2 7 T H P L
LAKE
VIEW
DRIVE
74THAVEW
72NDAVEW 229THSTSW
230THSTSW
229THPLSW
75TH
AVE
W
74TH
AVE
W
236TH
S
T
S
W
M C A L E E R W A Y
237TH STSW
7
4
T
H
A
V
E
W
74THAVEW
BEESON
PL
240TH PL SW
225TH ST
86TH
PL
W
187TH ST SW
8
6
T
H
P
L
W
80TH
PL
W
9 0 T H P L W
8TH
AVE
N
7
4
T
H
P
L
W
70TH
AVE
W
215TH ST SW
78TH
AVE
W
226TH PL
242ND PL SW
8
T
H
PLS
73RD
AVE
W
89TH
AVE
W
76TH
AVE
W
80TH
LN
238TH ST SW
HWY99
76TH
AVE
W
HWY99
81ST
PL
W
HWY99
80TH
AVE
W
226TH ST SW
225TH PL SW 76TH
AVE
W
224TH ST SW
223RD ST SW
82ND
PL
W
218TH ST SW 80TH
AVE
W
76TH
AVE
W
239THSTSW
237THPLSW
GLEN ST
7
T
H
P
L
S
EDMONDS ST
101ST
AVE
W
164T H P L S W
71ST
PL
W
E L M PL
74
T
H
P
L
W
204TH ST SW
88TH
PL
W
181ST PL
70
T
H
A
V
E
W
231ST ST SW
191ST ST SW
242ND PL
72ND
AVE
W
95TH
AVE
W
77TH
PL
W
203RD ST SW
78TH
AVE
W
93RD
PL
W
234TH PL
181ST PL SW
80TH
P
L
241ST ST SW
SUMMIT
LN
86TH
PL
W
87T HPL
W
88TH
AVE
W
88TH
PL
W
220TH ST SW
84TH
AVE
W
88TH
AVE
W
9
0
T
H
A
V
E
W
85TH
AVE
22 4TH ST SW
87TH
PL
W
87TH
AVE
W
2 24TH ST SW
86TH
AVE
W
228TH ST SW
88TH
AVE
W
90TH
AVE
W
232 N D S T S W 231ST PL SW
E
D
M
O
N
D
S
W
A
Y
84TH
AVE
W
240TH ST SW
89TH
PL
W
89TH
PL
W
90TH
AVEW
87TH
PLW
2NDAVES
189TH PL
78TH
P
L
W
78TH
PL
W
1 8 1 S T P L S W
202ND PL SW
73RD
AVE
W
85TH
PL
W
81STPLW
EDMONDSST
87TH
AVE
W
182ND ST
77TH AVE W
79TH
AVEW
84TH
AVE
W
236TH ST SW
237TH PL SW
189TH PL SW
219TH ST SW
9
0
T
H
P
L
W
78TH
PL
W
238TH ST SW
80TH
PL
W
242ND PL SW
12TH
PL
N
182ND PL S W
244TH ST SW/205TH ST NW
2
4
2
N
D
PL
S
W
242N DST
92ND
AVE
W
242ND ST SW
9
7
T
H
PLW
92ND
AVE
W
81ST
AVE
W
7TH
AVE
S
90TH
AVE
W
66TH
PL
W
84TH
AVE
W
211TH PL
72ND
PL
W
8TH
AVE
S
81ST
AVE
226THPLSW
78TH
PL
W
230TH ST SW
79TH
PL
W
86TH
PL
W
221ST PL
CASCADE DR
236TH ST SW
234TH ST SW94TH
PL
W
99TH
PL
W
235TH PL
236TH PL
97TH
PL
W
231ST PL SW
94TH
AVE
W
98TH
AVE
W
96TH
AVE
W
95TH
PL
W
228TH ST SW
227TH PLSW
226TH PL SW
99TH
AVE
W
99TH
PL
W
93RD
PL
W
92ND
AVE
W
98TH
AVE
W
220TH ST SW
96TH
AVE
W
93RD
AVE
92ND
AVE
W
216TH ST SW
77T
H
PL
W
207 TH PL SW
BELL ST
193RD PL SW
194TH PL SW
197TH ST
82ND
PL
W
202 N D P L SW
190TH ST SW
99TH
PL
W
192NDSTSW
85TH
AVE
W
241ST PL SW
243RD PL SW
6TH
AVE
S
ALDER ST
238TH ST SW
218TH ST SW
84TH
PL
W
78TH
AVE
W
96TH
PL
W
93RD
PL
W
B
U
R
L
I
N
G
T
O
N
N
O
R
T
H
E
R
N
R
A
I
L
R
O
A
D
219TH ST SW
6
8
T
H
A
V
E
W
PINE ST
92ND
AVE
W
92ND
PL
W
95TH
PL
W
BOWDOINWAY
96TH
AVE
W
E
D
M
O
N
DS
WAY
EL M W A Y
8TH
AVE
S
ED
M
O
N
D
S
W
A
Y
14TH WAY
14TH
WAY
106TH
PL
W
E
D
M
O
N
D
S
W
AY
100TH
AVE
W
231ST ST SW
J O H N C T
232ND ST SW
ROBIN HOOD DR
HUMBER
LN
W
ES
T
G
REYSTONE
LN
1 7 0 T H P L S W
94THPLW
95TH
PL
W
97TH
PL
W
209TH ST SW
68TH
AVE
W
190TH ST SW
236TH ST SW
77TH
PL
W
189TH PL SW
240TH PL SW
77TH
AVE
223RD ST SW
83RD
PL
W
213TH ST SW
72ND
AVE
W
242ND PL SW
80TH
AVE
W
228TH ST SW
160TH ST SW
FRIAR
T
U
C
K
L
N
R
O
B
I
N
H
O
OD
DR
237TH PL SW
101ST
PL
W
101ST
AVE
W
100TH
AVE
W
102NDPL
W
100THAVEW
244TH ST SW 1
0
1
ST
AVE
W
104TH
AVE
W
244TH ST SW/205TH ST NW
EASTGREYS
T
O
N
E
L
N
TOTEM POLE LNEAGEL LN / 242ND ST SW
BERRY LN/243RD PL
TIMBER LN
114TH AVE W
IVY RD/240TH ST SW
239TH PL SW
WESTWOOD
W
A
Y
LN
239TH PL SW
78TH
AVE
W
71ST
AVE
W
84TH
PL
W
85TH
PL
W
204TH ST SW
ALOHA ST
192ND
PLS
W
78TH
PL
W
BROOKMERE DR
7
5
T
H
P
L
W
106TH
PL
W
78TH
AVE
W
83RD
AVE
W
74THAVEW
78TH
AVE
W
82ND
PL
W
SPRUCE ST
79TH
AVE
W
92ND
AVE
W
2ND
AVE
S
238TH ST SW
236TH PL SW
111TH PL W
110TH PL W
113TH PL W
115TH PL W
112TH PL W
236TH PL SW
WOODHAVEN PL 110TH PL SWWOODWAY PARK RD
TIMBER LN
BURLINGTON NORTHERN RAILROAD
116TH AVE W
BURLINGTON NORTHERN RAILROAD
WACHUSETT ROAD
W
A
C
HU
SE
TT
R
O
A
D
W
O
O
D
W
A
Y
P
A
R
K
R
D
WOODWAY PARK RD
NORT H D E E R D R
S O U T H D E E R D R
108TH AVE W
DOGWOOD PL
S O U T H D O G W O O D L N
NORTH DEER DR
DOGWOOD LN
D O G W O O D L N
A L G O NQUIN RD
WOODWAYPARKRD
KUSHAN RD
NORTH DOGWOOD LN
N
O
R
TH
DOGWOODLN
M
A
K
A
H
R
D W H I T C OM PL
WOODWAY
PAR
K
RD
3RD
AVE
S
73RD
PL
W
191ST ST
181ST PL SW
99TH
AVE
W
236TH PL SW
185TH PL SW
225T
H
PLSW
ELM WAY
78TH
PL
W
222ND STSW
194TH ST SW
7
9
T
H
PL
W
85TH
PL
W
217TH ST SW
180TH ST SW
ADMIRAL WAY
SEA
V
I
S
TA PL
ELM ST
BELLA COOLA RD
CHINOOK
PL
/
117TH
PL
W
NOOTKA
RD
MAKAH
RD
MAKAH RD
POINT EDWARDS PL
216TH ST SW
3RD
AVE
S
4TH
AVE
S
7TH
AVE
S
6TH
AVE
S
6TH
AVES
9TH
A
VE
S
8TH
AVE
S
2ND
AVE
S
3RD
AVE
S
4TH
AVE
S
82ND
PL
W
230TH ST SW
PIONEER
WY
235TH S T S W
69TH
PL
W
107TH
PL
W
78TH
PL
W
81ST
AVE
W
232ND PL SW
77TH
PL
W
229TH ST SW
82ND
AVE
W
185TH ST SW
193RD PL SW
88TH
AVE
W
86TH
PL
W
240TH ST SW
BIRCHST
1 8 3 R D P L S W
97TH
A
V
E
W
207TH PL
86TH
AVE
W
94THAVEW
236TH ST SW
185TH PL SW
80TH
PL
W
QUAIL LN
164TH PL S W 164TH PL SW
64TH
AVE
W
63RD
AVE
W
63RD
AVE
W
66TH
AVE
W
168TH ST SW
68T
H
AVE
W
225TH PL
156TH ST SW
82ND
AVE
W
93RD
AVE
W
87TH
AVE
W
242ND ST SW
67TH
AVE
W
77TH
PL
W
206TH ST SW
230TH ST SW
74TH
AVE
W
9
1
S
T
A
V
E
W
2 2 7T H P L S W
90TH
PL
W
80TH
PL
W
7
5
T
H
P
L
W
244TH ST SW/205TH ST NW
226TH PL SW
PINE ST
208TH ST SW
170TH PL SW
171ST PL SW
172ND PL SW172ND PL SW
MEADOWDALEDR
173RD ST SW
172ND ST SW
M E A D O WDALEDR
165TH PLS
W
OLYMPICVIEWDR
1 6 9 T H PLW
170THPLW
1 7 5THSTSW
173RD PL SW
88TH
AVE
W
86TH
AVE
W
204TH ST SW
86TH
PL
W
182ND PL
236TH PL
89TH
PL
W
76TH
PL
W
EDMONDS ST
1 9 8 T HSTSW
V ISTA WAY
186TH ST SW
217TH ST SW
95TH
PL
W
233RD PL
101ST
PL
W
87TH
AVE
W
173RD ST SW
70TH AVE W
71ST AVE W
185TH ST SW
185TH PL SW
187TH PL SW
186TH
188TH ST SW
79TH
P
L
W
226TH ST SW
79TH
AVE
W
240TH PL
202ND ST SW
83RD
PL
74THPLW
72ND
AVE
W
14TH WAY
215TH ST S W
175T H S T SW
77TH
AVE
182ND PL SW
98TH
PL
W
86TH
AVE
W
106TH
PL
W
241ST ST
214TH PL SW
90TH AVE W
80THAVEW
82ND
AVE
W
2 2 1 S T S T S W
174THSTSW
215TH ST SW
83RD
PL
225TH PL SW
69TH PL W
68TH PL W
70TH AVE W
75TH AVE W
1
9
1
STSTSW
74TH AVE W 192ND PL SW
192ND PL SW
69TH PL W
70TH AVE W
71ST PL W
72ND PL W
73RD AVE W
107TH
PL
W
78TH
PL
W
82ND
PL
W
2 28TH ST SW
71ST
PL
W
168THST SW
173RD ST SW
174TH ST SW
176TH ST SW
66TH PL W
175TH PL
232ND ST SW
8
2
ND
PL
W
214TH PL SW
222ND ST SW
176TH ST SW
242NDPLSW
243RD PL SW
235TH PL
OLYMPIC
VIEW
DR
74TH
AVE
W
204 TH PL S
W
70TH
PL
W
SPRAGUE ST
83RD
AVE
W
229TH PL SW
80TH
PL
W
FIR PL
M A P L E W O O D L N
172N D PLSW
13TH WAY
64TH
AVE W
65TH PL W
65TH AVE W
66TH PL W
67TH PL W
64TH AVE W
65TH AVE W
62ND PL W
177TH PL SW
178T H P L S W178TH PL SW
180TH ST SW
225TH PL SW
83RD
AVE
W
83RD
AVE
W
192ND PL SW
OLYMPICVIEWDR
89TH AVE W
79TH
AVE
W
178TH PL SW
PUGET WAY
81ST
PL
W
172ND ST SW
215TH ST SW
105TH
PL
W
91ST
AVE
W
85TH
PL
W
89TH
PL
77TH
AVE
W
VISTA PL
7TH PLS
86TH
PL
W
188TH ST SW
185TH PL SW
PENNY LN
64TH AVE W
66TH AVE W
67TH AVE W
189TH PL SW
190TH ST SW
191ST PL SW
171ST ST SW
184TH ST SW
95TH
PL
W
86TH
PL
W
194TH PL
85TH
PL
W
185TH ST SW
218TH ST SW
198TH PL SW
82ND
AVE
W
229TH PL
224TH ST SW
240TH PL SW
81ST
PL
W
227TH S T S W
81ST
PL
W
4TH
AVE
S
180TH ST SW
90TH
A
VE
W
81ST
AVE
W
VIEWLAND WAY
94TH
AVE
W
187TH PL SW
8TH
AVE
N
228TH ST SW
65TH PL W
64TH AVE W
62ND PL W
1 8 6 T H ST SW
6
6
T
H
P
L
185TH ST SW185TH ST SW
183RD PL SW
182ND ST SW
181ST PL SW
183RD PL SW
182ND PL SW
183RD ST SW
182ND ST SW
63RD CT
62ND PL W
67TH AVE W
181ST ST SW181ST ST SW
63RD PL
67THAVE
FIRE RD
69 T H P L W
71ST AVE W
192ND ST SW
191ST PL SW 191ST ST SW
72ND AVE W
92ND
AVE
W
86TH
AVE
W
86TH
PL
W
215TH PL SW
97TH
AVE
W
200TH ST SW
78TH
AVE
W
226TH PL SW
8TH
AVE
N
PUGET DR
205TH PL SW
82ND
AVE
W
164TH ST SW
226TH ST SW
77TH
PL
W
202ND ST SW
96TH
AVE
W
239T H PL S W
160TH ST SW
82ND
AVE
W
229TH ST SW
68TH AVE W
68TH AVE WBLUE RIDGE DR
193RD PL SW
194TH PL SW
194TH PL SW
1 9 3 R D PL SW
7
3
R
D P
L
194TH ST SW
72ND PL
190TH ST SW
191ST ST SW
192ND PL SW
66TH PL W
1
0
2
N
D
P
L
W
77TH
AVE
W
216TH ST SW
84TH
AVE
W
72ND
AVE
W
EDMONDS
WAY/SR
104
12TH
AVEN
182ND ST SW
187TH PL SW
72ND
AVE
W
1
0
1
S
T
A
V
E
W
81ST
AVE
W
194TH ST SW
86TH
AVE
W
187TH ST SW
86TH
PL
W
81ST
AVE
W
221ST PL SW
216TH ST SW
224TH ST SW
73RD
PL
W
83RD
AVE
W
74THPL
63RD PL W
P ARK WY
DALEWY
189TH PL SW 189TH PL SW
67TH AVE W
193RD ST SW 193RD ST SW
194TH ST SW
195TH PL SW
196TH ST SW
66TH AVE W
196TH ST SW
197TH ST SW
H EIN Z P L
69TH PL W
71ST PL W
7
3
R
D
A
V
E
W
189TH ST SW
68TH AVE W
75TH AVE 201ST PL
74TH PL W
75TH PL W
73RD AVE W
204TH ST SW
203RD PL SW
GLEN ST
HWY99
204TH ST SW
63RD
PL
W
63RD
AVE
W
60TH AVE W
208TH ST SW
210TH ST SW
212TH ST SW
66TH
AVE
W
67TH
AVE
W
N W T R A C T I O N R /W
214TH ST SW
213TH PL SW
215TH ST SW
67TH
AVE
W
66TH
AVE
W
61ST
PL
W
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Low-Density Residential Zoning Illustrative Map
Legend
Edmonds_Boundary_Mask_2010-11
NCH
LDR - Large
LDR - Medium
LDR- Small
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Planning Board Agenda Item
Meeting Date: 04/23/2025
NCH Draft Code Discussion
Staff Lead: Navyusha Pentakota
Department: Planning & Development
Prepared By: Navyusha Pentakota
Background/History
In 2024, Edmonds updated its Comprehensive Plan adopting a growth strategy identifying certain areas
that had existing commercial and multifamily properties as key focus areas for future growth and
infrastructure development. The designated future growth areas are called Neighborhood Centers (Five
Corners, Westgate, Firdale, and Medical District Expansion) and Neighborhood Hubs (North Bowl,
Maplewood, East Sea View, West Edmonds Way, and South Ballinger), as shown in Figure 2.5 of the
Comprehensive Plan. These areas offer the opportunity to create vibrant, sustainable places that:
· Support multifamily residential, commercial, and mixed uses alongside existing single-family
homes.
· Set height limits based on the Comprehensive Plan (3, 4, or 5 stories).
· Allow a one-floor height bonus (10 feet) if the development includes community amenities like
plazas, parks, or open spaces.
· Reduced parking requirements.
· Include design standards specific to these areas.
While meeting housing needs is a priority, the broader goal for these areas is to encourage walkability,
people places, services, amenities, open spaces, and pedestrian friendly streetscapes that enhance the
overall sense of community and reduce the need to drive to obtain services. To enable development in
these centers and hubs as desired, the development code needs to be updated to accommodate the
additional housing and mix of uses.
Per state legislation, updating the city's code for the additional housing was due by the end of 2024.
With limited resources, the City could not quite accomplish this before the Comprehensive Plan update
was complete. To stay in compliance with the state, an interim (temporary) ordinance for the
neighborhood centers and hubs was adopted by the City Council on January 14, 2025. An interim
ordinance is a temporary way to adopt regulations to meet a time-sensitive goal. This temporary code
may be in effect no more than six months unless the City Council adopts an extension. Staff are currently
working on developing a permanent ordinance which is to be adopted by the council no later than July
2025.
Staff Recommendation
No recommendation is needed. Staff is seeking feedback from the Planning Board with the intention of
revising the draft code and bringing back a more detailed version for further discussion.
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Narrative
In January 2025, the City adopted an interim ordinance to establish development standards and
regulations for new developments within the designated Centers and Hubs, aligning with the future land
use direction set forth in the 2024 Comprehensive Plan. The interim ordinance addressed the following
key areas:
· Purpose, applicability, and definitions, including the creation of three mixed use subdistricts;
· Site development standards and community benefit provisions tied to incentive floor allowances
for multifamily and mixed-use buildings;
· Basic design standards, signage regulations, and parking requirements for vehicles, bicycles, and
EV stations.
While the interim ordinance set a framework for future growth, it was always intended as a temporary
tool to guide development in the short term. Earlier this year, staff began work on drafting a permanent
ordinance that builds upon the interim framework while more directly addressing community concerns
and responding to the unique context and needs of each Center and Hub.
This new approach focuses on defining the intended character and function of each area-not just
through land use, but through the design of buildings, streetscapes, and public spaces. It emphasizes the
relationship between buildings and the surrounding environment, prioritizes walkability and community
interaction, and allows for more flexibility in building form and site layout to support vibrant, people-
oriented neighborhoods. This method is consistent with how standards were previously established for
the Westgate Mixed-Use Zone and other commercial areas, where an integrated and design-forward
strategy helped guide quality development outcomes aligned with community expectations.
During the recent “Walk-and-Talk” sessions held by the City staff on March 27, 28, and 31, staff and
community members walked around the neighborhoods and identified opportunities/challenges on the
ground. Key discussions were around pedestrian safety and comfort, accessibility, protecting
environmentally sensitive areas and how the built form could better support better quality of everyday
community life. A summary of findings from these walk tours was shared with the Planning Board during
its April 9th meeting. Many community members expressed concerns that their neighborhoods lack
accessible places to gather, relax, or socialize.
In response to all these, staff developed a set of proposed design and development standards, including
requirements for commercial uses in specific ground floor frontages, to stimulate active street life and
encourage human-scaled, walkable environments. An overlay based approach was taken to set separate
standards in areas where active ground floor uses are required and community-oriented public spaces
are prioritized.
The proposed draft differentiates between:
· Areas where ground floor commercial is required, and
· Areas where it is allowed but optional
Design standards also address ground-floor frontage transparency, open and amenity space
requirements, landscaping, and pedestrian comfort zones, all of which are intended to contribute to
vibrant, livable Centers and Hubs.
At the same time, where mixed-use development may be less feasible, and where it might be more
appropriate to continue to allow low density residential development, a separate residential exception
overlay is proposed to limit mixed-use development in those areas.
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At the April 23 meeting, staff will provide a brief overview of the key updates and the proposed
approach. It’s important to note that this is a working draft, and some topics may still be under
development. The current draft does not reflect final proposals but rather provides a discussion
framework. Various development/design standards are acknowledged at a high level and will be refined
in future iterations.
Next Steps
The City is hosting an in-person Open House on May 1 to provide the community with another
opportunity to engage directly with staff, ask questions, and discuss the proposed changes included in
the code updates. Based on input received there and from Planning Board on April 23, staff will return to
Planning Board on May 14 with a revised draft.
Attachments:
16.120.ECDC Neighborhood Centers and Hubs Draft V1
NCH Map Overlays
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Page 1 of 17
Chapter 16.120
Neighborhood Centers and Hubs
Permanent Ordinance Draft v. 1
Sections:
16.120.000 Purpose
16.120.010 Effect and applicability
16.120.020 Definitions
16.120.030 Subdistricts
16.120.040 Uses
16.120.050 Site Development standards
16.120.060 Design standards
16.120.070 Bonus Height Incentive Criteria
16.120.080 Building types
16.120.100 Access, Circulation & Parking
16.120.110 Existing Single-Family Standards
16.120.000 Purpose.
The Neighborhood Centers and Hubs (NCH) Zone is established to promote the development of
neighborhood centers and neighborhood hubs as focal points within the city. Neighborhood
centers and hubs bring a mix of neighborhood retail, amenities, and services in proximity to
residents. They also help ensure capacity for multifamily housing to meet the city’s forecasted
need to accommodate a broad range of income levels, consistent with the City’s
Comprehensive Plan. Development in a neighborhood center or hub is intended to b e at a
scale similar to what is possible around it and to encourage walkability and an attractive
environment that includes trees and open spaces.
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16.120.010 Effect and applicability.
The provisions of this code apply to:
A. All lots within the Neighborhood Centers and Hubs designated within the Comprehensive
Plan.
• Neighborhood centers are the areas of Westgate, Five Corners, Medical District
Expansion, and Firdale Village, as shown in Figure 2.5 of the City’s Comprehensive Plan.
• Neighborhood hubs are the areas of North Bowl, East Seaview, South Lake Ballinger,
West Edmonds Way, and Maplewood, as shown in Figure 2.5 of the City’s
Comprehensive Plan.
B. Where this chapter conflicts with any other, this chapter shall prevail for the designated
Neighborhood Centers and Hubs.
16.120.020 Definitions.
In implementing this chapter, the following definitions apply.
“Amenity space” means outdoor or indoor shared spaced within a private development that
provides an amenity or a benefit to the residents, public for recreation, relaxation or social
interaction. Examples include but are not limited to rooftop decks, community rooms, fitness
areas, courtyards, children’s play areas, and publicly accessible plazas.
“Building Frontage” refers to the portion of the building that faces and interacts with the street
or public space. It focuses on the building's design and relationship to the pedestrian
environment.
“Community services” mean services provided by a nonprofit or religious organization to aid
people in obtaining housing, food, or medical treatment.
“Incentive floor ” means the extra or bonus story allowed in a Mixed-Use 4 or Mixed-Use 5
subdistrict if the conditions in ECD 16.120.060 are met.
“Indoor gathering space” means an indoor space, such as a lobby, shared common space, and
meeting room, for permitted primary uses.
“Live/work unit ” means a building or portion of a building that combines a commercial or light
industrial activity with a residential living space for the owner of the business, the owner’s
employee, or their household. The live/work units shall be designed to accommodate both
commercial or light industrial use and a residential unit within the same space.
“Light industrial” refers to small-scale manufacturing or production facilities, such as enclosed
fabrication studios, workshops, craft production, and other similar low-impact manufacturing
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activities, that focus on the creation or assembly of goods, with minimal environmental impact.
These operations are characterized by fully enclosed spaces which generate low levels of noise,
traffic, and pollution, making them suitable for integration into mixed -use urban settings like
Neighborhood Centers and Hubs.
E.g.: Art studio, art gallery, restaurant or food service establishment that also provides an on-
site retail outlet open to the public
“Multifamily housing ” means housing of five or more units attached to each other in some
combination or located within a mixed-use building.
“Pedestrian area” is the space next to the street, starting from the curb (or edge of pavement if
there’s no curb) and extending into the area in front of building.
“Pocket Park” means a small outdoor area that provides dedicated space for passive or active
recreation, open to the public.
“Portable sign” means an A-frame sign that stands no taller than 36 inches or a stanchion sign
that stands no taller than 42 inches.
“Primary street ” means the public street right-of-way that a building faces or when a property
borders two or more streets, the primary street is typically the street that has the most traffic.
“Retail” means the direct sale of goods or services to the public.
“Right-of-way-related uses” means bus stops, utilities, bicycle paths, pedestrian access,
landscape, and other uses for public benefit, as typically allowed within or adjacent to a public
right of way.
“Step-back” means the upper portion of a building that is required to be set (or stepped) further
back than the minimum setback.
“Street Frontage” refers to the length of the property boundary that directly abuts a street or
public right-of-way. It is more about the lot or property line and its interaction with the street.
“Voluntary Housing ” means assisted living, retirement homes, senior housing, adult family
homes, and other housing where residents may voluntarily live.
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16.20.030 Subdistricts.
The NCH zone includes the following subdistricts:
A. Mixed-Use 3, which provides for a mix of uses where the maximum standard height of
buildings is no more than three stories, and no additional incentive floor is allowed.
B. Mixed-Use 4, which provides for a mix of uses where the maximum height of buildings may
be up to three stories and up to four stories with an incentive bonus.
C. Mixed-Use 5, which provides for a mix of uses where the maximum height of buildings may
be up to four stories and up to five stories with an incentive bonus.
16.120.040 Uses.
Table X includes the allowed and prohibited uses in the Mixed-Use zones:
Primary Uses Accessory and
Secondary Uses
Prohibited Uses
✓ Multiple dwellings
✓ Voluntary housing
✓ Bed-and-
breakfasts1
✓ Commercial uses
✓ Community
facilities
✓ Community
services
✓ Neighborhood
grocery store2
✓ Light Industrial
✓ Offices
✓ Open space3
✓ Open air markets
✓ Outpatient clinics
✓ Accessory
Dwellings
✓ Home Occupations
✓ Daycare
✓ Recreational
facilities
✓ Commuter Parking
Lots* only in
conjunction with a
facility otherwise
permitted in this
zone
✓ Private parking of
vehicles
✓ Outdoor dining4
✓ Automobile sales
and services
✓ New drive-
in/through
Businesses5
✓ Mobile home parks
✓ Sexually Oriented
Businesses
✓ New Single-Family
Detached
Residential Use6
✓ Recreational
Marijuana
✓ Retail sales
requiring intensive
outdoor display or
storage areas7
✓ Half-way Houses
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✓ Commercial
parking lots
✓ Hospitals,
convalescent
homes, rest
homes, sanitariums
✓ Hotels and Motels
✓ Wholesale
1Bed and Breakfast units shall be compliant with ECDC 20.23.
2A retail establishment primarily engaged in the sale of food and grocery items for
household consumption, which must include fresh produce and dairy or dairy-substitute
products.
3Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
4Outdoor dining is allowed, provided that, when within ten feet of a property zoned
predominately for residential use, it is screened with a combination of plantings and
fencing at six feet or more in height. Outdoor dining meeting the criteria of
Chapter 17.75 ECDC.
5Existing drive through businesses are considered legal non-conforming uses; however,
expansions of the use are permitted within the limits as established in 16.120.xxx.
6Existing detached single family homes are considered legal nonconforming uses. New
developments shall not include detached single family homes only. Expansion of existing
Single family must be in accordance with 16.120.110.
7Retail sales requiring intensive outdoor display or storage areas, including but not
limited to trailer sales, used vehicle lots, or heavy equipment storage, sales, or services,
are not permitted. However, limited outdoor display of landscaping and nursery
supplies, seasonal displays (e.g., pumpkins, Christmas trees, flower baskets) may be
allowed, provided they are attractively arranged, integrated into the site design, and
screened from adjacent uses and public rights-of-way through landscaping, fencing, or
other appropriate design features.
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16.120.50 Site development standards.
A. Overlays
The base zoning designation for all parcels is Mixed-Use. Development standards for individual
parcels are further refined through specific overlay zones.
i. Ground Floor Commercial Overlay.
a. Selected parcels are subject to the Ground Floor Commercial Overlay, which
requires mandatory ground floor commercial uses. All new developments within
this overlay must include commercial uses within the first 45 feet of a building’s
ground floor along 60 percent of the street-facing façade and public open space,
as applicable.
b. Must comply with Active Frontage Requirements—including transparency,
primary entrances, and minimum floor-to-floor height standards—as specified in
Section 16.120.060.
ii. Residential Exception Overlay.
a. Parcels within the Residential Exception Overlay are allowed to develop as
residential-only or as mixed-use, based on context. These parcels are exempt
from mixed-use requirements when located on private streets or dead-end
streets (e.g., Grandview Street).
Maps (to be included)
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B. Height.
1. Table X includes the maximum allowed building height for each Mixed-Use subdistrict
Consistent with Figure 2.5 in Comprehensive Plan:
MU
Sub-District
Standards Heights*
When eligible for Bonus floor
Sub Districts Maximum
height
Maximum
height w/
12'
ground
floor
Maximum Height
w/ height incentive
Maximum
height w/ 12'
ground floor &
height
incentive
Mixed Use -3 30’ 33’
NA NA
Mixed Use -4 30’ 33’
40’ 42’
Mixed Use -5 40’ 42’
50’ 52’
*The above standards do not apply to existing detached single-family residential properties
within the mixed-use zones MU-3, MU-4, and MU-5. The maximum height for single family
dwellings is 25 feet.
2. Additional criteria.
a. Building Stepbacks when adjacent to Residential Zone: In any of the three mixed use
districts for any lot abutting or directly across the street from a Low Density
Residential (LDR) Zone, the height of any portion of a building located within 20 feet
of the property line shall be no greater than 30 feet under any circumstances. This
limitation applies regardless of any height exceptions, incentives or bonuses that
may otherwise be allowed in this chapter
b. Balconies, railings, parapets, and similar non-enclosed features may project into the
stepback area to encourage human activity and architectural interest.
c. For the purposes of this chapter, railings, chimneys, mechanical equipment, and
other exterior appurtenances that do not enclose interior space are excluded from
maximum height calculations. However, such features shall not exceed 20% of the
building’s surface area above the maximum height limit.
d. Building height in the NCH zone is established by the finished grade at the primary
building entrance. Buildings may not use adjoining slopes or higher ground at the
back or sides of the property to increase its overall height.
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e. Exceptions to the maximum building height may apply only if one of the conditions
in this subsection is met.
f. Exceptions are not additive; no more than one of the exceptions below shall apply to
any building.
g. Green Building Incentive: Up to 5 feet of additional height may be allowed for
buildings that:
1) Achieve green building certification under ECDC 16.45.040 or 16.45.045, and
2) Include a ground-floor commercial comprising at least 60% of the total lineal feet
of a building’s ground floor along the primary street-facing façade and/or public
open space when applicable
h. Bonus Floor Incentive: In MU-4 and MU-5 zones, developments within the lots that
qualify for a bonus floor by meeting community benefit criteria under ECDC
16.120.060 may include one additional floor up to 10 feet in height.
C. Setbacks.
Table X includes the applicable setbacks for each of the subdistricts , except that setbacks for
single family residential buildings are the same as those identified in ECDC 16.20.
General Ground Floor
Commercial Overlay
Residential Exception
Overlay
Street Setback 10 feet 10 feet 20 feet4
Side Setback 10 feet None2 7.5 feet in Centers
10 feet in Hubs
Rear Setback 15 feet None3 15 feet in Centers
25 feet in Hubs
Build-to-line1 10-15 feet 10 feet -
Lot Coverage 45% None 35%
1Built-to-Line is a specified distance or range from the front property line where at least 60%
of the primary building façade must be placed. Unlike a setback, which sets a minimum
distance, a built-to-line requires the building to front the street, helping create a defined
street edge and support walkable, engaging public spaces.
2All buildings shall be set back a minimum of 10 feet from adjacent residential zoned
properties, otherwise, no side setback is required by this subsection, except for the existing
single-family residences.
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3All buildings shall be set back a minimum of 15 feet from adjacent residential zoned
properties, otherwise, no side setback is required by this subsection, except for the existing
single-family residences.
4Garages 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 façade of the dwelling.
16.120.060 Design Standards
The following design standards apply to new developments in all subdistricts. Remodels or
additions to existing buildings must comply with the standards, as feasible, at the Director’s
discretion based on the scope of the project.
The design standards of this section do not apply to existing single-family houses and their
accessory or secondary uses, which are regulated according to LDR-M standards per Chapter
16.20 ECDC.
A. Screening.
1. Retaining walls facing adjacent property or public rights-of-way shall not exceed three
feet in height. A minimum of four feet of planted terrace is required between stepped
wall segments.
2. When adjacent to LDR Zoned Property, the setback shall include permanent landscaping
with trees and ground cover, maintained by the property owner to provide visual
screening
3. Utilities, including mechanical equipment, utility boxes must be placed away from the
street front, preferably in rear or interior areas, or below ground when possible.
4. Trash and recycling areas should also be located away from street frontages when
possible. However, where street access is required, enclosures shall be designed to
minimize visual impacts.
5. Screening shall not impede access to utility equipment for maintenance, repair, or
emergency purposes. Proper access paths and clearances must be maintained.
Screening materials must be durable, weather-resistant, and visually harmonious with
the overall architectural style of the building or development.
B. Open space.
1. Open space refers to any undeveloped or unbuilt area on a site providing visual relief,
environmental function, or recreational opportunities. Open space may be natural or
landscaped, and may include areas such as:
o Natural areas such as protected slopes, stormwater features, buffers
o Landscape setbacks and side yards
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o Green roofs
o Courtyards, gardens, plazas or other amenity spaces as mentioned in XX.XXX
2. Open space does not include balconies or areas covered by or located under buildings,
such as arcades.
3. Open space is not necessarily required to be accessible or usable by residents, tenants,
or the public, unless it is classified as amenity space
4. The minimum open space area shall be 15 percent of the total footprint of all buildings
located on the lot.
C. Amenity space.
1. Amenity space refers to the portion of open space that is specifically designed to be
usable, accessible, and beneficial to residents, tenants, or the public.
2. At least 5% of the area of the building footprint must be provided as amenity space on
the site.
3. If a parking area of at least 2,000 sq. ft. is proposed without a building, at least 5% of
the parking area must be provided as an amenity space.
4. Amenity space must include pedestrian-oriented features. Preferred forms include:
a. Recreation Areas for active or passive use (playgrounds, fitness stations, etc.).
b. Lawns or landscaped greens, providing a minimum of 60% planted pervious surface
area and include seating areas.
c. Plazas or squares, for civic purposes and commercial activities, combining hardscape
and planting (20% minimum pervious area).
d. Outdoor dining areas.
e. A roof deck or green roof can be counted as open space only if it is accessible by the
public.
5. Design and access.
a. Must have pedestrian access from the building and sidewalk.
b. When multiple buildings exist, pedestrian connections shall be provided from all
buildings to the amenity spaces.
c. Where commercial ground floor overlay applies, open spaces must be accessible by
public. For developments that are multifamily residential only, open spaces may or
may not have public access.
6. Amenity space may be counted towards community benefits to qualify for a bonus floor
as an incentive as specified in 16.120.xxx
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D. Pedestrian Area & Building Frontages.
1. All the new developments must comply with pedestrian area and building frontage
requirements. Maps in section 16.120.xxx show the relevant frontage requirements for
each of the parcels within this zone.
2. Table X describes the different sections of the pedestrian area, which is also shown in
the illustration below.
Location Features
Activity Zone Between Pedestrian Zone and
the primary building façade.
Typically, on private property
Café seating, displays, art &
sculpture
Pedestrian Zone Between Activity Zone and
Streetscape Zone.
May be fully within the public
right-of-way or partly on private
property.
Pedestrian Sidewalk
Streetscape Zone Runs along the curb or
pavement edge up to the
pedestrian zone.
Typically located within the
public ROW.
Street trees, lighting,
furniture, utilities
3. Primary Active Frontage Requirements
These standards apply to parcels located within the Commercial Ground Floor Overlay
and along designated primary streets as identified on the map xx.xxx.
a. The Activity Zone must be paved, accessible and designed to support active uses.
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b. Include things like outdoor seating, sidewalk displays, benches, potted plants, and
entrances.
c. A minimum sidewalk width of 7 feet, between the Activity Zone and the Streetscape
Zone is required.
d. A minimum 5’ buffer space from the curb or pavement edge up to the sidewalk edge
must be included to enhance pedestrian comfort and safety. (e.g., May include
things like shrubs, street trees, lights, benches, bus stops, and bike racks)
e. Transparency: At least 60% of the ground-floor street-facing building frontage along
the sidewalk must be transparent (e.g., windows or doors) to create visual interest
and engagement between the interior and the public space.
4. Secondary Active Frontage Requirements
These standards apply to the lots along the secondary streets, where commercial ground
floor use is encouraged but not required.
a. A minimum sidewalk width of 7 feet is required along the building frontage.
b. Activity Zone and Streetscape zone are encouraged but not required along secondary
frontages.
c. Transparency: At least 50% of the building’s frontage along the sidewalk must be
transparent
d. A minimum 30 percent of the total building façade above the ground floor shall be
transparent to maintain a connection between the building and the public space
5. Corner Lots
When proposed development is on a Corner lot, the planning and development director
shall determine the type of frontage considering the following:
a. The street classification of the adjacent streets.
b. The prevailing orientation of other buildings in the area.
c. The length of the block face on which the building is located
d. Unique characteristics of the lot or street.
6. Mid-Block connections. Development proposals must include pedestrian connections as
identified on Map XX.XXX, where applicable, to facilitate mid-block access and enhance
overall site connectivity.
E. Trees & Landscaping
1. All new development shall preserve existing trees wherever feasible. Efforts should be
made to protect mature trees and significant vegetation during the construction .
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2. Tree locations and selections must follow green infrastructure principles to enhance
environmental quality, aesthetics, and ecological sustainability, helping the development
integrate with its surroundings.
a. Species selection shall include a mix of evergreen and deciduous trees, native
species being preferred.
F. Lighting.
1. Building entrances must include integrated lighting for safety and visibility—such as
lights under canopies or near doorways.
2. All lighting must be shielded and directed downward, away from neighboring properties.
Use lower pole heights near property lines and full cut-off fixtures to reduce glare.
3. Poles in parking areas may be up to 25 feet tall.
4. Paths, walkways, and outdoor stairs must have pedestrian -scale lighting focused on
walking areas. Poles must not exceed 14 feet, and bollard-style lights are encouraged.
5. In interior areas, solar-powered lights may be used for walkways if they provide
adequate visibility.
G. Protected slopes
For lots within the Westgate Neighborhood Center, new development shall protect steep slopes
by retaining all existing trees and vegetation on protected slopes, as shown on the map included
in this Figure 16.120.xxx. No development activity, including activities such as clearing, grading,
or construction of structures or retaining walls, shall extend uphill of the protected slope line
shown on the following map. Protected slope areas may count toward required open space if
they retain existing trees or are supplemented to provide a vegetative buffer.
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16.120.070 Bonus Floor Incentive Criteria
A bonus floor of up to 10 feet above the maximum allowed building height may be granted in
Mu-4, MU-5 districts as an incentive if the development meets at least __ of the following
criteria.
1. When an open space in the form of a community amenity space such as plaza, pocket
park, or outdoor recreational area that’s accessible to public is part of the proposed
development. The size of the open space required is as below:
Center/Hub Size ( open for discussion with Planning Board)
Firdale • Min ___ sq ft, or 15% of building footprint (whichever
is greater)
• Possible min Configuration: min ___ usable area
• Can include 50% of the City’s ROW (8000 approx. total
area in ROW)
Westgate and Med
District
• For lots between 4000-6000: ___ amenity space
• Btw 10000-12000: ___Sq ft
• 50,000 – 60,000 sq ft: ___sq ft or (10-15% additional
amenity space?)
East Seaview 800 Sq ft
o The space must include seating, landscaping, pedestrian access, and other
amenities as part of a master plan that has considered neighborhood input and
been approved by the director or director’s designee.
o The space must be maintained consistent with the approved master plan or a
revised master plan that has had public input and approval by the director or
director’s designee.
1. where ground-floor commercial is not required, a multifamily residential development
may be eligible for a bonus floor if includes commercial uses at least 30% of the ground -
floor street-facing façade.
2. In areas where ground-floor commercial is required, developments that provide active
uses along at least 75% of the ground-floor street-facing façade may be eligible for one
bonus floor.
3. Amenity space may be counted towards community benefits to qualify for a bonus floor
if the combination of open space including amenity space exceeds X% of the total
footprint of all buildings located on the lot.
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4. when improvements to transportation infrastructure, such as bike racks, electric vehicle
charging stations, enhanced bus stops, or pedestrian pathways, promoting sustainable
transportation options and reducing reliance on private vehicles.
5. Includes 10% of total number of units as affordable housing units, meeting or exceeding
the local affordable housing requirements.
16.120.80 Access, Circulation, and Parking
1. Pedestrian access must be provided directly from the sidewalk to ensure safe access.
2. Vehicular access must comply with ECDC XXXXX. Where curb cuts are necessary, they
shall be landscaped to blend with the pedestrian streetscape and be as unobtrusive as
possible.
3. Off-street surface parking must be located to the side or rear of the primary building,
unless otherwise allowed in this chapter.
4. Surface parking shall not occupy more than 40% of the public street frontage within 100
feet of the primary street.
5. On the corner lots, parking cannot be located at the corner.
6. Parking is not considered commercial use for fulfilling the ground-floor commercial
requirement.
7. Parking Lot Design and Screening:
a) Parking lots must be screened from the sidewalk with walls or plantings (between 2
to 4 feet in height).
b) The edge of surface parking lots must be planted with shrubs or street trees, spaced
at a maximum of 30 feet apart, and positioned 3 to 7 feet behind the common lot
line.
c) This requirement may be reduced when parking lots are adjacent to each other and
linked by vehicle and pedestrian connections.
d) Parking lot pathways must be provided at least every four rows of parking, with no
more than 180 feet between paths. These paths should connect to major building
entries, sidewalks, and other key destinations.
e) Pathways must be universally accessible and meet ADA standards.
8. Landscaping in Parking Lots:
a) Landscaping in parking lots should be integrated with on-site pathways and utilize
permeable pavements or bioswales where feasible. Efforts should be made to
minimize the use of impervious pavement.
b) Landscape buffers: A minimum 5-foot-wide landscaping buffer is required along all
street frontages where parking lots abut the street right-of-way.
9. Parking Lot Edges: When a parking lot is adjacent to another parking lot, vehicle and
pedestrian connections must be provided to facilitate circulation.
10. Parking Under Buildings: Any parking space located under a building must be completely
screened from the public street.
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11. Use of Parking Lots: No lot shall be used principally as a parking lot unless it provides
centralized parking for the larger developed area framed by external streets.
12. Motor vehicle parking. Motor vehicle parking, other than for electric bicycles or electric
scooters, is not allowed within the pedestrian zone.
13. Required off-street parking calculations.
a. For existing single-family houses, and accessory dwellings, the parking
requirements of ECDC 16.20.050 apply.
b. For a multiple dwelling, off-street parking is required at a ratio of:
i. At least 1.0 parking space per unit with less than 800 square feet living
space.
ii. At least 1.25 parking spaces per unit with 800-1200 square feet of living
space.
iii. At least 1.75 parking spaces per unit with more than 1200 square feet of
living space.
c. For commercial uses in a building, off-street parking is required at a ratio of:
i. One space for 800 square feet of commercial use when street parking is
available in front of the building (measured from the nearest property
line or within 60 feet of it.
ii. One space per 400 square feet if street parking is not available in front of
the building (measured from the nearest property line) or within 60 feet
of it.
iii. Bed and breakfasts must have one off-street parking space per guest unit.
iv. A commercial or mixed-use building that has less than 400 square feet of
commercial space is not required to have off-street parking if street
parking is available in front of the building (measured from the nearest
property line) or within 60 feet of it.
d. Parking meeting the non-residential parking requirements shall be open to the
public throughout business operating hours.
e. For community facilities, off-street parking spaces are required pursuant to ECDC
17.50.020.C.
16.120.110 Existing Single Family
A. The NCH Mixed Use zones were created in part to encourage the reuse and
redevelopment of existing residential structures for live/work, retail and commercial
uses along with multifamily residential.
B. However, existing detached single-family homes may continue to exist within the NCH
zone. Accessory dwellings and structures must be consistent with XX.XXX.XXX
C. Previously existing detached single family residential properties shall be considered as
legal non-conforming use (which was once allowed by applicable land use regulations,
but is no longer allowed, due to the passage or later change of the ordinance codified in
this chapter or a prior ordinance).
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D. A nonconforming building or structure may be maintained and continued, unless
required to be abated elsewhere in this chapter or section, but it may not be changed or
altered in any manner which increases the degree of nonconformity of the building.
i. Expansion of the ground floor beyond the existing footprint is permitted.
ii. These expansions shall meet the 35% lot coverage requirement.
iii. Maintenance, alteration, restoration of these homes is subjected to 17.40.020
iv. Construction of new single family residential is strictly prohibited. Any new
development must be in accordance with the uses permitted by ECDC 16.120
v. Setbacks and other development standards are as mentioned above in
16.120.XXX
vi. Parking requirements for the existing single family must be consistent with 17 .XX
This chapter supersedes any conflicting standards that may apply to these areas.
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‘WESTGATE’ Neighborhood Center
•Land Use : Mixed Use -4 (MU-4)
•Height allowed - 3 Floors
•Bonus floor height incentive allowed.
Overlays
Commercial Ground-Floor Use
Required (MU-4)
Primary Active Frontage requirement
Secondary Active Frontage requirement
Commercial uses allowed but not
required(MU-4)
7.A.b
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‘MEDICAL DISTRICT EXPANSION’ Neighborhood Center
•Land Use : Mixed Use-3, 4, 5
•Height allowed - 3, 4 Floors,
•Bonus floor height incentive allowed on few parcels
Overlays
Commercial Ground-Floor Use
Required (MU-5)
Primary Active Frontage requirement
Secondary Active Frontage requirement
Commercial uses allowed but not
required(MU-4)
Commercial uses allowed but not
required(MU-3)
Commercial Ground-Floor Use
Required (MU-3)
7.A.b
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‘FIVE CORNERS’ Neighborhood Center
•Land Use : Mixed Use -3
•Height allowed – 3 Floors,
•Bonus floor height incentive not allowed
Overlays
Commercial Ground-Floor Use
Required (MU-3)
Primary Active Frontage requirement
Secondary Active Frontage requirement
Commercial uses allowed but not
required(MU-3)
Residential Exception Overlay
7.A.b
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‘FIRDALE’ Neighborhood Center
•Land Use : Mixed Use - 5
•Height allowed - 4 Floors
•Bonus floor height incentive allowed
Overlays
Commercial Ground-Floor Use
Required (MU-5)
Primary Active Frontage requirement
7.A.b
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‘WEST EDMONDS WAY’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
Overlays
Commercial Ground-Floor Use
Required (MU-3)
Primary Active Frontage requirement
Commercial uses allowed but not
required(MU-3)
Residential Exception Overlay
7.A.b
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‘SOUTH LAKE BALLINGER’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
Overlays
Commercial Ground-Floor Use
Required (MU-3)
Primary Active Frontage requirement
Commercial uses allowed but not
required(MU-3)
7.A.b
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‘EAST SEA VIEW’ Neighborhood Hub
Overlays
Commercial Ground-Floor Use
Required (MU-4)
Primary Active Frontage requirement
Commercial uses allowed but not
required(MU-3)
Residential Exception Overlay
Commercial Ground-Floor Use
Required (MU-3)
•Land Use : Mixed Use - 3, Mixed Use - 4
•Height allowed - 3 Floors
•Bonus floor height incentive allowed on few parcels
7.A.b
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‘MAPLEWOOD’ Neighborhood Hub
•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
Overlays
Commercial Ground-Floor Use
Required (MU-3)
Primary Active Frontage requirement
Commercial uses allowed but not
required(MU-3)
Secondary Active Frontage requirement
7.A.b
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•Land Use : Mixed Use - 3
•Height allowed - 3 Floors
•Bonus floor height incentive NOT allowed
Overlays
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Residential Exception Overlay
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7.A.b
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Planning Board Agenda Item
Meeting Date: 04/23/2025
Design Review Code Update: Revised Draft Review
Staff Lead: Brad Shipley
Department: Planning Division
Prepared By: Brad Shipley
Background/History
In 2023, the Washington State Legislature passed HB 1293 to streamline local design review processes,
aiming to accelerate housing development and reduce associated costs. This legislation amends Chapter
36.70A RCW, clearly defining "design review" and establishing new guidelines:
· Design review standards must be clear and objective, addressing only the exterior design of
projects.
· Standards must include at least one measurable criterion, allowing applicants to assess project
compliance clearly.
· Design guidelines must not restrict project density, height, bulk, or scale below what zoning
regulations permit.
· Design review processes must be integrated with consolidated project reviews, limited to one
public meeting.
Cities are encouraged, though not mandated, to adopt expedited review procedures for projects
meeting established development standards or those providing affordable housing for low- and
moderate-income residents.
Edmonds must comply with these updated requirements by July 1, 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 make a recommendation to City Council.
Narrative
7.B
Packet Pg. 112
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:
· Incorporates Planning Board changes.
· For process, all design reviews would be done administratively by staff using the updated clear
and objective standards; departures to the clear and objective standards would be allowed and
those would require ADB review and approval. While HB 1293 allows for one public meeting on
a development project, the administrative-only approach is consistent with the intent of HB
1293 to streamline review processes, consistent with the resourcing challenges that have led to
the current pause on Boards/Commissions like ADB, consistent with ADB’s powers and duties in
Chapter 10.05 of the Edmonds City Code (Attachment 3), and consistent with previous direction
by City Council to remove volunteer boards from quasi-judicial decision-making roles
(Attachment 4).
· Updates to permit process table (Chapter 20.01 ECDC).
· Consolidation of Chapter 20.11 ECDC (General Design Review) into Chapter 20.10 ECDC (Design
Review), with enhanced clear and objective general standards applicable to all zones lacking
specific standards.
· District-based criteria from Chapter 20.12 ECDC moved into appropriate zoning districts
(primarily the BD zone). Duplicative standards for the CG zone removed; remaining Chapter
20.12 text deleted.
· Integration of Chapter 22.43 ECDC (Design Standards for BD Zones) into Chapter 16.43 ECDC
(Downtown Business Zone).
· All design standards reviewed and revised for clarity and objectivity.
· Minor amendments to other chapters for consistency.
Timeline:
· Priority adoption of essential updates by July 1, 2025 (Phase II).
· Additional refinements to zoning districts and design standards to continue through 2026 (Phase
III).
7.B
Packet Pg. 113
Attachments:
Attachment 1 - Design review redline binder_revised_2025.04.23
7.B
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Chapter 20.10 ECDC, Design Review Page 1 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
Chapter 20.10
DESIGN REVIEW
Sections:
20.10.000 Purposes.
20.10.010 Types of design review.
20.10.020 Scope.
20.10.030 Approval required.
20.10.040 Optional pre-application.
20.10.045 Augmented architectural design review applications.
20.10.050 General Design Review.
20.10.000 Purposes.
In addition to the general purposes of the comprehensive plan and the zoning ordinance, this
chapter is included in the community development code for the following purposes:
A. To encourage the realization and conservation of a desirable and aesthetic environment in
the city of Edmonds;
B. To encourage and promote development which features amenities and excellence in the
form of variations of siting, types of structures and adaptation to and conservation of
topography and other natural features;
C. To encourage creative approaches to the use of land and related physical developments;
D. To encourage the enhancement and preservation of land or building of unique or
outstanding scenic or historical significance;
E. To minimize incompatible and unsightly surroundings and visual blight which prevent
orderly community development and reduce community property values. [Ord. 3636 § 1, 2007].
7.B.a
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Chapter 20.10 ECDC, Design Review Page 2 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
20.10.010 Types of design review.
A. There are two types of design review: (1) administrative design review subject to the
provisions of the design standards found within the applicable zoning district or Chapter 20.11
ECDC in accordance with subsection (B) of this section, and (2) general Architectural Design
Board (ADB) design review for development projects that request a departure from one or
more of the design standards required under the administrative design review process. subject
to the provisions of Chapter 20.11 ECDC, and (2) district-based design review subject to the
provisions of Chapter 20.12 ECDC. District-based design review is applicable when an area or
district has adopted design guidelines or design standards that apply specifically within that
area or district. General design review applies to areas or properties that do not have
specifically adopted design guidelines or standards. Projects may undergo either district-based
design review or general design review, but not both.
B. General design review criteria found in subsection 20.10.050 ECDC of this chapter applies to
areas or properties that do not have specifically adopted design standards found within the
applicable zoning district.District-based design review applies to the following areas or districts:
7.B.a
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Chapter 20.10 ECDC, Design Review Page 3 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
1. The downtown Edmonds business districts (BD zones) located within the
downtown/waterfront activity center as shown on the city of Edmonds
comprehensive plan map.
2. The general commercial (CG) zone located within the medical/Highway 99 activity center or
the Highway 99 corridor as shown on the city of Edmonds comprehensive plan
map.
C. General design review applies to all areas of the city not specifically designated for
district-based design review under subsection (B) of this section.
D. The exemptions established pursuant to subsection (B) of this section shall apply to all
types and phases of design review under this chapter and Chapters 20.11 and
20.12 ECDC. [Ord. 4299 § 46 (Exh. A), 2023; Ord. 3636 § 1, 2007].
20.10.020 Scope.
A. Design review is intended to apply to all development, except for those developments
specifically exempted from review under subsection (B) of this section. “Development” includes
any improvement to real property open to exterior view, including but not limited to buildings,
structures, fixtures, landscaping, site screening, signs, parking lots, lighting, pedestrian facilities,
street furniture, use of open areas (including parks, junk yards, riding academies, kennels and
recreational facilities), mobile home and trailer parks, whether all or any are publicly or
privately sponsored.
B. Exempt Development. The following types of development are exempt from design review:
1. Parks developed under a master plan approved by the Edmonds city council.
2. Accessory structures that are not visible from the street.
2. Permitted primary and secondary uses in RS – single-family residential districts.
3. Detached single-family homes or duplexes in RM – multiple residential districts.
7.B.a
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Chapter 20.10 ECDC, Design Review Page 4 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
24. Additions or modifications to structures or sites on the Edmonds register of historic
places which require a certificate of appropriateness from the Edmonds historic
preservation commission.
35. Fences that do not require a separate development permit.
46. Signs that meet all of the standards contained in Chapter 20.60 ECDC.
57. Underground utilities. [Ord. 3636 § 1, 2007].
20.10.030 Approval required.
A. Development. Unless exempted under ECDC 20.10.020(B), no city permit or approval shall
be issued for, and no person shall start, any development, or substantially change any
development, until the development has received design review approval.
B. Bond. The city may require that a bond be posted under Chapter 17.10 ECDC to ensure the
satisfactory installation of site improvements. [Ord. 3636 § 1, 2007].
20.10.040 Optional pre-application.
The applicant may submit plans required under ECDC 20.02.002 as part of the complete
application in preliminary or sketch form, so that the comments and advice of the architectural
design board may be incorporated into the final plans submitted for application. [Ord. 3736 § 38,
2009; Ord. 3636 § 1, 2007].
20.10.045 Augmented architectural design review applications.
At the applicant’s discretion, an augmented design review application may be submitted
under the provisions of ECDCAt the option of the applicant, an augmented ADB design review
application to vest rights under the provisions of ECDC 19.00.025 in order to vest development
rights under the rules and regulations in effect at the time the application is deemed
completemay be submitted. Such applications may not be submitted in conjunction with the
7.B.a
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Chapter 20.10 ECDC, Design Review Page 5 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
concept review provided for by ECDC 20.10.040. The application shall be processed in all
respects as a regular application for review, but vesting rights shall be determined under the
provisions of ECDC 19.00.025. The architectural design boardStaff shall 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 connection between buildings
and the public street.
B. Applicability. (New)
1. All new developments and all additions to existing development shall comply with the
standards of this section, except:
a. Buildings located in zoning districts with adopted design standards.
C. Review procedure – General design review (Adapted from Chapter 20.11 ECDC)
1. Review. All development projects may be approved by staff as a Type I decision per
Section 20.01.003 ECDC. 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
7.B.a
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Chapter 20.10 ECDC, Design Review Page 6 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
decision. The role of the ADB shall be dependent upon the nature of the application as
follows:
a. The ADB under Chapter 20.10.010(A)(2) shall approve, conditionally approve, or
deny the proposal. No more than one public hearing is allowed.
D. Findings. (New)
The decision-maker shall make the following findings before approving the proposed
development:
1. Criteria. The proposal is consistent with the criteria listed in this section or design
standards found in the applicable zoning district.
E. Criteria. (From Chapter 20.11 ECDC)
1. Building Standards. No one architectural style is required. The building shall be
designed to comply with the purposes of this chapter and to avoid conflict with the
existing and planned character of the nearby area. All elements of building design shall
form an integrated development, harmonious in scale, line and mass.
a. Building design: (New)
i. All primary building frontages must be oriented toward the primary street
and clearly distinguished through the use of architectural features, awnings
or canopies, and lighting. This requirement may be waived by the director or
their designee for buildings that are oriented toward a shared open space.
ii. 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
7.B.a
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Chapter 20.10 ECDC, Design Review Page 7 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
wall area within the designated transparency zone. Buildings shall provide
windows and doors on facades facing primary and secondary streets that
meet transparency requirements for the applicable zoning district. Building
designs that create blank wall conditions facing primary or secondary streets
are prohibited.
iii. The transparency zone is defined as the horizontal area of the building
façade 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 façade 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 (VLT)
of 50% and a maximum Visible Light Reflectance (VLR) 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
7.B.a
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Chapter 20.10 ECDC, Design Review Page 8 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
approved by the Director or his/her designee if they demonstrate
adequate weather resistance and visual compatibility.
ii. Vertical Articulation: Vertical articulation is required to visually break the
massing of the front and corner facades into building segments no wider
than 32 feet. Vertical articulation may be achieved through architectural
features such as bays, columns, pilasters, mullions, a regular pattern of
windows, changes in the building plane, or recessed entries. For buildings
on corner lots, the material and articulation of the primary facade must
extend a minimum of one segment along the secondary street.
iii. Horizontal Articulation: Horizontal articulation (e.g., base treatments, belt
courses, cornice lines, entablatures, friezes, awnings or canopies,
changes in materials or window patterns, recessed entries, or other
architectural treatments) is required to distinguish the ground floor or
podium from upper stories.
iv. Prohibited Use of Color for Articulation: Variation in color alone shall not
be used to satisfy the required articulation standards.
v. Main Entrance Requirements: The main entrance must address 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:
7.B.a
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Chapter 20.10 ECDC, Design Review Page 9 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
i. Architectural Features: Includes elements such as sills, belt courses, eaves,
cornices, roof overhangs, chimneys, and other ornamental features attached
to or laterally supported by a building.
a. Architectural features may project up to 3 feet into any minimum
required setback.
ii. Awning or Canopy:
a. An awning or canopy may project a maximum of 8 feet into a required
front setback.
b. With approval from the Public Works Director or his/her designee, an
awning or canopy may extend into a right-of-way, provided it maintains a
minimum clearance of 24 inches from the curb.
c. Awnings must be securely attached to and supported by the building.
Canopies may also be supported by posts.
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:
7.B.a
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Chapter 20.10 ECDC, Design Review Page 10 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
a. Balconies must be a minimum of 5 feet deep and 6 feet wide, except for
false or Juliet balconies that are less than 16 inches deep.
b. Balconies may project up to 5 feet into a required front, side, or rear
setback.
c. With approval from the Board of Public Works, balconies may extend into
a right-of-way.
iv. Bay Window: A projection that extends outward from a building to increase
light, enhance views, and articulate the facade.
a. A bay window less than 10 feet wide may encroach up to 3 feet into any
required setback.
v. Building Frontage Type: Building frontage types are located at the main
entrance and provide a transition between the building and the public realm.
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 4/23 meeting)
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.
7.B.a
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Chapter 20.10 ECDC, Design Review Page 11 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
c. When the garage doors face a street or access easement, the garage
must be set back at least 18 feet from the right-of-way to provide
adequate space for vehicle parking without obstructing the sidewalk or
any public way.
d. When the garage doors face an alley, the garage must be located at the
minimum required rear setback or be set back at least 18 feet from the
right-of-way to ensure adequate space for vehicle parking without
blocking any public way.
e. The total capacity of all garages, carports, or a combination thereof,
whether attached or detached, shall not exceed space for four vehicles if
visible from the street.
(From Chapter 20.11 ECDC)
vii. Mechanical equipment or other utility hardware on the roof, grounds or
buildings shall be screened from view from the street level.
d. Site Treatment. The existing character of the site and the nearby area should be the
starting point for the design of the building and all site treatment. The following are
elements of site treatment:
i. Grading, vegetation removal and other changes to the site shall be
minimized to protect natural resources, limit disturbance of native soils, and
encourage low impact development.
ii. Landscape treatment shall be provided in accordance with Chapter 20.13
ECDC.
iii. Landscaping that could be damaged by pedestrians or vehicles shall should
be protected by curbing or similar devices.
7.B.a
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Chapter 20.10 ECDC, Design Review Page 12 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
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.
vii. 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. Lapse of approval. Permit validity. (From Chapter 20.11 ECDC)
Design review approval is valid for one year from the date of decision issuance. A
one-time, one-year extension is available upon request. The extension request must be
received and approved prior to the expiration of the original decision for the extension to
be granted.
If a building permit application is required to construct a project that received design
approval, the design approval is valid for the duration of the building permit application.
7.B.a
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Chapter 20.10 ECDC, Design Review Page 13 of 14
The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024.
However, if the building permit application expires prior to issuance, the associated design
review expires with the building permit application.
1. Time Limit. Unless the owner submits a fully completed building permit application
necessary to bring about the approved alterations, or, if no building permit
application is required, substantially commences the use allowed within 18 months
from the date of approval, ADB or hearing examiner approval shall expire and be
null and void, unless the owner files a fully completed application for an extension of
time prior to the expiration date. For the purposes of this section the date of
approval shall be the date on which the ADB’s or hearing examiner’s minutes or
other method of conveying the final written decision of the ADB or hearing examiner
as adopted are mailed to the applicant. In the event of appeal, the date of approval
shall be the date on which a final decision is entered by the city council or court of
competent jurisdiction.
B. Time Extension.
1. Application. The applicant may apply for a one-time extension of up to one year by
submitting a letter, prior to the date that approval lapses, to the planning division along
with any other supplemental documentation which the planning manager may require,
which demonstrates that he/she is making substantial progress relative to the
conditions or design review approval and that circumstances are beyond his/her control
preventing timely compliance. In the event of an appeal, the one-year extension shall
commence from the date a final decision is entered in favor of such extension.
2. Fee. The applicant shall include with the letter of request such fee as is established by
ordinance. No application shall be complete unless accompanied by the required fee.
3. Review of Extension Application. An application for an extension shall be reviewed by
the planning official as a Type I decision (Staff decision – No notice required). [Ord. 3736
§ 41, 2009; Ord. 3636 § 2, 2007].
7.B.a
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Chapter 20.01 ECDC, Types of Development Project Permits Page 5 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-B TYPE IV TYPE V
amendments
Shoreline
exemptions
Preliminary
short plat
Contingent
critical area
review if
public
hearing
requested
Conditional
use
permits
(where
public
hearing by
hearing
examiner
is required)
Annexations
Minor
amendments
to planned
residential
development
Land
clearing/grading
Shoreline
substantial
development
permit,
where public
hearing is
required per
ECDC
24.80.100
Variances Development
regulations
Minor
preliminary
plat
amendment
Revisions to
shoreline
management
permits
Shoreline
conditional
use
Staff
Administrative
design review,
including signs
Administrative
variances
Shoreline
variance
7.B.a
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Chapter 20.01 ECDC, Types of Development Project Permits Page 6 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-B TYPE IV TYPE V
Final short plat Land use
permit
extension
requests
Design
review
(where public
hearing by
architectural
design board
is required)
Sales
office/model
(ECDC
17.70.005)
Preliminary
formal plat
Final formal
plats
Innocent
purchaser
determination
Preliminary
planned
residential
development
Final planned
residential
development
Staff design
review pursuant
to ECDC
20.12.010(B)(2)
B. Decision Table.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
I – IV) LEGISLATIVE
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE
III-B TYPE IV TYPE V
Recommendation N/A N/A N/A N/A N/A Planning board Planning board
7.B.a
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Chapter 20.01 ECDC, Types of Development Project Permits Page 7 of 9
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
PROCEDURE FOR DEVELOPMENT PROJECT PERMIT APPLICATIONS (TYPE
I – IV) LEGISLATIVE
TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE
III-B TYPE IV TYPE V
by:
Final decision by: Director Director Director Hearing
examiner/ADB
Hearing
examiner
City council City council
Notice of
application:
No Yes Yes Yes Yes Yes No
Open record
public hearing or
open record
appeal of a final
decision:
No Only if
appealed,
open
record
hearing
before
hearing
examiner
(1) If
director
decision
is
appealed,
open
record
hearing
before
hearing
examiner
(2) If
converted
to Type
III-A
process
Yes, before
hearing
examiner or
board ADB to
render final
decision
Yes,
before
hearing
examiner
or board
to render
final
decision
Yes, before
planning board
which makes
recommendation
to council
Yes, before
planning board
which makes
recommendation
to council or
council could
hold its own
hearing
Closed record
review:
No No No No Yes,
before
the
Yes, before the
council
7.B.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 1 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
Chapter 20.13
LANDSCAPING REQUIREMENTS
Sections:
20.13.000 Scope.
20.13.010 Landscape plan requirements.
20.13.015 Plant schedule.
20.13.020 General design standards.
20.13.025 General planting standards.
20.13.030 Landscape types.
20.13.040 Landscape bonds.
20.13.050 Urban design chapter adopted.
20.13.000 Scope.
The landscape requirements found in this chapter are intended for use by city staff, the
architectural design board (ADB) and the hearing examiner in reviewing projects, as set forth in
ECDC 20.1110.010. The ADB and hearing examiner shall be allowed to interpret and modify the
requirements contained herein; provided such modification is consistent with the purposes
found in ECDC 20.10.000. [Ord. 3636 § 4, 2007].
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary landscape plan to the architectural
design board prior to final approval. The preliminary landscape plan need not include the detail
required for final approval, although areas of proposed landscaping should be shown. Final
project approval cannot be given until the final landscape plan is submitted and approved.
The following items shall be shown on any final landscape plan submitted to the ADB for
review:
A. Name and address or location of the project;
7.B.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 2 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
B. All plant material identified by botanical and common name – genus, species and variety
(see ECDC 20.13.015);
C. Location of all trees and shrubs to be planted;
D. Three setsA digital file of landscape plans drawn to a scale of 1" = 30' or larger (e.g., 1" = 20',
1" = 10', etc.). Plans should include a bar scale for reference. See “Checklist for Architectural
Design Review” items (on architectural design board brochure) for required number of other
plans;
E. Scale of the drawing, a north arrow and date of the plan;
F. All property lines, as well as abutting streets and alleys;
G. Locations, sizes and species of existing trees (six inches in caliper or more) and shrubs.
Trees and shrubs to be removed must be noted. Natural areas should be designated as such;
H. Any proposed or existing physical elements (such as stormwater facilities, fencing, walls,
building, curbing, and signs) that may affect the overall landscape;
I. Parking layout, including circulation, driveway location, parking stalls and curbing (see ECDC
20.13.020(D));
J. Grading shown by contour lines (minimum five-foot intervals), spot elevations, sections or
other means;
K. Location of irrigation system (see ECDC 20.13.020(E)). [Ord. 4085 § 10 (Exh. A), 2017; Ord. 3636 § 4,
2007].
20.13.015 Plant schedule.
A. The plant schedule shall indicate for all plants the scientific and common names, quantities,
sizes and spacing. Quantities are not required on a preliminary landscape plan. A preliminary
plan may also indicate shrubs as masses rather than showing the individual plants. The final
plan must show individual shrubs and quantities.
B. Minimum sizes at installation are as follows:
7.B.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 3 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
• one-and-three-quarters-inch caliper street trees; one-and-one-half-inch caliper other
deciduous trees;
• eight feet minimum height – vine maples and other multistemmed trees;
• six feet minimum height – evergreen trees;
• eighteen inches minimum height for medium and tall shrubs:
– small shrub = less than three and one-half feet tall at maturity;
– medium shrub = three and one-half feet to six feet tall at maturity;
– large shrub = more than six feet tall at maturity.
C. Maximum size: species approved within a landscape plan shall have a growth pattern in
scale with the development and be consistent with the preservation of significant views and
height limit for the zoning district.
D. Maximum spacing:
• large shrubs = six feet on center;
• medium shrubs = four and one-half feet on center;
• small shrubs = three feet on center.
E. Groundcover is required in all planting bed areas as follows:
• one-gallon pots 30 inches on center;
• four-inch pots 24 inches on center;
• two-and-one-quarter-inch pots 15 inches on center;
• rooted cuttings 12 inches on center.
All groundcover shall be living plant material approved by the ADBdecision-maker. [Ord. 3636 § 4,
2007].
7.B.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 4 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
20.13.020 General design standards.
A. Preference shall be given to an informal arrangement of plants installed in a variety of
treatments that will enhance building designs and attractively screen parked vehicles and
unsightly areas, soften visual impact of structures and enhance views and vistas.
B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid
continuous, long, unbroken, straight rows of a single plant where possible.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the
proposed landscape plan and saved and incorporated into the landscape plan, if they are
reasonably attractive and of good quality.
D. Curbs shall be provided as needed to contain landscaping in planter areas.
E. Automatic irrigation is required for all ADB-approved landscaped areas for projects which
have more than four dwelling units, 4,000 square feet of building area or more than 20 parking
spaces.
F. All planting areas should be at least four feet wide between curbs.
G. When selecting tree species, consideration should be given to pedestrian and vehicular use,
as well as impacts to surrounding utilities.
H. All plants shall be compatible with the character and climate of the Pacific Northwest.
Shrubs and/or groundcover are required to provide 75 percent ground coverage within three
years.
I. Repealed by Ord. 4085.
J. Landscaping must be provided in adjacent rights-of-way between property line and curb or
street edge and shown on the landscape plan.
K. Street trees must be planted according to the city’s street tree plan. Contact the planning
division for details.
L. Street trees should be installed within four feet of either side of the property line.
7.B.a
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Chapter 20.13 ECDC, Landscaping Requirements Page 9 of 10
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in
determining the landscape bond amount. The city will use this estimate to set the amount of
the landscape performance bond.
B. A performance bond will be required for release of the building permit. This bond will be
used to cover installation of required landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of certificate of occupancy (for
multiple-family and single-tenant commercial buildings) or a certificate of completion (for
multiple-tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent maintenance bond is required for
release of the performance bond. Any plants that die within two years of installation must be
replaced before the maintenance bond can be released. Upon inspection and approval, the
maintenance bond may be released after two years. [Ord. 3636 § 4, 2007].
20.13.050 Urban design chapter adopted.
In aid of the design review criteria established pursuant to Chapters 20.10 ECDC, et seq., the
urban design chapter is hereby adopted in that form shown on Exhibit A attached to the
ordinance codified in this chapter. Such exhibit is incorporated by this reference as fully as if
herein set forth. These criteria shall be applied in accordance with the provisions of ECDC
20.12.070(A). The city clerk and planning department shall maintain copies for the public and
shall make the standards available online. [Ord. 3636 § 5, 2007].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
7.B.a
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Chapter 20.60 ECDC, Sign Code Page 9 of 33
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
graphics, symbols, or copy of a sign, without affecting the size, structural design, height, or color
scheme, shall not constitute modifications for purposes of this section. [Ord. 4064 § 1 (Att. A), 2017;
Ord. 4039 § 1 (Att. A), 2016; Ord. 3514 § 2, 2004; Ord. 3461 § 2, 2003].
20.60.015 Design review procedures.
A. Staff Approval. Except as referred to the architectural design board pursuant to subsection
(A)(1) of this section, and except as provided in subsection (B) of this section, the planning
manager, or designee, shall review all applications for design review under this chapter, and
shall approve, conditionally approve or deny the application in accordance with the policies of
ECDC 20.10.000 and the standards and requirements of this chapter; provided, that for murals
and artwork the planning manager or designee shall review the application in accordance with
the criteria set forth in subsection (C) of this section. The decision of the planning manager on
any sign permit application shall be final except that signs reviewed by the architectural design
board are appealable to the hearing examiner.
1. The planning manager or designee may refer design review applications to the
architectural design board for the types of signs listed below, where the planning manager
determines that the proposed sign has the potential for significant adverse impacts on
community aesthetics or traffic safety:
a. Any sign application for an identification structure as defined by this chapter;
b. Any sign application for a wall graphic as defined by this chapter;
c. Any proposed sign that the planning manager determines to be obtrusive, garish or
otherwise not consistent with the architectural features of the surrounding
neighborhood.
B. Review by Architectural Design Board. The architectural design board shall review those
signs listed in subsection (B)(1) of this section and any sign permit referred by the planning
manager pursuant to subsection (A)(1) of this section.
1. The ADB shall review any sign permit application that requests a modification to any of
the standards prescribed by this chapter. The ADB shall only approve modification
requests that arise from one of the following two situations:
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 9 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Sub
District
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side
Setback1
Minimum
Rear
Setback1
Maximum
Height2
Minimum
Height of
Ground
Floor
within the
Designated
Street
Front4
BD15 0 0 0 0 0 30' 15'
BD25 0 0 0 0 0 30' 12'
BD35 0 0 0 0 0 30' 12'
BD43,5 0 0 0 0 0 30' 12'
BD55 0 0 0 0 0 25' 12'
1 The setback for buildings and structures located at or above grade (exempting buildings and structures
entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned
property.
2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a
ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of
the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an
entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See
ECDC 16.43.030(B)(8) for further details.
4 “Minimum height of ground floor within the designated street-front” means the vertical distance from top to
top of the successive finished floor surfaces for that portion of the ground floor located within the designated
street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top
of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
“Floor finish” is the exposed floor surface, including coverings applied over a finished floor, and includes, but is
not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure
16.43-1 shows an example of a ground floor height of 15 feet; note that the “finished” ceiling height is only
approximately 11 feet in this example.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 12 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum
height of the ground floor specified in Table 16.43-2 only applies to the height of the
ground floor located within the designated street front established in subsection (B)(2) of
this section.
4. Access to Commercial Uses within the Designated Street Front. When a commercial use
is located on the ground floor within a designated street front as defined in subsection
(B)(2) of this section, the elevation of the ground floor and associated entry shall be within
seven inches of the grade level of the adjoining sidewalk. “Grade” shall be as measured at
the entry location. Portions of the ground floor outside the designated street front of the
building need not comply with the access requirements specified in this section.
5. When the designated street front of a building is on a slope which does not allow both
the elevation of the entry and ground floor within the designated street front to be entirely
within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of
this section, the portion of the ground floor of the building located within the designated
street front may must be designed so that either:
a. The entry is located within seven inches of the grade of the adjacent sidewalk, and
the commercial portion of the ground floor located within the designated street front
is within seven inches of the grade level of the entry; or
b. The building may beis broken up into multiple frontages, so that each entry/ground
floor combination is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of
determining where the ground floor entry rules detailed in this section shall apply. The
first choice for the primary entry shall be either 5th Avenue or Main Street. In the case
of the BD5 zone, the primary entry shall always be on 4th Avenue.
6. Within the BD1 zone, development on the ground floor shall consist of only commercial
uses, except that parking may be located on the ground floor so long as it is not located
within the designated street front.
7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only
commercial uses within the designated street front. Any permitted use may be located on
the ground floor outside of the designated street front.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 15 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
d. Parking is not considered to be a commercial use for the purposes of satisfying the
ground floor commercial use requirement within the designated street front (e.g.,
when the first 45 feet of a building are within a designated street front in the BD1 zone,
parking may shall not be located within that 45 feet).
e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth
measured from the street front, parking may be located in the rearmost 45 feet of the
property, even if a portion of the parking extends into the first 45 feet of the building.
In no case shall the depth of commercial space as measured from the street front of
the building be less than 30 feet.
f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured
perpendicular to the street consist only of commercial uses and permitted secondary
uses, then permitted multiple-family residential unit(s) may be located behind the
commercial uses.
g. Recodified as ECDC 16.43.035(2)(d). 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of
“height” detailed in ECDC 21.40.030).
2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building
meets one of the following conditions. In addition, if the building is located within 15 feet of
the public right-of-way, architectural details and/or applied art shall be incorporated into
the building design, and the ground floor shall be distinguished from the upper portions of
the building through the use of differences in materials, windows, and/or architectural
forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the
pitch of all portions of the roof is at least six-by-12 and the roof includes
architectural features, such as dormers or gables of a steeper pitch, that break
up the roof line into distinct segments.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 17 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
1. For buildings on lots larger than 12,000 square feet or having an overall building width
of more than 120 feet (as measured parallel to the street lot line), at least five percent of
the lot area shall be devoted to open space. Open space shall not be required for additions
to existing buildings that do not increase the building footprint by more than 10 percent.
Open space shall be provided adjacent to the street front (street lot line). Such open space
may must be provided as any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for
restaurants or food service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story.
3. In overall dimension, the width of required open space shall not be less than 75 percent
of the depth of the open space, measured relative to the street (i.e., width is measured
parallel to the street lot line, while depth is measured perpendicular to the street lot line).
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 19 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
involving building expansion, remodeling or restoration may also apply, as detailed in ECDC
17.50.070(C).
3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is
retained on-site, no off-street parking is required for any additional buildings or uses
located on the same property. To obtain this benefit, an easement in a form acceptable to
the city shall be recorded with Snohomish County protecting the exterior of the historic
building and ensuring that the historic building is maintained in its historic form and
appearance so long as the additional building(s) obtaining the parking benefit exist on the
property. The easement shall continue even if the property is subsequently subdivided or
any interest in the property is sold.
G. Density. There is no maximum density for permitted multiple dwelling units.
H. Screening. The required setback from R-zoned property shall be landscaped with trees and
ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum
height fence, wall or solid hedge shall be provided at some point in the setback, except for that
portion of the BD zone that is in residential use.
I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the Federal
Communications Commission, satellite television antennas greater than two meters in
diameter shall be reviewed in accordance with the provisions of ECDC 16.20.060. [Ord. 4282 § 2
(Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord.
3700 § 1, 2008].
16.43.035 Design standards – BD zones. (Moved from Chapter 22.43
ECDC)
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
A. Applicability.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 20 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
The design standards in this chapter apply to all development within the BD1, BD2, BD3, and
BD4 downtown zones, except for multifamily buildings in the BD4 zone. [Ord. 3918 § 2 (Att. 2), 2013;
Ord. 3697 § 2, 2008].
B. Massing and articulation.
1. Intent. To reduce the massiveness and bulk of large box-like buildings, and articulate
the building form to a pedestrian scale.
2. Standards.
a. Buildings shall convey a visually distinct base and top. A “base” can be
emphasized by a different masonry pattern, more architectural detail, visible
plinth above which the wall rises, storefront, canopies, or a combination. The top
edge is highlighted by a prominent cornice, projecting parapet or other
architectural element that creates a shadow line.
Buildings must convey a distinct base and top.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 21 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
The base can be emphasized by different material(s).
b. Building facades shall respect and echo historic patterns. Where a single building
exceeds the historic building width pattern, use a change in design features
(such as a combination of materials, windows or decorative details) to suggest
the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
C. Orientation to street.
1. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of
the street through building design.
2. Standards.
a. Building frontages shall be primarily oriented to the adjacent street, rather than
to a parking lot or alley.
b. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the
street and accessible from the adjacent sidewalk.
c. Entrances shall be given a visually distinct architectural expression by one or
more of the following elements:
i. Higher bay(s);
ii. Recessed entry (recessed at least three feet);
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 22 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
iii. Forecourt and entrance plaza.
Buildings shall be oriented to the street.
Entrances shall be given visually distinct expression.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
D. Ground level details.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 23 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
1. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing pedestrian
streets.
2. Standards.
a. Ground-floor, street-facing facades of commercial and mixed-use buildings shall
incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. jAn element not listed here, as approved, that meets the intent.
b. Ground floor commercial space is intended to be accessible and at grade with
the sidewalk, as provided for in ECDC 16.43.030.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 24 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Ground floor details encourage visual interest along the ground level of buildings facing
pedestrian streets.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
E. Awnings/canopies and signage
1. Intent.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 25 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
a. To integrate signage and weather protection with building design to enhance
business visibility and the public streetscape.
b. To provide clear signage to identify each business or property, and to improve
way-finding for visitors.
c. To protect the streetscape from becoming cluttered, and to minimize distraction
from overuse of advertisement elements.
2. Standards.
a. Structural canopies are encouraged Weather protection is required along
pedestrian street fronts. Structural canopies are preferred. If a canopy is not
provided, then an awning shall be provided which is attached to the building
using a metal or other framework.
b. Awnings and canopies shall be open-sided to enhance visibility of business
signage. Front valances are allowed. Signage is allowed on valances, but not on
valance returns.
c. Marquee, box, or convex awning or canopy shapes are not allowed.
d. Retractable awnings are encouraged.
e. Awnings or canopies shall be located within the building elements that frame
storefronts, and shall not conceal important architectural details. Awnings or
canopies shall be hung just below a clerestory or transom window, if it exists.
f. Awnings or canopies on a multiple-storefront building shall be consistent in
character, scale and position, but need not be identical.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 26 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Open-sided nonstructural awning with front valance.
Open-sided structural canopy.
g. Nonstructural awnings shall be constructed using canvas or fire-resistant acrylic
materials. Shiny, high-gloss materials are not appropriate; therefore, vinyl or
plastic awning materials are not allowed.
h. Signage shall be designed to integrate with the building and street front.
Combinations of sign types are encouraged, which result in a coordinated design
while minimizing the size of individual signs.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 27 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
i. Blade or projecting signs which include decorative frames, brackets or other
design elements are preferred. Projecting signs (including blade signs) of four
square feet or less are allowed and are not counted when calculating the
amount of signage allowed for a business in Chapter 20.60 ECDC. This type of
detail can be used to satisfy one of the required elements under ECDC
16.43.030(B).
j. Use graphics or symbols to reduce the need to have large expanses of lettering.
k. Instead of broadly lighting the face of the sign, signage shall be indirectly lit, or
backlit to only display lettering and symbols or graphic design.
l. Signage shall be given special consideration when it is consistent with or
contributes to the historic character of sites on the National Register, the
Edmonds Register of Historic Places, or on a city council-approved historic
survey.
m. Signage shall include decorative frames, brackets or other design elements. An
historic sign may be used to meet this standard.
Retractable and open-sided awnings allow signage to be visible.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 28 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
Examples of projecting
signs using decorative
frames and design
elements.
Awning or
canopy
shapes:
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
F. Transparency at street level.
1. Intent. To provide visual connection between activities inside and outside the
building.
2. Standards.
a. The ground level facades of buildings that face a designated street front shall
have transparent windows covering a minimum of 75 percent of the building
facade that lies between an average of two feet and 10 feet above grade.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 29 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
b. To qualify as transparent, windows shall not be mirrored or darkly tinted glass,
or prohibit visibility between the street and interior.
c. Where transparency is not required, the facade shall comply with the standards
under ECDC 16.43.060.
Ground level facades of buildings must have transparent windows between two to 10 feet
above grade.
Windows shall provide a visual connection between activities inside and outside the
building, and therefore must not be mirrored or use darkly tinted glass.
d. Within the BD1 zone, ground floor windows parallel to street lot lines shall be
transparent and unobstructed by curtains, blinds, or other window coverings
intended to obscure the interior from public view from the sidewalk.* [Ord. 3918
§ 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 30 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
* Code reviser’s note: Subsection (2)(d) of this section was formerly codified as ECDC 16.43.030(B)(10)(g).
G. Treatment of blank walls.
1. Intent. To ensure that buildings do not display blank, unattractive walls to the
abutting street.
2. Standards.
a. Walls or portions of walls on abutting streets or visible from residential areas
where windows are not provided shall have architectural treatment (see
standards under ECDC 16.43.050). At least five of the following elements shall
be incorporated into any ground floor, street-facing facade:
i. Masonry (except for flat, nondecorative concrete block);
ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
iv. Projecting cornice;
v. Decorative tile work;
vi. Medallions;
vii. Opaque or translucent glass;
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
xi. An architectural element not listed above, as approved, that meets the
intent.
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 31 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
b.
Buildings shall not display blank, unattractive walls to the abutting street.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
H. Building HVAC equipment
1. Intent. To ensure that HVAC equipment, elevators, and other building utility features
are designed to be a part of the overall building design and do not detract from the
streetscape.
2. Standards.
a. Rooftop HVAC equipment, elevators and other rooftop features shall be
designed to fit in with the materials and colors of the overall building design.
These features shall be located away from the building edges to avoid their
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 32 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
being seen from the street below. If these features can be seen from the
adjoining street, building design shall use screening, decoration, plantings (e.g.,
rooftop gardens), or other techniques to integrate these features with the
design of the building.
b. When HVAC equipment is placed at ground level, it shall be integrated into
building design and/or use screening techniques to avoid both visual and noise
impacts on adjoining properties.
Rooftop equipment must be screened from view.
[Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008].
I. Additional design standards for stand-alone multiple dwelling buildings in the BD2 zone.
1. Intent. To ensure that buildings entirely comprised of multiple dwelling units are
compatible with the downtown area.
2. Materials. Building facades must be clad with preferred building materials which
include natural stone, wood, architectural metal, brick and glass. Alternative
materials may be allowed by the director or architectural design board if they
contribute to a cohesive design theme for the building.
3. Private Amenity Space. An exterior area equivalent to at least 10 percent of the
project’s gross lot area must be provided as private amenity space for residents of
the development. This standard can be met through a combination of balconies
7.B.a
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Chapter 16.43 ECDC, BD – Downtown Business Page 33 of 35
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
(cantilevered, recessed or semirecessed), decks, patios or yards for individual
dwelling units or the site as a whole.
a. Not all dwelling units are required to have private amenity space. When it is
provided, it must be immediately accessible from the dwelling unit and be a
minimum of 40 square feet.
b. If the space is at ground level facing a street, no fence shall be over three feet in
height.
c. Balconies may encroach into a required setback adjacent to R-zoned property up
to a maximum of six feet. Patios and decks may encroach into a required
setback adjacent to R-zoned property up to a maximum of 10 feet.
4. Roof Treatment and Modulation. In order to provide the appearance of a
well-modulated roof, three types of roof modulation are required and can include
differing heights, projections, slopes, materials, step downs, step setbacks, or a
similar expression.
5. Street-Side Amenity Space or Pedestrian Area. An exterior area equivalent to at least
five percent of the project’s gross lot area must be provided as street-side amenity
space or pedestrian area. This space must be arranged along the street front
between the building and the sidewalk and must be open to the sky, unless
otherwise excepted. The space must be pedestrian-oriented and shall include the
following elements:
a. Landscaping;
b. Seating area;
c. A similar feature as approved by the director or architectural design board;
d. Areas allocated to private amenity space cannot be used toward the street-side
amenity space or pedestrian area requirement. [Ord. 4276 § 1 (Exh. A), 2022].
7.B.a
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Chapter 16.50 ECDC, BC – Community Business Page 6 of 10
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
(4) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re-use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the
appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
B. Ground Floor. Development on the ground floor shall consist of only commercial uses to a
minimum depth of 30 feet as measured from the street front of the building, with the following
exceptions or clarifications:
1. That in all areas the provision of pedestrian access to permitted residential uses is
allowed.
2. This provision shall not apply when a single-family use is the primary use on the
property.
3. In the BC – Edmonds Way zone, where the street frontage of the total site proposed for
development exceeds 150 feet in length, this requirement shall apply to only 60 percent of
the ground floor street frontage of any proposed building. The remaining 40 percent may
include any other uses permitted in the BC – Edmonds Way zone, including, but not limited
to, off-street parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the BC-EW zone.
1. Massing and Articulation.
a. Intent. To reduce the massiveness and bulk of large box-like buildings, and articulate the
building form to a pedestrian scale.
b. Standards. Buildings shall convey a visually distinct base and top. A “base” can be
emphasized by a different masonry pattern, more architectural detail, visible plinth above
which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a
7.B.a
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Chapter 16.50 ECDC, BC – Community Business Page 7 of 10
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
prominent cornice, projecting parapet or other architectural element that creates a shadow
line.
2. Ground Level Details.
a. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of
visual interest along the ground level of buildings facing Edmonds Way.
b. Standards. Ground-floor, street-facing facades of commercial and mixed-use buildings shall
incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. An element not listed here that meets the intent, as approved by the Architectural Design
Board.
3. Treating Blank Walls.
a. Intent. To ensure that buildings do not display blank, unattractive walls.
b. Standards. Walls or portions of walls on abutting streets or visible from residential areas
where windows are not provided shall have architectural treatment. At least five of the
following elements shall be incorporated into such walls:
i. Masonry (except for flat, nondecorative concrete block);
7.B.a
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Chapter 16.50 ECDC, BC – Community Business Page 8 of 10
The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025.
ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
iv. Projecting cornice;
v. Decorative tile work;
vi. Medallions;
vii. Opaque or translucent glass;
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
xi. An architectural element not listed above, as approved, that meets the intent.
D. Density. There is no maximum density for permitted multiple dwelling units.
DE. 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 Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Seasonal farmers’ markets;
7.B.a
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ECDC 16.77.020, Site development standards Page 1 of 2
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
16.77.020 Site development standards.
A. Table.
Subdistrict Minimum
Lot Area
Minimum
Street
Setback1
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
OR None 15' 5' None 25' No
maximum
1 The minimum street setback of 15 feet applies to a building which is no wider than 110 feet. For any part of
a building that exceeds 110 feet in width, an additional setback of 15 feet shall apply so that no more than 110
feet of building width is closer than 30 feet to the street lot line. For the purposes of this section, “building
width” shall be the total horizontal dimension of that portion of the building facing the street measured
parallel to the street.
B. Parking Requirements. See Chapter 17.50 ECDC for specific parking requirements for
allowed uses. No parking spaces may be located within the street or side setbacks.
C. Signs, Landscaping and Design Review. See Chapters 20.10, 20.12 and 20.60 ECDC for
regulations on design review and signage. Signage shall be regulated as in an RM zone. Signage
for office uses shall be regulated as in a BN zone, except that no freestanding signs shall be
permitted.
D. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.060.
E. Setback Encroachments. Eaves and chimneys may project into a required setback not more
than 30 inches. Uncovered and unenclosed porches, steps, patios, and decks may project into a
required setback not more than one-third of the required setback, or four feet, whichever is
less; provided, that they are no more than 30 inches above the ground level at any point. [Ord.
3619 § 1, 2006].
7.B.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 1 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
19.00.030 Architectural design review – Optional vesting.
In addition to the vesting rights created by RCW 19.27.095 and ECDC 19.00.015, an applicant for
development as defined in ECDC 20.10.010 and subject to architectural design board (ADB)
review may, at the applicant’s option, file a fully complete augmented architectural design
review application (hereinafter “augmented ADB design review application”) and vest rights
including applicable building permit, development and impact fees under the provisions of the
ECDC and the State Building Code as adopted and amended by the city of Edmonds, and this
title as then in effect, to, but only to, the extent that the application provides full and detailed
information necessary to confirm the particular regulation to be vested. The burden is on the
applicant to provide such detail.
A. A fully complete, augmented application for architectural design review shall consist of a
complete application for architectural design review, executed by each and every property
owner of record of the development site or their duly authorized agent(s), accompanied by the
following:
1. All fees required by ordinance, including impact mitigation fees, to be deposited at the
time such State Environmental Policy Act (SEPA) requirements become final.
2. A site plan showing the current zoning of the development site, the footprint of all
proposed structures, the total square footage and use of each floor, all setbacks required
by either the zoning code or state building codes, proposed parking configurations, and
exits.
3. Elevation drawings showing the original grade of the site, any proposed alterations to
grade, the proposed height of the structure and the number of stories.
4. A letter executed by all owners of record or their duly authorized agent(s) detailing the
proposed use in sufficient detail to determine whether the proposed use complies with the
zoning code then in effect and with the building code then in effect to determine type of
construction and occupancy classifications of the IBC and IFC as those codes are then in
effect.
5. A building permit application, as described in IBC Section 105.3 as the same exists or is
hereafter amended, and all building permit and plan review fees as established and set
forth in Chapter 19.70 ECDC; provided, that the plans required by IBC Section 107, as the
7.B.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 2 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
same exists or is hereafter amended, and other engineering documents, plans or drawings
required by ECDC Title 18 may be submitted within 90 days of final ADB approval, or final
approval on appeal.
B. Upon filing of the augmented ADB design review application, the applicant shall be deemed
fully vested as if a fully complete building permit application had been filed; provided:
1. The burden shall be upon the applicant to supply all material required by the provisions
of this section and as necessary to meet the requirements of Chapter 20.10 ECDC. The
applicant may supplement the original application in the event an application is deemed
incomplete by the planning and development director or designee. Vesting shall occur only
when the application is deemed complete by the planning and development director.
Failure to supplement an incomplete application within 90 days of final ADB design review
approval shall result in forfeiture of all fees paid and no vesting right shall attach.
2. The application shall expire along with all rights vested six months following the date of
application if final architectural design approval is not received.
a. The planning and development director or designee may issue an extension for an
additional period, not exceeding 180 days, upon written request by the applicant(s) or
their agent(s). Such request for extension shall be filed prior to the expiration of the
original application time period. An extension shall be granted if the architectural
design boarddesign review application has not yet been considered the application or
an appeal thereof is pending.
b. The time period shall run concurrently with the periods established by ECDC
19.00.025 as the same exists or is hereafter amended. No application shall be
extended more than once. In the event of application expiration, the applicant shall
resubmit all required information and pay a new plan review fee.
3. The applicant shall comply with all provisions of state law and regulation and this code
regarding SEPA review. Review periods or delays occasioned by SEPA shall stay the time
periods set by this chapter.
4. Following final ADB design review approval, the applicant shall file the plans and
information required by IBC Section 107. It is anticipated that minor adjustments and
changes are usually required to the plans submitted as a result of the plan review and
7.B.a
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ECDC 19.00.030, Architectural design review – Optional vesting Page 3 of 4
The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024.
administrative process. The following changes shall not be considered “minor” and shall
forfeit vesting rights, and shall require the filing of a new application:
a. Any substantial change not required by the terms of ADB design review approval.
b. Any increase in height or total square footage or any change which would change
the occupancy classification for the purposes of the State Building Code.
5. Any decision of the city staff regarding the application stated in this section and its
interpretation shall be considered a Type I decision appealable only to the superior court of
Snohomish County by the Land Use Petition Act.
C. The rights vested by ECDC 19.00.025(I) (Section 105.3.3 of IBC as amended) and this section
refer only to zoning and building code rights protected by RCW 19.27.095.
D. These sections shall not be interpreted to create vesting rights not protected by RCW
19.27.095 and shall not be interpreted as a further limitation on the administrative obligations
and legislative powers of the city. By way of illustration and not limitation, this chapter does not
limit:
1. The city council’s authority to create local improvement districts.
2. The city council’s authority to legislate life safety requirements that are not required to
recognize existing vested rights.
3. Environmental and shorelines review and mitigation procedures. [Ord. 4350 § 1 (Att. A),
2024; Ord. 4299 § 33 (Exh. A), 2023; Ord. 4212 § 1 (Att. A), 2021; Ord. 4029 § 1 (Att. A), 2016; Ord. 3926 § 1
(Exh. A), 2013; Ord. 3796 § 1, 2010].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
Disclaimer: The city clerk’s office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk’s office for ordinances passed
subsequent to the ordinance cited above.
7.B.a
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Planning Board Agenda Item
Meeting Date: 04/23/2025
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 at the last meeting, an additional special meeting was added to the extended agenda on May 7
to further discuss the draft middle housing code.
Attachments:
4.23.25 extended
9.A
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PB Extended Agenda - April 23, 2025
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Comprehensive Plan
Annual Docket
I Rec
Capital Improvement Program/Capital Facilties Plan I PH
Code Updates
Centers + Hubs (final by mid 2025) I D D D D PH D Rec
STEP Housing (HB 1220 - final by mid 2025) I D D Rec Rec
Middle Housing (HB 1110 - 6/30/25) D D D PH D Rec
Design Standards + Processes (HB 1293 - 6/30/25) D D D D Rec
Residential Parking Code Updates I I/Rec
CAO Update (RCW 36.70A.130 - 12/31/25) I D D PH Rec
Co-living Housing (HB 1998 - 12/31/25) I
Long Range
Zoning Map Amendments I Rec
Amendments to Tree Code to correct legal issue (minor)
Highway 99 Placemaking B
Code Updates for Parks (minor)
Climate Legislative Package
Administrative
Private Application for Street Map Amendment (AMD2024-0007) I/Rec
Election of Officers I
Planning Board report to City Council R R B
Park Renaming PH
Parks, Recreation & Human Services Report R
KEY
I- Introduction Special Meetings/Presentations
PH- Public Hearing Quarterly updates to Council
D- Discussion
Rec - Recommendation April 16 and May 7 - special meetings
B- Briefing/Q&A
R- Report with no briefing/presentation Meetings in March, April and May will start at 6PM
Regular meeting cancelled
9.A.a
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