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Ordinance 4395 ORDINANCE NO. 4395 AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, AMENDING THE EDMONDS COMMUNITY DEVELOPMENT CODE PROVISIONS RELATING TO DESIGN REVIEW. WHEREAS, in 2023, the Washington State Legislature adopted HB 1293 to streamline local design review processes and reduce permitting delays; and WHEREAS, the bill requires cities to ensure design review standards are clear, objective, and focused only on the exterior design of buildings; and WHEREAS, these standards must include at least one measurable criterion, must not restrict height, bulk, or density below zoning allowances, and must be reviewed through a consolidated project review process with no more than one public meeting; and WHEREAS, while jurisdictions are not required to adopt expedited procedures, HB 1293 encourages streamlined approvals for projects that meet all development standards or provide affordable housing; and WHEREAS, cities must bring their local codes into compliance by July 1, 2025; and WHEREAS, The Planning Board reviewed the draft updates at five meetings between February and April 2025, with input from staff and an architect member of the Architectural Design Board (ADB); and WHEREAS, the Planning Board delivered their recommendation to Council on May 5, 2025, based on review of the revised chapters, ADB meeting minutes, and background materials summarizing existing standards and proposed changes; and WHEREAS, the city council opened a public hearing on this topic on May 13, 2025 and continued it to May 27, 2025; and WHEREAS, the city’s ADB has historically presided over the design review for various types of applications; and WHEREAS, RCW 36.70A.635(6)(a) limits any design review of middle housing to administrative design review; and WHEREAS, RCW 36.70A.030(3) defines “administrative design review” as “a development permit process whereby an application is reviewed, approved, or denied by the planning director or the planning director's designee based solely on objective design and development standards without a public predecision hearing, unless such review is otherwise required by state or federal law, or the structure is a designated landmark or historic district established under a local preservation ordinance;” and WHEREAS, even for middle housing, a city may utilize public meetings, hearings, or voluntary review boards, like the ADB, to consider, recommend, or approve requests for variances from locally established design review standards; and WHEREAS, expanding the use of administrative design review to areas where it is not required by state law will lay the foundation for a more predictable, efficient, and legally compliant design review process; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Chapter 20.11 ECDC, entitled “General Design Review,” is hereby repealed. Section 2. Chapter 20.12 ECDC, entitled “District Based Design Review,” is hereby repealed. Section 3. Chapter 20.01 ECDC, entitled “Types of Development Project Permits,” is hereby amended to read as set forth in Exhibit A, which is attached hereto and incorporated herein as if set forth in full. Section 4. Chapter 20.10 ECDC, entitled “Design Review,” is hereby amended to read as set forth in Exhibit A, which is attached hereto and incorporated herein as if set forth in full. Section 5. Chapter 20.60 ECDC, entitled, “Sign Code,” is hereby amended to read as set forth in Exhibit A, which is attached hereto and incorporated herein as if set forth in full. 4 SUMMARY OF ORDINANCE NO. 4395 of the City of Edmonds, Washington On the 10th day of June, 2025, the City Council of the City of Edmonds, passed Ordinance No. 4395. A summary of the content of said ordinance, consisting of the title, provides as follows: AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON, AMENDING THE EDMONDS COMMUNITY DEVELOPMENT CODE PROVISIONS RELATING TO DESIGN REVIEW. The full text of this Ordinance will be mailed upon request. DATED this 10th day of June, 2025. CITY CLERK, SCOTT PASSEY Title 20 REVIEW CRITERIA AND PROCEDURES Chapters: 20.00 Changes to the Comprehensive Plan 20.01 Types of Development Project Permits 20.02 Development Project Permit Applications 20.03 Public Notice Requirements 20.04 Consistency with Development Regulations and SEPA 20.04A Expired 20.05 Conditional Use Permits 20.06 Public Hearings and Appeals 20.07 Repealed 20.08 Development Agreements 20.10 Design Review 20.11 General Design Review 20.12 District-Based Design Review 20.11 Repealed 20.12 Repealed 20.13 Landscaping Requirements 20.15A Environmental Review (SEPA) 20.15B Repealed 20.16 Essential Public Facilities 20.18 Group Homes 20.19 Home Day Care 20.20 Home Occupations 20.21 Repealed 20.23 Bed and Breakfasts 20.25 Housing for the Low Income Elderly 20.30 Joint Use of Parking 20.35 Planned Residential Development (PRD) 20.40 Rezones 20.45 Edmonds Register of Historic Places 20.50 Wireless Communication Facilities 20.55 Repealed 20.60 Sign Code 20.65 Street Map Changes 20.70 Street Vacations 20.75 Subdivisions 20.80 Text and Map Changes 20.85 Variances 20.90 Repealed 20.91 Repealed 20.95 Repealed 20.100 Miscellaneous Review 20.105 Repealed 20.110 Civil Violation – Enforcement Procedure Chapter 20.01 TYPES OF DEVELOPMENT PROJECT PERMITS Sections: 20.01.000 Purpose and general provisions. 20.01.001 Types of actions. 20.01.002 Determination of proper procedure type. 20.01.003 Permit type and decision framework. 20.01.006 Legislative enactments not restricted. 20.01.007 Exempt projects. 20.01.000 Purpose and general provisions. A. The purpose of this chapter is to establish standard procedures, decision criteria, public notification, and timing for development project permit application decisions made by the city of Edmonds. These procedures are intended to: 1. Promote timely and informed public participation; 2. Eliminate redundancy in the application, permit review, and appeals processes; 3. Process permits equitably and expediently; 4. Balance the needs of permit applicants with neighbors; 5. Ensure that decisions are made consistently and predictably; and 6. Result in development that furthers city goals as set forth in the comprehensive plan. These procedures provide for an integrated and consolidated land use permit process. The procedures integrate the environmental review process with land use procedures, decisions, and consolidated appeal processes. B. The provisions of this title supersede all other procedural requirements that may exist in other sections of the city code. When interpreting and applying the standards of this title, its provisions shall be the minimum requirements. Where conflicts occur within provisions of this title and/or between this title and other city code provisions and regulations, the more restrictive provisions shall apply. Where conflict between the text of this title and the zoning map ensue, the text of this title shall prevail. C. Unless otherwise specified, all references to days shall be calendar days. Whenever the last day of a deadline falls on a Saturday, Sunday, legal holiday designated by RCW 1.16.050 or by a city ordinance, or any day when City Hall or the city’s planning and development department is closed to the public by formal executive or legislative action, the deadline shall run until the next day that is not a Saturday, Sunday, or holiday or closed day. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4299 § 37 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010]. 20.01.001 Types of actions. There are five main types of actions (or permits) that are reviewed under the provisions of this chapter. The types of actions are based on who makes the decision, the amount of discretion exercised by the decision making body, the level of impact associated with the decision, the amount and type of public input sought, and the type of appeal opportunity. A. Administrative Decisions. Type I and II decisions are administrative decisions made by the planning and development director or his/her designee (hereinafter the “director”). Type I permits are ministerial decisions and are based on compliance with specific, nondiscretionary and/or technical standards that are clearly enumerated. Type II permits are administrative decisions where the director makes a decision based on standards and clearly identified criteria, but where public notice is required. Unless otherwise provided, appeals of Type II decisions shall be initiated as set forth in ECDC 20.06.030. B. Quasi-Judicial Decisions. Type III, Type IV and appeal of Type II decisions are quasi-judicial decisions that involve the use of discretionary judgment in the review of each specific application. Quasi-judicial decisions are made by the hearing examiner, the architectural design board, and/or the city council. C. Legislative Decisions. Type V actions are legislative decisions made by the city council under its authority to establish policies and regulations regarding future private and public developments, and management of public lands. 1. Planning Board. The planning board shall hold a public hearing and make recommendations to the city council on Type V actions, except that the city council may hold a public hearing itself on area-wide rezones to implement city policies, or amendments to zoning code text, development regulations or the zoning map. The public hearing shall be held in accordance with the requirements of Chapter 20.06 ECDC, RCW 36.70A.035 and all other applicable law. 2. City Council. The city council may consider the planning board’s recommendation in a public hearing held in accordance with the requirements of Chapter 20.06 ECDC and RCW 36.70A.035 and all other applicable law. If the city council desires to hold a public hearing on area-wide rezones to implement city policies, or amendments to zoning code text, development regulations or the zoning map, it may do so without forwarding the proposed decision to the planning board for a hearing. 3. Public Notice. Notice of the public hearing or public meeting shall be provided to the public as set forth in Chapter 20.03 ECDC. 4. Implementation. City council Type V decision shall be by ordinance or resolution and shall become effective on the effective date of the ordinance or resolution. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4299 § 38 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010]. 20.01.002 Determination of proper procedure type. A. Determination by Director. The director shall determine the proper procedure for all project applications. Questions concerning the appropriate procedure shall be resolved in favor of the higher numbered procedure. B. Optional Consolidated Permit Processing. An application that involves two or more procedures may be processed collectively under the highest numbered procedure required for any part of the application or may be processed individually under each of the application procedures identified in ECDC 20.01.003. The applicant may determine whether the application will be processed collectively or individually. If the applications are processed individually, the highest numbered type procedure shall be undertaken first, followed by the other procedures in sequence from the highest numbered to the lowest. When Type III-A and Type III-B permits are consolidated under this subsection, the project shall proceed under the Type III-A permit process. When two or more permits are consolidated under this subsection, the permit timelines for decisions on individual permits in ECDC 20.01.003(B) do not apply. C. Decisionmaker(s). Applications processed in accordance with subsection (B) of this section which have the same procedure number, but are assigned to different hearing bodies, shall be heard collectively by the highest decisionmaker; the city council being the highest body, followed by the hearing examiner, architectural design board or planning board, as applicable, and then the director. Joint public hearings with other agencies shall be processed according to ECDC 20.06.010. Concurrent public hearings held with the architectural design board and any other decisionmaker shall proceed with both decisionmakers present. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.003 Permit type and decision framework. A. Permit Types. TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III- B TYPE IV TYPE V Zoning compliance letter Contingent critical area review Essential public facilities Site specific rezone Lot line adjustment Formal interpretatio n of the text of the ECDC by the director Shoreline substantial developme nt permit, where public hearing not required per ECDC 24.80.100 Technologi cal impracticali ty waiver for amateur radio antennas Developme nt agreement s Zoning text amendment; area-wide zoning map amendments TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III- B TYPE IV TYPE V Critical area determinations SEPA determinatio ns Critical area variance Comprehens ive plan amendments Shoreline exemptions Preliminary short plat Contingent critical area review if public hearing requested Condition al use permits (where public hearing by hearing examiner is required) Annexations Minor amendments to planned residential development Land clearing/gradi ng Shoreline substantial developme nt permit, where public hearing is required per ECDC 24.80.100 Variances Developmen t regulations Minor preliminary plat amendment Revisions to shoreline management permits Shoreline conditional use TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III- B TYPE IV TYPE V StaffAdministrat ive design review, including signs Administrativ e variances Shoreline variance Final short plat Land use permit extension requests Design review (where public hearing by architectur al design board is required) Sales office/model (ECDC 17.70.005) Preliminary formal plat Final formal plats Innocent purchaser determinatio n Preliminary planned residential developme nt Final planned residential development Staff design review pursuant to ECDC TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III- B TYPE IV TYPE V 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 Recommendat ion by: N/A N/A N/A N/A N/A Planning board Planning board Final decision by: Direct or Director Director Hearing examiner/A DB Hearin g examin er 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 appeale d, open record hearing before hearing examin er (1) If director decision is appeale d, open record hearing before hearing Yes, before hearing examiner or boardADB to render final decision Yes, before hearing examin er or board to render final Yes, before planning board which makes recommendat ion to council Yes, before planning board which makes recommendat ion to council or council could hold its own hearing 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 examin er (2) If convert ed to Type III- A process decisio n Closed record review: No No No No Yes, before the council Yes, before the council Permit review timelines (per ECDC 20.02): 65 days 100 days 100 days 170 days 170 days 170 days Not applicable Judicial appeal: Yes Yes Yes Yes Yes Yes Yes C. Any reference to “Type II” in the Edmonds Community Development Code without expressly being modified as “Type II-B” shall be construed to mean Type II-A for the purposes of this section unless the context clearly suggests otherwise. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4360 § 7 (Exh. A), 2024; Ord. 4302 § 2 (Att. A), 2023; Ord. 4299 § 39 (Exh. A), 2023; Ord. 4154 § 1 (Att. A), 2019; Ord. 4072 § 7 (Att. G), 2017; Ord. 4026 § 4, 2016; Ord. 3982 § 4, 2014; Ord. 3817 § 1, 2010; Ord. 3806 § 2, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.006 Legislative enactments not restricted. Nothing in this chapter or the permit processing procedures shall limit the authority of the city council to make changes to the city’s comprehensive plan or the city’s development regulations as part of the annual revision process. [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 20.01.007 Exempt projects. A. The following projects are specifically excluded from the procedures set forth in this chapter: historic register designations, building permits, street vacations, street use permits, encroachment permits, and other public works permits issued under ECDC Title 18. B. Pursuant to RCW 36.70B.140(2), lot line or boundary adjustments, building and/or other construction permits, or similar administrative approvals categorically exempt from environmental review under SEPA (Chapter 43.21C RCW and the city’s SEPA/environmental policy ordinance, Chapter 20.15A ECDC), or permits/approvals for which environmental review has been completed in connection with other project permits, are excluded from the requirements of RCW 36.70B.060 and 36.70B.110 through 36.70B.130, which includes the following procedures: 1. Notice of application (ECDC 20.03.002) unless an open record hearing is allowed on the permit decision; 2. Except as provided in RCW 36.70B.140, optional consolidated permit review processing (ECDC 20.01.002(B)); 3. Joint public hearings (ECDC 20.06.010); 4. Single report stating all of the decisions and recommendations made as of the date of the report that do not require an open public record hearing (ECDC 20.06.050(C)); and 5. Notice of decision (ECDC 20.02.007). [Ord. 4371 § 1 (Exh. A), 2024; Ord. 4154 § 1 (Att. A), 2019; Ord. 3817 § 1, 2010; Ord. 3736 § 4 (Exh. A), 2009]. 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]. 20.10.010 Types of design review. A. There are two types of design review: (1) generaladministrative design review subject to the provisions of the design standards found within the applicable zoning district or within subsection 20.10.050 Chapter 20.1120.10 ECDC in accordance with subsection (B) of this section, and (2) district-basedArchitectural Design Board (ADB) design review subject to the provisions of Chapter 20.12 ECDC. District-basedfor development projects that request a departure from one or more of the design standards required under the administrative design review is applicable when an area or district has adopted design guidelines or design standards that apply specifically within that area or district.process. 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 guidelines or standards. Projects may undergo either found within the applicable zoning district-based design review or general design review, but not both. B. District-based design review applies to the following areas or districts: 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. 1. Parks developed under a master plan approved by the Edmonds city council. 2. Permitted primary and secondary uses in RS – single-family residential districts. 3. Detached single-family homes or duplexes in RM – multiple residential districts. 2. 4. Accessory structures that are not visible from the street. 3. 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. 4. 5. Fences that do not require a separate development permit. 5. 6. Signs that meet all of the standards contained in Chapter 20.60 ECDC. 76. Underground utilities. [Ord. 3636 § 1, 2007]. 20.10.030 Approval required. A. Development. Unless exempted under ECDC 20.10.020(B), no city permit or approval shall be issued for, and no person shall start, any development, or substantially change any development, until the development has received design review approval. B. Bond. The city may require that a bond be posted under Chapter 17.10 ECDC to ensure the satisfactory installation of site improvements. [Ord. 3636 § 1, 2007]. 20.10.040 Optional pre-application. The applicant may submit plans required under ECDC 20.02.002 as part of the complete application in preliminary or sketch form, so that the comments and advice of the architectural design board may be incorporated into the final plans submitted for application. [Ord. 3736 § 38, 2009; Ord. 3636 § 1, 2007]. 20.10.045 Augmented architectural design review applications. At the option of the applicantapplicant’s discretion, an augmented ADBdesign review application to vest rightsmay be submitted under the provisions of ECDC 19.00.025 may be submittedin order to vest development rights under the rules and regulations in effect at the time the application is deemed complete. Such applications may not be submitted in conjunction with the concept review provided for by ECDC 20.10.040. The application shall be processed in all respects as a regular application for review, but vesting rights shall be determined under the provisions of ECDC 19.00.025. The architectural design boardStaff shall 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]. Chapter 20.11 GENERAL DESIGN REVIEW Sections: 20.11.010 Review procedure – General design review. 20.11.020 Findings. 20.11.030 Criteria. 20.11.040 Appeals. 20.11.050 Lapse of approval. 20.11.010 Review procedure 20.10.050 General design review. A. 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. 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. 1. A. Review. The architectural design board (ADB) shall review all proposed developments that require a threshold determination under the State Environmental Policy Act (SEPA). All other developmentsdevelopment 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 decision. The role of the ADB shall be dependent upon the nature of the application as follows: 1. The ADB shall conduct a public hearing for the following types of applications: a. Applications that are not consolidated as set forth in ECDC 20.01.002(B). b. Applications that are consolidated as set forth in ECDC 20.01.002(B) but in which the ADB serves as the sole decision-making authority. c. Applications that are consolidated as set forth in ECDC 20.01.002(B) but in which all decision-making authority is exercised both by staff, pursuant to this chapter and under Chapter 20.13 ECDC, and by the ADB. The ADB shall act in the place of the staff for these types of applications. a. 2. The ADB shall review proposed developments at public meetings without a public hearing and make recommendations to the hearing examiner to 20.10.010(A)(2) shall approve, conditionally approve, or deny proposals for developments that, although consolidated as set forth in ECDC 20.01.002(B), are not subject to a public hearing by the ADB under subsection (A)(1) of this section. The hearing examiner shall subsequently hold a public hearing on the proposal. No more than one public hearing is allowed. 3. The ADB under subsection (A)(1) of this section and the hearing examiner under subsection (A)(2) of this section shall approve, conditionally approve, or deny the proposal. The ADB or hearing examiner may continue its public hearing on the proposal to allow changes to the proposal, or to obtain information needed to properly review the proposal. See ECC 3.13.090 regarding exemptions from review required by this chapter. 4. Notwithstanding any contrary requirement, for a development in which the city is the applicant, the action of the ADB under subsection (A)(1) of this section and the hearing examiner under subsection (A)(2) of this section shall be a recommendation to the city council. B. Notice. Public notice by mail, posting or newspaper publication shall only be required for applications that are subject to environmental review under Chapter 43.21C RCW, in which case notice of the hearing shall be provided in accordance with Chapter 20.03 ECDC. [Ord. 4154 § 14 (Att. D), 2019; Ord. 3736 § 39, 2009; Ord. 3636 § 2, 2007]. D. 20.11.020 Findings. The boarddecision-maker shall make the following findings before approving the proposed development: A. Criteria and Comprehensive Plan. The proposal is consistent with the criteria listed in ECDC 20.11.030 in accordance with the techniques and objectives contained in the urban design chapter of the community culture and urban design element of the comprehensive plan. The city has the obligation to provide specific direction and guidance to applicants. The urban design chapter has been adopted to fulfill the city’s obligations under Washington State case law. The urban design chapter shall be used to determine if an application meets the general criteria set forth in this chapter. In the event of ambiguity or conflict, the specific provisions of the urban design chapter shall control. B. Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. The finding of the staff that a proposal meets the bulk and use requirements of the zoning ordinance shall be given substantial deference and may be overcome only by clear and convincing evidence. [Ord. 3636 § 2, 2007]. 1. 20.11.030 Criteria. The proposal is consistent with the criteria listed in this section or design standards found in the applicable zoning district. E. Criteria. 1. A. Building DesignStandards. 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. The following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets; 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; a. 3. Building design: 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 wall area within the designated transparency zone. 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. 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: Each building façade visible from a public street or common open space shall include at least two distinct exterior materials. Differentiation may be achieved through changes in material type, texture, pattern, and color. Materials must be applied in a manner that clearly defines building elements such as base, middle, and top or differentiates entries, bays, or other architectural features. 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 be oriented to the primary street and be emphasized on the building facade. This requirement may be satisfied through architectural features such as entranceway roofs or recesses, chamfered corners, sidelight or transom windows, additional moldings with expression lines, or a bay of unique width. c. Building Components: Building components are smaller features attached to the primary building mass that provide architectural articulation and/or additional usable space. The following sections define typical building components and specify applicable regulations: i. Architectural Features: Includes elements such as sills, belt courses, eaves, cornices, roof overhangs, chimneys, and other ornamental features attached to or laterally supported by a building. a. Architectural features may project up to 3 feet into any minimum required setback. ii. Awning or Canopy: a. An awning or canopy may project a maximum of 8 feet into a required front setback. b. With approval from the Public Works Director or his/her designee, an awning or canopy may extend into a right-of-way, provided it maintains a minimum clearance of 24 inches from the curb. c. Awnings must be securely attached to and supported by the building. Canopies may also be supported by posts. d. The bottom edge of an awning or canopy must provide a minimum clearance of 8 feet over a sidewalk or walkway and 15 feet over a driveway. e. Awnings must be constructed from durable, weather-resistant materials such as cloth, canvas, canvas-like fabrics, acrylic, nylon, or metal. Vinyl is not permitted. f. Internally or backlit awnings are prohibited. g. Awnings or canopies used as signage must comply with the requirements of Chapter 20.60 ECDC. iii. Balcony: a. Balconies must be a minimum of 5 feet deep and 6 feet wide, except for false or Juliet balconies that are less than 16 inches deep. b. Balconies may project up to 5 feet into a required front, side, or rear setback. c. With approval from the Board of Public Works, balconies may extend into a right-of-way. iv. Bay Window: A projection that extends outward from a building to increase light, enhance views, and articulate the facade. a. A bay window less than 10 feet wide may encroach up to 3 feet into any required setback. v. Garages: A fully enclosed structure, either attached to or detached from the primary building, used for the storage of vehicles. a. Garages must comply with all minimum required building setbacks but may encroach into a required rear setback up to 5 feet. b. If the garage door of an attached garage faces a primary or secondary street, the garage must be set back at least 5 feet behind the front or corner building facade. c. When the garage doors face a street or access easement, the garage must be set back at least 18 feet from the right-of-way to provide 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. vi. Mechanical equipment or other utility hardware on the roof, grounds or buildings shouldshall be screened from view from the street level;. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. a. In multifamily (RM) or commercial zones, selections from among the following or similar features are appropriate for dealing with this criterion: i. Windows with architectural fenestration; ii. Multiple rooflines or forms; iii. Architecturally detailed entries; iv. Appropriate landscaping; v. The use of multiple materials; 5. All signs should conform to the general design theme of the development. d. B. 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. 1. 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. 2. Landscape treatment shall be provided to enhance the building design and other site improvements.in accordance with Chapter 20.13 ECDC. 3. Landscape treatment shall be provided to buffer the development from surrounding property where conflict may result, such as parking facilities near yard spaces, streets or residential units, and different building heights, design or color. iii. 4. Landscaping that could be damaged by pedestrians or vehicles shouldshall be protected by curbing or similar devices. iv. 5. 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. 6. 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. 7. 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. 8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise and, directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme, and shielded from adjacent parcels. C. Other Criteria. 1. Community facilities and public or quasi-public improvements should not conflict with the existing and planned character of the nearby area. ix. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. Pedestrian-scale lighting shall be provided along paths and walkways and be no greater than 14 feet in height. F. Permit validity. 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. However, if the building permit application expires prior to issuance, the associated design review expires with the building permit application. The Edmonds Community Development Code is current through Ordinance 4371, passed November 4, 2024. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. [Ord. 4085 § 9 (Exh. A), 2017; Ord. 3636 § 2, 2007]. 20.11.040 Appeals. All design review decisions of the hearing examiner or the ADB are appealable to superior court in accordance with Chapter 36.70C RCW. [Ord. 4154 § 16 (Att. D), 2019; Ord. 3736 § 40, 2009; Ord. 3636 § 2, 2007]. 20.11.050 Lapse of approval. A. 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 adopted by the ADB or hearing examiner 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]. Chapter 20.12 DISTRICT-BASED DESIGN REVIEW Sections: 20.12.005 Outline of process and statement of intent. 20.12.010 Applicability. 20.12.020 Design review by the architectural design board. 20.12.030 Design review by city staff. 20.12.070 Design guidelines, criteria and checklist. 20.12.080 Repealed. 20.12.090 Lapse of approval. 20.12.005 Outline of process and statement of intent. The architectural design board (ADB) process has been developed in order to provide for public and design professional input prior to the expense incurred by a developer in preparation of detailed design. In combination, Chapter 20.10 ECDC and this chapter are intended to permit public and ADB input at an early point in the process while providing greater assurance to a developer that his general project design has been approved before the final significant expense of detailed project design is incurred. In general, the process is as follows: A. Public Hearing (Phase 1). The applicant shall submit a preliminary conceptual design to the city. Staff shall schedule the first phase of the ADB hearing within 30 days of staff’s determination that the application is complete. Upon receipt, staff shall provide full notice of a public hearing, noting that the public hearing shall be conducted in two phases. The entire single public hearing on the conceptual design shall be on the record. At the initial phase, the applicant shall present facts which describe in detail the tract of land to be developed noting all significant characteristics. The ADB shall make factual findings regarding the particular characteristics of the property and shall prioritize the design guideline checklist based upon these facts, the provisions of the city’s design guideline elements of the comprehensive plan and the Edmonds Community Development Code. Following establishment of the design guideline checklist, the public hearing shall be continued to a date certain requested by the applicant, not to exceed 120 days from the meeting date. The 170-day city review period required by RCW 36.70B.080 commences with the application for Phase 1 of the public hearing. The 170-day time period is suspended, however, while the applicant further develops their application for Phase 2 of the public hearing. This suspension is based upon the finding of the city council, pursuant to RCW 36.70B.080, that additional time is required to process this project type. The city has no control over the length of time needed or taken by an applicant to complete its application. B. Continued Public Hearing (Public Hearing, Phase 2). The purpose of the continuance is to permit the applicant to design or redesign his initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. When the applicant has completed his design or redesign, he shall submit that design for final review. The matter shall be set for the next available regular ADB meeting date. If the applicant fails to submit his or her design within 180 days, the staff shall report the matter to the ADB who shall note that the applicant has failed to comply with the requirements of the code and find that the original design checklist criteria approval is void. The applicant may reapply at any time. Such reapplication shall establish a new 170-day review period and establish a new vesting date. C. After completing the hearing process, the final detailed design shall be presented to the city in conjunction with the applicable building permit application. The city staff’s decision on the building permit shall be a ministerial act applying the specific conditions or requirements set forth in the ADB’s approval, but only those requirements. A staff decision on the building permit shall be final and appealable only as provided in the Land Use Petition Act. No other internal appeal of the staff’s ministerial decisions on the building permit is allowed. [Ord. 4371 § 4 (Exh. A), 2024; Ord. 4302 § 4 (Att. A), 2023; Ord. 3636 § 3, 2007]. A. 20.12.010 Applicability. A. Downtown Business (BD) Zones. The architectural design board (ADB) shall review all proposed developments in the downtown business (BD) zones that require a threshold determination under the State Environmental Policy Act (SEPA) using the process set forth in ECDC 20.12.020. All other developments in the downtown business zones may be approved by staff as a Type I decision using the process set forth in ECDC 20.12.030. When design review is required by the ADB under ECDC 20.12.020, the application shall be processed as a Type III-A decision. B. General Commercial (CG) Zone. In the general commercial zone, the applicable design review process depends on the site and project-specific situation: 1. Design review by the architectural design board is required for any project that includes buildings exceeding 75 feet in height as identified in ECDC 16.60.020. 2. If the project site is adjacent to or across the street from the RS zone and an application contains a building greater than 35 feet in height, staff reviews the project and issues a Type II-A decision. Specific mailed notice requirements are provided in ECDC 20.03.002(D)(2). 3. Staff completes all other project design reviews as a Type I decision. 4. Preapplication Neighborhood Meeting. For proposals subject to a Type II-A or Type III-A review process, the applicant shall host a public preapplication neighborhood meeting to discuss and receive public comment on the conceptual proposal. The applicant shall provide notice of this meeting to all property owners and residents (including tenants of individual units within multifamily residential buildings) within 500 feet of the subject site by depositing written notice in the U.S. mail postage paid at least 14 calendar days in advance of the meeting to all persons and entities shown as having an ownership interest in the land records of Snohomish County. An affidavit of mailing shall be provided to the city by the applicant attaching its mailing list. While this meeting will allow immediate public response to the proposal in its conceptual form, comments submitted during this meeting are not binding to the applicant or staff. However, staff may make general recommendations to the applicant as part of the formal application based on the input from this meeting to the extent that said comments are consistent with the adopted provisions of the Edmonds Community Development Code and the comprehensive plan. As a courtesy, the applicant shall provide summary minutes of the meeting to all of those in attendance within two weeks of the date of the meeting. [Ord. 4302 § 4 (Att. A), 2023; Ord. 4154 § 15 (Att. D), 2019; Ord. 3736 § 42, 2009; Ord. 3636 § 3, 2007]. 20.12.020 Design review by the architectural design board. A. Public Hearing – Phase 1. Phase 1 of the public hearing shall be scheduled with the architectural design board (ADB) as a public meeting. Notice of the meeting shall be provided according to the requirements of ECDC 20.03.003. This notice may be combined with the formal notice of application required under ECDC 20.03.002, as appropriate. 1. The purpose of Phase 1 of the public hearing is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guidelines checklist contained within the design guidelines and this chapter. The ADB shall utilize the urban design guidelines and standards contained in the relevant city zoning classification(s), any relevant district-specific design objectives contained in the comprehensive plan, and the relevant portions of this chapter and Chapter 20.13 ECDC, to identify the relative importance of design criteria; no new, additional criteria shall be incorporated, whether proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. 2. Prior to scheduling Phase 1 of the public hearing, the applicant shall submit information necessary to identify the scope and context of the proposed development, including any site plans, diagrams, and/or elevations sufficient to summarize the character of the project, its site, and neighboring property information. At a minimum, an applicant shall submit the following information for consideration during Phase 1 of the public hearing: a. Vicinity plan showing all significant physical structures and environmentally critical areas within a 200-foot radius of the site including, but not limited to, surrounding building outlines, streets, driveways, sidewalks, bus stops, and land use. Aerial photographs may be used to develop this information. b. Conceptual site plan(s) showing topography (minimum two-foot intervals), general location of building(s), areas devoted to parking, streets and access, existing open space and vegetation. All concepts being considered for the property should be submitted to assist the ADB in defining all pertinent issues applicable to the site. c. Three-dimensional sketches, photo simulations, or elevations that depict the volume of the proposed structure in relation to the surrounding buildings and improvements. 3. During Phase 1 of the public hearing, the applicant shall be afforded an opportunity to present information on the proposed project. The public shall also be invited to address which design guidelines checklist criteria from ECDC 20.12.070 they feel are pertinent to the project. The Phase 1 meeting shall be considered to be a public hearing and information presented or discussed during the meeting shall be recorded as part of the hearing record. 4. Prior to the close of Phase 1 of the public hearing, the ADB shall identify the specific design guidelines checklist criteria – and their relative importance – that will be applied to the project during the project’s subsequent design review. In submitting an application for design review approval under this chapter, the applicant shall be responsible for identifying how the proposed project meets the specific criteria identified by the ADB during Phase 1 of the public hearing. 5. Following establishment of the design guidelines checklist, the public hearing shall be continued to a date certain, not exceeding 120 days from the date of Phase 1 of the public hearing. The continuance is intended to provide the applicant with sufficient time to prepare the material required for Phase 2 of the public hearing, including any design or redesign needed to address the input of the public and ADB during Phase 1 of the public hearing by complying with the prioritized checklist. 6. Because Phase 1 of the public hearing is only the first part of a two-part public hearing, there can be no appeal of the design decision until Phase 2 of the public hearing has been completed and a final decision rendered. B. Continued Public Hearing – Phase 2. 1. An applicant for Phase 2 design review shall submit information sufficient to evaluate how the project meets the criteria identified by the ADB during Phase 1 of the public hearing described in subsection (A) of this section. At a minimum, an applicant shall submit the following information for consideration during Phase 2 of the public hearing: a. Conceptual site plan showing topography (minimum two-foot intervals), general layout of building, parking, streets and access, and proposed open space. b. Conceptual landscape plan, showing locations of planting areas identifying landscape types, including general plant species and characteristics. c. Conceptual utility plan, showing access to and areas reserved for water, sewer, storm, electrical power, and fire connections and/or hydrants. d. Conceptual building elevations for all building faces illustrating building massing and openings, materials and colors, and roof forms. A three-dimensional model may be substituted for the building elevation(s). e. If more than one development concept is being considered for the property, the submissions should be developed to clearly identify the development options being considered. f. An annotated checklist demonstrating how the project complies with the specific criteria identified by the ADB. g. Optional: generalized building floor plans may be provided. 2. Staff shall prepare a report summarizing the project and providing any comments or recommendations regarding the annotated checklist provided by the applicant under subsection (B)(1)(f) of this section, as appropriate. The report shall be mailed to the applicant and ADB at least one week prior to the public hearing. 3. Phase 2 of the public hearing shall be conducted by the ADB as a continuation of the Phase 1 public hearing. Notice of the meeting shall be provided according to the requirements of Chapter 20.03 ECDC. During Phase 2 of the public hearing, the ADB shall review the application and identify any conditions that the proposal must meet prior to the issuance of any permit or approval by the city. When conducting this review, the ADB shall enter the following findings prior to issuing its decision on the proposal: a. Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. The finding of the staff that a proposal meets the bulk and use requirements of the zoning ordinance shall be given substantial deference and may be overcome by clear and convincing evidence. b. Design Objectives. The proposal meets the relevant district-specific design objectives contained in the comprehensive plan. c. Design Criteria. The proposal satisfies the specific checklist criteria identified by the ADB during Phase 1 of the public hearing under subsection (A) of this section. When conducting its review, the ADB shall not add or impose conditions based on new, additional criteria proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. 4. Project Consolidation. Projects may be consolidated in accordance with RCW 36.70B.110 and the terms of the Edmonds Community Development Code. C. Effect of the Decision of the ADB. The decision of the ADB described in subsection (B) of this section shall be used by staff to determine if a project complies with the requirements of these chapters during staff review of any subsequent applications for permits or approvals. The staff’s determination shall be purely ministerial in nature and no discretion is granted to deviate from the requirements imposed by the ADB and the Edmonds Community Development Code. The staff process shall be akin to and administered in conjunction with building permit approval, as applicable. Written notice shall be provided to any party of record (as developed in Phases 1 and 2 of the public hearing) who formally requests notice as to: 1. Receipt of plans in a building permit application or application for property development as defined in ECDC 20.10.020; and 2. Approval, conditioned approval or denial by staff of the building permit or development approval. [Ord. 4314 § 77 (Exh. A), 2023; Ord. 4302 § 4 (Att. A), 2023; Ord. 3817 § 10, 2010; Ord. 3736 §§ 43, 44, 2009; Ord. 3636 § 3, 2007]. 20.12.030 Design review by city staff. A. Optional Preapplication Meeting. At the option of the applicant, a preapplication meeting may be scheduled with city staff. The purpose of the meeting is to provide preliminary staff comments on a proposed development to assist the applicant in preparing an application for development approval. Submission requirements and rules of procedure for this optional preapplication meeting shall be adopted by city staff consistent with the purposes of this chapter. B. Application and Staff Decision. 1. An applicant for design review shall submit information sufficient to evaluate how the project meets the criteria applicable to the project. Staff shall develop a checklist of submission requirements and review criteria necessary to support this intent. When design review is intended to accompany and be part of an application for another permit or approval, such as a building permit, the submission requirements and design review may be completed as part of the associated permit process. 2. In reviewing an application for design review, staff shall review the project checklist and evaluate whether the project has addressed each of the applicable design criteria. Staff shall enter the following findings prior to issuing a decision on the proposal: a. Zoning Ordinance. That the proposal meets the bulk and use requirements of the zoning ordinance, including the guidelines and standards contained in the relevant zoning classification(s). b. Design Guidelines. That the proposal meets the relevant district-specific design objectives contained in the comprehensive plan. When conducting its review, city staff shall not add or impose conditions based on new, additional criteria proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. [Ord. 4302 § 4 (Att. A), 2023; Ord. 3636 § 3, 2007]. 20.12.070 Design guidelines, criteria and checklist. A. In conducting its review, the ADB shall use the design guidelines and design review checklist as contemporaneously adopted in the design guidelines. B. Additional Criteria. Design review shall reference the specific criteria adopted for each area or district. 1. Criteria to be used in design review for the downtown Edmonds business districts (BD zones) located within the downtown/waterfront activity center as shown on the city of Edmonds comprehensive plan map include the following: a. Design objectives for the downtown waterfront activity center contained in the Edmonds comprehensive plan. b. (Reserved). 2. Criteria to be used in design review for 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 include the following: a. Design standards contained in Chapter 16.60 ECDC for the general commercial zone. b. Policies contained in the specific section of the comprehensive plan addressing the medical/Highway 99 activity center and Highway 99 corridor. [Ord. 4302 § 4 (Att. A), 2023; Ord. 4299 § 47 (Exh. A), 2023; Ord. 3636 § 3, 2007]. 20.12.080 Appeals. Repealed by Ord. 4302. 20.12.090 Lapse of approval. A. 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 adopted by the ADB or hearing examiner 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. 4302 § 4 (Att. A), 2023; Ord. 3736 § 46, 2009; Ord. 3636 § 3, 2007]. 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 20.11.010. 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 20.10.000.20.10.010. [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; 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.). PlanPlans 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: • 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 ADB.decision-maker. [Ord. 3636 § 4, 2007]. 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. M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas. N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape plantings shall reflect consideration of plantings in relation to utility lines. O. Utility boxes should be screened with landscaping without blocking access. P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be consistent with the preservation of significant views and height limit for the zoning district. Q. Stormwater LID best management practice integration into overall landscape design is strongly encouraged, where feasible. R. Consideration of a variation to the maximum planter size will be given when the planter area is also functioning as a bioretention or rain garden facility. See requirements in Chapter 18.30 ECDC. S. Landscaping used as part of a low impact development stormwater facility may be counted towards meeting the requirements of this chapter. [Ord. 4085 §§ 11 – 14 (Exh. A), 2017; Ord. 3636 § 4, 2007]. 20.13.025 General planting standards. A. Blank Building Walls. 1. Blank building walls should be softened by landscaping. 2. Landscaping should include trees and shrubs – mostly evergreen. 3. Trees should be planted an average of 20 feet on center either formally or in clusters. B. Foundation Planting. 1. Trees and shrubs should soften the building elevation and soften the transition between the pavement and the building. 2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020(A) and (B)). 3. Landscaping should be planted in all areas except service areas. 4. Planting areas should be at least four feet wide. [Ord. 3636 § 4, 2007]. 20.13.030 Landscape types. A. Type I Landscaping. Type I landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight-obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and 2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years; 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline. B. Type II Landscaping. Type II landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center; and 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. C. Type III Landscaping. Type III landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth-mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. D. Type IV Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. 2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. E. Type V Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. c. If the parking area contains more than 50 but less than 100 parking spaces, the director – or his designee – shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (E)(2) of this section. 2. Design. a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area must be placed at the interior ends of each parking row in a multiple-lane parking area. This area must be at least four feet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees proposed for the parking area may be deciduous. d. Repealed by Ord. 4085. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. [Ord. 4085 § 15 (Exh. A), 2017; Ord. 3636 § 4, 2007]. 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. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. Chapter 20.60 SIGN CODE Sections: 20.60.000 Purpose. 20.60.005 Definitions. 20.60.010 Permit required. 20.60.015 Design review procedures. 20.60.015 Design review procedures. 20.60.020 General regulations for permanent signs. 20.60.025 Total maximum permanent sign area. 20.60.030 Wall signs – Maximum area and height. 20.60.035 Window signs – Maximum area. 20.60.040 Projecting signs – Maximum area and height restrictions. 20.60.045 Freestanding signs – Regulations. 20.60.050 Wall graphic and identification structures. 20.60.055 Pedestrian signs. 20.60.060 Campaign signs. 20.60.065 Real estate signs. 20.60.070 Construction signs. 20.60.075 Governmental signs. 20.60.080 Temporary signs. 20.60.090 Prohibited signs. 20.60.095 Exempt signs. 20.60.100 Administration. 20.60.000 Purpose. The purpose of this chapter is to enact regulatory measures to implement those goals and policies stated in the Edmonds Comprehensive Policy Plan and to achieve the following objectives: A. Protect the public right-of-way from obstructions which would impair the public’s use of their right-of-way. B. Minimize the hazard to the public represented by distractions to drivers from moving, blinking, or other similar forms of signage or visual clutter. C. Provide for distinct signage for each distinct property. D. Encourage the use of graphics/symbols to reduce the visual clutter associated with overly large letters or extensive use of lettering. E. Minimize potential for view blockage and visual clutter along public rights-of-way. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.005 Definitions. For the purposes of the enforcement of this chapter, the following definitions shall apply: “Attached sign” is any sign attached or affixed to a building. Attached signs include wall signs, projecting signs, and window signs. “Boxed cabinet sign” is a permanent sign that is mounted on the face of a building that is roughly rectangular in shape and provides for internal illumination and changing the message of the sign by replacing a single transparent or translucent material such as a Plexiglass/Lexan face. This definition is meant to distinguish between a cabinet sign that is essentially a rectangular box and one that follows the outlines of the letters of the sign, or an “outline cabinet sign.” “Building ID/historic sign” is a permanent sign that identifies or names a building and assists in creating landmarks in the city. Examples include dates, “1890”; names, “Beeson Building”; or addresses. “Campaign sign” is a temporary sign displaying a message relating to a candidate, political party, or issue that is registered or certified for an upcoming election. “Commercial sign” is a sign displayed for the purpose of identifying a commercial use, or advertising a service, product, business or venture that is offered for trade or sale. “Community event banner” is a noncommercial sign composed of cloth, fabric, canvas or similarly flexible material that promotes a temporary community event endorsed, operated or sponsored wholly or in part by a local public entity the jurisdiction of which includes the city of Edmonds. “Community events” are nonprofit, governmental or charitable festivals, contests, programs, fairs, carnivals or recreational contests conducted within the city. “Construction sign” is a permanent or temporary sign displayed on premises where any physical excavation, construction, demolition, rehabilitation, structural alteration or related work is currently occurring, pursuant to a valid building permit. “Directional symbols” are small in size (two square feet or less) and intended to provide on-site directions to specific locations or areas (such as parking areas, drive-through facilities, ATMs and entries and/or exits), hours of operation, parking limitations, warnings of hazards, prohibition of activities (such as “no parking”), historical markers and similar public information. Directional symbols are not considered to be signage as regulated in this chapter. “Fixed sign” is any sign attached or affixed to the ground or any structure in such a manner so as to provide for continuous display for an extended or indeterminable period of time. Fixed signs include, but are not limited to, freestanding signs and wall signs. “Freestanding sign” is any sign that is not attached or affixed to a building. Freestanding signs can be further described as “monument signs” or “pole signs.” “Governmental sign” is a sign owned, operated or sponsored by a governmental entity, and which promotes the public health, safety or welfare. Governmental signs include, but are not limited to, traffic signs, directional and informational signs, publicly sponsored warning or hazard signs, and community event banners displayed by a governmental entity on public property. “Group sign” is a sign or signs on one sign structure serving two or more businesses sharing a parking facility. “Halo sign” is a sign where the light source is concealed behind an opaque face and the rays of illumination are projected outward around the edges of the sign or directed against the surface behind the sign forming a silhouette or halo effect. Halo signs are not considered to be internally illuminated signs for the purposes of this chapter. “Identification structure” is a structure intended to attract the attention of the public to a site, without the use of words or symbols identifying the businesses. Examples include fountains, sculptures, awnings, and totem poles. “Internally illuminated signs” include any sign where light shines through a transparent or semi- transparent sign face to illuminate the sign’s message. Exposed neon is considered to be a form of internal illumination. “Marquee” or “canopy” is a permanent roofed structure attached and supported by the building. “Marquee sign” is any sign attached to or made a part of a building marquee. A marquee sign is a form of projecting sign. “Monument signs” are freestanding signs that have integrated the structural component of the sign into the design of the sign and sign base. “Noncommercial sign” is a sign that is intended to display a religious, charitable, cultural, governmental, informational, political, educational, or artistic message, that is not primarily associated with a good, product, or service offered for sale or trade. Noncommercial signs include signs advertising incidental and temporary commercial activities conducted by churches and nonprofit businesses, clubs, groups, associations or organizations. “Off-premises sign” is any sign that advertises or relates to a good, product, service, event, or meeting, that is offered, sold, traded, provided, or conducted at some location or premises other than that upon which the sign is posted or displayed. Off-premises signs include all signs posted or displayed in the public right-of-way. “On-premises sign” is any sign that advertises or relates to a good, product, service, event, or meeting that is lawfully permitted to be offered, sold, traded, provided, or conducted at the location or premises upon which the sign is posted or displayed. On-premises signs also include signs not related to any particular location or premises, such as signs displaying religious, charitable, cultural, governmental, informational, political, educational, or artistic messages that are intentionally displayed by the owner of the property or premises upon which the sign is displayed. “Outline cabinet sign” is a permanent sign that is mounted on the face of a building that roughly follows the shape of the text or symbology of the sign and provides for internal illumination. This definition is meant to distinguish between a cabinet sign that follows the outlines of the letters of the sign and one that is essentially a rectangular box or a “boxed cabinet sign.” An “outlined cabinet sign” will be treated more like an “individual letter sign” where the area of the sign is calculated based on the actual outlined shape of the sign. “Permanent sign” is a fixed or portable sign intended for continuous or intermittent display for periods exceeding 60 days in any calendar year. “Pole signs” are freestanding signs where the structural support for the sign is one or more exposed pole(s). Pole signs may include community event banners where the banner is supported by at least two poles that are permanently attached to the ground (“pole-mounted community event banners”). However, pole signs with two poles that are not more than six feet in height are considered to be monument signs. “Portable sign” is any sign that is readily capable of being moved or removed, whether attached or affixed to the ground, or any structure that is typically intended for temporary display. Portable signs include, but are not limited to: 1. Signs designed and constructed with a chassis or support with or without wheels; 2. Pedestrian signs, including signs such as A-frame (sandwich board), stanchion, easel, or post-style signs intended as freestanding signs in pedestrian environments; Left: Stanchion sign 3. Wooden, metal, or plastic “stake” or “yard” signs; 4. Posters or banners affixed to windows, railings, overhangs, trees, hedges, or other structures or vegetation, except for pole-mounted community event banners; 5. Signs mounted upon vehicles parked and visible from the public right-of-way, except signs identifying the related business when the vehicle is being used in the normal day-to- day operation of the business, and except for signs advertising for sale the vehicle upon which the sign is mounted; 6. Searchlights; 7. Inflatables. “Premises” is the actual physical area of the lot upon which a sign is posted or displayed. “Projecting sign” is any sign attached or affixed to a building or wall in such a manner that its leading edge extends more than 12 inches beyond the surface of such building or wall. “Reader board sign” is a sign that is designed to allow for a change in the message, either by adding or removing plastic letters, or by means of electronics and lights. Reader boards do not include signs which have a changeable message where the sign does not change more than once per day and where the changeable features are integrated with the background and overall design of the sign, including the sign’s typefaces, colors and symbology. Individual letters or numbers placed on a solid-colored background is considered to be a reader board. Two signs at left: Acceptable changeable message sign; Two signs at right: A reader board. “Real estate sign” is a sign displaying a message relating to the sale or rent of real property. “Sign” is any structure, device or fixture that is visible from a public place, that incorporates graphics, symbols, or written copy for the purposes of conveying a particular message to public observers, including wall graphics or identification structures. “Sign area” is the area of a sign on which copy is to be placed, as set forth in ECDC 20.60.020(A). “Temporary sign” is a sign intended for short-term display, not to exceed 60 calendar days in any calendar year. Window signs meeting the requirements of ECDC 20.60.035 are not regulated as temporary signs. “Wall graphic” is a wall sign, including murals, in which color and form, and primarily without the use of words, are a part of the overall design on the building(s) where the wall graphic is proposed. A wall graphic may be painted or applied (not to exceed one-half inch in thickness) to a building as a part of its overall color and design, but may not be internally lighted. Internally lighted assemblies, including those which project from the wall of the structure, or which are located on any accessory structure on the site, shall be considered wall signs and comply with the requirements of this chapter. “Wall sign” is a sign that is attached or affixed to a wall and that is parallel to and not projecting more than 12 inches at any angle from such wall. Wall signs include signs that are painted directly upon a wall. “Window sign” is a sign that is attached or affixed to a window, or a sign displayed within 24 inches of the inside of a window in such a manner as to be visible from any public place. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3800 § 1, 2010; Ord. 3631 § 1, 2007; Ord. 3628 § 8, 2007; Ord. 3561 § 1, 2005; Ord. 3514 § 1, 2004; Ord. 3461 § 2, 2003]. 20.60.010 Permit required. A. Except as provided in this chapter, no permanent sign may be constructed, installed, posted, displayed or modified without first obtaining a sign permit approving the proposed sign’s size, design, location, and display as provided for in this chapter. B. Design approval is not required for the posting of permanent signs in residential zones; provided, that the restrictions and standards of this chapter are met. If additional signage is requested for conditional or nonconforming uses in residential zones, the property owner shall apply for design review. Design review is not required for any sign which does not require a building permit. C. A sign modification shall include, but is not limited to, relocations, modifications to size, design, height or color scheme, or the replacement of 25 percent or more of the structural material in the sign area. Normal and ordinary maintenance and repair, and changes to the 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 refer design review applications to the architectural design board for the types of signs listed below, where the this chapter, and shall approve, conditionally approve or deny the application in accordance with the policies of ECDC 20.10.00020.10.000 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: a. The request is for signage on a site that has a unique configuration, such as frontage on more than two streets, or has an unusual geometric shape or topography; b. The request is for signage on a building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. 2. The ADB may approve the requested modification only if it meets the following criteria: a. The design of the proposed signage must be compatible in its use of materials, colors, design and proportions with development throughout the site and with similar signage in the vicinity; b. In no event shall the modification result in signage which exceeds the maximum normally allowed by more than 50 percent. C. Staff Review of Murals and Artwork. When a proposed wall graphic is proposed as a mural or artwork, the planning manager or designee shall review and approve, conditionally approve, or deny the application in accordance with the following criteria. While a separate sign permit is required for each wall graphic, the staff may make a single design review decision on wall graphics that consist of related murals or artwork. Related murals or artwork may include multiple proposals for sites within reasonable proximity to each other that are related by theme, style, materials used, and/or context. The decision of the staff on any design review application containing a mural or art as a wall graphic may be appealed to the hearing examiner pursuant to the procedure established in Chapter 20.06 ECDC. 1. Art, like other exercises of First Amendment rights, may be limited by reasonable time, place, and manner restrictions. In this case, these criteria will be utilized to enhance the aesthetics of the city and to ensure quality and maintenance standards are observed. No recommendation shall be based upon the content or message expressed by an artist or in a work of art. Applicants are encouraged to coordinate their artwork with the design or architectural elements of the building and the historic and pedestrian-oriented character of the downtown area. 2. Specific submission requirements for design review include, but are not limited to: a. Site sketch showing locations of artwork; b. Minimum one-fourth-inch scale color drawings of the art concept or art component; c. Material/color samples; d. Written Proposal. A written proposal in eight-and-one-half-inch-by-11-inch format to include a description and summary of a final design proposal for the artwork; detailed maintenance requirements; a schedule for development, fabrication, and completion; artist’s resume; and evidence of assumption of liability by applicant or designee; and e. When required pursuant to ECDC 20.45.05020.45.050, a certificate of appropriateness shall be obtained from the historic preservation commission for murals on designated historic structures or within a designated historic district. 3. Review Criteria. Review criteria for the design review include: a. Quality of the materials used to create the artwork. Materials should be resistant to fading; no fluorescent paints; b. Durability and permanence, including ability to withstand age, vandalism, and weathering. Consideration should be given to anti-graffiti coating; and c. Compatibility of the artwork with architectural elements, other elements of the street, and adjacent structures. Compatibility shall be determined by relationships of the elements of form, proportion, scale, color, materials, surface treatment, and size and style of lettering. Lettering shall be minimized, but may be considered for inclusion when necessary to the artistic content. D. Notwithstanding the provisions of subsections (A), (B), and (C) of this section, sign permit applications shall not be referred to or reviewed by the architectural design board if the proposed sign constitutes a modification to an existing sign and involves no significant alteration or modification to the size, height, design, lighting or color of the existing sign. Sign permit applications for such sign modifications shall be processed and subject to review in the same manner as provided for staff review in subsection (A) of this section. [Ord. 4154 § 22 (Att. D), 2019; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3800 § 1, 2010; Ord. 3736 § 60, 2009; Ord. 3461 § 2, 2003]. 20.60.020 General regulations for permanent signs. A. Sign Area. The area of a sign shall be calculated as follows: 1. The area of a sign is maximum actual area of a sign that is visible from any single point of observation from any public vantage point. The sign area is normally the smallest rectangle that encloses the entire copy area of the sign. 2. Individual letters, numbers or symbols applied directly to a wall or structure and used to form the sign shall be calculated individually. 3. Supporting structures which are part of a sign display shall be included in the calculation of the sign area, except that the supporting structure of a monument sign or pole sign shall not be included when calculating the sign area. Left: Sign area = X * Y Right: Applied individual letters are calculated separately. Monument sign: The base is not included in the calculation of sign area (dashed rectangle). B. When located on a wall or mansard roof, no sign may extend above the highest point of the wall or mansard roof when the mansard roof is on a one-story building. Other than a mansard roof on a one-story building, a sign may not be attached above the eave or drip line on a pitched roof. C. Except for pole-mounted community event banners, no sign or any part of a sign may be designed or constructed to be moving by any means and shall not contain items such as banners, ribbons, streamers and spinners. Signs with type that is movable to change the message (reader boards) are allowed, subject to the specific requirements detailed elsewhere in this chapter. D. Signs that extend into or over a public right-of-way shall comply with Chapter 18.70 ECDC. E. Exposed braces and angle irons are prohibited unless they are part of a decorative design that is integral to the design of the sign. Guywires are prohibited unless there are no other practical means of supporting the sign. F. No sign shall have blinking, flashing, fluttering or moving lights or other illuminating device which has a changing light density or color; provided, however, temperature and/or time signs that conform in all other respects to this chapter are allowed. Electronic reader boards may have messages that change; however, moving messages are not allowed. Messages that change at intervals less than 20 seconds will be considered blinking or flashing and not allowed. G. No light source which exceeds 20 watts shall be directly exposed to any public street or adjacent property. H. No illumination source of fluorescent light shall exceed 425 milliamps or be spaced closer than eight inches on center. I. No commercial sign shall be illuminated after 11:00 p.m. unless the commercial enterprise is open for business and then may remain on only as long as the enterprise is open. J. No window signs above the first floor shall be illuminated. K. Sign height shall be determined as follows: 1. For attached signs, sign height is the vertical distance from the highest point on the sign to the average finished grade. 2. For freestanding signs, sign height is the vertical distance from the highest point of the sign area or its support to the average elevation of the finished grade at the base of the supports. L. Portable signs may not be used as permanent signage; only fixed signs are permitted. M. The following matrix summarizes the types of signs permitted in each neighborhood/district within the city: Sign Type Downtown1 SR-992 Westgate/SR- 1043 Neighborhood Commercial (BN, BP and FVMU Zones) Business Uses in RM Zones Wall-Mounted P P P P P Monument C P P C C Pole N P N N N Projecting P P P P P Sign Type Downtown1 SR-992 Westgate/SR- 1043 Neighborhood Commercial (BN, BP and FVMU Zones) Business Uses in RM Zones Internal Illumination C P P C N Reader Boards C C C C C Individual Letters P P P P P Boxed Cabinet N P C C N Building ID P P P P P Pedestrian P N N N N Wall Graphics C C C C C 1 Downtown includes all properties within the downtown activity center defined in the comprehensive plan. 2 SR-99 includes all properties within the medical/Highway 99 activity center and the Highway 99 corridor defined in the comprehensive plan. 3 Westgate/SR-104 includes all properties within the Westgate corridor, the Edmonds Way corridor, and within the Westgate community commercial area, as defined in the comprehensive plan. Note: In the above table, P = Permitted; N = Not permitted; C = Conditionally permitted if consistent with the standards itemized in subsection (N) of this section. N. The following standards clarify how some signs identified as “conditionally permitted” must be installed to be permitted in the city of Edmonds: 1. Monument signs over six feet in height must be reviewed to ensure that the materials, colors, design and proportions proposed are consistent with those used throughout the site. 2. Internally illuminated signs in the downtown area and neighborhood commercial areas may only light the letters or logos/symbols. The background of a sign face may not be illuminated. 3. Internally illuminated signs in the downtown area and the neighborhood commercial areas must be mounted on the wall of the building. They may not be mounted on or under an attached awning. 4. Internally illuminated signs that use exposed neon may only be located in the interior of buildings in the downtown area and the neighborhood commercial areas. 5. Internally illuminated signs in the downtown area shall not be permitted to be higher than 14 feet in height. 6. Reader board messages are limited to alphanumeric messages only. 7. Reader boards are only permitted for public uses or places of public assembly. Public uses and places of assembly include, but are not limited to, schools and churches as well as local and regional public facilities. 8. The background color of a boxed cabinet sign face must be coordinated with and complement the colors used on the building. 9. The background color of a boxed cabinet sign face must be opaque and not allow any internal illumination to shine through. [Ord. 4314 § 81 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 2, 2007; Ord. 3461 § 2, 2003]. 20.60.025 Total maximum permanent sign area. A. Business and Commercial Zone Districts (BN, BP, BC, BD, WMU, CW and CG). 1. The maximum total permanent sign area for allowed or permitted uses in the BN, BC, BD and CW zones shall be one square foot of sign area for each lineal foot of wall containing the main public entrance to the primary building or structure located upon a separate legal lot. Within the downtown activity center defined in the comprehensive plan, six square feet of sign area is added to the maximum permanent sign area available for each ground floor storefront. 2. The maximum total permanent sign area for allowed or permitted uses in the CG zone shall be one square foot of sign area for each lineal foot of building frontage along a public street and/or along a side of the building containing the primary public entrance to a maximum of 200 square feet. The allowable sign area shall be computed separately for each qualifying building frontage, and only the sign area derived from that frontage may be oriented along that frontage. Sign areas for wall-mounted signs may not be accumulated to yield a total allowable sign area greater than that permitted upon such frontage, except that businesses choosing not to erect a freestanding sign may use up to 50 percent of their allowable freestanding sign area for additional attached sign area. Use of the additional area shall be subject to the review of the architectural design board. 3. The maximum total permanent sign area may be divided between wall, projecting, and freestanding signs, in accordance with regulations and maximum sign area and height for each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Projecting signs (including blade signs) of four square feet or less and window signs meeting the requirements of ECDC 20.60.035 do not count against the total permanent sign area permitted. 4. The maximum number of permitted permanent signs is three per site, or three per physically enclosed business space on commercial sites with multiple business tenants. A site with more than one street frontage is allowed a maximum of five signs. Projecting (including blade) signs of four square feet or less and window signs meeting the requirements of ECDC 20.60.035 do not count against the total number of permitted permanent signs. Multi-tenant sites are allowed one additional group sign per street frontage identifying the individual subtenants at the site. The total sign area of all signs permitted on site must also comply with the maximum total permanent sign area specified in this chapter. 5. Where permitted, pedestrian signs do count against the permanent sign area and the number of signs permitted. B. Residential Zone Districts (RS, RM). 1. The maximum allowable signage area for individual residential lots shall be four square feet per street frontage, except as provided in subsection (B)(2) of this section. 2. The maximum allowable signage area for formal residential subdivisions, planned residential developments (PRD), or multifamily structures containing at least 10 dwelling units shall be 10 square feet per main street entrance into the subdivision or PRD. Only one sign may be provided at each main entrance. 3. The maximum total permanent sign area may be divided between wall and freestanding signs, in accordance with regulations and maximum sign area and height for each type of sign, as provided in ECDC 20.60.030 through 20.60.050. Window signs meeting the requirements of ECDC 20.60.035 do not count against the total permanent sign area permitted. 4. Signage in excess of that provided in subsections (B)(1) and (2) of this section for lawful nonconforming or conditional nonresidential uses in residential zones may be approved through the issuance of a sign permit pursuant to ECDC 20.60.010, subject to the maximum area and height limitations established for signs in the BN zone. 5. The maximum number of permitted permanent signs is one, except that multifamily sites with more than one vehicular entrance may have one permanent sign per entrance. The total sign area of all signs (excluding incidental signs) permitted on site must also comply with the maximum total permanent sign area specified in this chapter. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3805 § 1, 2010; Ord. 3628 § 9, 2007; Ord. 3461 § 2, 2003]. 20.60.030 Wall signs – Maximum area and height. A. The maximum area of any wall sign shall be as follows: Zone Maximum Area of Sign RS, RM 4 square feet BN, BP, BC, BD, CW, CG, WMU, FVMU 1 square foot per lineal foot of attached wall B. The maximum height of any attached sign shall be as follows: Zone Maximum Height of Sign RS, RM 6 feet BN, BP, BC, BD, CW, CG, WMU, FVMU 14 feet or the height of the face of the building on which the sign is located, consistent with ECDC 20.60.020(B) [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 10, 2007; Ord. 3461 § 2, 2003]. 20.60.035 Window signs – Maximum area. The maximum area of any window sign shall be as follows: Zone Maximum Area of Sign RS, RM 4 square feet BN, BP, BC, BD, CW, CG, WMU, FVMU 1 square foot per each lineal foot of window frontage [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 11, 2007; Ord. 3461 § 2, 2003]. 20.60.040 Projecting signs – Maximum area and height restrictions. A. The maximum area of any projecting sign shall be as follows: Zone Maximum Area of Sign RS, RM Not permitted BN, BP, BC, BD, CW, WMU, FVMU 16 square feet CG 32 square feet B. The maximum height of any projecting sign shall be as follows: Zone Maximum Height of Sign RS, RM Not permitted BN, BP, BC, BD, CW, CG, WMU, FVMU Height of the wall to which the sign is attached C. The sign area of a marquee sign may not exceed two feet in vertical dimension. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 12, 2007; Ord. 3461 § 2, 2003]. 20.60.045 Freestanding signs – Regulations. A. Regulation. Permanent freestanding signs are discouraged. Freestanding signs shall be approved only where the applicant demonstrates by substantial evidence that there are no reasonable and feasible alternative signage methods to provide for adequate identification and/or advertisement. B. Maximum Area. The maximum area of a freestanding sign shall be as follows: Zone Maximum Area of Sign RS, RM 10 square feet (subdivision, PRD, multifamily) 4 square feet (individual residence sign) BN, BP 24 square feet (single) 48 square feet (group) BC, BD, WMU, FVMU 32 square feet (single) 48 square feet (group) CW 32 square feet (single) 48 square feet (group) CG Sign area shall be governed by subsection (C) of this section C. Allowable Sign Area for Freestanding Signs – CG Zone. The total allowable sign area for freestanding signs on general commercial sites shall be 56 square feet or one-half square foot of sign area for each lineal foot of street frontage, whichever is greater, up to a maximum of 160 square feet of freestanding sign area. Freestanding signs count against the overall allowable permanent sign area. Multiple business or tenant sites shall further be allowed an additional 24 square feet of freestanding sign area for each commercial tenant or occupant in excess of one up to a maximum sign area of 160 square feet. Corner lots choosing to accumulate sign area under the provisions of subsection (E) of this section shall be limited to 160 square feet. D. Maximum Height. The maximum sign height of freestanding signs shall be as follows: Zone Maximum Height of Sign RS, RM 6 feet BN, BP, BC, BD, CG, CW, WMU, FVMU 14 feet E. Location. Freestanding signs shall be located as close as possible to the center of the street frontage on which they are located. Except for pole-mounted community event banners, freestanding signs may not be located on public property. Sites on a corner of two public streets may have one sign on the corner instead of a sign for each frontage. Monument signs not more than six feet in height may be located in a zoning setback, but not less than five feet from a property line. F. Number. In all zones, each lot or building site shall be permitted no more than one freestanding sign, except in the business and commercial zones where a lot or site has frontage on two arterial streets, in which case there may be permitted one sign per street frontage subject to the restrictions on area contained within this chapter. G. Landscaping. 1. Each freestanding sign shall have a landscaped area twice the size of the sign area at the base of the sign. The landscaping and sign base shall be protected from vehicles by substantial curbing. 2. The applicant shall provide a landscape performance bond in the amount of 125 percent of the estimated costs of the landscaping, or $1,000, whichever is more. The bond shall be processed in accordance with Chapter 17.10 ECDC. [Ord. 4078 § 2 (Exh. 2), 2017; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3631 § 3, 2007; Ord. 3628 § 13, 2007; Ord. 3461 § 2, 2003]. 20.60.050 Wall graphic and identification structures. There are no area restrictions on wall graphics or identification structures. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.055 Pedestrian signs. Pedestrian signs are only permitted on private property and in the adjacent right-of-way in the BC, BD, CW, and CG zones located within the downtown waterfront activity center, as defined in the comprehensive plan. Pedestrian signs are only permitted if they meet the following requirements: A. Pedestrian signs may be permitted to be located either (1) between the business storefront and the public right-of-way, or (2) on the sidewalk in front of the business storefront if the pedestrian sign meets the following standards: 1. Only one pedestrian sign is permitted per ground floor storefront; 2. Businesses may make arrangements to rotate their pedestrian signs provided they meet the one-sign-per-storefront standard; 3. The sign shall be located within 10 feet of the building entry and must be placed within two feet of the building. The planning and development director may approve an alternative location under the following circumstances: a. An alternative location in front of the building or on the property occupied by the business is less intrusive to pedestrian movement or accessibility; or b. The building containing the business is set back from the property line and a location on the property can be provided such that the sign does not encroach onto a public sidewalk; 4. A business located on a corner property shall have no more than one pedestrian sign, regardless of the number of streets the business fronts on; 5. If located on or near a sidewalk, building entry or pedestrian way, the sign shall be located to provide a clear zone consistent with ECDC 18.70.030(C); 6. Pedestrian signs cannot be left outside during hours that the business is closed to the public; 7. Pedestrian signs are limited to: a. Six square feet in area, two and one-half feet in width, and three and one-half feet in height for A-frame or sandwich board signs; and b. Six square feet in area, two and one-half feet in width, and four and one-half feet in height for stanchion, easel or other types of pedestrian signs. [Ord. 4299 § 51 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016]. 20.60.060 Campaign signs. A. On-premises campaign signs are permitted as a form of temporary signage in all zones, subject to the maximum sign size limitations set forth in ECDC 20.60.080. B. Off-premises campaign signs are permitted as a form of temporary signage in the public right-of-way; provided, that the following requirements are met: 1. All campaign signs shall be posted in accordance with the regulations set forth in ECDC 20.60.080(B). 2. All off-premises campaign signs shall be removed within 10 days after the primary, general, or special election to which they pertain. 3. Off-premises campaign signs shall be posted and displayed no earlier than upon declaration of candidacy in accordance with Chapter 29.15 RCW, or other formal registration or certification of the candidate, party, initiative, referendum or other ballot issue for an upcoming election, or 60 days prior to the election, whichever time period is greater. C. There is no maximum number of off-premises campaign signs that may be posted. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.065 Real estate signs. A. On-premises real estate signs are permitted as a form of temporary signage in residential and commercial zones, subject to the maximum signage area and sign number limitations set forth in ECDC 20.60.080. B. Off-premises real estate signs are permitted as a form of temporary signage, subject to the following requirements: 1. Two and only two types of off-premises real estate signs shall be permitted: a. An off-premises real estate directional sign is a sign displaying a directional arrow and either a company or logo, or an indication that the property is for sale by its owner, and installed for the purpose of directing the public to the property. b. An off-premises open house sign is a form of temporary off-premises sign indicating the property is currently open for viewing. 2. All off-premises real estate signs shall be posted in accordance with the regulations set forth in ECDC 20.60.080(B). 3. The maximum number of off-premises real estate signs allowed per property shall only be the number reasonably necessary to direct people to the premises. An agent or owner shall be permitted no more than one off-premises real estate directional sign per intersection and five in total. No more than one off-premises open house sign shall be displayed per intersection and no more than five in total. a. Each off-premises real estate directional sign shall bear a legible tag located on the sign or supporting post indicating the date of posting and the address of the property to which it pertains. b. Off-premises real estate open house signs shall only be posted during daylight hours when the real estate agent or owner is in attendance at the property for sale or rent, and shall be removed immediately upon the termination of an “open house” or other similar property display event. 4. No off-premises real estate signs shall be fastened to any traffic control device, public structure, fence, rock, tree or shrub. C. All on-premises and all off-premises real estate directional signs shall be removed within seven days after the closing of the sale or lease of real property to which the sign pertains. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.070 Construction signs. Construction signs shall, irrespective of their duration, conform to the general regulations for permanent signs specified under ECDC 20.60.020. Notwithstanding any other provision of this chapter, the maximum area of a construction sign in any zone shall be 32 square feet. No sign permit is required for the posting of construction signs; provided, that all construction signs shall be removed from the premises within 10 days of the cessation of the excavation, construction, demolition, rehabilitation, structural alteration or related work on site. Zone Maximum Area of Signage (per Street Frontage) RS 16 square feet, or 32 square feet if one sign is displayed for a project consisting of building permits issued for four lots or more. Only one sign may be displayed per project. All other zones 32 square feet The preceding square footages shall be in addition to any other temporary signage permitted by ECDC 20.60.080. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3514 § 3, 2004]. 20.60.075 Governmental signs. Governmental signs, while exempt from the processes and development regulations required by this chapter, shall be erected and maintained subject to rules and procedures established by the planning and development director. In all cases, the city retains the right to remove any governmental sign at its sole discretion. [Ord. 4299 § 52 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017]. 20.60.080 Temporary signs. A. On-Premises Temporary Signs. On-premises temporary signs are permitted in residential and commercial zones, in addition to any allowed or permitted permanent signage, subject to the following restrictions and standards: 1. Residential Zones (RS, RM). a. Only portable, freestanding or attached signs may be used as temporary signage. b. Commercial on-premises temporary signage is not permitted, except for real estate signs as defined by ECDC 20.60.065. c. Maximum number is one attached or freestanding sign. 2. Commercial Zones (BN, BP, BC, BD, WMU, FVMU, CW, CG). a. Only attached signs may be used for temporary signage. Attached signs may be affixed to any existing building or sign structure that is permitted as a permanent structure on the property. New temporary structures whose sole purpose is to display the temporary sign are not otherwise permitted. b. Maximum duration of display is 60 days in any calendar year for the cumulative posting of all temporary commercial signage upon each commercial location or premises. c. Maximum number of temporary signs is one freestanding sign per property street frontage, and one attached sign per building. 3. The total maximum area of on-premises temporary signage shall be as follows: Zone Maximum Area of Temporary Sign RS, RM 6 square feet BN, BP, BC, BD, CW, WMU, FVMU 20 square feet CG 30 square feet 4. The total maximum area for each allowed on-premises temporary sign shall be as follows: Zone Maximum Area of Temporary Sign RS, RM 6 square feet (freestanding and attached) BN, BP, BC, BD, CW, WMU, FVMU 20 square feet (attached) CG 30 square feet (attached) 5. The maximum height of any allowed on-premises temporary sign shall be as follows: Zone Maximum Height of Sign RS, RM 6 feet (freestanding and attached) BN, BP, BC, BD, CW, CG, WMU, FVMU 14 feet (attached) 6. In no case shall temporary signage be posted, located, or displayed in violation of the regulations for permanent signs set forth in ECDC 20.60.020 through 20.60.050. B. Off-Premises Temporary Signage. Off-premises temporary signs are allowed in residential and commercial zones, in accordance with the restrictions and standards set forth below: 1. Commercial off-premises temporary signage is prohibited, except for real estate signs as permitted by ECDC 20.60.065; provided, that such off-premises real estate signs shall be posted, displayed, and removed as provided for in that section, in addition to the provisions of subsections (B)(5) through (9) of this section. 2. Noncommercial off-premises signs are permitted in the public right-of-way; provided, that the posting and display of off-premises signs in the public right-of-way shall require a street use permit where required pursuant to Chapter 18.70 ECDC. 3. Maximum duration of display for all temporary off-premises signs is a cumulative of 60 days in any calendar year, except as otherwise provided in ECDC 20.60.060 for campaign signs. Display may be continuous or intermittent, except as otherwise provided in this section. 4. Except for campaign signs as provided in ECDC 20.60.060, all off-premises noncommercial signs relating to a specific meeting, event, or occurrence shall be removed within 48 hours following the conclusion of the meeting, event, or occurrence to which they relate. 5. Only portable freestanding signs may be used as temporary off-premises signage; provided, that the following types of portable freestanding signs are prohibited from use as an off-premises sign: a. Signs with a vehicular chassis or support with or without wheels; b. Posters and banners; c. Signs mounted upon vehicles; d. Searchlights; e. Inflatables. 6. Maximum number of allowed off-premises signs to be displayed simultaneously shall be one sign per sign poster except as provided in ECDC 20.60.060 for campaign signs and in ECDC 20.60.065 for real estate signs. 7. Maximum allowable sign area for all temporary off-premises freestanding signs is six square feet. 8. Maximum allowable sign height for all permitted off-premises signs is three feet. 9. All off-premises temporary signage shall be posted and displayed in accordance with the following restrictions: a. Off-premises signs may not be placed in any portion of the public right-of-way typically used by motor vehicles in a lawful manner. b. Off-premises signs shall be placed so as not to impede pedestrian, bicycle, or handicapped travel or access. c. Off-premises signs shall not be posted in a manner or location which impairs traffic safety by unreasonably blocking line of sight at intersections. d. Off-premises signs shall be constructed of suitable material and design to adequately withstand the reasonably expected normal or average weather conditions during the intended display period of the sign. e. Off-premises signs shall be regularly inspected to ensure that they have not been damaged or destroyed by natural forces or vandalism. Damaged and destroyed signs shall be immediately removed or repaired so as to avoid threats to public health and safety or the accumulation of unclaimed refuse upon the public rights-of-way. f. Off-premises signs shall not be posted upon public property other than the public right-of-way, and shall further not be posted within or upon planter boxes and flower beds within the publicly maintained landscaped portions of the public right-of-way. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 14, 2007; Ord. 3461 § 2, 2003]. 20.60.090 Prohibited signs. A. General. All signs not expressly permitted by this chapter are prohibited. B. Hazards. Signs which the director of public works determines to be a hazard to vehicle or water traffic because they resemble or obscure a traffic control device, or because they obscure visibility needed for safe traffic passage, are prohibited. These signs shall be removed if they already exist. C. Confiscation of Prohibited Signs in Public Rights-of-Way. All signs which are located within a public right-of-way and that have been improperly posted or displayed are hereby declared to be a public nuisance and shall be subject to immediate removal and confiscation. D. Any signs confiscated by the city shall be held for 10 working days after which such signs may be destroyed or otherwise disposed of. The owner of any confiscated signs may recover the same upon payment of a $25.00 fee to cover the cost of confiscation and storage. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.095 Exempt signs. The following types of signs are exempted from regulations of this chapter, except that the dimensional and placement standards shall apply unless variance is required by other provisions of local, state or federal law: A. Signs required by provision of local, state, or federal law. B. Official public notices required by provision of local, state, or federal law. C. Signs not visible from a public location. D. Seasonal and holiday displays not incorporating the use of written copy or graphics to convey a message. E. Gravestones. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. 20.60.100 Administration. A. General. The planning and development director is responsible for administering and enforcing the provisions of this chapter. He or she shall adopt application requirements for sign permits. Fees shall be as stated in ECDC 15.00.020. B. Installation Permits. Many signs require installation permits under Chapter 19.45 ECDC and may require plan checking fees as well. C. Notice of Violation. Whenever the planning director becomes aware of a violation of the provisions of this chapter, the planning director shall cause a notice to be sent to the alleged violator informing him or her of the violation, the applicable code section, and a time within which to remedy the violation. The notice shall also advise of the penalties for continued violation of the code as specified in this chapter. If the violation has not been corrected within the time limit specified, the planning director shall refer the matter to the city attorney’s office for institution of appropriate legal action. D. Penalty. Any person violating any provision of this code shall be guilty of a misdemeanor, and upon conviction thereof shall be punished by a fine of $25.00 for each day of continued violation. [Ord. 4314 § 82 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003]. The Edmonds Community Development Code is current through Ordinance 4375, passed December 10, 2024. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. Chapter 16.43 BD – DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards – BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian-oriented design elements, while protecting downtown’s identity. C. Identify supporting arts and mixed-use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown’s focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. The “downtown business” zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 – Downtown Retail Core; BD2 – Downtown Mixed Commercial; BD3 – Downtown Convenience Commercial; BD4 – Downtown Mixed Residential; BD5 – Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X A A A A Financial A X A A A A Advising A X A A A A Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 Mortgage A X A A A A Banks (without tellers) A X A A A A Accounting A X A A A A Counseling A X A A A A Architecture A X A A A A Engineering A X A A A A Advertising A X A A A A Insurance A X A A A A Fitness related business (yoga/pilates/gym/fitness club) A X A A A A Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, restaurant, microbreweries/distilleries or food service A A A A A A Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 establishment that also provides an on-site retail outlet open to the public Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter 4.90 ECC1 A A A A A A Outdoor dining meeting the criteria of Chapter 17.75 ECDC B B B B B B Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) – see ECDC 16.43.030(B) for further location standards A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 Day care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X A A A A Physicians A X A A A A Dental A X A A A A Optometrist (without retail) A X A A A A Physical therapy (without retail) A X A A A A Counseling A X A A A A Other similar medical services A X A A A A Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Permitted Uses BD1 BD1 GFSF(1) BD2 BD3 BD4 BD5 Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: 1 BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of- way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. 2 Services – by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 4333 § 8 (Exh. A), 2023; Ord. 4314 § 43 (Exh. A), 2023; Ord. 4282 § 3 (Exh. B), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. A. Table 16.43-2. 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 Deleted Cells Deleted Cells Deleted Cells Deleted Cells 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 dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones 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. 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 maymust 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. 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 space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2: BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (B)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single- family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. 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 mayshall 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).16.43.035(2)(d). h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of “height” detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height 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. 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. b. 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. 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 maymust 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). 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 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. A. Applicability. DesignThe design standards for in this chapter apply to all development within the BDBD1, BD2, BD3, and BD4 downtown zones are contained in Chapter 22.43 ECDC., except for multifamily buildings in the BD4 zone. [Ord. 3918 § 12 (Att. 12), 2013; Ord. 3700 § 13697 § 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. 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); 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. 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. 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. 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. 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. 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. 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. 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. 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]. * 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. 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 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 (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]. 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]. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. Chapter 16.50 BC – COMMUNITY BUSINESS Sections: 16.50.000 BC and BC – Edmonds Way. 16.50.005 Purposes. 16.50.010 Uses. 16.50.020 Site development standards. 16.50.030 Operating restrictions. 16.50.040 Green building incentives. 16.50.000 BC and BC – Edmonds Way. 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. 1. Single-family dwellings, as regulated in RS-6 zone; 2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment sales and services; 3. New automobile sales and service; 4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents; 5. Printing, publishing and binding establishments; 6. Bus stop shelters; 7. Community-oriented open air markets conducted as an outdoor operation and licensed pursuant to provisions in the Edmonds City Code; 8. Multiple 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; 3. Commuter parking lots in conjunction with a facility meeting the criteria listed under subsections (C)(11) through (14) of this section, except that the facility may also be located along a designated transit route in addition to an arterial or collector street; 4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC. C. Primary Uses Requiring a Conditional Use Permit. 1. Commercial parking lots; 2. Wholesale uses; 3. Hotels and motels; 4. Amusement establishments; 5. Auction businesses, excluding vehicle or livestock auctions; 6. Drive-in businesses; 7. Laboratories; 8. Fabrication of light industrial products; 9. Convenience stores; 10. Day care centers and preschools; 11. Hospitals, convalescent homes, rest homes, and sanitariums; 12. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033; 13. Counseling centers and residential treatment facilities for current alcoholics and drug abusers; 14. Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070. D. Secondary Uses Requiring a Conditional Use Permit. 1. Outdoor storage, incidental to a permitted or conditional use; 2. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4333 § 10 (Exh. A), 2023; Ord. 4314 § 45 (Exh. A), 2023; Ord. 3943 § 1 (Exh. 1), 2013; Ord. 3932 § 4, 2013; Ord. 3627 § 2, 2007; Ord. 3353 § 4, 2001; Ord. 3269 § 2*, 1999; Ord. 3147 § 1, 1997]. * Code reviser’s note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of merchandise, see Chapter 17.65 ECDC. 16.50.020 Site development standards. A. Table. Minimum Lot Area Minimum Lot Width Minimum Street Setback Minimum Side Setback Minimum Rear Setback Maximum Height Maximum Floor Area BC None None None None1 None1 25'2 3 sq. ft. per sq. ft. of lot area BC – Edmonds Way None None 10' None1 None1 25'3 3 sq. ft. per sq. ft. of lot area 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. The required setback shall be completely landscaped with Type I landscaping permanently maintained by the owner of the BC-zoned lot. 2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height are modulated in design and are designed as a hip, gable, arch, shed or other similar roof form (see illustrations). Vertical parapet walls or flat roofs with a pitch of less than three-in-12 are not allowed to protrude above the 25-foot height limit unless they are part of an approved modulated design. 3 The stated height limit may be increased to 40 feet; provided, that: (a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping shall be located within this setback; (b) Where the proposed development abuts a single-family residential (RS) zoned property, in addition to complying with subsection (a) of this footnote, the proposed development shall modulate the design of any building facades facing the single-family residentially (RS) zoned property; (c) At least three of the following techniques shall be incorporated into the building and/or site’s design: (1) Achievement of least LEED gold certification or comparable green building certification; (2) Inclusion of housing units affordable to persons at low/moderate income as determined by Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross number of units proposed; (3) Public amenities within an area comprising at least 25 percent of the length of any required street setback such as outdoor seating, plazas, walkways or other usable open space. The remainder of the setback area will be landscaped with Type III landscaping; (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. 1. a. DIntent. To reduce the massiveness and bulk of large box-like buildings, and articulate the building form to a pedestrian scale. a. 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. 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. a. b. Standards. Ground-floor, street-facing facades of commercial and mixed-use buildings shall incorporate at least five of the following elements: i. i. Lighting or hanging baskets supported by ornamental brackets; i. ii. Medallions; i. iii. Belt courses; i. iv. Plinths for columns; i. v. Bulkhead for storefront window; i. vi. Projecting sills; i. vii. Tile work; i. viii. Transom or clerestory windows; i. 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. i. Masonry (except for flat, nondecorative concrete block); i. ii. Concrete or masonry plinth at the base of the wall; i. iii. Belt courses of a different texture and color; iv. Projecting cornice; i. v. Decorative tile work; i. vi. Medallions; i. vii. Opaque or translucent glass; i. viii. Artwork or wall graphics; i. ix. Lighting fixtures; i. x. Green walls; i. 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. E. 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. 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]. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code. Chapter 16.77 OR – OFFICE-RESIDENTIAL Sections: 16.77.000 Purposes. 16.77.010 Uses. 16.77.020 Site development standards. 16.77.000 Purposes. A. The office-residential (OR) zone is intended to be applied to areas designated in the comprehensive plan for “planned residential-office” development on the west side of Sunset Avenue south of Bell Street. B. This area is appropriate for development which provides for a mix of small-scale office and residential uses which provide a transition between the more intensive commercial uses along Main Street and the residential uses along Sunset Avenue. Because the area of this designation is located adjacent to commercial development to the south, the railroad to the west, and is near 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 Family Residential zone, as listed in ECDC 16.20.010(B). C. Primary Uses Requiring a Conditional Use Permit. 1. Local public facilities subject to the requirements of ECDC 17.100.050. [Ord. 3619 § 1, 2006]. 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]. The Edmonds Community Development Code is current through Ordinance 4379, passed January 14, 2025. Disclaimer: The city clerk’s office has the official version of the Edmonds Community Development Code. Users should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.edmondswa.gov Hosted by General Code.