2025-06-10 City Council PacketAgenda
Edmonds City Council
REGULAR MEETING
COUNCIL CHAMBERS
250 5TH AVE NORTH, EDMONDS, WA 98020
JUNE 10, 2025, 6:00 PM
Edmonds City Council Agenda
June 10, 2025
Page 1
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1. CALL TO ORDER/FLAG SALUTE
2. LAND ACKNOWLEDGEMENT
WE ACKNOWLEDGE THE ORIGINAL INHABITANTS OF THIS PLACE, THE SDOHOBSH
(SNOHOMISH) PEOPLE AND THEIR SUCCESSORS THE TULALIP TRIBES, WHO SINCE TIME
IMMEMORIAL HAVE HUNTED, FISHED, GATHERED, AND TAKEN CARE OF THESE LANDS. WE
RESPECT THEIR SOVEREIGNTY, THEIR RIGHT TO SELF-DETERMINATION, AND WE HONOR THEIR
SACRED SPIRITUAL CONNECTION WITH THE LAND AND WATER.
3. ROLL CALL
4. APPROVAL OF THE AGENDA
5. PRESENTATIONS
1. Juneteenth Proclamation (5 min)
2. Mayor's Finance Update (10 min)
6. AUDIENCE COMMENTS
THIS IS AN OPPORTUNITY TO COMMENT REGARDING ANY MATTER NOT LISTED ON THE
AGENDA AS CLOSED RECORD REVIEW OR AS A PUBLIC HEARING. SPEAKERS ARE LIMITED TO
THREE MINUTES. PLEASE STATE CLEARLY YOUR NAME AND CITY OF RESIDENCE. IF USING A
COMPUTER OR SMART PHONE, RAISE A VIRTUAL HAND TO BE RECOGNIZED. IF USING A DIAL-
UP PHONE, PRESS *9 TO RAISE A HAND. WHEN PROMPTED, PRESS *6 TO UNMUTE.
7. RECEIVED FOR FILING
1. Claim for Damages for filing (0 min)
Edmonds City Council Agenda
June 10, 2025
Page 2
8. APPROVAL OF THE CONSENT AGENDA
1. Approval of Council Meeting Minutes May 27, 2025
2. Approval of Council Committee A Minutes June 3, 2025
3. Approval of payroll and benefit checks, direct deposit and wire payments.
4. Approval of claim checks and wire payments.
5. Confirm Appointment of Board/Commission Candidate - LTAC
6. PFD Board Member Appointment & Reappointment Approval
7. Resolution Expressing Operational Budget Impacts for 2026
9. PUBLIC HEARINGS
1. Public Hearing on Middle Housing Code Update (45 min)
2. Public Hearing on Interim Ordinance to Prohibit the Removal of Certain Landmark Trees on
Private Property (30 min)
10. COUNCIL BUSINESS
1. Public Works Director- Request to consider two candidates (5 min)
2. Employment Agreement - Executive Assistant to City Council (5 min)
3. 2026-2031 Six-Year Transportation Improvement Program (30 min)
4. Highway 99 Corridor Safety Update (20 min)
5. Potential Adoption of Design Review Code Update (20 min)
6. City Budget Scenario Discussion (30 min)
11. COUNCIL COMMENTS
12. MAYOR'S COMMENTS
ADJOURNMENT
City Council Agenda Item
Meeting Date: 06/10/2025
Juneteenth Proclamation
Staff Lead: Mayor Rosen
Department: Mayor's Office
Preparer: Beckie Peterson
Background/History
Juneteenth commemorates the day on June 19, 1865, when African slaves in Texas were told by Major
General Gordon Granger that their 246 years of slavery had ended. It is the oldest known celebration
commemorating the ending of slavery in the United States.
Staff Recommendation
Information only.
Narrative
To honor the history of African-American and Black people, their heritage, culture, achievements, and
contributions, the City of Edmonds recognizes June 19 as Juneteenth Independence Day.
Receivng the proclamation will be Donnie Griffin, President and Founder of Lift Every Voice Legacy
(LEVL), and Patricia Valle, Board of Directors Vice Chair of LEVL.
Attachments:
20250610 Juneteenth Proclamation
5.1
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5.1.a
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City Council Agenda Item
Meeting Date: 06/10/2025
Mayor's Finance Update
Staff Lead: Mayor Rosen
Department: Mayor's Office
Preparer: Beckie Peterson
Background/History
On July 2, 2024 the council voted to have a Mayor Update as an ongoing item on all regular meeting
agendas. This was in response to a recommendation from the Mayor's Blue Ribbon Panel.
Staff Recommendation
No action, informational
Narrative
The Mayor, or another member of the administration, will answer questions about City finances that
have been requested by council in advance and will also share actions related to the fiscal emergency
that have transpired since the last update.
When there is nothing new to report, this agenda item will be the opportunity to share that there is
nothing new to report.
5.2
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City Council Agenda Item
Meeting Date: 06/10/2025
Claim for Damages for filing
Staff Lead: NA
Department: Administrative Services
Preparer: Marissa Cain
Background/History
N/A
Staff Recommendation
Acknowledge receipt of Claims for Damages for filing.
Narrative
David Levitan
121 5th Ave N
($200,000)
Attachments:
Levitan Claim for Damages - for council
7.1
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City Council Agenda Item
Meeting Date: 06/10/2025
Approval of Council Meeting Minutes May 27, 2025
Staff Lead: Council
Department: City Clerk's Office
Preparer: Scott Passey
Background/History
N/A
Recommendation
Approval of Council Meeting minutes as part of the Consent Agenda.
Narrative
N/A
Attachments:
2025-05-27 Council Minutes Draft
8.1
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Edmonds City Council Minutes
May 27, 2025
Page 1
EDMONDS CITY COUNCIL MEETING
ACTION MINUTES
May 27, 2025
ELECTED OFFICIALS PRESENT
Mike Rosen, Mayor
Will Chen, Councilmember
Neil Tibbott, Council President
Michelle Dotsch, Councilmember
Susan Paine, Councilmember
Chris Eck, Councilmember
Jenna Nand, Councilmember
Vivian Olson, Councilmember
STAFF PRESENT
Jeff Taraday, City Attorney
Mike Clugston, Acting Planning Director
Brad Shipley, Senior Planner
Rob English, City Engineer
Scott Passey, City Clerk
1. CALL TO ORDER/FLAG SALUTE
The Edmonds City Council meeting was called to order at 6:00 pm by Mayor Rosen in the
Council Chambers, 250 5th Avenue North, Edmonds, and virtually. The meeting was opened
with the flag salute.
2. LAND ACKNOWLEDGEMENT
Councilmember Eck read the City Council Land Acknowledgement Statement.
3. ROLL CALL
City Clerk Passey called the roll. All elected officials were present.
4. APPROVAL OF AGENDA
COUNCILMEMBER ECK MOVED APPROVAL OF THE AGENDA.
COUNCILMEMBER DOTSCH MOVED TO REMOVE ITEM 5.1, COMMUNITY POLL
RESULTS PRESENTATION FROM THE AGENDA. MOTION FAILED 2-5, WITH
COUNCILMEMBERS DOTSCH AND NAND VOTING AGAINST.
MAIN MOTION TO APPROVE THE AGENDA CARRIED UNANIMOUSLY.
5. PRESENTATIONS
1. COMMUNITY POLL RESULTS ON CITY BUDGET
8.1.a
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Edmonds City Council Minutes
May 27, 2025
Page 2
Community volunteers Adel Sefrioui, Elise Randall Hill, Mackey Guenther and Erik Hauser
shared compiled ideas, data and analysis from the Keep Edmonds Vibrant (KEV) community
poll.
Council questions and feedback focused on the following areas:
• Camera revenue estimates
• Survey methodology and assumptions
• Expertise in statistically valid surveys
• Data interpretation
• Trends
• Public support for additional revenue options
• Edmonds’ ranking on property tax rates
• Polling software
• Near and long-term revenue sources
2. MAYOR’S FINANCE UPDATE
Mayor Rosen commented on finance and budget issues.
6. AUDIENCE COMMENTS
1. David Chan, Lynnwood, thanked the city for joining South County Fire RFA.
2. Bill Derry, Edmonds, urged the council to support renewal of the WRIA 8 agreement.
3. Phillip Witte, Edmonds, thanked KEV for its rational approach and considering the
interests of young families.
4. Todd Anderson, Everett, thanked the city for voting to annex into the South County Fire
RFA.
5. Bill Krepick, Woodway, said that revenue streams won’t solve the city’s problems, which
are due to lack of due diligence.
6. Theresa Hollis, Edmonds, commented that the proposed promotion of the CCED director
to City Administrator is because he’s a tall white male.
7. Megan, Edmonds, asked the council to thoughtfully consider the KEV poll and
recommendations.
8. Evan, Edmonds, said that increasing density with multi-family zoning is the reason many
residents can afford to live in Edmonds.
9. Drew Hill, Edmonds, urged the city to include on its retreat spreadsheet a cost-benefit
analysis of selling the Frances Anderson Center.
10. Pete Gibson, Edmonds, thanked KEV and urged the city to carefully look at the numbers.
11. Christi Kreft, said the future of the Edmonds Montessori in the Frances Anderson Center
depends on the city.
12. Matt, Edmonds, commented favorably on the KEV survey and urged the city to commit
to improvement rather than the staying the same.
13. Kat Wittam, Edmonds, asked the city to be more transparent about the tradeoffs with an
increased property tax levy and impacts on Edmonds residents.
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Edmonds City Council Minutes
May 27, 2025
Page 3
7. RECEIVED FOR FILING
8. APPROVAL OF CONSENT AGENDA ITEMS
COUNCILMEMBER PAINE MOVED APPROVAL OF THE CONSENT
AGENDA. MOTION CARRIED UNANIMOUSLY. The agenda items approved are
as follows:
1. APPROVAL OF COUNCIL SPECIAL MEETING/RETREAT MINUTES
MAY 9, 2025
2. APPROVAL OF COUNCIL MEETING MINUTES MAY 13, 2025
3. APPROVAL OF COUNCIL COMMITTEE B MINUTES MAY 20, 2025
4. APPROVAL OF PAYROLL AND BENEFIT CHECKS, DIRECT
DEPOSIT AND WIRE PAYMENTS.
5. APPROVAL OF CLAIM CHECKS AND WIRE PAYMENTS.
6. 4TH OF JULY PARADE & RACE, PORCHFEST EDMONDS AND
EDMONDS BLOCK PARTY (FORMERLY TASTE
EDMONDS) SPECIAL EVENT AGREEMENTS
7. FIBER PARTNERS ILA CONSENT
8. APPROVAL OF ILA FOR THE COMMUTE TRIP REDUCTION
PLANS AND PROGRAMS
9. SOUTH COUNTY FIRE RFA ANNEXATION IMPLEMENTATION
10. AWARD CONSTRUCTION CONTRACT TO SHORELINE
CONSTRUCTION FOR THE PHASE 15 WATERLINE REPLACEMENT
PROJECT
9. PUBLIC HEARING
1. DESIGN REVIEW CODE UPDATE: PUBLIC HEARING (PLN2024-0009)
Mike Clugston, Acting Planning Director, noted that the May 13 public hearing was continued
because the correct attachment was not included in the packet materials. Brad Shipley, Senior
Planner, explained which issues are required for design review compliance and which are not
required.
Mayor Rosen called for speakers.
1. Kim Bayer Augustavo, Edmonds, urged the city to include the Architectural Design
Board in design review or staff and developers will decide what Edmonds looks like.
2. Christine Weir, Edmonds, received confirmation that the middle housing public hearing
will be held June 10th.
Mayor Rosen closed the public hearing.
10. COUNCIL BUSINESS
1. MAIN ST. OVERLAY PROJECT UPDATE (6TH AVE-8TH AVE)
8.1.a
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Edmonds City Council Minutes
May 27, 2025
Page 4
Rob English, City Engineer, explained the soil problems that require additional management
reserves of $70,000 in the REET 126 Fund to complete the extra work.
COUNCILMEMBER PAINE MOVED TO AUTHORIZE $70,000 FROM THE REET 126
FUND TO THE PROJECT MANAGEMENT RESERVE. MOTION CARRIED
UNANIMOUSLY.
2. MIDDLE HOUSING DEVELOPMENT CODE UPDATE: PLANNING BOARD
RECOMMENDATION
Brad Shipley, Senior Planner, and Mike Clugston, Acting Planning Director, were joined by Lee
Hankins, Planning Board chair, who outlined the Planning Board recommendation for the
Middle Housing Code amendments.
Council questions and feedback focused on the following areas:
• Street frontage requirements
• Affordability component
• 45% vs 35% lot coverage requirement
• Distinction between townhomes, triplexes, and cottages
• Housing type options provided by the Planning Board
• Setbacks and encroachments
• Preservation of open/green space
• Objective design standards
• Department of Commerce involvement in design standards
• Planning director guidance in the process
• ADUs vs middle housing types
MEETING EXTENSION
COUNCILMEMBER OLSON MOVED TO EXTEND THE MEETING UNTIL 10 PM
AND STRIKE ITEM 10.4 CITY REORGANIZATION - CITY ADMINISTRATOR
CREATION. MOTION CARRIED UNANIMOUSLY.
Council questions and feedback (continued):
• Parent lots and subdivisions
• Co-living concepts (part of Phase 3)
• Lot coverage, side setbacks, and easements
3. WRIA 8 SALMON RECOVERY COUNCIL INTERLOCAL AGREEMENT
RENEWAL (2026-2035)
Acting Dir. Clugston outlined the draft WRIA 8 agreement which extends the term an additional
10 years.
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Edmonds City Council Minutes
May 27, 2025
Page 5
COUNCIL PRESIDENT TIBBOTT MOVED APPROVAL OF THE DRAFT WRIA 8
AGREEMENT. MOTION CARRIED UNANIMOUSLY.
11. COUNCIL COMMENTS
Councilmembers commented on various issues.
12. MAYOR’S COMMENTS
Mayor Rosen provided comments.
13. CONVENE IN EXECUTIVE SESSION TO DISCUSS PENDING OR POTENTIAL
LITIGATION
At 9:26 pm, Mayor Rosen announced that the council would recess into an executive session to
discuss pending or potential litigation per RCW 42.30.110(1)(i) until 9:55 pm.
14. RECONVENE IN OPEN SESSION
At 9:55 pm, the meeting reconvened.
ADJOURNMENT
The meeting was adjourned at 9:56 pm.
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City Council Agenda Item
Meeting Date: 06/10/2025
Approval of Council Committee A Minutes June 3, 2025
Staff Lead: Council
Department: City Clerk's Office
Preparer: Scott Passey
Background/History
N/A
Recommendation
Approval of Council Meeting minutes as part of the Consent Agenda.
Narrative
N/A
Attachments:
2025-06-03 Council Committee A Minutes Draft
8.2
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Minutes
COUNCIL COMMITTEE A MEETING
June 3, 2025
Elected Officials Present Staff Present
Councilmember Dotsch (Chair)
Councilmember Paine
Councilmember Chen
Councilmember Olson
Council President Tibbott (ex-officio)
Mike DeLilla, Acting City Engineer
Jeanie McConnell, Engineering Program Manager
Jeff Taraday, City Attorney
Scott Passey, City Clerk
1. CALL TO ORDER
The Edmonds City Council Committee A meeting was called to order virtually and in the City Council
Conference Room, 121 – 5th Avenue North, Edmonds, at 3:00 pm by Councilmember Dotsch.
2. COMMITTEE BUSINESS
1. Amend Edmonds Community Development Code (ECDC) Chapter 20.70 Street Vacations
Jeanie McConnell, Engineering Program Manager, and City Attorney Taraday explained the
recommendation to amend various sections of the code to reorganize and refine street vacation
regulations with emphasis on appraisals and compensation to the city.
Committee questions and feedback focused on:
• Street vacation actions taken in 2019
• Street ends adjacent to water
• Studies to determine street suitability for certain uses
• Rationale for moving the code from Planning to Public Works
• Appraisal process and methodology
• State Law governing compensation formulas
• Equity
• Underlying street dedication
• Map/site survey requirements
• Application requirements/title report
• Utilities/potential easements
• Recording
Committee recommendation: For information only
ADJOURNMENT
The meeting was adjourned at 4:20 pm.
8.2.a
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City Council Agenda Item
Meeting Date: 06/10/2025
Approval of payroll and benefit checks, direct deposit and wire payments.
Staff Lead: Lori Palmer
Department: Administrative Services
Preparer: Lori Palmer
Background/History
Approval of payroll check #66236 dated June 5, 2025 for $1,416.76, direct deposit for $825,376.53,
benefit checks #66237 through #66242 and wire payments of $751,890.57 for the pay period of May 16,
2025 through May 31, 2025.
Staff Recommendation
Approval of payroll and benefit checks, direct deposit and wire payments.
Narrative
In accordance with the State statutes, City payments must be approved by the City Council. Ordinance
#2896 delegates this approval to the Council President who reviews and recommends either approval or
non-approval of payments.
Attachments:
05-16-2025 to 05-31-2025 benefit checks report
05-16-2025 to 05-31-2025 payroll earnings report
8.3
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Benefit Checks Summary Report
City of Edmonds
Pay Period: 1,181 - 05/16/2025 to 05/31/2025
Bank: usbank - US Bank
Direct DepositCheck AmtNamePayee #DateCheck #
66237 06/05/2025 bpas BPAS 11,361.74 0.00
66238 06/05/2025 icma MISSIONSQUARE PLAN SERVICES 5,991.79 0.00
66239 06/05/2025 flex NAVIA BENEFIT SOLUTIONS 5,918.05 0.00
66240 06/05/2025 tx TEXAS CHILD SUPPORT SDU 166.50 0.00
66241 06/05/2025 rwt WASHINGTON TEAMSTERS 284.55 0.00
66242 06/05/2025 afscme WSCCCE, AFSCME AFL-CIO 2,863.80 0.00
26,586.43 0.00
Bank: wire - US BANK
Direct DepositCheck AmtNamePayee #DateCheck #
3844 06/05/2025 pens DEPT OF RETIREMENT SYSTEMS 350,851.13 0.00
3846 06/05/2025 aflac AFLAC 2,852.80 0.00
3849 06/05/2025 us US BANK 170,455.93 0.00
3850 06/05/2025 mebt WTRISC FBO #N3177B1 150,368.21 0.00
3851 06/05/2025 pb NATIONWIDE RETIREMENT SOLUTION 7,877.92 0.00
3852 06/05/2025 wadc WASHINGTON STATE TREASURER 41,833.15 0.00
3853 06/05/2025 oe OFFICE OF SUPPORT ENFORCEMENT 1,065.00 0.00
725,304.14 0.00
751,890.57 0.00Grand Totals:
Page 1 of 16/4/2025
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,181 (05/16/2025 to 05/31/2025)
Hours AmountHour Type Hour Class Description
NO PAY LEAVEABSENT111 24.00 0.00
NO PAY NON HIREDABSENT112 88.00 0.00
SICK LEAVESICK121 497.00 27,051.20
VACATIONVACATION122 845.25 49,093.48
HOLIDAY HOURSHOLIDAY123 67.50 4,693.24
FLOATER HOLIDAYHOLIDAY124 84.00 3,952.75
COMPENSATORY TIMECOMP HOURS125 135.75 7,390.06
Holiday Bank WWTPHOLIDAY128 44.00 2,197.01
MILITARY LEAVEMILITARY131 9.00 397.38
COMPENSATORY TIMECOMP HOURS137 30.00 3,072.00
BEREAVEMENTBEREAVEMENT141 27.00 1,462.29
Kelly Day UsedREGULAR HOURS150 108.00 6,144.55
COMPTIME BUY BACKCOMP HOURS152 31.25 2,482.73
COMPTIME AUTO PAYCOMP HOURS155 88.00 5,988.09
SICK LEAVE PAYOFFSICK157 619.43 42,185.17
VACATION PAYOFFVACATION158 195.75 12,894.59
MANAGEMENT LEAVEVACATION160 33.00 2,614.35
COUNCIL BASE PAYREGULAR HOURS170 700.00 12,294.24
COUNCIL PRESIDENTS PAYREGULAR HOURS174 0.00 351.26
COUNCIL PAY FOR NO MEDICALREGULAR HOURS175 0.00 6,061.32
REGULAR HOURSREGULAR HOURS190 15,756.40 868,986.98
FIRE PENSION PAYMENTSREGULAR HOURS191 2.00 2,727.39
ADMINISTRATIVE LEAVEREGULAR HOURS195 80.00 6,782.47
OVERTIME-STRAIGHTOVERTIME HOURS210 127.00 8,546.04
WATER WATCH STANDBYOVERTIME HOURS215 48.00 3,513.25
STANDBY TREATMENT PLANTMISCELLANEOUS216 5.00 700.59
OVERTIME 1.5OVERTIME HOURS220 195.00 18,181.86
OVERTIME-DOUBLEOVERTIME HOURS225 33.25 3,679.31
MISC PAYMISCELLANEOUS400 0.00 154.35
WORKING OUT OF CLASSMISCELLANEOUS410 0.00 3,124.92
SHIFT DIFFERENTIALSHIFT DIFFERENTIAL411 0.00 2,695.90
ACCRUED COMP 1.0COMP HOURS602 80.25 0.00
ACCRUED COMP TIME 1.5COMP HOURS604 127.25 0.00
Commander Standy AccrualCOMP HOURS609 5.00 0.00
06/04/2025 Page 1 of 3
8.3.b
Packet Pg. 19
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,181 (05/16/2025 to 05/31/2025)
Hours AmountHour Type Hour Class Description
ACCREDITATION PAYMISCELLANEOUSacc 0.00 189.46
ACCRED/POLICE SUPPORTMISCELLANEOUSacs 0.00 228.46
Ancilary Duty PayREGULAR HOURSanc 0.00 281.41
Ancilary Duty PayREGULAR HOURSanc2 0.00 1,556.86
Ancilary Duty PayREGULAR HOURSanc3 0.00 1,371.44
BOC II CertificationMISCELLANEOUSboc 0.00 244.78
TRAINING CORPORALMISCELLANEOUScpl 0.00 235.40
CERTIFICATION III PAYMISCELLANEOUScrt 0.00 122.39
Detective 4%MISCELLANEOUSdet4 0.00 1,351.04
EDUCATION PAY 2%EDUCATION PAYed1 0.00 993.26
EDUCATION PAY 4%EDUCATION PAYed2 0.00 695.86
EDUCATION PAY 6%EDUCATION PAYed3 0.00 11,442.62
Furlough Day Non-RepresentedREGULAR HOURSfd1 153.60 10,216.16
FAMILY MEDICAL/NON PAIDABSENTfmla 63.27 0.00
Family Medical Leave HolidayHOLIDAYfmlb 25.00 1,120.15
FAMILY MEDICAL/SICKSICKfmls 116.00 5,612.96
Family Medical Leave VacationVACATIONfmlv 11.73 493.23
HOLIDAYHOLIDAYhol 1,234.60 67,793.70
K-9 AssignmentMISCELLANEOUSk9 0.00 225.72
LANGUAGE PAYMISCELLANEOUSlan 0.00 750.00
LONGEVITY PAY 2%LONGEVITYlg1 0.00 1,270.52
LONGEVITY PAY 2.5%LONGEVITYlg11 0.00 1,022.91
Longevity 9%LONGEVITYlg12 0.00 3,892.59
Longevity 7%LONGEVITYlg13 0.00 1,704.01
Longevity 5%LONGEVITYlg14 0.00 1,164.85
LONGEVITY 6%LONGEVITY PAYlg3 0.00 556.41
Longevity 1%LONGEVITYlg4 0.00 1,069.63
Longevity 3%LONGEVITYlg5 0.00 4,236.53
Longevity .5%LONGEVITYlg6 0.00 0.00
Longevity 1.5%LONGEVITYlg7 0.00 899.97
OUT OF CLASSMISCELLANEOUSooc 0.00 342.72
Paid Family Medical Unpaid/SupABSENTpfmp 62.50 0.00
Paid FAMILY MEDICAL/SICKSICKpfms 25.50 1,683.83
PHYSICAL FITNESS PAYMISCELLANEOUSphy 0.00 3,472.00
06/04/2025 Page 2 of 3
8.3.b
Packet Pg. 20
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Payroll Earnings Summary Report
City of Edmonds
Pay Period: 1,181 (05/16/2025 to 05/31/2025)
Hours AmountHour Type Hour Class Description
SPECIAL DUTY PAYMISCELLANEOUSsdp 0.00 326.41
PSET SergeantMISCELLANEOUSstr 0.00 255.80
TAC OfficerMISCELLANEOUStac 0.00 225.72
Training OfficerMISCELLANEOUSto 0.00 214.96
Traffic Officer - CarMISCELLANEOUStraf 0.00 666.78
Vacation PremiumVACATIONvap 12.00 605.96
Total Net Pay:$826,793.29
$1,237,955.27 21,790.28
06/04/2025 Page 3 of 3
8.3.b
Packet Pg. 21
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City Council Agenda Item
Meeting Date: 06/10/2025
Approval of claim checks and wire payments.
Staff Lead: Richard Gould
Department: Administrative Services
Preparer: Nori Jacobson
Background/History
Approval of claim checks #267301 through #267377 dated May 14, 2025 for $508,931.58, claim check
#267506 dated May 30, 2025 for $1,699.75, claim checks #267507 through #267629 dated June 4, 2025
for $931,208.41 (re-issued cks#267585 $1,197.92, #267587 $270.00 & #267616 $244.17) and wire
payments $23,830.61, $24,673.09 & $926.61.
Staff Recommendation
Approval of claim checks and wire payment.
Narrative
The Council President shall be designated as the auditing committee for the city council. The council
president shall review the documentation supporting claims paid and review for approval by the city
council at its next regular public meeting all checks or warrants issued in payment of any claim, demand
or voucher. A list of each claim, demand or voucher approved and each check or warrant issued
indicating the check or warrant number, the amount paid and the vendor or payee shall be filed in the
city council office for review by individual councilmembers prior to each regularly scheduled public
meeting.
Attachments:
Claim cks 05-14-25 Agenda copy
05-30-2025 positive pay approved R.Gould
Claim cks 06-04-25 Agenda copy
8.4
Packet Pg. 22
5/14/2025 10:30:00AM
Positive Pay Listing
City of Edmonds
apPosPay Page: 1
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
070322 A&A LANGUAGE SERVICES INC 267301 360.005/14/2025
075132 AERZEN USA CORP 267302 138.015/14/2025
025217 ARG INDUSTRIAL 267303 295.955/14/2025
064341 AT&T MOBILITY 267304 1,749.475/14/2025
001777 AURORA PLUMBING & ELECTRIC 267305 65.115/14/2025
070305 AUTOMATIC FUNDS TRANSFER 267306 282.505/14/2025
077387 AVEDISYAN, RUBEN 267307 130.005/14/2025
077385 CARDWELL, IRATXE 267308 130.005/14/2025
071816 CARLSON, JESSICA 267309 792.965/14/2025
069813 CDW GOVERNMENT INC 267310 175.475/14/2025
003510 CENTRAL WELDING SUPPLY 267311 132.285/14/2025
078902 COLEMAN OIL COMPANY LLC 267312 38,051.685/14/2025
070323 COMCAST BUSINESS 267313 55.115/14/2025
072786 CTS LANGUAGE LINK 267314 492.825/14/2025
075864 DEPT OF REVENUE AUDIT DIVISION 267315 11,569.355/14/2025
076172 DK SYSTEMS 267316 1,920.425/14/2025
064640 DMCMA 267317 200.005/14/2025
007253 DUNN LUMBER 267318 656.595/14/2025
076610 EDMONDS HERO HARDWARE 267319 160.475/14/2025
079869 EDMONDS MASONIC CENTER ASSOC 267320 440.005/14/2025
008812 ELECTRONIC BUSINESS MACHINES 267321 86.455/14/2025
009350 EVERETT DAILY HERALD 267322 70.525/14/2025
009815 FERGUSON ENTERPRISES INC 267323 5,851.255/14/2025
079870 GEIGER, KEVIN 267324 233.175/14/2025
079479 GLASS STEEL INC 267325 50,764.005/14/2025
063137 GOODYEAR AUTO SERVICE CENTER 267326 225.125/14/2025
012199 GRAINGER 267327 1,583.875/14/2025
078923 HKA GLOBAL INC 267328 2,632.505/14/2025
076240 HM PACIFIC NORTHWEST INC 267329 285.845/14/2025
061013 HONEY BUCKET 267330 1,938.885/14/2025
014940 INTERSTATE BATTERY SYSTEMS 267331 72.875/14/2025
072422 JE HORTON INTERPRETING SVCS 267332 130.005/14/2025
079573 JUVVAL TECH LLC 267333 200.005/14/2025
079868 KAUR, GURPREET 267334 130.005/14/2025
066522 LAKESIDE INDUSTRIES INC 267335 1,478.695/14/2025
079769 LAW OFFICE SAM SOMMERMAN PLLC 267336 1,350.005/14/2025
073603 LIGHTHOUSE LAW GROUP PLLC 267337 67,230.805/14/2025
075149 LIM, VANNARA 267338 130.005/14/2025
074263 LYNNWOOD WINSUPPLY CO 267339 564.315/14/2025
020900 MILLERS EQUIP & RENT ALL INC 267340 207.645/14/2025
065339 MOLES, TOD 267341 136.005/14/2025
075542 NORTHWEST LANDSCAPE SUPPLY 267342 96.225/14/2025
078890 NW MOBILE FLAGGING ACADEMY 267343 90.005/14/2025
070166 OFFICE OF THE STATE TREASURER 267344 12,793.395/14/2025
002203 OWEN EQUIPMENT COMPANY 267345 278.675/14/2025
075735 PACIFIC SECURITY 267346 5,060.445/14/2025
027060 PACIFIC TOPSOILS INC 267347 1,443.005/14/2025
069873 PAPE MACHINERY INC 267348 111.445/14/2025
028860 PLATT ELECTRIC SUPPLY 267349 6,312.155/14/2025
072384 PLAY-WELL TEKNOLOGIES 267350 360.005/14/2025
029117 PORT OF EDMONDS 267351 4,567.655/14/2025
079020 PRECISION LANGUAGE SERVICES 267352 260.005/14/2025
075769 QUADIENT LEASING USA INC 267353 1,057.485/14/2025
Page: 1
8.4.a
Packet Pg. 23
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5/14/2025 10:30:00AM
Positive Pay Listing
City of Edmonds
apPosPay Page: 2
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
061540 REPUBLIC SERVICES #197 267354 3,479.835/14/2025
064769 ROMAINE ELECTRIC 267355 877.665/14/2025
079607 ROMERO, STACEY F 267356 130.005/14/2025
066964 SEATTLE AUTOMOTIVE DIST INC 267357 471.315/14/2025
063306 SHERWIN-WILLIAMS 267358 317.555/14/2025
036955 SKY NURSERY 267359 78.345/14/2025
075543 SNO CO PUBLIC DEFENDER ASSOC 267360 52,873.005/14/2025
037375 SNO CO PUD NO 1 267361 17,818.225/14/2025
070167 SNOHOMISH COUNTY TREASURER 267362 169.785/14/2025
037303 SO SNOHOMISH CO FIRE & RESCUE 267363 20,775.965/14/2025
038300 SOUND DISPOSAL CO 267364 263.795/14/2025
038410 SOUND SAFETY PRODUCTS 267365 325.265/14/2025
079359 THE WALLS LAW FIRM INC 267366 25,000.005/14/2025
079867 TRADEWORKS NW INC 267367 128.805/14/2025
068322 TRANE US INC 267368 817.705/14/2025
076419 TRUE NORTH ENVIRONMENTAL EQUIP 267369 6,699.355/14/2025
063939 TYLER TECHNOLOGIES INC 267370 1,893.565/14/2025
044960 UTILITIES UNDERGROUND LOC CTR 267371 715.505/14/2025
067865 VERIZON WIRELESS 267372 27.655/14/2025
069751 VESTIS 267373 363.785/14/2025
078314 WASTE MGMT DISPOSAL SVC OF OR 267374 128,464.525/14/2025
075635 WCP SOLUTIONS 267375 1,868.615/14/2025
078389 ZENNER USA 267376 19,440.625/14/2025
011900 ZIPLY FIBER 267377 400.255/14/2025
Total count: 77
GrandTotal: 508,931.58
Page: 2
8.4.a
Packet Pg. 24
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5/30/2025 12:16:23PM
Positive Pay Listing
City of Edmonds
apPosPay Page: 1
Document group:MMcCreary
Vendor Code & Name Check #Check Date Amount
078919 EMERALD CITY FLOORBALL 267506 1,699.755/30/2025
Total count: 1
GrandTotal: 1,699.75
Page: 1
8.4.b
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6/4/2025 3:59:25PM
Positive Pay Listing
City of Edmonds
apPosPay Page: 1
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
000850 ALDERWOOD WATER DISTRICT 267507 151,206.956/4/2025
001528 AM TEST INC 267508 315.006/4/2025
078796 AMETEK BROOKFIELD 267509 552.506/4/2025
063862 ARAMSCO INC 267510 25,949.966/4/2025
078237 ARIAS, ADRIAN 267511 260.006/4/2025
064341 AT&T MOBILITY 267512 43.356/4/2025
079382 ATWELL LLC 267513 10,053.006/4/2025
075217 BASLER, ANTHONY C 267514 520.006/4/2025
028050 BILL PIERRE FORD INC 267515 199.206/4/2025
079747 BLUE COAST ENGINEERING LLC 267516 51,654.896/4/2025
074307 BLUE STAR GAS 267517 699.456/4/2025
075342 BORUCHOWITZ, ROBERT 267518 3,490.006/4/2025
078083 BUYCE JR, RICHARD J 267519 198.006/4/2025
077166 CADENA, MICHAEL 267520 130.006/4/2025
073029 CANON FINANCIAL SERVICES 267521 1,407.506/4/2025
077353 CAPITOL CONSULTING LLC 267522 3,900.006/4/2025
069813 CDW GOVERNMENT INC 267523 7,565.436/4/2025
003510 CENTRAL WELDING SUPPLY 267524 681.096/4/2025
073266 CHRIS GLANISTER 267525 400.006/4/2025
076816 CITY OF EDMONDS VEBA TRUST 267526 31,200.006/4/2025
063902 CITY OF EVERETT 267527 948.606/4/2025
079578 CLONEY, SHEILA 267528 115.866/4/2025
064369 CODE PUBLISHING LLC 267529 233.716/4/2025
070323 COMCAST BUSINESS 267530 387.986/4/2025
075860 CONSOLIDATED SUPPLY CO 267531 3,024.076/4/2025
074382 CONTECH ENGINEERED SOLUTIONS 267532 320.006/4/2025
076172 DK SYSTEMS 267533 1,045.616/4/2025
079616 DUARTE, RAEANN 267534 173.186/4/2025
007253 DUNN LUMBER 267535 215.736/4/2025
067703 EDMONDS COLLEGE ATHLETICS 267536 7,775.006/4/2025
076610 EDMONDS HERO HARDWARE 267537 814.766/4/2025
008705 EDMONDS WATER DIVISION 267538 22,103.816/4/2025
075475 EDMONDS WOODWAY MUSIC BOOSTERS 267539 200.006/4/2025
075200 EDUARDO ZALDIBAR 267540 390.006/4/2025
008812 ELECTRONIC BUSINESS MACHINES 267541 955.096/4/2025
074345 EUROFINS ENVIRO TESTING NW LLC 267542 1,480.006/4/2025
009350 EVERETT DAILY HERALD 267543 151.366/4/2025
066378 FASTENAL COMPANY 267544 256.186/4/2025
071026 FASTSIGNS OF LYNNWOOD 267545 742.616/4/2025
009815 FERGUSON ENTERPRISES INC 267546 16,400.466/4/2025
072493 FIRSTLINE COMMUNICATIONS INC 267547 1,281.756/4/2025
072138 FUELCARE INC 267548 720.466/4/2025
065198 GAMETIME 267549 844.146/4/2025
076932 GIRARD RESOURCES & RECYCLING 267550 1,733.006/4/2025
063137 GOODYEAR AUTO SERVICE CENTER 267551 313.686/4/2025
076436 GRANITE CONSTRUCTION CO 267552 25,308.506/4/2025
079800 GUPTA, PREMCHAND 267553 130.006/4/2025
012560 HACH COMPANY 267554 15,235.796/4/2025
074966 HIATT CONSULTING LLC 267555 210.006/4/2025
076240 HM PACIFIC NORTHWEST INC 267556 1,037.586/4/2025
067862 HOME DEPOT CREDIT SERVICES 267557 1,264.676/4/2025
061013 HONEY BUCKET 267558 290.956/4/2025
075966 HULBERT, CARRIE 267559 2,766.676/4/2025
Page: 1
8.4.c
Packet Pg. 26
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6/4/2025 3:59:25PM
Positive Pay Listing
City of Edmonds
apPosPay Page: 2
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
076488 HULBERT, MATTHEW STIEG 267560 600.006/4/2025
060165 HWA GEOSCIENCES INC 267561 10,931.856/4/2025
077075 HWANG, JOSH 267562 255.006/4/2025
079766 IGHANI, MEHRNAZ 267563 130.006/4/2025
014940 INTERSTATE BATTERY SYSTEMS 267564 65.456/4/2025
079227 JAMTOWN LLC 267565 197.406/4/2025
079876 JON FREDERICKSON LLC 267566 50.006/4/2025
062477 KEEP POSTED 267567 248.506/4/2025
066489 KENT D BRUCE CO LLC 267568 749.746/4/2025
077229 KERN, KARLY 267569 433.606/4/2025
068401 KING CO OFFICE OF FINANCE 267570 17,118.006/4/2025
017050 KWICK'N KLEEN CAR WASH 267571 248.436/4/2025
078471 LEMM, KEVIN 267572 585.006/4/2025
075149 LIM, VANNARA 267573 130.006/4/2025
076001 LUCIE R BERNHEIM, ATTY AT LAW 267574 840.006/4/2025
074263 LYNNWOOD WINSUPPLY CO 267575 163.396/4/2025
075716 MALLORY PAINT STORE INC 267576 396.766/4/2025
067235 MARYS TOWING INC 267577 328.196/4/2025
068489 MCLOUGHLIN & EARDLEY GROUP INC 267578 390.726/4/2025
075746 MCMURRAY, LAURA 267579 201.006/4/2025
020900 MILLERS EQUIP & RENT ALL INC 267580 116.426/4/2025
076895 MOREHEAD, LOUISE 267581 130.006/4/2025
070855 NAVIA BENEFIT SOLUTIONS 267582 327.906/4/2025
024302 NELSON-REISNER 267583 979.326/4/2025
072739 O'REILLY AUTO PARTS 267586 94.876/4/2025
076902 OCCUPATIONAL HEALTH CTR OF WA 267584 506.006/4/2025
076644 OFFICE OF STATE CONTROLLER 267585 1,197.926/4/2025
065787 PATRIOT DIAMOND INC 267587 270.006/4/2025
027450 PAWS 267588 2,002.006/4/2025
012900 PIERRE FORD OF LYNNWOOD 267589 115.016/4/2025
071783 PIGSKIN UNIFORMS 267590 1,317.326/4/2025
078800 POPA & ASSOCIATES 267591 600.006/4/2025
079586 PORCHFEST EDMONDS 267592 500.006/4/2025
079020 PRECISION LANGUAGE SERVICES 267593 130.006/4/2025
079680 PRIBULA, JESSICA 267594 94.506/4/2025
046900 PUGET SOUND ENERGY 267595 12,024.656/4/2025
030695 PUMPTECH LLC 267596 2,951.106/4/2025
062657 REGIONAL DISPOSAL COMPANY 267597 7,896.406/4/2025
075737 ROBINSON, HUA 267598 130.006/4/2025
079877 ROHRICH, SHAUN 267599 100.006/4/2025
079607 ROMERO, STACEY F 267600 130.006/4/2025
079523 RUSTED ELEMENT DESIGN 267601 235.206/4/2025
079387 SAYBR CONTRACTORS INC 267602 48,031.056/4/2025
076328 SCJ ALLIANCE 267603 182,726.226/4/2025
077069 SEMACONNECT LLC 267604 240.006/4/2025
071655 SHI INTERNATIONAL CORP 267605 0.646/4/2025
079871 SINGH, MANPREET 267606 130.006/4/2025
060889 SNAP-ON INDUSTRIAL 267607 572.066/4/2025
075543 SNO CO PUBLIC DEFENDER ASSOC 267608 770.006/4/2025
037375 SNO CO PUD NO 1 267610 32,219.086/4/2025
063941 SNO CO SHERIFFS OFFICE 267611 47,712.066/4/2025
038300 SOUND DISPOSAL CO 267612 1,803.196/4/2025
075009 SOUNDVIEW DESIGN STUDIO 267613 300.006/4/2025
074797 SUPER CHARGE MARKETING LLC 267614 750.006/4/2025
Page: 2
8.4.c
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6/4/2025 3:59:25PM
Positive Pay Listing
City of Edmonds
apPosPay Page: 3
Document group:jacobson
Vendor Code & Name Check #Check Date Amount
040917 TACOMA SCREW PRODUCTS INC 267615 572.406/4/2025
075025 THE BRANDING IRON LLC 267616 244.176/4/2025
065459 THE HERALD SUBSCRIPTION 267617 381.366/4/2025
063939 TYLER TECHNOLOGIES INC 267618 3,966.846/4/2025
064423 USA BLUE BOOK 267619 3,991.386/4/2025
067865 VERIZON WIRELESS 267620 14,183.076/4/2025
069751 VESTIS 267621 538.566/4/2025
071424 WASHINGTON ENERGY SERVICES 267622 99.206/4/2025
065568 WATER SERVICES NW INC 267623 146.366/4/2025
075635 WCP SOLUTIONS 267624 748.116/4/2025
073552 WELCO SALES LLC 267625 470.456/4/2025
071467 WEST COAST PET MEMORIAL 267626 22.846/4/2025
069691 WESTERN SYSTEMS 267627 459.646/4/2025
079684 WILLIAMS, PHIL 267628 125,000.006/4/2025
011900 ZIPLY FIBER 267629 1,632.666/4/2025
Total count: 122
GrandTotal: 932,920.50
Page: 3
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City Council Agenda Item
Meeting Date: 06/10/2025
Confirm Appointment of Board/Commission Candidate - LTAC
Staff Lead: Todd Tatum
Department: Community Services
Preparer: Megan Luttrell
Background/History
As set out in ECC Chapter 10.70, the Edmonds Lodging Tax Advisory Committee (LTAC) is comprised of
five members: a City Council member, two members representing the lodging industry that generates
the funds, and two members representing attractions or organizations authorized to use or be
supported by the lodging tax funds. Members serve one-year terms and may be re-appointed each year
by City Council. Committee member Frances Chapin, Arts & Culture Manager who represented the
Edmonds Arts Commission, retired in March leaving an open position for an organization authorized to
use lodging tax. Appointment of a new member fills this position for the remainder of its term, until
12/31/2025 and be eligible for reappointment in 2026 for another 1-year term.
Staff Recommendation
Confirm appointment of Laurie Rose to the Edmonds Lodging Tax Advisory Committee for the remainder
of a term scheduled to expire 12/31/2025.
Narrative
Ms. Rose is the current Arts Program Specialist for the City of Edmonds. She staffs and supports the
Edmonds Arts Commission. She submitted her application on March 19, 2025 for open position #4 Tax
User.
Attachments:
Laurie Rose - Application
8.5
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8.5.a
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City Council Agenda Item
Meeting Date: 06/10/2025
PFD Board Member Appointment & Reappointment Approval
Staff Lead: Todd Tatum
Department: Community Services
Preparer: Megan Luttrell
Background/History
Per the Interlocal Agreement between the Edmonds Public Facilities District (PFD) and the City of
Edmonds, approval by the Edmonds City Council is required for appointments to the PFD Board, and/or
renewals of Board terms.
Staff Recommendation
On Thursday, May 29, 2025 the Board of Directors of the Edmonds Public Facilities District voted
unanimously to recommend Ray Liaw for reappointment to Position 4 and appoint Scott Ely to Position 5
of the Board for a standard four-year terms, to be effective July 1, 2025.
Narrative
N/A
Attachments:
Scott Ely - Application
8.6
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8.6.a
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SCOTT M. ELY 206-235-0020 | csely@comcast.net
PROFILE SUMMARY
A results-driven professional with extensive experience in finance and sales, offering
strong strategic, financial, and leadership skills to board service. Adept in financial
planning, forecasting, and resource allocation, with a proven track record of driving
revenue growth and leading transformative change across organizations. Brings a
passion for community engagement and the arts, coupled with a commitment to
impactful, mission-aligned governance.
EDUCATION
Bachelor of Business Administration
University of Washington
1993
PROFESSIONAL ATTRIBUTES
• Monitor industry trends and market developments to provide strategic insights
that inform organizational direction and innovation.
• Leverage strong financial acumen to support high-level decision-making,
enhance operational efficiency, and improve team performance.
• Pioneer innovative solutions in complex and dynamic environments,
strengthening relationships and driving long-term value.
• Adept at managing large-scale capital commitments, optimizing investment
returns while mitigating risk for key stakeholders.
PROFESSIONAL EXPERIENCE
Senior Vice President – Commercial Banking
Bank of America, Seattle, WA (Retired) 2022 – 2024
• Demonstrated expertise in serving as a trusted advisor to institutional non-profit
healthcare providers, non-profit healthcare payers, and NGOs with revenues up
to $30 billion.
• Positioned as a subject matter expert on market trends, providing invaluable
insights on industry verticals to help businesses make informed decisions.
• Maintained strict adherence to corporate governance expectations, ensuring full
compliance with all business-related measures.
• Conducted meticulous assessments, analyzing potential needs and anticipated
ROIs, while networking with industry peers to gain a competitive edge through
best practices.
Industry Executive and Executive Director – Commercial Banking
JPMorgan Chase & Co., Seattle, WA 2010 – 2021
• Orchestrated and executed regional strategic plans aligned with industry and firm-
wide objectives, achieving outstanding results for prominent public sector, higher
education, and non-profit healthcare clients
• Spearheaded organic growth efforts, identifying and evaluating potential
acquisition targets that strategically drove long-term service growth priorities,
contributing to an impressive 500% revenue increase.
• Represented the company as a public relations liaison, bolstering the corporate
profile and enhancing brand recognition.
LICENSURE
FINRA (Series 7/63)
2022 – Present
ASSOCIATIONS AND
AFFILIATIONS
PorchFest Edmonds
2022 - Present
Board Member of The Seattle
Colleges Foundation
2016 – 2021
Board Member and Treasurer of The
Community Health Center of
Snohomish County
2006 – 2011
ADDITIONAL WORK
EXPERIENCE
Senior Vice President/Relationship
Manager/Underwriter – Commercial
Banking
Bank of America, Seattle, WA
1997 – 2010
8.6.a
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May 19, 2025
Edmonds Public Facilities District
Edmonds Center for the Arts
410 Fourth Avenue North
Edmonds, WA 98020
Dear Members of the Board,
I am honored to write this letter of recommendation in support of Scott Ely’s candidacy for a
position on the Edmonds Public Facilities District Board. I have known Scott both
professionally and personally for several years, and I can say with confidence that he would be
a valuable asset to your organization and mission.
What distinguishes Scott is not only his professional acumen, but his unwavering commitment to
the Edmonds community. Through his work on the Edmonds Porchfest as well as his work in the
band Nikki and the Fast Times, he has demonstrated time and again his passion for the arts,
public access, and inclusive community spaces. His collaborative spirit and thoughtful approach
to problem-solving make him an ideal candidate to serve on a board charged with the
stewardship and growth of a vital public institution like the Edmonds Center for the Arts.
Scott is also a consensus builder. He listens carefully, communicates effectively, and
approaches challenges with integrity and openness. He would bring valuable insight, diligence,
and a strong sense of civic responsibility to board discussions and strategic planning efforts.
I wholeheartedly support Scott Ely’s nomination to the Edmonds Public Facilities District Board
and am confident that he will serve the community well. Please feel free to contact me if you
would like to discuss his qualifications further.
Sincerely,
Ryan Crowther
8.6.a
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City Council Agenda Item
Meeting Date: 06/10/2025
Resolution Expressing Operational Budget Impacts for 2026
Staff Lead: Council President Tibbott
Department: City Council
Preparer: Beckie Peterson
Background/History
Council's adopted 2025-2026 biennial budget included the assumption of an additional $6,000,000 of
regular property tax revenue in 2026.
During the May 9 Budget Retreat, administration and staff presented to Council operational impacts if
this $6,000,000 was not collected, either by a legislative decision not to seek a levy lid lift, or a ballot
measure for a levy lid lift not approved by voters. This was further discussed by Council during the May
13 council meeting, and during the May 20 Committee of the Whole.
The draft resolution was deliberated and amended by Council on June 3, and directed to the city
attorney to finalize, for consideration on the next consent agenda.
Recommendation
Adopt the attached resolution.
Narrative
City Council seeks to be as transparent as possible about the City's likely future financial needs and
capability to deliver services. This resolution would clearly recognize and detail the impact of a
$6,000,000 budget reduction to city operations.
Attachments:
2025-06-04 Draft Resolution if no or failed levy 20250603 - redline
2025-06-04 Draft Resolution if no or failed levy 20250603 clean version
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RESOLUTION NO. XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
EDMONDS, WASHINGTON, EXPRESSING THE CITY
COUNCIL'S UNDERSTANDING OF OPERATIONAL BUDGET
IMPACTS FOR 2026 IF GENERAL PROPERTY TAX IS $6,000,000
LESS THAN BUDGETED.
WHEREAS, Ordinance 4377 was passed on December 17, 2024 adopting the budget for the City
of Edmonds for the 2025-2026 biennium; and
WHEREAS, the Council is currently contemplating the optimal amount of revenue required for
the City to deliver services for 2026 and subsequent years; and
WHEREAS, the adopted budget includes an assumption of an additional $6,000,000 of regular
property tax revenue in 2026; and
WHEREAS, Council holds the authority to levy property taxes, except that any property tax levy
increase of more than 1% requires a simple majority of voters to “lift” the total levy amount; and
WHEREAS, Council could potentially decide not to place a levy lid lift proposition on a future
ballot, or a levy lid lift proposition of any determined amount could potentially be not approved
by voters; either scenario would result in $6,000,000 less general property tax revenue than
budgeted for 2026; and
WHEREAS, the administration and staff presented the tangible operational impacts of this
$6,000,000 budget reduction during the May 9, 2025 Budget Retreat, and Council further
discussed these during the May 13, 2025 council meeting and the May 20, 2025 Committee of
the Whole; and
WHEREAS, the other options for raising significant revenue, which were also discussed at the
May 9, 2025 Budget Retreat, would have a long enough ramp up period that they aren’t
considered viable sources of revenue to fund operations in 2026, even if the city council
ultimately decides to pursue them; and
WHEREAS, any one-time savings or one-time revenue sources would not be appropriate for
funding operations in 2026 and beyond, especially where the City still needs to repay a loan to its
own utilities and where it needs to replenish its reserves to meet the level set forth in its reserve
policy;
WHEREAS, the City Council seeks to be as transparent as possible with the City's residents
about the City's likely future financial needs and ability to provide services;
8.7.b
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NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF EDMONDS,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. The Edmonds City Council acknowledges the dramatic operational impacts of
a $6,000,000 reduction of the City budget if less regular tax revenue is collected than is
budgeted for 2026.
Section 2. If the scenario in Section 1 occurs, the impacts that would be immediately
implemented in 2026 are detailed in Attachment 1, which is attached hereto and
incorporated herein as if set forth in full, and can be summarized by the following:
a. Elimination of Human Services; all programs, services and staff;
b. Elimination of Cultural Service Program; all services and staff;
c. Deep reductions to street maintenance programs that enhance driver and
pedestrian safety;Reduction of Police Services by over $3,600,000; Patrol staffing
will be reduced to minimal contract levels, elimination of problem solving and
proactive crime prevention units including animal control, traffic unit, special
operations, Community engagement and Domestic Violence coordinator;
d. Reduction of Parks Budget by over $1,870,000; closure of Frances Anderson
Center for recreation programming and solely used for leased tenants at market
rate; closure of City Park Spray Pad and Yost Pool , closed restrooms, litter
pickup ceased in parks and downtown public spaces, Holiday tree decorating and
lighting ceremony discontinued, elimination of wintertime downtown white tree
lights, lack of vegetation management and irrigation throughout city. Elimination
of special events support and permitting for Summer Market, Edmonds Arts
Festival, 4th of July Parade/Race, etc.;
e. Reduction of Community Services and Economic Development department by
74%; elimination of economic development and tourism programs, public
information/communications, intergovernmental lobbying, limited city-wide
project engagement and community events;
f. Elimination of Executive Assistant to City Council.
g. Deeper reductions of Facility building maintenance, Public Works, Finance, HR
and IT city-wide services.
h. Elimination of Edmonds Stream Team funding.
Section 3. The city council hereby finds that the above and attached description of
impacts are an accurate description of the factual conditions that would most likely occur
if the city’s property tax revenues in 2026 are $6,000,000 less than budgeted.
RESOLVED this ____ day of June 2025.
CITY OF EDMONDS
8.7.b
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______________________________
MAYOR, MIKE ROSEN
ATTEST:
CITY CLERK, SCOTT PASSEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.
Attachment 1
Impacts of No or Failed LLL
SCENARIO #3 NO OR FAILED LEVY LID LIFT CURRENT
ELIMINATIONS
Misc Legal services $5,708 -$5,708
Description: Eliminates small reserve for specialty legal support
Impact: Increased cost from existing legal services for services outside of their expertise.
Human Services $176,397 -$176,397
Description: Eliminates Human Services Division - all programs and staffing (1FTE).
Impact: There has been a significant rise in cost-burdened households in The City of
Edmonds; those at risk of becoming homeless are often senior citizens struggling to
secure necessities such as food and medication, single parents and domestic
violence victims. The Human Services staff discretely assist our neighbors in
navigating the complex social services system by helping to connect them to
healthcare, shelter, food, medicine, employment services, childcare and more.
This program’s one staff member, who is an expert in navigating the systems,
would no longer be able to connect 400+ residents to critical services each year.
Further, coordination of cold weather, warm weather, and overnight shelters,
coordination of Narcan distributions, and community court participant resource
navigation would be eliminated. Finally, the urgent needs program which supplies
first responders and employees in the field with need-based care kits and essential
contact information would also be eliminated.
Cultural Services $228,465 -$228,465
Description: Elimination The Cultural Services Program – all services and staffing.
8.7.b
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Impact: Edmonds has long established itself as an arts destination. Cultural Services is the
staff lead and liaison to the Edmonds Arts Commission (now in its 50th year). The
program manages our public art collection, conceives, bids, and installs public art
projects funded by grants, donations, or the 1% for Art fund. The program manages
our long-term cultural and arts planning processes. The program is a critical
element of support for our economic development efforts due to our high
concentration of arts, artists, and creative industry businesses. The program is also
responsible for running a revenue positive writer’s conference, which is now in its
40th year. The elimination of funding for this program has several key impacts:
• City’s public art will not be maintained
• Art collection at risk of deterioration, damage, loss, theft
• Creative district program grants cannot be received or managed
• Creative District (or just collaborative) cross-promotional marketing efforts
cannot be staffed, organized, funded, and executed
• Lodging Tax supporting arts will need to find a new staff liaison/coordinator
• No clear advocate for the creative economy internally, or at the state level
• 1% for Art has no lead, or credible leadership
• The city’s myriad art organizations will have no POC for which to coordinate
unique public art processes within the city. Signage is a small example of
this…we would have no process to allow cultural/artistic signage in the city.
Misc memberships $75,000 -$75,000
Some if not all of this will need to be put back in as it includes memberships to Association of
Washington Cities (AWC)
Pensions and other Benefits $12,007 -$12,007
Description: LEOFF Transfers to the RFA
Impact: N/A
Premium Benefits $6,600 -$6,600
Description: LEOFF Transfers to the RFA
Impact: N/A
Reimbursement Benefits $5,000 -$5,000
Description: LEOFF Transfers to the RFA
Impact: N/A
Pensions and other Benefits $89,267 -$89,267
Description: LEOFF Transfers to the RFA
Impact: N/A
Misc. $30,000 -$30,000
8.7.b
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Some if not all of this will need to be put back in as it includes items like Amazon Prime, an AWC
Insurance program to help reduce industrial insurance costs
Professional Services $2,500 -$2,500
Description: Eliminate this resource for professional services
Impact: Removes ability to access short term expertise to respond to unanticipated needs.
Ambulance Fees $75,000 -$75,000
Description: Transfers to the RFA
Impact: N/A
Edmonds Stream Team $5,000 -$5,000
Description: Elimination of partnership funding for the Edmonds Woodway High School Student
Saving Salmon program.
Impact: Loss of program funding will impact the High School’s ability to implement their
environmental education program.
Intergovernmental Services $20,500 -$20,500
Some if not all of this will need to be put back in as it includes items such as ILAs with WRIA8
Housing authority
8.7.b
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REDUCTIONS
Police $19,836,852 -$3,620,157
Description: Elimination of all ancillary services and proactive units and reduce patrol to
contract minimum: Animal control, Traffic Unit, Special ops (PSET), Community
Engagement, and DV Victim Coordination will be cut. Training will be reduced to
one FTE, No BLEA staff, reduce commanders to 2. Patrol will be staffed at contract
minimum +2 per squad; Detective staff will be reduced by one FTE.
Impact: 911 calls will be prioritized. All non-priority services (animal complaints, parking,
proactive homeless work, non-crime issues, property crime calls) will be handled as
time and resources allow. Only the most severe cases will be assigned to detectives
for follow-up. Staff from eliminated units and detectives will be re-assigned to
patrol creating “bump’ scenarios and reduction in rank for some supervisors.
Anticipate layoff of approximately 7 commissioned staff and 3 civilian staff. Any
extended leave or mandatory training will require overtime to fill the void(s) up to
mandatory levels. Likely to expect staff to leave for other departments. OT costs
will be extremely high.
Parks $5,425,709 -$1,871,635
Description: A 33% budget cut, following a nearly 25% cut for 2025, would force a significant
reduction of programs and services, specifically reducing up to 11 employees.
Impact: This will decrease or eliminate recreation programs and an additional reduction in
parks maintenance services, deferred maintenance and capital projects related to
city-wide parks system likely resulting in the closure of some parks, parks and
recreation amenities and buildings.
• Park restrooms – cancellation of temporary (17) and closure of permanent
park restrooms (6), drinking fountains turned off.
• Closure of City Park Spray Pad and Yost Pool.
• Delayed vandalism responses (damage, graffiti, biohazard waste, etc)
• Removal of garbage receptacles downtown and parks.
• No litter pick up in parks and downtown public spaces.
• Significant lack of vegetation management - mowing, edging, weeding,
trees, shrubs and perennial trimming, in the parks, rights-of-way, streets,
Interurban trail, SR104 medians and ferry lanes, etc; lawns, grass areas,
landscape beds will be overgrown and invasive plant species unmanaged.
• Park vegetation failure due to lack of irrigation.
• Interurban trail maintenance discontinued.
• No special event support (park preparation, public restrooms, litter and
garbage services, etc.)
• Closure of park amenities and equipment as they become damaged due to
lack of repairs or replacements (playgrounds, picnic shelters, boardwalks,
tables/benches, fishing pier, etc.)
• Downtown white tree lights eliminated.
8.7.b
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• Holiday Tree decorating and lighting ceremony eliminated.
Recreation/Administration
• Closure of Frances Anderson Center for recreation programming and solely
used for leased tenants at market rate.
• No hourly rental of France Anderson Center rooms.
• Elimination of use Frances Anderson Center for events such the Edmonds
Arts Festival, SpringFest, Write on the Sound, BirdFest, etc.
• Elimination of all recreation programs (summer and day camps, adult sports
leagues)
• Elimination of free sponsored events.
• Eliminated athletic field rentals (SnoKing, youth and adult sports groups
would lose formal programming etc)
• Elimination of contractual agreements, logistical support, additional
maintenance services and/or special event permitting for community events
such as Farmers Market, Edmonds Arts Festival, Springfest/Art Festival, 4th
of July Parade/Race, Taste Edmonds, Car Show and Oktoberfest and many
other smaller special events. It could result in the discontinuation of these
events.
• Elimination of existing community partnerships for organizations such as
Sound Salmon Solutions, Edmonds Stewards, Boys & Girls Club, Waterfront
Center, Wade James Theater, ARTspot Edmonds, Underwater Dive Park,
SnoKing Youth Sports Club, etc. This may result in the elimination of
programs, activities, and city provided services such as funding, building and
facility maintenance, scheduling of fields, etc.
• Elimination of memorial bench, picnic tables and tree adoption program.
• Elimination of Community Volunteer program.
• Elimination of the ability to apply for and implement capital grants for park
acquisition, renovations and improvements.
• Cemetery legal transactions and sales of services, plots, niches and related
items will become responsibility of the Cemetery Sexton in additional to all
landscape maintenance, burials and sales.
Facilities* $2,861,323 -$320,000
Description: Reduction of service to building maintenance and janitorial. Two additional staff
would be cut in addition to the two we have already cut. This would be one
additional Building Maintenance Operator (BMO) and another Custodian taking
staffing levels from 11 to 7.
Impact: This will result in less frequent professional cleaning of our buildings and more
burdens passed on to building occupants. Taking their time away from the duties
they were hired to do. This will logically lead to buildings that are less clean, more
complaints from both building occupants (employees and renters) as well as
visitors and the public. Loss of the BMO means less maintenance on plumbing,
electrical, roofing, painting, and slower responses to emergencies like power
outages, spills, and safety-related issues. More reactive maintenance and less
preventive maintenance will be the norm.
8.7.b
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Public Works Administration* $953,986 -$160,000
Description: Reduction of administrative services for department operations. Loss of one of the
two people managing Public Works Administrative functions.
Impact: Reception, timecards, payroll entry, phone responses, work order entries required
to respond to all the phone calls and e-mails we receive would be significantly
delayed. Public Works manages more payable processing than any other
department in the city. This will result in delayed work and an increased burden on
the Finance Dept. to do the payables we process now, which is also reduced under
this scenario.
Finance* $1,940,707 -$160,000
Description: Reduction of administrative services for city-wide operations. Eliminate one
position impacting city hall reception, business license processing, and event
processing.
Impact: Would need to rely on self-service for meetings, other staff would need to absorb
business licensing and event request processing slowing down response times and
other existing work that is already being impacted. City Hall closure to public one
or two days a week.
Mayor - Executive Assistant - IT - PRR $498,821 -$48,821
Description: Unanticipated consultant work
Impact: Inability to secure specialized help, such as the use of Mike Bailey for the Blue
Ribbon Panel.
Council* $469,644 -$160,000
Description: Eliminate one position - legislative executive assistant.
Impact: Would require councilmembers and/or volunteers for administrative support and
communications, legislative research, meeting coordination and meeting
preparation. This reduction in staff impacts the Council’s ability to gather and
communicate information, make timely decisions, and manage their legislative
agenda throughout the year.
Community Services and Economic Development $942,943 -$692,943
Description: This reduces funding for the Department by 74%, eliminating essentially all
programs and services, and reducing staff to one member with minor funding to
support a department’s functions.
Impact: The department would effectively cease to function. Specific impacts are:
1. Economic development
8.7.b
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• Any remaining staff will be responsible for legally mandated reporting, such
as Lodging Tax and MFTE and ensuring some minor continuity is created in
the event a future funding source materializes.
• No ability or funding to run a destination marketing program resulting in
lower visitation, lower sales tax revenue, loss of marketing network
connections and collaborations. Existing efforts would need to be
mothballed. Unclear on who would manage intellectual property
• Lodging Tax may need to find a new department to manage grants,
contracts, process, and state reporting. In any case, there will be a lack of
ability to manage and strategically direct the remaining program. There will
be zero continuity during vacation or staff turnover.
• No liaison with state and county economic development entities, resulting
in lost business attraction opportunities
• No clear staff liaison with the Business Improvement District. When staff
liaison is identified, they will not have time, or the knowledge, to be a
collaborator
• No ability to write for tourism grants, administer marketing efforts, or
coordinate effectively with regional marketing partners
• No clear ability to aid developers in attracting local businesses, or to aid the
city in business anti-displacement efforts such as connecting businesses to
bridge funding.
• No clear and credible liaison to the Edmonds Chamber of Commerce. No
clear and credible ability to partner with them on business attraction and
retention efforts
2. Communications/PIO
• No funding for PIO position
• Departments will have to manage their own media contacts, social media,
and response to media inquiries, resulting in a fragmented and immature
communications program with the community
• Local media will have no central POC for fielding questions and receiving
fully-staffed answers
• No ability to centralize city communications, messaging, and important
public information
• Limited ability to streamline communications in the event of a natural or
other disaster
• No credible ability to manage ongoing efforts to improve Title VI compliance
across the city’s communications
3. Intergovernmental
• No funding to run state lobbying efforts. Must rely on AWC or other
functional lobbying organizations to inform staff
• No centralized reporting or strategizing of lobbying efforts
• Mayor’s office must be the central POC for state and federal delegates. This
includes running down information, planning visits, coordinating with other
governments or nonprofits on letters of support, talking points, etc
• No central department which coordinates with intergovernmental agencies
to get non-departmental answers. If a department doesn’t clearly own a
8.7.b
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topic, it will likely slip through the cracks. e.g. who staffs letters of support
for non-profit federal grants, or who is the central POC for the Port?
• Coordination with staff and our legislative delegates before, during, and
after session to answer questions, work on legislation, lobby for changes to
draft legislation are all severely compromised.
• No effective POC on Port matters, including economic development
• No central point for community nonprofits to reach out to for collaboration,
coordination, and support.
4. Special projects
• This department runs cross-departmental special projects. These are
projects which come up routinely, but with widely varying subject matters
which do not fit neatly into any specific department. At all times, there is a
major special project being accomplished by this department. Examples are:
o The creation of the EPFD (ECA building)
o Management of ARPA grants and programs
o Community survey
o Levy support and communications management
o Legislative and staff coordination of the Edmonds Marsh effort
• Efforts like Community Renewal and Tax Increment Financing will have no
clear staff support to run public processes to create (or get to an informed
no)
5. Community event management
• Items like the Uptown Market, Winter and Holiday Markets, Write on the
Sound, Lunar New Year would have to be discontinued
• Items like the Community Fair would need to come from another
department, although these types of activities will likely not be feasible
6. Board and Commission Support
• No staff to manage supporting or liaison functions for the following:
o Economic Development Commission
o Diversity, Equity, Inclusion, and Accessibility Commission
o Edmonds Chamber of Commerce
o Edmonds Downtown Business Improvement District
HR* $1,085,067 -$160,000
Description: This reduction of city-wide HR services is the elimination of one position in the HR
Department. The HR staff function as “generalists” so while we all have focus areas,
we work in all program areas.
Impact: Reducing HR staff further would not only impair internal operations—it would
directly impact the public-facing services of every City department. HR is the
foundation that allows other departments to maintain adequate staffing, handle
emergencies, and comply with the law.
Specific cross-departmental impacts include:
• Delayed Hiring: Slower recruitment and onboarding will leave critical public
safety, utility, and community services departments understaffed. This can
8.7.b
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delay police readiness, pubic works maintenance, planning and code
enforcement, and community programming.
• Increased Liability and Risk: Weakened oversight of safety programs,
employee relations, and risk management raises the potential for workplace
injuries, lawsuits, or costly compliance violations—drawing resources away
from public services.
• Payroll and Benefits Errors: Reduced capacity to support Finance increases
the risk of payroll delays or benefit miscalculations, impacting employee
morale and retention across all departments.
• Slower Response to Leave and Workplace Issues: Delays in processing leave
requests or workplace complaints could lead to longer absences and
unresolved conflicts, further reducing departmental effectiveness.
• Weakened Organizational Stability: Without strong HR support, other
departments are left without expert guidance in handling performance
issues, misconduct, or labor challenges, leading to increased management
burdens and burnout.
• Impact on Emergency Response and Continuity: In a crisis, departments
depend on HR to respond quickly to staffing, injury, and policy issues. A
reduced HR team cannot meet those demands.
Transfer To Fund 111 $400,000 -$100,000
Description: Reduction of street maintenance program; one individual
Impact: Public Works currently has only three (3) of the authorized six (6) positions filled due
to previous cuts. This would reduce that by one (1) more. This puts street
maintenance overall at 67% lower staffing than what has been normal for many years
(even at fully-staffed levels, our annual deferred maintenance exceeded $1m/yr) This
means less street painting, crosswalk marking, much slower responses to potholes,
no alley maintenance at all, very little right-of-way vegetation control, a very slow
winter weather response, etc. With only two people and 160 lane miles of ROW to
maintain everything would be affected.
8.7.b
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City Council Agenda Item
Meeting Date: 06/10/2025
Public Hearing on Middle Housing Code Update
Staff Lead: Brad Shipley
Department: Planning Division
Preparer: Brad Shipley
Narrative
The City of Edmonds is updating its zoning regulations to comply with HB 1110, which requires cities of
Edmonds’ size to allow middle housing in areas traditionally limited to single-family development. This
legislation supports statewide goals for increasing housing supply, expanding affordability, and
promoting housing diversity.
Over the past several months, staff have worked with the Planning Board and community members to
draft middle housing code provisions that not only meet the letter of the law but also reflect the
community's priorities.
The Planning Board formally transmitted its recommendation to City Council on May 21, 2025
(Attachment 1). The recommendation reflects six months of deliberation, input from more than 200
residents, and review of best practices from the Washington State Department of Commerce.
Staff Recommendation
No action is required. This meeting is an opportunity for City Council to hear public feedback on the
draft middle housing code updates.
Narrative
The Planning Board’s recommendation took a “minimum compliance” strategy, which adopts the
necessary code changes required under HB 1110 while maintaining Edmonds’ established height,
setback, and lot coverage standards wherever possible. This approach reflects extensive public feedback
in favor of modest, context-sensitive change.
In addition to the Planning Board’s recommendations, City Council voted on amendments to the
recommendation. These are reflected in the updated draft and summarized below.
Summary of City Council June 3 Amendments
· Accessory Dwelling Units (ADUs): Modifications to the reduced rear setback allowed for single-
story ADUs. For LDR-S zone, setback changed from 5 feet to 7.5 feet. For LDR-M, setback
changed from 5 feet to 10 feet.
· Lot Coverage: Reduced from 45% to 35% for all lots, regardless of density.
9.1
Packet Pg. 59
Additionally, some members of City Council requested to see language that would allow cottage housing
developed at densities proportional to the lot area and additional design standard language to protect
against poor townhouse design. Language was provided in the update draft code to help address these
concerns.
Additional Topics for Council Consideration:
1. Frontage Types.
While not included in the formal recommendation, a limited set of private frontage standards (e.g.,
covered porches, building orientation) remain in the draft code for potential inclusion. These elements
could improve neighborhood compatibility and pedestrian orientation but require further refinement.
Planning Board generally agreed with the concept, but did not have enough time to fully vet draft
frontages.
2. Administrative Capacity.
Implementing and monitoring affordability incentives will require additional resources. The Board
recommends Council consider staffing and funding needs to support long-term compliance tracking (50+
years) and program success.
Next Steps:
· June 10 - Public hearing
· June 17 - Additional discussion and final revisions
· June 24 - Ordinance adoption with code and zoning map
Attachments:
Attachment 1 - Planning Board Recommendation Middle Housing
Attachment 2: Draft Code Updates - Redline
Attachment 3: Zoning Map - Existing
Attachment 4: Proposed Zoning Map - Draft
Attachment 5: Public Comments
9.1
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Planning Board Recommendation:
Middle Housing Code Update
May 21, 2025
To:
Mayor Rosen and Edmonds City Council
From:
Edmonds Planning Board
Subject:
Middle Housing Code Update Recommendation
Purpose:
This memo outlines the Planning Board’s (PB) recommendation for updating the
development code to allow middle housing, in compliance with HB 1110 (2023/24) before
the state-mandated deadline of June 30, 2025. The legislation requires cities to revise local
zoning code to allow for a broader range of housing types in areas traditionally zoned for
single-family development.
Context:
Most homes in Edmonds are currently located in RS zones and consist of primarily single-
family detached dwellings. HB 1110 mandates cities like Edmonds to expand housing
options by permitting a range of 'middle housing' types.
The legislation does not require specific housing unit targets but rather outlines
development thresholds and housing types that cities must accommodate. The Planning
Board determined that the city would be complying by:
Defining allowable zoning densities, and
Selecting and allowing at least six of the nine middle housing types.
Community feedback received during this process strongly supported preserving the
existing aesthetic feel of Edmonds. Many residents favored a ‘minimal compliance’
approach—supporting only those changes required by state law, while retaining current
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
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heights, setbacks and lot coverage standards. Townhouses were especially unpopular
among respondents who cited poor examples from nearby jurisdictions.
The Planning Board also recognizes that, over the past six months, Edmonds residents
have been asked to engage with a significant amount of change—from local elections and
the RFA vote to the Comprehensive Plan update and multiple rounds of code revisions. This
volume of overlapping initiatives has made it more challenging for the community to
absorb and respond to each issue. With that in mind, the Board approached its
recommendation with a strong focus on clarity, balance, and responsiveness to the
concerns expressed.
This recommendation reflects the input received from more than 200 community members
through public comments at the April 23 Public Hearing, May 1 Open House, written
comments and ongoing Planning Board discussions.
Process:
The Planning Board reviewed and considered a range of resources (see Additional
Resources section) for developing its recommendations, including:
HB 1110: Middle Housing legislation.
Preliminary and revised drafts of ECDC Title 16.
Washington State Department of Commerce’s Middle Housing Objective Design
Standard Detailed Toolkit (June 2023).
City staƯ presentations on the 2025 Development Code Update and Design
Review: Key Issues (Feb 26, 2025, March 26, 2025).
Planning Board’s Public Hearing on middle housing (April 23, 2025).
Neighborhood Centers and Hubs and Middle Housing Open House (May 1,
2025).
Key Decisions:
1. New Zoning Framework
The Planning Board supports reorganizing the current RS zone into a single Low-Density
Residential (LDR) zone, with three overlays (see Low-Density Residential Overlays
Summary Table (draft ECDC 16.20.015(C)):
LDR-Small Lot
LDR-Medium lot
LDR-Large Lot
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
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Considerations: The proposed overlays are intended to tailor site development
standards to areas with diƯering topography, lot size, location, and existing
development patterns. During discussions, the Planning Board also considered an
LDR–Walkable (LDR-W) overlay as a tool to require sidewalk improvements in targeted
areas—particularly along arterial streets and near mixed-use centers—where
walkability is both desirable and needed.
However, requiring sidewalk improvements as a condition of development must be
applied consistently to both single-family and middle housing, according to state law.
This means that even a new single-family home could trigger sidewalk requirements. As
such, the Board felt it was important to limit any such requirements to very specific
locations where the infrastructure need is greatest, rather than apply them broadly.
The LDR-W overlay would have also allowed townhouses—a housing type that fits more
comfortably within the context of walkable, mixed-use areas. However, due to the
concept being outside the immediate scope of Phase II (which is focused on state
compliance) and confusion from the public regarding its intent, the Planning Board
ultimately chose not to advance the overlay in our recommendation.
2. Allowed Unit Density
Consistent with state law and approved by the Planning Board with a 5-1 vote, the
proposed base unit density limit is:
Up to two units per lot, and
Up to four units per lot on all lots within one-quarter mile walking distance of a
major transit stop1; and
Up to four units per lot if at least one unit on the lot is aƯordable housing
meeting specific requirements.
Considerations: In reaching their recommendation, the Planning Board considered
alternative approaches, including a flat density allowance of three units per lot—with
up to four units permitted within one-quarter mile of a major transit stop. While this
option would have reduced administrative complexity by removing the need to track
long-term compliance with the aƯordability component, Board members generally
agreed that supporting aƯordable housing is a central goal of the Comprehensive Plan.
1 Major transit stop” means:
(a) A stop on a high capacity transportation system funded or expanded under the provisions of chapter
81.104 RCW;
(b) Commuter rail stops;
(c) Stops on rail or fixed guideway systems; or
(d) Stops on bus rapid transit routes, including those stops that are under construction.
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
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As such, they felt it was important to retain the aƯordability incentive as part of the
updated code.
The Planning Board acknowledges that implementing this policy will require sta Ư
capacity to administer and monitor compliance over time. Given the City's current
budget constraints, the Board recommends that City Council consider the need for
additional staƯing and funding to support an eƯective and accountable aƯordable
housing program. This program will likely require a greater level of involvement than the
City’s existing MFTE (Multi-Family Tax Exemption) program.
3. Middle Housing Types
The Planning Board unanimously voted to select the following six middle housing types :
Duplex
Stacked Duplex
Triplex
Fourplex
Cottage Housing
Courtyard Apartments
Considerations: Townhouses were excluded from the list of permitted middle housing
types due to strong public opposition and the design challenges they present in the
context of infill development. From an urban design perspective, townhouses can be
diƯicult to integrate into neighborhoods characterized by lower-scale, detached
housing. This is especially true in areas with long, narrow lots—common in many parts
of Edmonds—where townhouse configurations can lead to awkward site layouts,
limited open space, and poor orientation.
It’s also important to clarify that not all middle housing types are allowed in all areas.
The Low-Density Residential Overlays Summary Table (ECDC 16.20.015(C)) identifies
where specific housing types are permitted based on lot size and context. Some
forms—such as cottage housing and courtyard apartments—are generally only feasible
on larger lots due to their site planning needs.
To help illustrate this point, the attached Lot Coverage and Unit Density Worksheet
provides simplified examples showing how lot size, setbacks, and lot coverage
constraints aƯect the buildable area. The examples highlight the challenges of fitting
certain middle housing types on smaller lots, particularly when trying to ensure livable
unit sizes and functional site layouts.
4. Accessory Dwelling Units (ADUs) and Unit Density
Planning Board unanimously voted to count ADUs towards unit density—a decision left
to local choice under the state law.
9.1.a
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Considerations: The Planning Board approached accessory dwelling units (ADUs)
through the lens of their historical role—as accessory to a primary single-family home.
This perspective also guided how middle housing types were considered. Under the
recommended code, ADUs are only permitted in conjunction with detached single-
family homes and are not allowed as accessory units to middle housing types.
A property owner may not simply add a second single-family home to a lot where one
already exists. They may add up to two ADUs to the existing home or choose to
redevelop the site in a way that meets the definition of a middle housing type. This
distinction is deliberate.
The intent is to avoid an “ADU loophole” scenario, where two single-family homes are
established on a lot and each is supplemented with two ADUs—resulting in six units
without meeting aƯordability requirements or triggering appropriate review. If a property
owner seeks that level of density, they would need to pursue a qualifying middle
housing configuration, such as two duplexes, and meet either the aƯordability
requirement or proximity-to-transit criteria.
In short, single-family use remains distinct from middle housing. Allowing the scenario
described above would conflict with the spirit of the legislation by enabling higher-
density development while bypassing aƯordability provisions and potentially reducing
impact fee obligations.
5. Lot Coverage
The Board voted 4–2 to allow up to 45% lot coverage (up from 35%) for developments
with 3 or 4 units across all LDR overlays, supporting livable unit sizes and functional site
design.
Considerations: The current code limits residential lot coverage to 35%, which raised
concerns about the feasibility of constructing certain middle housing types—
particularly on smaller or irregularly shaped lots. The Board was also concerned that
the existing standard could result in overly constrained or undersized units.
To address this, the Board supported allowing up to 45% lot coverage for developments
with three or four units, provided the project meets the density criteria, either being
located within one-quarter mile of a major transit stop or including at least one
aƯordable unit.
This targeted increase is intended to support more livable unit sizes, flexible site design,
and better development outcomes without applying blanket increases across all
residential projects. Additional details are provided in the attached Lot Coverage and
Unit Density Table.
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
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6. Density Bonus to Incentivize Cottage Housing
The Planning Board voted 4–2 to allow up to six cottage housing units on a single lot
within the LDR-L) overlay, provided that at least three of the six units meet the
aƯordability requirement.
Considerations: This incentive is intended to make cottage housing—a lower-impact,
community-oriented housing type—more viable in the current market. Without this
bonus, cottage housing is unlikely to be pursued, as it would have to compete with
more financially lucrative middle housing types like fourplexes or stacked flats.
Planning Board members also discussed how this approach could encourage creative
partnerships between for-profit developers and aƯordable housing providers, where the
market-rate units are developed by a private entity and the aƯordable units are
constructed and managed by a nonprofit or public agency. By allowing a modest
increase in unit count only when aƯordability is provided, this incentive supports both
housing diversity and long-term community benefit
Recommendation:
Considering community feedback, the requirements of HB 1110, and the importance of
aligning with Edmonds' long-standing values, the Planning Board recommends that City
Council:
Adopt the proposed Middle Housing code update to ensure timely compliance
with state law, understanding that further refinements may be addressed during
Phase III code updates.
Preserve neighborhood character by retaining existing height and setback
standards.
Permit increased lot coverage selectively for 3–4-unit developments, to support
livable, functional housing types.
Allow six middle housing types—duplex, stacked duplex, triplex, fourplex,
cottage housing, and courtyard apartments—while excluding townhouses based
on design and compatibility concerns. Townhouses are still allowed in existing
RM and other mixed-use zones.
Implement the new LDR zoning framework with contextual overlays to tailor
development standards to local conditions and neighborhood patterns.
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
7 | P a g e
This recommendation reflects a balanced approach—expanding housing options in a way
that supports aƯordability, fits Edmonds’ character, and meets state requirements.
Additional Considerations:
Due to limited time and state-mandated adoption deadlines, the Planning Board was
unable to fully explore several design topics that warrant further consideration. One of
these was the use of prescribed frontage types to improve the relationship between private
development and public space—particularly at the sidewalk.
Frontage Types
While the Board supported the concept of using frontage types to enhance pedestrian-
oriented design, they ultimately voted not to include them in the Phase II recommendation.
However, the draft code included the frontage types for Council’s further consideration.
There was general agreement on their potential value, but not enough time to fully evaluate
how they would apply across building types, zoning overlays, interact with setbacks, or
respond to diƯerent site conditions. However, removing them entirely from the draft may
require adjustments to other parts of the draft code and would impact on the overall
regulatory structure. Thus, the Board recommends the following interim guidance:
Interim guidance:
To maintain momentum and minimize delays, if a pared down version of frontage types is
retained, the Planning Board recommends including the following concepts in the draft
ordinance:
Covered porches and building frontages shall not project into required front or side
setbacks beyond clearly defined limits.
All primary entries should include a private frontage type, with flexibility (location,
type, and size) based on site context.
These adjustments provide a balanced interim approach while allowing for more refined
frontage standards to be developed in Phase III.
Considerations: The existing development code allows uncovered porches and decks to
project up to 4 feet into front setbacks (ECDC 16.20.040(C))
The draft code expands frontage standards in the following ways, drawing from the
Objective Design Standards Toolkit:
8-foot covered porch projections: Adapted from the Toolkit, this provision should be
evaluated for its functional role and whether such depth is necessary in all contexts.
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
8 | P a g e
6-foot building projections (engaged porches): Based on Toolkit illustrations, these
can be modified. This frontage may be appropriate in select cases—such as
internally oriented cottage housing units facing a shared open space, where no
setback encroachment occurs.
Required private frontage types at primary entries (draft code subsection
16.20.055.B.2): Establishes a baseline design expectation but could benefit from
flexibility depending on site conditions.
Concerns raised included:
Unvetted setback encroachments: Expanded porch and building projections may
exceed what’s appropriate in certain contexts and were not fully analyzed.
Limited flexibility on busy streets: Requiring street-facing entries may not be ideal for all
locations. A possible solution is to apply the requirement only when the building is within a
certain distance of the public right-of-way and clearly visible from the street.
Practical access concerns: Mandating orientation could limit convenient access for
families, deliveries, or residents with mobility challenges—especially if secondary
entries are not feasible.
Additional Resources:
User Guide for Middle Housing Model Ordinances (PDF)
Model Ordinance for cities 25,000 and over (PDF)
Middle Housing Objective Design Standard Detailed Toolkit (PDF)
9.1.a
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PLANNING BOARD RECOMMENDATION: MIDDLE HOUSING CODE UPDATE
9 | P a g e
Attachment A: Lot Coverage and Unit Density Worksheet
9.1.a
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Lot Area (sq. ft.)Lot Coverage One Unit Two Units Three Units Four Units Five Units Six Units
35%2,100 1,050 700 525 420 350
45%2,700 1,350 900 675 540 450
35%2,800 1,400 933 700 560 467
45%3,600 1,800 1,200 900 720 600
35%4,200 2,100 1,400 1,050 840 700
45%5,400 2,700 1,800 1,350 1,080 900
35%7,000 3,500 2,333 1,750 1,400 1,167
45%9,000 4,500 3,000 2,250 1,800 1,500
Max. Average Unit Footprint Based on Density
6,000
8,000
12,000
20,000
This simplified table illustrates the feasibility of developing middle housing types under current site
development standards. It assumes the proposed minimum lot area for parent lots and applies lot coverage
limits of 35% and 45%. All diagrams are drawn to scale to help visualize how setbacks, lot area, and lot
coverage influence the buildable area on a typical lot.
The table divides the total buildable area by the number of units to estimate a hypothetical average unit
footprint under maximum buildout conditions.
Note: This worksheet provides conceptual unit footprints under ideal site conditions.
Actual development feasibility may vary depending on open space, parking, and critical area constraints.
Lot Coverage and
Unit Density Worksheet
Visualizing Feasibility of Middle Housing Types
Based on Proposed Lot Coverage Standards of 35% and 45%
9.1.a
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Title 16
ZONE DISTRICTS
Chapters:
16.00 Zone Districts – Preface and Purpose
16.10 Residential Zones – Purposes
16.20 RS – Single-FamilyLDR – Low Density Residential
16.30 RM – Multiple Residential
16.40 Business and Commercial Zones – Purposes
16.43 BD – Downtown Business
16.45 BN – Neighborhood Business
16.50 BC – Community Business
16.53 BP – Planned Business
16.55 CW – Commercial Waterfront
16.60 CG – General Commercial Zone
16.62 MU – Medical Use Zone
16.65 OS – Open Space
16.70 MR – Marine Resource
16.75 MP – Master Plan Hillside Mixed-Use Zone
16.77 OR – Office-Residential
16.80 P – Public Use
16.100 Firdale Village Mixed-Use Zoning Criteria
16.110 WMU – Westgate Mixed-Use Zone District
9.1.b
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Chapter 16.00
ZONE DISTRICTS – PREFACE AND PURPOSE
Sections:
16.00.000 Title.
16.00.010 Purposes.
16.00.020 Applicable to other titles.
16.00.030 Repealed.
16.00.000 Title.
ECDC Titles 16 and 17 may be referred to as the zoning ordinance.
16.00.010 Purposes.
In addition to the purposes stated in the city’s comprehensive plan, the zoning ordinance shall
have the following purposes:
A. To assist in the implementation of the adopted comprehensive plan for the physical
development of the city by regulating and providing for existing uses and planning for the
future as specified in the comprehensive plan; and
B. To protect the character and the social and economic stability of residential, commercial,
industrial, public, and other uses within the city, and to ensure the orderly and beneficial
development of those uses by:
1. Preserving and retaining appropriate areas for each type of use;
2. Preventing encroachment into these areas by incompatible uses; and
3. By regulating the use of individual parcels of land to prevent unreasonable detrimental
effects of nearby uses. [Ord. 3240 § 1, 1999].
9.1.b
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16.00.020 Applicable to other titles.
All uses in every zone district are subject to the general zoning regulations of ECDC Title 17 and
to applicable regulations and policies contained in other titles of the community development
code.
16.00.030 Adult motion picture theaters, etc., prohibited. Repealed by Ord. 3117.
9.1.b
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Chapter 16.10
RESIDENTIAL ZONES – PURPOSES
Sections:
16.10.000 Purposes.
16.10.000 Purposes.
The general purposes of the residential, or R,LDR (Low-Density Residential) and RM (Multi-
Family Residential), zones are:
A. To provide for areas of residential uses at a range of densities consistent with public health
and safety and the adopted comprehensive plan;
B. Any growth or development should strive to preserve for itself and its neighbors the
following values:
1. Light (including direct sunlight),
2. Privacy,
3. Views, open spaces, shorelines and other natural features,
4. Freedom from air, water, noise and visual pollution;
C. To provide for community facilities which complement residential areas and benefit from a
residential environment;
D. To minimize traffic congestion and avoid the overloading of utilities by relating the size and
density of new buildings to the land around them, the capacity of nearby streets, and the
availability of utilities;
9.1.b
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E. To protect residential uses from hazards and nuisances, such as fire, explosion, noxious
fumes and noise, odor, dust, dirt, smoke, vibration, heat, glare, and heavy truck traffic, which
may result from other, more intense, land uses.
9.1.b
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Chapter 16.20
RS – SINGLE-FAMILYLDR – LOW DENSITY RESIDENTIAL
Sections:
16.20.000 PurposesPurpose.
16.20.010 Uses.
16.20.020 Subdistricts.
16.20.030 Table of site development standards.
16.20.040 Site development exceptions.
16.20.045 Site development standards – Single-family master plan.
16.20.050 Site development standards – Accessory dwelling units.
16.20.060 Site development standards – Accessory buildings.
16.20.005 General provisions.
16.20.010 Applicability
16.20.015 Overlays.
16.20.020 Unit density and affordable housing.
16.20.025 Uses.
16.20.030 Dimensional standards.
16.20.035 Site development standards.
16.20.040 Design standards.
16.20.045 Parking standards.
16.20.050 Building standards.
16.20.055 Frontage types.
16.20.060 Site development standards – accessory dwellings.
16.20.065 Site development standards – accessory buildings and structures.
16.20.070 Infrastructure standards.
16.20.080 Severability.
16.20.090 Authority to make necessary corrections.
16.20.000 PurposesPurpose.
The RSLDR zone has the following specific purposes in addition to the general purposes for
residential zones of ECDC 16.00.010 and 16.10.000:
9.1.b
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A. Provide land use, development, design, and other standards for middle housing developed
on all lots zoned predominantly for residential use.
16.20.005 General provisions.
A. Nothing in this ordinance prohibits the city from permitting detached single-family
residences.
B. Nothing in this ordinance prohibits the city from requiring any development, including
middle housing development, to provide affordable housing, either on-site or through an in-
lieu payment, nor limit the city's ability to expand or modify the requirements of an existing
affordable housing program enacted under RCW 36.70A.540.
C. Nothing in this ordinance requires the issuance of a building permit if other federal, state,
and local requirements for a building permit are not met.
D. Nothing in this ordinance affects or modifies the responsibilities of the city to plan for or
provide “urban governmental services” as defined in RCW 36.70A.030.
E. The city shall not approve a building permit for middle housing without compliance with the
adequate water supply requirements of RCW 19.27.097.
F. The city shall not require through development regulations any standards for middle
housing that are more restrictive than those required for detached single-family residences
but may apply any objective development regulations that are required for detached single-
family residences, including, but not limited to, set-back, lot coverage, stormwater, clearing,
and tree canopy and retention requirements.
G. The same development permit and environmental review processes shall apply to middle
housing that apply to detached single-family residences, unless otherwise required by state
law including, but not limited to, shoreline regulations under chapter 90.58 RCW, building
codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, or electrical
codes under chapter 19.28 RCW.
H. Conflicts. In the event of a conflict between this ordinance and other development
regulations applicable to middle housing, the standards of this ordinance control except
that, this subsection shall not apply to shoreline regulations under Chapter 90.58.RCW.
9.1.b
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A. To reserve and regulate areas primarily for family living in single-family dwellings;
B. To provide for additional nonresidential uses which complement and are compatible with
single-family dwelling use. [Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
16.20.010 Applicability.
A. The provisions of this ordinance shall apply to all lots zoned predominantly for residential use,
unless otherwise noted.
B. The provisions of this ordinance do not apply to:
1. Portions of a lot, parcel, or tract designated with critical areas designated under RCW
36.70A.170 or their buffers as required by RCW 36.70A.170, except for critical aquifer
recharge areas where a single-family detached house is an allowed use provided that any
requirements to maintain aquifer recharge are met.
2. A lot that was created through "unit lot subdivisions," "condominium subdivisions," or
similar methods of creating individual ownership units within middle housing developments,
provided the parent lot as a whole complies with applicable minimum lot size requirements,
dimensional standards, and density limitations.
16.20.015 Overlays.
A. Purpose.
1. This section provides three overlays for the LDR zone that organizes the zone to provide site
development for areas which differ in topography, location, and existing development
factors. These overlays are known as Low-Density Residential – Small Lot (LDR-S), Low-
Density Residential – Medium Lot (LDR-M), and Low-Density Residential – Large Lot (LDR-L)
Each overlay has a different set of site development characteristics.
B. Applicability.
1. This section establishes overlay zones for the Low-Density Residential zone, as mapped on
the City of Edmonds Zoning Map.
9.1.b
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2. The overlay zones are generally described in the summary tables found in 16.20.015(C) and
further defined in 16.20.020 ECDC through 16.20.065 ECDC.
C. Low-density residential overlays summary table.
LDR – Small Lot LDR – Medium Lot LDR – Large Lot
Intent: Walkable neighborhood
environment with access to transit
and mixed uses. Short blocks with
some alley access. Small -to-
medium building footprints.
Intent: Neighborhoods have
diverse characteristics, many within
walking distance of a neighborhood
center or hub. Small-to-medium
building footprints.
Intent: Neighborhoods are
mostly auto oriented and
typically not serviced by transit.
Small-to-large building
footprints. Environmentally
sensitive areas are prevalent.
General Characteristics (see subsection 16.20.030(D) ECDC for site development standards)
Typical lot 6,000-7,500 sf. Typical lot 8,000-11,500 sf. Typical lot 12,000-20,000 sf
Up to 2.5 stories Up to 2.5 stories Up to 2.5 stories
Small setbacks Medium setbacks Large setbacks
Walkable neighborhood Some walkable neighborhoods Further from amenities
Near mixed uses Near mixed uses Environmentally sensitive areas
Allowed Building Types (see Section 16.20.020 ECDC for unit density requirements)
Detached House Detached House Detached House
Accessory Dwelling Unit Accessory Dwelling Unit Accessory Dwelling Unit
Duplex, side-by-side Duplex, side-by-side Duplex, side-by-side
Stacked Flat Stacked Flat Stacked Flat
Triplex Triplex Triplex
Fourplex Fourplex Fourplex
Cottage Housing Cottage Housing
Courtyard Apartments
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged Porch Engaged Porch Engaged
Porch Projecting Porch Projecting Porch Projecting
Dooryard Dooryard Dooryard
Stoop Stoop Stoop
Common Entry
Commented [BS1]: Block model illustrations will be
revised to reflect final selected building types.
Commented [BS2]: Frontage types were not included in
the Planning Board’s formal recommendation due to time
constraints and the complexity of fully evaluating their
application across different contexts. However, the draft
code retains example frontage types for City Council’s
reference, should Council wish to adopt a simplified
version to help preserve the intended regulatory
framework.
For additional context and discussion on this topic,
please see the “Additional Considerations” section of
the Planning Board’s recommendation.
9.1.b
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16.20.020 Unit density and affordable housing.
A. The permitted unit density on all lots zoned predominantly for residential use is:
1. Two units per lot, unless zoning permitting higher densities or intensities applies.
2. Four units per lot on all lots within one-quarter mile walking distance of a major
transit stop, unless zoning permitting higher densities or intensities applies.
3. Four units per lot if at least one unit on the lot is affordable housing meeting the
requirements of subsections (D) through (H) below, unless zoning permitting higher
densities or intensities applies.
4. For cottage housing:
a. Within the LDR-L overlay, six units per lot if at least three units on the lot are
affordable housing meeting the requirements of subsections (D) through (H)
below.
b. Unit Density for Cottage Housing Table.
Qualifying Criteria LDR-M LDR-L
Base Allowance One unit per 4,000
sf. of lot area.
One unit per 6,000
sf. of lot area.
Either meets the requirement
of (A)(2) this subsection or at
least 25 percent of the units
meet the affordability
requirements of subsections
(D) through (H) below.
One unit per 2,000
sf. of lot area.
One unit per 3,000
sf. of lot area.
At least 50 percent of the units
meet the affordability
requirements of subsections
(D) through (H) below.
N/A One unit per 2,000
sf. of lot area.
Commented [BS3]: The following language in (b) is
provided per CM Olson’s request to allow cottage
housing be developed at a proportional rate to parent lot
size. My understanding of the intent is to allow lots that
are larger to develop into more of a cottage housing
community.
If (b) is the preferred method to manage unit density for
cottage housing, then (a) is unnecessary and can be
removed.
9.1.b
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B. The density standards of subsection (A) shall not authorize subdivision of any lot below the
minimum lot area established for the underlying zone. However, this restriction does not
prohibit "unit lot subdivisions," "condominium subdivisions," or similar methods of creating
individual ownership units within middle housing developments, provided the parent lot
complies with applicable minimum lot size requirements, dimensional standards, and
density limitations.
C. Accessory dwelling units count as units for the purposes of this section.
D. Dwelling units that qualify as affordable housing shall have costs, including utilities other
than telephone, that do not exceed 30 percent of the monthly income of a household
whose income does not exceed the following percentages of median household income
adjusted for household size, for the county where the household is located, as reported by
the United States Department of Housing and Urban Development:
1. Rental housing: 60 percent.
2. Owner-occupied housing: 80 percent.
E. The units shall be maintained as affordable for a term of at least 50 years, and the property
shall satisfy that commitment and all required affordability and income eligibility conditions.
F. The applicant shall record a covenant or deed restriction that ensures the continuing rental
or ownership of units subject to these affordability requirements consistent with the
conditions in chapter 84.14 RCW for a period of no less than 50 years.
G. The covenant or deed restriction shall address criteria and policies to maintain public benefit if
the property is converted to a use other than that which continues to provide for permanently
affordable housing.
H. The units dedicated as affordable housing shall:
1. Be provided in a range of sizes comparable to other units in the development.
2. The number of bedrooms in affordable units shall be in the same proportion as the
number of bedrooms in units within the entire development.
3. Generally, be distributed throughout the development and have substantially the same
functionality as the other units in the development.
9.1.b
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16.20.025 Uses.
A. The following uses are permitted on all lots zoned predominantly for residential use,
unless zoning permitting higher densities or intensities than those listed in ECDC
16.20.020(A) applies:
1. A. Permitted Primary Uses. :
a. 1. Single-family dwelling unitsdwellings;
b. 2. Middle housing types;
b.c. Churches, subject to the requirements of ECDC 17.100.020;
c.d. 3. Primary schools subject to the requirements of ECDC 17.100.050(G)
through (R);
d.e. 4. Local public facilities that are planned, designated, and sited in the capital
improvement plan, subject to the requirements of ECDC 17.100.050;
e.f. 5. Neighborhood parks, natural open spaces, and community parks with an
adopted master plan subject to the requirements of ECDC 17.100.070.
2. B. Permitted Secondary Uses.
a. 1. Foster homes;
b. 2. Accessory dwelling units, subject to the requirements of ECDC
16.20.050060;
c. 3. Home occupation, subject to the requirements of Chapter 20.20 ECDC;
d. 4. The renting of rooms without separate kitchens to one or more persons;
e. 5. The following accessory buildings:
i. a. Fallout shelters,
ii. b. Private greenhouses covering no more than five percent of the
site,
9.1.b
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iii. c. Private stables,
iv. d. Private parking for no more than five cars,
v. e. Private swimming pools and other private recreational facilities;
f. 6. Private residential docks or piers;
g. 7. Family day care in a residential home;
h. 8. Commuter parking lots that contain less than 10 designated parking
spaces in conjunction with a church, school, or local public facility allowed or
conditionally permitted in this zone. Any additionally designated parking
spaces that increase the total number of spaces in a commuter parking lot to
10 or more shall subject the entire commuter parking lot to a conditional use
permit as specified in subsection (D)(4) of this section, including commuter
parking lots that are located upon more than one lot as specified in ECDC
21.15.075;
i. 9. Bed and breakfasts, as in ECDC 20.23.020(A)(1).
3. C. Primary Uses Requiring a Conditional Use Permit.
a. 1. High schools, subject to the requirements of ECDC 17.100.050(G) through
(R);
b. 2. Local public facilities that are not planned, designated, and sited in the
capital improvement plan, subject to ECDC 17.100.050;
c. 3. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
4. D. Secondary Uses Requiring a Conditional Use Permit.
a. 1. Preschools;
b. 2. Amateur radio transmitting antennas;
c. 3. Commuter parking lots with 10 or more designated parking spaces in
conjunction with a church, school, or local public facility allowed or
conditionally permitted in this zone; and
9.1.b
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d. 4. Bed and breakfasts, as in ECDC 20.23.020(A)(2).
[Ord. 4360 § 3 (Exh. A), 2024; Ord. 4333 § 6 (Exh. A), 2023; Ord. 3988 § 7, 2015; Ord. 3900
§ 4, 2012; Ord. 3702 § 1, 2008; Ord. 3547 § 1, 2005].
16.20.020 Subdistricts.
There are established seven subdistricts of the RS zone in order to provide site
development standards for areas which differ in topography, location, existing
development and other factors. These subdistricts shall be known as the RS-6 zone,
the RS-8 zone, the RS-10 zone, the RS-12 zone, the RSW-12 zone, the RS-20 zone, and
the RS-MP zone.
16.20.030 Site development standards.
A. Applicability.
1. Development regulations applicable to middle housing shall not be more restrictive
than those required for detached single-family residences. This includes, but is not
limited to, the following types of dimensional standards: building height, setbacks, lot
coverage, floor area ratio, lot area and lot dimension, impervious surface, open space,
and landscaped area standards.
B. Density. Lot area requirements and unit density shall comply with ECDC 16.20.020(A).
C. Units per structure. Minimum and maximum numbers of dwelling units per structure for
middle housing are provided by the definitions of middle housing types in Title 21 ECDC.
D. Site development standards table.
[Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
9.1.b
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16.20.030 Table of site development standards.
LDR – S LDR – M LDR – L
Sub
District MinimumParent Lot Area (Sq.
Ft.)Minimum
Maximum
Density16,000
sf.
Minimum
Lot
Width8,000
sf.
Minimum
Street
Setback12,000
sf.
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
(%)
RS-20Lot Width 20,00060’ 2.270’ 100'80’ 25' 35'3 & 10' 25' 25' 35%
RS-12Lot
Coverage
Maximum
12,000 3.7 80' 25' 10' 25' 25' 35%
35% of the total lot area.
2
RSW-124Street Setback1, 2 12,00020’ 3.725’ —25’ 15' 10' 35' 25' 35%
RS-10 10,000 4.4 75' 25' 10' 20' 25' 35%
RS-8 8,000 5.5 70' 25' 7-1/2' 15' 25' 35%
RS-6Side Setback 6,0005’ 7.35’ 60'10’ 20' 5' 15' 25' 35%
RS-MP5Rear Setback 12,000515’ 3.7515’ 80'525’ 25'5 10'5 25'5 25' 35%
Rear Setback (alley) 5’ 5’ 5’
Height Maximum 25’ 25’ 25’
1 Density means “dwelling units per acre” determined by dividing the total lot area by the density allowed by
the underlying zoning; the number of lots or units permitted shall be rounded down to the nearest whole
number.
1. 2 See Chapter 17.50 ECDCGarages or carports with vehicle access directly from and facing a
public street shall be set back at least five feet further from the street lot line than the
primary façade of the dwelling. This requirement does not apply to garages or carports that
are oriented perpendicular or otherwise not directly facing the street, or that are located
more than 50 feet from the public street.
Street setback is reduced to 15’ for specific parking requirements.
3 Thirty-five feet total of both sides, 10 feet minimum on either side.
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9.1.b
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1.2. 4 Lots must havelots with frontage on the ordinary high water line and a public street or
access easement approved by the hearing examiner.
5 “MP” signifies “master plan.” The standards in this section show the standards applicable to development
without an approved master plan. Properties in this zone may be developed at a higher urban density lot
pattern equivalent to RS-8 but this shall only be permitted in accordance with a duly adopted master plan
adopted under the provisions of ECDC 16.20.045.
[Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
B.E. 16.20.040 Site development exceptions.
A. Average Front Setback. If a block has residential buildings on more than one-half of the lots
on the same side of the block, the owner of a lot on that block may use the average of all the
setbacks of the existing residential buildings on the same side of the street as the minimum
required front setback for the lot. Detached structures such as garages; carports; and
uncovered porches, decks, steps and patios less than 30 inches in height, and other uncovered
structures less than 30 inches in height shall not be included in the “average front setback”
determination.
An applicant for such a determination shall provide a drawing which locates the street property
line for the entire block, as well as the existing street setbacks of all buildings required to be
used for the purpose of calculating the “average front setback.” The drawing shall be prepared
and stamped by a land surveyor registered in the state of Washington.
1. B. Eaves and Chimneys. Eaves and chimneys may project into a required setback not
more than 30 inches.
2. C. Porches and Decks. Uncovered and unenclosed porches, steps, patios, and decks
may project into a required setback not more than one-third of the required setback, or
four feet, whichever is less; provided, that they are no more than 30 inches above
ground level at any point.
D. Reserved.
3. E. Weather Protection. Canopies and awnings may project up five feet into the required
setback.
9.1.b
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3.4. Corner Lots. Corner lots have no rear setback; all setbacks other than the street
setbacks shall be side setbacks.
C.F. F. Docks, Piers, Floats.
1. 1. Height. The height of a residential dock or pier shall not exceed five feet above the
ordinary high water mark. The height of attendant pilings shall not exceed five feet
above the ordinary high water mark or that height necessary to provide for temporary
emergency protection of floating docks.
2. 2. Length. The length of any residential dock or pier shall not exceed the lesser of 35
feet or the average length of existing docks or piers within 300 feet of the subject dock
or pier.
3. 3. Width. The width of any residential dock or pier shall not exceed 25 percent of the lot
width when measured parallel to the shoreline.
4. 4. Setbacks. All residential docks or piers shall observe a minimum 10-foot side yard
setback from a property line or a storm drainage outfall. Joint use docks or piers may be
located on the side property line; provided, that the abutting waterfront property
owners shall file a joint use maintenance agreement with the Snohomish County auditor
in conjunction with, and as a condition of, the issuance of a building permit. Joint use
docks or piers shall observe all other regulations of this subsection.
5. 5. Number. No lot shall have more than one dock or pier or portion thereof located on
the lot.
6. 6. Size. No residential dock or pier shall exceed 400 square feet.
7. 7. Floats. Offshore recreational floats are prohibited.
8. 8. Covered Buildings. No covered building shall be allowed on any residential dock or
pier. [Ord. 4360 § 3 (Exh. A), 2024; Ord. 3845 § 5, 2011; Ord. 3547 § 1, 2005].
16.20.045 Site development040 Design standards – Single-family
master plan.
A. A. GeneralApplicability.
9.1.b
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1. These standards apply to all primary housing types allowed in this chapter.
2. Cottage housing and courtyard apartment standards apply only to those respective
building types.
3. For the purposes of this section, “street” includes both public or private street, excluding
alleys, unless otherwise specified.
4. These design standards do not apply to the conversion of an existing structure to a
middle housing type with up to four attached units, unless the total floor area is
increased by more than 50 percent.
5. In the event of a conflict between the design standards in this section and other
provisions of this code, the standards of ECDC 16.20.040 shall govern for middle
housing development.
B. Purpose. The “purpose of these standards is to:
1. Promote compatibility of middle housing with other residential uses, including single-
family – master plan” zone is intended to apply to the area lying houses.
2. De-emphasize garages and driveways as major visual elements along the south side of
SR-104 north of 228th Street SW, where therestreet.
3. Provide clear and accessible pedestrian routes between buildings and streets.
4. Implement the definitions of cottage housing and courtyard apartments provided by
state law.
C. Design review. Compliance with the design standards shall be verified during the building
permit review process and is not subject to a formal design review process.
1. Cottage housing.
a. Open space. Open space shall be provided equal to a minimum 20 percent of
the lot size. This may include common open space, private open space, setbacks,
critical areas, and other open space.
b. Common open space for cottage housing.
i. At least one outdoor common open space is required.
ii. A minimum of 300 square feet of common open space must be provided per
cottage unit.
9.1.b
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iii. Minimum dimension of 15 feet on any side.
iv. Must be bordered by cottages on at least two sides.
v. At least 50% of cottages must abut the common open space and have the
primary entrance facing the common open space.
vi. Parking areas and vehicular areas shall not qualify as common open space
vii. Critical areas and their buffers, including steep slopes, shall not quality as
common open space.
viii. Common open space shall include:
a. At least one canopy or ornamental tree, and
b. A designated seating area (e.g., benches, seat walls).
c. Entries. All cottages shall feature a roofed porch at least 60 square feet in size
with a minimum dimension of five feet on any side with frontage on the
common open space.
d. Community building.
i. A cottage housing development shall contain no more than one community
building.
ii. A community building shall have no more than 1,500 square feet of net floor
area, excluding attached garages.
2. Courtyard apartments.
a. Yard or court.
i. At least one yard or court is required.
ii. Shall be bordered by attached dwelling units on two or more sides.
iii. Shall be a minimum dimension of 15 feet on any side.
iv. Parking areas and vehicular areas do not qualify as a yard or court.
v. Common open space shall include:
a. At least one canopy or ornamental tree, and
b. A designated seating area (e.g., benches, seat walls).
9.1.b
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vi. Private open space such as patios or gardens may be located adjacent to the
shared common open space, provided the separation is limited to low-scale
features such as hedges, planter beds, or fences no taller than 3 feet, to
maintain a visual connection to the shared open space.
b. Entries. Courtyard apartments shall feature a covered pedestrian entry, such as
a covered porch or recessed entry, with minimum weather protection of three
feet by three feet, facing the street or yard or court.
c. Pedestrian access. An accessible, paved walkway at least three feet wide shall be
provided from the primary entrance of each building to the adjacent sidewalk, or
the public right-of-way if no sidewalk exists. The walkway shall meet applicable
ADA standards. A shared driveway may be used to meet this requirement if it
provides a safe, accessible, and clearly defined pedestrian route.
3. General
a. Entries.
i. At least one primary entrance per building shall be oriented toward and
have direct access from the public street. This requirement may be
waived by the Planning and Development Director or their designee if the
building is located at least 50 feet from the public street.
b. Building orientation.
i. Dwelling units shall not be oriented perpendicular to the street such that
their primary façade faces an internal driveway or auto court, unless the
following are developmentmet:
a. Entries are clearly visible from the street and include a covered stoop,
porch, or other entry feature.
b. The combined width of all garage doors or carport openings on any
building façade does not exceed 60 percent of the total width of that
façade, as measured at the ground level.
c. For developments with three or more side-by-side units served by an
internal driveway, the site layout shall incorporate a building or portion
of a building at the end of the driveway to terminate the view and
create a defined edge. This may be achieved through an L-shaped
Commented [BS4]: New language added in (a) and (b)
below to help support good design for townhouses and
other similar type developments.
9.1.b
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configuration or a similar arrangement that encloses or frames the
driveway.
If site constraints related to access and traffic on SR-104. Development
in this zone may be approved at RS-12 standards make this infeasible,
an alternative design feature, such as enhanced landscaping, a low wall
with integrated seating, or a decorative structure, shall be provided at
the end of the driveway to create a visually prominent terminus.
c. Vehicle access, carports, garages, and driveways.
i. For lots abutting an improved alley that meets the city’s standard for
width, vehicular access shall be taken from the alley. Lots without an
approved master plan. An approved master plan is requiredaccess to an
improved alley and taking vehicular access from a street shall meet the
other standards of subsection (ii)(a) through (c) below.
ii. Garages, carports, driveways, and off-street parking areas shall not be
located between a building and a street, except when any of the following
conditions are met:
a. The combined width of all garages, driveways, and off-street parking
areas does not exceed a total of 60 percent of the length of the street
frontage property line. This standard applies to buildings and not
individual units; or
b. The garage, driveway, or off-street parking area is separated from the
street property line by a dwelling; or
c. The garage, driveway, or off-street parking is located more than 100
feet from a street.
9.1.b
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iii. All garages and carports shall not protrude beyond the front building
façade.
iv. The total width of all driveway approaches shall not exceed 32 feet per
frontage, as measured at the property line. Individual driveway
approaches shall not exceed 20 feet in width.
9.1.b
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16.20.045 Parking standards.
A. These standards apply to all housing permitted in this chapter, except as noted in
subsection (C) of this section.
B. Off-street parking for all primary residential uses shall be subject to the following:
1. No off-street parking shall be required within one-half mile walking distance of a
major transit stop.
1.2. A maximum of one off-street parking space per unit shall be required on lots of
6,000 square feet or less, before any development can occur at RS-8 densities."unit
lot subdivisions," "condominium subdivisions," or similar methods of creating
individual ownership units within middle housing developments.
B. Criteria for Approving a Master Plan. Properties seeking to develop at RS-6 or RS-8 densities
shall be developed according to a master plan (such as through a PRD) that clearly
demonstrates the following:
1. That access and lot configurations shall not result in additional curb cuts or unmitigated
traffic impacts on SR-104; at a minimum, a traffic study prepared by a traffic engineer
approved by the city shall clearly demonstrate this requirement.
3. A maximum of two off-street parking spaces per unit shall be required on lots
greater than 6,000 square feet before any zero lot line subdivisions or lot splits.
C. The provisions of subsection (A) do not apply to:
1. Portions of the city for which the Department of Commerce has certified a parking
study in accordance with RCW 36.70A.635(7)(a), in which case off-street parking
requirement shall be as provided in the certification from the Department of
Commerce.
2. That the configuration and arrangement of lots within the master plan area provide for
setbacks on the perimeter of the proposed development that are compatible with the
zoning standards applied to adjoining developed properties. For example, a master plan
adjoining developed lots in an RS-MP zone that were developed under RS-12 standards
shall have RS-12 setbacks along common property lines, although the lot sizes, widths, and
other bulk standards may conform to the higher density lot configuration approved
through the master plan. [Ord. 4360 § 3 (Exh. A), 2024; Ord. 3547 § 1, 2005].
9.1.b
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16.20.050 Building standards.
A. Purpose. This section provides standards for the development of individual building
types to achieve the intended physical character of each zone, offering housing choices
and affordable housing opportunities.
B. General standards.
1. Building types are used to articulate size, scale, and intensity according to the
intent of each overlay zone.
2. Each design site shall have only one primary building type, except as follows, and
in compliance with all standards:
a. Cottage Housing may consist of up to six individual residential buildings,
provided the project meets the criteria for bonus incentive per
16.20.020(A)(4) ECDC.
b. More than one duplex is allowed on a parent lot provided that each unit
includes a building entrance to a common open space that is not shared with
vehicles. The minimum common open space shall consist of at least 300
square feet per unit with a minimum dimension of 15 feet on any side.
3. Parking may be designed as uncovered, covered, tuck-under, detached garage(s),
podium or subterranean, in compliance with the design standards for parking
placement.
9.1.b
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C. The maximum number of units identified for each building type is dependent on the
design site being large enough to accommodate the site development and design
standards (e.g., parking and open space). New buildings and their improvements are
subject to the City’s local standards for Fire Safety and Building Safety.
D. Primary Building types.
1. Intent. This section establishes building form standards for each zoning district
to support a diverse, well-scaled urban character. These regulations supplement
district-specific development standards and guide the design of individual
building types to reinforce the intended physical character, expand housing
options, and encourage affordability. Where conflicts occur, the more restrictive
standard will govern.
2. Applicability. All primary structures in Low-Density Residential (LDR) districts
must meet the provisions of this section. Building types are not required for
buildings permitted under Chapter 17.100 ECDC Community Facilities.
i. Applicants shall select an approved building type aligned with the
proposed project and comply with its specific standards.
ii. Applicants shall also designate a corresponding frontage type per Section
16.20.055 ECDC.
iii. Any permitted use within the zone may occupy any building type.
Building type names do not restrict or expand allowed uses as defined in
Section 16.20.025 ECDC.
iv. Civic and Institutional uses are exempt from these requirements.
3. Number of buildings. Each parent lot must comply with the maximum number
of primary buildings permitted under this section’s building type standards and
the unit density requirements in Section 16.20.020 ECDC.
9.1.b
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4. Single family dwelling, detached
A detached single-family dwelling is a detached building designed for occupancy
by one household and limited to one per parent lot. It includes a single mailbox
and is served by one electric, gas, and water meter. All living, kitchen, and dining
areas within the home are shared and accessed in common by the household.
See definition for 'single-family dwelling' in 21.90.080 ECDC.
Building Type Standards: Single Family Dwelling, detached
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 1 max.
Units per parent lot 1 max.
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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5. Duplex, side-by-side
A duplex (side-by-side) is a residential building containing two attached primary
dwelling units, arranged side-by-side configuration. See definition in 21.20.045
ECDC.
Building Type Standards: Duplex, side-by-side
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 2 max.
Units per parent lot 4 max. *
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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6. Stacked Flat
A stacked flat is a residential building containing up to three attached primary
dwelling units, arranged stacked configuration. See definition in 21.20.045 ECDC.
Building Type Standards: Stacked Flat
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 4 max.*
Units per parent lot 4 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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7. Triplex
A triplex is a residential building with three attached dwelling units. See
definition in 21.100.100 ECDC.
Building Type Standards: Triplex
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 3 max.*
Units per parent lot 3 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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8. Fourplex
A fourplex is a residential building containing four attached units. See definition
in 21.30.060 ECDC.
Building Type Standards: Fourplex
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 4 max.*
Units per parent lot 4 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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9. Side Court
A house-scale building fronting a shared pedestrian pathway and vehicular
driveway with decorative paving. This type is intended for narrow and deep
parcels and is typically located within low-to- moderate-intensity neighborhoods.
Building Type Standards: Courtyard Apartment
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 3 max.*
Units per parent lot 3 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
Forecourt
Commented [BS5]: Side Court building type was added
per CM Tibbott’s request to incorporate a design option
that helps mitigate design issues typical of in-fill
townhome development. It is being provided
consideration.
If desired, it will be important to select which overlays
this building type should be located.
9.1.b
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10. Cottage Housing
Cottage Housing is a cluster of small, detached homes organized around a
shared open space, typically oriented perpendicular to the street. The common
courtyard may be partially or fully open to the street and is designed to fit
comfortably on medium and large lots within low-density neighborhoods. See
definition in 21.15.105 ECDC.
Building Type Standards: Cottage Housing
Open Space Requirements
Minimum 20% of lot area. See Design Standards for Cottage Court in Section 16.20.040(C)(1).
Building Dimensions
Building Height 20’/25’*
Building Width 36’ max.
Finished Floor Area, cottage unit 1,000 sf. max.
Finished Floor Area, community building 1,500 sf. max.
*A single cottage unit may be 25’ provided it is more than 50’ from the public right-of-way.
Unit Density
Units per building 1 max.
Units per parent lot 4/6 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
9.1.b
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11. Courtyard Apartment
A detached, house-scale building that consists of up to four attached units with
off access of a shared courtyard. The number of units can vary depending on
unit size. See definition in 21.100.100 ECDC.
Building Type Standards: Courtyard Apartment
Building Dimensions
Building Height 25’ max.
Unit Density
Units per building 4 max.*
Units per parent lot 4 max.*
*Must meet unit density requirements in Section 16.20.020
Allowed Frontage Types (see Section 16.20.055 ECDC for frontage types)
Porch Engaged
Porch Projecting
Stoop
Forecourt
Commented [BS6]: Waiting on an updated illustration
for Courtyard Apartments. Side Court illustration is
shown as a placeholder.
9.1.b
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16.20.055 Frontage types.
Purpose. This Section provides the standards for private frontages ("frontages"). Private
frontages are the components of a building that provide the transition and interface
between the public realm (street and sidewalk) and the private realm (setback or building)
A. General Standards.
1. The names of the private frontage types indicate their configuration or function and are
not intended to limit uses within the associated building.
2. Each building is required to include a private frontage type at each building entry along
the front and/or side street or adjacent shared yard space.
3. Accessibility is provided through the allowed private frontage types for each zone.
4. Private frontage types not listed in the Low-Density Residential Overlay Summary Table
in 16.20.015(C) are not allowed.
5. Each building may have different private frontage types in compliance with the allowed
types in Section 16.20.050 ECDC.
6. In addition to the zone's standards, each private frontage is further refined through
these standards to further calibrate the type for its context.
Commented [BS7]: Frontage types were not included in
the Planning Board’s formal recommendation due to time
constraints and the complexity of fully evaluating their
application across different contexts. However, the draft
code retains example frontage types for City Council’s
reference, should Council wish to adopt a simplified
version to help preserve the intended regulatory
framework.
For additional context and discussion on this topic,
please see the “Additional Considerations” section of
the Planning Board’s recommendation.
9.1.b
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B. Porch Projecting
Frontage Type Standards: Porch Projecting
Description
The main façade of the building is set back from the front or side street design site line with a covered structure
encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially
maintain the edge of the street. The Porch may be one or two stories, is open on three sides, with all habitable space
located behind the building setback line.
Size:
Width, Clear 15’ min.* A
Depth, Clear 8’ min. B
Height, Clear 8’ min. C
Stories Two stories max.
Finish Level above sidewalk 12” min.** D
Pedestrian Access 3’ wide min. E
Distance between façade and design site line 15’ min. F
* Reduce to 8' min. and maximum 1 story when applied to cottage housing building type
** Shared entries may be set at grade per local and federal accessibility standards.
Miscellaneous:
Porch shall be open on three sides. Clear glass may be installed between the porch columns.
The porch is not required to be covered.
The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection X of the zone.
Ramps are required to be integrated along the side of the building to connect with the Projecting Porch.
9.1.b
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C. Porch Engaged
Frontage Type Standards: Porch Engaged
Description
A portion of the main façade of the building is set back from the front or side street design site line to create an area
for a covered structure that projects from the façade that is set back. The Porch may project into the front setback.
The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may
be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are
open.
Size:
Width, Clear 8’ min. A
Depth, Clear 8’ min. B
Height, Clear 8’ min. C
Stories Two stories max.
Finish Level above sidewalk 12” min.* D
3’ wide min. E
Encroachment area of a building façade:
Depth 6’ max. F
Width 1/3 min. of overall building facade G
Miscellaneous:
Up to 20% of the building façade and porch(es) may project into the front setback line for the zone.
Porch shall be open on two sides. Clear glass may be installed between the porch columns.
The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection X of the zone.
Ramps are required to be integrated along the side of the building to connect with the Engaged Porch.
9.1.b
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D. Dooryard
Frontage Type Standards: Dooryard
Description
The main façade of the building is set back from the front or side street design site line, which is defined by a low wall
or hedge, creating a small private area between the sidewalk and the façade. Each Dooryard is separated from
adjacent Dooryards. The Dooryard may be raised or at grade.
Size:
Depth, Clear 6’ min. A
Length 15’ min. B
Distance between glazing 4’ max. C
Depth of recessed entries 3’ max. D
Pedestrian access 3’ wide min. E
Finish level above Sidewalk 12” max.* F
Height of Dooryard Fence/Wall above Finish Level 36” max. G
Encroachment area of a building façade:
Depth 6’ max. F
Width 1/3 min. of overall building facade G
* Shared entries may be set at grade per local and federal accessibility standards.
Miscellaneous:
Each Dooryard shall provide access to only one ground floor entry.
The Dooryard is allowed to encroach into the front and side street setbacks in compliance with Subsection X of the
zone.
Ramps are required to be integrated along the side of the building to connect with the Dooryard.
9.1.b
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E. Common Entry
Frontage Type Standards: Common Entry
Description
The main façade of the building is near or set back from the front or side street design site line, with a covered entry
within the main façade, providing a transition between the sidewalk and the interior. The entryway leads to a lobby
or foyer that provides interior access to units.
Size:
Depth, Clear 6’ min. A
Height to Canopy/Ceiling, Clear 2.5 x Clear Width Max. B
Finish level above Sidewalk or connected pedestrian walkway 0” to 30” Max. C
Miscellaneous:
Entry doors shall be covered and/or recessed to provide shelter from the elements.
Gates are not allowed.
Entry doors shall face the street.
Canopy, where provided, shall be at least as wide as the opening.
9.1.b
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F. Stoop
Frontage Type Standards: Stoop
Description
The main façade of the building is near the front or side street design site line with steps to an elevated entry. The
Stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms. Stairs or ramps from the
Stoop may lead directly to the sidewalk or may be parallel to the sidewalk.
Size:
Width, Clear 4’ min. A
Depth, Clear 3’ min. B
Height, Clear 8’ min. C
Stories One story max.
Finish Level above sidewalk 12” min. D
Distance between façade and Design Site Line 6’ min. E
Miscellaneous:
Stairs may be perpendicular or parallel to the building façade.
Entry doors shall be covered or recessed to provide shelter from the elements.
All doors shall face the street.
The Stoop is allowed to encroach into the front and side street setbacks in compliance with Subsection X of the zone.
Ramps are required to be integrated along the side of the building to connect with the Stoop.
9.1.b
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16.20.060 Site development standards – Accessory dwelling units.
A. General. Accessory dwelling units must meet all of the standards of Chapter 16.20 ECDCthis
chapter except as specifically provided in this section.
B. DetachedNumber of Units. A detached single-family dwelling unit may have two accessory
dwelling units are prohibited in critical aquifer recharge areas as defined in ECDC 23.40.005
until six months after the jurisdiction’s next periodic comprehensive plan update required
under RCW 36.70A.130 or June 30, 2025, whichever occurs first.
B. Number of Units. A principal dwelling unit may have two in one of the following
configurations: one attached and one detached accessory dwelling units in one of the following
configurations: one, two attached and one detached accessory dwelling units, or two
attacheddetached accessory dwelling units, or two detached accessory dwelling units. This
provision does not apply to other housing types, including but not limited to townhouses,
duplexes, triplexes, fourplexes, or cottage housing.
C. Table of ADU Development Standards.
Sub
DistrictOverlay
Maximum ADU
Gross Floor Area
(Sq. Ft.).)_
Minimum
DADU Rear
Setback1,2
Maximum
DADU Height
Minimum
Parking Spaces
RS-20LDR - L 1,200 25' 24'24’ 040/15
RS-12LDR - M 1,200 25'20'3 24'24’ 040/15
RS-10 1,200 20' 24' 04
RS-8LDR - S 1,000 10'310’4 24'24’ 040/15
RS-6 1,000 10'3 24' 04
9.1.b
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1 No rear setbacks are required for detached accessory dwelling units from the rear lot line if that lot line
abuts a public alley, regardless of detached accessory dwelling unit size; provided, that separation from
overhead electrical facilities and vehicular sight distance requirements can be met.
2 Standard street and side setbacks per ECDC 16.20.030 apply.
3 The normally required rear setback may be reduced to a minimum of fiveseven and one-half feet for a
detached accessory dwelling unit 15 feet in height or less.
44 The normally required rear setback may be reduced to a minimum of seven and one-half feet for a
detached accessory dwelling unit 15 feet in height or less.
5 The first accessory dwelling unit on a lot does not require an additional parking space. A second accessory
dwelling unit on a lot requires one additional off-street parking space.
D. Types of Building. A manufactured or modular dwelling unit may be used as an accessory
dwelling unit. Detached accessory dwelling units are allowed to be created in existing legally
permitted buildings, including detached garages. Legal nonconforming buildings converted for
use as an accessory dwelling unit must meet the requirements of ECDC 17.40.020(D).
E. Driveways. Access to the principal unit and any residential units shall comply with city codes
and policies as established by ECDC Title 18.
F. Utilities.
1. Utility Access. Occupants of accessory dwelling units and the primary unit must have
unrestricted access to utility controls for systems (including water, electricity, and gas) in
each respective unit or in a common area.
2. Water. Only one domestic water service and meter is allowed per parcel to serve the
principal unit and each accessory dwelling unit. Private submetering on the property is
allowed, but the city is not involved with installing or reading the submeter.
3. Sewer. Only one sewer lateral is allowed per parcel to serve the principal unit and each
accessory dwelling unit. Separate connections to the main trunk line will not be permitted.
4. Septic System. Refer to Chapter 18.20 ECDC.
5. Storm. Refer to Chapter 18.30 ECDC.
6. Other Utilities. All new or extended utilities must be undergrounded in accordance with
ECDC 18.05.010.
9.1.b
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7. Mailboxes. Additional mailboxes may be added for each permitted unit as approved by
the U.S. Postal Service.
G. Health and Safety. Accessory dwelling units must comply with all the applicable
requirements of the current building codes adopted by ECDC Title 19 and must comply in all
respects with the provisions of the Edmonds Community Development Code. Accessory
dwelling units willshall be required to have separate ingress/egress from the principal dwelling
unit.
H. Previously Approved Accessory Dwelling Units. ADUs that were previously approved by the
city of Edmonds may continue and are not subject to the standards of this section. If expansion
or modification to an approved unit is proposed, the ADU must come into full compliance with
the requirements of this section. [Ord. 4360 § 3 (Exh. A), 2024].
16.20.060065 Site development standards – Accessory buildings and
structures.
A. General. Accessory buildings and structures shall meet all of the standards of ECDC
16.20.030 except as specifically provided in this section.
B. Height. Height shall be limited to 15 feet, except for amateur radio transmitting antennas
and their supporting structures. Garages or other accessory buildings attached by a breezeway,
hallway, or other similar connection to the main building which results in a separation
exceeding 10 feet in length may not exceed the 15-foot height limit. The separation shall be
determined by the minimum distance between the outside walls of the main building and
accessory building, exclusive of the connecting structure.
C. Rear Setbacks. The normally required rear setback may be reduced to a minimum of five
feet for accessory buildings covering less than 600 square feet of the site.
D. Satellite Television Antenna. A satellite television antenna which measures greater than one
meter or 1.1 yards in diameter shall comply with the following regulations:
1. General. Satellite television antennas must be installed and maintained in compliance
with the Uniform Building and Electrical Codes as the same exist or are hereafter amended.
A building permit shall be required in order to install any such device.
9.1.b
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2. Setbacks. In all zones subject to the provisions contained herein, a satellite television
antenna shall be located only in the rear yard of any lot. In the event that no usable satellite
signal can be obtained in the rear lot location or in the event that no rear lot exists as in the
case of a corner lot, satellite television antennas shall then be located in the side yard. In
the event that a usable satellite signal cannot be obtained in either the rear or side yard,
then a roof-mounted location may be approved by the staff; provided, however, that any
roof-mounted satellite antenna shall be in a color calculated to blend in with existing roof
materials and, in the case of a parabolic, spherical or dish antenna, shall not exceed nine
feet in diameter unless otherwise provided for by this section. In no event shall any roof-
mounted satellite television antenna exceed the maximum height limitations established
by this section.
3. Aesthetic. Satellite television antennas shall be finished in a nongarish, nonreflective
color and surface which shall blend into their surroundings. In the case of a parabolic,
spherical or dish antenna, said antenna shall be of a mesh construction. No commercial
advertising of any kind shall be displayed on the satellite television antenna.
4. Size and Height. Maximum size for a ground-mounted parabolic, spherical or dish
antenna shall be 12 feet in diameter. No ground-mounted antenna shall be greater than 15
feet in height unless otherwise approved for waiver as herein provided. The height of roof-
mounted satellite television antennas shall not exceed the lesser of the height of the
antenna when mounted on a standard base provided by the manufacturer or installer for
ordinary operation of the antenna or the height limitation provided by the zoning code.
5. Number. Only one satellite television antenna shall be permitted on any residential lot
or parcel of land. In no case shall a satellite television antenna be permitted to be placed
on wheels or attached to a portable device for the purpose of relocating the entire antenna
on the property in order to circumvent the intentions of this section.
E. Amateur Radio Antennas.
1. The following applications for the following approvals shall be processed as a Type II
development project permit application (see Chapter 20.01 ECDC):
a. Requests to utilize an amateur radio antenna dish which measures greater than
one meter or 1.1 yards in diameter;
9.1.b
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b. Requests to utilize an antenna which:
i. i. Would be greater than 12 feet in height above the principal building on a
site. The height of the antenna shall be determined by reference to the
highest point of the roof of the principal building, exclusive of the chimney
or other roof-mounted equipment. The request to locate a 12-foot antenna
on a building is limited to buildings whose height conforms to the highest
limit of the zone in which the building is located.
ii. ii. Would exceed the height limit of the zone when mounted on the
ground or on any accessory structure (see subsection (E)(2)(d) of this
section).
2. The application shall comply with the following regulations:
a. Definition. “Amateur radio antenna” means an antenna, or any combination of a
mast or tower plus an attached or mounted antenna, which transmits noncommercial
communication signals and is utilized by an operator licensed by the Federal
Communications Commission. Guy wires for amateur radio antennas are considered
part of the structure for the purpose of meeting development standards.
b. General. Amateur radio antennas must be installed and maintained in compliance
with the Uniform Building and Electrical Codes, as the same exist or are hereafter
amended. A building permit shall be required to install an amateur radio antenna.
c. Location. Amateur radio antennas may be ground- or roof-mounted, however,
these devices shall:
i. i. Be located and constructed in such a manner as to reasonably ensure
that, in its fully extended position, it will not fall in or onto adjoining
properties;
ii. ii. Not be located within any required setback area; and
iii. iii. Be retracted in inclement weather posing a hazard to the antenna.
d. Height. The height of a ground-mounted tower or roof-top antenna may not exceed
the greater of the height limit applicable to the zone or 65 feet when extended by a
9.1.b
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telescoping or crank-up mechanism unless an applicant obtains a waiver (see
subsection (F) of this section).
i. i. Only telescoping towers may exceed the height limits established by
subsection (E)(1)(b) of this section. Such towers shall comply with the height
limit within the applicable zone and may only exceed the height limit of the
applicable zone and/or 65-foot height limit when extended and operating
and if a waiver has been granted.
ii. ii. An antenna located on a nonconforming building or structure which
exceeds the height limit of the zone in which it is located shall be limited to
height limit of the zone plus 12 feet.
e. Aesthetic. To the extent technically feasible and in compliance with safety
regulations, specific paint colors may be required to allow the tower to blend better
with its setting.
F. Technological Impracticality – Request for Waiver.
1. The owner, licensee or adjacent property owner may apply for a waiver if:
a. Strict application of the provisions of this zoning code would make it impossible for
the owner of a satellite television antenna to receive a usable satellite signal;
b. Strict application of the provisions of this zoning code would make it impossible for
the holder of any amateur radio license to enjoy the full benefits of an FCC license or
FCC protected right; or
c. An adjacent property owner or holder of an FCC license or right believes that
alternatives exist which are less burdensome to adjacent property owners.
2. The request for waiver shall be reviewed by the hearing examiner as a Type III-A
decision and may be granted upon a finding that one of the following sets of criteria have
been met:
a. Technological Impracticality.
i. i. Actual compliance with the existing provisions of the city’s zoning
ordinance would prevent the satellite television antenna from receiving a
9.1.b
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usable satellite signal or prevent an individual from exercising the rights
granted to him or her by the Federal Communications Commission (FCC) by
license, law or FCC regulation; or
ii. ii. The alternatives proposed by the property owner or licensee constitute
the minimum necessary to permit acquisition of a usable satellite signal by
a satellite television antenna or to exercise the rights granted pursuant to a
valid FCC license, law or FCC regulation.
b. Less Burdensome Alternatives. The hearing examiner is also authorized to consider
the application of adjacent property owners for a waiver consistent with the provisions
of subsection (F)(1)(c) of this section without the requirement of a finding that a usable
satellite signal cannot be acquired when the applicant or adjacent property owner(s)
establish that the alternatives proposed by the applicant are less burdensome to the
adjacent property owners than the requirements which would otherwise be imposed
under this section. For example, adjacent property owners may request alternative or
additional screening or the relocation of the antenna on the licensee’s property. In the
interactive process described in subsection (F)(3)e of this section, the hearing examiner
shall attempt to balance the impact of the tower on the views of adjacent properties,
as well as the impacts of alternative screening and relocation in order to equitably
distribute any negative impacts among the neighbors while imposing reasonable
conditions on the antenna, its location and screening that do not impair the rights
granted by the FCC to the licensee.
3c. The process shall be an interactive one in which the hearing examiner works with the
licensee to craft conditions which place the minimum possible burden on adjacent
property owners while permitting the owner of the satellite antenna or holder of an
amateur radio license to fully exercise the rights which he or she has been granted by
federal law. For example, the number of antennas and size of the array shall be no greater
than that necessary to enjoy full use of the FCC license. Conditions may include but are not
limited to requirements for screening and landscaping, review of the color, reflectivity and
mass of the proposed satellite television antenna or amateur radio facilities, and other
reasonable restrictions. Any restriction shall be consistent with the intent of the city council
that a waiver to the antenna owner be granted only when necessary to permit the satellite
television antenna to acquire usable satellite signal or to allow the licensee to exercise the
rights granted by Federal Communications Commission license after consideration of
9.1.b
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aesthetic harmony of the community. The process employed should involve the interaction
of the licensee or owner and the neighborhood. Certain issues have been preempted by
federal law and shall not be considered by the hearing examiner. Such issues include, but
are not limited to, the impacts of electromagnetic radiation, the potential interference of
the amateur radio facility with electronic devices in the neighborhood and any other matter
preempted by federal law or regulation. Impact on view and on the values of neighboring
properties may be considered in imposing reasonable conditions but shall not be a basis
for denial of a permit to construct the antenna.
4d. The application fee and notification for consideration of the waiver by an owner of a
satellite television antenna shall be the same as that provided for processing a variance. No
fee shall be charged to the holder of a valid FCC amateur radio license.
5e. In the event that an applicant for waiver is also obligated to undergo architectural
design review, the architectural design board shall defer any issues relating to the antenna
and/or other amateur radio equipment to the hearing examiner. The hearing examiner
may, at his or her discretion, request the architectural design board review and comment
regarding required screening and landscaping and its integration into sight and
landscaping plans. No additional fee shall be required of the applicant upon such referral.
Gf. The provisions of subsections (D), (E) and (F) of this section shall be interpreted in
accordance with the regulations of the Federal Communications Commission including but not
limited to PRB-1. In the event of ambiguity or conflict with any of the apparent provisions of this
section, the provisions of federal regulations shall control. [Ord. 4360 § 3 (Exh. A), 2024; Ord. 3736
§§ 8, 9, 2009; Ord. 3728 § 3, 2009; Ord. 3547 § 1, 2005. Formerly 16.20.050].
16.20.060 Infrastructure standards.
A. Transportation. Regulations for driveways, frontage improvements, alley improvements,
and other transportation, public works, and engineering standards shall not be more
restrictive for middle housing than for detached single-family residences, except as
addressed by this ordinance.
B. Lot Access/Road Standards.
9.1.b
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1. Private driveway access shall be permitted for middle housing development with any
number of units when a fire apparatus access road is within 150 feet of all structures
on the lot and all portions of the exterior walls of the first story of the buildings, as
measured by an approved route around the exterior of the buildings.
2. When a fire apparatus road is not within 150 feet of all structures on the lot,
subsection (B)(1) does not apply and one of the following conditions must be met:
a. The building is equipped throughout with an approved automatic sprinkler
system meeting International Fire Code requirements.
b. No more than two units are accessed via the same private driveway.
c. Fire apparatus access roads cannot be installed because of location on property,
topography, waterways, nonnegotiable grades or other similar conditions, and
an approved alternative means of fire protection is provided.
2. Private driveways shall not be required to be wider than 12 feet and shall not be
required to have unobstructed vertical clearance more than 13 feet six inches except
when it is determined to be in violation of the International Fire Code or other fire,
life, and safety standards, such as sight distance requirements.
3. Private driveway access, separate from access to an existing home, shall be
permitted unless it is determined to be in violation of the International Fire Code or
other fire, life, safety standards, such as site distance requirements.
4. This subsection is not intended to limit the applicability of the adopted International
Fire Code, except as otherwise presented in this subsection.
9.1.b
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16.20.080 Severability.
If any section, subsection, clause, sentence, or phrase of this ordinance should be held invalid
or unconstitutional, such decision shall not affect the validity of the remaining portions of this
ordinance.
16.20.090 Authority to make necessary corrections.
The City Clerk and the codifiers of this Ordinance are authorized to make necessary corrections
to this Ordinance including, but not limited to, the correction of scrivener’s clerical errors,
references, ordinance numbering, section/subsection numbers, and any references thereto.
9.1.b
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Chapter 16.30
RM – MULTIPLE RESIDENTIAL
Sections:
16.30.000 Purposes.
16.30.010 Uses.
16.30.020 Subdistricts.
16.30.030 Site development standards.
16.30.040 Site development exceptions.
16.30.050 Green building incentives.
16.30.000 Purposes.
The RM zone has the following specific purposes in addition to the general purposes for
residential zones of ECDC 16.00.010 and 16.10.000:
A. To reserve and regulate areas for a variety of housing types, and a range of greater
densities than are available in the single-familymiddle housing residential zones, while still
maintaining a residential environment;
B. To provide for those additional uses which complement and are compatible with multiple
residential uses. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.010 Uses.
A. Permitted Primary Uses.
1. Multiple dwellings;
2. Single-family dwellings. Retirement homes or congregate care facilities, assisted living
facilities;
3. Retirement homes or congregate care facilities, assisted living facilities;
9.1.b
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4. 3. Group homes for the disabled, foster family homes and state-licensed group homes for
foster care of minors; provided, however, that halfway houses and group homes licensed for
juvenile offenders are not permitted uses in a residential zone of the city;
54. Boarding houses and rooming houses;
65. Housing for low income elderly in accordance with the requirements of Chapter 20.25
ECDC;
76. Churches, subject to the requirements of ECDC 17.100.020;
87. Primary schools subject to the requirements of ECDC 17.100.050(G) through (R);
98. Local public facilities that are planned, designated, and sited in the capital improvement
plan, subject to the requirements of ECDC 17.100.050;
109. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. All permitted secondary uses in the RS zone, if in conjunction with a single-family
dwellingLDR zone;
2. Home occupations, subject to the requirements of Chapter 20.20 ECDC;
3. The following accessory uses:
a. Private parking,
b. Private swimming pools and other private recreational facilities,
c. Private greenhouses covering no more than five percent of the site in total;
4. Commuter parking lots containing less than 10 designated parking spaces in conjunction
with a church, school, or local public facility allowed or conditionally permitted in this zone. Any
additionally designated parking spaces that increase the total number of spaces in a commuter
parking lot to 10 or more shall subject the entire commuter parking lot to a conditional use
permit as specified in subsection (D)(2) of this section, including commuter parking lots that are
located upon more than one lot as specified in ECDC 21.15.075.
9.1.b
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C. Primary Uses Requiring a Conditional Use Permit.
1. Offices, other than local public facilities;
2. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
3. Day care centers and preschools for 13 or greater children;
4. Hospitals, convalescent homes, rest homes, sanitariums, and assisted living facilities;
5. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the
criteria for regional public facilities as defined in ECDC 21.85.033;
6. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
7. High schools, subject to the requirements of ECDC 17.100.050(G) through (R);
8. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Day care facilities or preschools of any size to be operated in a separate, nonresidential
portion of a multifamily residential dwelling primary permitted structure operated primarily for
the benefit of the residents thereof;
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with a
church, school, or local public facility allowed or conditionally permitted in this zone. [Ord. 4333
§ 7 (Exh. A), 2023; Ord. 3988 § 8, 2015; Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.020 Subdistricts.
There are established four subdistricts of the RM zone, in order to provide site development
standards for areas which differ in topography, location, existing development and other
factors. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
9.1.b
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16.30.030 Site development standards.
A. Table.
Subdistrict
Minimum Lot
Area Per
Dwelling Unit3
(Sq. Ft.)
Minimum
Street
Setback2
Minimum
Side
Setback2
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
RM-1.5 1,500 15' 10' 15' 25'1 45%
RM-EW 1,500 15' 10' 15' 25'4 45%
RM-2.4 2,400 15' 10' 15' 25'1 45%
RM-3 3,000 15' 15' 15' 25'1 45%
1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
limit have a slope of four inches in 12 inches or greater.
2 RSLDR-S setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM zones.
3 See definition of townhouse.
4 The maximum base height of any building fronting on Edmonds Way may be increased to 35 feet if the
following apply to the site and proposed development:
(a) At least two of the following techniques shall be incorporated into the building and/or site’s design:
(1) Achievement of at least LEED gold certification or comparable green building certification;
(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) 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.
B. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC), and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the RM-EW zone:
9.1.b
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1. Seventy-five percent of a building facade facing a public right-of-way shall be clad with
preferred building materials which include natural stone, wood, architectural metal, brick and
glass. Concrete, laminates, veneers, fiber cement products and the like may be permitted if they
replicate the appearance of the listed preferred materials. At least 55 percent of building facade
materials must be salvaged, recycled content, bio-based or indigenous.
C. Location of Parking. No parking spaces may be located within the street setback. [Ord. 3943
§ 2 (Exh. 1), 2013; Ord. 3627 § 1, 2007].
16.30.040 Site development exceptions.
A. Maximum height for accessory structures is 15 feet.
B. Satellite Television Antenna. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.06006.5.
C. Setback Encroachments.
1. Eaves and chimneys and bay windows, utility lines and meters, and “similar minor
improvements,” etc., may project into a required setback not more than 30 inches.
2. Except as authorized by subsection (C)(3) of this section, uncovered and unenclosed
porches, steps, patios, and decks may project into a required setback not more than one-third
of the required setback, or four feet, whichever is less; provided, that they are no more than 30
inches above the ground level at any point.
3. In the RM – Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and
decks may occupy up to one-half of the required street setback area along Edmonds Way;
provided, that these structures or uses are located no more than 20 feet above the ground level
at any point.
D. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks
shall be side setbacks. [Ord. 3943 § 2 (Exh. 1), 2013; Ord. 3652 § 1, 2007; Ord. 3627 § 1, 2007].
9.1.b
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16.30.050 Green building incentives.
A. General. New multifamily residential buildings, as well as additions and remodels to existing
multifamily residences, may earn reduced site development standards by receiving U.S. Green
Building Council® Leadership in Energy and Environmental Design™ (LEED) Gold, Master
Builders Association of King and Snohomish Counties Built Green® 4-Star certification, or
better. The appropriate LEED rating system depends on the project.
B. Eligibility. These incentives are available to multifamily residential development only. Other
uses permitted in this zone, whether primary or secondary uses, by right or conditionally
permitted, or legal nonconforming, are ineligible for these incentives. See Chapter 17.100 ECDC
for incentives for community facilities. Each building receives incentives independently for their
individual certification.
C. Height. Certified multifamily residences are allowed an additional five feet above the stated
height limit of ECDC 16.30.030(A), to a total of 30 feet. Certified development may leverage the
five-foot pitched roof height bonus of ECDC 16.30.030(A), note 1, for all portions above 30 feet.
D. Parking. Certified multifamily residential development must provide at least one off-street
parking space per dwelling unit rather than the requirements of ECDC 17.50.020(A)(1)(b).
Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted green building incentives but then unable to achieve
the requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 1, 2024].
9.1.b
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Chapter 16.40
BUSINESS AND COMMERCIAL ZONES – PURPOSES
Sections:
16.40.000 Purposes.
16.40.000 Purposes.
The general purposes of the business and commercial (B or C) zones are:
A. To provide for areas for commercial uses offering various goods and services according to
the different geographical areas and various categories of customers they serve;
B. To provide for areas where commercial uses may concentrate for the convenience of the
public and in mutually beneficial relationships to each other;
C. To provide for residential uses, community facilities and institutions which may
appropriately locate in commercial areas;
D. To require adequate landscaping and off-street parking and loading facilities;
E. To protect commercial uses from hazards such as fire, explosion and noxious fumes, and
also nuisances created by industrial uses such as noise, odor, dust, dirt, smoke, vibration, heat,
glare and heavy truck traffic.
9.1.b
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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].
9.1.b
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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
9.1.b
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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
9.1.b
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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
9.1.b
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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
9.1.b
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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
9.1.b
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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
9.1.b
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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.
9.1.b
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Sub
District
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side
Setback1
Minimum
Rear
Setback1
Maximum
Height2
Minimum
Height of
Ground
Floor
within the
Designated
Street
Front4
BD15 0 0 0 0 0 30' 15'
BD25 0 0 0 0 0 30' 12'
BD35 0 0 0 0 0 30' 12'
BD43,5 0 0 0 0 0 30' 12'
BD55 0 0 0 0 0 25' 12'
1 The setback for buildings and structures located at or above grade (exempting buildings and structures
entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned
property.
2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C).
3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a
ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of
the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an
entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See
ECDC 16.43.030(B)(8) for further details.
4 “Minimum height of ground floor within the designated street-front” means the vertical distance from top to
top of the successive finished floor surfaces for that portion of the ground floor located within the designated
street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top
of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
“Floor finish” is the exposed floor surface, including coverings applied over a finished floor, and includes, but is
not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure
16.43-1 shows an example of a ground floor height of 15 feet; note that the “finished” ceiling height is only
approximately 11 feet in this example.
9.1.b
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5 Site development standards for single-family dwellingslow-density residential building types are the same as
those specified for the RS-6 LDR-M zone.
Map 16.43-1: Designated Street Front for BD Zones
9.1.b
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9.1.b
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Figure 16.43-1: Ground Floor Height Measurement
B. Ground Floor. This section describes requirements for development of the ground floor of
buildings in the BD zones.
1. For all BD zones, the ground floor is considered to be that floor of a building which is closest
in elevation to the finished grade along the width of the side of the structure that is principally
oriented to the designated street front of the building (this is normally the adjacent sidewalk).
For the purposes of this section, the ground “floor” is considered to be the sum of the floor
planes which, in combination, run the full extent of the building and are closest in elevation to
one another. For the purposes of this chapter, the definition of “ground floor” contained in
ECDC 21.35.017 does not apply.
2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street
front for all properties lying within the BD zones. The designated street front is defined as the
9.1.b
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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 may
be designed so that either:
a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the
commercial portion of the ground floor located within the designated street front is within
seven inches of the grade level of the entry; or
b. The building may be broken up into multiple frontages, so that each entry/ground floor
combination is within seven inches of the grade of the sidewalk.
c. For corner lots, a primary entry shall be established for the purposes of determining where
the ground floor entry rules detailed in this section shall apply. The first choice for the primary
entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry
shall always be on 4th Avenue.
6. Within the BD1 zone, development on the ground floor shall consist of only commercial
uses, except that parking may be located on the ground floor so long as it is not located within
the designated street front.
9.1.b
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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. 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
9.1.b
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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-familylow-
density residential use is the only permitted primary use located on the property.
c. Existing buildings may be added onto or remodeled without adjusting the existing height of
the ground floor to meet the specified minimum height, so long as the addition or remodel
does not increase the building footprint or its frontage along a street by more than 25 percent.
9.1.b
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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 may not be located
within that 45 feet).
e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured
from the street front, parking may be located in the rearmost 45 feet of the property, even if a
portion of the parking extends into the first 45 feet of the building. In no case shall the depth of
commercial space as measured from the street front of the building be less than 30 feet.
f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured
perpendicular to the street consist only of commercial uses and permitted secondary uses,
then permitted multiple-family residential unit(s) may be located behind the commercial uses.
g. Recodified as ECDC 22.43.050(B)(4).
h. Within the BD1 zone, each commercial space located on the ground floor within the
designated street front shall be directly accessible by an entry from the sidewalk.
C. Building Height Regulations.
1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of
“height” detailed in ECDC 21.40.030).
2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets
one of the following conditions. In addition, if the building is located within 15 feet of the public
right-of-way, architectural details and/or applied art shall be incorporated into the building
design, and the ground floor shall be distinguished from the upper portions of the building
through the use of differences in materials, windows, and/or architectural forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all
portions of the roof is at least six-by-12 and the roof includes architectural features, such as
dormers or gables of a steeper pitch, that break up the roof line into distinct segments.
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.
9.1.b
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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
9.1.b
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be provided adjacent to the street front (street lot line). Such open space may be provided as
any combination of:
a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants
or food service establishments);
b. Public plaza or sidewalk that is accessible to the public;
c. Landscaping which includes a seating area that is accessible to the public.
2. Required open space shall be open to the air and not located under a building story.
3. In overall dimension, the width of required open space shall not be less than 75 percent of
the depth of the open space, measured relative to the street (i.e., width is measured parallel to
the street lot line, while depth is measured perpendicular to the street lot line).
9.1.b
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F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on
the Edmonds register of historic buildings.
1. If a certificate of appropriateness is issued by the Edmonds historic preservation
commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff
may modify or waive any of the requirements listed below that would otherwise apply to the
expansion, remodeling, or restoration of the building. The decision of staff shall be processed
as a Type II development project permit application (see Chapter 20.01 ECDC).
a. Building step-backs required under subsection (C)(2)(b) of this section.
b. Open space required under subsection (E) of this section.
9.1.b
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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 16.20.06006.5. [Ord. 4282
§ 2 (Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009;
Ord. 3700 § 1, 2008].
16.43.035 Design standards – BD zones.
Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1),
2013; Ord. 3700 § 1, 2008].
9.1.b
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16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040;
8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards.
C. Interim Use Status – Public Markets.
1. Unless a public market is identified on a business license as a year-round market within the
city of Edmonds, a premises licensed as a public market shall be considered a temporary use.
As a temporary use, the city council finds that any signs or structures used in accordance with
the market do not require design review. When a location is utilized for a business use in
addition to a public market, the public market use shall not decrease the required available
parking for the other business use below the standards established by Chapter 17.50 ECDC.
[Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3700 § 1, 2008].
9.1.b
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Chapter 16.45
BN – NEIGHBORHOOD BUSINESS
Sections:
16.45.000 Purposes.
16.45.010 Uses.
16.45.020 Site development standards.
16.45.030 Operating restrictions.
16.45.040 Site development exceptions – Green building incentives.
16.45.000 Purposes.
The BN zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those retail stores, offices, retail service establishments which offer
goods and services needed on an everyday basis by residents of a neighborhood area;
B. To ensure compact, convenient development patterns by allowing uses that are operated
chiefly within buildings. [Ord. 4307 § 1 (Exh. A), 2023].
16.45.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwellingsLow-density residential building types, as regulated in RS-6LDR-M
zone;
2. Neighborhood-oriented retail stores, retail service uses, excluding uses such as commercial
garages, used car lots, taverns, theaters, auditoriums, undertaking establishments and those
uses requiring a conditional use permit as listed below;
3. Offices and outpatient clinics, excluding commercial kennels;
4. Dry cleaning stores and laundromats;
9.1.b
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5. Small animal hospitals;
6. Churches, subject to the requirements of ECDC 17.100.020;
7. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
8. Day care centers
9. Local public facilities designated and sited in the capital improvement plan, subject to the
requirements of ECDC 17.100.050;
10. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly, repair or fabrication of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. One dwelling unit per lot, in the story above the street floor, with a minimum lot area of
6,000 square feet;
4. Commuter parking lots that contain less than 10 designated parking spaces in conjunction
with any local public facility allowed by this section. Any additionally designated parking spaces
that increase the total number of spaces in a commuter parking lot to 10 or more shall subject
the entire commuter parking lot to a conditional use permit as specified in subsection (D)(2) of
this section, including commuter parking lots that are located upon more than one lot as
specified in ECDC 21.15.075;
5. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Primary Uses Requiring a Conditional Use Permit.
1. Commercial parking lots;
2. Drive-in businesses;
3. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
4. Convenience stores;
9.1.b
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5. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
6. Hospitals, convalescent homes, rest homes, sanitariums;
7. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the
criteria for regional public facilities as defined in ECDC 21.85.033;
8. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
9. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use;
2. Commuter parking lots with 10 or more designated parking spaces in conjunction with a
facility meeting the criteria listed under subsections (C)(6) through (9) of this section. [Ord. 4333
§ 9 (Exh. A), 2023; Ord. 4314 § 44 (Exh. A), 2023; Ord. 4307 § 1 (Exh. A), 2023; Ord. 3353 § 3, 2001; Ord. 3269 § 1*,
1999; Ord. 3120 § 1, 1996; Ord. 2759 § 1, 1990; Ord. 2660 § 1, 1988; Ord. 2283 § 4, 1982].
* Code reviser’s note: Ord. 3269 expired August 13, 2000. For provisions on the outdoor display of
merchandise, see Chapter 17.65 ECDC.
16.45.020 Site development standards.
A. Table.
Minimum
Lot Area
Minimum
Lot
Width
Minimum
Street
Setback
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum Floor
Area
BN None None 20' None1 None1 25' 3 sq. ft. per sq. ft. of
lot area
1 Fifteen feet from lot lines adjacent to R-zoned property.
9.1.b
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B. Signs, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
C. Screening. The required setback from R-zoned property shall be permanently landscaped
with trees and ground cover and permanently maintained by the owner of the BN lot. A six-foot
minimum height fence, wall or solid hedge shall be provided at some point in the setback.
D. Satellite television antennas shall be regulated as set forth in ECDC 16.20.06006,5, and
reviewed by the architectural design board. [Ord. 4307 § 1 (Exh. A), 2023; Ord. 2526 § 5, 1985].
16.45.030 Operating restrictions.
A. All uses shall be carried on entirely within a completely enclosed building except:
1. Public utilities and parks;
2. Off-street parking and loading areas and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Outdoor recreation spaces associated with day care centers;
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. 4307 § 1 (Exh. A), 2023; Ord. 3320 § 2, 2000].
16.45.040 Site development exceptions – Green building incentives.
A. General. New buildings, as well as additions and remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design™ (LEED) Gold certification, Master Builders
Association of King and Snohomish Counties Built Green® 4-Star, or better. The appropriate
LEED rating system depends on the project. Each building receives incentives independently for
their individual certification.
9.1.b
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B. Eligibility. Development of new single-family residences is ineligible for these incentives.
Remodels of and additions to existing single-family residences can earn the incentives for the
RS zone instead (see ECDC 16.20.060). See Chapter 17.100 ECDC for incentives for community
facilities.
C. Height. Development certified LEED Gold, Built Green® 4-Star, or better may receive an
additional five feet above the stated height limit of ECDC 16.45.020(A) where all portions of the
roof above 25 feet are sloped four inches in 12 inches or greater.
D. Parking. Development certified LEED Gold, Built Green® 4-Star, or better must provide at
least one parking space per 500 square feet of commercial floor area and/or one parking space
per dwelling unit. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated
off standard parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of ECDC 19.00.050.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 2, 2024].
9.1.b
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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;
9.1.b
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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 dwellingsLow-density residential buildings, as regulated in RS-6LDR-M zone;
2. Retail stores, restaurants, offices and service uses, excluding intense uses, such as trailer
sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment
sales and services;
3. New automobile sales and service;
4. Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning
agents;
5. Printing, publishing and binding establishments;
6. Bus stop shelters;
7. Community-oriented open air markets conducted as an outdoor operation and licensed
pursuant to provisions in the Edmonds City Code;
8. Multiple Dwelling Unit(s). This use may not be located on the ground floor of a structure,
except as provided in ECDC 16.50.020(B);
9. Churches, subject to the requirements of ECDC 17.100.020;
10. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
11. Local public facilities subject to the requirements of ECDC 17.100.050;
12. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
9.1.b
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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.
9.1.b
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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.
9.1.b
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3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III landscaping
shall be located within this setback;
(b) Where the proposed development abuts a single-familylow-density residential (RSLDR) zoned property,
in addition to complying with subsection (a) of this footnote, the proposed development shall modulate the
design ofstepback any building facades facing the single-family residentially (RS)over 25 feet that face the
LDR zoned property and additional five feet. Balconies are allowed to encroach into the stepback area;
(c) At least three of the following techniques shall be incorporated into the building and/or site’s design:
(1) Achievement of least LEED gold certification or comparable green building certification;
(2) Inclusion of housing units affordable to persons at low/moderate income as determined by
Snohomish County Tomorrow. The number of affordable units must be at least 15 percent of the gross
number of units proposed;
(3) Public amenities within an area comprising at least 25 percent of the length of any required street
setback such as outdoor seating, plazas, walkways or other usable open space. The remainder of the
setback area will be landscaped with Type III landscaping;
9.1.b
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(4) Low impact development (LID) techniques are employed. LID best management practices include, but
are not limited to: bioretention/rain gardens, permeable pavements, roof downspout controls,
dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and water re-use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the appearance of
the listed preferred materials. At least 55 percent of building facade materials must be salvaged, recycled
content, bio-based or indigenous.
DB. Ground Floor. Development on the ground floor shall consist of only commercial uses to a
minimum depth of 30 feet as measured from the street front of the building, with the following
exceptions or clarifications:
1. That in all areas the provision of pedestrian access to permitted residential uses is
allowed.
2. This provision shall not apply when a single-family use is the primary use on the property.
3. In the BC – Edmonds Way zone, where the street frontage of the total site proposed for
development exceeds 150 feet in length, this requirement shall apply to only 60 percent of
the ground floor street frontage of any proposed building. The remaining 40 percent may
include any other uses permitted in the BC – Edmonds Way zone, including, but not limited
to, off-street parking or live/work space.
C. See Parking (Chapter 17.50 ECDC), Design Review (Chapter 20.10 ECDC) and Sign Code
(Chapter 20.60 ECDC) for additional standards. The following design standards shall also apply
to buildings within the BC-EW zone.
1. Massing and Articulation.
a. Intent. To reduce the massiveness and bulk of large box-like buildings, and
articulate the building form to a pedestrian scale.
b. Standards. Buildings shall convey a visually distinct base and top. A “base” can be
emphasized by a different masonry pattern, more architectural detail, visible plinth
above which the wall rises, storefront, canopies, or a combination. The top edge is
9.1.b
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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.
b. Standards. Ground-floor, street-facing facades of commercial and mixed-use
buildings shall incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
vi. Projecting sills;
vii. Tile work;
viii. Transom or clerestory windows;
ix. Planter box;
x. An element not listed here that meets the intent, as approved by the
Architectural Design Board.
3. Treating Blank Walls.
a. Intent. To ensure that buildings do not display blank, unattractive walls.
b. Standards. Walls or portions of walls on abutting streets or visible from residential
areas where windows are not provided shall have architectural treatment. At least five
of the following elements shall be incorporated into such walls:
i. Masonry (except for flat, nondecorative concrete block);
9.1.b
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ii. Concrete or masonry plinth at the base of the wall;
iii. Belt courses of a different texture and color;
iv. Projecting cornice;
v. Decorative tile work;
vi. Medallions;
vii. Opaque or translucent glass;
viii. Artwork or wall graphics;
ix. Lighting fixtures;
x. Green walls;
xi. An architectural element not listed above, as approved, that meets the intent.
D. Density. There is no maximum density for permitted multiple dwelling units.
E. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.06006.5. [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;
9.1.b
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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].
9.1.b
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Chapter 16.53
BP – PLANNED BUSINESS
Sections:
16.53.000 Purpose.
16.53.010 Uses.
16.53.020 Site development standards.
16.53.030 Site development exceptions – Green building incentives.
16.53.000 Purpose.
The BP zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. To reserve areas for those small scale neighborhood-oriented retail stores, offices and retail
service establishments which offer goods and services needed on an everyday basis by
residents of adjacent neighborhood areas.
B. To ensure compact, convenient development patterns which provide a transition to and do
not intrude into adjacent residential neighborhoods.
C. To permit uses which allow for controlled access by arterial traffic but which do not
contribute significantly to traffic congestion.
D. To permit uses which provide for pedestrian and transit access to development from
adjacent neighborhoods.
E. To permit commercial uses which utilize site designs which allow for and promote shared
access with adjacent commercial parcels. [Ord. 3127 § 1, 1997].
9.1.b
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16.53.010 Uses.
A. Permitted Primary Uses.
1. Single-family dwellingsLow-density residential buildings in accordance with the regulations
applicable to the RS-6LDR-M zone, Chapter 16.20 ECDC;
2. Business or professional offices or studios;
3. Small-scale retail sales or services not exceeding 5,000 square feet of cumulative space on a
site, such as convenience stores, video stores, barber shops, beauty shops, gift shops,
bookstores, florists/nurseries, dry cleaning stores and laundromats;
4. Art galleries;
5. Churches, subject to the requirements of ECDC 17.100.020;
6. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
7. Local public facilities subject to the requirements of ECDC 17.100.050;
8. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Limited assembly or repair of goods incidental to a permitted or conditional use;
2. Off-street parking and loading areas to serve a permitted or conditional use;
3. Multiple residential, in the story above the street floor.
C. Primary Uses Requiring a Conditional Use Permit.
1. Medical, dental and veterinary clinics, including supporting uses such as pharmacies and
laboratories. Veterinary clinics may include the boarding of animals under veterinary care but
not commercial kennels;
2. Businesses open to the public between the hours of 11:00 p.m. and 6:00 a.m.;
3. Financial institutions;
9.1.b
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4. Restaurants providing on-premises service to seated or walk-in patrons;
5. Small-scale retail sales or services greater than 5,000 square feet in an area of cumulative
space on a site, but not exceeding 10,000 square feet of cumulative space on a site, such as
convenience stores, video stores, barber shops, beauty shops, gift shops, bookstores,
florists/nurseries, dry cleaning stores and laundromats;
6. Local public facilities not planned, designated, or sited in the capital improvement plan,
subject to the requirements of ECDC 17.100.050;
7. Day care centers;
8. Hospitals, convalescent homes, rest homes, sanitariums;
9. Museums, art galleries, zoos, and aquariums of primarily local concern that do not meet the
criteria for regional public facilities as defined in ECDC 21.85.033;
10. Counseling centers and residential treatment facilities for current alcoholics and drug
abusers;
11. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070.
D. Secondary Uses Requiring a Conditional Use Permit.
1. Outdoor storage, incidental to a permitted or conditional use.
E. Prohibited Uses. Any use not specifically set forth herein, including but not limited to:
1. Automobile service stations;
2. Drive-in/drive-thru businesses. [Ord. 4333 § 11 (Exh. A), 2023; Ord. 3353 § 5, 2001; Ord. 3127 § 1,
1997].
16.53.020 Site development standards.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
9.1.b
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Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/Rear
Setback
Maximum
Height
Maximum
Floor Area
BP None None 15' None1 25'2 None
1 Fifteen feet from lot lines adjacent to R-zoned property.
2 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
have a slope of four inches in 12 inches or greater.
B. Signs, Access, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC. Sign
standards shall be the same as those for the BN – neighborhood business zoning classification.
Access to BP-zoned property shall be combined whenever possible with adjacent properties
through the use of internal circulation or frontage driveways.
C. The required setback from R-zoned property shall be landscaped with trees and ground
cover and continuously maintained by the owner of the BP lot. A six-foot minimum height
fence, wall or dense, continuous hedge shall be maintained in the setback. [Ord. 3127 § 1, 1997].
16.53.030 Site development exceptions – Green building incentives.
A. General. New commercial buildings, as well as additions and remodels to existing
commercial buildings, may earn reduced site development standards by receiving U.S. Green
Building Council® Leadership in Energy and Environmental Design™ Gold certification or better.
The appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
B. Eligibility. Development of new single-family residences cannot receive these green building
incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development receives an additional five feet to the height maximum, in
addition to the standard pitched roof height bonus of ECDC 16.53.020(A).
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of commercial floor area instead of parking required by Chapter 17.50
9.1.b
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ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive expedited plan review, as established
by ECDC 19.00.050. [Ord. 4375 § 4, 2024].
9.1.b
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Chapter 16.55
CW – COMMERCIAL WATERFRONT
Sections:
16.55.000 Purposes.
16.55.010 Uses.
16.55.020 Site development standards.
16.55.030 Operating restrictions.
16.55.040 Green building incentives.
16.55.000 Purposes.
The CW zone has the following specific purposes in addition to the general purposes listed in
Chapter 16.40 ECDC:
A. To reserve areas for water-dependent and water-related uses and for uses which will attract
pedestrians to the waterfront;
B. To protect and enhance the natural features of the waterfront, and encourage public use of
the waterfront;
C. To ensure physical and visual access to the waterfront for the public. [Ord. 4213 § 1 (Att. A),
2021].
16.55.010 Uses.
A. Permitted Primary Uses.
1. Marine-oriented services;
9.1.b
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2. Retail uses which are either marine oriented or pedestrian oriented, excluding drive-in
businesses;
3. Petroleum products storage and distribution;
4. Offices, above the ground floor, excluding medical, dental and veterinary clinics;
5. Local public facilities with marine-oriented services or recreation;
6. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070;
7. Hotels.
B. Permitted Secondary Uses.
1. Off-street parking and loading in connection with a permitted use;
2. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Secondary Uses Requiring a Conditional Use Permit.
1. Aircraft landings as regulated by Chapter 4.80 ECC;
2. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070. [Ord. 4314 § 46 (Exh. A), 2023; Ord. 4213 § 1 (Att. A), 2021; Ord. 3353 § 6, 2001; Ord. 2366
§ 9, 1983; Ord. 2307, 1982; Ord. 2283 § 6, 1982].
16.55.020 Site development standards.
A. Table.
Minimum
Lot Area
Minimum
Lot
Width
Minimum1
Setbacks
Maximum
Height
Maximum
Coverage
CW None None 15' landward
of bulkheads
30'2 None
9.1.b
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Minimum
Lot Area
Minimum
Lot
Width
Minimum1
Setbacks
Maximum
Height
Maximum
Coverage
for buildings;
60' landward
of bulkheads
for parking
1 Fifteen feet from lot lines adjacent to R zoned property.
2 Tanks which are part of a petroleum products storage and distribution facility are allowed to be 48 feet in
height.
B. Signs, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
C. Satellite Television Antennas. Satellite television antennas shall be regulated as set forth in
ECDC 16.20.060065 and reviewed by the architectural design board. [Ord. 4213 § 1 (Att. A), 2021;
Ord. 2526 § 7, 1985].
16.55.030 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building
except for:
1. Petroleum products storage and distribution;
2. Sales, storage, repair and limited building of boats;
3. Public parks;
4. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
5. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards. [Ord. 4213 § 1 (Att. A), 2021; Ord. 3902 § 4, 2012; Ord. 3320 § 4, 2000].
9.1.b
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16.55.040 Green building incentives.
A. General. New buildings, as well as additions or remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design™ (LEED) Gold certification or better. The
appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
B. Eligibility. See Chapter 17.100 ECDC for incentives for community facilities.
C. Height. Certified development can receive an additional five feet above the stated height
limit in ECDC 16.55.020. Building heights remain subject to the Shoreline Management Act –
Chapter 90.58 RCW.
D. Parking. Development certified LEED Gold or better must provide at least one parking space
per 500 square feet of commercial floor area instead of parking required by Chapter 17.50
ECDC. Electric vehicle parking standards of Chapter 17.115 ECDC remain calculated off standard
parking requirements.
E. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
F. Permit Review. Green buildings are eligible to receive the expedited plan review, as
established by ECDC 19.00.050. [Ord. 4375 § 5, 2024].
9.1.b
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Chapter 16.60
CG – GENERAL COMMERCIAL ZONE
Sections:
16.60.000 CG zone.
16.60.005 Purposes.
16.60.010 Uses.
16.60.015 Location standards for sexually oriented businesses.
16.60.020 Site development standards – General.
16.60.030 Site development standards – Design.
16.60.040 Operating restrictions.
16.60.050 Green building incentives.
16.60.000 CG zone.
A. This chapter establishes the general commercial zoning district.
B. Definitions. For purposes of this chapter, the following definitions apply:
1. “Amenity space” means outdoor space for uses that are considered to provide an amenity
or benefit to people.
2. “Auto sales use” means facilities for the commercial sale of motor vehicles, including
buildings and areas typically associated with auto sales use, such as areas for the display and
storage of automobiles that are sold or serviced as part of the overall auto sales use.
3. “Frontage” means the front part of a property or building adjacent to a street.
4. “Primary frontage” (or “primary street frontage”) means the frontage for a property that is
adjacent to only one street or, for a property that is adjacent to more than one street, the
frontage that is adjacent to the street that is considered primary over any other streets to which
the property is adjacent.
9.1.b
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5. “Step-back” means the upper portion of a building that is required to be set (or stepped)
further back than the minimum setback otherwise required by ECDC 16.60.020(A).
C. Where this chapter conflicts with any other, this chapter shall prevail for the general
commercial district. [Ord. 4302 § 1 (Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014;
Ord. 3635 § 1, 2007].
16.60.005 Purposes.
The CG zone has the following specific purposes in addition to the general purposes for
business and commercial zones listed in Chapter 16.40 ECDC:
A. Encourage economic vitality through businesses, investment, redevelopment, and efficient
use of land;
B. Encourage safe and comfortable access for pedestrians, transit, and motorists;
C. Encourage attractive mixed-use development, affordable housing, and a variety of
commercial uses; and
D. Recognize the district’s evolving identity and sense of place, including distinctions between
different parts of the district, and be sensitive to adjacent residential zones. [Ord. 4302 § 1 (Att. A),
2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.010 Uses.
A. Permitted Primary Uses.
1. All permitted or conditional uses in any other zone in this title, except as specifically
prohibited by subsection (C) of this section or limited by subsections (B) and (D) of this section;
2. Halfway houses;
3. Sexually oriented businesses, which shall comply with the location standards set forth in
ECDC 16.60.015, the development regulations set forth in Chapter 17.50 ECDC, and the
licensing regulations set forth in Chapter 4.52 ECC.
9.1.b
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B. Permitted Secondary Uses.
1. Off-street parking and loading areas to serve a permitted use.
2. Indoor storage facilities that either comprise less than 40 percent of a permitted primary
use of the building in which they are located or are in a separate accessory building or buildings
comprising less than 40 percent of the total leasable building space used for the parcel’s
permitted primary use(s).
3. Outdoor storage areas that are integral to a permitted primary use, such as storage or
display areas for automobile sales, building materials or building supply sales, or
garden/nursery sales; provided, that such outdoor uses are screened from adjacent residential
zoning districts.
4. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Prohibited Uses.
1. Mobile home parks.
2. Storage facilities or outdoor storage areas intended as a primary use, not secondary to a
permitted use. Automobile wrecking yards, junk yards, or businesses primarily devoted to
storage or mini-storage are examples of this type of prohibited use.
D. Uses Requiring a Conditional Use Permit.
1. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 4314 § 47 (Exh. A), 2023; Ord. 4302 § 1
(Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.015 Location standards for sexually oriented businesses.
All sexually oriented businesses shall comply with the requirements of this section, the
development regulations set forth in Chapter 17.50 ECDC, and Chapter 4.52 ECC. The standards
established in this section shall not be construed to restrict or prohibit the following activities or
products: (1) expressive dance; (2) plays, operas, musicals, or other dramatic works; (3) classes,
seminars, or lectures conducted for a scientific or educational purpose; (4) printed materials or
visual representations intended for educational or scientific purposes; (5) nudity within a locker
9.1.b
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room or other similar facility used for changing clothing in connection with athletic or exercise
activities; (6) nudity within a hospital, clinic, or other similar medical facility for health-related
purposes; and (7) all movies and videos that are rated G, PG, PG-13, R, and NC-17 by the Motion
Picture Association of America.
A. Separation Requirements. A sexually oriented business shall only be allowed to locate
where specifically permitted and only if the following separation requirements are met:
1. No sexually oriented business shall be located closer than 300 feet to any of the following
protected zones, whether such protected zone is located within or outside the city limits:
a. a. A residential zone as defined in Chapter 16.10 ECDC;
b. b. A public use zone as defined in Chapter 16.80 ECDC.
2. No sexually oriented business shall be located closer than 300 feet to any of the following
protected uses, whether such protected use is located within or outside the city limits:
a. A public park;
b. A public library;
c. A nursery school or preschool;
d. A public or private primary or secondary school;
e. A church, temple, mosque, synagogue, or other similar facility used primarily for
religious worship;
f. A community center such as an amusement park, public swimming pool, public
playground, or other facility of similar size and scope used primarily by children and
families for recreational or entertainment purposes;
g. A permitted residential use located in a commercial zone;
h. A museum; and
i. A public hospital or hospital district.
3. No sexually oriented business shall be located closer than 500 feet to any bar or tavern
within or outside the city limits.
9.1.b
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B. Measurement. The separation requirements shall be measured by following a straight line
from the nearest boundary line of a protected zone specified in subsection (A) of this section or
nearest physical point of the structure housing a protected use specified in subsection (A) of
this section to the nearest physical point of the tenant space occupied by a sexually oriented
business.
C. Variance From Separation Requirements. Variances may be granted from the separation
requirements in subsection (A) of this section if the applicant demonstrates that the following
criteria are met:
1. The natural physical features of the land would result in an effective separation between the
proposed sexually oriented business and the protected zone or use in terms of visibility and
access;
2. The proposed sexually oriented business complies with the goals and policies of the
community development code;
3. The proposed sexually oriented business is otherwise compatible with adjacent and
surrounding land uses;
4. There is a lack of alternative locations for the proposed sexually oriented business; and
5. The applicant has proposed conditions which would minimize the adverse secondary effects
of the proposed sexually oriented business.
D. Application of Separation Requirements to Existing Sexually Oriented Businesses. The
separation requirements of this section shall not apply to a sexually oriented business once it
has located within the city in accordance with the requirements of this section. [Ord. 4302 § 1 (Att.
A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.020 Site development standards – General.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
9.1.b
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Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/Rear
Setback
Maximum
Height
Maximum
Floor Area
CG None None 5'/10'2 0'/15'1 75'3 None
1 Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is required by this
subsection.
2 The five-foot minimum width applies only to permitted outdoor auto sales use; otherwise the minimum is 10
feet.
3 None for structures located within an area designated as a high-rise node on the comprehensive plan map.
B. Maximum height for purposes of this chapter need not include railings, chimneys,
mechanical equipment or other exterior building appurtenances that do not provide interior
livable space. In no case shall building appurtenances together comprise more than 20 percent
of the building surface area above the maximum height.
C. Pedestrian Area.
1. For purposes of this chapter, the pedestrian area described herein is the area adjacent to
the street that encompasses the public right-of-way from the edge of the curb (or, if no curb,
from the edge of pavement) and the street setback area, as identified in the table in subsection
(A) of this section.
2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone, and
the streetscape zone. Providing improvements to the pedestrian area, as needed to be
consistent with this subsection on at least the primary street, is required as part of
development projects, excluding development that would not add a new building or that
consists of building improvements that do not add floor area equaling more than 10 percent of
the building’s existing floor area or that consists of additional parking stalls that comprise less
than 10 percent of the existing parking stalls or that consists of development otherwise
exempted under this chapter.
a. Activity Zone. The activity zone shall be the open-air pedestrian area from the building front
to the edge of the pedestrian zone. The activity zone is the section of the pedestrian area that is
reserved for activities that commonly occur immediately adjacent to the building facade. Typical
9.1.b
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amenities or activities included in the activity zone include, but are not limited to, sidewalks,
benches, potted plants, outdoor dining and shopping. The area shall be paved to connect with
the pedestrian zone in an ADA-accessible manner. Stairs, stoops and raised decks or porches
may be constructed in a portion of the activity zone.
b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the
streetscape zone. The pedestrian zone consists of a minimum five-foot clear and unobstructed
path for safe and efficient through traffic for pedestrians. Architectural projections and outdoor
dining may be permitted to encroach into the pedestrian zone only where a minimum five-foot
clear path and seven-foot vertical clearance is maintained within the pedestrian zone.
c. Streetscape Zone. The streetscape zone is located between the curb or pavement edge to
the edge of the pedestrian zone and shall be a minimum of five feet wide. The streetscape zone
is the section that is reserved for pedestrian use and for amenities and facilities that commonly
occur between the adjacent curb or pavement edge and pedestrian through traffic. Typical
amenities and facilities in the streetscape zone include, but are not limited to, street trees,
street lights, benches, bus stops, and bike racks. Street trees shall be required in conformance
with the Edmonds Street Tree Plan.
9.1.b
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(Illustration: Pedestrian area)
D. Building Step-Back When Adjacent to or Directly Across the Street From RSLDR Zones.
1. For buildings greater than 55 feet in height, the portion of the building above 25 feet must
step back no less than 10 feet from the required setback adjacent to or directly across the
street from an RSLDR zone. That portion of the building over 55 feet in height must step back
no less than 30 feet from the required setback adjacent to or directly across the street from an
RSLDR zone.
2. Balconies, railings, parapets and similar features that do not enclose an interior space may
extend into the step-back area in order to encourage more human activity and architectural
features.
9.1.b
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9.1.b
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(Illustrations: Setback and “step-back” of building adjacent to or across the street from
RSLDR zones)
[Ord. 4302 § 1 (Att. A), 2023; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007].
16.60.030 Site development standards – Design.
A. Screening and Buffering.
1. General.
a. Retaining walls facing adjacent property or public rights-of-way shall not exceed seven feet
in height. A minimum of four feet of planted terrace is required between stepped wall
segments.
b. Tree landscaping may be clustered to soften the view of a building or parking lot, yet allow
visibility to signage and building entry.
c. Stormwater facilities shall be designed to minimize visual impacts and integrate landscaping
into the design.
d. All parking lots are required to provide Type V interior landscaping, consistent with Chapter
20.13 ECDC.
e. Type I landscaping is required for commercial, institutional and medical uses adjacent to
single-family or multifamilyresidential (LDR and RM) zones. The buffer shall be a minimum of 10
feet in width and continuous in length.
f. Type I landscaping is required for residential parking areas adjacent to single-
familyresidential (LDR and RM) zones. The buffer shall be a minimum of four feet in width and
continuous in length.
g. Type I landscaping is required for commercial and multifamily uses adjacent to
single-family zones. The buffer shall be a minimum of four feet in width and 10 feet in
height and continuous in length.
9.1.b
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hg. If there is a loading zone and/or trash compactor area next to a single-family or
multifamilyresidential (LDR and RM) zone, there shall be a minimum of a six-foot-high masonry
wall plus a minimum width of five feet of Type I landscaping. Trash and utility storage elements
shall not be permitted to encroach within street setbacks or within setbacks adjacent to single-
family zones.the LDR zone. Mechanical equipment, including heat pumps and other mechanical
elements, shall not be placed in the setbacks.
i. Landscape buffers, Type I, shall be used along the edge of parking areas adjacent to
single-family zones.
jh. Outdoor storage areas for commercial uses must be screened from adjacent RSresidential
(LDR and RM) zones.
2. Parking Lots Abutting Streets.
a. Type IV landscaping, minimum five feet wide, is required along all street frontages where
parking lots, excluding for auto sales use, abut the street right-of-way.
b. For parking lots where auto sales uses are located, the minimum setback area must be
landscaped to include a combination of vegetation and paved pedestrian areas.
c. All parking located under the building shall be completely screened from the public street by
one of the following methods:
i. Walls that have architectural treatment meeting at least three of the elements listed in
subsection (D)(2)(e) of this section;
ii. Type III planting and a grill that is 25 percent opaque; or
iii. Grill work that is at least 80 percent opaque.
B. Parking, Access, and Bicycle Storage Standards.
1. Parking Requirements. Vehicle parking shall be provided as follows:
a. Nonresidential uses, one space per 500 square feet of leasable building space; and
b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet, an
average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet, and
otherwise 1.75 spaces per unit.
9.1.b
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c. In addition, guest parking for residential uses at a minimum ratio of one guest space for
every 20 required parking spaces.
d. For mixed-use development, a portion of the parking spaces may be shared between
residential and commercial uses provided the director finds that the proposal is supported by a
parking study and/or nationally recognized parking standards and that the site plan assures
access for all shared parking uses.
e. Parking meeting the nonresidential parking requirements shall be open to the public
throughout business operating hours.
2. The first 3,000 square feet of commercial space in a mixed-use development with a shared
parking plan is exempt from off-street parking requirements.
3. The planning and development director may approve a different ratio for the vehicle
parking required by the standards of subsection (B)(1) of this section when an applicant
submits parking data illustrating that the standards do not accurately apply to a specific
development. The data submitted for an alternative parking ratio shall include, at a minimum,
the size and type of the proposed development, and the anticipated peak and average parking
loads of all uses. The director may approve a parking ratio that is based on the specific type of
development and its primary users in relationship to:
a. An analysis conducted using nationally recognized standards or methodology, such as is
contained in the Urban Land Institute’s most recent version of the publication “Shared Parking”
or the latest version of the Institute of Transportation Engineers publication “Parking
Generation”; or
b. A site-specific parking study that includes data and analysis for one or more of the
following:
i. One-quarter-mile proximity to a bus rapid transit station and methodology that takes
into account transit-oriented development;
ii. Use of transportation demand management policies, including but not limited to free or
subsidized transit passes for residents and workers;
iii. On-site car-share and bike-share facilities;
9.1.b
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iv. Uses that serve patients, clients, or tenants who do not have the same vehicle parking
needs as the general population; or
v. Other methods that reduce the need for vehicle parking.
4. All off-street surface parking shall be located to the side or rear of the primary building,
except as otherwise allowed by this chapter, and shall be screened from the sidewalk by a wall
or plantings between two to four feet in height. Outdoor parking areas shall comprise 40
percent or less of the public street frontage area within 100 feet of the primary street for the lot
or tract and, on corner lots, may not be located at the corner. The requirements of this
subsection do not apply to permitted auto sales uses.
5. Electric Vehicle Charging Stations. See Chapter 17.115 ECDC for parking standards relating
to electric vehicle (EV) charging infrastructure.
6. Bicycle Storage Spaces. See Chapter 17.120 ECDC for parking standards relating to bicycle
parking facilities.
7. Driveways Accessing Highway 99. All driveway connections to Highway 99 must meet the
applicable requirements of the Washington State Department of Transportation, including
minimum requirements for distance between driveway access connections, which may be up to
250 feet to help promote traffic safety and minimize pedestrian-vehicle conflicts.
8. Paths Within Parking Lots.
a. Pedestrian paths in parking lots shall be delineated by separate paved routes that meet
federal accessibility requirements and that use a variation in textures and/or colors and may
include landscape barriers and landscape islands.
b. Pedestrian paths shall be provided at least every 180 feet within parking lots. These shall be
designed to provide access to on-site buildings as well as to pedestrian walkways that border
the development.
c. Pedestrian paths shall be a minimum of six feet in width and shall be separated from the
parking area either horizontally or vertically (e.g., with curbs). Where paths cross vehicular
lanes, raised traffic tables should be considered if feasible.
d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum of every
100 feet.
9.1.b
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9. Bonus for Parking Below or Above Ground Floor.
a. For projects where at least 50 percent of the parking is below or above the ground floor of
the building, the following standards may be applied regardless of any ECDC standards that
otherwise conflict:
i. The minimum drive aisle width may be reduced to 22 feet.
ii. The maximum ramp slope may be increased to 20 percent.
iii. A mixture of full and reduced width parking stalls may be provided without
demonstrating the stalls could also be provided at full width dimensions.
10. Drive-Through Facilities. Drive-through facilities such as, but not limited to, banks, cleaners,
fast food, drug stores, and espresso stands, shall comply with the following:
a. Drive-through windows and stacking lanes shall not be located along the facades of the
building that face a street.
b. No more than one direct entrance or exit from the drive-through shall be allowed as a
separate curb cut onto an adjoining street.
11. Pedestrian and Transit Access.
a. Pedestrian building entries must connect directly to the public sidewalk and to adjacent
developments if feasible.
b. Internal pedestrian routes shall extend to the property line and connect to existing
pedestrian routes where applicable. Potential future connections shall also be identified such
that pedestrian access between developments can occur without walking in the parking or
access areas.
c. Where a transit station or bus stop is located in front of or adjacent to a parcel, pedestrian
connections linking the station or stop directly to the development are required.
d. Pedestrian routes shall connect buildings on the same site to each other.
C. Site Design and Layout. Overall, the design and use of each site shall be based on the
building/street relationship and on the integration of pedestrian features. This will take the
form of either a pedestrian-oriented design area or an alternative walkable design area, as
9.1.b
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described in subsections (C)(1) and (2) of this section; provided, that an exceptions process,
pursuant to subsection (C)(3) of this section, may be allowed under the provisions of this
section. Additional site design and layout standards in this section must also be met.
1. Pedestrian-Oriented Design Area. Unless otherwise permitted under subsection (C)(2) or (3)
of this section, development must meet the requirements of this subsection for a pedestrian-
oriented design area.
a. Primary Frontage. At least 50 percent of a building’s facade facing the primary public street
shall be located within 20 feet of the property line where the primary street frontage exists. The
illustration below provides an example of this concept. The requirement does not apply to
buildings that are behind another building on the same lot when the other building has a
footprint of at least 3,000 square feet and has met the requirement. Where site constraints
preclude strict compliance with the requirement, the building line shall be measured one foot
behind the line created by that constraint. On a corner lot or a lot with frontages on multiple
streets, the planning and development director shall determine the primary street frontage
considering the following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located; or
iv. Unique characteristics of the lot or street.
b. The building must include a prominent pedestrian entry on the primary frontage. Vehicle
parking, other than where permitted for vehicle sales use, shall not be located within the first
20 feet of the primary street frontage. The first 20 feet of the primary street frontage may
include building space, landscaping, artwork, seating areas, outdoor displays, and pedestrian
and bicycle facilities.
9.1.b
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2. Alternative Walkable Design Area Option. An alternative to the pedestrian-oriented design
area requirements of subsection (C)(1) of this section may be allowed by the planning and
development director only for sites that the director has found to have unique and significant
constraints related to pedestrian access and for which a phased design plan to increase
pedestrian access and connectivity has been submitted to the planning and development
department. While they currently may be largely auto-oriented, walkable design areas have a
high potential for walking, bicycling and transit service. If a development is allowed to use this
standard, it shall be subject to the requirements of this subsection.
a. Building Placement. For any new building permitted on a property after August 1, 2017, a
minimum of 50 percent of the building’s facade facing the primary street shall be located within
60 feet of the front property line or within 65 feet where a five-foot landscaping area is
provided between the parking lot and the sidewalk. When site constraints preclude strict
compliance with this requirement, the building line shall be measured one foot behind the line
created by that constraint.
b. On a corner lot or a lot with frontages on multiple streets, the planning and development
director shall determine the primary street frontage considering the following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located;
iv. The location of any alley or parking areas; or
v. Unique characteristics of the lot or street.
9.1.b
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c. No more than one double-sided row of parking spaces shall be allowed in the front of a
building on its primary frontage.
d. A pedestrian entrance must be located on the primary frontage.
e. Required amenity spaces, under subsection (C)(4) of this section, shall be located to connect
the building to the street as much as practicable; provided, that amenity space may also be
located between buildings where the space will be used in common.
3. Exceptions Process for Pedestrian or Walkable Design. An exception to the exact
requirements of subsection (C)(1) or (2) of this section may be allowed by the hearing examiner
under a Type III-A decision process to provide for design flexibility that still encourages
pedestrian orientation and efficient land uses when the following criteria are met:
a. The property is located within 300 feet of a highway interchange and has unique pedestrian
access constraints or is primarily used for motor vehicle sales;
b. The development provides business and pedestrian areas that are near the primary street
frontage and likely to be active throughout the day and evening;
c. The development features a prominent building entry for pedestrian use that is highly
visible and connected by a well-lit walkway from the primary street frontage;
9.1.b
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d. At least 25 percent of the required amenity space shall be located to connect the building to
the street in a manner that encourages pedestrian use and include seating, landscaping, and
artwork;
e. Where a site has multiple buildings (excluding accessory utility buildings), 50 percent or
more of the required amenity space shall be located between buildings to allow for shared use;
f. No more than 50 percent of vehicle parking, other than that associated with a permitted
vehicle sales facility use, may be located within 20 feet of the front property line;
g. One or more buildings on the site must have at least two stories of useable space.
4. Amenity Space. Amenity space is intended to provide residents, employees, and visitors with
places for a variety of outdoor activities.
a. An area equivalent to at least five percent of the building footprint shall be provided as
amenity space. If a vehicle parking area is being added to the site without the concurrent
development of a building of at least 2,000 square feet, amenity space must be provided to
equal at least five percent of the additional parking area.
b. The amenity space shall be outdoor space that incorporates pedestrian-oriented features,
such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian-scale lighting, and
artwork. A minimum of 10 percent of the required amenity space shall be comprised of
plantings, which may include tree canopy areas and other shade or screening features. Native
vegetation is encouraged.
c. The majority of the required amenity space must be provided in one or more of the
following forms:
i. Recreation areas: an open space available for recreation. The area may be spatially defined
by landscaping rather than building frontages. Its surface shall consist primarily of hardy
groundcover or a material conducive to playground or recreational use. Decorative landscape
features, such as flower beds, shall not comprise more than 15 percent of the total area.
ii. Plazas: an open space available for community gathering and commercial activities. A plaza
shall be spatially defined primarily by either building facades, with strong connections to
interior uses, or close proximity to the public sidewalk, especially at the intersection of streets.
Its surface shall be primarily hardscape; provided, that trees, shade canopies, and other
9.1.b
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landscaping, as well as water features and artwork, may add visual or environmental features
to the space.
iii. Squares or courtyards: an open space available for unstructured recreation or community
gathering purposes. A square is spatially defined by building facades with strong connections to
interior uses. Its surface shall be primarily hardscape, supplemented by trees and other
landscaping. Water features and artwork are optional.
iv. Exception. A community garden may comprise a portion of any amenity space; provided,
that it:
(A) Is located more than 20 feet from a primary street frontage;
(B) Is dedicated to ongoing use by residents of the site, including for growing edible produce;
and
(C) Includes facilities for watering the garden and storing garden supplies.
5. Lighting. All lighting shall be shielded and directed downward and away from adjacent
parcels. This may be achieved through lower poles at the property lines and/or full “cut off”
fixtures.
a. Parking lots shall have lighting poles that are a maximum of 25 feet in height. Pedestrian
paths or walkways and outdoor steps shall have pedestrian-scaled lighting focused on the
travel path. Pole height shall be a maximum of 14 feet, although lighting bollards are preferred.
b. For pedestrian paths and walkways on internal portions of the site, solar-powered lighting
may be sufficient.
c. Entries shall have lighting for safety and visibility integrated with the building/canopy.
D. Building Design Standards.
1. General. To provide variety and interest in appearance, the following design elements
should be considered, and a project shall demonstrate how at least four of the elements will be
used to vary the design of the site:
a. Building massing and unit layout;
b. Placement of structures and setbacks;
9.1.b
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c. Location of pedestrian and vehicular facilities;
d. Composition and character of open space, plant materials and street trees;
e. Variety in architectural elements, facade articulation, and/or building materials;
f. Roof variation in slope, height and/or materials.
2. Building Design and Massing.
a. Buildings shall convey a visually distinct “base” and “top,” which may be achieved through
differences in massing elements and/or architectural details.
b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be mitigated
through the use of massing and design elements such as facade articulation and modulation,
setbacks, step-backs, distinctive roof lines or forms, and other design details.
c. Primary Frontage. On the primary frontage, to provide visual connection between activities
inside and outside the building, 50 percent of the building facade between two and 10 feet in
height, as measured from the adjacent sidewalk, shall be comprised of windows or doors that
are transparent, the bottom of which may not be more than four feet above the adjacent
sidewalk. A departure from this standard may be approved when the facade will not be visible
from the public street due to the placement of other buildings on the site; provided, that the
requirements of subsection (D)(2)(e) of this section shall apply.
i. On the primary frontage, no vehicle parking shall be located within the first 20 feet of the
first level of a building facing the street except where such parking is underground.
9.1.b
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d. All Other Building Frontages. All street-facing facades within 30 feet of a public street, other
than for the primary frontage or those facing an alley or the last block of a dead-end street,
shall comply with the standard below.
i. Thirty percent of the building facade between two and 10 feet in height shall be made of
windows or doors that are transparent, the bottom of which may not be more than four feet
above the adjacent sidewalk. Windows shall not be mirrored or have glass tinted darker than 40
percent in order to meet this requirement.
e. Wall Treatment. Building facades not subject to all requirements of subsection (D)(2)(c) or (d)
of this section are intended to not display blank, unattractive walls to the public or to other
building tenants. To accomplish this, walls greater than 30 feet in length shall have architectural
treatment that incorporates at least four of the following elements into the design of the
facade:
i. Masonry (except for flat concrete block).
ii. Concrete or masonry plinth at the base of the wall.
iii. Belt courses of a different texture and color.
iv. Projecting cornice.
v. Projecting metal or wood canopy.
vi. Decorative tilework.
vii. Trellis containing planting.
viii. Medallions.
ix. Artwork or wall graphics.
x. Vertical differentiation.
xi. Decorative lighting fixtures.
xii. Glazing.
xiii. An architectural element not listed above that is approved by the director to meet the
intent of this subsection. [Ord. 4302 § 1 (Att. A), 2023; Ord. 4299 § 18 (Exh. A), 2023; Ord. 4277 § 2 (Exh. A),
9.1.b
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2022; Ord. 4251 § 2 (Exh. A), 2022; Ord. 4078 § 1 (Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3736 § 11, 2009;
Ord. 3635 § 1, 2007].
16.60.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except the following:
1. Public utilities;
2. Off street parking and loading areas;
3. Drive-in business;
4. Secondary uses permitted under ECDC 16.60.010(B);
5. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
6. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
8. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC.
B. Interim Use Status – Public Markets. Unless a public market is identified on a business
license as a year-round market within the city of Edmonds, a premises licensed as a public
market shall be considered a temporary use. As a temporary activity, any signs or structures
used in accordance with the market do not require design review. When a location is utilized for
a business use in addition to a public market, the public market use shall not decrease the
required available parking for the other business use below the standards established in this
chapter.
C. Ongoing Uses.
1. Audio equipment at drive-through facilities shall not be audible off site.
9.1.b
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2. Development subject to the standards of this chapter shall continue to meet the standards
of this chapter except as specifically permitted otherwise. [Ord. 4302 § 1 (Att. A), 2023; Ord. 4078 § 1
(Exh. 1), 2017; Ord. 3981 § 1 (Att. A), 2014; Ord. 3932 § 8, 2013; Ord. 3902 § 5, 2012; Ord. 3635 § 1, 2007].
16.60.050 Green building incentives.
A. General. New buildings, as well as additions or remodels to existing permitted buildings,
may earn reduced site development standards by receiving U.S. Green Building Council®
Leadership in Energy and Environmental Design™ (LEED) Gold certification, Master Builders
Association of King and Snohomish Counties Built Green® 4-Star certification, or better. The
appropriate LEED rating system depends on the project. Each building receives incentives
independently for their individual certification.
B. Eligibility. These incentives are available to commercial, multifamily residential, and mixed-
use development only. Development of new single-family residences is ineligible for these
incentives. See Chapter 17.100 ECDC for incentives for community facilities.
C. Parking. Multifamily residential development certified LEED Gold, Built Green® 4-Star, or
better must provide at least one off-street parking space per dwelling unit rather than the
standards of ECDC 16.60.030(B)(1). Electric vehicle parking standards of Chapter 17.115 ECDC
remain calculated off standard parking requirements.
D. Enforcement. Development granted these incentives but then failing to achieve the
requirements is subject to the enforcement measures of Chapter 19.00 ECDC.
E. Permit Review. Green buildings are eligible to receive the expedited plan review, as
established by ECDC 19.00.050. [Ord. 4375 § 6, 2024].
9.1.b
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Chapter 16.62
MU – MEDICAL USE ZONE
Sections:
16.62.000 Purpose.
16.62.010 Uses.
16.62.020 Site development standards.
16.62.000 Purpose.
The MU zone has the following specific purposes:
A. To reserve areas for hospitals and related medical facilities.
B. To reserve areas that would provide the underlying zoning needed to enable master
planning for medical campuses.
C. To reserve areas for the concentration of medical facilities in order to enable the efficient
provision of a wide spectrum of medical services.
D. The uses permitted in this zone are intended to be functionally related to or serve medical
uses or health care services. [Ord. 3118 § 1, 1996].
16.62.010 Uses.
A. Permitted Primary Uses.
1. Medical and health care uses including but not limited to hospitals, outpatient clinics,
continuing/long-term care services, hospice services, laboratories, medical research facilities,
emergency medical services and offices of doctors, dentists, physical therapists, and all others
related to medical and health care uses;
9.1.b
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2. Medical staff facilities and similar uses, including but not limited to educational and meeting
facilities and staff sleeping quarters;
3. Retail sales and services related to medical uses, including but not limited to pharmacies
and convenience stores, gift shops, bookstores, florists, medical and health care equipment
sales and restaurants. Only uses directly related to supplying medical services may be
permitted to operate drive-through facilities;
4. Residential uses dependent upon or related to medical care, including but not limited to
convalescent care facilities, nursing homes, retirement homes, group homes for the disabled
and overnight accommodations;
5. Day care facilities;
6. Counseling centers and alcohol and drug treatment facilities;
7. Transit and other transportation-related facilities;
8. Local public facilities, whether or not planned, designated, and sited in the capital
improvement plan, subject to the requirements of ECDC 17.100.050;
9. Primary and high schools subject to the requirements of ECDC 17.100.050(G) through (R);
10. Neighborhood parks, natural open spaces, and community parks with an adopted master
plan subject to the requirements of ECDC 17.100.070.
B. Permitted Secondary Uses.
1. Helicopter pads related to medical use, if approved as part of a master plan and adopted as
part of the comprehensive plan;
2. Facilities for the permanent storage and/or disposal of biomedical, radioactive and other
hazardous waste shall not be permitted; provided, however, that facilities for the treatment or
temporary storage of biomedical, radioactive and other hazardous waste generated within the
medical use zone, or by local publicly operated medical facilities related to the hospital, shall be
permitted;
3. Outdoor dining meeting the criteria of Chapter 17.75 ECDC.
C. Secondary Uses Requiring a Conditional Use Permit.
9.1.b
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1. Helicopter pads related to medical use. If the location of a helipad is not included as part of
an approved master plan, then a conditional use permit shall be required. In addition to the
conditional use permit review criteria, the development and use of a helipad shall be subject to
the following conditions:
a. The helipad shall be limited to emergency medical uses only;
b. Noise from the helipad must be minimized using buffering combined with other operational
and site design techniques to minimize the noise impact on surrounding uses;
c. The helipad shall be sited no closer than 75 feet to any right-of-way or property boundary;
d. The hospital district shall take reasonable measures to ensure safety around the helipad,
when in use, and shall comply with all applicable FAA standards and regulations;
e. The helipad should be located in the southern portion of the site in order to mitigate
potential noise impacts of the residential areas to the north;
2. Regional parks and community parks without a master plan subject to the requirements of
ECDC 17.100.070. [Ord. 4333 § 12 (Exh. A), 2023; Ord. 4314 § 48 (Exh. A), 2023; Ord. 3453 § 3, 2003; Ord. 3353
§ 7, 2001; Ord. 3118 § 1, 1996].
16.62.020 Site development standards.
A. Table. Except as hereinafter provided, development requirements shall be as follows:
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/rear
Setback
Maximum
Height
Maximum
Floor Area
MU None None 15' 15 feet1feet 35'235'1 None
1 The side/rear setback shall be 25 feet for all property lines adjacent to single-family residential districts.
There shall also be at least one foot of distance measured from the nearest residentially zoned property line
for each two feet of building height, measured from the average residential property grade.
21 The applicant may opt to use the height restrictions permitted by the underlying comprehensive plan
designation, if the height restrictions are expressed in specific feet or stories. Each “story” referenced in the
9.1.b
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comprehensive plan shall be equivalent to 12 feet. Minimum setbacks as defined in Note 1 above shall still
apply.
B. Signs, Parking and Design Review. See Chapters 17.50, 20.10 and 20.60 ECDC.
Notwithstanding any contrary code provisions, hospitals shall have three parking spaces per
bed and nursing homes shall have one parking space per 200 square feet. Signs standards shall
be the same as those for the BN – Neighborhood Business zoning classification.
C. Location of Retail Commercial Uses. Permitted retail sales and services shall be located and
oriented toward serving related medical uses. Direct access to retail sales and services shall not
be permitted from arterials which serve the general traveling public. Signage for permitted
retail sales and services shall not be located along, or oriented toward, arterial streets. [Ord. 3118
§ 1, 1996].
9.1.b
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Chapter 20.75
SUBDIVISIONS
Sections:
20.75.010 Citation of chapter.
20.75.020 Purposes.
20.75.025 Scope.
20.75.030 Subdivision defined.
20.75.035 Compliance required.
20.75.040 Application.
20.75.045 Unit lot subdivision.
20.75.048 Conservation subdivision design.
20.75.050 Lot line adjustment – Application.
20.75.055 Lot combination.
20.75.060 Required information on preliminary plats.
20.75.065 Preliminary review.
20.75.070 Formal subdivision – Time limit.
20.75.075 Modifications.
20.75.080 General findings.
20.75.085 Review criteria.
20.75.090 Park land dedication.
20.75.100 Preliminary approval – Time limit.
20.75.105 Repealed.
20.75.107 Repealed.
20.75.110 Changes.
20.75.120 Review of improvement plans.
20.75.130 Installation of improvements.
20.75.135 Preparation of final plat.
20.75.140 Final plat – Required certificates.
20.75.145 Final plat – Accompanying material.
20.75.150 Waiver of survey.
20.75.155 Review of final plat.
20.75.158 Repealed.
20.75.160 Final plat – Filing for record.
9.1.b
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20.75.165 Effect of rezones.
20.75.170 Further division – Short subdivisions.
20.75.175 Court review.
20.75.180 Development of lots not divided according to this chapter.
20.75.185 Penalties.
20.75.010 Citation of chapter.
This chapter may be cited as the City of Edmonds Subdivision Ordinance and shall supplement
and implement the state regulations of plats, subdivisions and dedications found in Chapter
58.17 RCW. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.020 Purposes.
The purposes of this chapter are:
A. To regulate the subdivision of land and to promote the public health, safety and general
welfare in accordance with state standards to prevent overcrowding of land;
B. To lessen congestion in the streets and highways;
C. To facilitate adequate provisions for water, utilities, sewerage, storm drainage, parks and
recreation areas, sites for schools and playgrounds, and other public requirements;
D. To provide for proper ingress and egress, while minimizing impervious surfaces;
E. To require uniform monumenting of subdivisions and accurate legal descriptions of
subdivided lots;
F. To promote the preservation of critical areas and encourage low impact development;
G. To encourage site design that can make the best use of renewable energy resources
including solar and geothermal;
H. To encourage low impact development (LID) practices when providing for streets and
sidewalks. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4085 § 18 (Exh. A), 2017; Ord. 4070 § 1 (Exh. 1), 2017].
9.1.b
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20.75.025 Scope.
This chapter shall apply to all divisions of land for any purpose except those set forth in RCW
58.17.040, including but not limited to:
A. Divisions for cemetery plots or other burial plots;
B. Divisions made by testamentary provisions, or by the laws of descent;
C. Divisions for the purpose of lease when no residential structure other than mobile homes
or travel trailers are permitted to be placed upon the land and the city of Edmonds has
approved a binding site plan for the use of the land in accordance with this chapter.
Divisions under subsections (A) and (B)(A) and (B) of this section will not be recognized as lots
for building purposes unless all applicable requirements of this chapter are met. [Ord. 4154 § 4
(Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.030 Subdivision defined.
A. “Subdivision” means a division of land into lots of any size for the purpose of sale. The term
subdivision includes all resubdivisions of land, short subdivisions, and formal subdivisions. The
term “lot” includes tracts, parcels, sites and divisions. The term “sale” includes lease gift or
development or any purpose not excepted in this section. When reference to “subdivision” is
made in this code, it is intended to refer to both “formal subdivision” and “short subdivision”
unless one or the other is specified.
B. “Formal subdivision” means a subdivision of five or more lots.
C. “Short subdivision” means a subdivision of four or fewer lots.
D. “Unit lot subdivision” means a subdivision or short subdivision of land under ECDC
20.75.04520.75.045 where compliance with the development standards is evaluated with
respect to the parent lot, not the unit lot.
E. “Parent lot” means the lot with legal lot status which establishes the exterior boundary of a
unit lot subdivision.
9.1.b
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F. “Unit lot” means a portion of a parent lot, the fee of which may be independently
transferred upon recording of a unit lot subdivision. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1),
2017].
20.75.035 Compliance required.
Any person wishing to create a subdivision or lot line adjustment must first comply with this
chapter. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.040 Application.
A subdivision application will be processed concurrently with any applications for rezones,
variances, planned unit developments, site plan approvals and other similar approvals that
relate to the proposed subdivision, unless the applicant expressly requests sequential
processing. The application shall contain the following items in addition to those specified in
ECDC 20.02.002:
A. The preliminary plat;
B. Title report;
C. A survey map, if required by the planning and development director, of the exterior
boundaries of the land to be subdivided, prepared by, and bearing the seal and signature of, a
professional land surveyor registered in the state of Washington. This map can be combined
with the preliminary plat at the applicant’s option;
D. The application fee as set in ECDC 15.00.020;
E. A proposal for dedication of park land rather than payment of in-lieu fees, if desired by the
applicant;
F. Source of water supply and name of supplier;
G. Method of sewage disposal, and name of municipal system if applicable. Percolation rates
and other information required by the public works department shall be submitted if septic
tanks are to be used;
9.1.b
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H. Other information that may be required by the planning and development director in order
to properly review the proposed subdivision, including information needed to determine the
environmental impact of the proposal. [Ord. 4314 § 83 (Exh. A), 2023; Ord. 4299 § 54 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 62, 2009; Ord. 2379 § 1, 1983].
20.75.045 Unit lot subdivision.
A. Purpose. The unit lot subdivision process provides opportunities for dividing fee simple
ownership of land to create cottage houses, townhouses, rowhouses and similar fee-owned
dwelling units as an alternative to both condominium ownership and traditional single-family
detached subdivision. Unit lot subdivisions determine compliance with the relevant
dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not
requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with
those dimensional standards. A unit lot subdivision does not permit uses or densities that are
not otherwise allowed in the zoning district in which the unit lot subdivision is proposed.
B. Applicability. The provisions of this section apply exclusively to the subdivision of land for
single-family dwelling units, townhouses, and rowhouses and may be applied only in the
following zones: multiple residential, general commercial, and Westgate mixed-use. A single lot
within a unit lot subdivision may contain multiple dwelling units when the unit lot contains all
such dwelling units within oneall building. Flats are types permitted as an elementin the Low-
Density Residential (LDR) zoning district. Maximum unit density shall be determined by the
underlying zone of a unit lot subdivision only when a single lot within a unit lot subdivision
contains the entire building in which flats are located.subject property.
C. Association with Site Development – Application Timing. In the case of a vacant lot or a
redevelopment site, a preliminary unit lot subdivision can only be submitted in conjunction with
or preceding a development site plan as required by Chapter 20.10, 20.11, or 20.12 ECDC, or in
the case described in ECDC 20.10.020(B)(3) submitted in conjunction with or preceding a
building permit. For existing developed sites, a preliminary unit lot subdivision application may
be submitted at any time. If the subdivision involves creating unit lot lines within common walls,
a building permit application is required in order to verify that the walls meet the separation
requirements in effect at the time of the subdivision application.
9.1.b
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D. Conformance with Standards of the Parent Lot. The parent lot must comply with and is
vested to the applicable development standards (ECDC 20.75.030(E)20.75.030(E)) in effect at the
time a complete application for preliminary unit lot subdivision is submitted. As a result of the
unit lot subdivision, the individual unit lots within the subdivision may be nonconforming with
respect to the bulk and dimensional standards required by ECDC Title 16.
As with dimensional standards, compliance with access standards, including but not limited to
fire lanes, drive aisles, turnarounds, and access of/to the parent lot from/to the street will be
evaluated based on the parent lot’s compliance with such requirements, and not based on
whether individual unit lots meet such standards.
E. Future Additions and Modifications. Subsequent platting actions, additions or modifications
to the structure(s) may not create or increase any nonconformity of the parcel lot. Changes
requiring permitting that affect only the interior of building units will be evaluated for
compliance with the requirements only for that unit. Any exterior changes will be evaluated for
compliance by considering whether the parent lot would still comply with applicable
development standards. Any application for such external changes will require authorization of
all owners of affected unit lots or approval of the HOA where changes to commonly owned
tracts are proposed.
F. Homeowners’ Association Ownership of Common Areas. Any commonly used areas or
facilities within a unit lot subdivision, including but not limited to common access, garage or
parking areas, common open space or recreation space, common courtyards, commonly used
stormwater facilities or side sewers and other similar features, must be owned and maintained
by a homeowners’ association with the right to assess the individual unit lot owners as
necessary to properly maintain and repair such areas. Appropriate documentation regarding
the rights of the homeowners’ association must be submitted for recording with the final plat.
G. Maintenance Agreements for Building Exteriors. Maintenance agreements must be
executed and recorded as an element of the final unit subdivision plat or short plat for
maintenance of all building exteriors except in cases where all dwelling units are detached. The
maintenance agreement must require equal participation by all owners within any one building
and must be recorded on the final unit lot plat. The requirement does not apply to detached
single-family dwelling units. Common wall construction must meet currently adopted building
codes.
9.1.b
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H. Parking on Different Unit Lots Allowed. Within the parent lot, required parking for a dwelling
unit may be provided on a different unit lot than the lot with the dwelling unit as long as the
right to use that parking is formalized by an easement on the final plat.
I. Notice of Unit Lot on the Final Plat. The fact that the unit lot is not a separate buildable lot
and that additional development of the individual unit lots may be limited as a result of the
application of development standards to the parent lot must be noted on the final plat.
J. An application for final unit lot plat will not be accepted until all foundations, including
common wall foundations, are installed and located on the face of the final plat by the land
surveyor of record.
K. Review. Unit lot subdivisions of four or fewer lots are processed and reviewed as short
subdivisions while five or more lots are formal subdivisions pursuant to Chapter 20.01 ECDC
and the requirements of this chapter. [Ord. 4173 § 1 (Att. A), 2020; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070
§ 1 (Exh. 1), 2017].
20.75.048 Conservation subdivision design.
A. Purpose. The purpose of this section is to promote retention of significant trees or
specimen trees and to protect natural resources through some amount of flexibility in lot
layouts of subdivisions in order to preserve trees and provide for low impact development. The
director and the applicant shall work in good faith to find reasonable solutions.
B. Applicability. Administrative design flexibility in residential zones is limited to the following
development standards:
1. Setbacks. Street, side and rear setbacks may be reduced in all residential zones; provided,
that:
a. No street setback shall be less than 15 feet;
b. No rear setback shall be less than 10 feet;
c. No required side setback shall be less than five feet; and
d. Street and rear setbacks in the RSW-12 zone shall not be reduced.
9.1.b
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2. Lot Size and Width. Lots within a subdivision may be clustered in a way that allows dwelling
units to be shifted to the most suitable locations potentially reducing individual lot sizes and
widths; provided, that the overall density of the project complies with the density requirements
of the zoning district in which it is located.
3. Coverage. Structural coverage may be increased on individual lots; provided, that, in total,
coverage of the area within the subdivision does not exceed the lot coverage allowed for the
zoning district in which it is located.
4. Access. Variations in parking lot design and/or access driveway requirements may be
granted when the public works, fire and planning officials determine the variations to be
consistent with the intent of city codes and standards.
C. Properties which include trees that are identified for retention and protection in association
with design flexibility approved under this section must record a notice on title consistent with
ECDC 23.10.085. [Ord. 4218 § 2 (Att. B), 2021].
20.75.050 Lot line adjustment – Application.
A. Lot Line Adjustment Defined. A lot line adjustment is an alteration of lot lines between
platted or unplatted lots or both, which does not create any additional lot, tract, parcel, site or
division.
B. Lot Line Adjustment Exempt from Subdivision Review. Except as otherwise provided in this
section, lot adjustments shall not be subject to the provisions of this chapter.
C. Lot Line Adjustment Review. All proposals for lot line adjustments shall be submitted to the
Edmonds planning manager or his/her designee for approval. The Edmonds planning manager
or his/her designee shall approve the proposed lot line adjustment unless the manager or
his/her designee certifies in writing that the proposed adjustment will:
1. Create a new lot, tract, parcel, site or division;
2. Reduce the setbacks of existing structures below the minimum required by code or make
existing nonconforming setbacks of existing structures more nonconforming than before;
3. Reduce the lot width or lot size below the minimum required for the applicable zone;
9.1.b
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4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract, parcel,
site or division;
5. Would otherwise result in a lot which is in violation of any requirement of the ECDC.
D. Application. A lot line adjustment application shall at a minimum contain the following
information:
1. Dimensioned plans prepared and stamped by a professional land surveyor registered in the
state of Washington and conforming to city of Edmonds survey requirements, as promulgated
by the Edmonds planning division. Information on the plans shall include the following:
a. Legal descriptions of the existing lots and proposed lot line adjustment(s);
b. The location of all existing structures on the subject parcel(s), including dimensioned
setback information from all existing and proposed lot lines and ingress/egress easements;
c. Locations of all existing ingress/egress and utility easements;
d. Gross and net lot area for the original parcels and the proposed parcels (net lot area does
not include any lot area devoted to vehicular ingress/egress easements);
e. The existing zoning of the subject parcel(s);
f. Location of all existing driveways on the subject parcel(s); and
g. The lot lines of adjoining properties for a distance of at least 50 feet.
2. A title company certification which is not more than 30 calendar days old containing:
a. A legal description of the total parcel(s) sought to be adjusted;
b. A list of those individuals, corporations, or other entities holding an ownership interest in
the parcel(s);
c. Any easements or restrictions affecting the property(ies) with a description, purpose and
reference by auditor’s file number and/or recording number;
d. Any encumbrances on the property; and
e. Any delinquent taxes or assessments on the property.
9.1.b
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E. Fee. The application fee shall be as set in ECDC 15.00.020.
F. Expiration. An application for a lot line adjustment shall expire one year after a complete
application has been filed with the city. An extension up to an additional year may be granted
by the Edmonds planning manager or his/her designee upon a showing by the application of
reasonable cause.
G. Review. A certified determination of the planning manager or his/her designee may be
appealed to the hearing examiner as a Type II decision as set forth in Chapter 20.06 ECDC. [Ord.
4314 § 84 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 63, 2009; Ord.
3211 § 1, 1998].
20.75.055 Lot combination.
A. Lot Combination Defined. A lot combination is the combination of two or more legal, illegal,
or nonconforming lots into one or more lots, all of which comply with the provisions of this
code in effect at the time of said combination.
B. An application for lot combination shall be signed for by all individuals or entities owning an
interest in the property. The application fee shall be the same as the fee established for lot line
adjustments.
C. Lot combinations shall be approved as a matter of right unless the planning and
development director finds that the combination of lots would:
1. Not result in legal conforming lot; and/or
2. Not be in compliance with the goals and objectives of the city’s comprehensive plan. The
director shall, as a part of his decision, determine whether or not the lots, as combined,
negatively impact compliance with the city’s urban density requirements as established
pursuant to the State Growth Management Act, comprehensive plan and the Snohomish
County planning policies.
D. The director’s decision shall be issued in writing and shall be mailed to all properties within
300 feet of the site. Appeal may be taken from the director’s decision within 10 working days of
mailing of the decision and posting thereof in accordance with the provisions of Chapter 20.06
9.1.b
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ECDC. [Ord. 4299 § 55 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 64,
2009; Ord. 3296 § 2, 2000].
20.75.060 Required information on preliminary plats.
A preliminary plat is a neat and approximate drawing to scale of a proposed division of land,
showing the existing conditions and the general proposed layouts of streets, lots and other
information needed to properly review the proposal. The preliminary plat of a short subdivision
may be referred to as a short plat. A preliminary plat shall be prepared by a professional land
surveyor registered in the state of Washington. The scale used shall be sufficient to show clearly
all details of the proposal. A scale of 50 feet to the inch is preferred; other engineering scales
may be used, if necessary. Preliminary plats for formal subdivisions shall not exceed a size of 24
inches by 36 inches. Short plats shall be on an eight-and-one-half-by-11-inch page. The
following information shall be shown on the plat:
A. The name, if any, of the proposed subdivision;
B. Sufficient description to define the location and boundaries of the proposed subdivision;
C. Name, address, seal and signature of the land surveyor who prepared the map;
D. A vicinity sketch;
E. Date prepared or revised, scale, north point, quarter section, section, township and range
number;
F. Total acreage of the land to be divided, and area in square feet of each proposed lot;
G. Existing zoning, and zoning boundaries, if any;
H. Lot dimensions and numbers;
I. Setback lines required by the existing or proposed zoning, if the proposed lot has an unusual
shape, steep topography, or other unusual limitations on its building site;
J. Any existing property lines within, or adjacent to, the proposed subdivision, and the names
of the owners of adjacent property;
9.1.b
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K. Contour lines in areas to be developed shall be at five-foot intervals, or as specified by the
planning and development director. Ten-foot intervals may be used in areas not to be
developed. All contour lines shall be extended into adjacent property a sufficient distance to
show the topographical relationship of adjacent property to the proposed subdivision;
L. The location, name and width of all existing and proposed street rights-of-way, or
easements within or adjacent to the proposed subdivision, the grade or proposed streets and
the pavement location of existing and proposed streets;
M. The location of all existing structures within the proposed subdivision and within 25 feet of
the proposed subdivision. Public area or areas to be owned in common by the lot owners, if
any;
N. The location of tree-covered areas, with the location of individual trees over eight inches in
diameter in areas as requested by the planning and development director;
O. A preliminary grading plan or profile of proposed roads if more than 500 cubic yards of
earth is to be removed;
P. A preliminary drainage proposal as specified in Chapter 18.30 ECDC, showing existing and
proposed drainage facilities for the site and the adjacent areas;
Q. A statement of improvements to be installed;
R. The location of known or suspected soil or geological hazard areas, water bodies, creeks
and areas subject to flooding;
S. Possible future lot lines if any lot is large enough to allow future division;
T. Location of existing underground utility lines, sewer and water mains adjacent to or within
the proposed subdivision;
U. Other information that may be required by the planning and development director in order
to properly review the proposed subdivision, including information needed to determine the
environmental impact of the proposal. [Ord. 4333 § 28 (Exh. A), 2023; Ord. 4299 § 56 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3296 § 1, 2000. Formerly 20.75.055].
9.1.b
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20.75.065 Preliminary review.
A. Responsibility for Review. The planning and development director, or a designated planning
staff member, is in charge of administering the preliminary review of all subdivisions. The
public works director and the fire department, and other departments if needed, shall
participate in preliminary review by appropriate recommendations on subjects within their
respective areas of expertise.
B. Repealed by Ord. 4314. Repealed.
C. Formal Subdivision Review. The hearing examiner shall review a formal subdivision as a
Type III-A decision in accordance with provisions of Chapter 20.06 ECDC.
D. Short Subdivisions – Staff Review. The director of planning and development shall review a
short subdivision as a Type II decision (Staff decision – Notice required).
E. Appeal of Staff Decision. Any person may appeal to the hearing examiner a Type II decision
of the planning and development director on a short subdivision under the procedure set forth
in Chapter 20.06 ECDC. [Ord. 4371 § 5 (Exh. A), 2024; Ord. 4314 § 85 (Exh. A), 2023; Ord. 4299 § 57 (Exh. A),
2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3817 § 12, 2010; Ord. 3736 § 65, 2009; Ord.
3211 §§ 4, 5, 1998; Ord. 3112 §§ 17, 18, 19, 1996; Ord. 2379 § 2, 1983].
20.75.070 Formal subdivision – Time limit.
The city shall make its final decision on a proposed formal subdivision within the timelines
found in the Decision Table in ECDC 20.01.003(B), unless the applicant agrees to extend the
time. [Ord. 4371 § 6 (Exh. A), 2024; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.075 Modifications.
A. Request. Request for a modification to a requirement of this chapter shall be made on the
regular subdivision application form. The applicant shall state reasons to support the approval
of the requested modification.
9.1.b
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B. Notice. The notice of the public hearing at which the applicant’s proposed subdivision will
be considered shall contain a description of the proposed modification.
C. Consideration. The proposed modification shall be considered in the same manner as the
proposed subdivision. The modification may be approved, or recommended for approval, only
if all of the required findings set forth in Chapter 20.85 ECDC (Variances) can be made. [Ord. 4154
§ 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3211 § 6, 1998].
20.75.080 General findings.
A proposed subdivision may be approved only if all of the following general findings can be
made for the proposal, as approved or as conditionally approved:
A. Subdivision Ordinance. The proposal is consistent with the purposes of this chapter (as
listed in ECDC 20.75.020) and meets all requirements of this chapter.
B. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds
Comprehensive Plan, or other adopted city policy, and is in the public interest.
C. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a
modification has been approved as provided for in this chapter.
D. Floodplain Management. The proposal meets all requirements of the Edmonds Community
Development Code relating to floodplain management. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1
(Exh. 1), 2017; Ord. 2466, 1984].
20.75.085 Review criteria.
The following criteria shall be used to review proposed subdivisions:
A. Environmental.
1. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats,
the proposal shall be designed to minimize significant adverse impacts to the resources.
Permanent restrictions may be imposed on the proposal to avoid impact.
9.1.b
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2. The proposal shall be designed to minimize grading by using shared driveways and by
relating street, house site and lot placement to the existing topography.
3. Where conditions exist which could be hazardous to the future residents of the land to be
divided, or to nearby residents or property, such as floodplains, steep slopes or unstable soil or
geologic conditions, a subdivision of the hazardous land shall be denied unless the condition
can be permanently corrected, consistent with subsections (A)(1) and (2) of this section.
4. The proposal shall be designed to minimize off-site impacts on drainage, views and so forth.
B. Lot and Street Layout.
1. Lots shall be designed to contain a usable building area. If the building area would be
difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be
imposed on the approval which will ensure that the lot is developed properly.
2. Lots shall not front on highways, arterials or collector streets unless there is no other
feasible access. Special access provisions, such as shared driveways, turnarounds or frontage
streets may be required to minimize traffic hazards.
3. Each lot shall meet the applicable dimensional requirements of the zoning ordinance.
4. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities,
shorelines and streams where street access is not adequate.
C. Dedications.
1. The city may require dedication of land in the proposed subdivision for public use.
2. Only the city council may approve a dedication of park land to satisfy the requirements of
ECDC 20.75.090. The council may request a review and written recommendation from the
planning advisory board.
3. Any approval of a subdivision shall be conditioned on appropriate dedication of land for
streets, including those on the official street map and the preliminary plat.
D. Improvements.
9.1.b
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1. Improvements which may be required, but are not limited to, streets, curbs, pedestrian
walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage
systems and underground utilities.
2. The person or body approving a subdivision shall determine the improvements necessary to
meet the purposes and requirements of this chapter, and the requirements of:
a. ECDC Title 18, Public Works Requirements;
b. Chapter 19.25 ECDC, Fire Code, as to fire hydrants, water supply and access.
This determination shall be based on the recommendations of the planning and development
director, the public works director, and the fire chief.
3. The use of septic systems may be approved if all of the following conditions are met:
a. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from
the nearest public sewer main to the nearest boundary of the land to be divided.
b. The land to be divided is zoned RS-20LDR-L.
c. The public works director and Snohomish County health officer determine that soil,
drainage and slope conditions are satisfactory for septic use and that all requirements of WAC
248-96-090 are met.
E. Floodplain Management. All subdivision proposals shall comply with the criteria set forth in
the Edmonds Community Development Code for floodplain management. [Ord. 4314 § 86 (Exh. A),
2023; Ord. 4299 § 58 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3211 § 7, 1998;
Ord. 2466, 1984].
20.75.090 Park land dedication.
A. Dedication or In-Lieu of Fee Required. Before or concurrent with the approval of the final
plat of any subdivision, the subdivider shall dedicate land, pay a fee in-lieu of dedication, or do
a combination of both, for park and recreational purposes.
9.1.b
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B. Proposal of Dedication. Either the applicant or the city may propose dedication of a portion
of the land to be divided in order to meet the regulations of this section. Payment of in-lieu fees
is required unless dedication is proposed and approved.
C. Review of Dedications. Dedication proposals shall be reviewed at the same time as the
subdivision proposal. Any short subdivision containing a dedication proposal shall be reviewed
as if it were a formal subdivision.
D. Factors for Review. Dedication proposals shall be reviewed for consistency with the
comprehensive plan, the comprehensive parks and recreation plan, and the recreational walks
plan. Other factors to be considered include size, usability and accessibility of the land
proposed for dedication, and the possibility of coordinating dedication by owners of adjacent
land.
E. In-Lieu Fee. In-lieu park fees shall be as set in ECDC 15.00.020. [Ord. 4314 § 87 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.100 Preliminary approval – Time limit.
A. Approval of a preliminary plat shall expire and have no further validity at the end of the time
period established under RCW 58.17.140, unless the applicant has acquired final plat approval
prior to the expiration date established under RCW 58.17.140. The time period for subdivisions
shall commence upon the date of preliminary plat approval by the issuance of a written
decision by the Edmonds hearing examiner. In the event that the decision of the hearing
examiner is appealed to Snohomish County superior court, the time period shall commence
upon the date of final confirmation of the preliminary plat decision by the judiciary.
B. Approval of a short plat shall expire and have no further validity at the end of five years,
unless the applicant has acquired final short plat approval within the specified time period. The
time period for short plats shall commence upon the issuance of a final, written staff decision.
In the event that the decision of staff is appealed to the Edmonds hearing examiner and/or
Snohomish County superior court, the time period shall commence upon the date of final
confirmation of the preliminary short plat decision by the hearing examiner or judiciary. [Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3925 § 1, 2013].
9.1.b
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20.75.105 Extensions of time.
Repealed by Ord. 3190. 20.75.107 Preliminary approval – Time limit extension
for previously approved short plats.
Repealed by Ord. 4154. 20.75.110 Changes.
A. Preliminary Plats. The planning and development director may approve as a Type I decision
minor changes to an approved preliminary plat, or its conditions of approval. If the proposal
involves additional lots, rearrangements of lots or roads, additional impacts to surrounding
property, or other major changes, the proposal shall be reviewed in the same manner as the
original application. Application fees shall be as set in ECDC 15.00.020.
B. Recorded Final Plats. An application to change a final plat that has been filed for record shall
be processed in the same manner as a new application. This section does not apply to affidavits
of correction. [Ord. 4314 § 88 (Exh. A), 2023; Ord. 4299 § 59 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord.
4070 § 1 (Exh. 1), 2017; Ord. 3736 § 66, 2009].
20.75.120 Review of improvement plans.
A. Timing. If improvements are required as a condition of preliminary approval of a
subdivision, the applicant shall submit the improvement plan to the director of public works for
review and approval, allowing sufficient time for proper review before expiration of the
preliminary plat approval.
B. Engineered Design. All improvement plans shall be prepared, dated, signed and sealed by a
licensed engineer registered in the state of Washington, unless the public works director
determines that engineer plans are not necessary. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1),
2017].
9.1.b
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20.75.130 Installation of improvements.
A. Timing and Inspection Fee. The applicant shall not begin installation of improvements until
the public works director has approved the improvement plans, the public works director and
the applicant have agreed in writing on a time schedule for installation of the improvements,
and the applicant has paid an inspection fee, as set in ECDC 15.00.020.
B. Completion – Bonding. The applicant shall either complete the improvements before the
final plat is submitted for city approval, or the applicant shall post a bond or other suitable
surety to guarantee the completion of the improvements within one year of the approval of the
final plat. The bond or surety shall be based on the construction cost of the improvement as
determined by the director of public works, and shall be processed as provided in Chapter
17.10 ECDC.
C. Acceptance – Maintenance Bond. The director of public works shall not accept the
improvements for the city of Edmonds until the improvements have been inspected and found
satisfactory, and the applicant has posted a bond or surety for 15 percent of the construction
cost to guarantee against defects of workmanship and materials for two years from the date of
acceptance.
D. Short Subdivision – Deferred Installation. If the planning and development director
determines that installation of improvements will not be needed at the time of the approval of
the final plat of the short subdivision, the improvements shall be installed or guaranteed by
bond before issuance of any development permit for any lot shown on the preliminary plat.
This condition shall be stated on the final plat, and shall be binding on all later owners of lots
created by the subdivision. [Ord. 4314 § 89 (Exh. A), 2023; Ord. 4299 § 60 (Exh. A), 2023; Ord. 4154 § 4 (Att.
C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.135 Preparation of final plat.
A final plat is a final, precise drawing of a subdivision which conforms to the approved
preliminary plat, and meets all conditions of the preliminary approval and all requirements of
this chapter. It shall be prepared in accordance with the following:
A. Surveyor. A professional land surveyor registered in the state of Washington shall prepare,
or supervise the preparation of, the final plat.
9.1.b
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B. Survey. The surveyor shall survey the land to be divided, and as much of the section(s) in
which the land is located as is needed to properly orient the land within the section(s).
C. Monuments. The surveyor shall set monuments at street intersections, lot and block
corners, boundary angle points, points of curbs in streets, controlling corners on the
boundaries of the land, and other points as required by the public works director. The type of
monuments and the method of setting shall be as specified by the public works director.
D. Standards. The public works director shall set standards for the preparation of final plats.
[Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.140 Final plat – Required certificates.
The following certificates shall be shown on the final plat. Subsections (A) through (G) of this
section shall be signed by the indicated person before the final plat is submitted for review.
Subsection (G) of this section is required for formal subdivision only.
A. Surveyor. The surveyor shall place his seal and signature on the plat along with:
1. A statement certifying that the plat was prepared by him, or under his supervision;
2. A statement certifying that the plat is a true and correct representation of the land
surveyed;
3. A full and correct description of the land to be divided.
B. Owner. The owner shall certify that the subdivision has been made with his free consent
and according to his desires. Owners of other interests shown on the title report shall certify
that they have notice of the subdivision.
C. Dedications. A certificate of dedication by the owner for all areas to be dedicated to the
public, acknowledged by a notary.
D. Waiver of Claims. A statement by the owner waiving all claims for damages against any
governmental authority which may arise from the construction, drainage and maintenance of
required improvements.
9.1.b
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E. Waiver of Access. If required by the conditions of the preliminary approval, a waiver by the
owner of direct access to any street from any property.
F. Roads Not Dedicated. A statement or other clear indication by the owner if any street is not
to be dedicated to the public.
G. Health Officer. A statement by the Snohomish County health officer certifying that the
proposed means of sewage disposal and water supply are adequate.
H. Director of Public Works. The following statements to be signed by the director of public
works:
1. A statement approving the survey date, the layout of streets, alleys and other rights-of-way,
design of bridges, sewage and water system and other structures; and approving the final plat
or short subdivision.
I. Planning and Development Director. The following statements to be signed by the planning
and development director:
1. A statement that the final plat conforms to the approved preliminary plat and all conditions
of the preliminary approval; and approving the final plat or shore subdivision.
J. Repealed by Ord. 4154.
K. Taxes. A statement to be signed by the county treasurer that all taxes and delinquent
assessments for which the land to be divided may be liable as of the date of the signing of the
statement have been paid. [Ord. 4314 § 90 (Exh. A), 2023; Ord. 4299 § 61 (Exh. A), 2023; Ord. 4154 § 4 (Att.
C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.145 Final plat – Accompanying material.
The following material shall be submitted to the director of public works with the final plat:
A. Review Fee. A review fee for the final plat as set in ECDC 15.00.020 shall be paid for each
check or recheck of the final plat.
B. Survey Notes. Complete field and computation notes of the plat survey showing the original
or reestablished corners with descriptions and the actual traverse showing error of closure and
9.1.b
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method of balancing. A sketch showing all distances, angles and calculations required to
determine corners and distances of the plat shall accompany this data. The allowable error of
closure shall not exceed one foot in 5,000 feet.
C. Title Report. A title report showing that ownership and other interests in the land described
and shown on the final plat is in the name of the person signing the owner’s certificate. [Ord.
4314 § 91 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.150 Waiver of survey.
The director of public works may waive the requirement of a survey for the final plat in the
following circumstances if there will be no adverse effect on the public interest: if the
boundaries of the lot proposed for short subdivision have sufficient existing monuments to
define the proposed lot lines.
If the director of public works waives the survey requirements, the applicant shall prepare a
final plat that meets all other requirements of this chapter and which contains legal
descriptions of each proposed lot. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3211 § 9,
1998].
20.75.155 Review of final plat.
A. Submission. The applicant may not file the final plat for review until the required
improvement plans have been submitted for approval to the director of public works.
B. Time Limit. A final plat shall be approved, disapproved or returned to the applicant for
correction within 30 days of its official filing with the director of public works for review, unless
the applicant agrees to extend the time limit. This time period shall not include required
environmental review.
C. Staff Review. The director of public works and the planning and development director shall
conduct an administrative review of the final plat and either sign the statements required by
ECDC 20.75.140, if all requirements of this chapter have been met, or disapprove such action,
9.1.b
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stating their reasons in writing. Such administrative action shall be final subject only to right of
appeal to the Snohomish County superior court.
D. Acceptance of Dedication. Dedication of any interest in property contained in an approval of
the formal subdivision shall be forwarded to the city council for formal acceptance on its
consent agent; provided, however, that such acceptance shall not stay any approval, time
period for appeal or the effective date of the formal subdivision. City approval of the final plat
constitutes acceptance of all dedication shown on the final plat. [Ord. 4299 § 62 (Exh. A), 2023; Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 67, 2009; Ord. 2991 § 1, 1994].
20.75.158 Short plat – Staff review.
Repealed by Ord. 4154. 20.75.160 Final plat – Filing for record.
The city clerk shall file the final plat or short plat for record with the county auditor, and arrange
for a reproducible copy to be sent to the public works department and the applicant and a
paper copy to be sent to the county assessor and the planning and development department.
The plat or short plat shall not be considered “approved” until so filed with the county auditor.
[Ord. 4299 § 63 (Exh. A), 2023; Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.165 Effect of rezones.
The owner of any lot in a final plat filed for record shall be entitled to use the lot for the
purposes allowed under the zoning in effect at the time of filing for five years from the date of
filing the final plat for record, even if the property is rezoned; provided, that all requirements of
the community development code, other than lot area, are met. [Ord. 4154 § 4 (Att. C), 2019; Ord.
4070 § 1 (Exh. 1), 2017].
20.75.170 Further division – Short subdivisions.
A further division of any lot created by a short subdivision shall be reviewed as and meet the
requirements of this chapter for formal subdivision if the further division is proposed within
9.1.b
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five years from the date the final plat was filed for record; provided, however, that when a short
plat contains fewer than four parcels, nothing in this section shall be interpreted to prevent the
owner, who filed the original short plat, from filing a revision thereof within the five-year period
in order to create up to a total of four lots within the original short subdivision boundaries. [Ord.
4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 2623 § 1, 1987].
20.75.175 Court review.
Any decision approving or disapproving any plat or short plat shall be reviewable for unlawful,
arbitrary, capricious or corrupt action or nonaction by writ of review before the Superior Court
of Snohomish County. The action may be brought by any property owner in the city, who
deems himself or herself aggrieved thereby; provided, that application for a writ of review shall
be made to the court within 30 days from any decision so to be reviewed. The cost of
transcription of all records ordered certified by the court for such review shall be borne by the
appellant. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
20.75.180 Development of lots not divided according to this chapter.
No building permit, septic tank permit or other development permit shall be issued for any lot
unless: (1) the subject property is a lot of record as defined in ECDC 21.55.015; or (2) the
property owner is determined to be an innocent purchaser in accordance with subsection (A) of
this section. Where this section authorizes a lot to be developed even though such lot does not
meet the definition for “lot of record” in ECDC 21.55.015, any development on said lot shall
comply with the city’s development regulations, including any applicable development
regulations regarding nonconforming lots.
A. “Lot of Record” Status for Innocent Purchasers. An owner of property may obtain “lot of
record” status for a parcel that does not meet the “lot of record” definition. To obtain this
status, the applicant must submit an affidavit with sufficient supporting documentation to
demonstrate that:
1. The applicant did not have actual notice regarding the subdivision of the property in
question. If the applicant had knowledge of the subdivision (e.g., knowledge that two parcels in
9.1.b
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question were once part of the same parcel), but not of its illegality, the innocent purchase
status may not be granted;
2. The purchase price of the parcel is consistent with an arm’s length transaction;
3. The owner did not purchase the property from a relative;
4. At the time of purchase, there was some existing deed, record or survey showing the
subject parcel as a separate lot; and
5. The parcel had a separate tax ID parcel number prior to the purchase of the property by the
applicant.
B. The innocent purchaser status may be approved subject to conditions of approval requiring
the applicant to make improvements to the property that would likely have been required by
the city had the property been properly subdivided, unless it is determined that such
improvements have already been constructed.
C. An affirmative determination of innocent purchaser and “lot of record” status shall be
recorded with the county auditor. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3982 § 3,
2014].
20.75.185 Penalties.
Any person who violates any provision of this chapter relating to the sale, offer for sale, lease or
transfer of any lot is guilty of a misdemeanor and subject to the penalties of ECC 5.50.020. Each
sale, offer for sale, lease or transfer of each separate lot in violation of any provision of this
chapter shall be deemed a separate and distinct offense. In addition to these criminal
sanctions, the city shall have the right to bring an action to restrain and enjoin any subdivision,
sale or transfer, compel compliance with the provisions of this chapter and obtain other
injunctive relief. The costs of such action shall be paid by the violator and shall include the city
attorney’s fees. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
9.1.b
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Chapter 3.36
IMPACT FEES
Sections:
3.36.010 Findings and authority.
3.36.020 Definitions.
3.36.030 Assessment and payment of impact fees.
3.36.040 Exemptions.
3.36.050 Credits.
3.36.060 Tax adjustments.
3.36.070 Appeals.
3.36.080 Establishment of impact fee accounts.
3.36.090 Refunds.
3.36.100 Use of funds.
3.36.110 Review.
3.36.120 Park impact fee rates.
3.36.125 Street impact fee rates.
3.36.130 Independent fee calculations.
3.36.140 Existing authority unimpaired.
3.36.150 Procedures guide.
3.36.160 Deferral system for single-family residences.
3.36.010 Findings and authority.
The city council of the city of Edmonds (the “council”) hereby finds and determines that new
growth and development in the city of Edmonds will create additional demand and need for
public facilities in the city of Edmonds, and the council finds that new growth and development
should pay a proportionate share of the cost of new facilities needed to serve the new growth
and development.
The city of Edmonds has conducted extensive studies documenting the procedures for
measuring the impact of new developments on public facilities, has prepared the rate study
and procedures guide for park impact fees, has prepared the rate study and procedures guide
for transportation impact fees, and hereby incorporates these studies into this title by
9.1.b
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reference. Therefore, pursuant to Chapter 82.02 RCW, the council adopts the ordinance
codified in this chapter to assess impact fees for parks and streets. The provisions of this
chapter shall be liberally construed in order to carry out the purposes of the council in
establishing the impact fee program. These fees can and will only be applied to projects
resulting from city-wide development growth. These fees cannot be used to mitigate existing
shortfalls of the park system or street system. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord.
3934 § 1 (Exh. A), 2013].
3.36.020 Definitions.
The following words and terms shall have the following meanings for the purposes of this
chapter unless the context clearly requires otherwise. Terms otherwise not defined herein shall
be defined pursuant to RCW 82.02.090 and ECDC Title 21 or given their usual and customary
meaning.
A. “Accessory dwelling unit” is defined in ECDC 21.05.015.
B. “Building permit” means an official document or certification which is issued by the building
official and which authorizes the construction, alteration, enlargement, conversion,
reconstruction, remodeling, rehabilitation, erection, demolition, moving or repair of a building
or structure.
C. “Capital facilities plan” means the capital facilities plan element of a comprehensive plan
adopted by the city of Edmonds pursuant to Chapter 36.70A RCW, and such plan as amended.
There are many references in state statutes to the “capital facilities plan” (CFP) as the basis for
projects that are eligible for funding by impact fees. The parks element of the city of Edmonds
comprehensive plan fulfills the requirements of RCW 82.02.050 et seq., pertaining to a “capital
facilities plan,” and is considered to be the “capital facilities plan” (CFP) for the purpose of
Edmonds’ impact fees for parks. The transportation element of the city of Edmonds
comprehensive plan fulfills the requirements of RCW 82.02.050 et seq., pertaining to a “capital
facilities plan,” and is considered to be the “capital facilities plan” (CFP) for the purpose of
Edmonds’ impact fees for streets. Depending on the context, references to a CFP in the impact
fee chapter, rate study, and procedures guide are interpreted as referring to either the parks
element of the city of Edmonds comprehensive plan or the transportation element of the city of
9.1.b
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Edmonds comprehensive plan, including the projects eligible for impact fees listed in Appendix
C of the procedures guide for the transportation impact fees.
D. “City” means the city of Edmonds.
E. “Council” means the city council of the city of Edmonds.
F. “Department” means the planning and development department.
G. “Development activity” means any construction, expansion, or change in the use of a
building or structure that creates additional demand and need for public facilities.
H. “Development approval” means any written authorization from the city of Edmonds which
authorizes the commencement of a development activity.
I. “Director” means the director designated by the mayor to administer the impact fee program
or that director’s designee.
J. “Dwelling unit” is defined in ECDC 21.20.050.
K. “Encumbered” means to reserve, set aside, or otherwise earmark the impact fees in order to
pay for commitments, contractual obligations, or other liabilities incurred for public facilities.
L. “Feepayer” is a person, corporation, partnership, an incorporated association, or any other
similar entity, or department or bureau of any governmental entity or municipal corporation
commencing a land development activity which creates the demand for additional capital
facilities, and which requires the issuance of a building permit. “Feepayer” includes an applicant
for an impact fee credit.
M. Reserved.
N. “Hearing examiner” is defined in ECDC 21.40.010.
O. “Impact fee” means a payment of money imposed by the city of Edmonds on development
activity pursuant to this chapter as a condition of granting development approval in order to
pay for the public facilities needed to serve new growth and development. “Impact fee” does
not include a reasonable permit fee, an application fee, the administrative fee for collecting and
handling school impact fees, the cost of reviewing independent fee calculations or any other
charge or fee based upon the administrative costs of processing a development application.
9.1.b
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P. “Impact fee account” or “account” means the account(s) established for each type of public
facility for which impact fees are collected. The accounts shall be established pursuant to ECC
3.36.080 and 3.36.090 and comply with the requirements of RCW 82.02.070.
Q. “Independent fee calculation” means the impact fee calculation and/or economic
documentation prepared by a feepayer to support the assessment of an impact fee other than
by the use of the rates listed in ECC 3.36.120 and 3.36.125, or the calculations prepared by the
director where none of the fee categories or fee amounts in ECC 3.36.120 and 3.36.125
accurately describe or capture the impacts of the new development on public facilities.
R. “Interest” means the average interest rate earned in the last fiscal year by the city of
Edmonds.
S. “Low-income housing” means housing affordable to, and occupied by, a household whose
income does not exceed 80 percent of area median income as reported by the United States
Department of Housing and Urban Development for the Seattle-Bellevue metropolitan area. To
be considered affordable, for the purpose of this definition, the combined monthly cost of the
housing, including rent, utilities, and other charges for the applicable unit, may not exceed 30
percent of the household’s monthly income, adjusted for family size.
T. “Occupancy permit” means the permit issued by the city of Edmonds authorizing the
building to be occupied where a development activity results in a change in use of the
preexisting structure, or the creation of a new use where none previously existed.
U. “Owner” means the owner of record of real property, or a person with an unrestricted
written option to purchase property; provided, that if the real property is being purchased
under a recorded real estate contract, the purchaser shall be considered the owner of the real
property.
V. “Procedures guide” means the administrative guidance document prepared by the director
pursuant to ECC 3.36.150.
W. “Project improvements” means site improvements and facilities that are planned and
designed to provide service for a particular development or users of the project and are not
system improvements. No improvement or facility included in a capital facilities plan adopted
by the council shall be considered a project improvement.
9.1.b
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X. “Public facilities” means the public parks, open space and recreation facilities owned by the
city of Edmonds or other governmental entities in the context of the park impact fee and
means the public streets and roads owned by the city of Edmonds or other governmental
entities in the context of the street impact fee.
Y. “Rate study” means the “Rate Study for Impact Fees for Parks, Open Space and Recreation
Facilities,” city of Edmonds, dated July 12, 2013, in the context of the park impact fee and means
the “Rate Study for Impact Fees for Roads,” city of Edmonds, dated October 29, 2009, in the
context of the street impact fee.
Z. “Residential” or “residential development” means all types of construction intended for
human habitation. This shall include, but is not limited to, single-family, duplex, triplex, and
other multifamily development. This also includes the residential portion of mixed-use
developments.
AA. Reserved.
BB. “Service area” means the entire corporate limits of the city of Edmonds.
CC. “Significant past tax payment” means taxes exceeding five percent of the amount of the
impact fee, and which were paid prior to the date the impact fee is assessed and were
earmarked or proratable to the same system improvements for which the impact fee is
assessed.
DD. Reserved.
EE. “State” means the state of Washington.
FF. Reserved.
GG. “System improvements” means public facilities that are included in the city of Edmonds
capital facilities plan and are designed to provide service to service areas within the community
at large, in contrast to project improvements. [Ord. 4299 § 4 (Exh. A), 2023; Ord. 4048 § 1, 2016; Ord.
4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
9.1.b
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3.36.030 Assessment and payment of impact fees.
A. Required. The city shall collect impact fees, based on the rates in ECC 3.36.120 and 3.36.125,
from any applicant seeking development approval from the city for any development activity
within the city as provided herein, including the expansion of existing structures or uses or
change of existing uses that creates additional demand for public facilities.
1. For the purposes of this chapter, development activity shall not include miscellaneous
improvements that do not add any demand for public facilities, including, but not limited to,
fences, walls, swimming pools accessory to a residential use, and signs.
2. For the purposes of this chapter, development activity shall not include replacement of a
residential structure with a new residential structure of the same type at the same site or lot
when such replacement occurs within 12 months of the demolition or destruction of the prior
residential structure. Replacement of a residential structure with a new residential structure of
the same type shall be interpreted to include any residential structure for which there is no
increase in the number of residential units.
3. For the purposes of this chapter, development activity shall not include alterations,
expansions, enlargement, remodeling, rehabilitation or conversion of an existing dwelling unit
where no additional dwelling units are created and the use is not changed.
B. Timing and Calculation of Fees. Impact fees shall be assessed based upon the impact fee
rates in effect at the time of issuance of the building permit, including but not limited to change
of use permit or remodel permit.
1. For a change in use of an existing building or dwelling unit, including any alteration,
expansion, replacement or new accessory building, the impact fee shall be the applicable
impact fee for the new use, less an amount equal to the applicable impact fee for the prior use.
2. For mixed use developments, impact fees shall be imposed for the proportionate share of
each land use based on the applicable measurement in the impact fee rates set forth in ECC
3.36.120 and 3.36.125.
3. Where the impact fees imposed are determined by the square footage of the development,
the building official will establish the gross floor area created by the proposed development.
9.1.b
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4. Applicants that have been awarded credits prior to the submittal of the complete building
permit application pursuant to ECC 3.36.050 shall submit, along with the complete building
permit application, a copy of the letter or certificate prepared by the director pursuant to ECC
3.36.050 setting forth the dollar amount of the credit awarded.
5. Applicants shall pay an administrative fee that covers the cost of staff time in administering
the impact fee program. The amount of the administrative fee shall be established and updated
from time to time by resolution of the city council.
C. Payment. Unless deferred pursuant to ECC 3.36.160, impact fees shall be paid at the time
the building permit or business license is issued by the city. The department shall not issue the
required building permit or business license or other approval unless and until the impact fees
set forth in ECC 3.36.120 and 3.36.125 have been paid in the amount that they exceed
exemptions or credits provided pursuant to ECC 3.36.040 or 3.36.050; provided, that building
permits may be issued without impact fee payment when payment is deferred in accordance
with ECC 3.36.160. [Ord. 4360 § 1 (Exh. A), 2024; Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934
§ 1 (Exh. A), 2013].
3.36.040 Exemptions.
A. Except as provided for below, the following shall be exempted from the payment of all
impact fees under this chapter:
1. Alteration of an existing nonresidential structure that does not involve a change in use and
does not expand the usable space or add any residential units;
2. Miscellaneous improvements that do not expand usable space or add any residential units,
including, but not limited to, fences, walls, swimming pools, and signs;
3. Demolition or moving of a structure;
4. Expansion of an existing structure that results in the addition of 100 square feet or less of
gross floor area;
5. Replacement of a structure with a new structure of the same size and use at the same site
or lot when a building permit application for such replacement is submitted to the city within 12
months of the demolition or destruction of the prior structure. Replacement of a structure with
9.1.b
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a new structure of the same size shall be interpreted to include any structure for which the
gross square footage of the building will not be increased by more than 100 square feet; or
6. Alterations, expansions, enlargement, remodeling, rehabilitation or conversion of an
existing dwelling unit where no additional dwelling units are created and the use is not
changed.
B. Low-income housing units shall be exempt from paying 80 percent of the street impact fees
to the extent the units satisfy this subsection. Such exemption shall be conditioned upon the
developer recording a covenant that prohibits using the low-income housing units for any
purpose other than for low-income housing. At a minimum, the covenant must address price
restrictions and household income limits for the low-income housing development and, that if
the property is converted to a use other than for low-income housing, the property owner must
pay the applicable impact fees in effect at the time of conversion. The covenant shall also
require the owner to submit an annual report to the city along with supporting documentation
that shows that the low-income units are continuing to be rented in compliance with the
covenant. The covenant shall be an obligation that runs with the land upon which the housing is
located. The covenant shall be in a form acceptable to the city attorney and shall be recorded
upon the developer’s payment of the remaining 20 percent of the street impact fee.
C. Low-income housing units provided by nonprofit organizations such as, but not limited to,
Habitat for Humanity, shall be exempt from paying 80 percent of theExcept as provided for
below, the following shall be exempted from the payment of park impact fees under this
chapter.:
1. Low-income housing provided by nonprofit organizations such as, but not limited to, Habitat
for Humanity. Owners of low-income single-family dwelling units, condominiums and other low-
income housing shall execute and record a lien against the property, in favor of the city, for a
period of 10 years guaranteeing that the dwelling unit will continue to be used for low-income
housing or that impact fees from which the low-income housing is exempted, plus interest,
shall be paid. The lien against the property shall be subordinate only to the lien for general
taxes. In the event that the development is no longer used for low-income rental housing, the
owner shall pay the city the impact fee from which the owner or any prior owner was exempt,
plus interest at the statutory rate. Any claim for an exemption for low-income owner occupied
housing must be made no later than the time of application for a building permit. Any claim not
so made shall be deemed waived.
9.1.b
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D. Early learning facilities shall be exempt from paying 80 percent of street and park impact
fees; provided, that the early learning facility satisfies the conditions of this subsection. Such
exemption shall be conditioned upon the developer recording a covenant that requires that at
least 25 percent of the children and families using the early learning facility qualify for state
subsidized child care, including early childhood education and assistance under Chapter 43.216
RCW, and that provides that if the property is converted to a use other than for an early
learning facility, the property owner must pay the applicable impact fees in effect at the time of
conversion, and that also provides that if at any point during a calendar year the early learning
facility does not achieve the required percentage of children and families qualified for state
subsidized child care using the early learning facility, the property owner must pay the
remaining impact fee that would have been imposed on the development had there not been
an exemption. The covenant shall also require the owner to submit an annual report to the city
along with supporting documentation that shows that the early learning facility is in compliance
with the covenant. The covenant shall be an obligation that runs with the land upon which the
early learning facility is located. The covenant shall be in a form acceptable to the city attorney
and shall be recorded upon the developer’s payment of the remaining 20 percent of the impact
fees.
E. The director shall be authorized to determine whether a particular development activity falls
within an exemption identified in this section, in any other section, or under other applicable
law. Determinations of the director shall be in writing and shall be subject to the appeals
procedures set forth in ECC 3.36.070. [Ord. 4360 § 1 (Exh. A), 2024; Ord. 4268 § 1, 2022; Ord. 4048 § 1,
2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.050 Credits.
A. Pursuant to the requirement of RCW 82.02.060(4), a feepayer shall be entitled to a credit for
the value of any dedication of land for, improvement to, or new construction of any system
improvements provided by the feepayer, to facilities that are identified in the capital facilities
plan and that are required by the city as a condition of approving the development activity.
B. The director shall determine if requests for credits meet the criteria in subsection (A) of this
section.
9.1.b
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C. For each request for a credit or credits, the director shall select an appraiser or the feepayer
may select an independent appraiser acceptable to the director.
D. The appraiser must be prequalified by the city and shall not have a fiduciary or personal
interest in the property being appraised. A description of the appraiser’s certification shall be
included with the appraisal, and the appraiser shall certify that he/she does not have a fiduciary
or personal interest in the property being appraised.
E. The appraiser shall be directed to determine the total value of the dedicated land,
improvements, and/or construction provided by the feepayer on a case-by-case basis.
F. The feepayer shall pay for the cost of the appraisal or request that the cost of the appraisal
be deducted from the credit which the director may be providing to the feepayer, in the event
that a credit is awarded.
G. After receiving the appraisal, the director shall provide the applicant with a letter or
certificate setting forth the dollar amount of the credit, the reason for the credit, the legal
description of the site donated where applicable, and the legal description or other adequate
description of the project or development to which the credit may be applied. The applicant
must sign and date a duplicate copy of such letter or certificate indicating his/her agreement to
the terms of the letter or certificate, and return such signed document to the director before
the impact fee credit will be awarded. The failure of the applicant to sign, date, and return such
document within 60 calendar days shall nullify the credit.
H. No credit shall be given for project improvements required of the development by city code
and/or SEPA; only dedications in excess of those required by law are eligible for credit. In no
event shall this provision be interpreted to authorize cash payment. Nothing herein shall be
interpreted to limit the discretion of the city council to decline to accept any proposed
dedication.
I. A feepayer can request that a credit or credits for impact fees be awarded to him/her for
significant past tax payments. For each request for a credit or credits for significant past tax
payments for impact fees, the feepayer shall submit receipts and a calculation of past tax
payments earmarked for or proratable to the particular system improvement. The director shall
determine the amount of credits, if any, for significant past tax payments for public facilities.
9.1.b
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J. Any claim for credit must be made no later than 20 calendar days after the submission of an
application for a building permit. The failure to timely file such a claim shall constitute a final
bar to later request any such credit.
K. Determinations made by the director pursuant to this section shall be subject to the appeals
procedures set forth in ECC 3.36.070.
L. A feepayer may, in the alternative, appeal an assessment or mitigation requirement which
he believes exceeds the total which may lawfully be imposed. See ECDC 18.50.020(C). [Ord. 4048
§ 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.060 Tax adjustments.
Pursuant to and consistent with the requirements of RCW 82.02.060, the rate study has
provided adjustments for future taxes to be paid by the new development which are
earmarked or proratable to the same new public facilities which will serve the new
development. The impact fee rates in ECC 3.36.120 and 3.36.125 have been reasonably
adjusted for taxes and other revenue sources which are anticipated to be available to fund
public improvements. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.070 Appeals.
A. Any feepayer may pay the impact fees imposed by this chapter under protest in order to
obtain a building permit.
B. Appeals regarding the amount of the impact fee imposed on any development activity may
only be filed by the feepayer of the property where such development activity will occur. This
provision shall control over any other provisions of city ordinance.
C. The feepayer must first file a request for review regarding impact fees with the director, as
provided herein:
1. The request shall be in writing on the form provided by the city;
9.1.b
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2. The request for review by the director shall be filed within 14 calendar days of the feepayer’s
payment of the impact fees at issue. The failure to timely file such a request shall constitute a
final bar to later seek such review;
3. An administrative fee will be imposed for the request for review by the director; this shall be
the same as that imposed for a request for reconsideration of a staff decision;
4. The director shall issue his/her determination in writing within 14 days from the receipt of a
request for review.
D. Determinations of the director with respect to the applicability of the impact fees to a given
development activity, the availability or value of a credit, or the director’s decision concerning
the independent fee calculation which is authorized in ECC 3.36.130, or the fees imposed by the
director pursuant to ECC 3.36.120 and 3.36.125, or any other determination which the director
is authorized to make pursuant to this chapter, can be appealed to the hearing examiner.
E. The decision of the director may be appealed to the hearing examiner as a Type II decision.
[Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.080 Establishment of impact fee accounts.
A. Impact fee receipts shall be earmarked specifically and deposited in special interest-bearing
accounts.
B. There is hereby established a separate impact fee account for the park impact fees collected
pursuant to this chapter, the park impact account. There is also hereby established a separate
impact fee account for the street impact fees collected pursuant to this chapter, the street
impact account. Funds withdrawn from these accounts must be used in accordance with the
provisions of ECC 3.36.100 and applicable state law. Interest earned on the fees shall be
retained in the respective accounts and expended for the purposes for which the impact fees
were collected.
C. On an annual basis, the administrative services director shall provide a report to the council
on the impact fee accounts showing the source and amount of all monies collected, earned, or
received, and the public improvements that were financed in whole or in part by impact fees.
9.1.b
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D. Impact fees shall be expended or encumbered within 10 years of receipt, unless the council
identifies in written findings extraordinary and compelling reason or reasons for the city to hold
the fees beyond the 10-year period. Under such circumstances, and prior to the expiration of
the 10-year period, the council shall establish the period of time within which the impact fees
shall be expended or encumbered. [Ord. 4314 § 8 (Exh. A), 2023; Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att.
A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.090 Refunds.
A. If the city fails to expend or encumber the impact fees within 10 years of when the fees
were paid or, where extraordinary or compelling reasons exist, such other time periods as
established pursuant to ECC 3.36.080, the current owner of the property on which impact fees
have been paid may receive a refund of such fees. In determining whether impact fees have
been expended or encumbered, impact fees shall be considered expended or encumbered on
a first-in, first-out basis.
B. The city shall notify potential claimants by first class mail that they are eligible for an impact
fee refund. This notification shall be done by first class mail deposited with the United States
Postal Service at the last known address of such claimants. A potential claimant must be the
owner of the property.
C. Owners seeking a refund of impact fees must submit a written request for a refund of the
fees to the director within one year of the date the right to claim the refund arises or the date
that notice is given, whichever is later.
D. Any impact fees for which no application for a refund has been made within this one-year
period shall be retained by the city and expended on the appropriate public facilities.
E. Refunds of impact fees under this section shall include any interest earned on the impact
fees by the city.
F. When the city seeks to terminate any or all components of the impact fee program, all
unexpended or unencumbered funds from any terminated component or components,
including interest earned, shall be refunded pursuant to this section. Upon the finding that any
or all fee requirements are to be terminated, the city shall place notice of such termination and
the availability of refunds in a newspaper of general circulation at least two times and shall
9.1.b
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notify all potential claimants by first class mail at the last known address of the claimants. All
funds available for refund shall be retained for a period of one year.
At the end of one year, any remaining funds shall be retained by the city, but must be expended
for the appropriate public facilities. This notice requirement shall not apply if there are no
unexpended or unencumbered balances within the account or accounts being terminated.
G. The city shall also refund to the current owner of property for which impact fees have been
paid, including interest earned on the impact fees, if the development activity for which the
impact fees were imposed did not occur; provided, that if the city has expended or encumbered
the impact fees in good faith prior to the application for a refund, the director can decline to
provide the refund. If within a period of three years, the same or subsequent owner of the
property proceeds with the same or substantially similar development activity, the owner can
petition the director for an offset. The petitioner must provide receipts of impact fees
previously paid for a development of the same or substantially similar nature on the same
property or some portion thereof. Determinations of the director shall be in writing and shall
be subject to the appeals procedures set forth in ECC 3.36.070. [Ord. 4048 § 1, 2016; Ord. 4037 § 1
(Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.100 Use of funds.
A. Pursuant to this chapter, impact fees:
1. Shall be used for public improvements that will reasonably benefit new development; and
2. Shall not be imposed to make up for deficiencies in public facilities serving existing
developments; and
3. Shall not be used for maintenance or operations.
B. Impact fees may be spent for public improvements, including, but not limited to, planning,
engineering, surveying, land acquisition, right-of-way acquisition, site improvements, necessary
off-site improvements, construction, architectural, permitting, financing, and administrative
expenses, applicable impact fees or mitigation costs, and any other expenses which can be
capitalized.
9.1.b
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C. Impact fees may also be used to recoup public improvement costs previously incurred by
the city to the extent that new growth and development will be served by the previously
constructed improvements or incurred costs.
D. In the event that bonds or similar debt instruments are or have been issued for the
advanced provision of public improvements for which impact fees may be expended, impact
fees may be used to pay debt service on such bonds or similar debt instruments to the extent
that the facilities or improvements provided are consistent with the requirements of this
section and are used to serve the new development. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016;
Ord. 3934 § 1 (Exh. A), 2013].
3.36.110 Review.
The fee rates set forth in ECC 3.36.120 and 3.36.125 may be reviewed and adjusted by the
council as it deems necessary and appropriate in conjunction with the annual update of the
capital facilities plan element of the city’s comprehensive plan. The fee rates may be adjusted
12 months after the effective date of the ordinance codified in this chapter, or 12 months after
the most recent review by the council.
The council may determine the amount of any adjustment up or down and revise the fee rates
set forth in ECC 3.36.120 and 3.36.125. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1
(Exh. A), 2013].
3.36.120 Park impact fee rates.
The park impact fee rates in this section are generated from the formula for calculating impact
fees set forth in the rate study, which is incorporated herein by reference. Except as otherwise
provided for independent fee calculations in ECC 3.36.130, exemptions in ECC 3.36.040 and
credits in ECC 3.36.050, all new developments in the city will be charged the park impact fee
applicable to the type of development as follows:
A. Effective October 1, 2014:
1. Single-family house (detached or attached): $2,734.05 per dwelling unit.
9.1.b
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2. Accessory dwelling units: $1,367.03 per dwelling unit.
3. Multifamily residential housing (includes all middle housing types): $2,340.16 per dwelling
unit.
4. Nonresidential development: $1.34 per square foot. [Ord. 4360 § 1 (Exh. A), 2024; Ord. 4048 § 1,
2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.125 Street impact fee rates.
The street impact fee rates in this section are generated from the formula for calculating impact
fees set forth in the rate study, which is incorporated herein by reference. Except as otherwise
provided for herein, all new developments in the city will be charged the street impact fee
applicable to the type of development as follows in the table below.
For properties zoned BD – Downtown Business, an ITE Land Use Code of 814 – Specialty Retail
shall be applied.
ITE Land Use Code –
Description
Fee
Calculation
2016 (w/
$1,049.41
cost per
trip)
2017 (w/
$2,543.01
cost per
trip)
2018 (w/
$4,036.61
cost per
trip)
2019 and
beyond (w/
$5,530.21 cost
per trip)
110 – Light Industrial per square foot $1.50 $3.64 $5.77 $7.91
140 – Manufacturing per square foot $1.12 $2.72 $4.32 $5.92
151 – Mini-warehouse per square foot $0.40 $0.97 $1.54 $2.10
210 – Single-family house,
detached
per dwelling
unit
$1,196.33 $2,873.60 $4,561.37 $6,249.14
215 – Single-family house,
attached
per dwelling
unit
$3,373.43
9.1.b
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ITE Land Use Code –
Description
Fee
Calculation
2016 (w/
$1,049.41
cost per
trip)
2017 (w/
$2,543.01
cost per
trip)
2018 (w/
$4,036.61
cost per
trip)
2019 and
beyond (w/
$5,530.21 cost
per trip)
215 NA – Accessory dwelling
units , Cottage Housing Units
per dwelling
unit
$3,124.57
220 – Multi-Family Residential per dwelling
unit
$776.56 $1,881.83 $2,987.09 $4,092.36
230 – Condominium per dwelling
unit
$629.65 $1,525.81 $2,421.97 $3,318.13
240 – Mobile home per dwelling
unit
$671.62 $1,627.53 $2,583.43 $3,539.33
251 – Senior Housing per dwelling
unit
$157.41 $584.89 $928.42 $1,271.95
320 – Motel per room $629.65 $1,525.81 $2,421.97 $3,318.13
420 – Marina per boat berth $188.89 $457.74 $726.59 $995.44
444 – Movie theater per screens $13,166.00 $31,905.90 $50,645.37 $69,384.85
492 – Health/fitness club per square foot $2.78 $6.74 $10.98 $14.66
530 – High school per square foot $0.82 $1.98 $3.15 $4.31
560 – Church per square foot $0.69 $1.68 $2.67 $3.65
565 – Day care center per square foot $6.57 $15.77 $25.02 $34.29
620 – Nursing home per bed $199.39 $483.17 $766.96 $1,050.74
710 – General office per square foot $2.07 $5.01 $7.95 $10.89
9.1.b
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ITE Land Use Code –
Description
Fee
Calculation
2016 (w/
$1,049.41
cost per
trip)
2017 (w/
$2,543.01
cost per
trip)
2018 (w/
$4,036.61
cost per
trip)
2019 and
beyond (w/
$5,530.21 cost
per trip)
720 – Medical office per square foot $3.81 $9.54 $15.14 $20.74
820 – Shopping center per square foot $1.34 $3.26 $5.17 $7.08
826 – Specialty retail per square foot $0.93 $2.06 $3.27 $4.48
850 – Supermarket per square foot $4.80 $10.50 $16.84 $22.84
850 – Convenience market 15 –
16 hrs
per square foot $5.80 $14.07 $22.38 $30.58
912 – Drive-in bank per square foot $7.00 $15.97 $25.41 $34.73
932 – Restaurant: sit-down per square foot $4.70 $10.04 $15.95 $21.84
933 – Fast food, no drive-up per square foot $9.19 $22.28 $35.36 $48.44
934 – Fast food with drive-up per square foot $11.23 $26.24 $41.66 $57.07
936 – Coffee/donut shop, no
drive-up
per square foot $5.73 $13.88 $22.04 $30.19
938 – Coffee/donut shop, drive-
up, no indoor seating
per square foot $10.55 $25.56 $40.37 $55.58
945 – Gas station with
convenience
per vehicle
fueling position
$3,347.62 $6,916.99 $10,979.58 $15,042.18
[Ord. 4360 § 1 (Exh. A), 2024; Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016].
9.1.b
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3.36.130 Independent fee calculations.
A. If in the judgment of the director, none of the fee categories or fee amounts set forth in ECC
3.36.120 and/or 3.36.125 accurately describe or capture the impacts of a new development on
parks and/or streets, the department may ask the applicant to conduct independent fee
calculations and the director may impose alternative fees on a specific development based on
those calculations. The alternative fees and the calculations shall be set forth in writing and
shall be agreed to by the director and the feepayer. The documentation submitted shall show
the basis upon which the independent fee calculation was made.
B. Any feepayer submitting an independent fee calculation will be required to pay the city of
Edmonds a fee to cover the cost of reviewing the independent fee calculation. A fee is required
by the city for conducting the review of the independent fee calculation plus the actual cost of
outside consultant review if required by the city, unless otherwise established by the director,
and shall be paid by the feepayer prior to initiation of review.
C. While there is a presumption that the calculations set forth in the rate study are valid, the
director shall consider the documentation submitted by the feepayer, but is not required to
accept such documentation or analysis which the director reasonably deems to be inaccurate
or not reliable, and may, in the alternative, require the feepayer to submit additional or
different documentation for consideration. The director is authorized to adjust the impact fees
on a case-by-case basis based on the independent fee calculation, the specific characteristics of
the development, and/or principles of fairness. The fees or alternative fees and the calculations
shall be set forth in writing and shall be mailed to the feepayer.
D. Determinations made by the director pursuant to this section may be appealed to the office
of the hearing examiner as set forth in ECC 3.36.070. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016;
Ord. 3934 § 1 (Exh. A), 2013].
3.36.140 Existing authority unimpaired.
Nothing in this chapter shall preclude the city from requiring the feepayer or the proponent of
a development activity to mitigate adverse environmental impacts of a specific development
pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, based on the
environmental documents accompanying the underlying development approval process,
9.1.b
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and/or Chapter 58.17 RCW, governing plats and subdivisions; provided, that the exercise of this
authority is consistent with the provisions of Chapters 43.21C and 82.02 RCW. [Ord. 4048 § 1, 2016;
Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.150 Procedures guide.
The director is authorized to develop a procedures guide to facilitate the city’s administration
and enforcement of this chapter. The procedures guide shall be consistent with the provisions
of this chapter, shall be for the sole convenience of the city, and shall not vest any rights in or
for any other person. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.160 Deferral system for single-family residences.
A. An applicant for a building permit for a single-family detached or attached residence may
request a deferral of the full impact fee payment until final inspection. The building official may
withhold certification of final inspection until the impact fees have been paid in full.
B. The amount of impact fees that may be deferred under this section must be determined by
the fees in effect at the time the applicant applies for a deferral.
C. The term of an impact fee deferral under this section may not exceed 18 months from the
date of building permit issuance.
D. An applicant seeking a deferral under this section must grant and record a deferred impact
fee lien against the property in favor of the city in the amount of the deferred impact fee. The
deferred impact fee lien, which must include the legal description, tax account number, and
address of the property, must also be:
1. In a form approved by the city attorney;
2. Signed by all owners of the property, as demonstrated by a current title report, with all
signatures acknowledged as required for a deed;
3. Recorded with the Snohomish County auditor’s office;
9.1.b
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4. Binding on all successors in title after the recordation; and
5. Junior and subordinate to one mortgage for the purpose of construction upon the same real
property granted by the person who applied for the deferral of impact fees.
E. If impact fees are not paid in accordance with a deferral authorized by this section, the city
may institute foreclosure proceedings in accordance with Chapter 61.12 RCW.
F. In addition to the administrative fee collected pursuant to ECC 3.36.030(B)(5), the city shall
collect an additional reasonable administrative fee to implement this section from permit
applicants who are seeking to delay the payment of impact fees under this section. The amount
of the administrative fee shall be established and updated from time to time by resolution of
the city council.
G. The section shall be construed to be consistent with state law and RCW 82.02.050, in
particular. [Ord. 4048 § 1, 2016; Ord. 4037 § 1 (Att. A), 2016].
The Edmonds City Code is current through Ordinance 4388, passed March 21, 2025.
Disclaimer: The city clerk’s office has the official version of the Edmonds City Code. Users
should contact the city clerk’s office for ordinances passed subsequent to the ordinance cited
above.
City Website: www.edmondswa.gov
Hosted by General Code.
9.1.b
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Title 21
DEFINITIONS
Chapters:
21.00 Definitions – General
21.05 “A” Terms
21.10 “B” Terms
21.15 “C” Terms
21.20 “D” Terms
21.25 “E” Terms
21.30 “F” Terms
21.35 “G” Terms
21.40 “H” Terms
21.45 “I” Terms
21.47 “J” Terms
21.50 “K” Terms
21.55 “L” Terms
21.60 “M” Terms
21.65 “N” Terms
21.75 “O” Terms
21.80 “P” Terms
21.85 “R” Terms
21.90 “S” Terms
21.100 “T” Terms
21.105 “U” Terms
21.110 “V” Terms
21.115 “W” Terms
21.125 “Z” Terms
9.1.b
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Chapter 21.00
DEFINITIONS – GENERAL
Sections:
21.00.000 General.
21.00.000 General.
A. Normal Meanings. For the purpose of the community development code, all words used in
the code shall have their normal and customary meanings, unless specifically defined otherwise
in this code.
B. Rules.
1. Words used in the present tense include the future.
2. The plural includes the singular, and vice versa.
3. The words “shall” and “may not” and “no – may” are mandatory.
4. The word “may” indicates that discretion is allowed.
5. The word “used” includes “designed, intended or arranged” to be used.
6. The masculine gender includes the feminine and vice versa.
7. Distances shall be measured horizontally unless otherwise specified.
8. The word “building” includes a portion of a building or lot.
C. Adopted Codes. Where a code or codes have been adopted by reference or incorporation
which may contain a definition or definitions conflicting with those set forth in this chapter, for
the purpose of that particular referenced or incorporated code, and only that code, the
definition therein shall prevail.
D. Cross References. Sections which make only cross-reference to another term are not
intended to be synonymous with the other term, but are only intended to serve as a finding aid
to the other term unless specifically stated to mean the same.
9.1.b
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Chapter 21.05
“A” TERMS
Sections:
21.05.005 Repealed.
21.05.010 Accessory buildings.
21.05.015 Accessory dwelling unit.
21.05.020 Accessory use.
21.05.021 Adult definitionsAdministrative design review.
21.05.022 Repealed.
21.05.023 RepealedAdult definitions.
21.05.025 Alley.
21.05.030 Animal hospital.
21.05.035 Repealed.
21.05.040 Alteration(s).
21.05.050 Repealed.
21.05.055 Repealed.
21.05.060 Auto wrecking.
21.05.005 Accessory antenna device.
Repealed by Ord. 3961. 21.05.010 Accessory buildings.
Accessory building means one which is subordinate to the main building, and is incidental to
the use of the main building on the same lot. Any building attached by a breezeway, hallway, or
other similar connection and otherwise separated by more than 10 feet from the main building
shall be considered to be an accessory building. [Ord. 3728 § 1, 2009].
21.05.015 Accessory dwelling unit.
An accessory dwelling unit (ADU) is a subordinate dwelling unit added to, created within, or
detached from a principal dwelling unit, providing independent living facilities that include
9.1.b
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permanent provisions for living, sleeping, eating, cooking and sanitation. Accessory dwelling
unit does not include recreational vehicles or mobile homes. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 3294
§ 2, 2000].
21.05.020 Accessory use.
Accessory use means a use incidental and subordinate to the use of the main building on the
same lot.
21.05.021 Administrative design review.
A development permit process whereby an application is reviewed, approved, or denied by the
planning and development director or their designee based solely on objective design and
development standards without a public hearing, unless such review is otherwise required by
state or federal law, or the structure is a designated landmark or historic district established
under a local preservation ordinance. A city may utilize public meetings, hearings, or voluntary
review boards to consider, recommend, or approve requests for variances from locally
established design review standards.
21.05.022 Adult entertainment center. Repealed by Ord. 3117.
21.05.023 Adult motion picture theater Repealed by Ord. 3117 Adult
definitions.
A. Adult Arcade. An adult arcade is a commercial establishment containing individual viewing
areas or booths, where, for any form of consideration, including a membership fee, one or
more still or motion picture projectors, slide projectors, or other similar image producing
machines are used to show films, motion pictures, video cassettes, slides, or other visual
representations that are distinguished or characterized by a predominant emphasis on matters
9.1.b
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depicting, describing, or simulating any specified sexual activities or any specified anatomical
areas.
B. Adult Cabaret. An adult cabaret is a nightclub, bar, restaurant, tavern or other similar
commercial establishment, whether or not alcoholic beverages are served, that regularly
features adult entertainment.
C. Adult Entertainment. Adult entertainment means:
1. Any exhibition, performance or dance conducted in a sexually oriented business where
such exhibition, performance or dance is distinguished or characterized by a predominant
emphasis on depicting, describing, or simulating any specified sexual activities or any
specified sexual anatomical areas; or
2. Any exhibition, performance or dance intended to sexually stimulate any patron and
conducted in a sexually oriented business where such exhibition, performance or dance is
performed for, arranged with, or engaged in with fewer than all patrons in the sexually
oriented business at that time, with separate consideration paid, either directly or
indirectly, for such performance, exhibition or dance. For purposes of example and not
limitation, such exhibitions, performances or dances are commonly referred to as table
dancing, couch dancing, taxi dancing, lap dancing, private dancing or straddle dancing.
D. Adult Motel. An adult motel is a hotel, motel, or similar commercial establishment which:
1. Offers sleeping accommodations to the public for any form of consideration and
provides patrons with closed-circuit television transmissions, films, motion pictures, video
cassettes, slides, or visual representations that are distinguished or characterized by a
predominant emphasis on matters depicting, describing, or simulating any specified sexual
activities or any specified anatomical areas, and that has a sign visible from a public right-
of-way that advertises the availability of this type of sexually oriented materials; or
2. Offers a sleeping room for rent for a rental fee period of time that is less than 10 hours;
or
3. Allows a tenant or occupant of a sleeping room to sub-rent the room for a period of
time that is less than 10 hours.
9.1.b
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E. Adult Motion Picture Theater. An adult motion picture theater is a commercial
establishment where, for any form of consideration, motion pictures, films, video cassettes,
slides, or other similar visual representations are regularly shown that are distinguished or
characterized by a predominant emphasis on matters depicting, describing, or simulating any
specified sexual activities or any specified anatomical areas.
F. Adult Retail Store. An adult retail store is a commercial establishment such as a bookstore,
video store, or novelty shop which as one of its principal business purposes offers for sale or
rent, for any form of consideration, any one or more of the following:
1. Books, magazines, periodicals or other printed materials, or photographs, films, motion
pictures, video cassettes, slides, or other visual representations that are distinguished or
characterized by a predominant emphasis on matters depicting, describing, or simulating
any specified sexual activities or any specified sexual anatomical areas; or
2. Instruments, devices, or paraphernalia that are designed for use in connection with any
specified sexual activities. [Ord. 3117 § 7, 1996].
21.05.025 Alley.
An alley is a publicly dedicated right-of-way which provides a secondary means of access; the
definition of street shall include an alley; provided, however, that an alley shall not be
considered a street for the purposes of calculating the setback and front yard requirements. No
lot fronting on a street and an alley shall be considered either a corner lot or a lot having two
street frontages. [Ord. 2502, 1985].
21.05.030 Animal hospital.
An animal hospital means a building for the medical or surgical treatment of animals or pets,
including dog, cat, and veterinary hospitals including the boarding of hospitalized animals but
not excluding the boarding of animals not treated medically or surgically. (See also, Domestic
Animal.)
9.1.b
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21.05.035 Antenna.
Repealed by Ord. 3845. 21.05.040 Alteration(s).
Alteration(s) mean a change or rearrangement of the structural parts of existing facilities or an
enlargement by extending the sides or increasing the height or depth or the moving from one
location to another. In buildings for business, commercial, industrial or similar uses, the
installation or rearrangement of partitions affecting more than one-third of a single floor area
shall be considered an alteration.
21.05.050 Attached sign.
Repealed by Ord. 3313.
21.05.055 Attached wireless communication facility.
Repealed by Ord. 3845. 21.05.060 Auto wrecking.
(Means the same as Car wrecking.)
Chapter 21.10
“B” TERMS
Sections:
21.10.005 Bar.
21.10.008 Bed and breakfast.
21.10.010 Bike (or bicycle) lane.
21.10.020 Bike-pedestrian path.
21.10.030 Boarding house.
21.10.040 Building.
9.1.b
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21.10.050 Building area.
21.10.060 Building envelope.
21.10.070 Building line.
21.10.005 Bar.
Bar means a building where alcoholic beverages are served to the public, and which holds a
class H license from the Washington State Liquor Control Board. [Ord. 3117 § 6, 1996].
21.10.008 Bed and breakfast.
A “bed and breakfast” is a type of transient accommodation located in a detached single-family
residence. A bed and breakfast is not a hotel, motel or boarding house. Guests staying at a bed
and breakfast are not subject to the requirements of the definition of “family” in ECDC
21.30.010. [Ord. 3900 § 5, 2012].
21.10.010 Bike (or bicycle) lane.
This is a route designated by striping or curbs on an improved street right-of-way.
21.10.020 Bike-pedestrian path.
Improved path adjacent to a roadway or on a separate right-of-way which can be utilized by
bicycles or pedestrians. When adjacent to roadways, it will have a rolled curb.
21.10.030 Boarding house.
Boarding house means a dwelling unit in which not more than four roomers, lodgers, or
boarders are housed or fed.
9.1.b
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21.10.040 Building.
Building means any structure having a roof, excluding all forms of vehicles even though
immobilized. (See also, Accessory Building and Completely Enclosed Building.)
21.10.050 Building area.
Building area means the portion of a lot within which a structure may be built, bounded by the
required setbacks.
21.10.060 Building envelope.
Building envelope means the three-dimensional space in which a building or structure may be
built as delineated by setbacks and building height restrictions.
21.10.070 Building line.
Building line means the line of that face or corner or part of a building nearest the property
line, excluding a maximum of 30 inches of the eaves.
Chapter 21.15
“C” TERMS
Sections:
21.15.010 Car (or auto or automobile) wrecking.
21.15.012 Carport.
21.15.015 Church.
21.15.020 City.
21.15.030 City council (or council).
21.15.032 Closed record appeal.
9.1.b
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21.15.035 Repealed.
21.15.040 Commercial parking lot.
21.15.050 Commercial garage.
21.15.060 Commercial kennel.
21.15.070 Commercial use.
21.15.071 Community facilities.
21.15.073 Community park.
21.15.075 Commuter parking lots.
21.15.080 Completely enclosed building.
21.15.090 Conditional use.
21.15.092 Convenience store.
21.15.095 Congregate care facility.
21.15.100 Corner lot.
21.15.105 Cottage housing.
21.15.108 Courtyard apartments.
21.15.110 Coverage.
21.15.010 Car (or auto or automobile) wrecking.
Car wrecking means the collecting, dismantling, storage, salvaging, or sale of parts of machinery
or vehicles not in running condition.
21.15.012 Carport.
Carport means a legally permitted structure, covered by a roof, for the sheltering of a motor
vehicle. [Ord. 4016 § 3, 2016].
21.15.015 Church.
Church means any community facility used or dedicated for the legitimate exercise of
recognized federal and state constitutional rights for religious free worship. A neighborhood
church is a church of 22,000 square feet or less of gross floor area. A community church is a
9.1.b
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church of greater than 22,000 square feet of gross floor area. Determination of gross floor area
shall be consistent with state building code calculations. [Ord. 3353 § 13, 2001].
21.15.020 City.
City means the city of Edmonds in the state of Washington.
21.15.030 City council (or council).
City council (or council) means the city council of the city of Edmonds.
21.15.032 Closed record appeal.
Closed record appeal for purposes of the ECDC means an administrative appeal on the record
to a decisionmaking body, including the city council, following an open record hearing on a
project permit application when the appeal is on the record with no or limited new evidence or
information allowed to be submitted and only appeal argument allowed. [Ord. 3112 § 35, 1996].
21.15.035 Co-location.
Repealed by Ord. 3845.
21.15.040 Commercial parking lot.
Commercial parking lot means a site where parking spaces are rented or leased to persons
other than those who live or work on the same site. (See also, Off-Street Parking and Private
Parking.)
9.1.b
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21.15.050 Commercial garage.
Commercial garage means a building used for storage, repair, or servicing of motor vehicles as
a commercial use.
21.15.060 Commercial kennel.
Commercial kennel means a building in which four or more domestic animals at least four
months of age are kept commercially for board or breeding. [Ord. 2759 § 2, 1990].
21.15.070 Commercial use.
Commercial use means an activity with goods, merchandise, or services for sale or rent.
21.15.071 Community facilities.
A. Community facilities mean any use, structure, building, or development that:
1. Is primarily used or dedicated for use by members of the general public for educational,
religious, informational, recreational, artistic, or social purposes; or
2. Serves members of the general public by providing for utility, transportation, police, fire,
and parking services; or
3. Is primarily used or dedicated for use by local, state, regional, or federal governments
for the purpose of providing governmental services.
B. Community facilities consist of churches, local public facilities, parks, and regional public
facilities.
C. Community facilities do not include animal hospitals, boarding houses, congregate care
facilities, day care facilities, fraternities, foster homes, halfway houses, home occupations,
hospitals, rooming houses, retirement homes, sororities, or similar medical, hospice, or care
uses. [Ord. 3353 § 14, 2001].
9.1.b
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21.15.073 Community park.
Community park means a public recreation facility primarily designed and located to provide
active and structured recreation opportunities for young people and adults in the immediate
community. The service area is at least a one- to two-mile radius. In general, community park
facilities are designed for organized activities and sports, although individual and family
activities are also encouraged. Community parks may provide indoor facilities to meet a wider
range of recreation interests. Community parks serve a larger area than neighborhood parks
and offer more facilities such as parking, restrooms, covered play areas, etc. Community parks
usually exceed 20 acres in size and often have sport fields, water bodies, gardens, nature trails
or similar facilities as the central focus of the park. [Ord. 3353 § 15, 2001].
21.15.075 Commuter parking lots.
Commuter parking lot means a parking lot or portion of a parking lot composed of new or
existing parking spaces that are designated for use by persons who travel to or from Edmonds
as part of a commute that includes a form of transportation other than single occupant vehicle,
such as nonmotorized transportation for distances of more than a quarter of a mile, carpooling
or transit. In determining the number of parking spaces in a commuter parking lot, all parking
spaces within a lot as defined by ECDC 21.55.010 shall be construed as part of the same
commuter parking lot as well as any spaces within 300 feet of each other. [Ord. 3090 § 6, 1996].
21.15.080 Completely enclosed building.
Completely enclosed building means one designed and constructed with all exterior walls of the
structure solid from the ground to the roof line, and containing no openings except for
windows and doors which are designed to be closed.
9.1.b
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21.15.090 Conditional use.
Conditional use means a use allowed in one or more zones as defined by the zoning code but
which, because of characteristics peculiar to such use, because of size, hours of operation,
technical processes or equipment, or because of the exact location with reference to
surroundings and existing improvements or demands upon public facilities, requires a special
permit in order to provide a particular degree of control to make such uses consistent with and
compatible with other existing or permissible uses in the same zone or zones.
Multiple uses or any combination of uses, any of which require a conditional use permit, shall
be allowed on a single lot only upon the grant of a conditional use permit. [Ord. 2660 § 7, 1988].
21.15.092 Convenience store.
A convenience store shall mean a small retail commercial establishment which sells and/or
rents a limited selection and variety of perishable and nonperishable food items and grocery
related items, video cassettes and sundries which by their nature are geared toward rapid
customer turnover. [Ord. 2660 § 6, 1988].
21.15.095 Congregate care facility.
A congregate care facility shall be given the same definition as a retirement home. [Ord. 2818 § 4,
1991].
21.15.100 Corner lot.
Corner lot means a lot which has frontage on two or more streets where the streets meet.
9.1.b
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21.15.105 Cottage housing.
Residential units on a lot with a common open space that either: (a) Is owned in common;
or (b) has units owned as condominium units with property owned in common and a
minimum of 20 percent of the lot size as open space.
21.15.108 Courtyard apartments.
Attached dwelling units arranged on two or three sides of a yard or court.
21.15.110 Coverage.
Coverage means the total ground coverage of all buildings or structures on a site measured
from the outside of external walls or supporting members or from a point two and one-half
feet in from the outside edge of a cantilevered roof, whichever covers the greatest area.
Chapter 21.20
“D” TERMS
Sections:
21.20.010 Day care facility.
21.20.020 Dedication.
21.20.025 Development regulations.
21.20.030 Domestic animal.
21.20.035 Dock.
21.20.040 Drive-in business.
21.20.045 Duplex.
21.20.050 Dwelling unit.
9.1.b
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21.20.010 Day care facility.
The following definitions shall apply to the various day care facilities allowed in the different
zone districts:
A. Family Day Care Home: A residence used for the care of children under the age of 12
located in the family dwelling of the person or persons under whose direct care the child or
children are placed, accommodating 12 or fewer children, such numbers to include those
members of the resident family who are under the age of 12 years old and are cared for within
the day care facility. This definition shall apply regardless of whether the care is provided for
compensation.
B. Day Care Center: A building or portion thereof used for the care of children under the age of
12 located in a facility which accommodates 13 or more children regardless of whether such
services are provided for compensation.
C. Adult Care: The definitions of family day care home and day care center shall also include
facilities designed for the care of disabled persons, and persons over the age of 65 years during
normal working hours (“adult care”). The expansion of the definition is intended to permit
neighborhood oriented facilities which provide services to the disabled and elderly while their
adult children or other family care givers are at work. This definition shall be applied in a way
which permits day care facilities for adult care to operate under the same terms and conditions
as day care facilities for children. This definition shall not include facilities such as halfway
houses, treatment centers, counseling centers, or other businesses which offer medical
services, treatment or counseling to the disabled; these business uses shall be located only in
the appropriate commercial zones. [Ord. 4333 § 30 (Exh. A), 2023; Ord. 3453 § 4, 2003; Ord. 2458 § 4,
1984].
21.20.020 Dedication.
Dedication means the gift of land by an owner for any public use.
9.1.b
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21.20.025 Development regulation.
The controls placed on development or land use activities by a county or city, including, but not
limited to, zoning ordinances, critical areas ordinances, shoreline master programs, official
controls, planned unit development ordinances, subdivision ordinances, and binding site plan
ordinances together with any amendments thereto. A development regulation does not include
a decision to approve a project permit application, as defined in RCW 36.70B.020, even though
the decision may be expressed in a resolution or ordinance of the legislative body of the county
or city.
21.20.030 Domestic animal.
Domestic animal means one normally kept incidental to a single-family dwelling. Included are
dogs and cats; excluded are wild or exotic animals, horses and cows, chickens, goats, or other
similar animals.
21.20.035 Dock.
Dock means a structure designed to float upon the water, and which is attached to shoreline
and is used for moorage or other water- related activity such as swimming or diving. [Ord. 2605
§ 3, 1987].
21.20.040 Drive-in business.
A drive-in business means a business or portion of a business where a consumer is permitted
or encouraged either by the design of physical facilities or by the provisions of services and/or
packaging procedures, to carry on business while seated in a motor vehicle. In some instances,
such as self-service gasoline stations, customers may need to get out of their vehicle in order to
obtain the product or service. This definition shall include but not be limited to service stations,
car washes, and drive-in restaurants or banks. [Ord. 2660 § 5, 1988].
9.1.b
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21.20.045 Duplex.
A residential building containing exactly two attached dwelling units located on a single lot.
Units may be arranged side-by-side or stacked vertically and may share common structural
elements such as walls, floors, or ceilings. Each unit must have an independent exterior
entrance.
21.20.050 Dwelling unit.
Dwelling unit means a residential living unit that provides complete independent living facilities
for one or more persons, which includes permanent provisions for living, sleeping, eating,
cooking and sanitation. Dwelling unit does not include recreation vehicles or mobile homes.
(See also, Multiple Dwelling Units.) [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 3 (Exh. A), 2022].
Chapter 21.25
“E” TERMS
Sections:
21.25.010 Easement.
21.25.020 Equipment shelter or cabinet.
21.25.100 Expressive dance.
21.25.010 Easement.
Land which has specific air, surface, or subsurface rights conveyed for use by an entity other
than the owner of the subject property or to benefit some property other than the subject
property. [Ord. 2924 § 1, 1993].
9.1.b
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21.25.020 Equipment shelter or cabinet.
Equipment shelter or cabinet is a room, cabinet or building used to house equipment for utility
or service providers (see Title 22, Plates 1 – 4). [Ord. 3099 § 6, 1996].
21.25.100 Expressive dance.
Expressive dance means any dance which, when considered in the context of the entire
performance, constitutes an expression of art, theme, story or ideas, but excluding any dance
such as, but not limited to, common barroom-type topless dancing which, when considered in
the context of the entire performance, is presented primarily as a means of displaying nudity as
a sales device or for other commercial exploitation without substantial expression of theme,
story or ideas, and the conduct appeals to the prurient interest, depicts sexual conduct in a
patently offensive way and lacks serious literary, artistic, political or scientific value. [Ord. 3117
§ 8, 1996].
Chapter 21.30
“F” TERMS
Sections:
21.30.010 Family.
21.30.014 Farmers’ market.
21.30.020 Fence.
21.30.030 Flag lot.
21.30.032 Flat.
21.30.035 Float, recreational.
21.30.040 Floor area.
21.30.050 Formal subdivision.
21.30.060 Foster home.
21.30.065 Fourplex
21.30.070 Fraternity.
21.30.080 Repealed.
9.1.b
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21.30.010 Family.
A. Family means individuals related or unrelated by genetics, adoption, or marriage living in a
dwelling unit.
B. The term “family” shall include:
1. State licensed adult family homes required to be recognized as residential use pursuant
to Chapter 70.128 RCW;
2. State licensed foster family homes and group care facilities as defined in RCW
74.15.180, subject to the exclusion of subsection (C) of this section;
3. Group homes for the disabled required to be accommodated as residential uses
pursuant to the Fair Housing Act amendments as the same exists or is hereafter amended.
C. The term “family” shall exclude individuals residing in halfway houses, crisis residential
centers as defined in RCW 74.15.020(1)(c), group homes licensed for juvenile offenders, or other
facilities, whether or not licensed by the state, where individuals are incarcerated or otherwise
required to reside pursuant to court order under the supervision of paid staff and personnel.
D. Nothing herein shall be interpreted to limit normal hosting activities associated with
residential use. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 4 (Exh. A), 2022; Ord. 3571 § 1, 2005; Ord. 3184 § 1,
1998].
21.30.014 Farmers’ market.
Expired.
21.30.020 Fence.
Fence means any construction of wood, metal, masonry or other nonliving material which
provides a visual and/or physical obstruction to an observer at ground level. This definition
shall exclude any portion of a retaining wall which is below finished grade and which is
contiguous with the fence. Any portion of a base or foundation for the fence which does not
9.1.b
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serve a necessary and bona fide purpose of retaining earth shall not be considered a retaining
wall but rather a part of the fence. [Ord. 3491 § 1, 2004; Ord. 2772 § 2, 1990].
21.30.030 Flag lot.
Flag lot means a lot which has a frontage of less than one-half of the minimum lot width on the
principal street or principal access easement. Flag lots are also known as pipestem lots or
panhandle lots. (See also, Lot.)
21.30.032 Flat.
“Flat(s)” means multiple family dwelling unit(s) that are horizontally separated – i.e., stacked
above and/or below each other. [Ord. 4070 § 2 (Exh. 1), 2017].
21.30.035 Float, recreational.
A recreational float is an offshore platform used for water-dependent activities such as
swimming and diving. [Ord. 2605 § 4, 1987].
21.30.040 Floor area.
Floor area means the sum of the gross horizontal areas of the floors of a building or buildings,
measured from the exterior faces of exterior walls and from the centerline of division walls.
Floor area shall include: basement space, elevator shafts and stairwell at each floor, mechanical
equipment rooms or attic spaces with headroom of seven feet six inches or more, penthouse
floors, interior balconies and mezzanines, and enclosed porches. Floor area shall not include:
accessory water tanks and cooling towers, mechanical equipment or attic spaces with
headroom of less than seven feet six inches, exterior steps or stairs, terraces, breezeways, and
open spaces.
9.1.b
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21.30.050 Formal subdivision.
(See ECDC 20.75.030.)
21.30.060 Foster home.
Foster home means a social service facility licensed by the state as a full-time foster family and
described as an agency which regularly provides on a 24-hour basis to one or more individuals,
but not more than six individuals. [Ord. 2818 § 3, 1991].
21.30.065 Fourplex.
A residential building containing exactly four attached dwelling units located on a single
lot. Units may be arranged side-by-side, stacked vertically, or configured through a
combination of these arrangements, sharing common structural elements such as walls,
floors, or ceilings.
21.30.070 Fraternity.
Fraternity means a building occupied by and maintained exclusively for students affiliated with
an academic or professional college or university, or other recognized institution of higher
learning and regulated in some part by that institution.
21.30.080 Freestanding sign.
Repealed by Ord. 3313.
9.1.b
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Chapter 21.35
“G” TERMS
Sections:
21.35.010 Garage.
21.35.013 Gross floor area.
21.35.017 Ground floor.
21.35.020 Repealed.
21.35.030 Repealed.
21.35.040 Repealed.
21.35.010 Garage.
(See also, Commercial Garage.)
21.35.013 Gross floor area.
An interior habitable area of an accessory dwelling unit, including basements and attics but not
including unconditioned space, such as a garage or nonhabitable accessory structures. [Ord.
4360 § 9 (Exh. A), 2024].
21.35.017 Ground floor.
The ground floor of a structure is that floor which is closest in elevation to the finished grade
along the width of the side of the structure that is principally oriented to the street which
provides primary access to the subject property. A structure consisting of a building with
multiple entrances divided into individual offices and related uses shall have only one ground
floor. In the event that the use of the building shifts traffic from one entrance to another or
there is uncertainty in determining which entrance provides “primary access,” the primary
entrance as established by the historic use of the structure shall control unless the transfer of
the “primary access” from one street orientation to another is brought about in conjunction
9.1.b
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with the building or its use being brought into full compliance with all current code
requirements. [Ord. 2958 § 4, 1993].
21.35.020 Group sign.
Repealed by Ord. 3313.
21.35.030 Guest house.
Repealed by Ord. 4360.
21.35.040 Guyed tower.
Repealed by Ord. 3845. Chapter 21.40
“H” TERMS
Sections:
21.40.005 Halfway house.
21.40.006 Hallway.
21.40.010 Hearing examiner.
21.40.020 Repealed.
21.40.030 Height.
21.40.040 Home occupation.
21.40.050 Horse.
21.40.055 Hospitals.
21.40.060 Hotel.
9.1.b
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21.40.005 Halfway house.
A halfway house shall include state licensed group care homes for juvenile delinquents, halfway
houses providing residence in lieu of institutional sentencing, halfway houses providing
residence to those needing correctional institutionalization, and detoxification centers licensed
by the state where alcohol and drug abusers can be placed in lieu of incarceration for
detoxification and treatment from the effects of alcohol and drugs. [Ord. 2820 § 6, 1991].
21.40.006 Hallway.
Hallway, as used in ECDC 16.20.060, 21.05.010, and 21.40.030(C), means a wholly enclosed
building whose primary purpose is the connection of one building or portion thereof to
another. A building or portion thereof which connects one building to another and whose width
is 60 percent or less of its length shall be presumed to be a hallway. [Ord. 3728 § 4, 2009].
21.40.010 Hearing examiner.
Hearing examiner means the person employed by the city of Edmonds to hold hearings and
make recommendations or decisions on various land use applications.
21.40.020 Hedge.
Repealed by Ord. 3491.
21.40.030 Height.
A. Height means the average vertical distance from the average level of the undisturbed soil of
the site covered by a structure to the highest point of the structure. (See subsection (D) of this
section for exceptions to this rule.)
9.1.b
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B. “Average level” shall be determined by averaging elevations of the downward projections of
the four corners of the smallest rectangle which will enclose all of the building, excluding a
maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average
elevation of the two points projected downward where the two sides of the rectangle cross the
property line. (See subsection (D) of this section for exceptions to this rule.)
C. Accessory buildings that are attached to the main building by a breezeway, hallway, or other
similar connection so that the accessory building is separated by 10 feet or less from the main
building shall be considered to be part of the main building for purposes of determining the
average level. For the purposes of this section, in order for an accessory building to be
considered to be attached to and a part of the main building, the connecting structure must
have a roof and be constructed of similar materials to both the main building and the accessory
building so that it appears to be a unified and consistently designed building.
D. Height Exceptions.
1. For all properties located within the Coastal High Hazard Areas and Coastal A Flood
Zones, height is measured from the elevation that is two feet above base flood elevation as
identified from the applicable FEMA flood hazard map;
2. Church steeples;
3. Elevator penthouses, not to exceed 72 square feet in horizontal section, or three feet in
height, for that portion above the height limit;
4. Chimneys, not to exceed nine square feet in horizontal section or more than three feet
in height, for that portion above the height limit. In RM districts, chimneys shall be
clustered. No multiple-flue chimney shall exceed 39 square feet in horizontal section. The
first chimney shall not exceed nine square feet in horizontal section, and other chimneys
shall not exceed six square feet in horizontal section;
5. Vent pipes not to exceed 18 inches in height above the height limit;
6. Standpipes not to exceed 30 inches in height above the height limit;
7. Solar energy installations not to exceed 36 inches in height above the height limit. Such
an installation may be approved as a Type II staff decision if it is designed and located in
9.1.b
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such a way as to provide reasonable solar access while limiting visual impacts on
surrounding properties; and
8. Replacement of existing rooftop HVAC equipment which exceeds the existing height
limit, so long as the replacement equipment does not exceed the height of the existing
equipment by more than 12 inches. The replacement equipment must have earned the
Energy Star label. [Ord. 4026 § 3, 2016; Ord. 3866 § 1, 2011; Ord. 3728 § 2, 2009; Ord. 3654 § 1, 2007;
Ord. 3569 § 2, 2005].
21.40.040 Home occupation.
Home occupation means an economic enterprise operated within a dwelling unit or buildings
accessory to a dwelling unit, incidental and secondary to the residential use of the dwelling unit,
including the use of a dwelling unit as a business address in the phone directory or as a post
office mailing address.
21.40.050 Horse.
Horse means any equine animal four months of age or older.
21.40.055 Hospitals.
Hospitals are public or private health facilities providing care for persons suffering from acute
illness, injuries or other conditions requiring medical, surgical, psychiatric, or obstetrical
services. Residence is normally short, and the facilities are characterized by high public access
requirements, and the need for emergency access. Included in this definition are general or
emergency hospitals, maternity and psychiatric hospitals and alcoholism and drug
detoxification services. [Ord. 2818 § 5, 1991].
9.1.b
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21.40.060 Hotel.
Hotel means a facility offering transient lodging accommodations on a daily or weekly basis to
the general public and which may provide additional services, such as restaurants, meeting
rooms, and recreation facilities. (See also, Motel.) [Ord. 4213 § 2 (Att. A), 2021].
Chapter 21.45
“I” TERMS
Sections:
21.45.010 Interior lot.
21.45.020 Irregular lot.
21.45.010 Interior lot.
Interior lot means a lot fronting on only one street. (See also, Lot.)
21.45.020 Irregular lot.
Irregular lot means one which is shaped so that application of setback requirements is difficult.
Examples include a lot with a shape which is not close to rectangular, or a lot with no readily
identifiable rear lot line, or a flag lot. (See also, Lot.)
9.1.b
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Chapter 21.47
“J” TERMS
(Reserved)
Chapter 21.50
“K” TERMS
Sections:
21.50.010 Kennel.
21.50.020 Kitchen.
21.50.010 Kennel.
(See, Commercial Kennel.)
21.50.020 Kitchen.
Kitchen means any room used for cooking or preparation of food.
Chapter 21.55
“L” TERMS
Sections:
21.55.005 Repealed.
21.55.007 Local public facilities.
21.55.010 Lot.
21.55.015 Lot of record.
21.55.020 Lot area.
9.1.b
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21.55.030 Lot depth.
21.55.040 Lot line.
21.55.050 Lot width.
21.55.060 Landslide hazard area and earth subsidence.
21.55.070 Low impact development (LID).
21.55.005 Lattice tower.
Repealed by Ord. 3845.
21.55.007 Local public facilities.
Local public facilities mean any community facilities operated by a unit of local, state or federal
government (or by a third party on behalf of a unit of local, state or federal government)
primarily sited, designed, constructed, and operated for the purpose of providing public health,
safety and welfare services to the immediate area or neighborhood in which the facilities are
sited. Local public facilities include, but are not limited to: police stations, fire stations, branch
libraries, bus-stop shelters, electrical substations, water pump stations, community clubhouses,
parks and recreation special use areas, branch administrative offices of a governmental entity,
and associated storage and maintenance buildings and yards. [Ord. 3723 § 1, 2009; Ord. 3353 § 16,
2001].
21.55.010 Lot.
Lot means a fractional part of divided lands having fixed boundaries, being of sufficient area
and dimension to meet minimum zoning requirements for width and area. The term shall
include tracts or parcels. For purposes of this code, adjoining lots under common ownership,
which were created without subdivision or short subdivision approval from applicable city or
county governments, shall be considered as one lot and subject to the regulations contained
herein. The terms of this section shall apply regardless of whether the individual adjoining lots
9.1.b
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meet current zoning requirements. (See also, Corner Lot, Flag Lot, Interior Lot, and Irregular
Lot, and Parent Lot.) [Ord. 3982 § 1, 2014].
21.55.015 Lot of record.
Lot of record means a single tract of land meeting any one of the criteria listed below.
A. Platted lots:
1. Any lot whose boundaries were establish in a recorded plat or short plat.
2. Any lot whose boundaries were establish in an unrecorded short plat approved by the
city of Edmonds between July 3, 1956, and March 19, 1974 (not all short plats were required
to be recorded).
3. Any combination of two or more lots shoring a side lot line as depicted in the following
recorded plats:
a. City of Edmonds.
b. Brackett’s First Addition.
c. Gephart’s First Addition.
d. Kellogg’s Plat of Edmonds.
e. Albert B. Lord’s Grandview Addition.
4. Any lot established by Snohomish County prior to the property’s being annexed into the
city of Edmonds and:
a. Whose boundaries were established by transfer of ownership before September
12, 1972, and the lot met all zoning and subdivision requirements in effect at the time
of its creation.
b. Whose boundaries were established between August 19, 1969, and September 12,
1972, by county approved short plat but not recorded with the county auditor’s office.
9.1.b
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c. Whose boundaries were established on or after September 12, 1972, by county
approved and recorded short plat.
d. Whose boundaries were established by county approved and recorded formal plat.
B. Unplatted lots:
1. Lots created by deed prior to July 3, 1956.
2. Lots created through court order, will and testament, or other process listed as exempt
from platting requirements by RCW 58.17.035, 58.17.040 or through an exemption from
platting regulations provided by law at the time of creation of the parcel.
3. Lots that have been recognized through a previous lot determination review as legal
lots. [Ord. 3982 § 2, 2014].
21.55.020 Lot area.
Lot area means the total horizontal area within the boundary lines of a lot. Lot area shall
normally exclude any street rights-of-way and access easements. If additional right-of-way has
been required in accordance with the provisions of ECDC 18.80.010, note 4, as the same exists
or is hereafter amended, lot area shall be calculated to include the additional right-of-way
required over and above the standard established by that section. [Ord. 2713, 1989].
21.55.030 Lot depth.
Lot depth means the depth of the lot measured on a line approximately perpendicular to the
fronting street and midway between the sidelines of the lot.
21.55.040 Lot line.
Lot line means any line enclosing the lot area. (See also, Rear Lot Line, Side Lot Line, and Street
Lot Line.)
9.1.b
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21.55.050 Lot width.
Lot width identifies the minimum diameter of a lot width circle that must fit within a lot. This
circle establishes that at least some portion of a lot must be at least as wide as the minimum lot
width. The lot width circle shall not include Type 1 streams, Type 2 streams, Class 1 wetlands,
and/or Class 2 wetlands. Examples showing the application of lot width circles are illustrated
below.
9.1.b
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[Ord. 3346 § 1, 2001].
21.55.060 Landslide hazard area and earth subsidence.
Those areas identified in the Roger Lowe Associates, Inc. report as on file with the city clerk and
the accompanying landslide hazard map as having a greater than zero percent probability of
landslide or subsidence hazard. [Ord. 2445 § 2, 1984].
21.55.070 Low impact development (LID).
A stormwater management and land development strategy applied at the parcel and
subdivision scale that emphasizes conservation and the use of on-site natural features. See
Chapter 18.30 ECDC, Stormwater Management, for additional LID-related terms, including
“impervious surface,” “bioretention,” “pervious surface” and “on-site stormwater management
BMP.” [Ord. 4085 § 21 (Exh. A), 2017].
9.1.b
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Chapter 21.60
“M” TERMS
Sections:
21.60.002 Repealed.
21.60.004 Repealed.
21.60.005 Major transit stop
21.60.006 Repealed.
21.60.008 Middle housing.
21.60.010 Mobile home.
21.60.020 Mobile home park.
21.60.030 Moorage.
21.60.040 Motel.
21.60.045 Repealed.
21.60.046 Repealed.
21.60.050 Multiple dwelling.
21.60.060 Multiple dwelling units.
21.60.002 Macro facility. Repealed by Ord. 3845.
21.60.004 Micro facility. Repealed by Ord. 3845.
21.60.006 Mini facility. Repealed by Ord. 3845.
21.60.005 Major transit stop.
(a) A stop on a high-capacity transportation system funded or expanded under the
provisions of chapter 81.104 RCW;
(b) Commuter rail stops;
(c) Stops on rail or fixed guideway systems; or
9.1.b
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(d) Stops on bus rapid transit routes, including those stops that are under construction.
21.60.008 Middle housing.
Buildings that are compatible in scale, form, and character with single-family houses and
contain two or more attached, stacked, or clustered homes including duplexes, triplexes,
fourplexes, townhouses, stacked flats, courtyard apartments, and cottage housing.
21.60.010 Mobile home.
Mobile home means a building over 32 feet in length, assembled and transported to a site
ready for occupancy, and which is not placed on a permanent foundation and does not meet
the provision of the building code for houses. (See also, Trailer.)
21.60.020 Mobile home park.
Mobile home park means land where two or more mobile homes are stored or used. (See also,
Trailer Park.)
21.60.030 Moorage.
Moorage means a place to tie up or anchor a boat.
21.60.040 Motel.
Motel means a building containing units which are used as individual sleeping units having their
own private toilet facilities and sometimes their own kitchen facilities, designed primarily for
the accommodation of transient automobile travelers. Accommodations for trailers are not
included. This term includes tourist court, motor lodge, auto court, cabin court, motor hotel,
motor inn and similar names. (See also, Hotel.)
9.1.b
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21.60.045 Monopole I. Repealed by Ord. 3845.
21.60.046 Monopole II. Repealed by Ord. 3845.
21.60.050 Multiple dwelling.
Multiple dwelling means a building or a group of buildings on the same site containing two or
more separate dwelling units. (See also, Dwelling Unit.)
21.60.060 Multiple dwelling units.
A multiple dwelling unit is a dwelling unit located in a multiple dwelling or within a mixed use
development such as a multiple dwelling unit located in a commercial structure as a secondary
use under the authority of ECDC 16.50.010(B)(3). [Ord. 2958 § 3, 1993].
Chapter 21.65
“N” TERMS
Sections:
21.65.010 Natural open space areas.
21.65.020 Neighborhood park.
21.65.010 Natural open space areas.
Natural open space areas mean public recreation areas consisting of open space land left in its
natural state and used primarily as a buffer or separation from other urban uses. Depending
9.1.b
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upon the conditions of the site, the site may or may not be available for public access. In the
Puget Sound area, natural open space generally contains heavily forested areas with dense
underbrush. In many cases, environmentally sensitive areas are considered as natural open
space areas and may include wetlands, wildlife habitat, stream and creek corridors, steep
hillsides, forested areas or unique or endangered plant species. [Ord. 3353 § 17, 2001].
21.65.020 Neighborhood park.
Neighborhood park means public recreation facilities consisting of a combination playground
and park designed primarily for nonsupervised, nonorganized recreation activities. In addition
to their recreation value, they also provide a source of open space and aesthetic quality in the
neighborhood. Neighborhood parks are generally small in size (three to 10 acres) and serve an
area of approximately one-half-mile radius. Neighborhood parks are located within walking and
bicycling distance of most users and are frequently located adjacent to or upon school
property. Neighborhood parks sometimes provide space for organized community events. The
facilities generally located in a neighborhood park include: children’s playground, picnic
facilities, trails, open space and nature areas, tennis courts, outdoor basketball court, and multi-
use open field for soccer, youth league baseball, etc. [Ord. 3353 § 17, 2001].
Chapter 21.75
“O” TERMS
Sections:
21.75.010 Office.
21.75.020 Off-street parking.
21.75.030 Open space.
21.75.080 Other sexually oriented business.
21.75.120 Outdoor dining area.
9.1.b
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21.75.010 Office.
Office means a building or separately defined space within a building used for a business which
does not include on-premises sales of goods or commodities.
21.75.020 Off-street parking.
Off-street parking means motor vehicle parking facilities within the lot area of a private lot or
public lot established for that purpose. (See also, Private Parking and Commercial Parking Lot.)
21.75.030 Open space.
Open space means any part of a lot unobstructed from the ground upward.
21.75.080 Other sexually oriented business.
An other sexually oriented business is any commercial establishment not defined herein where
adult entertainment or sexually oriented materials is regularly conducted, displayed, or
available in any form, for any type of consideration; provided, however, that a public library and
a school, university, or similar educational or scientific facility shall not be considered a sexually
oriented business. In addition, a commercial establishment that offers access to
telecommunications networks as a principal business purpose shall not be considered a
sexually oriented business unless the access is provided for the primary purpose of displaying
or presenting materials or visual images that are distinguished or characterized by a
predominant emphasis on matters depicting, describing, or simulating any specified sexual
activities or any specified sexual anatomical areas. [Ord. 3117 § 9, 1996].
9.1.b
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21.75.120 Outdoor dining area.
An outdoor dining area is a portion of a property utilized by a licensed food or beverage
establishment for the seating of customers for their consumption of food or beverages served
by the establishment. An outdoor dining area is not located within a completely enclosed
building, but is instead located outside the building, such as on an outdoor patio or deck. The
area may be open to the elements or may be covered by a roof or awning or partially enclosed.
A portion of a dining area within an enclosed building that is temporarily opened to the
outdoors (such as by opening windows, doors, or walls) is not considered to be an outdoor
dining area. An outdoor dining area must be located on property outside of the city right-of-
way. [Ord. 3871 § 2, 2012].
Chapter 21.80
“P” TERMS
Sections:
21.80.005 Parent Lot.
21.80.005007 Parks and recreation special use areas.
21.80.010 Permitted use.
21.80.020 Permit coordinator.
21.80.030 Person.
21.80.040 Pedestrian-bike path.
21.80.050 Petroleum products storage and distributing.
21.80.055 Pier.
21.80.060 Planning advisory board.
21.80.065 Planning official.
21.80.070 Primary use.
21.80.075 Principal dwelling unit.
21.80.080 Private.
21.80.090 Private parking.
21.80.095 Project permit or project permit application.
21.80.100 Repealed.
21.80.103 Public market.
9.1.b
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21.80.105 Public meeting.
21.80.005 Parent Lot.
The original lot, parcel, or tract of land, as recorded with the County Assessor’s office, prior
to subdivision or other division methods such as unit lot subdivisions or condominium
plats, from which new unit lots or individually owned units are created. A parent lot must
meet all applicable zoning requirements, including minimum lot size, dimensional
standards, and density allowances for the underlying zoning district.
21.80.007 Parks and recreation special use areas.
Parks and recreation special use areas mean public facilities used for specialized recreational,
educational, or community purposes. Special use areas include miscellaneous publicly owned
facilities that do not generally meet the classification criteria for neighborhood, community,
regional, or waterfront park areas. Special use areas often include various types of indoor
facilities. Examples of special use areas in Edmonds include the Meadowdale Clubhouse,
Historical Museum, and Frances Anderson Center. Parks and recreation special use areas are a
type of local public facilities. [Ord. 3353 § 18, 2001].
21.80.010 Permitted use.
Permitted use means a use not requiring a conditional use permit. (See also, Use.)
21.80.020 Permit coordinator.
Permit coordinator means the planning and development director or other person designated
by the mayor. [Ord. 4314 § 94 (Exh. A), 2023].
9.1.b
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21.80.030 Person.
Person means any person, firm, business, corporation, partnership, or other association or
organization, marital community, municipal corporation, special district or governmental
agency, and includes the plural such as persons, firms, etc.
21.80.040 Pedestrian-bike path.
(See Bike-Pedestrian Path.)
21.80.050 Petroleum products storage and distributing.
Petroleum products storage and distribution means the receipt of petroleum products,
generally by pipeline or marine vessels and the storage and loading of petroleum products for
distribution to petroleum bulk plants and to customers and automotive service stations; and all
related operations, including but not limited to, the operation and maintenance of trucks and
equipment, the handling of products, merchandise and materials, the provision of customer
services related to the petroleum distribution business, and the compounding, blending,
packaging and shipping of lube oils and greases.
21.80.055 Pier.
A pier is a fixed structure which abuts the shoreline and is used for moorage or other water-
related activities such as swimming and diving. [Ord. 2605 § 5, 1987].
21.80.060 Planning advisory board.
Planning advisory board means the planning advisory board of the city of Edmonds, established
in Chapter 10.40 ECC.
9.1.b
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21.80.065 Planning official.
The manager of the planning division or his/her designee. [Ord. 2925 § 1, 1993].
21.80.070 Primary use.
Primary use means the principal use of a property. (See also, Use.)
21.80.075 Principal dwelling unit.
Principal dwelling unit means a primary housing unit located on the same lot as an accessory
dwelling unit. [Ord. 4360 § 9 (Exh. A), 2024].
21.80.080 Private.
Private means for the noncommercial use of the occupant and guests of the occupant.
21.80.090 Private parking.
Private parking means parking facilities for the noncommercial use of the occupant and guests
of the occupant, including garages and carports. (See also, Off-Street Parking and Commercial
Parking Lots.)
21.80.095 Project permit or project permit application.
Project permit or project permit application for purposes of the ECDC means any land use or
environmental permit or license required by the ECDC for a project action, including but not
limited to building permits, subdivisions, binding site plans, planned unit developments,
conditional uses, shoreline substantial development permits, site plan review, permits or
9.1.b
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approvals required by critical areas ordinances, site-specific rezones which do not
requireauthorized by a comprehensive plan amendmentor sub-area plan, but excluding the
adoption or amendment of a comprehensive plan, subarea plan, or development regulations
except as otherwise specifically included in this subsection. [Ord. 4371 § 7 (Exh. A), 2024; Ord. 3112
§ 36, 1996].
21.80.100 Projecting sign.
Repealed by Ord. 3313.
21.80.103 Public market.
Public market shall mean an indoor and/or outdoor retail market open to the public consisting
of two or more independent vendors, with each vendor operating independently from other
vendors and subleasing booths, stalls or tables for the purpose of selling farm-grown or home-
grown produce, food, flowers, plants or other similar perishable goods, and/or new wares, used
goods or merchandise. [Ord. 3932 § 2, 2013].
21.80.105 Public meeting.
Public meeting for purposes of the ECDC means an informal meeting, hearing, workshop, or
other public gathering of people to obtain comments from the public or other agencies on a
proposed project permit prior to the decisionmaking body’s decision. A public meeting may
include, but is not limited to, an architectural design board meeting or a scoping meeting on a
draft environmental impact statement. A public meeting does not include an open record
hearing. The proceedings at a public meeting may be recorded and a report or
recommendation may be included in the city’s project permit file. [Ord. 3112 § 37, 1996].
9.1.b
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Chapter 21.85
“R” TERMS
Sections:
21.85.010 Rear lot line.
21.85.015 Rainwater collection tank.
21.85.020 Rear setback.
21.85.030 Recreation facilities.
21.85.031 Regional park.
21.85.033 Regional public facilities.
21.85.035 Related equipment.
21.85.040 Restaurant.
21.85.050 Retirement home.
21.85.060 Riding academy.
21.85.070 Roof.
21.85.080 Rooming house.
21.85.010 Rear lot line.
Rear lot line means a line or lines which are opposite and most distant from the street lot line.
(See also, Lot Line.)
21.85.015 Rainwater collection tank.
Expired.
21.85.020 Rear setback.
Rear setback means the minimum distance required by this code for a building or structure to
be set back from the rear lot line. [Ord. 3602 § 3, 2006].
9.1.b
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21.85.030 Recreation facilities.
Recreation facilities means uses such as boat or yacht clubs, swimming pools, athletic clubs,
golf, and country clubs, tennis courts, and so forth.
21.85.031 Regional park.
Regional park means a public recreation facility designed and located to serve an entire region.
Regional parks are usually large in size and often include areas of natural quality suitable for
outdoor recreation activities such as golfing, picnicking, boating, fishing, swimming, camping
and hiking. [Ord. 3353 § 19, 2001].
21.85.033 Regional public facilities.
Regional public facilities mean any community facilities primarily sited, designed, constructed,
and operated for the purpose of providing services or recreation to the general public on a
regional or national basis. Regional public facilities include, but are not limited to: airports,
concert halls, museums, zoos, aquariums, universities, colleges, trade schools, cemeteries,
central or primary government offices, sewage treatment facilities, solid waste facilities,
commuter parking lots, regional transit centers, and stadiums. Facilities associated with and
sited with schools are not intended to be regulated as separate regional public facilities. [Ord.
3353 § 20, 2001].
21.85.035 Related equipment.
Related equipment is all equipment ancillary to the transmission and reception of voice and
data via radio frequencies. Such equipment may include, but is not limited to, cable, conduit
and connectors. [Ord. 3099 § 14, 1996].
9.1.b
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21.85.040 Restaurant.
Restaurant means a building where food is sold to the public for on-premises consumption or
to go. It may include alcoholic beverage service only if under a class C, D, or H state liquor
license.
21.85.050 Retirement home.
Retirement home means a place of residence for several families or individuals in apartment-
like quarters, which may feature services such as limited nursing facilities, minimum
maintenance living accommodations, and recreation programs and facilities.
21.85.060 Riding academy.
Riding academy means an establishment where horses are kept for riding, driving, or stabling
for compensation or as an accessory use in the operation of a club, association, ranch or similar
establishment.
21.85.070 Roof.
Roof means the top covering of a building or structure.
21.85.080 Rooming house.
Rooming house means a boarding house.
9.1.b
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Chapter 21.90
“S” TERMS
Sections:
21.90.006 Satellite television antenna.
21.90.008 School.
21.90.009 Repealed.
21.90.010 Secondary use.
21.90.011 Service club.
21.90.012 Service station, automobiles.
21.90.014 Service station, self.
21.90.020 Setback.
21.90.024 Sexually oriented business.
21.90.025 Sexually oriented materials.
21.90.030 Short subdivision.
21.90.040 Side lot line.
21.90.050 Side setback.
21.90.060 Sidewalk or trail.
21.90.070 Repealed.
21.90.080 Single-family dwelling (unit).
21.90.085 Single-family zones.
21.90.090 Site.
21.90.095 Small animal hospital.
21.90.100 Sorority.
21.90.101 Specified anatomical areas.
21.90.102 Specified sexual activities.
21.90.105 Stacked flat.
21.90.110 Story.
21.90.120 Street.
21.90.130 Street lot line.
21.90.140 Street setback.
21.90.150 Structure.
21.90.160 Structural alterations.
21.90.170 Subdivision.
9.1.b
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21.90.006 Satellite television antenna.
A satellite television antenna is an apparatus capable of receiving communications from a
transmitter or a transmitter relay located in planetary orbit. [Ord. 2526 § 1, 1985. Formerly
21.90.008].
21.90.008 School.
School means public facilities consisting of grounds and facilities primarily used or dedicated
for the academic education of students from preschool through the twelfth grade and licensed
or accredited pursuant to RCW Title 28A. “Primary schools” are schools used or dedicated for
the education of students from preschool through the eighth grade. “High schools” are schools
used or dedicated for the academic education of students from ninth grade through the twelfth
grade. Schools are considered to include all school buildings, structures, ballfields, stadiums,
and other grounds or facilities that are primarily dedicated for educational uses, or to the
support of educational uses. [Ord. 3353 § 21, 2001].
21.90.009 Seasonal farmers’ market.
Repealed by Ord. 3921. 21.90.010 Secondary use.
Secondary use means a use of a site which is secondary and subordinate to the primary use of
the site, and may exist only when a primary use is existing on the same lot. The floor area
devoted to all secondary uses shall be less than that devoted to the primary use.
21.90.011 Service club.
A service club is a bona fide charitable, nondiscriminatory fraternal, or service organization,
incorporated as a not-for-profit organization under the laws of the state of Washington,
recognized as a tax exempt organization by the Internal Revenue Service, and performing
community service within the city of Edmonds. [Ord. 2710, 1989].
9.1.b
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21.90.012 Service station, automobiles.
An automobile station means a business that provides for any or all of the following:
A. The sale of gasoline, diesel or other fuels used for the propulsion of motor vehicles, when
such products are delivered directly into the fuel tanks of automobiles. Battery exchange
stations that enable electric vehicles to swap batteries as defined in ECDC 17.115.020 are also
considered an automobile service station.
B. The servicing of motor vehicles and operations incidental thereto, incidental to the retail
sale of fuels, petroleum products and automotive accessories; automobile washing by hand;
waxing and polishing of automobiles; auto detailing; tire changing and repairing (excluding
recapping); battery service whether charging or replacement, excluding repair and rebuilding;
radiator cleaning and flushing, excluding steam cleaning and repair; and installation of
automotive accessories.
C. The following services if performed entirely within a building: lubrication of motor vehicles;
brake service limited to servicing and replacement of brake cylinders, aligns and brake shoes;
wheel balancing; inspection, testing, adjustment, and replacement or servicing of carburetors,
coils, condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plugs,
voltage regulators, water and fuel pumps, water hoses and wiring, mufflers and tail pipes, and
pollution control devices and equipment. [Ord. 4251 § 2 (Exh. A), 2022; Ord. 2660 § 3, 1988].
21.90.014 Service station, self.
For the purposes of this code a “self-service station” means an automobile service station at
which one or more of the fuel dispensing pumps is designated for operation by the retail
gasoline consumer. [Ord. 2660 § 4, 1988].
21.90.020 Setback.
Setback means the minimum distance that buildings/structures or uses must be set back from
a lot line, excluding up to 30 inches of eaves. (See also, Rear Setback, Side Setback, and Street
Setback.)
9.1.b
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21.90.024 Sexually oriented business.
A sexually oriented business is a commercial establishment defined as an adult arcade, adult
cabaret, adult motel, adult motion picture theater, adult retail store, or other sexually oriented
business. [Ord. 3117 § 7, 1996].
21.90.025 Sexually oriented materials.
Any books, magazines, periodicals, or other printed materials, or any photographs, films,
motion pictures, video cassettes, slides, or other visual representations that are distinguished
or characterized by a predominant emphasis on matters depicting, describing, or simulating
any specified sexual activities or any specified sexual anatomical areas. [Ord. 3117 § 10, 1996].
21.90.030 Short subdivision.
(See ECDC 20.75.030.)
21.90.040 Side lot line.
Side lot line means any lot line that is not a street or rear lot line. (See also, Lot Line.)
21.90.050 Side setback.
Side setback is the minimum distance required by this code for a building or structure to be set
back from a side lot line. [Ord. 3602 § 1, 2006].
9.1.b
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21.90.060 Sidewalk or trail.
Sidewalk or trail for purposes of ECDC Title 15 means pedestrian facilities which are not
desirable routes for bicycles because of curbs, obstacles, uneven surfaces, and pedestrian
traffic, etc. They are primarily for pedestrian use.
21.90.070 Sign.
Repealed by Ord. 3313.
21.90.080 Single-family dwelling (unit).
Single-family dwelling (and single-family dwelling unit) means a detached building configured as
described herein and occupied or intended to be occupied by one familyhousehold, limited to
one per lot. A single-family dwelling shall be limited to one mailbox, electric meter, gas meter,
and water meter. It will also have common access to and common use of all living, kitchen, and
eating areas within the dwelling unit. [Ord. 4360 § 9 (Exh. A), 2024; Ord. 4260 § 5 (Exh. A), 2022].
21.90.085 Single-family zones.
Those zones where single-family detached residences are the predominant land use.
21.90.090 Site.
Site, when used in describing an approval or permit process in this code, means the property
which is the subject of the approval or permit application.
9.1.b
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21.90.095 Small animal hospital.
A small animal hospital means a veterinary facility which treats small domestic house pets such
as dogs, cats, birds, fish and/or other small exotic animals under 100 pounds. This definition
shall not include veterinary facilities which board or breed domestic animals or which treat,
board or otherwise house or care for horses, sheep, cattle, pigs or other species of animals
which typically weigh over 100 pounds per mature individual. [Ord. 2759 § 3, 1990].
21.90.100 Sorority.
Sorority means the same type of use as a fraternity, particularly for females.
21.90.101 Specified anatomical areas.
Specified anatomical areas means and includes any of the following:
A. The human male genitals in a discernibly turgid state, even if completely and opaquely
covered; or
B. Less than completely and opaquely covered human genitals, pubic region, anus, buttocks,
or female breast below the top of the areola. [Ord. 3117 § 12, 1996].
21.90.102 Specified sexual activities.
Specified sexual activities means and includes any of the following:
A. The caressing, fondling or other erotic touching of human genitals, pubic region, buttocks,
anus, or female breasts; or
B. Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, or
sodomy; or
C. Masturbation, actual or simulated; or
9.1.b
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D. Excretory functions as part of, or in connection with, any of the sexual activities specified in
this definition. [Ord. 3117 § 14, 1996].
21.90.110 Story.
Story means that part of a building lying between two floors or between the floor and ceiling of
the highest usable level in the building.
21.90.115 Stacked Flat.
Dwelling units in a residential building of no more than three stories on a residential zoned
lot in which each floor may be separately rented or owned.
21.90.120 Street.
Street means the public or private right-of-way or access easement which provides vehicle
access to five or more lots. [Ord. 3364 § 1, 2001].
21.90.130 Street lot line.
Street lot line means the line or lines along the edge of a street or access right-of-way or
easement. Where the official street map shows a proposed right-of-way, the edge of the
proposed right-of-way shall be used as the street lot line. If additional right-of-way has been
required as provided in ECDC 18.80.010, note 4, and such requirement unreasonably restricts
the building footprint established by setback requirements, the city staff may calculate required
setbacks for issuance of a building permit by alternatively measuring the setback from the
standard street lot line, and not from the new street lot line as increased by a requirement
levied under the authority of ECDC 18.80.010, note 4. [Ord. 2713, 1989].
9.1.b
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21.90.140 Street setback.
Street setback means the minimum distance required by this code for a building or structure to
be set back from the street lot line. [Ord. 3602 § 2, 2006].
21.90.150 Structure.
Structure means a combination of materials constructed and erected permanently on the
ground or attached to something having a permanent location on the ground. Not included are
residential fences less than six feet in height, retaining walls, rockeries, and similar
improvements of a minor character less than three feet in height.
21.90.160 Structural alterations.
(See Alterations.)
21.90.170 Subdivision.
(See ECDC 20.75.030.)
Chapter 21.100
“T” TERMS
Sections:
21.100.010 Tavern.
21.100.020 Temporary building or structure.
21.100.030 Through lot.
21.100.040 Townhouse.
21.100.050 Trails.
21.100.060 Trailer.
9.1.b
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21.100.070 Trailer park.
21.100.075 Transient accommodation.
21.100.080 Repealed.
21.100.090 Transit center.
21.100.090 Triplex.
21.100.010 Tavern.
Tavern means a building where beer and/or wine is served to the public, which holds a class A
or B license from the Washington State Liquor Control Board.
21.100.020 Temporary building or structure.
Temporary building or structure means a building or structure not having or requiring
permanent attachment to the ground or involving structures which have no required
permanent attachment to the ground.
21.100.030 Through lot.
Through lot means a lot fronting on two streets that is not a corner lot.
21.100.040 Townhouse.
Townhouse means a multiple dwelling unit meeting the following criteria:
A. No dwelling unit overlapping another vertically;
Buildings that contain three to six attached single-family dwelling units that extend from foundation
to roof and that have a yard or public way on not less than two sides.
9.1.b
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B. Common side walls joining units;
C. Not more than six dwelling units in one structure;
D. Coverage shall not exceed the aggregate coverage of the individual structures as defined in
the zoning code. [Ord. 4070 § 3 (Exh. 1), 2017].
21.100.050 Trails.
(See Sidewalks.)
21.100.060 Trailer.
Trailer means a vehicle designed for short-term living, small enough to be towed by a standard
automobile. (See also, Mobile Home.)
21.100.070 Trailer park.
Trailer park means land used for the temporary parking of two or more trailers. (See also,
Mobile Home Park.)
21.100.075 Transient accommodation.
Transient accommodation shall mean any hotel, motel, condominium, resort or other facility
regardless of size which offers rental of one or more lodging units on a daily or weekly basis. It
shall not include rooms let on month-to-month leases or longer tenancies. [Ord. 3900 § 6, 2012].
9.1.b
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21.100.080 Transmission tower.
Repealed by Ord. 3845.
21.100.090 Transit center.
A transit center is a dedicated transit facility located outside of the public right-of-way where
several transit routes converge. A transit center is designed to accommodate several buses at
once to permit users easy transfer between transit routes. A transit center may provide transit
passenger shelters and waiting areas, but does not include spaces for transit passengers’
automobile parking. [Ord. 3353 § 22, 2001].
21.100.100 Triplex.
A residential building containing exactly three attached dwelling units located on a single lot.
Units may be arranged side-by-side, stacked vertically, or configured through a combination of
these arrangements, sharing common structural elements such as walls, floors, or ceilings.
Each unit must have an independent exterior entrance or be accessed through a shared
common entry.
Chapter 21.105
“U” TERMS
Sections:
21.105.010 Undisturbed soil.
21.105.115 Usable satellite signal.
21.105.020 Use.
21.105.030 Used car lot (or sales).
21.105.040 Unit density.
9.1.b
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21.105.010 Undisturbed soil.
Undisturbed soil means the condition of the site at the time a building permit application is
made to the city, before any site work occurs. However, where the site has been altered by
grading, cutting, or filling or similar activities before the application for a building permit, the
building official shall make the determination from then available data of the mean elevation of
the undisturbed soil. If the undisturbed soil elevation is not readily determined due to
demolition of an existing structure, the contours may be reconstructed by the building official
to coincide with adjoining topography to determine the undisturbed soil elevations. If the
proposed structure occurs where no setbacks are required, the elevation of the surface
(sidewalk, alley, or soil) of the property line at or nearest the intersection of the sides of the
building height rectangle will be considered undisturbed soil. Where the building official deems
it necessary, he shall have the right to require establishment of a datum point from which all
height measurements shall be made.
21.105.050 Unit Density.
The total number of dwelling units permitted on a lot, including primary dwelling units and all
accessory dwelling units (ADUs), regardless of lot size.
21.105.115 Usable satellite signal.
A usable satellite signal is a satellite signal which when acquired by the use of a properly
installed, maintained, and operated satellite television antenna of a high quality readily
available on the public market and when viewed on a conventional television set is at least
equal in picture quality to that received from local commercial television stations or by way of
cable television. [Ord. 2526 § 2, 1985].
9.1.b
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21.105.020 Use.
Use means the purpose land or building or structures now serve or for which they are
occupied, maintained, arranged, designed, or intended. (See also, Accessory Use, Conditional
Use, Commercial Use, Permitted Use, Primary Use, Private Use, and Secondary Use.)
21.105.030 Used car lot (or sales).
Used car lot (and used car sales) means any place outside a building where two or more used
automobiles are offered or displayed for sale.
Chapter 21.110
“V” TERMS
Sections:
21.110.010 Vacation.
21.110.010 Vacation.
A statutory procedure by which the city may relinquish its interest in streets, alleys, or
easements. [Ord. 2926 § 1, 1993].
Chapter 21.115
“W” TERMS
Sections:
21.115.010 Repealed.
9.1.b
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21.115.020 Repealed.
21.115.022 Repealed.
21.115.024 Repealed.
21.115.030 Working day.
21.115.010 Wall sign.
Repealed by Ord. 3313.
21.115.020 Window sign.
Repealed by Ord. 3313.
21.115.022 Wireless communication facility.
Repealed by Ord. 3845. 21.115.024 Wireless communication support
structure.
Repealed by Ord. 3845. 21.115.030 Working day.
Working day means any day during which the city administrative offices are open for normal
business. [Ord. 2269 § 2, 1982].
Chapter 21.125
“Z” TERMS
Sections:
21.125.010 Zero lot line development.
9.1.b
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21.125.010 Zero lot line development.
Zero lot line development(s) is a term that describes the location of a building on a lot in such a
manner that one or more of the building’s sides rest directly on a lot line. It does not describe
or imply attached units. This kind of development may sometimes be described as “z” lots or
zipper lots. [Ord. 3387 § 2, 2001].
9.1.b
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HuttPark
Brackett's LandingNorth
Seaview Park
Olympic Beach
HummingbirdPark
Meadowdale Beach County Park
MeadowdalePlayFields
Southwest County Park
Maplewood HillPark
PineRidgePark
Sierra Park
Yost Park
Pine St.Park
Lynndale Park / Skatepark
Lake Ballinger Park
Brackett'sLandingSouth
Marina Beach
CivicPlayfields
ArtsCenter
City Park
EdmondsMarsh
EdmondsElementary
EdmondsCommunityCollege
HickmanPark
WestgateElementary
Edmonds MemorialCemetery
SeaviewElementary
SherwoodElementary
Edmonds WoodwayHigh School
Old Edmonds WoodwayHigh School
Madrona K-8 School
FormerWoodwayElementary
College PlaceElementary
College PlaceMiddle School
MaplewoodK-8 Co-op School
Chase LakeElementary
Holy RosaryPrivate School
76TH
AVE
W
220TH ST SW
MAIN ST
EDMONDS
WAY
212TH ST SW
PINE ST
100TH
AVE
W
9TH
AVE
N
80TH
AVE
W
8TH
AVE
S
96TH
AVE
W
DAYTON ST
98TH
AVE
W9TH
AVE
S
244TH ST SW/LAKE BALLINGER WAY
DALEY ST
MAPLE ST
WALNUT ST
238TH ST SW
T A L B O T R O A D
224TH ST SW
240TH ST SW
ALDER ST
7TH
AVE
N
7TH
AVE
S
PUGET DRIVE
OLYMPIC
AVE
FIR ST
12TH
AVE
N
95TH
PL
W
3RDAVEN
B O W D O I N W A Y
93RD
PL
W
232ND ST SW
2NDAVEN
72ND
AVE
W
71ST
AVE
158THPL
S
W
75THPLW
73R
D
PLW
161STPL SW
160TH PL SW
66TH
PL
S
W
161ST ST SW
162ND PL SW
162ND ST SW
7
0
T
H
P
L
S
W
72ND
AVE
W
163RD PL SW
164TH ST SW
66TH
AVE
W
163RD PL SW
1 6 2 N D
163RD PL SW
165TH PL SW
MAGNOLIA LN
CEDAR ST
WALNUT ST
ALDER ST
75TH
AVE
W
90TH
AVE
W
242ND ST SW
A
AVE
S
N.205TH ST
92ND
AVE
W
104TH
AVE
W
6TH
AVE
N
234TH ST SW
10TH
AVE
N
CASPERS ST
C
AVE
S
M
A
P
LEWOOD
DR
NW
TRACTION
R/W
CEDAR ST
184TH ST SW
SUNSETAVEN
1
06
TH
A
VE
W
ELM ST
4THAVEN
210TH ST SW
MEADOWDALEROAD
206TH ST SW
231ST ST SW
222ND ST SW
81ST
PL
W
81ST
AVE
W
97TH
PL
W
SPRAGUE ST
F
I
R
D
A
L
E
A
V
E
165THPLSW
76TH
AVE
W
MEADOWDALERD
67THAVEW 66TH
AVE
W
65TH
AVE
W
MEADOWDALEBEACHRD
74THPLW
BURLINGTONNORTHENRAILROAD
B
E
R
T
O
LARD
171ST
STSW
75THPLW
76TH
AVE
W
1
6
9THPL W
73RDPLW
68TH
AVE
W
OLYMPICVIEWDR
M EADOWDALEBEACH
RD
OLYMPIC
VIEW
DR
1 7 5 T H P L
BRA E MARDR
SIERRA DR
80TH
AVE
W
83RD
AVE
W
196TH ST SW
MAPLE ST
7
2
N
D
PL
W
233rd St SW
9TH
AVE
S
F R E D E R I C K P L
179TH ST SW
SIERRA DR
ADMIRAL WAY
78TH
AVE
W
77TH
PL
W
MAPLE LANE
1 5 T H S T S W
86TH
AVE
W
82ND
AVE
W
97TH
AVE
W
HOLLY LANE
SPRUCE ST
1
0
2
N
D
P
L
W
237TH PL SW
CHERRY ST
217TH ST SW
199TH ST SW
HIG
H
ST
175TH ST SW
JAMESST
95TH
AVE
W
ELMPL
8
3
R
D
A
V
E
W
174TH ST SW
BU RLIN GTO N N O RTH E N RAILR O AD
TALBOT RD
TALBO T R D
76TH
AVE
W
69TH
AVE
W
S
O
UNDVI E W D R
SO
U
N
D
VI
E
WLN
180TH ST SW
74T
H
A
V
E
W
73RD
A
V
E
W
1 7 9 T H S T S W
HOME
V
IEW DR
R I D G E W AY
OLYMPICVIEWDR
O
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M
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V
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W
D
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OLYMPIC V I E W D R
OLYMPICVI E W DR
TALBOTRD
VISTADEL
MAR
DR
91ST
PL
W 184TH ST SW
76THAVEW
O LYMPICVIEWDR
EOLYMPICVIEWDR
76TH
AVE
W
186TH ST SW
188TH ST SW
84TH
AVE
W
81ST
AVE
W
85TH
PLW
92ND
AVE
W
HIGHST
OLYMPIC
VIEW
DR
94TH
AVE
W 188TH ST SW
SOUNDVIEW PL
86T
H
AVE
W
88TH
AVE
W
91ST
AVE
W
OLYMPICVIEW DR
DRIFTWOODLANE
HIN
DLEY LANE
WILL O W I C K L N
91ST
AVE
W
RAILROADAVE
202ND PL SW
10THPLN
MADRONA LANE
5THAVEN
107TH
PL
W
201ST ST SW
106TH
PL
W
CAROL WAY
172ND ST SW
HINDLEY LANE
83RD
PL
W
101ST
AVE
W
240TH PL SW
104TH
PL
W
HEMLOCK WAY
PIONEERWAY
84TH
AVE
W
HOWELL WAY
169TH PL
F
I
R
DALE
AVE
ROBBERS ROOST /235TH PL SW
SUNSETAVES
1 7 0 T H P L S W
ELM WAY
P
A
R
A
DIS
E
LA
N
E
GLEN ST
ANDOVER
ST
89TH
PL
W
10TH
AVE
S
S
O
U
N
D
V
I
E
W
D
R
241ST PL SW
BURLINGTONNORTHERNRAILROAD
191ST PL SW
88TH
AVE
W
89TH
AVE
W
192ND ST SW 84TH
AVE
W
192ND ST SW
DELL
W
O
O
D
D
R
191ST ST SW
76TH
AVE
W
7
6
T
H
A
V
E
W
196TH ST SW
80TH
AVE
W
VIEWLAND WAY
8TH
AVE
N
INTERSTATE
5
188TH PL SW
68TH AVE W
88TH
PL
W
HEMLOCK ST
80THPLW
6TH
PL
S
74TH
PL
W
85TH
AVE
W
CYRUS
PL
231 S T PL S W
238T H P L S W
82ND
PL
W
ALOHA ST
WHARFST
2ND
AVE
S
PINEST
8TH
PL
S
11TH
PL
N
SIERRA PL
HOLLY DR
213TH PL SW
94TH
PL
W
92ND
PL
W
88TH
AVE
W
7
5
T
H
P
L
W
99THPL W
87TH
AVE
W
190THPLSW
LAUREL ST
14TH ST SW
93RD
AVE
W
207TH PL SW
205TH PL SW
69TH
AVE
W
194TH ST SW
13TH WAY
105TH
PL
W
SEA
VISTA
PL
94THPL
PUGETDRI
VE
PUGET D R I V E
88TH
AVE
W
198TH ST SW
76TH
AVE
W
200TH ST SW
202ND ST SW
201ST ST SW
200THSTSW
80TH
AVE
W
84TH
AVE
W
BLAKE PL
OCEANAVE
216TH PL SW
164TH PL SW
214TH PL SW
PUGETLANE
78TH
PL
W
2 2 9TH PL SW
BIRCH ST
98TH
PL
W
CORONADO
PL
208TH PL SW
NOTTINGHAM LANE
SHELL VALLEY ROAD
198TH ST SW
DRIFTWOODPL
MAPLE WAY
187TH PL SW
LUND'S GULCH ROAD
215TH ST SW
173RD ST SW
EUCLID AVE
191ST PL SW
73RD
PL
W
79TH
PL
W
79TH
AVE
W
85TH
PL
W
102ND
AVE
W
SEALA W N D R
207TH ST SW
69TH
PL
W
186TH PL SW
209TH PL SW
243RD PL SW
89TH
AVE
W
SOMERSETLANE
96TH
PL
W
176TH PL SW
177TH ST SW
CAROLWAY
VISTA PL
OLYMPIC
AVE
8TH
AVE
N
BROOKMERE DR
BROOKMERE
DR
CARY
ROAD
HANNA
PARK
2NDAVEN
2NDAVEN
3RDAVEN
CAROL WAY
3RDAVEN BELLST
MAINST
6TH
AVE
N
DAYTON ST
FORSYTH LANE
DALEYPL
HOMELAND D R
195TH ST SW
84TH
PL
W
MELODY LANE
242ND PL SW
MOUNTAIN LANE
BROOKMERE DR
87TH
PL
W
168
T
H
P
L
S
W
SOUNDVIEW PL
HILLCREST
PL
SATER LANE
229TH ST SW
PUGET WAY
179TH PL SW
CASCADE DR
WATER ST
90TH
PL
W
157TH
PL
SW
12TH PLN
GRANDVIEWST
218TH PL W
201ST PL SW
NORTHSTREAMLANE
198THPL S W
P A R K R O A D
EMERALD HILLS DR
204THPL SW
WDAYTONST
3RDAVES
4TH
AVES
EDMONDS
WY/SR
104 6TH
AVE
S
5TH
AVE
S
7TH
AVE
N
WALNUT ST
5TH
AVE
S
7TH
AVE
S
HEMLOCK WAY
SEAMONT LN
ERBEN DR
3RD
AVE
S
PINE ST
ELM WAY
B
AVE
S
BELL ST
10TH
AVE
N
101ST
PL
W
SHELLPL
FIR PL
228TH PL SW
7
7
T
H
AVE
W
RAILROAD ST
7TH
PL
S
VISTA WAY
157TH ST SW
199TH
PL
227TH PL SW
85TH
A
VE
W
SKYLINEDR
GILTNER LANE
POPLARWAY
14TH WAY
8 9 THPL
221ST PL SW
235th ST SW
224TH PL SW
BOAT LAUNCH
VIEWLAND WAY
DURBIN
ST
215TH PL SW
182ND PL SW
240TH ST
158TH ST
W
OO
D
L
A
K
E
DR
DRIFTWOODLN
6TH
PL
220TH PL SW
VIEW
PL
HIGHLAND
DR
ALANADALEPL
10TH
PL
S
EXCELSIOR PL
ALOHA WAY
10TH
PL
N
DALEY ST
9TH
AVE
N
12TH
PL
N
12TH
AVE
N
HI G H L A N D D R
SKYLINE
DR
MAIN ST
85TH
PL
W
88TH
AVE
W
MAPLEWOOD
DR
MAIN ST
PARK
RD
M
A
I
N
S
T
SHELLV
A
L
L
E
Y
W
Y
8 3 R D A V E W
8
2
N
D
A
V
E
W
211TH PL
80TH
AVE
W
82ND
AVE
W
81ST
AVE
W
80TH
AVE
W
80TH
AVE
W
76TH
AVE
W
77TH
AVE
W
208TH ST SW
72ND
AVE
W
HWY99
68TH
AVE
W
212TH ST SW
HWY99
N W T R A C T I O N R /W
216TH ST SW
233RD PL SW
SIERRA ST
SEALAWNPL
SPRUCE PL
76TH
PL
W
BIRCH PL
80TH
WY
FOREST DELL DR
233RD ST SW
SUNS
E
T
WAY
CASCADE LANE
209 T H S T S W
LINDSAYPL
LAUREL WAY
196TH PL SW
15T H W A Y S W
105TH
AVE
W
203RD PL SW
184TH PL SW
210TH P L S W
LAUREL LANE
ALOHA
PL
VIEWMOOR PL
217TH PL SW
206TH PL
205TH ST
LIT T L E
180TH PL
8
7
T
H
P
L
76THPLW
70TH
P
L
W
9
1
ST
A
VE
W
219TH ST SW
203RD ST SW
68TH
AVE
W
70TH
AVE
W
HWY99
220TH ST SW
226TH ST SW
2 2 7 T H P L
LAKE
VIEW
DRIVE
74THAVEW
72NDAVEW 229THSTSW
230THSTSW
229THPLSW
75TH
AVE
W
74TH
AVE
W
236TH
S
T
S
W
M C A L E E R W A Y
237TH STSW
7
4
T
H
A
V
E
W
74THAVEW
BEESON
PL
240TH PL SW
225TH ST
86TH
PL
W
187TH ST SW
8
6
T
H
P
L
W
80TH
PL
W
9 0 T H P L W
8TH
AVE
N
7
4
T
H
P
L
W
70TH
AVE
W
215TH ST SW
78TH
AVE
W
226TH PL
242ND PL SW
8
T
H
PLS
73RD
AVE
W
89TH
AVE
W
76TH
AVE
W
80TH
LN
238TH ST SW
HWY99
76TH
AVE
W
HWY99
81ST
PL
W
HWY99
80TH
AVE
W
226TH ST SW
225TH PL SW 76TH
AVE
W
224TH ST SW
223RD ST SW
82ND
PL
W
218TH ST SW 80TH
AVE
W
76TH
AVE
W
239THSTSW
237THPLSW
GLEN ST
7
T
H
P
L
S
EDMONDS ST
101ST
AVE
W
164T H P L S W
71ST
PL
W
E L M PL
74
T
H
P
L
W
204TH ST SW
88TH
PL
W
181ST PL
70
T
H
A
V
E
W
231ST ST SW
191ST ST SW
242ND PL
72ND
AVE
W
95TH
AVE
W
77TH
PL
W
203RD ST SW
78TH
AVE
W
93RD
PL
W
234TH PL
181ST PL SW
80TH
P
L
241ST ST SW
SUMMIT
LN
86TH
PL
W
87T HPL
W
88TH
AVE
W
88TH
PL
W
220TH ST SW
84TH
AVE
W
88TH
AVE
W
9
0
T
H
A
V
E
W
85TH
AVE
22 4TH ST SW
87TH
PL
W
87TH
AVE
W
2 24TH ST SW
86TH
AVE
W
228TH ST SW
88TH
AVE
W
90TH
AVE
W
232 N D S T S W 231ST PL SW
E
D
M
O
N
D
S
W
A
Y
84TH
AVE
W
240TH ST SW
89TH
PL
W
89TH
PL
W
90TH
AVEW
87TH
PLW
2NDAVES
189TH PL
78TH
P
L
W
78TH
PL
W
1 8 1 S T P L S W
202ND PL SW
73RD
AVE
W
85TH
PL
W
81STPLW
EDMONDSST
87TH
AVE
W
182ND ST
77TH AVE W
79TH
AVEW
84TH
AVE
W
236TH ST SW
237TH PL SW
189TH PL SW
219TH ST SW
9
0
T
H
P
L
W
78TH
PL
W
238TH ST SW
80TH
PL
W
242ND PL SW
12TH
PL
N
182ND PL S W
244TH ST SW/205TH ST NW
2
4
2
N
D
PL
S
W
242N DST
92ND
AVE
W
242ND ST SW
9
7
T
H
PLW
92ND
AVE
W
81ST
AVE
W
7TH
AVE
S
90TH
AVE
W
66TH
PL
W
84TH
AVE
W
211TH PL
72ND
PL
W
8TH
AVE
S
81ST
AVE
226THPLSW
78TH
PL
W
230TH ST SW
79TH
PL
W
86TH
PL
W
221ST PL
CASCADE DR
236TH ST SW
234TH ST SW94TH
PL
W
99TH
PL
W
235TH PL
236TH PL
97TH
PL
W
231ST PL SW
94TH
AVE
W
98TH
AVE
W
96TH
AVE
W
95TH
PL
W
228TH ST SW
227TH PLSW
226TH PL SW
99TH
AVE
W
99TH
PL
W
93RD
PL
W
92ND
AVE
W
98TH
AVE
W
220TH ST SW
96TH
AVE
W
93RD
AVE
92ND
AVE
W
216TH ST SW
77T
H
PL
W
207 TH PL SW
BELL ST
193RD PL SW
194TH PL SW
197TH ST
82ND
PL
W
202 N D P L SW
190TH ST SW
99TH
PL
W
192NDSTSW
85TH
AVE
W
241ST PL SW
243RD PL SW
6TH
AVE
S
ALDER ST
238TH ST SW
218TH ST SW
84TH
PL
W
78TH
AVE
W
96TH
PL
W
93RD
PL
W
B
U
R
L
I
N
G
T
O
N
N
O
R
T
H
E
R
N
R
A
I
L
R
O
A
D
219TH ST SW
6
8
T
H
A
V
E
W
PINE ST
92ND
AVE
W
92ND
PL
W
95TH
PL
W
BOWDOINWAY
96TH
AVE
W
E
D
M
O
N
DS
WAY
EL M W A Y
8TH
AVE
S
ED
M
O
N
D
S
W
A
Y
14TH WAY
14TH
WAY
106TH
PL
W
E
D
M
O
N
D
S
W
AY
100TH
AVE
W
231ST ST SW
J O H N C T
232ND ST SW
ROBIN HOOD DR
HUMBER
LN
W
ES
T
G
REYSTONE
LN
1 7 0 T H P L S W
94THPLW
95TH
PL
W
97TH
PL
W
209TH ST SW
68TH
AVE
W
190TH ST SW
236TH ST SW
77TH
PL
W
189TH PL SW
240TH PL SW
77TH
AVE
223RD ST SW
83RD
PL
W
213TH ST SW
72ND
AVE
W
242ND PL SW
80TH
AVE
W
228TH ST SW
160TH ST SW
FRIAR
T
U
C
K
L
N
R
O
B
I
N
H
O
OD
DR
237TH PL SW
101ST
PL
W
101ST
AVE
W
100TH
AVE
W
102NDPL
W
100THAVEW
244TH ST SW 1
0
1
ST
AVE
W
104TH
AVE
W
244TH ST SW/205TH ST NW
EASTGREYS
T
O
N
E
L
N
TOTEM POLE LNEAGEL LN / 242ND ST SW
BERRY LN/243RD PL
TIMBER LN
114TH AVE W
IVY RD/240TH ST SW
239TH PL SW
WESTWOOD
W
A
Y
LN
239TH PL SW
78TH
AVE
W
71ST
AVE
W
84TH
PL
W
85TH
PL
W
204TH ST SW
ALOHA ST
192ND
PLS
W
78TH
PL
W
BROOKMERE DR
7
5
T
H
P
L
W
106TH
PL
W
78TH
AVE
W
83RD
AVE
W
74THAVEW
78TH
AVE
W
82ND
PL
W
SPRUCE ST
79TH
AVE
W
92ND
AVE
W
2ND
AVE
S
238TH ST SW
236TH PL SW
111TH PL W
110TH PL W
113TH PL W
115TH PL W
112TH PL W
236TH PL SW
WOODHAVEN PL 110TH PL SWWOODWAY PARK RD
TIMBER LN
BURLINGTON NORTHERN RAILROAD
116TH AVE W
BURLINGTON NORTHERN RAILROAD
WACHUSETT ROAD
W
A
C
HU
SE
TT
R
O
A
D
W
O
O
D
W
A
Y
P
A
R
K
R
D
WOODWAY PARK RD
NORT H D E E R D R
S O U T H D E E R D R
108TH AVE W
DOGWOOD PL
S O U T H D O G W O O D L N
NORTH DEER DR
DOGWOOD LN
D O G W O O D L N
A L G O NQUIN RD
WOODWAYPARKRD
KUSHAN RD
NORTH DOGWOOD LN
N
O
R
TH
DOGWOODLN
M
A
K
A
H
R
D W H I T C OM PL
WOODWAY
PAR
K
RD
3RD
AVE
S
73RD
PL
W
191ST ST
181ST PL SW
99TH
AVE
W
236TH PL SW
185TH PL SW
225T
H
PLSW
ELM WAY
78TH
PL
W
222ND STSW
194TH ST SW
7
9
T
H
PL
W
85TH
PL
W
217TH ST SW
180TH ST SW
ADMIRAL WAY
SEA
V
I
S
TA PL
ELM ST
BELLA COOLA RD
CHINOOK
PL
/
117TH
PL
W
NOOTKA
RD
MAKAH
RD
MAKAH RD
POINT EDWARDS PL
216TH ST SW
3RD
AVE
S
4TH
AVE
S
7TH
AVE
S
6TH
AVE
S
6TH
AVES
9TH
A
VE
S
8TH
AVE
S
2ND
AVE
S
3RD
AVE
S
4TH
AVE
S
82ND
PL
W
230TH ST SW
PIONEER
WY
235TH S T S W
69TH
PL
W
107TH
PL
W
78TH
PL
W
81ST
AVE
W
232ND PL SW
77TH
PL
W
229TH ST SW
82ND
AVE
W
185TH ST SW
193RD PL SW
88TH
AVE
W
86TH
PL
W
240TH ST SW
BIRCHST
1 8 3 R D P L S W
97TH
A
V
E
W
207TH PL
86TH
AVE
W
94THAVEW
236TH ST SW
185TH PL SW
80TH
PL
W
QUAIL LN
164TH PL S W 164TH PL SW
64TH
AVE
W
63RD
AVE
W
63RD
AVE
W
66TH
AVE
W
168TH ST SW
68T
H
AVE
W
225TH PL
156TH ST SW
82ND
AVE
W
93RD
AVE
W
87TH
AVE
W
242ND ST SW
67TH
AVE
W
77TH
PL
W
206TH ST SW
230TH ST SW
74TH
AVE
W
9
1
S
T
A
V
E
W
2 2 7T H P L S W
90TH
PL
W
80TH
PL
W
7
5
T
H
P
L
W
244TH ST SW/205TH ST NW
226TH PL SW
PINE ST
208TH ST SW
170TH PL SW
171ST PL SW
172ND PL SW172ND PL SW
MEADOWDALEDR
173RD ST SW
172ND ST SW
M E A D O WDALEDR
165TH PLS
W
OLYMPICVIEWDR
1 6 9 T H PLW
170THPLW
1 7 5THSTSW
173RD PL SW
88TH
AVE
W
86TH
AVE
W
204TH ST SW
86TH
PL
W
182ND PL
236TH PL
89TH
PL
W
76TH
PL
W
EDMONDS ST
1 9 8 T HSTSW
V ISTA WAY
186TH ST SW
217TH ST SW
95TH
PL
W
233RD PL
101ST
PL
W
87TH
AVE
W
173RD ST SW
70TH AVE W
71ST AVE W
185TH ST SW
185TH PL SW
187TH PL SW
186TH
188TH ST SW
79TH
P
L
W
226TH ST SW
79TH
AVE
W
240TH PL
202ND ST SW
83RD
PL
74THPLW
72ND
AVE
W
14TH WAY
215TH ST S W
175T H S T SW
77TH
AVE
182ND PL SW
98TH
PL
W
86TH
AVE
W
106TH
PL
W
241ST ST
214TH PL SW
90TH AVE W
80THAVEW
82ND
AVE
W
2 2 1 S T S T S W
174THSTSW
215TH ST SW
83RD
PL
225TH PL SW
69TH PL W
68TH PL W
70TH AVE W
75TH AVE W
1
9
1
STSTSW
74TH AVE W 192ND PL SW
192ND PL SW
69TH PL W
70TH AVE W
71ST PL W
72ND PL W
73RD AVE W
107TH
PL
W
78TH
PL
W
82ND
PL
W
2 28TH ST SW
71ST
PL
W
168THST SW
173RD ST SW
174TH ST SW
176TH ST SW
66TH PL W
175TH PL
232ND ST SW
8
2
ND
PL
W
214TH PL SW
222ND ST SW
176TH ST SW
242NDPLSW
243RD PL SW
235TH PL
OLYMPIC
VIEW
DR
74TH
AVE
W
204 TH PL S
W
70TH
PL
W
SPRAGUE ST
83RD
AVE
W
229TH PL SW
80TH
PL
W
FIR PL
M A P L E W O O D L N
172N D PLSW
13TH WAY
64TH
AVE W
65TH PL W
65TH AVE W
66TH PL W
67TH PL W
64TH AVE W
65TH AVE W
62ND PL W
177TH PL SW
178T H P L S W178TH PL SW
180TH ST SW
225TH PL SW
83RD
AVE
W
83RD
AVE
W
192ND PL SW
OLYMPICVIEWDR
89TH AVE W
79TH
AVE
W
178TH PL SW
PUGET WAY
81ST
PL
W
172ND ST SW
215TH ST SW
105TH
PL
W
91ST
AVE
W
85TH
PL
W
89TH
PL
77TH
AVE
W
VISTA PL
7TH PLS
86TH
PL
W
188TH ST SW
185TH PL SW
PENNY LN
64TH AVE W
66TH AVE W
67TH AVE W
189TH PL SW
190TH ST SW
191ST PL SW
171ST ST SW
184TH ST SW
95TH
PL
W
86TH
PL
W
194TH PL
85TH
PL
W
185TH ST SW
218TH ST SW
198TH PL SW
82ND
AVE
W
229TH PL
224TH ST SW
240TH PL SW
81ST
PL
W
227TH S T S W
81ST
PL
W
4TH
AVE
S
180TH ST SW
90TH
A
VE
W
81ST
AVE
W
VIEWLAND WAY
94TH
AVE
W
187TH PL SW
8TH
AVE
N
228TH ST SW
65TH PL W
64TH AVE W
62ND PL W
1 8 6 T H ST SW
6
6
T
H
P
L
185TH ST SW185TH ST SW
183RD PL SW
182ND ST SW
181ST PL SW
183RD PL SW
182ND PL SW
183RD ST SW
182ND ST SW
63RD CT
62ND PL W
67TH AVE W
181ST ST SW181ST ST SW
63RD PL
67THAVE
FIRE RD
69 T H P L W
71ST AVE W
192ND ST SW
191ST PL SW 191ST ST SW
72ND AVE W
92ND
AVE
W
86TH
AVE
W
86TH
PL
W
215TH PL SW
97TH
AVE
W
200TH ST SW
78TH
AVE
W
226TH PL SW
8TH
AVE
N
PUGET DR
205TH PL SW
82ND
AVE
W
164TH ST SW
226TH ST SW
77TH
PL
W
202ND ST SW
96TH
AVE
W
239T H PL S W
160TH ST SW
82ND
AVE
W
229TH ST SW
68TH AVE W
68TH AVE WBLUE RIDGE DR
193RD PL SW
194TH PL SW
194TH PL SW
1 9 3 R D PL SW
7
3
R
D P
L
194TH ST SW
72ND PL
190TH ST SW
191ST ST SW
192ND PL SW
66TH PL W
1
0
2
N
D
P
L
W
77TH
AVE
W
216TH ST SW
84TH
AVE
W
72ND
AVE
W
EDMONDS
WAY/SR
104
12TH
AVEN
182ND ST SW
187TH PL SW
72ND
AVE
W
1
0
1
S
T
A
V
E
W
81ST
AVE
W
194TH ST SW
86TH
AVE
W
187TH ST SW
86TH
PL
W
81ST
AVE
W
221ST PL SW
216TH ST SW
224TH ST SW
73RD
PL
W
83RD
AVE
W
74THPL
63RD PL W
P ARK WY
DALEWY
189TH PL SW 189TH PL SW
67TH AVE W
193RD ST SW 193RD ST SW
194TH ST SW
195TH PL SW
196TH ST SW
66TH AVE W
196TH ST SW
197TH ST SW
H EIN Z P L
69TH PL W
71ST PL W
7
3
R
D
A
V
E
W
189TH ST SW
68TH AVE W
75TH AVE 201ST PL
74TH PL W
75TH PL W
73RD AVE W
204TH ST SW
203RD PL SW
GLEN ST
HWY99
204TH ST SW
63RD
PL
W
63RD
AVE
W
60TH AVE W
208TH ST SW
210TH ST SW
212TH ST SW
66TH
AVE
W
67TH
AVE
W
N W T R A C T I O N R /W
214TH ST SW
213TH PL SW
215TH ST SW
67TH
AVE
W
66TH
AVE
W
61ST
PL
W
216TH ST SW
218TH ST SW
219TH ST SW
66TH
AVE
W
64TH
AVE
W
220TH ST SW
68TH
PL
W
68TH
AVE
W
222ND ST SW
224TH ST SW 224TH ST SW
220TH PL
221ST PL221STPLSW
223RD PL
223RDPLSW
67TH
PL
W
68TH
AVE
W
66TH
AVE
W
65TH
AVE
W
64TH
AVE
W
67TH
PL
W
66T
H
P
L
W
226TH ST SW
225TH PL
225TH PL S W
225TH PL SW
226TH ST SW
227TH PL SW
67TH
PL
W
63RD
PL
W
62ND
AVE
W
62ND
AVE W
227TH
STSW
68TH
AVE
W
67TH
PL
W
66TH
PL
65TH
PL
64TH
PL
W
228TH ST SW
229TH PL
230TH ST SW
68TH AVE W
230THSTSW
231STSTSW
6
3
R
D
A
V
E
W
6
3
R
D
P
L
66TH
AVE
W
67TH
PL
W
66TH
AVE
W
67TH
PL
W
232ND ST SW
232ND PL SW
233 PL
2 3 4 T H P L
23 3 RD S T S W
234THSTSW
234THST
64TH
AVE
W
63RDAV
E
W
6
3
R
D
A
V
E
W
66THAVEW
234TH PL 2 3 4 T H P L
235TH PL
65THPLW67THAVEW
234TH
ST
S
W235THSTSW
231ST ST SW
92ND
AVE
W
91ST
AVE
W
N W T R A C TIO N R/W
78TH
PL
W
236TH ST SW
8TH
AVE
N
A L BI O N W A Y
85th
Ave
W
4TH
AVE
S
5TH
AVE
S
6TH
AVE
S
A
AVE
S
7TH
AVE
S B
AVE
S
C A V E S
E D M O NDSWAY
178TH PL SW
6 9 THPLW
96T H P L W
BURLINGTON N O RT H E R N R AIL R O A D
PRD-1969-1
PRD-1984-1
PRD-1975-1
PRD-1981-2
PRD-1976-1
PRD-1983-1
PRD-1979-4
PRD-2002-40
PRD-2000-21
PRD-1969-1
PRD-2002-171
PRD-1987-1
PRD-1969-2
PRD-1989-1
PRD-1986-1
PRD-1981-1
PRD-1990-2
PRD-1978-1
PRD-1975-1
PRD-1988-2
PRD-1977-2
PRD-1977-1
PRD-1994-16
PRD-1990-1
PRD-1979-3
PRD-1994-12
PRD-2002-62
PRD-1980-2
PRD 2002-102
PRD-1988-1
PRD-2003-147
RS-6
RS-6
P
P
P
RS-12
RS-10
RS-10
RS-10
RS-10
P
P
P
P
P
RS-8
RS-8
P
P
P
RSW-12
RS-12
OS
RS-12RS-20 RS-20
MU
RS-8
RS-6
RS-20
MP1
RS-20
MP2
OS
RS-8
CW
P
CG
CG
RS-12
P
RSW-12
RS-10
CW
RS-8
RM-1.5
RS-20
RS-8
RS-8
RS-8
RS-8
RS-8
RS-12
RS-12
RS-12
RSW-12
RS-6
RS-10
RS-12
RS-6
CW
BC
RS-20
RM-2.4
RS-6
RS-8
OS
CG
RS-8
RS-12
RS-8
RS-10
RS-8
RS-12
RS-8
RS-8
RS-8
RS-8
RS-12
RS-8
RS-8
RS-8
RS-8
RS-12
RS-6
RS-12
RS-8
RS-8
RS-8
RS-8
RS-8
RS-8
RS-8
RS-12
RS-12
RS-6
RS-8
RS-MP
CW
RS-8
RM-2.4
RS-8
RS-6
RS-8
RS-10
RS-8
RS-8
RS-8
CG
RM-1.5
RM-1.5
RS-12
RS-12
RS-8
RM-1.5
RS-8
CG
RS-20
FVMU
RS-8
RM-2.4
RS-8
BC
RM-1.5
BP
RS-6
RM-1.5
OS
RS-12
RS-12
RS-20
OS
RM-2.4
RS-8
RS-8
RS-8
RS-10
RS-6
RM-2.4
BP
RS-8
RS-10
RM-3
RS-12
RS-12
BN
BD3
BC
RS-12
RS-12
RS-12
RM-2.4
BD1
BN
RS-12
RS-6
RM-2.4
RM-2.4
BN
BN
BN
BN
RM-1.5
BN
RS-6
RM-2.4
RM-1.5
RM-1.5
BD5
RM-2.4
RS-6
BD4
RM-3
RM-2.4
RM-3
RM-1.5
RS-6
RS-6RS-6
RS-6
RM-1.5
RM-1.5
RS-12
RM-3
OS
BD2
BD2
BD2BD2
RM-EW
BC-EW
OR
RM-3
CG
CG
CG
WMU
WMU
RS-8
CG
CG
BP
B C -E W R
M
-
E
W
R-1979-4
R-1979-12
R-1985-3
R-1995-177
R-1998-207
R-1990-1
R-1997-28
R-2001-34
R-2002-101
R-3-81
R-2002-38
R-1988-3
R-1988-2
Lake Ballinger
MAPLE ST
ALDER ST
BC-EW
BC
BN
RM-1.5
RM-2.4
H a l l s C r e e k
Shell Creek
W i l l o w C r e e k
Deer Creek
Perrinville Creek
Fruitd
ale C
re
e
k
Lund's G
ulch Creek
S
h
e
l
l
a
b
a
r
g
e
r
C
r
e
e
k
H
i
n
d
l
e
y
C
r
e
e
k
Edmonds Marsh
Stilth
o
use Cre
ek
Terrace Creek
Edmonds Marsh
H i n d l e y C r e e k
H a l l s C r e e k
P e r r i n v i l l e C r e e k
Perrinville Creek
Pe rrinville Creek
Edmonds Marsh
Puget Sound
²
This map is a representation of the official zoning mapof the City of Edmonds. Please check with theCity of Edmonds Planning Division before relyingon the zoning information described on this map.
600 0 600 1,200300
Feet
Zoning Designations and Descriptions
Map revision date: September 15, 2024Zoning2024_36x56.mxd
City of EdmondsZoning
[e Historic Sites Sites on Edmonds Register of Historic Places
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Rezones Contract Rezones (contractual requirements apply)
PRD PRD - Planned Residential Development
Single Family
RS-6 Single Family, 6,000 sq. ft. lots
RS-8 Single Family, 8,000 sq. ft. lots
RS-10 Single Family, 10,000 sq. ft. lots
RS-12 Single Family, 12,000 sq. ft. lots
RSW-12 Waterfront Single Family, 12,000 sq. ft. lots
RS-20 Single Family, 20,000 sq. ft. lots
RS-MP Single Family, Master Plan
Multi Family
RM-3 Multi Family, 3,000 sq. ft. of lot area per unit
RM-2.4 Multi Family, 2,400 sq. ft. of lot area per unit
RM-1.5 Multi Family, 1,500 sq. ft. of lot area per unit
RM-EW Multi Family, RM-Edmonds Way
Downtown Business
((((((((((((((((((BD1 Downtown Retail Core
((((((((((((((((((((((((BD2 Downtown Mixed Commercial
((((((((((((((((((BD3 Downtown Convenience Commercial
((((((((((((((((((((((((BD4 Downtown Mixed Residential
((((((((((((((((((BD5 Downtown Arts Corridor
((((((((((((((((((((((((OR Office-Residential
Commercial
WMU Westgate Mixed Use
BP Planned Business
BN Neighborhood Business
FVMU Firdale Village Mixed Use
BC Community Business
BC-EW Community Business, BC-Edmonds Way
CG General Commercial
Waterfront
CW Commercial Waterfront
MP1 Master Plan Hillside Mixed Use
MP2 Master Plan Hillside Mixed Use
Other
MU Medical Use
P Public Use
OS Open Space
9.1.c
Packet Pg. 307
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HuttPark
Brackett's LandingNorth
Seaview Park
Olympic Beach
HummingbirdPark
Meadowdale Beach County Park
MeadowdalePlayFields
Southwest County Park
Maplewood HillPark
PineRidgePark
Sierra Park
Yost Park
Pine St.Park
Lynndale Park / Skatepark
Lake Ballinger Park
Brackett'sLandingSouth
Marina Beach
CivicPlayfields
ArtsCenter
City Park
EdmondsMarsh
EdmondsElementary
EdmondsCommunityCollege
HickmanPark
WestgateElementary
Edmonds MemorialCemetery
SeaviewElementary
SherwoodElementary
Edmonds WoodwayHigh School
Old Edmonds WoodwayHigh School
Madrona K-8 School
FormerWoodwayElementary
College PlaceElementary
College PlaceMiddle School
MaplewoodK-8 Co-op School
Chase LakeElementary
Holy RosaryPrivate School
76TH
AVE
W
220TH ST SW
MAIN ST
EDMONDS
WAY
212TH ST SW
PINE ST
100TH
AVE
W
9TH
AVE
N
80TH
AVE
W
8TH
AVE
S
96TH
AVE
W
DAYTON ST
98TH
AVE
W9TH
AVE
S
244TH ST SW/LAKE BALLINGER WAY
DALEY ST
MAPLE ST
WALNUT ST
238TH ST SW
T A L B O T R O A D
224TH ST SW
240TH ST SW
ALDER ST
7TH
AVE
N
7TH
AVE
S
PUGET DRIVE
OLYMPIC
AVE
FIR ST
12TH
AVE
N
95TH
PL
W
3RDAVEN
B O W D O I N W A Y
93RD
PL
W
232ND ST SW
2NDAVEN
72ND
AVE
W
71ST
AVE
158THPL
S
W
75TH
PLW
73R
D
PLW
161STPL S W
160TH PL SW
66TH
PL
S
W
161ST ST SW
162ND PL SW
162ND ST SW
7
0
T
H
P
L
S
W
72ND
AVE
W
163RD PL SW
164TH ST SW
66TH
AVE
W
163RD PL SW
1 6 2 N D
163RD PL SW
165TH PL SW
MAGNOLIA LN
CEDAR ST
WALNUT ST
ALDER ST
75TH
AVE
W
90TH
AVE
W
242ND ST SW
A
AVE
S
N.205TH ST
92ND
AVE
W
104TH
AVE
W
6TH
AVE
N
234TH ST SW
10TH
AVE
N
CASPERS ST
C
AVE
S
M
A
P
LEWOOD
DR
NW
TRACTION
R/W
CEDAR ST
184TH ST SW
SUNSETAVEN
106TH
AV
E
W
ELM ST
4THAVEN
210TH ST SW
MEADOWDALEROAD
206TH ST SW
231ST ST SW
222ND ST SW
81ST
PL
W
81ST
AVE
W
97TH
PL
W
SPRAGUE ST
F
I
R
D
A
L
E
A
V
E
165THPLSW
76TH
AVE
W
MEADOWDALERD
67THAVEW 66TH
AVE
W
65TH
AVE
W
MEADOWDALEBEACHRD
74THPLW
BURLINGTONNORTHENRAILROAD
B
E
R
T
O
LARD
171ST
ST
SW
75THPLW
76TH
AVE
W
1
69THPL W
73RDPLW
68TH
AVE
W
OLYMPICVIEWDR
M EADOWDALEBEACH
RD
OLYMPIC
VIEW
DR
17 5 TH P L
BRA E MARDR
SIERRA DR
80TH
AVE
W
83RD
AVE
W
196TH ST SW
MAPLE ST
72
N
D
P
L
W
233rd St SW
9TH
AVE
S
F R E D E R I C K P L
179TH ST SW
SIERRA DR
ADMIRAL WAY
78TH
AVE
W
77TH
PL
W
MAPLE LANE
1 5 T H S T S W
86TH
AVE
W
82ND
AVE
W
97TH
AVE
W
HOLLY LANE
SPRUCE ST
1
0
2
N
D
P
L
W
237TH PL SW
CHERRY ST
217TH ST SW
199TH ST SW
HIG
H
ST
175TH ST SW
JAMESST
95TH
AVE
W
ELMPL
8
3
R
D
A
V
E
W
174TH ST SW
BU RLIN GT O N N O RTH EN R AILR O A D
TALBOT RD
TALBO T R D
76TH
AVE
W
69TH
AVE
W
S
O
UNDVI E W D R
SO
U
N
D
VI
E
WLN
180TH ST SW
74T
H
A
V
E
W
73RD
A
V
E
W
1 7 9 T H S T S W
HOME
V
IEW DR
R I D G E W AY
OLYMPICVIEWDR
O
L
Y
M
P
I
C
V
I
E
W
D
R
OLYMPIC V I E W D R
OLYMPICVI E W DR
TALBOTRD
VISTA
DEL
MAR
DR
91ST
PL
W 184TH ST SW
76THAVEW
O LYMPICVIEWDR
EOLYMPICVIEWDR
76TH
AVE
W
186TH ST SW
188TH ST SW
84TH
AVE
W
81ST
AVE
W
85TH
PLW
92ND
AVE
W
HIGHST
OLYMPIC
VIEW
DR
94TH
AVE
W 188TH ST SW
SOUNDVIEWPL
86T
H
AVE
W
88TH
AVE
W
91ST
AVE
W
OLYMPICVIEW DR
DRIFTWOODLANE
HIN
DLEY LANE
WILL O W I C K L N
91ST
AVE
W
RAILROADAVE
202ND PL SW
10THPLN
MADRONA LANE
5THAVEN
107TH
PL
W
201ST ST SW
106TH
PL
W
CAROL WAY
172ND ST SW
HINDLEY LANE
83RD
PL
W
101ST
AVE
W
240TH PL SW
104TH
PL
W
HEMLOCK WAY
PIONEERWAY
84TH
AVE
W
HOWELL WAY
169TH PL
F
I
R
D
ALE
AVE
ROBBERS ROOST /235TH PL SW
SUNSETAVES
1 7 0 T H P L S W
ELM WAY
P
A
R
A
DIS
E
LA
NE
GLEN ST
ANDOVER
ST
89TH
PL
W
10TH
AVE
S
S
O
U
N
D
V
I
E
W
D
R
241ST PL SW
BURLINGTONNORTHERNRAILROAD
191ST PL SW
88TH
AVE
W
89TH
AVE
W
192ND ST SW 84TH
AVE
W
192ND ST SW
DELL
W
O
O
D
D
R
191ST ST SW
76TH
AVE
W
7
6
T
H
A
V
E
W
196TH ST SW
80TH
AVE
W
VIEWLAND WAY
8TH
AVE
N
INTERSTATE
5
188TH PL SW
68TH AVE W
88TH
PL
W
HEMLOCK ST
80THPLW
6TH
PL
S
74TH
PL
W
85TH
AVE
W
CYRUS
PL
231 S T PL S W
238T H P L S W
82ND
PL
W
ALOHA ST
WHARFST
2ND
AVE
S
PINEST
8TH
PL
S
11TH
PL
N
SIERRA PL
HOLLY DR
213TH PL SW
94TH
PL
W
92ND
PL
W
88TH
AVE
W
7
5
T
H
P
L
W
99THPL W
87TH
AVE
W
190THPLSW
LAUREL ST
14TH ST SW
93RD
AVE
W
207TH PL SW
205TH PL SW
69TH
AVE
W
194TH ST SW
13TH WAY
105TH
PL
W
SEA
VISTA
PL
94THPL
PUGETDRI
VE
PUGET D R I V E
88TH
AVE
W
198TH ST SW
76TH
AVE
W
200TH ST SW
202ND ST SW
201ST ST SW
200THSTSW
80TH
AVE
W
84TH
AVE
W
BLAKE PL
OCEANAVE
216TH PL SW
164TH PL SW
214TH PL SW
PUGETLANE
78TH
PL
W
2 2 9TH PL SW
BIRCH ST
98TH
PL
W
CORONADO
PL
208TH PL SW
NOTTINGHAM LANE
SHELL VALLEY ROAD
198TH ST SW
DRIFTWOODPL
MAPLE WAY
187TH PL SW
LUND'S GULCH ROAD
215TH ST SW
173RD ST SW
EUCLID AVE
191ST PL SW
73RD
PL
W
79TH
PL
W
79TH
AVE
W
85TH
PL
W
102ND
AVE
W
SEALA W N D R
207TH ST SW
69TH
PL
W
186TH PL SW
209TH PL SW
243RD PL SW
89TH
AVE
W
SOMERSETLANE
96TH
PL
W
176TH PL SW
177TH ST SW
CAROLWAY
VISTA PL
OLYMPIC
AVE
8TH
AVE
N
BROOKMERE DR
BROOKMERE
DR
CARY
ROAD
HANNA
PARK
2NDAVEN
2NDAVEN
3RDAVEN
CAROL WAY
3RDAVEN BELLST
MAINST
6TH
AVE
N
DAYTON ST
FORSYTH LANE
DALEYPL
HOMELAND D R
195TH ST SW
84TH
PL
W
MELODY LANE
242ND PL SW
MOUNTAIN LANE
BROOKMERE DR
87TH
PL
W
168T
H
P
L
S
W
SOUNDVIEW PL
HILLCREST
PL
SATER LANE
229TH ST SW
PUGET WAY
179TH PL SW
CASCADE DR
WATER ST
90TH
PL
W
157TH
PL
SW
12TH PLN
GRANDVIEWST
218TH PL W
201ST PL SW
NORTHSTREAMLANE
198THPL S W
P A R K R O A D
EMERALD HILLS DR
204THPL SW
WDAYTONST
3RDAVES
4TH
AVES
EDMONDS
WY/SR
104
6TH
AVE
S
5TH
AVE
S
7TH
AVE
N
WALNUT ST
5TH
AVE
S
7TH
AVE
S
HEMLOCK WAY
SEAMONT LN
ERBEN DR
3RD
AVE
S
PINE ST
ELM WAY
B
AVE
S
BELL ST
10TH
AVE
N
101ST
PL
W
SHELLPL
FIR PL
228TH PL SW
7
7
T
H
AVE
W
RAILROAD ST
7TH
PL
S
VISTA WAY
157TH ST SW
199T
H
PL
227TH PL SW
85TH
A
VE
W
SKYLINEDR
GILTNER LANE
POPLARWAY
14TH WAY
8 9 THP
L
221ST PL SW
235th ST SW
224TH PL SW
BOAT LAUNCH
VIEWLAND WAY
DURBIN
ST
215TH PL SW
182ND PL SW
240TH ST
158TH ST
W
OO
D
L
A
K
E
DR
DRIFTWOODLN
6TH
PL
220TH PL SW
VIEW
PL
HIGHLAND
DR
ALANADALEPL
10TH
PL
S
EXCELSIOR PL
ALOHA WAY
10TH
PL
N
DALEY ST
9TH
AVE
N
12TH
PL
N
12TH
AVE
N
HI G H L A N D D R
SKYLINE
DR
MAIN ST
85TH
PL
W
88TH
AVE
W
MAPLEWOOD
DR
MAIN ST
PARK
RD
M
A
I
N
S
T
SHELLV
A
L
L
E
Y
W
Y
8 3 R D A V E W
8
2
N
D
A
V
E
W
211TH PL
80TH
AVE
W
82ND
AVE
W
81ST
AVE
W
80TH
AVE
W
80TH
AVE
W
76TH
AVE
W
77TH
AVE
W
208TH ST SW
72ND
AVE
W
HWY99
68TH
AVE
W
212TH ST SW
HWY99
N W T R A C T I O N R /W
216TH ST SW
233RD PL SW
SIERRA ST
SEALAWNPL
SPRUCE PL
76TH
PL
W
BIRCH PL
80TH
WY
FOREST DELL DR
233RD ST SW
SUNS
E
T
WAY
CASCADE LANE
209 T H S T S W
LINDSAYPL
LAUREL WAY
196TH PL SW
15T H W A Y S W
105TH
AVE
W
203RD PL SW
184TH PL SW
210TH P L S W
LAUREL LANE
ALOHA
PL
VIEWMOOR PL
217TH PL SW
206TH PL
205TH ST
LIT T L E
180TH PL
8
7
T
H
P
L
76THPLW
70TH
P
L
W
9
1ST
A
V
E
W
219TH ST SW
203RD ST SW
68TH
AVE
W
70TH
AVE
W
HWY99
220TH ST SW
226TH ST SW
2 2 7 T H P L
LAKE
VIEW
DRIVE
74THAVEW
72NDAVEW 229THSTSW
230THSTSW
229THPLSW
75TH
AVE
W
74TH
AVE
W
236TH
S
T
S
W
M C A L E E R W A Y
237TH STSW
7
4
T
H
A
V
E
W
74THAVEW
BEESON
PL
240TH PL SW
225TH ST
86TH
PL
W
187TH ST SW
8
6
T
H
P
L
W
80TH
PL
W
9 0 T H P L W
8TH
AVE
N
7
4
T
H
P
L
W
70TH
AVE
W
215TH ST SW
78TH
AVE
W
226TH PL
242ND PL SW
8
TH
PLS
73RD
AVE
W
89TH
AVE
W
76TH
AVE
W
80TH
LN
238TH ST SW
HWY99
76TH
AVE
W
HWY99
81ST
PL
W
HWY99
80TH
AVE
W
226TH ST SW
225TH PL SW 76TH
AVE
W
224TH ST SW
223RD ST SW
82ND
PL
W
218TH ST SW 80TH
AVE
W
76TH
AVE
W
239THSTSW
237THPLSW
GLEN ST
7
T
H
P
L
S
EDMONDS ST
101ST
AVE
W
164T H P L S W
71ST
PL
W
E L M PL
74
T
H
P
L
W
204TH ST SW
88TH
PL
W
181ST PL
70
T
H
A
V
E
W
231ST ST SW
191ST ST SW
242ND PL
72ND
AVE
W
95TH
AVE
W
77TH
PL
W
203RD ST SW
78TH
AVE
W
93RD
PL
W
234TH PL
181ST PL SW
80TH
P
L
241ST ST SW
SUMMIT
LN
86TH
PL
W
8 7T HPL
W
88TH
AVE
W
88TH
PL
W
220TH ST SW
84TH
AVE
W
88TH
AVE
W
9
0
T
H
A
V
E
W
85TH
AVE
224TH ST SW
87TH
PL
W
87TH
AVE
W
224TH ST SW
86TH
AVE
W
228TH ST SW
88TH
AVE
W
90TH
AVE
W
23 2 N D S T S W 231ST PL SW
E
D
M
O
N
D
S
W
A
Y
84TH
AVE
W
240TH ST SW
89TH
PL
W
89TH
PL
W
90TH
AVEW
87TH
PLW
2NDAVES
189TH PL
78TH
P
L
W
78TH
PL
W
1 8 1 S T P L S W
202ND PL SW
73RD
AVE
W
85TH
PL
W
81STPLW
EDMONDSST
87TH
AVE
W
182ND ST
77TH AVE W
79TH
AVEW
84TH
AVE
W
236TH ST SW
237TH PL SW
189TH PL SW
219TH ST SW
9
0
T
H
P
L
W
78TH
PL
W
238TH ST SW
80TH
PL
W
242ND PL SW
12TH
PL
N
182ND PL S W
244TH ST SW/205TH ST NW
2
4
2
N
D
PL
S
W
242N D ST
92ND
AVE
W
242ND ST SW
9
7
T
H
PLW
92ND
AVE
W
81ST
AVE
W
7TH
AVE
S
90TH
AVE
W
66TH
PL
W
84TH
AVE
W
211TH PL
72ND
PL
W
8TH
AVE
S
81ST
AVE
226THPLSW
78TH
PL
W
230TH ST SW
79TH
PL
W
86TH
PL
W
221ST PL
CASCADE DR
236TH ST SW
234TH ST SW94TH
PL
W
99TH
PL
W
235TH PL
236TH PL
97TH
PL
W
231ST PL SW
94TH
AVE
W
98TH
AVE
W
96TH
AVE
W
95TH
PL
W
228TH ST SW
227TH PLSW
226TH PL SW
99TH
AVE
W
99TH
PL
W
93RD
PL
W
92ND
AVE
W
98TH
AVE
W
220TH ST SW
96TH
AVE
W
93RD
AVE
92ND
AVE
W
216TH ST SW
77T
H
PL
W
207 TH PL SW
BELL ST
193RD PL SW
194TH PL SW
197TH ST
82ND
PL
W
202 N D P L SW
190TH ST SW
99TH
PL
W
192NDSTSW
85TH
AVE
W
241ST PL SW
243RD PL SW
6TH
AVE
S
ALDER ST
238TH ST SW
218TH ST SW
84TH
PL
W
78TH
AVE
W
96TH
PL
W
93RD
PL
W
B
U
R
L
I
N
G
T
O
N
N
O
R
T
H
E
R
N
R
A
I
L
R
O
A
D
219TH ST SW
6
8
T
H
A
V
E
W
PINE ST
92ND
AVE
W
92ND
PL
W
95TH
PL
W
BOWDOINWAY
96TH
AVE
W
E
D
M
O
N
DS
WAY
ELM W A Y
8TH
AVE
S
ED
M
O
N
D
S
W
A
Y
14TH WAY
14TH
WAY
106TH
PL
W
E
D
M
O
N
D
S
W
AY
100TH
AVE
W
231ST ST SW
J O H N C T
232ND ST SW
ROBIN HOOD DR
HUMBER
LN
W
E
S
T
G
REYSTONE
LN
1 7 0 T H P L S W
94THPLW
95TH
PL
W
97TH
PL
W
209TH ST SW
68TH
AVE
W
190TH ST SW
236TH ST SW
77TH
PL
W
189TH PL SW
240TH PL SW
77TH
AVE
223RD ST SW
83RD
PL
W
213TH ST SW
72ND
AVE
W
242ND PL SW
80TH
AVE
W
228TH ST SW
160TH ST SW
FRIAR
T
U
C
K
L
N
R
O
B
I
N
H
O
OD
DR
237TH PL SW
101ST
PL
W
101ST
AVE
W
100TH
AVE
W
102NDPL
W
100THAVEW
244TH ST SW 1
0
1
ST
AVE
W
104TH
AVE
W
244TH ST SW/205TH ST NW
EASTGREYST
O
N
E
L
N
TOTEM POLE LNEAGEL LN / 242ND ST SW
BERRY LN/243RD PL
TIMBER LN
114TH AVE W
IVY RD/240TH ST SW
239TH PL SW
WESTWOOD
W
A
Y
LN
239TH PL SW
78TH
AVE
W
71ST
AVE
W
84TH
PL
W
85TH
PL
W
204TH ST SW
ALOHA ST
192ND
PLS
W
78TH
PL
W
BROOKMERE DR
7
5
T
H
P
L
W
106TH
PL
W
78TH
AVE
W
83RD
AVE
W
74THAVEW
78TH
AVE
W
82ND
PL
W
SPRUCE ST
79TH
AVE
W
92ND
AVE
W
2ND
AVE
S
238TH ST SW
236TH PL SW
111TH PL W
110TH PL W
113TH PL W
115TH PL W
112TH PL W
236TH PL SW
WOODHAVEN PL 110TH PL SWWOODWAY PARK RD
TIMBER LN
BURLINGTON NORTHERN RAILROAD
116TH AVE W
BURLINGTON NORTHERN RAILROAD
WACHUSETT ROAD
W
A
C
H
U
S
E
TT
R
O
A
D
W
O
O
D
W
A
Y
P
A
R
K
R
D
WOODWAY PARK RD
NORT H D E E R D R
S O U T H D E E R D R
108TH AVE W
DOGWOOD PL
S O U T H D O G W O O D L N
NORTH DEER DR
DOGWOOD LN
D O G W O O D L N
A L G O NQUIN RD
WOODWAYPARKRD
KUSHAN RD
NORTH DOGWOOD LN
N
O
RTH
DOGWOODLN
M
A
K
A
H
R
D W H I T C OM PL
WOODWAY
PARK
RD
3RD
AVE
S
73RD
PL
W
191ST ST
181ST PL SW
99TH
AVE
W
236TH PL SW
185TH PL SW
225T
H
PLSW
ELM WAY
7
8TH
PL
W
222ND STSW
194TH ST SW
7
9
T
H
PL
W
85TH
PL
W
217TH ST SW
180TH ST SW
ADMIRAL WAY
SEA
V
I
S
TA PL
ELM ST
BELLA COOLA RD
CHINOOK
PL
/
117TH
PL
W
NOOTKA
RD
MAKAH
RD
MAKAH RD
POINT EDWARDS PL
216TH ST SW
3RD
AVE
S
4TH
AVE
S
7TH
AVE
S
6TH
AVE
S
6TH
AVES
9TH
AV
E
S
8TH
AVE
S
2ND
AVE
S
3RD
AVE
S
4TH
AVE
S
82ND
PL
W
230TH ST SW
PIONEER
WY
235TH S T S W
69TH
PL
W
107TH
PL
W
78TH
PL
W
81ST
AVE
W
232ND PL SW
77TH
PL
W
229TH ST SW
82ND
AVE
W
185TH ST SW
193RD PL SW
88TH
AVE
W
86TH
PL
W
240TH ST SW
BIRCHST
1 8 3 R D P L S W
97TH
A
V
E
W
207TH PL
86TH
AVE
W
94THAVEW
236TH ST SW
185TH PL SW
80TH
PL
W
QUAIL LN
164TH PL S W 164TH PL SW
64TH
AVE
W
63RD
AVE
W
62ND
AVE
W
63RD
AVE
W
66TH
AVE
W
168TH ST SW
68T
H
AVE
W
225TH PL
156TH ST SW
82ND
AVE
W
93RD
AVE
W
87TH
AVE
W
242ND ST SW
67TH
AVE
W
77TH
PL
W
206TH ST SW
230TH ST SW
74TH
AVE
W
9
1
S
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2 2 7T H P L S W
90TH
PL
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80TH
PL
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7
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244TH ST SW/205TH ST NW
226TH PL SW
PINE ST
208TH ST SW
170TH PL SW
171ST PL SW
172ND PL SW172ND PL SW
MEADOWDALEDR
173RD ST SW
172ND ST SW
M E A D O WDALEDR
165TH PLS
W
62ND
AVE
W
OLYMPICVIEWDR
1 6 9 T H PLW
170THPLW
1 7 5THSTSW
173RD PL SW
88TH
AVE
W
86TH
AVE
W
204TH ST SW
86TH
PL
W
182ND PL
236TH PL
89TH
PL
W
76TH
PL
W
EDMONDS ST
1 9 8 T HSTSW
V ISTA WAY
186TH ST SW
217TH ST SW
95TH
PL
W
233RD PL
101ST
PL
W
87TH
AVE
W
173RD ST SW
70TH AVE W
71ST AVE W
185TH ST SW
185TH PL SW
187TH PL SW
186TH
188TH ST SW
79TH
P
L
W
226TH ST SW
79TH
AVE
W
240TH PL
202ND ST SW
83RD
PL
74THPLW
72ND
AVE
W
14TH WAY
215TH ST S W
175T H S T SW
77TH
AVE
182ND PL SW
98TH
PL
W
86TH
AVE
W
106TH
PL
W
241ST ST
214TH PL SW
90TH AVE W
80THAVEW
82ND
AVE
W
2 2 1 S T S T S W
174THSTSW
215TH ST SW
83RD
PL
225TH PL SW
69TH PL W
68TH PL W
70TH AVE W
75TH AVE W
1
9
1
STSTSW
74TH AVE W 192ND PL SW
192ND PL SW
69TH PL W
70TH AVE W
71ST PL W
72ND PL W
73RD AVE W
107TH
PL
W
78TH
PL
W
82ND
PL
W
228TH ST SW
71ST
PL
W
168THST SW
173RD ST SW
174TH ST SW
176TH ST SW
66TH PL W
175TH PL
232ND ST SW
8
2
ND
PL
W
214TH PL SW
222ND ST SW
176TH ST SW
242NDPLSW
243RD PL SW
235TH PL
OLYMPIC
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74TH
AVE
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204 TH PL S
W
70TH
PL
W
SPRAGUE ST
83RD
AVE
W
229TH PL SW
80TH
PL
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FIR PL
M A P L E W O O D L N
172N D PLSW
13TH WAY
64
TH AVE
W
65TH PL W
65TH AVE W
66TH PL W
67TH PL W
64TH AVE W
65TH AVE W
62ND PL W
177TH PL SW
178T H P L S W178TH PL SW
180TH ST SW
225TH PL SW
83RD
AVE
W
83RD
AVE
W
192ND PL SW
OLYMPICVIEWDR
89TH AVE W
79TH
AVE
W
178TH PL SW
PUGET WAY
81ST
PL
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172ND ST SW
215TH ST SW
105TH
PL
W
91ST
AVE
W
85TH
PL
W
89TH
PL
77TH
AVE
W
VISTA PL
7TH PLS
86TH
PL
W
188TH ST SW
185TH PL SW
PENNY LN
64TH AVE W
66TH AVE W
67TH AVE W
189TH PL SW
190TH ST SW
191ST PL SW
171ST ST SW
184TH ST SW
95TH
PL
W
86TH
PL
W
194TH PL
85TH
PL
W
185TH ST SW
218TH ST SW
198TH PL SW
82ND
AVE
W
229TH PL
224TH ST SW
240TH PL SW
81ST
PL
W
227TH S T S W
81ST
PL
W
4TH
AVE
S
180TH ST SW
90TH
AVE
W
81ST
AVE
W
VIEWLAND WAY
94TH
AVE
W
187TH PL SW
8TH
AVE
N
228TH ST SW
65TH PL W
64TH AVE W
62ND PL W
1 8 6 T H ST SW
6
6
T
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185TH ST SW185TH ST SW
183RD PL SW
182ND ST SW
181ST PL SW
183RD PL SW
182ND PL SW
183RD ST SW
182ND ST SW
63RD CT
62ND PL W
67TH AVE W
181ST ST SW181ST ST SW
63RD PL
67THAVE
FIRE RD
69 T H P L W
71ST AVE W
192ND ST SW
191ST PL SW 191ST ST SW
72ND AVE W
92ND
AVE
W
86TH
AVE
W
86T
H
PL
W
215TH PL SW
97TH
AVE
W
200TH ST SW
78TH
AVE
W
226TH PL SW
8TH
AVE
N
PUGET DR
205TH PL SW
82ND
AVE
W
164TH ST SW
226TH ST SW
77TH
PL
W
202ND ST SW
96TH
AVE
W
239T H PL S W
160TH ST SW
82ND
AVE
W
229TH ST SW
68TH AVE W
68TH AVE WBLUE RIDGE DR
193RD PL SW
194TH PL SW
194TH PL SW
1 9 3 R D PL SW
7
3
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P
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194TH ST SW
72ND PL
190TH ST SW
191ST ST SW
192ND PL SW
66TH PL W
1
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N
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W
77TH
AVE
W
216TH ST SW
84TH
AVE
W
72ND
AVE
W
EDMONDS
WAY/SR
104
12TH
AVEN
182ND ST SW
187TH PL SW
72ND
AVE
W
1
0
1
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W
81ST
AVE
W
194TH ST SW
86TH
AVE
W
187TH ST SW
86TH
PL
W
81ST
AVE
W
221ST PL SW
216TH ST SW
224TH ST SW
73RD
PL
W
83RD
AVE
W
74THPL
63RD PL W
P ARK WY
DALEWY
189TH PL SW 189TH PL SW
67TH AVE W
193RD ST SW 193RD ST SW
194TH ST SW
195TH PL SW
196TH ST SW
66TH AVE W
196TH ST SW
197TH ST SW
H EIN Z P L
69TH PL W
71ST PL W
7
3
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A
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W
189TH ST SW
68TH AVE W
75TH AVE 201ST PL
74TH PL W
75TH PL W
73RD AVE W
204TH ST SW
203RD PL SW
GLEN ST
HWY99
204TH ST SW
63RD
PL
W
63RD
AVE
W
60TH AVE W
208TH ST SW
210TH ST SW
212TH ST SW
66TH
AVE
W
67TH
AVE
W
N W T R A C T I O N R /W
214TH ST SW
213TH PL SW
215TH ST SW
67TH
AVE
W
66TH
AVE
W
61ST
PL
W
216TH ST SW
218TH ST SW
219TH ST SW
66TH
AVE
W
64TH
AVE
W
220TH ST SW
68TH
PL
W
68TH
AVE
W
222ND ST SW
224TH ST SW 224TH ST SW
220TH PL
221ST PL221STPLSW
223RD PL
223RDPLSW
67TH
PL
W
68TH
AVE
W
66TH
AVE
W
65TH
AVE
W
64TH
AVE
W
67TH
PL
W
66T
H
P
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W
226TH ST SW
225TH PL
225TH PL S W
225TH PL SW
226TH ST SW
227TH PL SW
67TH
PL
W
63RD
PL
W
62ND
AVE
W
62ND
AVE W
227THSTSW
68TH
AVE
W
67TH
PL
W
66TH
PL
65TH
PL
64TH
PL
W
228TH ST SW
229TH PL
230TH ST SW
68TH AVE W
230THSTSW
231STSTSW
6
3
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A
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W
6
3
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P
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66TH
AVE
W
67TH
PL
W
66TH
AVE
W
67TH
PL
W
232ND ST SW
232ND PL SW
233 PL
2 3 4 T H P L
2 33 R D S T S W
234THSTSW
234THST
64TH
AVE
W
63RDAV
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W
6
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W
66THAVEW
234TH PL 2 3 4 T H P L
235TH PL
65THPLW67THAVEW
234TH
ST
S
W235THSTSW
231ST ST SW
92ND
AVE
W
91ST
AVE
W
N W T R A C TIO N R/W
78TH
PL
W
236TH ST SW
8TH
AVE
N
A L BI O N W A Y
85th
Ave
W
4TH
AVE
S
5TH
AVE
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6TH
AVE
S
A
AVE
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7TH
AVE
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AVE
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C A V E S
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178TH PL SW
6 9 THPLW
96T H P L W
INTERSTATE
5
BURLINGTON NO RT H E R N R AIL R O A D
PRD-1969-1
PRD-1984-1
PRD-1975-1
PRD-1981-2
PRD-1976-1
PRD-1983-1
PRD-1979-4
PRD-2002-40
PRD-2000-21
PRD-1969-1
PRD-2002-171
PRD-1987-1
PRD-1969-2
PRD-1989-1
PRD-1986-1
PRD-1981-1
PRD-1990-2
PRD-1978-1
PRD-1975-1
PRD-1988-2
PRD-1977-2
PRD-1977-1
PRD-1994-16
PRD-1990-1
PRD-1979-3
PRD-1994-12
PRD-2002-62
PRD-1980-2
PRD 2002-102
PRD-1988-1
PRD-2003-147
R-1979-4
R-1979-12
R-1985-3
R-1995-177
R-1998-207
R-1990-1
R-1997-28
R-2001-34
R-2002-101
R-3-81
R-2002-38
R-1988-3
R-1988-2
Lake Ballinger
MAPLE ST
ALDER ST
BC-EW
BC
BN
RM-1.5
RM-2.4
Edmond s Marsh
ShellCreek
Hin d l e y C r e e k
Hi ndl e y C r e e k
Willow Creek
S
tilthous e C r e e k
H a l l s C r e e k
PerrinvilleCreek
H
all
sCreek
Frui t d a l e C r e e k
Terrac
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OutfallC
r
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W i l l o w C r e e k
Shella
b
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C
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Deer Creek
Northstream
Cre
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EdmondsMars
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Lund'sGulch Creek
BD2
BD2
BD1BC
P
OR
LDR-S
RM-3
RM-1.5
RM-3
CW
P
BD5
RM-1.5P
P
P
P
P
BD2
RM-1.5
LDR-L
P
RM-3
BP
P
P
P
P
BN
RM-3
BC
CW
OS
OS
RM-1.5
LDR-M
CG
CG
P
CG
CG
RM-2.4
BN
LDR-S
CG
OS
OS
BC
OS
RM-2.4
CG
CG
CG
CG
CG
CG
CG
CG
CG
CG
CG
CG
RM-EW
BC-EW
RM-EW
BD2
P
RM-2.4 BD3
LDR-S
LDR-S
RM-2.4
BD4
P RM-1.5
MP2
MP2
MP1
NCHBN
P
OS
BC-EWNCH
NCH
RM-1.5
NCH
RM-3
RM-2.4NCH
NCH NCH
MU
CG
CG
RM-2.4
RM-2.4
NCH
NCH
NCH
RM-2.4
P
NCH RM-3NCH
P
RM-2.4
NCH
RM-1.5
RM-3
LDR-M
LDR-M
LDR-M
LDR-M
LDR-M
P
LDR-M
LDR-M
BC
BN BC
BC-EW
RM-1.5
RM-1.5
BN
LDR-M
LDR-M
RM-3
RM-1.5
RM-3
RM-1.5
RM-1.5
LDR-S
LDR-S
LDR-S
LDR-S
LDR-S
LDR-S
BP
BP
LDR-M
LDR-M
LDR-M
LDR-M
LDR-M
RM-2.4
P
LDR-M
LDR-M
LDR-M
LDR-M
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-L
LDR-M
LDR-M
LDR-M
LDR-M
LDR-M LDR-M
RM-2.4
RM-2.4
WMU
Puget Sound
²
-RS Zoning changed to LDR-Various commercial and residential changed to NCH in designated areas
This map is a representation of the official zoning mapof the City of Edmonds. Please check with theCity of Edmonds Planning Division before relyingon the zoning information described on this map.
600 0 600 1,200300
Feet
Zoning Designations and Descriptions
Map revision date: May 29, 2025Zoning2025_36x56.mxd
City of EdmondsProposed 2025 Zoning
[e Historic Sites Sites on Edmonds Register of Historic Places
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Rezones Contract Rezones (contractual requirements apply)
PRD PRD - Planned Residential Development
Single Family
LDR-S Low Density Residential - Small Lot
LDR-M Low Density Residential - Medium Lot
LDR-L Low Density Residential - Large Lot
Multi Family
RM-3 Multi Family, 3,000 sq. ft. of lot area per unit
RM-2.4 Multi Family, 2,400 sq. ft. of lot area per unit
RM-1.5 Multi Family, 1,500 sq. ft. of lot area per unit
RM-EW Multi Family, RM-Edmonds Way
Downtown Business
((((((((((((((((((BD1 Downtown Retail Core
((((((((((((((((((((((((BD2 Downtown Mixed Commercial
((((((((((((((((((BD3 Downtown Convenience Commercial
((((((((((((((((((((((((BD4 Downtown Mixed Residential
((((((((((((((((((BD5 Downtown Arts Corridor
((((((((((((((((((((((((OR Office-Residential
Commercial
WMU Westgate Mixed Use
BP Planned Business
BN Neighborhood Business
FVMU Firdale Village Mixed Use
BC Community Business
BC-EW Community Business, BC-Edmonds Way
CG General Commercial
NCH Neighborhood Centers and Hubs
Waterfront
CW Commercial Waterfront
MP1 Master Plan Hillside Mixed Use
MP2 Master Plan Hillside Mixed Use
Other
MU Medical Use
P Public Use
OS Open Space
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From:Joan Bloom
To:Planning; Hope, Shane; Clugston, Michael; Shipley, Brad
Cc:Council
Subject:Public hearing tonight
Date:Wednesday, April 23, 2025 4:31:30 PM
Planning Board,
I beg you to maintain our residential development standards of 25' building heights and
35% lot coverage. Please, please not exceed the state minimum requirements.
Please do NOT bow to staff who are pushing to exceed state requirements AND existing
residential zoning standards by:
1. Allowing 30' building heights on arterials outside of Neighborhood Centers and
Hubs
2. Pushing for 45% lot coverage where three or more units may be built on a lot
3. Allowing the combination of the middle housing and ADU ordinance to build 3, 4 or
more units on each lot. The focus of the state requirement is TWO units per lot.
35% lot coverage provides open and green spaces as well as tree canopy, minimizes
heat islands. The middle housing ordinance, as drafted by the state, will provide more
housing resulting in more density, more market rate houses, less green space, less tree
canopy, more houses (ADUs and DADUs) that do NOT count toward the housing target,
already exceeded by 900 units in the 2024 Comp Plan.
Two-story houses will not accommodate aging in place of residents with mobility issues.
Two-story ADUs attached to these houses, will not support seniors and the disabled
aging in place.
Again, maintain our residential development standards of 25' building heights and 35%
lot coverage. DO NOT exceed the state minimum requirements.
Respectfully,
Joan Bloom
Edmonds City Councilmember 2012-2015
__
Joan Bloom
joanbloom@hey.com
Life in Motion blog: Joanbloom.com/archive
9.1.e
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From:Joseph Rowett
To:Shipley, Brad
Cc:Duane Landsverk
Subject:Middle Housing draft
Date:Tuesday, April 22, 2025 2:59:18 PM
Brad,
We appreciate the opportunity to offer feedback. Duane and I have looked through the code
and your notes below and have some comments.
Key topics for feedback:
Whether ADUs should count toward unit density on parent lot. ADU’s are not
permitted without a primary dwelling unit and thus should not count toward
density. The point of ADU’s is to allow for a smaller “accessory” unit on lots to
provide an affordable living option. If these small units count toward the density it
defeats the purpose and eliminates another source of revenue for the City and its
residents.
Limiting ADUs to detached single family homes and townhouses. Why should
these be limited? They should be allowed with any single family use: detached,
duplex, triplex, townhouse, etc. If it fits within the design criteria it should be
allowed.
A new LDR-W zone for townhouses and larger-scale middle housing near
Neighborhood Centers & Hubs, allowing: Is there a map associated with this zone?
It’s hard to comment without knowing where these are located. Density should
follow existing parks, churches, arterials, open spaces, etc. that allow the diverse
activity spaces to support this greater density.
Reduced setbacks (10’) and required build-to lines (15’) to create a
consistent edge along the streetscape
Height bonus (+5’) with 4:12 pitch. There shouldn’t be any reason to require a
pitch minimum. The market should be able to dictate architectural style.
Assuming the 5’ bonus is added to the 25’ currently, this bonus does nothing
to help. There is no way to get a 3 story townhouse under 30’ – especially
with a pitched roof. If townhomes are allowed then developers need to be
able to construct in a typical manner. 35’ should be the mark to any roof and
if a pitched roof is used that number should be to the mid point. Otherwise
that product will not come.
Streetscape improvements
Lot overlays apply to the parent lot and are based on size (small, medium, large
lot) with minor setback adjustments. What is a lot overlay? We couldn’t find
anything relating to this.
Lot coverage remains at 35% for 1–2 units, increased to 45% for 3–4 units. 35% is
9.1.e
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the current lot coverage for a single house. That should remain. It should then
bump to 40% for 2 units and up to 50% for up to 4 units. ADU’s should be allowed
per unit with an additional 5% lot coverage bonus allowed for each ADU. ADU’s
should also receive reduced side and rear setbacks.
Incentives to support cottage housing—what would make it feasible to build? The
cottage code as currently drafted is extremely complicated and far too
prescriptive. I doubt there will be many applications. There needs to be a level of
density that is established as an incentive to build cottages an in turn there should
be a simple level of design guidelines to follow suite. As other jurisdictions have
found out, when the code gets too long and detailed, developers don’t jump in to
figure it out.
Design standards that reduce garage dominance on street-facing facades: this
issue is a bit of a red herring. What the city is concerned about is valid, however
the actual make up of lots that are feasible for projects are not wide enough for
this to become an issue. The vast majority of lots within the city are only 60’ so
garages will not be facing the primary street. They will be facing the private
driveway up one side of the lot.
Garages set back 5’ behind building street-facing facade
Covered entries allowed to encroach 5’ into the front setback
RCW requires cities to permit 2–4 units per lot. Would a 3-unit by-right option
(without affordability restrictions) be preferable to 4 units tied to affordability?
Affordability is a noble goal but is incredibly difficult to meet in our current climate.
When permit fees are what they are and material prices keep rising, an affordable
housing unit is very difficult to achieve. What will truly drive affordability is to
incentivize a greater number of units. This will force smaller units which in turn will
keep the cost per unit low enough to ultimately keep the sale (or rental) price
lower. If you tie affordability into unit yield you will most likely receive the same low
number of those applications as the current cottage code. There will be a few
developers/builders you want to figure it out, but most will take the path of least
resistance to streamline the process.
Is public works going to be invited to the meetings? We think it’s important they
weigh in on the infrastructure to ensure these grand plans are buildable as it
relates to shared side sewers, water meter placement with spaghetti lines,
hydrants, roads, driveways, etc.
There needs to be language to allow for the director or some senior person to
interpret the intent of the code when the inevitable “odd project” comes in. There
are lots throughout the city where the “typical dimensions” are not met and there
needs to be a process for still gaining approval when the width is too narrow or it’s
an odd shape or something similar.
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Looking at an aerial map of the City, the vast majority is no where near a view. It
seems counterintuitive to maintain the historical 25’ height restriction throughout
the entirety of the city when there is no benefit. It seems a simple solution would
be to place an overlay zone along the view side of the city to maintain the 25’ heigh
limit but throughout the area where almost all of the redevelopment will take
place, increase the height limit to something more in line with other jurisdictions.
We strongly feel the simpler the code, the better success for everyone involved. If
we can move toward a more form-based code approach where the city
established the “box” – width + depth + height with some simple design guidelines,
the market will dictate what is built by how well it is received.
Joseph Rowett
Landsverk Quality Homes, Inc.
24113 56th Ave W
Mountlake Terrace, WA 98043
Office: 425-742-2742
Cell: 425-760-9218
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From: Jon Milkey <jpmilkey@gmail.com>
Sent: Wednesday, April 23, 2025 10:23 AM
To: Hope, Shane <shane.hope@edmondswa.gov>
Cc: Clugston, Michael <Michael.Clugston@edmondswa.gov>; JPM <JPMilkey@gmail.com>
Subject: Re: Middle Housing - Public Hearing Input
Good morning Director Hope and thank you for your reply.
As you know, I am a member of the Planning Board and chose to provide
input for the Public Hearing since I have to be out of town today. I am
providing my input as a resident since I may be the only board member
that does not agree with the amount of material included in the ordinance
and the required timeline to implement.
My input includes issues that have not been completely addressed, those
that are contrary to your guidance which residents may have mistakenly
assumed would be followed, and issues I as a resident do not agree are
the best path forward. Implementing this exponential density increasing,
aggressive plan, all at once will result in unintended consequences that
may be avoided with a slower or phased implementation plan.
As I hope you are aware, many of the issues in the draft ordinance are
extremely controversial - 30' heights extended from NCH, 45% lot
coverage, combining middle housing and ADU ordinance to exponentially
increase density, proposing cottage housing without details...
Middle housing is a relatively complex issue - an issue that your staff was
working on for some time and only released the details in the last few
weeks. The board and residents are required to come up to speed and
attempt to foresee changes from existing residential zoning and impacts in
a very limited amount of time as volunteers.
So, I am requesting this information be included in the Public Hearing
comments and would greatly appreciate a response.
Thank you again.
From: Jon Milkey <jpmilkey@gmail.com>
Sent: Wednesday, April 23, 2025 7:53 AM
To: mike.clugston@edmondswa.gov
Cc: Hope, Shane shane.hope@edmondswa.gov>
Subject: Middle Housing - Public Hearing Input
9.1.e
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Citizens Planning Board Bcc
Good morning,
I request the middle housing ordinance only consider the minimum state
requirements and remain within existing residential standards (25'
building heights and 35% lot coverage) to facilitate approval by 6/25. As
stated in the Planning Director guidance (attached), it is essential to
keep the code simple and as non-controversial as possible. As indicated
by numerous emails to the Mayor, Council and the Planning Board as
well as resident comments included within the 4/21 and 4/22 edition of
My Edmonds News, the draft middle housing ordinance is extremely
controversal as written. Also,the 2024 EMC survey results identified that
over development is a high priority for Edmonds residents and provisions
within this draft facilitate the potential exponential residential density
increase from one unit per parcel to four.
The Planning Director guidance also states "retain all setbacks, heights,
and the required lot coverage". The draft ordinance includes 30' building
heights (mirroring multi family zoning) within walking distance of NCH.
This is an extension of the NCH zoning that is NOT included in the Comp
Plan. Lot coverages are also proposed to be increased to 45% for lots
with three or more units. Again, increasing building height and lot
coverages is NOT in alignment with Director guidance. 35% lot coverage
is a part of what makes Edmonds providing mor eopen space and
maintaining the tree canopy.
I request LDR-W zoning be deleted. The zoning includes 30' building
heights, extends the NCH zoning outside of the approved zoning, and is
proposed to include a built to line which will closely resemble row houses
as a transition to NCH zoning. Transition zones are already included
within NCH zoning (heights limited to 30' adjacent to residential parcels)
and were also specifically removed from the Comp Plan (previously LU
15.1).
Another extremely controversial issue is combining the middle housing
ordinance with the ADU ordinance. As proposed in the draft middle
housing ordinance, staff is recommending two units per parcel, four if
within 1/4 mile of mass transit and four if one unit is affordable. So, the
maximum unit density for middle housing is two city wide and four
within 1/4 mile of mass transit and four (including an affordable unit)
developed where possible. By combining with the ADU ordinance,
maximum unit density will greatly exceed two units and approach four or
more units now exceeding (possible unintended consequence) the middle
housing ordinance. Also, the ADU ordinance includes a 35% coverage
area and the possibility of one single family home with two ADU's would
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increase to 45% coverage.
Cottage Housing has NOT been adequately developed or discussed and is
NOT required to be included in the LDR-M, L or W zoning since six middle
housing types are included. The allowable number of units or lot
coverages have not been identified for cottage housing.
As you are aware, only a few of the middle housing units count toward
Edmonds' housing goals which are exceeded by approximately 900 units
as a result of the approval of the Hubs and Centers. A majority of the
non-counting middle housing units will also be market rate. Finally,
many of the middle housing and ADU units will be two-story which will
not accommodate aging in place or those with mobility issues. So, it
appears that the middle housing ordinance is being used solely as a
method to exponentially increase market rate unit density, above state
requirements and director guidance, without regard for the resident
survey or recent resident input.
Sincerely,
Jon Milkey
Edmonds Resident
9.1.e
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You don't often get email from sherryeischen@gmail.com. Learn why this is important
From: Sherry Eischen <sherryeischen@gmail.com>
Sent: Wednesday, April 23, 2025 10:16 AM
To: Edmonds Development Services Admin <devserv.admin@edmondswa.gov>
Subject: Tonight’s planning meeting
Good morning, I would like to ask that you please forget the idea of raising building limit
heights from 25' to 30-35'. The limit we have seems to being do well for all of those that
live in the bowl and have views to the water and Olympics. We pay so much money for a
condo in downtown, why live in Edmonds if not for the views. My husband and I implore
you NOT to increase the building height. Why is it even being considered?
Thank you
Sherry Eischen
9.1.e
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Change Is Hard
Snohomish County, City of Edmonds, City of Mountlake Terrace
Missing Middle Housing - Ownership vs Renting
As a lifelong resident of Edmonds, I am disappointed in my role in what has become a very contentious
issue in our region. As I reflect over the last 30 years it is very clear that we have not planned enough for
the growth in housing demand that we see. Now it is mandated by the State that we take immediate
action to provide affordable housing to meet demand and for good reason. The remaining inventory is
limited in what types of housing can be built and being innovative under the current code is like climbing
a mountain.
The most important job we have is to provide a balance of housing types allowing us to meet the
demand and affordability stays in check. If we cannot accept change then affordability goes out the
window.
The real question is what kind of housing do we as a society want to provide? Is it going to be fee simple
housing that allows individuals the ability to invest in their future by building equity, or is it rental
housing stock that benefits either corporations or investors? The key to individual wealth has historically
come through home ownership. Perhaps it is both.
As a Developer my statement to you is that we can just continue with making things more prescriptive
and continue to restrict product and we will never see housing costs come down.
Supply will stay low and I am confident that we will continue to fail to meet the demand, thereby a
continued increase in the cost to home buyers and putting the dream of home ownership out of reach
for the next generation.
A key to reduce cost is to allow supply to increase through less restrictive codes. The more prescriptive
the codes the harder it is to meet all the specific site constraints. This can be achieved by creating
simple design guidelines that allow developers to build within the box by only restricting the height max,
lot setbacks, lot coverage and any necessary environmental restrictions.
Developers are only the tools for constructing the community’s vision. No developer is deciding what is
in the best interest of the community. They simply follow the guidelines provided and build what is
allowed. Currently innovation and creativity have no room in the prescriptive codes in place.
As the state of Washing has recognized by passing the numerous housing bills, permit times can be a real
deterrent to providing affordable housing.
Providing incentives for developers will work much better in achieving the goals of affordable housing
rather than punitive and restrictive codes.
9.1.e
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In thinking about the code updates, it is important that the planning commissions and the consultants
give consideration to the impact implementation will have on your staff time and ultimately your budget.
The amount of planning time to ensure compliance becomes problematic if the design standards are
overly complicated
Remember, the developer is not an architect and as such they need to be able to clearly understand the
job (ie the code).
Your consultants are doing a great job, but as you come to a close, remember, they are not the
developers that take the risk. They have many great ideas with the best of intentions, but these need to
be vetted by those being asked to implement to determine if there are unintended consequences that
will impact the viability and therefore affordability of a project.
A form-based code idea might be a faster and simpler way for a young reviewer (ergo affordable) to
implement the code in a timely fashion. The most difficult part of the process is going to be addressing
all the issues that come from changing the applicable codes within your jurisdictions.
I hope that everyone recognizes that it is easier to add items in at a later date that may be overlooked,
rather than to try to overregulate out of the gate. The worst-case scenario is that a few projects get
permitted that aren’t perfect, but we will actually start to see real progress towards the problem of
supply versus demand. We need to stay focused on what matters to our community before we worry
about how our homes look and feel. We should consider the importance of providing a clean well-built
home that people can afford. Some of our hard earned money can then go towards education, health
and fitness, church or just family time, which is paramount to a healthy society.
I am very appreciative of your comments and look forward to your leadership.
Sincerely,
Duane Landsverk
9.1.e
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1
Shipley, Brad
From:joe scordino <joe.scordino@yahoo.com>
Sent:Tuesday, May 13, 2025 8:46 PM
To:Citizens Planning Board
Cc:Edmonds Environmental Council; Council
Subject:Avoiding Adverse Environmental Effects in Updating the Middle Housing Code
Attachments:WAC 365-196-485_.pdf; RCW 36.70a.020_ Planning goals for development regulations.pdf
Please consider the adverse environmental consequences of any Housing Code recommendations
that go beyond the minimal requirements of HB 1110.
The last tree canopy assessment done in Edmonds found that 58% of Edmonds’ tree canopy is on
single-family residential land; thus increased buildings and lot coverage on a lot will likely involve a
reduction in tree canopy and adversely affect the environmental services that tree canopy and large
trees provide. Tree replacement will not mitigate the environmental impacts in the short term as it
takes 10 years or more for these trees to just reach a 6-inch diameter. Further, survival of newly
planted trees varies significantly by area, soil, and levels of maintenance - - so replacement trees
addition to tree canopy is very uncertain.
Stormwater runoff is also a huge issue in several of the Edmonds watersheds and additional runoff
from new development will only confound the problems. Stormwater management in this City has
failed to protect salmon habitat in Perrinville Creek and Shell Creek and thus cannot be relied on to
prevent further stormwater issues with new development.
Citizens understand that the requirements for additional housing units were ‘dumped’ on Edmonds
without regard to our unique shoreline environment, natural areas, salmon spawning streams, and
greenery. Thus, more reason for Edmonds to look for guidance in other State laws intended to
protect our environment from potential damaging effects of over-development.
Please take a look at the attached RCW 36.70A.020 and WAC 365-196-485 which necessitate
avoiding new development in areas with high probability of environmental conflicts and use those
laws as basis to only make the minimal changes to City Code necessary to implement HB 1110 in
Edmonds.
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City Council Agenda Item
Meeting Date: 06/10/2025
Public Hearing on Interim Ordinance to Prohibit the Removal of Certain Landmark Trees on Private
Property
Staff Lead: Councilmember Susan Paine
Department: City Council
Preparer: Beckie Peterson
Background/History
Ordinance 4389 was approved by Council on April 21, 2025.
Resolution 1569 was adopted on May 13, 2025 changing the date of the public hearing to June 10, 2025.
Notice for the public hearing was published May 23, 2025.
Recommendation
Conduct Public Hearing.
Narrative
Ordinance 4389 was approved by Council on April 21, 2025. prohibiting the removal of certain landmark
trees on a temporary basis, setting one year as the effective period of the interim regulation and
adopting a work plan.
Pursuant to RCW 36.70A.390 and
RCW 35A.63.220, the City Council shall hold a public hearing on this interim regulation within sixty days
of its adoption.
Attachments:
Ordinance 4389
Resolution 1569
06-10-25 Public Hearing Notice Interim Tree Ordinance
Public Written Comments for Public Hearing June 10 2025 revised
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ORDINANCE NO. 4389
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
ESTABLISHING AN INTERIM REGULATION TO PROHIBIT THE
REMOVAL OF CERTAIN LANDMARK TREES ON A TEMPORARY
BASIS, SETTING ONE YEAR AS THE EFFECTIVE PERIOD OF THE
INTERIM REGULATION AND ADOPTING A WORK PLAN.
WHEREAS, the city council adopted Ordinance 4217 on March 2, 2021, establishing an
interim regulation to temporarily prohibit the removal of certain landmark trees; and
WHEREAS, the city council adopted Resolution 1471 on April 27, 2021, adopting
findings of fact to justify the earlier adoption of the interim ordinance and extending its
effectiveness until September 2, 2021; and
WHEREAS, Ordinance 4217 was intended to be temporary while the city continued
work on drafting permanent revisions to the tree code; and
WHEREAS, Ordinance 4217 was not renewed or extended after it expired on September
2, 2021; and
WHEREAS, the tree code amendments that were contemplated in 2021 were delayed due
to various staffing changes and reductions in the planning and development department and the
need to prioritize the periodic update of the comprehensive plan; and
WHEREAS, the 2023 Climate Action Plan, adopted on March 21, 2023, via Resolution
1518, reinforces the importance of protecting and maintaining the city’s tree canopy; and
WHEREAS, the city council would like to renew the effort to protect landmark trees in
conjunction with its ongoing development code update, which arises from the recently adopted
periodic update to the city’s comprehensive plan; and
WHEREAS, this ordinance will provide temporary protection to trees that have a
diameter at breast height of thirty inches or more; and
WHEREAS, it will take about a year for the City to evaluate and consider the merits,
scope, and details of its permanent regulation; and
WHEREAS, the city council desires to adopt the following interim regulation to
temporarily protect landmark trees while this work can be done; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS DOES ORDAIN AS
FOLLOWS:
9.2.a
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Section 1. Purpose. The purpose of this interim regulation is to temporarily protect
certain landmark trees from “tree removal” as that term is defined in ECDC 23.10.020.V. This
temporary protection is intended to be in place while the city establishes permanent regulations
to govern the removal of such trees. For the purposes of this ordinance, a “landmark tree” shall
be defined as any tree with a diameter at breast height (DBH) of thirty inches or more.
Section 2. Applicability. The permitting exemption contained in ECDC 23.10.040.A
shall not extend to landmark trees. This ordinance shall not apply to any tree removal associated
with and permitted through a complete building permit application that has already been
submitted. This ordinance shall not apply to trees proposed to be removed in conjunction with
development activity pursuant to ECDC 23.10.060. This ordinance shall not apply to a tree
removal permit that has already issued.
Section 3. Prohibition. For as long as this ordinance remains in effect, it shall be
unlawful to direct any act of tree removal toward a landmark tree, as that term is defined in
Section 1, above, unless the landmark tree also meets the definition of hazard tree in ECDC
23.10.020.H or nuisance tree in 23.10.020.N.
Section 4. Duration of Interim Regulations. As long as the City holds a public
hearing on the interim regulations, the interim regulations shall not terminate until one year after
the effective date of this ordinance, unless it is repealed sooner. The city council hereby adopts
the work plan attached as Exhibit A hereto to justify the one-year period of this interim
ordinance pursuant to RCW 36.70A.390.
Section 5. Public Hearing on Interim regulations. Pursuant to RCW 36.70A.390 and
RCW 35A.63.220, the City Council shall hold a public hearing on this interim regulation within
9.2.a
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APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADAY
FILED WITH THE CITY CLERK: April 17, 2025
PASSED BY THE CITY COUNCIL: April 21, 2025
PUBLISHED: April 24, 2025
EFFECTIVE DATE: April 29, 2025
ORDINANCE NO.: 4389
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1
SUMMARY OF ORDINANCE NO. 4389
of the City of Edmonds, Washington
On the 21st day of April, 2025, the City Council of the City of Edmonds, passed Ordinance No.
4389. A summary of the content of said ordinance, consisting of the title, provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
ESTABLISHING AN INTERIM REGULATION TO PROHIBIT THE
REMOVAL OF CERTAIN LANDMARK TREES ON A TEMPORARY
BASIS, SETTING ONE YEAR AS THE EFFECTIVE PERIOD OF THE
INTERIM REGULATION AND ADOPTING A WORK PLAN.
The full text of this Ordinance will be mailed upon request.
DATED this 21st day of April, 2025.
CITY CLERK, SCOTT PASSEY
9.2.a
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Exhibit A
Work Plan for Developing a Permanent Tree Code to Protect Landmark Trees
Study case law application of “takings” issues related to trees (June-July 2025)
Analyze city’s tree permit types and trends in recent years (July- August –2025)
Identify and evaluate specific problems with the existing tree code (August-
September, 2025)
Clarify intent in updating the tree code (October 2025)
Clarify key definitions, including definition of landmark trees October 2025)
Study options for tree removal and replacement requirements (November-
December 2025)
Analyze types of tree permits needed and the processes to make them effective
December 2025-January 2026)
Study options for enforcement of tree regulations (January 2026)
Identify level of staffing needed to implement and enforce permanent tree code
ordinance (February 2026)
Develop specific draft language for updating tree code and get input from Planning
Board and public (February-March 2026)
Bring draft code to City Council, have public hearing, and adopt final version
March-April 2026)
9.2.a
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RESOLUTION NO. 1569
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EDMONDS,
WASHINGTON, CHANGING THE PUBLIC HEARING DATE ON
ORDINANCE 4389, WHICH ADOPTED INTERIM REGULA TIO NS FOR
LANDMARK TREES.
WHEREAS, Ordinance 4389 established interim regulations pertaining to landmark trees; and
WHEREAS, Section 5 of Ordinance 4389 established a public hearing date of May 27, 2025
"unless the city council, by subsequently adopted resolution, provides for a different hearing
date;" and
WHEREAS, the city council would now like to change the date of the public hearing on that
ordinance; now therefore,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, HEREBY
RESOLVES AS FOLLOWS:
Section 1. Pursuant to RCW 36.70A.390 and RCW 35A.63.220, the City Council shall hold a
public hearing on Ordinance 4389 on June 10, 2025 instead of May 27, 2025, as originally
contemplated.
RESOLVED this 13 th day of May, 2025.
CITY OF EDMONDS
MAYOR, MIKE ROSEN
ATTEST:
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
May 8, 2025
May 13, 2025
1569 RESOLUTION NO.
9.2.b
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_____________________________________________________________________________________________
Parking and meeting rooms are accessible for persons with disabilities.
Contact the City Clerk at (425) 771-2525 with 24 hours advance notice for special accommodations.
PUBLIC HEARING NOTICE
EDMONDS CITY COUNCIL
On June 10, 2025, the Edmonds City Council will hold a public hearing regarding the
following issue:
Ordinance No. 4389 Establishing an Interim Regulation to Prohibit
the Removal of Certain Landmark Trees on a Temporary Basis
The meeting will be held in the Council Chamber of Edmonds Public Safety Complex,
250 5th Avenue N., Edmonds, Washington. Council meetings are scheduled to start at
6:00 p.m. unless otherwise noticed. All interested persons are encouraged to attend and
provide oral and/or written comments. Meeting attendance is also possible via the Zoom
Platform. Citizens may connect using a computer or smart phone at:
https://zoom.us/j/95798484261 or join the meeting by phone at: US: +1 253 215 8782
Webinar ID: 957 9848 4261. Written comments are welcome prior to the public hearing,
https://www.edmondswa.gov/publiccomment.
Additional information may be obtained from:
Edmonds City Council
121 – 5th Avenue N
Edmonds, WA 98020
(425) 771-0248
____________________________ Scott Passey Edmonds City Clerk
Published: Friday, May 23, 2025
Posted: Friday, May 23, 2025
THIS NOTICE MAY BE REMOVED AFTER JUNE 10, 2025
WARNING! THE REMOVAL, MUTILATION, DESTRUCTION, OR CONCEALMENT OF
THIS NOTICE BEFORE THE DATE OF THE MEETING IS A MISDEMEANOR PUNISHABLE
BY FINE AND IMPRISONMENT.
9.2.c
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Edmonds City Council Public Comments
Public Hearing on Interim Ordinance to Prohibit the Removal of Certain
Landmark Trees on Private Property - June 10, 2025
Online Form 2025-06-02 09:50 AM(MST) was submitted by Guest on 6/2/2025 12:50:18 PM
FirstName Lianne
LastName Lindeke
Email
CityOfResidence Edmonds
AgendaTopic Support for Interim Tree Ordinance
Comments Dear Councilmembers, I am writing to express my support for the Interim
Tree Ordinance aimed at protecting Edmonds' landmark trees. The recent removal of the
100-year-old redwood, "Big Red," highlighted the need for immediate action to preserve our
city's natural heritage. According to the 2017 Urban Tree Canopy Assessment, Edmonds
had a tree canopy coverage of approximately 40%. However, recent reports indicate
ongoing tree loss, particularly on private properties, due to development pressures. These
legacy trees are more than just individual specimens; they are integral to our community's
ecosystem. They sequester carbon, prevent soil erosion, reduce stormwater runoff, purify
the air, provide wildlife habitats, and contribute to human health. Importantly, many of
these trees are located on private property, making this ordinance crucial for their
protection. I urge the council to continue with and enforce this ordinance promptly and to
work towards a permanent solution that safeguards these vital natural assets for future
generations. Thank you for your attention to this matter. Let's make it an Edmonds kind of
day! Sincerely, Lianne Lindeke
9.2.d
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Edmonds City Council Public Hearing Comments – June 10, 2025
Online Form 2025-06-02 04:06 PM(MST) was submitted by Guest on 6/2/2025 7:06:42 PM
FirstName Cynthia
LastName Jones
Email
CityOfResidence Edmonds
AgendaTopic tree ordinance
Comments I am writing in support of the interim tree ordinance. I believe that there are
many compelling reasons to protect the beauty and the ecosystem benefits that our legacy
trees provide. The large Douglas Firs and Cedars are part of what makes our environment
unique - part of what makes it distinct from other parts of the country. We know that people
are drawn to live here because of the beauty of our ecosystem - why would we then destroy
that? Trees have an significant positive impact on our environment. They sequester carbon,
anchor soil and prevent erosion, reduce stormwater run-off, cool and clean our air. In this
time of increased climate extremes we need trees to mitigate the impact of stronger storms
in which more rain is released, and to cool our cities in times of increasing heat. We also
know that green spaces improve our mental health and provide us a respite from the
business of our lives. We cannot expect that the city can maintain sufficient tree cover
using only city property - we must have a partnership between the city and private
landowners, in which trees are valued for all the benefits they provide us.
Online Form 2025-06-03 06:18 AM(MST) was submitted by Guest on 6/3/2025 9:18:31 AM
FirstName Katy
LastName Bigelow
CityOfResidence Edmonds
AgendaTopic Interim tree ordinance
Comments Hello, I strongly support putting/keeping in place tree protections through
codes. We are surrounded by communities who value trees and have codes supporting
those values. Development can occur while still retaining trees thoughtfully by
recommending the use of qualified individuals to assist with determining trees able to be
retained or alternatives for tree replanting if they can't be retained. Protection of on and off
9.2.d
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Edmonds City Council Public Hearing Comments – June 10, 2025
property trees during development is also critical to retaining trees during development
projects. PLEASE consider what this community sees as valuable to them - green spaces
and healthy neighborhood trees- BOTH can exist with development if codes support and
are written correctly with tree protection in mind during development and supported by
enforcement. Thank you!
Online Form 2025-06-03 02:49 PM(MST) was submitted by Guest on 6/3/2025 5:49:38 PM
FirstName Marthlyn
LastName Jones
Email
CityOfResidence Edmonds
AgendaTopic Tree Ordinance
Comments Dear Council and Mayor, I fully support the Interim Tree Ordinance that you
approved in April and along with many other Edmonds citizens, ask that our city develop a
permanent tree protection code for private property as well as developers. We are still
seeing our towering, majestic trees mowed down with no effort made to incorporate them
into the new property use (as witnessed just last month along Highway 104). Trees provide
beauty, shade, wildlife habitat, and carbon sequestration and are a vital part of what makes
Edmonds livable and spectacular. They cannot protect themselves so we must speak for
them. Thank you, Marty Jones
9.2.d
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Edmonds City Council Public Hearing Comments – June 10, 2025
Online Form 2025-06-05 02:12 PM(MST) was submitted by Guest on 6/5/2025 5:12:19 PM (GMT-07:00) US/
Arizona
Name Value
FirstName Katy
LastName Bigelow
Email
CityOfResidence Edmonds
AgendaTopic Interim tree ordinance
Comments Hello, I am in full support of passing an interim tree ordinance and am hoping the City can
see that this issue is critical to our community while the ordinance is being updated. Seeing enforcement and
a reinstatement of the Tree Committee (*to include members who live in unincorporated Edmonds*) would
be helpful to supporting this interim measure and the full review. Thank you for considering how important
trees are to this community - you have the power to keep it that way. Thank you -Katy
9.2.d
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Online Form 2025-06-07 09:12 AM(MST) was submitted by Guest on 6/7/2025 12:12:31 PM
(GMT-07:00) US/Arizona
Name Value
FirstName Steven
LastName Cristol
Email
CityOfResidence Edmonds
AgendaTopic Landmark Trees Protection
Comments A crucial reason to protect our trees – beyond the more obvious ones like
habitat, air quality, heat shielding, and natural beauty – is especially relevant for landmark
trees: carbon sequestration. Edmonds’ landmark trees are our great local warriors in
fighting climate change and helping to deliver on the City’s Climate Action Plan goals for
reducing greenhouse gas emissions – where we are woefully behind the curve. A one-
hundred-year-old tree can sequester more than a ton of carbon. Left undisturbed, it will
continue to do its climate work for as long as it stands – without ever sending the City an
invoice for its environmental services. Landmark trees do the work of an army of smaller
trees. Given our local fiscal crisis, how can the City allow continued removal of free
resources that expertly perform a complex task, never take a sick day, and all the while
contribute to the beauty that Edmonds residents treasure and that lures visitors and
businesses? “Big Red” was not a trivial loss. Let it not have been killed in vain: please
protect our landmark trees as only City government can. Thank you.
9.2.d
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City Council Agenda Item
Meeting Date: 06/10/2025
Public Works Director- Request to consider two candidates
Staff Lead: Jessica Neill Hoyson
Department: Human Resources
Preparer: Jessica Neill Hoyson
Background/History
Edmonds City Code 2.10 (D) provides for City Council interviews of two or three finalists for appointive
positions. The City Council must approve having only two finalists to interview in cases such as the
current one - in which recruitment efforts have yielded only two finalists. The City Council must also
interview the candidates and provide input to the Mayor. The Mayor will take into account the input
from the Council, the interview panelists, and his own interviews before making his final appointment
selection. The Mayor’s appointee is then subject to City Council confirmation.
Staff Recommendation
Approve the consideration of two finalists for the position of Public Works Director.
Narrative
Please see attached for a summary of the recruitment process
Attachments:
Edmonds PWD CR_CC (Council)
10.1
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Client Report
Public Works Director
City of Edmonds, WA
SUBMITTED BY:
PAM DERBY
CPS HR Consulting
2450 Del Paso Rd. Suite 220
Sacramento, CA 95834
P: 916-471-3126
pderby@cpshr.us
www.cpshr.us
Your Path to Performance
10.1.a
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Confidential Page | i
Table of Contents
Summary of Activities………………………………………………………...1
Advertising
Outreach
Applicant Pool
Preliminary Evaluation
The Ideal Candidate
10.1.a
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Confidential
Summary of Activities
The following report presents the results of the recruitment process for the Public Works
Director for the City of Edmonds, WA.
The approach to the recruitment process was aggressive and included the following activities:
Advertising
Advertisements for this position were placed on the following websites:
Nan McKay (Housing)
American Public Works Association
American Society of Civil Engineers
Association of Washington Cities
League of Oregon Cities
Public Works Careers
CPS HR Website
Government Jobs
Instagram
LinkedIn
Outreach
Information Packet - A brochure prepared in collaboration with the City was distributed
to approximately 9,800 professionals, referral sources and potential candidates via e-
mail.
Candidate Follow-Up - Personal contacts were made with strong potential candidates
who we knew or who were identified through referrals. In addition, all those who
submitted a resume received a letter of acknowledgement.
Applicant Pool
The response to the recruitment process included candidates with a variety of relevant
backgrounds. A total of 34 resumes were received.
Preliminary Evaluation
The preliminary evaluation of candidates included the following steps:
10.1.a
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Confidential
Each resume was evaluated against the City’s needs as described in the recruitment
brochure. CPS HR conducted screening interviews with 10 candidates whose
qualifications most closely matched those desired in the City’s Ideal Candidate.
Of the 10 candidates screened, three candidates withdrew from the process – two out-
of-state candidates did further research into the COL in comparison to their current living
situation and determined it would not make sense for them and one accepted a
promotion within their current agency. Of the seven candidates remaining, three were
chosen for further consideration.
An external Subject Matter Expert Panel composed of two retired Public Works Directors
and a retired transportation official, and a City Leadership panel conducted separate
virtual interviews with the three candidates. Both panels ranked the two candidates
brought before the Council as the two most qualified to step into the Public Works
Director role. Additionally, the City’s HR Director and interim Public Works Director
conducted interviews with the two recommended candidates in order to provide
feedback to the Mayor.
Candidates were screened against the following Ideal Candidate criteria established at
the beginning of the recruitment process.
The Ideal Candidate
The City seeks a visionary and strategic leader to serve as the Director of Public Works. This role
is critical for overseeing the comprehensive management of the city’s public infrastructure,
including roads, utilities, buildings, and fleets. The ideal candidate will possess a strong self
concept, viewing themselves as a change agent capable of anticipating trends and exploiting new
opportunities without the need for external recognition.
Key Qualifications:
Leadership and Accountability: Demonstrates a strong sense of responsibility for department
outcomes, setting high standards and acting as a role model. The candidate should have proven
experience in leading diverse teams, providing structure, direction, and development
opportunities, while also holding team members accountable.
Strategic Planning and Environmental Awareness: Skilled in environmental scanning, the
candidate should gather and use information proactively to prevent problems and adapt to
changing circumstances. A strong business orientation with a focus on effective and efficient
management of resources is essential.
Analytical and Problem-Solving Abilities: Must possess excellent conceptualization and logical
thinking skills to visualize and achieve strategic goals. The ability to anticipate future challenges
and opportunities is critical for planning and implementing solutions effectively.
Communication and Influence: Should be an effective communicator, able to articulate complex
ideas clearly and persuasively, building a sense of shared purpose among diverse groups.
Sensitivity to the needs and concerns of others is vital, ensuring respectful and dignified
interactions with all stakeholders.
10.1.a
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Confidential
Innovation and Improvement: A relentless drive for improvement and innovation is necessary.
The candidate should always look for ways to enhance service delivery and operational efficiency,
while being open to new trends and developments in public works and integrating them
effectively into city operations.
The Director will serve not only as a department head but also as a key advisor to the Mayor and
City Council, involved in high-level decision-making that shapes the future of Edmonds’ public
infrastructure. This position requires a proactive leader who is committed to public service,
dedicated to advancing municipal projects, and adept at navigating the complexities of public
administration.
EDUCATION AND EXPERIENCE
A Bachelor’s Degree in Civil Engineering, Public Administration, or a related field, complemented
by at least eight years of progressive experience in public works project management or
supervision. The ideal candidate will have expertise in various public works areas, with at least
four years of experience in staff supervision, budget management, and overall management
responsibilities, ideally within a municipal or public sector setting.
Preference will be given to candidates holding a Professional Engineering license (PE) and/or a
Master’s in Public Administration (MPA), although an equivalent combination of education,
training, and experience that provides the necessary knowledge, skills, and abilities will also be
considered.
Required Licenses or Certifications: Valid State of Washington Driver’s License. Must be able to
complete and successfully pass a background check.
10.1.a
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City Council Agenda Item
Meeting Date: 06/10/2025
Employment Agreement - Executive Assistant to City Council
Staff Lead: Council President Tibbott
Department: City Council
Preparer: Beckie Peterson
Background/History
The City Council may, pursuant to ECC 2.03.010, hire a contract employee on an annual basis to serve as
its Executive Assistant. The contract is to provide for the delegation by the Mayor of the day-to-day
employment direction of this individual to the City Council President.
Recommendation
Approve employment agreement for the Executive Assistant to Council.
Narrative
Teresa Simanton has been offered and has accepted the position of Executive Assistant to Council.
This contract has been reviewed by HR and approved to form by Sharon Cates, Lighthouse Law.
.
Attachments:
Executive Assistant to City Council Employment Agreement (rev) (with SEC edits) 6.5.2025
10.2
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EMPLOYMENT AGREEMENT
EXECUTIVE ASSISTANT TO CITY COUNCIL
WHEREAS, the City Council of the City of Edmonds, Washington (hereinafter “City
Council”) utilizes the services of an Executive Assistant to perform a variety of
confidential tasks related to its legislative and research functions; and
WHEREAS, the Mayor of the City of Edmonds is by state statute the chief
administrative officer of the City, invested with the power to hire and fire employees and
to direct their day-to-day activities; and
WHEREAS, in the interest of fostering an appropriate working relationship between the
Executive Assistant and the City Council, the Mayor has evidenced his wish to delegate
the day-to-day responsibility for the direction of said employee to the City Council’s
President; and
WHEREAS, with the Mayor’s consent, the City Council wishes to fill the position of
Executive Assistant with an employee specifically answerable to the Council, under
specific, limited terms and conditions governed by the provisions of this employment
agreement and not subject to the general personnel policies of the City;
NOW, THEREFORE, the City of Edmonds, Washington and Teresa Simanton
(hereinafter “Employee”) do hereby enter into this agreement for employment services
(“Agreement”). The Employee’s employment will be governed exclusively by the
provisions of this Agreement unless otherwise provided herein.
1. Term of Employment: This Agreement will take effect as of the Effective Date,
defined below, and will expire on January 31, 2026 unless extended pursuant to its
terms. Thereafter, this Agreement may be extended for an unlimited number of terms of
one (1) calendar year duration at the sole discretion of the City Council. The purpose of
this term is to permit an annual review of the performance of the Employee by the
outgoing City Council President in order that the City Council President may determine
whether or not it is appropriate to renew this Agreement for an additional term.
It is one of the basic understandings of this Agreement that the Employee will work
closely with the City Council President and the City Council. As such, this position will
be one in which the confidence of the City Council President and City Council will be
essential to the proper performance of the Employee’s duties. Therefore, the City Council
reserves the right not to renew this Agreement, or to terminate this Agreement as herein
provided, in order to preserve that confidence and a feeling of confidentiality between the
City Council President, the City Council and the Employee as Executive Assistant.
2. Duties: The Employee will serve as the Executive Assistant for the City Council
and complete legislative research when requested by Council. The Employee will be
under the general day-to-day direction of the City Council President and will provide
such assistance as may be necessary to individual members of the City Council. In the
event of a conflict in direction between Council members, the Employee will rely upon
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
the direction of the City Council President. A generalized description of the duties of this
position is attached hereto as Exhibit A and incorporated herein by this reference. The
listing of duties in Exhibit A is intended as a descriptive tool only, and will not limit the
City Council President or City Council to make task assignments; provided, however,
that such duties be linked to the City Council President’s Office and the legislative
function of the City Council and will, in all respects, be governed by statutory,
constitutional and ordinance limitations on the duties of public employees.
The City Council President, by their signature below, specifically represents that the
Mayor has delegated his statutory authority to direct the day-to-day duties of this
Employee to the City Council to be exercised by and through the City Council President.
This delegation is revocable by the Mayor and will not be binding on the subsequent
elected or appointed mayors unless ratified by them.
3. Hours of Work: The Employee will work office hours as assigned and directed by
the City Council through the City Council President. Such hours may normally be
worked Monday through Friday between 8:00 a.m. and 5:00 p.m., with any appropriate
meal and rest periods as required by law. In addition, the Employee may perform
assigned work off site. Such hours will be within prescribed limits and approved by the
City Council President. It is anticipated that the Employee will work up to 30 hours per
week to successfully perform the required work. This general description of working
hours will not limit the ability of the City Council President to change the working
schedule or adjust it from time to time.
4. Wages and Benefits: The wages set forth in this Section 4 hereby provide for a
base rate of $43.97 per hour, which is Step 1 of pay range NR-33. However, this position
is impacted by the non-represented employee furloughs adopted by the City Council for
2025, and the salary has been reduced the equivalent of twelve (12) days off work
without pay during the calendar year. The impact of these furlough days is to reduce the
Employee’s hourly rate of $43.97 to $41.94. The Employee will schedule furlough days
with the approval of the City Council President.. The Employee will move through the
NR-33 pay range per the non-represented employee compensation policy. Step
progressions will take place on February 1 of each year. In addition, the Employee will
receive any annual COLA that the Council chooses to give non-represented employees.
The Employee is eligible to participate in all benefits provided to non-represented
employees as approved by the City Council, unless explicitly excluded. Such benefits
will be provided pursuant to City policy and include, but are not limited to, insurance,
sick leave, vacation, and holiday pay. The City will pay the applicable employer’s portion
of Medicare, PERS retirement, Municipal Employee Benefit Trust (MEBT), Washington
State Industrial Taxes, and such other payments or benefits as may be required under the
provisions of state and federal law based upon the number of hours worked. MEBT
benefits will be provided as required by law or by the provisions of a plan document.
“Plan Document” will mean for the purposes of this Agreement the MEBT or other
contract, or policy documents, which require, by their terms, the participation of all
qualified employees.
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
The City will allow the Employee to use payroll deduction (Premium Only Plan) to pay
for the Employee’s cost of insurance benefits. The City’s payment is contingent on the
Employee’s qualification for such insurance program in accordance with Plan Documents
and does not constitute an obligation to pay a sum in lieu of insurance or premium.
The Employee may participate in any insurance opt-out program established by the City
Council for non-represented employees. The Employee may participate in the City’s
Flexible Spending Account benefit at the Employee’s expense.
The provisions of this Agreement will control over any conflicting provision of the City
ordinances, City Personnel Policy Manual, any collective bargaining agreement or any
other general grant of benefits to City employees.
5. Confidentiality: One of the basic purposes of this Agreement is to provide an
employee who serves in a confidential capacity to the City Council and its City Council
President. The Employee acknowledges that they have been informed of the necessity for
confidentiality and understands that they will report directly to the City Council President
any matter which they feel would breach such confidence or confidentiality. In the event
of any apparent conflict between the needs of the City Council and that of the City in
general, the Employee will report such matter to the City Council President and rely on
their direction. In keeping with this confidential relationship, the Executive Assistant
position will not be a part of a collective bargaining unit or subject to any collective
bargaining agreement.
6. Termination of Agreement: The parties acknowledge that this employment
agreement creates an at-will employment relationship that may be terminated at any time,
with or without cause, by either party. This paragraph will control and supersede any
portion of this Agreement that might otherwise be construed as in any way altering the
Employee’s at-will status.
7. Indemnification: As an employee of the City, the Employee will have the right to
indemnification by and on behalf of the City for actions taken in the scope of her
employment in accordance with the provisions of Chapter 2.06 of the Edmonds City
Code as same exists or is hereafter amended.
8. Entire Written Agreement: This document represents the entire agreement,
written or oral, between the parties. No representation or other oral agreement by either
party will survive the execution of this document. This document will be amended only
upon the express written agreement of both parties. The City Council President will
confer with the Mayor regarding any change.
9. Severability: The provisions of this Agreement will be severable. In the event that
any provision hereof is held to be void, illegal, or unenforceable, the remaining
provisions will survive; PROVIDED, however, that in the event the provisions of
paragraph 5, relating to the exclusion of this position from any collective bargaining unit,
or of paragraph 6, relating to this Agreement as one of at-will employment, are/is held to
be unenforceable, invalid, or void, this Agreement will immediately be at an end.
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
10. Effective Date: The effective date of this Agreement will be the date set forth
below.
DONE THIS _______ day of June 2025.
CITY OF EDMONDS: EMPLOYEE:
__________________________ ___________________________
Neil Tibbott, Teresa Simanton
City Council President
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
EXHIBIT A
EXECUTIVE ASSISTANT
Scope of Work/Position Duties
POSITION PURPOSE: Under direction of the Council President, provides public
contact and complex clerical/administrative and research support to the Council. Plans
and performs complex administrative office coordination to assures smooth, timely and
efficient office operations for the department or assigned office; researches, collects,
analyzes and compiles data and information for inclusion in reports; maintains records,
files and budgets related to departmental operations, programs and expenditures.
ESSENTIAL FUNCTIONS AND RESPONSIBILITIES:
The following duties ARE NOT intended to serve as a comprehensive list of all duties
performed by all employees in this classification, only a representative summary of the
primary duties and responsibilities. Incumbent(s) may not be required to perform all
duties listed and may be required to perform additional, position-specific duties.
• Researches, collects and analyzes background data on pending legislative matters
as requested.
• Schedules meetings for Council and individual Council members; prepares
meeting agenda memos for Council.
• Prepares and coodinates agenda tiems to include review and editing of agend
memos, monitoring deadlines, and tracking action items and follow up.
• Attends Council meetings as needed, prepares requested reports, minutes,
agendas, correspondence and other materials as appropriate and according to
decisions and approved actions.
• Assists Council President in drafting budget and planning of various Council
events and functions including coordinating arrangements for meeting facilities,
equipment and refreshments as appropriate; coordinates management of
legislative priorities with Council President.
• Coordinates management of legislative priorities with Council President.
• Coordinates and prepares press releases for Council as requested and/or various
community relations.
• Plans and performs complex administrative office coordination; relieves the
Council President of technical clerical and administrative duties having Council-
wide impact.
• Completes PSR’s for the department, enters payroll into the City’s financial
accounting software for the department and processes Council accounts payables.
• Performs various administrative duties including answering telephones and
greeting visitors; provides information in person or on the telephone or refers to
appropriate department personnel; opens, screens and routes mail.
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
• Maintains calendars relating to Council events as requested; schedules
appointments and conferences; assists with travel reservations and vehicle check-
in and checkout for Council as requested.
• Composes, prepares and types a variety of correspondence, memos, reports and
other materials and proofreads materials to assure accuracy and completeness.
• Administers and oversees contracts, Interlocal Agreements and other agreements
entered into by the City Council.
• Organizes and coordinates office functions, activities and communications;
assures efficient workflow and office operations.
• Coordinates projects for City Council; manages projects timelines and
deliverables including the coordination of project activities and resources.
• Maintains accurate financial records and files pertaining to departmental
expenditures, budget balances and operations; prepares status reports, charts and
other documents as requested; prepares and coordinates purchase of office
supplies, equipment and other expenditures.
• Manages and maintains all records as required by State and Federal law;
including, but not limited to, records related to City elections, and records
pertaining to State audit requirements.
• Provides staff support and administrative assistance to various boards and
committees; prepares reports, agendas, correspondence and other materials as
appropriate and according to decisions and approved actions.
• Manages and maintains website for Council and provide website
support/administration for Council and any Council-related assigned boards,
committees, groups and/or events.
• Maintains files and records related to Council activities/business and retains and
purges records as needed under the Washington State records retention and
archiving rules.
• Operates office machines including: computers, copiers, calculators, fax machines
and other equipment as assigned.
• Performs a variety of special duties, projects or activities of the Council Office.
Required Knowledge of:
• City organization, procedures, federal and state laws.
• Administrative functions and operations of a City government.
• Legislative processes, research methods, data collection and statistical analysis.
• Accurate, lawful, and efficient record-keeping techniques.
• Budget monitoring and control including proficient skills in mathematics.
• Interpersonal skills using tact, patience and courtesy.
• Principles of customer service and public relations.
• Proper telephone etiquette.
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
• Effective oral and written communication principles and practices.
• Modern office procedures, methods, and equipment including computers and
computer applications and software programs sufficient to perform assigned
work.
• English usage, spelling, grammar and punctuation.
• Principles of business letter writing.
Required Skill in:
• Computer applications to include Microsoft Office Suite (such as Word, Excel,
Outlook, PowerPoint, etc.).
• Tracking and researching legislative bills.
• Assisting in the management of workload items for 7 Council members who may
have, at times, competing interests.
• Performing technical clerical and administrative duties having department-wide
impact.
• Planning and performing technical administrative office coordination duties.
• Maintaining records, files, and information in compliance with laws, policies and
procedures.
• Interpreting, applying and explaining rules, regulations, policies, procedures and
laws.
• Wokring independently under direction of Council President to complete
assignments.
• Adhering to schedules and timelines and meet required deadlines for
legislative/administrative duties/assignments.
• Preparing a variety of reports, logs, records and files related to assigned activities.
• Maintaining confidentiality of sensitive information, including confidentiality
between staff and Council members; working confidentially with discretion.
• Being flexible and able to work with diverse personalities.
• Researching a variety of subjects and presenting information in an efficient,
accurate manner.
• Utilizing personal computer software programs and other relevant software
affecting assigned work.
• Working with diverse interest groups with potentially competing priorities.
• Establishing and maintaining effective working relationships with elected
officials, staff (other departments), management, vendors, outside agencies,
community groups and the general public.
• Communicating effectively verbally and in writing including public relations and
customer service.
10.2.a
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2025 Employment Agreement
Executive Assistant to City Council
MINIMUM QUALIFICATIONS:
Education and Experience:
Any combination equivalent to: graduation from high school including or supplemented
by course work in political science, business administration, office management, office
administration or related field and three years of increasingly responsible administrative
office support experience including research work. Previous work experience in a
legislative environment and/or role preferred.
Required Licenses or Certifications:
Valid State of Washington Driver’s License.
Must be able to successfully complete and pass a background check.
WORKING CONDITIONS:
Environment:
• Office environment.
• Constant interruptions.
• The employee may be required to work some evenings (Tuesday night Council
meetings) and occasional weekends for Council events as necessary.
• Must be able to work in a solitary environment.
Physical Abilities:
• Hearing, speaking or otherwise communicating to exchange information in person
or on the phone.
• Reading and understanding a variety of materials.
• Operating/using a computer keyboard and other office equipment.
• Sitting, standing or otherwise remaining in a stationary position for extended
periods of time.
• Bending at the waist, kneeling or crouching, reaching above shoulders and
horizontally or otherwise positioning oneself to accomplish tasks.
• Lifting/carrying or otherwise moving or transporting up to 20 lbs.
Hazards:
• Contact with angry or potentially upset individuals.
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City Council Agenda Item
Meeting Date: 06/10/2025
2026-2031 Six-Year Transportation Improvement Program
Staff Lead: Mike DeLilla/Bertrand Hauss
Department: Engineering
Preparer: Emiko Rodarte
Background/History
On May 20, 2025, staff presented this item to the Committee of the Whole.
On June 3, 2025, a public hearing was held.
Staff Recommendation
Approve the 2026-2031 Six-Year Transportation Improvement Program.
Narrative
The Six-Year Transportation Improvement Program (TIP) is a transportation planning document that
identifies funded, partially funded, and unfunded projects that are planned or needed over the next six
calendar years. The TIP also identifies the expenditures and secured or reasonably expected revenues
for each of the projects included in the TIP. The City’s practice in preparing the TIP each year has been to
keep it financially constrained the first 3 years (2026-2028), but not the last 3 years (2029-2031). RCW
35.77.010 requires each city to update and adopt their TIP prior to July 1st. A copy of the adopted TIP
will be submitted to Puget Sound Regional Council, Washington State Department of Transportation,
and adjacent jurisdictions following City Council approval.
The priority of transportation projects were updated as part of the 2024 Transportation Plan Update.
Some of the projects in the TIP are shown as funded through secured or unsecured Federal/State grants,
as well as local funds. Due to a shortfall in transportation funding, a number of unsecured State and
Federal transportation grants have been programmed to fund projects beginning in 2029. Most
transportation grants are competitive, and the success of how many grants are secured in the future will
depend on other transportation needs and funding requests in the region. Projects not identified in this
document may not be eligible for Federal/State funding.
Attachments:
Attachment 1 - Resolution
Attachment 2 - TIP
Attachment 3 - Project Map
Attachment 4 - presentation
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- 1 -
RESOLUTION NO. ______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
EDMONDS, WASHINGTON, APPROVING THE 2026-2031
TRANSPORTATION IMPROVEMENT PROGRAM (TIP) AND
DIRECTING FILING OF THE ADOPTED PROGRAM WITH
THE WASHINGTON STATE DEPARTMENT OF
TRANSPORTATION.
WHEREAS, RCW 35.77.010 and 36.81.121 require that each city and town is
required to adopt a Transportation Improvement Program (TIP) and file a copy of such adopted
program with the Washington State Department of Transportation (WSDOT); and
WHEREAS, the TIP identifies all planned projects over the next 6 years, along
with the appropriate funding source; now, therefore,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON,
HEREBY RESOLVES AS FOLLOWS:
Section 1. The Transportation Improvement Program is hereby adopted pursuant
to the requirements of RCW 35.77.010 and 36.81.121 to be effective on June 11th, 2025 and to
continue in full force and effect until amended. A copy of such Transportation Imp rovement
Program for the years 2026 to 2031 is attached hereto as Exhibit A and incorporated by this
reference as fully as if herein set forth.
Section 2. The City Clerk is hereby requested and directed to file a certified copy
of the Transportation Improvement Program with the Washington State Department of
Transportation.
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- 2 -
RESOLVED this ___ day of ________________, 2025.
APPROVED:
MAYOR, MIKE ROSEN
ATTEST/AUTHENTICATED:
CITY CLERK, SCOTT PASSEY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.
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City of Edmonds
Six-Year Transportation Improvement Program (2026-2031)
Project (2026-2031)
Phase(s) Total Cost
New Projects (not included in 2024-2029 TIP)
Project with Secured Grant in 2023 & 2024
Preservation/Maintenance Projects
1. Annual Street Preservation Grind pavement, overlay, chip seal, microsurfacing, Possible Grant Engineering $750,000 (Federal, unsecured) $750,000
Program and slurry seal & & $8,919,000 (Fund 125, Fund 126) $824,000 $1,410,000 $1,415,000 $1,690,000 $1,750,000 $1,830,000
Local Funds Construction $10,501,000 (Local, unidentified) $2,126,000 $1,485,000 $1,620,000 $1,690,000 $1,750,000 $1,830,000
2. 76th Ave. W from Grind pavement, 2" overlay, and curb ramp upgrades Secured Grant $750,000 (Federal, secured) $750,000
Hwy 99 to 220th St. SW & Construction $0 (State)
Local Funds $355,000 (Local, Fund 125, Fund 126) $150,000 $205,000
3. Olympic View Dr. Overlay from Grind pavement, overlay Secured Grant $700,000 (Federal, secured) $700,000
196th St. SW to Talbot Rd curb ramps uprades, and vaned grates catch basin upgrades & Construction $0 (State)
Local Funds $600,000 (Local, Fund 125, Fund 126) $600,000
4. Citywide Signal Upgrade traffic signal elements and Engineering $0 (Federal)
Improvements improve technology Local Funds & $0 (State)
Construction $180,000 (Local, Fund 126) $30,000 $30,000 $30,000 $30,000 $30,000 $30,000
5. Puget Dr. @ OVD Signal Upgrades Upgrade traffic signal Possible grant Engineering $311,000 (Federal, unsecured) $50,000 $275,000
& & $0 (State)
Local Funds Construction $311,000 (Local) $50,000 $275,000
6. 100th Ave. W @ 238th St. SW Rebuild traffic signal system Engineering $0 (Federal)
Signal Upgrades with new signal mast arms and Possible Grant & $996,000 (State, unsecured) $175,000 $821,000
new vehicle detection Construction $0 (Local)
7. Main St. @ 3rd Signal Upgrades Upgrade traffic signal Possible grant Engineering $377,000 (Federal, unsecured) $52,000 $210,000
& & $0 (State)
Local Funds Construction $147,000 (Local, unidentifiedl) $52,000 $210,000
TOTAL $4,280,000 $3,075,000 $4,020,000 $3,685,000 $5,755,000 $4,110,000
Safety / Capacity Projects
8. SR-99 Revitalization Project (from 244th St. SW to 238th St. SW)Installation of planter strip, bike lane, lighting upgrades, utility upgrades (including conversion of Secured Grant, Design, ROW, $0 (Federal)
Stage 3 (out of total of 9 Stages along Hwy 99)overhead utility lines to underground), capacity improvements at Hwy 99 @ 238th St SW $0 (Federal, unsecured)
(additional northbound left turn lane). WSDOT funds, and $25,956,000 (State, secured) $2,854,000 $3,502,000 $10,000,000 $9,600,000
& $0 (State, unsecured)
Local Funds Construction $0 (Local)
9. SR-99 Revitalization Project from 224th St. SW to 220th St. SW Installation of planter strip, bike lane, lighting upgrades, utility upgrades (including conversion of Secured Grant Design, $7,472,000 (Federal, secured) $1,845,000 $2,127,000 $3,500,000
Stage 4 (out of total of 9 Stages of Hwy 99)overhead utility lines to underground), capacity improvements at Hwy 99 @ 220th St SW $23,100,000 (Federal, unsecured) $11,000,000 $12,100,000
(additional left turn lane for northbound, southbound, and westbound movements) $0 (State, secured)
Possible Grant $0 (Local, Fund 421)
ROW, and $0 (Local Fund 423)
& $0 (Local, unidentified)
$0 (Local , Fund 125 / Fund 126)
Local Funds Construction $3,013,000 (Local, Traffic Impact Fees) $540,000 $2,473,000
10. SR-104 ITS Adaptive System Install ITS Adaptive System along SR-104 from Secured Grants, Engineering, $93,000 (Federal, secured) $93,000
236th St. SW to 226th St. SW Possible Grants, $3,460,000 (Federal, unsecured) $3,460,000
& & $0 (State)
Local Funds Construction $310,000 (Local) $22,000 $540,000
11. 76th Ave. W ITS Adaptive System Install ITS Adaptive System along 76th Ave. W from Possible Grants Engineering, $0 (State)
220th St. SW to 206th St. SW & & $1,588,000 (Federal, unsecured) $238,000 $1,350,000
Local Funds Construction $1,588,000 (Local, unidentified) $238,000 $1,350,000
12. SR-99 Revitalization Project from 220h St. SW to 216th St. SW Installation of planter strip,bike lane, lighting upgrades, utility upgrades (including conversion of Possible Grant $2,250,000 (Federal, unsecured) $500,000 $750,000 $1,000,000
Stage 9 (out of total of 9 Stages along Hwy 99)overhead utility lianes to underground), and signal improvements at Hwy 99 @ 216th St. SW. & Design $0 (State)
Local Funds $2,250,000 (Local, unidentified) $500,000 $750,000 $1,000,000
13. SR-99 Revitalization Project from 238th St. SW to 234th St. SW Installation of planter strip,bike lane, lighting upgrades, and utility upgrades (including Possible Grant $500,000 (Federal, unsecured)$500,000
Stage 6 (out of total of 9 Stages along Hwy 99)conversion of overhead utility lines to underground) & Design $0 (State)
Local Funds $500,000 (Local, unidentified)$500,000
14. 76th Ave. W @ 220th St. SW Intersection Re-design intersection to reduce intersection delay and Secured Grant, Design, $5,000,000 (Federal, unsecured) $5,000,000
Improvements improve level of service (LOS). Sidewalk widening, bike lane extension and various utility $3,243,000 (Federal,secured) $225,000 $1,085,000 $1,933,000
improvements (including conversion of overhead utility Possible Grant, & ROW, & $520,000 (Local, Fund 421) $10,000 $10,000 $500,000
lines to underground) are also included in the project. $120,000 (Local, Fund 422) $10,000 $10,000 $100,000
Local Funds Construction $2,006,000 (Local, traffic impact fees) $55,000 $149,000 $302,000 $1,500,000
15. 84th Ave. W from 238th St. SW to 212th St. SW Widen roadway to add northbound and southbound left turn lanes at key intersections (220th St. Possible grant,& Design $1,437,500 (Federal, unsecured) $250,000 $437,500 $750,000
SW and 228th St. SW), bike lanes, and sidewalks. & $0 (State)
Local Funds ROW $4,287,500 (Local, unidentified) $750,000 $1,312,500 $2,225,000
16. Main St. @ 9th Ave. Installation of traffic signal or mini-roundabout. Possible grant Engineering $750,000 (Federal, unsecured) $120,000 $625,000
& & $0 (State)
Local Funds Construction $750,000 (Local, Traffic Impact Fees) $120,000 $625,000
17. Westgate / SR-104 @ 100th Ave. W Provide safety improvements within proximity to the intersection by providing better access Possible Grants Engineering, $5,000,000 (Federal, unsecured) $750,000 $1,250,000 $3,000,000
management on all approaches and add extension of bike lanes to the intersection for both . & ROW & $0 (State)
Intersection Access Management and Bicycle Improvements northbound and southbound movements.Local Funds Construction $0 (Local)
TOTAL $5,654,000 $9,356,000 $15,735,000 $35,166,000 $20,550,000 $8,975,000
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2027 2028 2029 2030 20312026Project Name Purpose Grant Opportunity Source(s)Priority
HIGH
HIGH
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
HIGH
HIGH
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Six-Year Transportation Improvement Program (2026-2031)
Project (2026-2031)
Phase(s) Total Cost
2027 2028 2029 2030 20312026Project Name Purpose Grant Opportunity Source(s)Priority
Active Transportation Projects
18. Multi-Use path on 9th Ave. N / Caspers St. / Puget Dr. Install multi-use path along 9th Ave. N from 3rd Ave. N to Olympic View Dr.Possible Grant Engineering $9,500,000 (Federal, unsecured)
$600,000 $600,000 $8,300,000
from 3rd Ave. N to Olympic View Dr. & ROW, & $0 (State)
Local Funds Construction $2,500,000 (Local, unidentified)
$600,000 $600,000 $1,300,000
19. Multi-use path on SR-104 from Sunset Ave. to Install multi-use path on SR-104 from Sunset Ave. to 100th Ave. W Possible Grant Engineering $27,700,000 (Federal, unsecured)
$1,850,000 $1,850,000 $24,000,000
100th Ave. W & ROW, & $0 (State)
Local Funds Construction $700,000 (Local, unidentified)
$350,000 $350,000
20. Multi-use path on 212th St. SW from 74th Ave. W Install multi-use path on 212th St. SW from 74th Ave. W to SR-99 Possible Grant Engineering $5,250,000 (Federal, unsecured)
$450,000 $4,800,000
to SR-99 & ROW, & $0 (State)
Local Funds Construction $450,000 (Local, unidentified)
$450,000
21. 240th St. SW / 78th Ave. W Walkway Install sidewalk on 240th St. SW / 78th Ave, W from Hwy 99 to 236th St. SW Possible Grant Engineering $0 (Federal)
from Hwy 99 to 236th St. SW & & $7,360,000 (State, unsecured) $700,000 $6,660,000
Local Funds Construction $1,040,000 (Local, unidentified) $1,040,000
22. Bike lanes along Main St from Increase roadway width and install eastbound bike lane Possible Grant Engineering $8,100,000 (Federal, unsecured) $750,000 $750,000 $6,600,000
Ferry Terminal to 6th Ave. along Main St from Ferry Terminal to 6th Ave. & & $0 (State)
Local Funds Construction $1,500,000 (Local, unidentified) $750,000 $750,000
23. Bike lanes along 9th Ave. N from Main St. to `Restripe and install bike lanes on 9th Ave. N from Main St. to Caspers St.Possible Grant Engineering $0 (Federal)
Caspers St. & & $148,000 (State, unsecured) $30,000 $118,000
Local Funds Construction $148,000 (Local, unidentified) $30,000 $118,000
24. Bike lanes along Main St. from 9th Ave. to Restripe Main St. from 9th Ave. N to 84th Ave with bike lanes on both sides of the street Possible Grant Engineering $539,000 (Federal, unsecured)$539,000
Five Corners / 84th Ave. N & & $0 (State)
Local Funds Construction $84,000 (Local, unidentified)$84,000
25. Bike lanes along 238th St. SW with roadway widening from Increase roadway width and install bike lanes on both sides Possible Grant Engineering $491,000 (Federal, unsecured) $491,000
SR-104 to 84th Ave. W of 238th St .SW from SR-104 to 84th Ave. W. & & $0 (State)
Local Funds Construction $77,000 (Local, unidentified) $77,000
26. Bike Lanes along 76th Ave. W from Restripe and install bike lanes along 76th Ave. W from Hwy 99 to 220th St. SW Possible Grant Engineering $105,000 (Federal, unsecured) $15,000 $90,000
Hwy 99 to 220th St. SW & & $0 (State)
Local Funds Construction $105,000 (Local, unidentified) $15,000 $90,000
27. Maplewood Walkway from Main St. to Install sidewalk on Maplewood St. from Main St. to 200th St. SW,Engineering $4,818,000 (Federal, unsecured) $723,000 $4,095,000
200th St. SW creating connection to Maplewood Elementary and Yost Park.Possible Grant & $0 (State)
Construction $0 (Local)
28. 80th Ave. W Walkway from Install sidewalk on 80th Ave. W from 212th St. SW to 206th St. SW, Engineering $3,081,000 (Federal, unsecured) $231,000 $231,000 $2,619,000
212th St. SW to 206th St. SW creating connections to Chase Lake and College Place Possible Grant & $0 (State)
Elementary Schools. Construction $0 (Local)
29. 232nd St. SW Walkway from 100th Ave. W to Install sidewalk on one side of 232nd St. SW Possible Grant Engineering $2,250,000 (Federal, unsecured) $340,000 $1,910,000
SR-104 & & $0 (State)
Local Funds Construction $2,250,000 (Local, unidentified) $340,000 $1,910,000
30. 236th St. SW Walkway from Hwy 99 to Provide sidewalk on one side of 236th St. SW Possible Grant Engineering $1,191,000 (Federal, unsecured) $400,000 $1,800,000
76th Ave. W & & $0 (State)
Local Funds Construction $0 (Local)
31. 236th St. SW Walkway from 84th Ave. W to 94th Ave. W Provide sidewalk on one side of 236th St. SW Possible Grant Engineering $1,492,000 (Federal, unsecured) $225,000 $1,267,000
& & $0 (State)
Local Funds Construction $1,492,000 (Local, unidentified) $225,000 $1,267,000
32. 84th Ave. W Walkway from 238th St. SW to Provide sidewalk on east side of 84th Ave. W and on the west side of the street $0 (Federal)
234th St. SW from intersections to Community Transit bus stops. Possible Grant Design $2,387,000 (State, unsecured) $375,000 $230,000 $1,782,000
& & $35,000 (Local, Fund 421) $5,000 $5,000 $25,000
Local Funds Construction $525,000 (Local, Fund 422) $37,500 $37,500 $450,000
$0 (Local )
33. 218th St. SW Walkway Install sidewalk along missing link. Possible Grant Engineering $3,330,000 (Federal, unsecured) $270,000 $3,060,000
& & $0 (State)
from 76th Ave. W to 84th Ave. W Local Funds Construction $270,000 (Local, unidentified) $270,000
34. Maple St. Walkway from Install sidewalk along missing link. Possible Grant Engineering $0 (Federal)
& & $500,000 (State, unsecured) $75,000 $425,000
8th Ave. to 9th Ave. Local Funds Construction $500,000 (Local, unidentified) $75,000 $425,000
35. 88th Ave. W Walkway Install sidewalk along missing link. Possible Grant Engineering $0 (Federal)
from 200th St. SW to 196th St. SW & & $1,150,000 (State, unsecured) $160,000 $990,000
Local Funds Construction $1,150,000 (Local, unidentified) $160,000 $990,000
36. SR-104 / Pine St Walkway: SR-104 from mid-block crossing Complete sidewalk missing links to improve pedestrian safety Engineering $0 (Federal)
~ 400' north of Pine St. to Pine St. and Pine St. from and connectivity to Edmonds Transit Station. Possible Grant & $3,276,000 (Sound Transit, unsecured) $273,000 $273,000 $2,730,000
SR-104 to 9th Ave. S Construction $0 (Local)
37. SR-104 @ 76th Ave. W Non-motorized Install ADA curb ramps, extend bike lanes, and complete signal Possible Grant Engineering, $0 (Federal)
Transportation Improvements modifications in order to improve non-motorized transportation safety & ROW, and $2,570,000 (State, unsecured) $435,000 $500,000 $1,635,000
or alternative feasibility study (west SR-104 @ 76th Ave. signal /owned by Shoreline) Local Funds Construction $0 (Local)
38. 4th Ave. Corridor Enhancements Create corridor improvements to encourage pedestrian Possible Grant Engineering $17,510,000 (Federal, unsecured) $1,030,000 $10,300,000 $6,180,000
Walkway activity along 4th Ave. N from Main St. to & & $0 (State)
3rd Ave. N (from Downtown retail to Edmonds Center for the Arts) Local Funds Construction $0 (Loca, unidentified)
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
MEDIUM
n/a
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Six-Year Transportation Improvement Program (2026-2031)
Project (2026-2031)
Phase(s) Total Cost
2027 2028 2029 2030 20312026Project Name Purpose Grant Opportunity Source(s)Priority
39. 7th Ave. Curb Ramp upgrades Upgrades of all non-compliant ADA curb ramps Secured Grant Engineering $0 (Federal
from Main St. to Caspers St./ SR-524 and improvements to mid-block pedestrian crossing leading to & & $333,000 (State, secured) $333,000
Civic Park. Local Funds Construction $92,000 (Local) $92,000
40. Pedestrian Safety Program Complete pedestrian safety improvements at pedestrian crossings Engineering $0 (Federal)
such as RRFB's, Flashing LED's at stop signs, and signage. Local funds & $0 (State)
Construction $120,000 (Local, unidentified) $20,000 $20,000 $20,000 $20,000 $20,000 $20,000
41. Citywide Lighting Improvements Install street light poles at various locations throughout the City Engineering $580,000 (Federal, secured) $580,000
in order.to address serious injury collisions. Secured Grant & $0 (State)
Construction $0 (Local)
TOTAL $1,025,000 $20,000 $20,000 $4,519,500 $38,151,500 $67,714,000
Traffic Calming / Non-motorized Transportation Safety Projects
42. Traffic Calming Program / Traffic circles, speed cushions, Engineering $0 (Federal)
Non-Motorized Transportation radar feedback signs, bulb-outs, etc. Local Funds only & $0 (State)
Safety Construction $248,000 (Local, Fund 126) $80,000 $80,000 $22,000 $22,000 $22,000 $22,000
43. Interurban Trail SR-104 Overpass Feasibility Study for the additional of an active transportation bridge above SR-104 (connecting Possible $0 (Federal)
Interurban Trail between Edmonds and City of Shoreline) Grant Study $400,000 (State, unsecured) $400,000
$0 (Local)
TOTAL $80,000 $80,000 $22,000 $422,000 $22,000 $22,000
Ferry / Waterfront Projects
44 Ferry Storage Improvements from Provide additional ferry storage area closer to the Ferry Terminal Engineering $415,000 (Federal, unsecured) $415,000
Dayton St. to Pine St.(through striping revisions / C-Curb addition) Possible Grant & $0 (State)
Construction $0 (Local)
TOTAL $0 $0 $0 $415,000 $0 $0
Traffic Planning Projects
45.Ciitywide ADA Transition Plan Complete a compliance evaluation of all existing ADA $0 (Federal)
curb ramps, sidewalk, City Buildings, and Park Facilities as well as long range plan Local Funds Only Planning $0 (State)
on how to address all those deficiencies. $455,000 (Local, unidentified) $455,000
46. Pavement Rating Analyze the pavement condition of all arterial, collector, $0 (Federal)
Study and local streets to determine the stretches to be repaved Local Funds Only Planning $0 (State)
as part of future annual overlays.$100,000 (Local / Fund 125 / Fund 126) $50,000 $50,000
47. Safety Action Plan Complete the City's Safety Action Plan, identifying all high accident locations throughout the City and Secured Grant $40,000 (Federal, secured) $40,000
establishment of priority project ranking based on set of criterias in order to make and Planning $0 (State)
the City eligible for up-coming Safe Streets for All (SS4A) grant opportunity. Local Funds $10,000 (Local) $10,000
48. Transportation Plan Update Update Transportation Plan (current Plan was completed in 2024) $0 (Federal)
Local Funds Only Planning $0 (State)
$400,000 (Local)$400,000
TOTAL $50,000 $0 $50,000 $455,000 $0 $450,000
Total $243,476,000 $11,089,000 $12,531,000 $19,847,000 $51,032,500 $68,800,500 $80,176,000
Project Name Purpose
228th St. SW Corridor improvements from Widen roadway to add two-way left turn lane along stretch or Total Federal $3,483,000 $3,212,000 $6,183,000 $28,318,000 $46,517,500 $60,408,000
Hwy. 99 to 95th Pl. W left turn lanes at specific intersections. Total Federal (Secured)$3,483,000 $3,212,000 $6,183,000 $0 $0 $0
SR 524 (196th St. SW) @ Design intersection improvements and addition of guardrail on Total Federal (Unsecured)$0 $0 $0 $28,318,000 $46,517,500 $60,408,000
88th Ave W. Intersection the west side of intersection due to 12' vertical drop (grade.
SR-104 @ 95th Pl. W Provide C-Curb with left turn channelization Total State $3,187,000 $3,502,000 $10,000,000 $11,715,000 $8,564,000 $4,832,000
Intersection Improvements for access management. Total State (Secured)$3,187,000 $3,502,000 $10,000,000 $9,600,000 $0 $0
SR-104 @ 238th St. SW Install traffic signal and other Total State (Unsecured)$0 $0 $0 $2,115,000 $8,564,000 $4,832,000
Intersection Improvements intersection improvements.
Walnut St. Walkway from 6th Ave. S to 7th Ave. S Install sidewalk on south side of Walnut St. from Sound Transit (unsecured)$0 $0 $0 $435,000 $500,000 $1,635,000
6th Ave. S to 7th Ave. S
80th Ave. W Walkway from Install sidewalk on 80th Ave. W from 188th St. SW to Olympic View Dr.Total Local Fund $4,419,000 $5,817,000 $3,664,000 $10,564,500 $13,219,000 $13,301,000
188th St. SW to Olympic View Dr.creating connections to Seaview Elementary School Total Local (Fund 112)$642,000 $0 $0 $50,000 $275,000 $400,000
95th Pl. SW Walkway from Install sidewalk on 95th Pl. W from Total Local (Fund 125 / Fund 126) $1,534,000 $1,670,000 $1,722,000 $1,742,000 $1,802,000 $1,932,000
224th St. SW to 220th St. SW 224th St. SW to 220th St. SW to improve pedestrian safety. Toal Local (Fund 421)$10,000 $10,000 $0 $505,000 $5,000 $25,000
216th St. SW Walkway from Hwy. 99 Install 300' sidewalk on the north side of 216th St. SW Total Local (Fund 422)$10,000 $10,000 $0 $137,500 $37,500 $450,000
to 72nd Ave. W from Hwy. 99 to 72nd Ave. W Total Local (Fund 423)$0 $0 $0 $0 $0 $0
236th St. SW Walkway Install sidewalk on one side of 236th St. SW from SR-104 to 97th Pl. W Total Local (Traffic Impact Fees)$595,000 $2,622,000 $302,000 $1,500,000 $0 $0
from SR-104 to 97th Pl. W Total Local (General Fund)$0 $0 $50,000 $0 $0 $50,000
Green Streets - 236th St. SW Walkway from 84th Ave. W to Hwy 99 Install sidewalks on both sides of the street, increased vegetation, Low Impact Design (LID) approaches Total Local (unidentified)$2,146,000 $1,505,000 $1,640,000 $6,805,000 $11,787,000 $12,719,000
for water quality and infiltration with permeable pavements and bioretention cells, detention system for flow
control, pedestrian curb ramps, lighting and a raised mid-block pedestrian crossing.
ADA Curb Ramps Improvements Construct Citywide ADA compliant curb ramps where
facilities don't exist nor meet current standards.
Downtown Lighting Improvements Install additional street lights on both sides of
Dayton St. (cobra heads combined with pedestrian lights) and other
locations within proximity to Edmonds Transit Station.
Waterfront Emergency Response Study Complete study to determine best solutions to address
Waterfront Emergency Response
Removed projects from previous TIP (2024-2029 TIP)
n/a
n/a
MEDIUM
n/a
n/a
n/a
n/a
n/a
n/a
n/a
Page 3
10.3.b
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2026-2031 Transportation Improvement Program
New Projects Map
Maintenance
Safety/Capacity
Multi Use Path
Bike Lane
Walkway
Ferry Related
Studies
10.3.c
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6-Year Transportation Improvement Program
2026-2031
June 3rd, 2025 Public Hearing
Bertrand Hauss, Transportation Engineer
10.3.d
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Introduction
I.Construction projects in 2025
II. Scheduled construction projects
(2026 / 2027)
III.Other projects in 2026-2031 TIP
IV.Summary recently secured grants
V. Next Steps
Q & A
10.3.d
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•Revised Code of Washington (RCW) requires that each city update their
TIP by July 1st (RCW 35.77.010).
•Document contains all significant transportation projects that a City
possibly plans to undertake in the next six years (for all modes of
transportation).
•City of Edmonds policy: TIP financially constrained first three years.
•Federal Grants, State Grants, and Local funds are programmed as
revenue source(s) for TIP projects.
•2026-2031 TIP consistent with recently adopted 2024 Transportation
Plan (public outreach / Committee / Council approval).
o Most HIGH Priority projects and certain MEDIUM Priority projects in
Transportation Plan have been added to TIP / some projects have been
removed since identified as lower priority projects
Introduction 10.3.d
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I. Construction Projects in 2025
Annual Overlay Program (Project #1)
Project Description
Approximately 3.4 lane miles of variable
depth overlay along local and collector
streets
Schedule
Construction: June through July 2025
Funding
•Local funds
•Fund 125 & 126 $1,600,000
•Utility Funds $200,000
Annual Funding Goal $3,200,000 per year
10.3.d
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Main St. Overlay from 6th Ave. to 8th Ave.
Project Description
•Overlay of Main St. from 6th Ave. to 8th Ave.
with ADA curb ramp upgrades, bulb-outs, and
stormwater treatment.
Schedule
Design 2023-2024
Construction 2024-2025
Construction Funding
•Federal Grant $675,000
•TIB Grant $494,000
•Local Funds
•Fund 125 & 126 $716,000
10.3.d
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2025 Pedestrian Safety Program (Project #40)
Schedule
Construction Summer 2025
Funding
•Local funds
•Fund 125 & 126 $97,000
Project Description
Installation of flashing LED’s around STOP Sign facing northbound
movement (Main St. @ 5th Ave.) / reflective panels around STOP
sign and speed limit sign posts / additional flashing LED’s
10.3.d
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2025 Traffic Calming Program (Project #42)
Schedule
Construction Fall 2025
Funding
Local funds
Fund 126 $127,000
Project Description
Installation of traffic calming devices along certain stretches
(based on evaluation results)
10.3.d
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II. Construction Projects in 2026 / 2027
Olympic View Dr. Overlay
from 196th St. SW to Talbot Rd. (Project #3)
Schedule
•Design 2025
•Construction 2026
Construction Funding
•Secured Federal Grant $700,000
•Local funds
•Fund 126 $200,000
Project Description
•Overlay with ADA curb ramps upgrades
10.3.d
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7th Ave. N from Main St. to Caspers St.
Curb Ramp Upgrades (Project # 39)
Schedule
•Design 2025
•Construction 2026
Construction Funding
•Secured TIB Grant $333,000
•Local Funds
•Fund 125 & 126 $92,000
Project Description
Upgrade all curb ramps along this stretch of 7th Ave. N and
enhance at mid-block pedestrian crossing accessing Civic Park
10.3.d
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Citywide Lighting Improvements
(Project #41)
Schedule
•Design 2025
•Construction 2026
Project Funding
•Secured Federal HSIP Grant $700,000
Project Description
•Add light poles at intersections / mid-block crossings
10.3.d
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Other Projects in 2026-2031 TIP
Corridor Improvements
•84th Ave. W from 238th St. SW to 212 St. SW (Project #15) 2029-2031
•SR-99 Revitalization from 244th to 238th Stage 3 (Project #8) 2022-2029
•SR-99 Revitalization from 220th to 224th Stage 4 (Project #9) 2022-2030
•SR-99 Revitalization from 220th to 216th Stage 9 (Project #12) 2029-2031
•SR-104 Adaptive System from 236th to 226th (Project #10) 2029-2031
•76th Ave. Adaptive System from 220th St. to 206th St. (Project #11) 2029-2031
Signal Upgrades
•Puget Dr. @ OVD (Project #5) 2029-2030
•238th St. SW @ 100th Ave. W (Project #6) 2029-2030
•Main St. @ 3rd Ave. (Project # 7) 2030-2031
10.3.d
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III. Other Projects in 2026-2031 TIP
Intersection Improvements
•76th Ave. W @ 220th St. SW (Project #14) 2021-2029
•Main St. @ 9th Ave. (Project #16) 2029-2031
10.3.d
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Other Projects in 2026-2031 TIP
Active Transportation Projects
•84th Ave. W Walkway from 238th to 234th (Project #32) 2024-2031
•Multi-use path 9th Ave. N from 3rd Ave. N to OVD (Project #18) 2029-2031
•Multi-use path SR-104 from Sunset Ave to 100th Ave. W (Project 19) 2029-2031
•240th St. Walkway from Hwy 99 to 236th St. SW (Project #21) 2029-2030
•SR-104 @ 100th St. Bicycle Improvements (Project #17) 2029-2031
•SR-104 / Pine St. Sidewalk (Project #36) 2029-2031
•Interurban Trail SR-104 Overpass (Project #43) 2029
•236th St. SW from 84th Ave. to Hwy 99 (Project #31) 2029-2030
•Walkway projects within proximity to schools / parks
o Maplewood Dr. Walkway (Project #27) 2029-2031
o 80th Ave. Walkway from 212nd St. SW to 206th St. SW (Project #28) 2029-2031
10.3.d
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10.3.d
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Other Projects/Planning Documents
•Safety Action Plan
•Pavement Rating Study
•ADA Transition Plan
•Transportation Plan Update
Other Projects in
2026-2031 TIP
10.3.d
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IV. Summary of secured transportation grants (between 2020 and 2024)
Project Name Grant Program Phase Amount
Secured
Award
Date
Main St. Overlay from 6th to 8th STP / Federal Design / Construction $750,000 Dec-20
SR-104 ITS Adaptive System
(Project #10)CMAQ / Federal Design $354,560 Dec-20
2020 Total $1,104,560
Hwy 99 Revitalization from 220th
St. SW to 224th St. SW
(Stage 4 / Project #9)
CMAQ / Federal Design $1,580,000 Apr-21
2021 Total $1,580,000
10.3.d
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Summary of secured transportation grants (between 2021 and 2024)
Project Name Grant Program Phase Amount
Secured
Award
Date
Hwy 99 Revitalization from 244th
St. SW to 210th ST. SW
(Project #10)
State Funds
(through Move
Ahead WA)
Design / ROW / Construction
for specific stages $22,500,000 Apr-22
OVD Overlay from 196th to Talbot
(Project #3)STP / Federal Construction $700,000 Nov-22
Hwy 99 Revitalization from 220th
St. SW to 224th St. SW
(Stage 4 / Project #9)
STP / Federal ROW $2,597,500 Nov-22
2022 Total $25,797,500
Safety Action Plan (Project #47)SS4A Planning $300,000 June-24
Citywide Lighting Improvements
(Project #41)HSIP Design / Construction $700,000 Sep-24
76th Ave. W Overlay from
Hwy 99 to 220th St. SW
(Project #2)
STBG / Federal Construction 750,000 Oct-24
76th Ave @ 220th St Intersection
Improvements (Project #14)CMAQ / Federal ROW $2,798,000 Oct-24
7th Ave. N Curb Ramps (Project #39)TIB Construction $379,600 Nov-24
2024 Total $4,927,600
10.3.d
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TOTAL SECURED TRANSPORTATION
GRANTS / APPROPRIATIONS
OVER LAST 5 YEARS (from 2020 – 2024)
$33,500,000
10.3.d
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$3,800,000
$840,000
$2,038,000
$950,000 $25,000
FUNDING SOURCES FOR
TRANSPORTATION PROJECTS IN 2025
Grant Fund 125 Fund 126 Utility Funds Impact Fees
10.3.d
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V. Next Steps
•June 3rd Public Hearing
•June 10th Council Meeting for Final Approval
10.3.d
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Questions ?????
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Vehicle LOS
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City Council Agenda Item
Meeting Date: 06/10/2025
Highway 99 Corridor Safety Update
Staff Lead: Mike De Lilla/Bertrand Hauss
Department: Engineering
Preparer: Emiko Rodarte
Background/History
None
Staff Recommendation
None
Narrative
Prior to the completion of the Highway 99 Revitalization Stage 2 Project, Highway 99, from 244th St. SW
to 212th St. SW, was a 7-lane 2.5 mile corridor that included a two-way left turn lane in the middle. The
two-way left turn lane enabled vehicles to access private properties along this entire alignment by
competing left turns. This made the left turns along this stretch very unsafe and resulted in many
serious injury collisions, due to the fact that three travel lanes needed to be crossed, with vehicle speeds
greater than 50 mph, and where the speed limit is 45 mph. Similarly, the movement for vehicles exiting
driveways was also unsafe, since those vehicles could make left turns into the two-way left turn lane.
These corridor safety issues generated approximately 200 collisions on an annual basis. This was
equivalent to about one collision every other day. This made the collision rate 7.52 crashes per million
miles traveled, and made the crash rate along this stretch of Highway 99 one of the highest statewide
for similar State Routes.
The Stage 2 project added a landscaped raised median along this entire Highway 99 Corridor in order to
improve corridor safety. Mid-block left turn pockets were added at certain locations and U-turn
movements at all traffic signals were added as an allowable movement. A High-intensity activated
crosswalk (HAWK) signal was added approximately 400’ north of 234th St. SW to provide an additional
active transportation crossing. Access management has been improved along this corridor and many
conflicting movements previously resulting in serious injury collisions have been removed. All those
improvements have created a safer corridor for all modes of transportation and the number of collisions
has been reduced to approximately 100 collisions per year resulting in a 50% reduction in the collision
rate, with the equivalent collision rate being reduced to 3.76 crashes per million miles traveled. The
addition of the raised median also enabled the speed limit to be reduced along the corridor from 45
mph to 40 mph, further improving corridor safety.
Attachments:
Attachment 1 - Presentation
10.4
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Highway 99 CorridorSafety Update
June 10, 2025
City Council Meeting
10.4.a
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Agenda
•Prior conditions
•Collision history (before)
•Completed improvements
•Collision history (after)
•Conclusion
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•Corridor from 244th St. SW to 212th St. SW
o Serious safety concerns - 7 lane corridor with 3 NB/SB lanes and two-way left turn lane
o High collision rate – one of the highest statewide
o 45 MPH speed limit with 85th percentile over 50 MPH
o High number of serious injury collisions
o About 200 collisions/yr, averaging 1 every two days
o Frequent discussions with PD
•Goals to improve corridor safety
o Reduce vehicular crashes and collisions
o Reduce active transportation crashes
o Follow goals from Hwy 99 Subarea Plan
o Extension of Shoreline project
Condition Prior to Hwy 99 Stg 2 Project10.4.a
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Project Limits
•2.5 mile corridor
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Cross Section 10.4.a
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Access Management 10.4.a
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Courtesy Gaps 10.4.a
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10.4.a
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Accident History - north of 224th St SW
3-year period
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Corridor Accident HistoryFrom 2017-2019
Collision Severity Level 2017 2018 2019
Fatal 0 1 1
Serious injury 5 9 3
Evident injury 22 8 11
Possible injury 70 66 47
Property Damage Only 153 133 130
Unknown 0 1 1
TOTAL 250 218 193
10.4.a
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Recently completed improvements
from Hwy 99 Revitalization Stage 2
project in 2023
Pictured: Raised landscaped median (SB)
10.4.a
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New Left Turn Pocket (NB)
10.4.a
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Access Management Changes
Reduced conflicts coming out driveway from 15 to 8*
*Considering total number of driveways and removal of two-way left turn lane,
total # conflict reduction is significant
10.4.a
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HAWK Signal
Active
Transportation
Improvements
Facing south
Facing north
Aerial view
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Project Follow Up
•Speed limit reductions
o 45 MPH to 40 MPH
•Statements from
property owners
•Safer active
transportation
conditions
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Collisions between
224th and 220th
2019 2024
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Collision Comparison
Types of Collision Prior to 2022 2024
Read end 75 42
Sideswipe 25 22
Enter at angle 37 22
From opposite direction 58 2
Involving pedestrian / cyclist 7 5
Other 18 6
Total 220 99
Annual Average
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2017 2018 2019 2024
Collision Comparison
Before and after median installation
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Hwy 99 Collision Comparison
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Conclusion
•Addition of raised median has created a safer
transportation system along Hwy 99 corridor while
improving the aesthetics of entire corridor.
•The City of Edmonds looking to complete additional
improvements in future as part of Hwy 99
Revitalization Stage projects. We are currently
working on Design Phases of Stages 3 & 4.
10.4.a
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City Council Agenda Item
Meeting Date: 06/10/2025
Potential Adoption of Design Review Code Update
Staff Lead: Brad Shipley
Department: Planning Division
Preparer: Brad Shipley
Background/History
In 2023, the Washington State Legislature adopted HB 1293 to streamline local design review processes
and reduce permitting delays. The bill requires cities to ensure design review standards are clear,
objective, and focused only on the exterior design of buildings. 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.
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. Cities must
bring their local codes into compliance by July 1, 2025, six months after adoption of their updated
Comprehensive Plan.
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). 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.
Council opened a public hearing on this topic on May 13 (and continued it to May 27). The comments
received addressed the process used to prepare the code update but did not address the content of the
proposed code language recommended by the Planning Board. The topic was discussed during the June
3 City Council meeting and no formal amendments were passed.
Staff Recommendation
Review the proposed ordinance and make any final amendments to the draft code. If there are none,
the ordinance and code could be adopted on June 10. If there are any additional amendments, those
could be made and the ordinance could be placed on a future consent agenda. The ordinance must be
adopted prior to the July 1 deadline.
Narrative
The City of Edmonds is updating its design review code to comply with HB 1293, address long-standing
concerns with subjectivity, and improve permitting efficiency. The current design standards are
scattered across multiple sections of the development code, which increase review times, causes
confusion for applicants, and often results in redundant requirements. Additionally, the existing process
relies on a two-phase review and includes outdated, discretionary standards that no longer align with
new legal requirements.
10.5
Packet Pg. 405
Key Code Changes:
· Process Reform: All design review applications will be evaluated administratively using clear and
objective standards. Departures from these standards may be reviewed by the ADB through a
single public meeting, consistent with HB 1293 and Council’s prior direction to remove Boards
from quasi-judicial roles.
· Code Reorganization:
· Chapter 20.10: Expanded to include both procedures and general design standards.
· Chapters 20.11 and 20.12: Repealed; content integrated into Chapter 20.10 and relevant
zoning districts.
· Chapter 20.01 and various zoning chapters in Title 16: Updated for consistency.
· Design standards from Chapters 22.43, 22.100, and 22.110 moved to zoning districts
(e.g., BD Zone) or reserved for future NCH standards.
· Urban Design goals and policies from 2020 Comprehensive Plan were reviewed for
redundancy and incorporated into the appropriate section of development code.
These changes lay the foundation for a more predictable, efficient, and legally compliant design review
process. The Planning Board recommends adoption of the updated Design Review Code as part of Phase
II of the City’s 2025 Development Code Update. Further refinement of zoning district-specific standards
may continue into Phase III through 2026 with direction from City Council.
Attachments:
Attachment 1: Draft Ordinance
Attachment 2: Exhibit A: Design Review Code Amendments
10.5
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ORDINANCE NO.
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
10.5.a
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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.
10.5.a
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Section 6. Chapter 16.43 ECDC, entitled, “BD – Downtown Business,” 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 7. Chapter 16.50 ECDC, entitled, “BC – Community Business,” 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 8. Chapter 16.77 ECDC, entitled, “OR – Office Residential,” 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 9. Severability. If any section, subsection, clause, sentence, or phrase of this
ordinance should be held invalid or unconstitutional, such decision shall not affect the validity of
the remaining portions of this ordinance.
Section 10. Effective Date. This ordinance, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum and shall take effect five (5)
days after passage and publication of an approved summary thereof consisting of the title.
APPROVED:
MAYOR MIKE ROSEN
ATTEST/AUTHENTICATED:
CITY CLERK, SCOTT PASSEY
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
BY
JEFF TARADAY
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
10.5.a
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PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
10.5.a
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5
SUMMARY OF ORDINANCE NO. __________
of the City of Edmonds, Washington
On the ____ day of ___________, 2025, the City Council of the City of Edmonds, passed
Ordinance No. _____________. 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 _____ day of ________________, 2025.
CITY CLERK, SCOTT PASSEY
4840-7251-8158, v. 1
10.5.a
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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
10.5.b
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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
10.5.b
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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
10.5.b
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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
10.5.b
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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 20.0620.06 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 20.0620.06 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.
10.5.b
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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
10.5.b
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TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-
B TYPE IV TYPE V
Critical area
determinations
SEPA
determinatio
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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
10.5.b
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TYPE I TYPE II-A TYPE II-B TYPE III-A TYPE III-
B TYPE IV TYPE V
StaffAdministrat
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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
10.5.b
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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
10.5.b
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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
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Closed record
review:
No No No No Yes,
before
the
council
Yes, before
the council
Permit review
timelines (per
ECDC
20.0220.02):
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].
10.5.b
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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].
10.5.b
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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].
10.5.b
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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 Chapter
20.1120.11 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
10.5.b
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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 20.6020.60 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].
10.5.b
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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].
20.10.050 General design review.
10.5.b
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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.
A. 20.11.010 Review procedure
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
10.5.b
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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.
10.5.b
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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
10.5.b
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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.
10.5.b
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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.
10.5.b
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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.
10.5.b
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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
10.5.b
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adequate space for vehicle parking without obstructing the sidewalk or
any public way.
d. When the garage doors face an alley, the garage must be located at the
minimum required rear setback or 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.
10.5.b
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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,
10.5.b
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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.
10.5.b
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Disclaimer: The city clerk’s office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk’s office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
[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
10.5.b
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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].
10.5.b
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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.
10.5.b
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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.
10.5.b
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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
10.5.b
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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
10.5.b
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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.
10.5.b
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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,
10.5.b
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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
10.5.b
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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).
10.5.b
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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.
10.5.b
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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
10.5.b
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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].
10.5.b
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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;
10.5.b
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• 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.
10.5.b
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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.
10.5.b
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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
10.5.b
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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.
10.5.b
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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].
10.5.b
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20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in
determining the landscape bond amount. The city will use this estimate to set the amount of
the landscape performance bond.
B. A performance bond will be required for release of the building permit. This bond will be
used to cover installation of required landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of certificate of occupancy (for multiple-
family and single-tenant commercial buildings) or a certificate of completion (for multiple-
tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent maintenance bond is required for
release of the performance bond. Any plants that die within two years of installation must be
replaced before the maintenance bond can be released. Upon inspection and approval, the
maintenance bond may be released after two years. [Ord. 3636 § 4, 2007].
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].
10.5.b
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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.
10.5.b
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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.
10.5.b
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B. Minimize the hazard to the public represented by distractions to drivers from moving,
blinking, or other similar forms of signage or visual clutter.
C. Provide for distinct signage for each distinct property.
D. Encourage the use of graphics/symbols to reduce the visual clutter associated with overly
large letters or extensive use of lettering.
E. Minimize potential for view blockage and visual clutter along public rights-of-way. [Ord. 4064
§ 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.005 Definitions.
For the purposes of the enforcement of this chapter, the following definitions shall apply:
“Attached sign” is any sign attached or affixed to a building. Attached signs include wall signs,
projecting signs, and window signs.
“Boxed cabinet sign” is a permanent sign that is mounted on the face of a building that is
roughly rectangular in shape and provides for internal illumination and changing the message
of the sign by replacing a single transparent or translucent material such as a Plexiglass/Lexan
face. This definition is meant to distinguish between a cabinet sign that is essentially a
rectangular box and one that follows the outlines of the letters of the sign, or an “outline
cabinet sign.”
“Building ID/historic sign” is a permanent sign that identifies or names a building and assists in
creating landmarks in the city. Examples include dates, “1890”; names, “Beeson Building”; or
addresses.
“Campaign sign” is a temporary sign displaying a message relating to a candidate, political
party, or issue that is registered or certified for an upcoming election.
“Commercial sign” is a sign displayed for the purpose of identifying a commercial use, or
advertising a service, product, business or venture that is offered for trade or sale.
“Community event banner” is a noncommercial sign composed of cloth, fabric, canvas or
similarly flexible material that promotes a temporary community event endorsed, operated or
10.5.b
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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.
10.5.b
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“Internally illuminated signs” include any sign where light shines through a transparent or semi-
transparent sign face to illuminate the sign’s message. Exposed neon is considered to be a form
of internal illumination.
“Marquee” or “canopy” is a permanent roofed structure attached and supported by the
building.
“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.
10.5.b
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“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;
10.5.b
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Left: Stanchion
sign
3. Wooden, metal, or plastic “stake” or “yard” signs;
4. Posters or banners affixed to windows, railings, overhangs, trees, hedges, or other
structures or vegetation, except for pole-mounted community event banners;
5. Signs mounted upon vehicles parked and visible from the public right-of-way, except
signs identifying the related business when the vehicle is being used in the normal day-to-
day operation of the business, and except for signs advertising for sale the vehicle upon
which the sign is mounted;
6. Searchlights;
10.5.b
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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.
10.5.b
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“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
10.5.b
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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].
10.5.b
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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;
10.5.b
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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;
10.5.b
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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].
10.5.b
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20.60.020 General regulations for permanent signs.
A. Sign Area. The area of a sign shall be calculated as follows:
1. The area of a sign is maximum actual area of a sign that is visible from any single point
of observation from any public vantage point. The sign area is normally the smallest
rectangle that encloses the entire copy area of the sign.
2. Individual letters, numbers or symbols applied directly to a wall or structure and used
to form the sign shall be calculated individually.
3. Supporting structures which are part of a sign display shall be included in the
calculation of the sign area, except that the supporting structure of a monument sign or
pole sign shall not be included when calculating the sign area.
Left: Sign area = X * Y Right: Applied individual letters are calculated
separately.
10.5.b
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Monument sign: The base is not included in the calculation of sign area (dashed rectangle).
B. When located on a wall or mansard roof, no sign may extend above the highest point of the
wall or mansard roof when the mansard roof is on a one-story building. Other than a mansard
roof on a one-story building, a sign may not be attached above the eave or drip line on a
pitched roof.
C. Except for pole-mounted community event banners, no 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.
10.5.b
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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
10.5.b
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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.
10.5.b
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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.
10.5.b
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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.
10.5.b
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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:
10.5.b
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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:
10.5.b
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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:
10.5.b
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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:
10.5.b
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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].
10.5.b
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20.60.050 Wall graphic and identification structures.
There are no area restrictions on wall graphics or identification structures. [Ord. 4064 § 1 (Att. A),
2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.055 Pedestrian signs.
Pedestrian signs are only permitted on private property and in the adjacent right-of-way in the
BC, BD, 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);
10.5.b
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6. Pedestrian signs cannot be left outside during hours that the business is closed to the
public;
7. Pedestrian signs are limited to:
a. Six square feet in area, two and one-half feet in width, and three and one-half feet
in height for A-frame or sandwich board signs; and
b. Six square feet in area, two and one-half feet in width, and four and one-half feet in
height for stanchion, easel or other types of pedestrian signs. [Ord. 4299 § 51 (Exh. A),
2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016].
20.60.060 Campaign signs.
A. On-premises campaign signs are permitted as a form of temporary signage in all zones,
subject to the maximum sign size limitations set forth in ECDC 20.60.080.
B. Off-premises campaign signs are permitted as a form of temporary signage in the public
right-of-way; provided, that the following requirements are met:
1. All campaign signs shall be posted in accordance with the regulations set forth in ECDC
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].
10.5.b
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20.60.065 Real estate signs.
A. On-premises real estate signs are permitted as a form of temporary signage in residential
and commercial zones, subject to the maximum signage area and sign number limitations set
forth in ECDC 20.60.080.
B. Off-premises real estate signs are permitted as a form of temporary signage, subject to the
following requirements:
1. Two and only two types of off-premises real estate signs shall be permitted:
a. An off-premises real estate directional sign is a sign displaying a directional arrow
and either a company or logo, or an indication that the property is for sale by its
owner, and installed for the purpose of directing the public to the property.
b. An off-premises open house sign is a form of temporary off-premises sign
indicating the property is currently open for viewing.
2. All off-premises real estate signs shall be posted in accordance with the regulations set
forth in ECDC 20.60.080(B).
3. The maximum number of off-premises real estate signs allowed per property shall only
be the number reasonably necessary to direct people to the premises. An agent or owner
shall be permitted no more than one off-premises real estate directional sign per
intersection and five in total. No more than one off-premises open house sign shall be
displayed per intersection and no more than five in total.
a. Each off-premises real estate directional sign shall bear a legible tag located on the
sign or supporting post indicating the date of posting and the address of the property
to which it pertains.
b. Off-premises real estate open house signs shall only be posted during daylight
hours when the real estate agent or owner is in attendance at the property for sale or
rent, and shall be removed immediately upon the termination of an “open house” or
other similar property display event.
4. No off-premises real estate signs shall be fastened to any traffic control device, public
structure, fence, rock, tree or shrub.
10.5.b
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C. All on-premises and all off-premises real estate directional signs shall be removed within
seven days after the closing of the sale or lease of real property to which the sign pertains. [Ord.
4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 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].
10.5.b
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20.60.075 Governmental signs.
Governmental signs, while exempt from the processes and development regulations required
by this chapter, shall be erected and maintained subject to rules and procedures established by
the planning and development director. In all cases, the city retains the right to remove any
governmental sign at its sole discretion. [Ord. 4299 § 52 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017].
20.60.080 Temporary signs.
A. On-Premises Temporary Signs. On-premises temporary signs are permitted in residential
and commercial zones, in addition to any allowed or permitted permanent signage, subject to
the following restrictions and standards:
1. 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:
10.5.b
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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:
10.5.b
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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.
10.5.b
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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
10.5.b
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shall be immediately removed or repaired so as to avoid threats to public health and
safety or the accumulation of unclaimed refuse upon the public rights-of-way.
f. Off-premises signs shall not be posted upon public property other than the public
right-of-way, and shall further not be posted within or upon planter boxes and flower
beds within the publicly maintained landscaped portions of the public right-of-way.
[Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3628 § 14, 2007; Ord. 3461 § 2, 2003].
20.60.090 Prohibited signs.
A. General. All signs not expressly permitted by this chapter are prohibited.
B. Hazards. Signs which the director of public works determines to be a hazard to vehicle or
water traffic because they resemble or obscure a traffic control device, or because they obscure
visibility needed for safe traffic passage, are prohibited. These signs shall be removed if they
already exist.
C. Confiscation 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.
10.5.b
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C. Signs not visible from a public location.
D. Seasonal and holiday displays not incorporating the use of written copy or graphics to
convey a message.
E. Gravestones. [Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2, 2003].
20.60.100 Administration.
A. General. The planning and development director is responsible for administering and
enforcing the provisions of this chapter. He or she shall adopt application requirements for sign
permits. Fees shall be as stated in ECDC 15.00.020.
B. Installation Permits. Many signs require installation permits under Chapter 19.45 ECDC and
may require plan checking fees as well.
C. Notice of Violation. Whenever the planning director becomes aware of a violation of the
provisions of this chapter, the planning director shall cause a notice to be sent to the alleged
violator informing him or her of the violation, the applicable code section, and a time within
which to remedy the violation. The notice shall also advise of the penalties for continued
violation of the code as specified in this chapter. If the violation has not been corrected within
the time limit specified, the planning director shall refer the matter to the city attorney’s office
for institution of appropriate legal action.
D. Penalty. Any person violating any provision of this code shall be guilty of a misdemeanor,
and upon conviction thereof shall be punished by a fine of $25.00 for each day of continued
violation. [Ord. 4314 § 82 (Exh. A), 2023; Ord. 4064 § 1 (Att. A), 2017; Ord. 4039 § 1 (Att. A), 2016; Ord. 3461 § 2,
2003].
The Edmonds Community Development Code is current through Ordinance 4375, passed
December 10, 2024.
10.5.b
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Disclaimer: The city clerk’s office has the official version of the Edmonds Community
Development Code. Users should contact the city clerk’s office for ordinances passed
subsequent to the ordinance cited above.
City Website: www.edmondswa.gov
Hosted by General Code.
10.5.b
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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].
10.5.b
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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
10.5.b
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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
10.5.b
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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
10.5.b
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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
10.5.b
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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
10.5.b
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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
10.5.b
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necessary, it shall be landscaped to be compatible with the pedestrian streetscape and
shall be located and designed to be as unobtrusive as possible.
2. Design and Landscaping. The project shall be designed so that it is oriented to the
street and contributes to the pedestrian streetscape environment. Fences more than four
feet in height along street lot lines shall only be permitted if they are at least 50 percent
open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable
due to the nature of the use shall be decorated by a combination of at least two of the
following:
a. Architectural features or details;
b. Artwork;
c. Landscaping.
B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an
exception from the restrictions on offices and medical uses within the designated street front
for leasable space meeting all of the following criteria:
1. The space is less than 500 square feet;
2. The space does not contain direct access to the street or sidewalk;
3. The previous use was a nonconforming use (e.g., not retail); and
4. The space has been vacant for a period of more than six months. [Ord. 4333 § 8 (Exh. A),
2023; Ord. 4314 § 43 (Exh. A), 2023; Ord. 4282 § 3 (Exh. B), 2022; Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6,
2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008].
16.43.030 Site development standards.
A. Table 16.43-2.
10.5.b
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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
10.5.b
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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
10.5.b
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Figure 16.43-1: Ground Floor Height Measurement
B. Ground Floor. This section describes requirements for development of the ground floor of
buildings in the BD zones.
1. For all BD zones, the ground floor is considered to be that floor of a building which is
closest in elevation to the finished grade along the width of the side of the structure that is
principally oriented to the designated street front of the building (this is normally the
adjacent sidewalk). For the purposes of this section, the ground “floor” is considered to be
the sum of the floor planes which, in combination, run the full extent of the building and
are closest in elevation to one another. For the purposes of this chapter, the definition of
“ground floor” contained in ECDC 21.35.017 does not apply.
2. Designated Street Front. Map 16.43-1 shows the streets that define the designated
street front for all properties lying within the BD zones. The designated street front is
10.5.b
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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.
10.5.b
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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
10.5.b
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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.
10.5.b
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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.
10.5.b
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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. 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.
10.5.b
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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).
10.5.b
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F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on
the Edmonds register of historic buildings.
1. If a certificate of appropriateness is issued by the Edmonds historic preservation
commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff
may modify or waive any of the requirements listed below that would otherwise apply to
the expansion, remodeling, or restoration of the building. The decision of staff shall be
processed as a Type II development project permit application (see Chapter 20.01 ECDC).
a. Building step-backs required under subsection (C)(2)(b) of this section.
b. Open space required under subsection (E) of this section.
2. No off-street parking is required for any permitted uses located within a building listed
on the Edmonds register of historic buildings. Note that additional parking exceptions
10.5.b
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involving building expansion, remodeling or restoration may also apply, as detailed in ECDC
17.50.070(C).
3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is
retained on-site, no off-street parking is required for any additional buildings or uses
located on the same property. To obtain this benefit, an easement in a form acceptable to
the city shall be recorded with Snohomish County protecting the exterior of the historic
building and ensuring that the historic building is maintained in its historic form and
appearance so long as the additional building(s) obtaining the parking benefit exist on the
property. The easement shall continue even if the property is subsequently subdivided or
any interest in the property is sold.
G. Density. There is no maximum density for permitted multiple dwelling units.
H. Screening. The required setback from R-zoned property shall be landscaped with trees and
ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum
height fence, wall or solid hedge shall be provided at some point in the setback, except for that
portion of the BD zone that is in residential use.
I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign
standards shall be the same as those that apply within the BC zone.
J. Satellite Television Antennas. In accordance with the limitations established by the Federal
Communications Commission, satellite television antennas greater than two meters in
diameter shall be reviewed in accordance with the provisions of ECDC 16.20.060. [Ord. 4282 § 2
(Exh. A), 2022; Ord. 4140 § 1, 2019; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord.
3700 § 1, 2008].
16.43.035 Design standards – BD zones.
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].
10.5.b
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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.
10.5.b
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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);
10.5.b
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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.
10.5.b
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1. Intent. To reinforce the character of the streetscape by encouraging the greatest
amount of visual interest along the ground level of buildings facing pedestrian
streets.
2. Standards.
a. Ground-floor, street-facing facades of commercial and mixed-use buildings shall
incorporate at least five of the following elements:
i. Lighting or hanging baskets supported by ornamental brackets;
ii. Medallions;
iii. Belt courses;
iv. Plinths for columns;
v. Bulkhead for storefront window;
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.
10.5.b
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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.
10.5.b
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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.
10.5.b
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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.
10.5.b
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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:
10.5.b
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[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.
10.5.b
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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.
10.5.b
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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.
10.5.b
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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
10.5.b
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being seen from the street below. If these features can be seen from the
adjoining street, building design shall use screening, decoration, plantings (e.g.,
rooftop gardens), or other techniques to integrate these features with the
design of the building.
b. When HVAC equipment is placed at ground level, it shall be integrated into
building design and/or use screening techniques to avoid both visual and noise
impacts on adjoining properties.
Rooftop equipment must be screened from view.
[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
10.5.b
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(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].
10.5.b
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16.43.040 Operating restrictions.
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building,
except:
1. Public uses such as utilities and parks;
2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
4. Plant nurseries;
5. Public markets; provided, that when located next to a single-family residential zone, the
market shall be entirely within a completely enclosed building;
6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC;
7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040;
8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC;
9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12
ECC.
B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance
Standards.
C. Interim Use Status – Public Markets.
1. Unless a public market is identified on a business license as a year-round market within
the city of Edmonds, a premises licensed as a public market shall be considered a
temporary use. As a temporary use, the city council finds that any signs or structures used
in accordance with the market do not require design review. When a location is utilized for
a business use in addition to a public market, the public market use shall not decrease the
required available parking for the other business use below the standards established by
Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3700
§ 1, 2008].
10.5.b
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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.
10.5.b
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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].
10.5.b
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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;
10.5.b
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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;
10.5.b
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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.
10.5.b
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3 The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to 15 feet in depth. Type III
landscaping shall be located within this setback;
(b) Where the proposed development abuts a 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;
10.5.b
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(4) Low impact development (LID) techniques are employed. LID best management practices
include, but are not limited to: bioretention/rain gardens, permeable pavements, roof downspout
controls, dispersion, soil quality and depth, minimal excavation foundations, vegetated roofs, and
water re-use.
(d) Seventy-five percent of a building facade facing a public right-of-way shall be clad with preferred
building materials which include natural stone, wood, architectural metal, brick and glass. Concrete,
laminates, veneers, fiber cement products and the like may be permitted if they replicate the
appearance of the listed preferred materials. At least 55 percent of building facade materials must be
salvaged, recycled content, bio-based or indigenous.
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.
10.5.b
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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);
10.5.b
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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;
10.5.b
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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].
10.5.b
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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.
10.5.b
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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].
10.5.b
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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
10.5.b
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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.
10.5.b
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City Council Agenda Item
Meeting Date: 06/10/2025
City Budget Scenario Discussion
Staff Lead: City Council
Department: City Council
Preparer: Beckie Peterson
Background/History
The 2025-2026 Biennial budget adopted by Council included certain key assumptions, noted on page 11
of the adopted budget.
One of these assumptions concerns regular property tax revenues. Regular property tax revenue for
2026 was budgeted to increase by $6,144,000. This indicates that council anticipated raising the general
fund levy by 1% as they are authorized to do each year without a vote (approximately $115,320) and
that Council would ask voters for an additional levy lid lift of $6,000,000.
During the May 9, 2025 Budget Retreat, Council and staff discussed several scenarios that Council will
need to consider as they contemplate the budgetary needs and a potential levy lid lift for 2026 and
beyond.
June 3, 2025 Mayor Rosen presented to Council his analysis and recommendation for budgetary needs,
revenues, and potential levy lid lift options. Minutes to this meeting are pending, the video of the this
meeting is available on the city website. The presentation slides and handouts from the June 3 meeting
are attached.
June 5, 2025 a Special Meeting was held for Council discussion. Minutes pending, video available on the
city website.
Recommendation
Council discussion.
Narrative
1. Scenario 1: The 2026 budget as adopted, which assumes a levy-lid-lift of $6,000,000.
2. Scenario 2: Consider establishing a 2026 budget that would fund levels of service that meet
both our city’s operational and maintenance needs and the expectations of our community,
which would require a levy-lid-lift consideration of an amount to be determined that is more
than $6,000,000.
3. Scenario 3: A budget $6,000,000 less than what is in the adopted budget, and would be the
resulting outcome if Council chooses not to pursue a levy lid lift at all, OR if the levy lid lift (of
either Scenario 1 or Scenario 2) is not approved by voters.
Attachments:
June 3 Council Meeting Scenarios 20250603
Handout June 3 2025 Revenue Oppty Worksheet Rosen Short List
Handout June 3 Scenario 2 Side by Side
10.6
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Investing in Our
Future Together
Edmonds City Council
6.3.25
10.6.a
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Investing in Our
Future Together
Fiscal resiliency
Build the right budget
New revenue sources
Expense Reductions
New taxes
10.6.a
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Investing in Our
Future Together
For Our Safety
Our Quality of Life
Our Community
10.6.a
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Scenario 1
Continues current reduced service.Three Roads
Scenario 2
Provides opportunity to increase
safety, improve streets, sidewalks
and public spaces and protect our
quality of life.
Scenario 3
Significant additional reductions
and elimination of services, staffing
and building closures.
10.6.a
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Levy Scenario One
Continues current reduced services
10.6.a
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Levy Scenario Three
Addressed in the previous agenda item
10.6.a
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Levy Scenario Two
Provides opportunity to increase safety
Improve streets, sidewalks and public
spaces, and protects our quality of life
10.6.a
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Levy Scenario Two
Non-Levy Revenue Opportunities
10.6.a
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Levy Scenario Two
Previous Milestones:
4.02.24 Fiscal 1st Aid Levy introduced
8.18.24 Budget Retreat Levy Discussion
10.01.24 Budget Presentation 29 Revenue Ideas
12.17.24 Council Budget adopted (with levy)
5.01.25 Council Retreat 129 Revenue Ideas
Non-Property Tax Revenue Opportunities
10.6.a
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Levy Scenario Two
•Reflect estimates for costs and net revenue
•Will take time to implement and to realize
revenue
•Council action and commitment required
Non-Property Tax Revenue Opportunities
10.6.a
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INITIATE IN 2025 FOR IMPACT BEGINNING IN 2026 – 2027
Law enforcement and criminal justice sales tax $1,300,000
Some combination of B&O Tax / Head Tax $1,500,000
Annex Esperance $1,367,890
Pursue Tax Increment Financing (TIF)
Sales Tax Credit for annexing Esperance (10 yrs)$2,600,000
Raise utility tax - (water sewer storm)$ 720,000
Charge for parking $ 250,000
School zone cameras operate all day/add more
Cameras $ 445,612
Cultural Access Sales Tax $ 130,000
Increase business license rate $ 50,700
Increase fees for code violations $ 10,000
Cost recovery for fees related to Hearing
Examiner cases $ 5,000
Escalate fines based on speed in school zones $ 100,000
Increase pet license fee $ 3,000
SUB TOTAL $8,482,202
INITIATE IN 2026 AND 2027
Increase Red light cameras $1,181,116
Increase motor vehicle license fees from $40 to $50 $ 116,666
Transportation Multi-modal Impact Fees $ 350,000
Require a landlord license for every house & apartment $ 60,000
Increase Development Fees $ 40,000
Raise wireless lease for Five Corners Reservoir $ 20,000
Introduce a Commercial Parking Tax $ 2,000
SUB TOTAL $1,769,782
-Estimates-
Recommended
Non-Levy Revenue
Opportunities
10.6.a
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Identifying a Levy
Lid Lift Amount
11 2 3
Price of Government
Comps
Staff Analysis Community Priorities
and Input
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Identifying a Levy
Lid Lift Amount
11 2 3
Price of Government
Comps
Staff Analysis Community Priorities
and Input
10.6.a
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Community
Priorities and Input
Keep Edmonds Vibrant Recommendation
2025 Gap $21,419,000
Changes already implemented ($716,000)
Non-property tax new revenue
(Immediate)($9,000,000)
Proposed Levy Lid Lift Amount $11,703,000
10.6.a
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11 2 3
Price of Government
Comps
Staff Analysis Community Priorities
and Input
Price of
Government Comps
10.6.a
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Price of
Government Comps
ASSUMPTIONS:
Access to revenue will be reduced initially due to:
Need to pay back interfund loan
$6,000,000 + interest in two years
Need to restore reserves
Continue to recommend reducing policy reserve %
and extending the time to 10 years.
10.6.a
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Price of
Government Comps
ASSUMPTIONS:
Backlog
Facilities $2,000,000
Roads $1,200,000
ADA Ramps $ 60,000
Sidewalks $ 500,000
TOTAL $3,760,000 (Council Discretion)
10.6.a
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Price of
Government CompsNOTES:
•Originally presented by Mike Bailey
•Comparisons are hard to make
•Used Office of Financial Management (OFM) population data
•Added Issaquah, removed Everett
•All NW
•All similar size (smaller and larger)
•Used a placeholder of $5,000,000 from non-levy sources
10.6.a
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Price of
Government Comps
Per Capita Expenses Comps
Mountlake Terrace $1,016
Bothell $1,185
Renton $1,274
Issaquah $1,600
Lynnwood $1,751
Redmond $2,178
*Edmonds $1,222
Average = $1,501
10.6.a
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Price of
Government Comps
Average Comps $1,501
Edmonds Population (OFM) 43,420
Budget based on Comps $65,158,947
Backlog $3,760,000
TOTAL BUDGET $68,918,947
2026 Revenue Projection $47,405,490
Gap $21,513,457
Non-Property Tax Revenue Adds -$5,000,000
Proposed Levy Lid Lift $16,513,457
(Council Discretion)
10.6.a
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Staff Analysis
11 2 3
Price of Government
Comps
Staff Analysis Community Priorities
and Input
10.6.a
Packet Pg. 561
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Staff Analysis
NOTES:
•Addressing concerns, priorities expressed by the community.
•Director and staff experience in the department.
•Director and staff experience in other cities.
•Consultant analysis.
•National industry standards.
10.6.a
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Staff Analysis
Police Examples:
Parking enforcement
Animal control
Emergency manager
Staff for drug task force/crime investigation/training
Social worker
10.6.a
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Staff Analysis
Parks Examples:
Increased maintenance
Beach Rangers and Environmental Ed
Parks planning and acquisition
Ability to address backlog such as Yost Park
10.6.a
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Staff Analysis
Planning, Building and Engineering Examples:
Updating code
More responsive permit review and inspection
Improved planning process
10.6.a
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Staff Analysis
Street and Facility Examples:
Maintain street at industry standard
Ability to address backlog
Sidewalk expansion
Get closer to industry standard for building maintenance support
Address facility backlogs
10.6.a
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Staff Analysis
Other City Services Examples:
Volunteer coordinator
Significantly improved public engagement
National lobbying support
Improve protection against cyber attacks
Improved financial tracking and reporting
Better able to meeting Public Record request demands
Centralized purchasing
Grants manager
10.6.a
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Staff Analysis
Staff List $17,421,279
10.6.a
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Staff Analysis
Staff List $17,421,279
Levy in budget $6,000,000
Backlog $3,760,000
Additional Needs $27,181,279
10.6.a
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Staff Analysis
Staff List $17,421,279
Levy in budget $6,000,000
Backlog $3,760,000
Additional Needs $27,181,279
2026 Revenue Projection $47,405,490
TOTAL BUDGET $74,586,769
10.6.a
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Staff Analysis
Staff List $17,421,279
Levy in budget $6,000,000
Backlog $3,760,000
Additional Needs $27,181,279
2026 Revenue Projection $47,405,490
TOTAL BUDGET $74,586,769
Gap $27,181,279
Non-Property Tax Revenue -$5,000,000
Proposed Levy Lid Lift $22,181,279
10.6.a
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RECOMMENDATIONS
SIDE-BY-SIDE
KEV Recommendation
$11,703,000
Municipal Comps
$16,513,457
Staff Analysis
$22,181,279
10.6.a
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RECOMMENDATIONS
SIDE-BY-SIDE
KEV Recommendation
$11,703,000
Municipal Comps
$16,513,457
Staff Analysis
$ 22,181,279
Reduce $9m to $5m
$15,703,000
10.6.a
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RECOMMENDATIONS
SIDE-BY-SIDE
KEV Recommendation
$11,703,000
Municipal Comps
$16,513,457
Staff Analysis
$ 22,181,279
Reduce $9m to $5m
$15,703,000 RECOMMENDATION $19,347,368
10.6.a
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Price of
Government Comps
Per Capita Expenses Comps
Mountlake
Terrace $1,016
Bothell $1,185
Renton $1,274
Issaquah $1,600
Lynnwood $1,751
Redmond $2,178
*Edmonds $1,222
Average = $1,501
Budget POG
KEV $68,108,490 $1,569
COMPS $68,918,947 $1,587
STAFF $74,586,769 $1,718
REC. $71,752,858 $1,653
10.6.a
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Change the revenue projection
Change the backlog amount
Determine a number
SOME
OF
COUNCIL
OPTIONS
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Scenario 1
$ 6m (Currently in the budget)
Continues current reduced service
Three Roads
Scenario 2
$ Xm
Provides opportunity to increase safety,
improve streets, and strengthen parks,
recreation and quality of life
Scenario 3
-$ 8,000,000
Significant reduction and elimination of
services, staffing and building closures.
10.6.a
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Date Type of Meeting What
June 3 Council Meeting Audience Public Comment - Staff
Presentation - Council Discussion
June 5 Special Meeting COTW Discuss scenario 2 and possibly scenario 3 Direct City Attorney to Draft Resolution
June 10 Council Meeting Public Comment - Council Discussion
June 17 Committee of the Whole Council Potential Action Direct City Attorney to Draft Resolution,
Set date for PH
June 24 Council Meeting Public Comment -Council Review Resolution
July 1 Council Meeting Audience Public Comment Public Hearing
July 8 Council Hearing Audience Public Comment
Potential Council Action
Consider Adoption of levy lift for
November election - Approve Pro/Con
Committee Selection Process
July 15 Committee of the Whole Council Discussion Pro/ Con applicants published in packet
July 22 Council Meeting Audience Public Comment Pro and Con Committee Appointments
July 29 5th Tuesday – possible Council
Special Meeting
Audience Public Comment
August 5 DEADLINE Filing Deadline
Opportunities for Public Input
10.6.a
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Questions / Discussion
For Our Safety
Our Quality of Life
Our Community
How do We Best Invest in
Our Future Together:
10.6.a
Packet Pg. 579
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Estimated Cost Est. Revenue
INITIATE IN 2025 FOR IMPACT IN 2026 - 2027
Law enforcement and criminal justice sales tax $ 1,300,000
Some combination of B&O tax / Head tax $ 1,500,000
Annex Esperance $700,000 $ 1,367,890
Pursue Tax Increment Financing (TIF)
Sales tax credit for annexing Esperance $ 2,600,000
Raise utility tax - (water, sewer, storm) $ 720,000
Charge for parking $20,000 $ 250,000
School zone cameras operate all day & add additional cameras $300K/yr (5 cameras) $ 445,612
Cultural Access Sales Tax $ 130,000
Increase business license rate $ 50,700
Increase fees for code violations $ 10,000
Get cost recovery for legal fees related to Hearing Examiner cases $ 5,000
Escalate fines based on speed in school zones $ 100,000
Increase pet license fee $ 3,000
SUB TOTAL $720,000 $ 8,482,202
TWO TO THREE YEARS
Increase the number red light cameras, if large #s of violations $60,000 $ 1,181,116
Increase motor vehicle license fees from $40 to $50 $ 116,666
Transportation Multi-modal Impact Fees $35,000 $ 350,000
Require a landlord license that applies to every rental house and apartment $ 60,000
Increase development fees $10,000 $ 40,000
Raise wireless lease for Five Corners reservoir Appraisal $ 20,000
Introduce a Commercial Parking Tax $ 2,000
SUB TOTAL $105,000 $ 1,769,782
TOTAL $825,000 $ 10,251,984
Non-Levy Revenue Recommendations
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10.6.b
Packet Pg. 580
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STAFF ANALYSIS
MIKE BAILEY COMPS
Replaced Everett with Issaquah
Staff List $17,421,279
Levy in budget $6,000,000 Average of Comps $1,501
Backlog $3,760,000 Edmonds Population OFM 43,420
Additional Needs $27,181,279 Budget based on POG Comps $65,158,947
2026 Revenue Projection/Budget $47,405,490 Backlog $3,760,000
TOTAL $74,586,769 TOTAL BUDGET $68,918,947 COMMUNITY (KEV) RECOMMENDATION
Revenue $47,405,490 2026 Revenue Projection/Budget $47,405,490 2025 Gap $21,419,000
Gap $27,181,279 Gap $21,513,457 Changes already implemented ($716,000)
Non Property Tax revenue adds -$5,000,000 Non Property Tax revenue adds -$5,000,000 Non-propery tax new revenue (Immedi ($9,000,000)MAYOR RECOMMENDATION
Proposed Levy Lid Lift Amount $22,181,279 Proposed Levy Lid Lift Amount $16,513,457 Proposed Levy Lid Lift Amount $11,703,000 Proposed Levy Lid Lift Amount $19,347,368
Assessed value divided by 1K $15,996,864.7840 April 1, 2024 Population of Cities, Towns and Counties Assessed value divided by 1K $15,996,864.7840 Assessed value divided by 1K $15,996,864.7840
Levy rate to bring in this amount $1.3866 Levy rate to bring in this amount $0.7316 Levy rate to bring in this amount $1.2094
Edmonds median home value $840.20 Mountlake Terrace $1,016 Edmonds median home value $840.20 Edmonds median home value $840.20
Annual Increase $1,165 Bothell $1,185 Annual Increase $615 Annual Increase $1,016
Monthly Increase $97.09 Renton $1,274 Monthly Increase $51.22 Monthly Increase $84.68
Issaquah $1,600
Lynnwood $1,751
Redmond $2,178
Median Home Value $840,200 Assessed value divided by 1K $15,996,864.7840
Median Home value dividied by 1K $840.20 Levy rate to bring in this amount $1.0323
Edmonds median home value $840.20
Annual Increase $867
Monthly Increase $72.28
SIDE-BY-SIDE LEVY LID LIFT APPROACHES
10.6.c
Packet Pg. 581
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